HomeMy WebLinkAbout2006-04-25 - RESOLUTIONS - MC 03-358 KEYSTONE (2)RESOLUTION NO. 06-37
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING MASTER
CASE 03-358 (VESTING TENTATIVE TRACT MAP 60258,
GENERAL PLAN AMENDMENT 03-002, ZONE CHANGE 03-002,
CONDITIONAL USE PERMIT 03-016, HILLSIDE REVIEW 03-006,
OAK TREE PERMIT 03-066), AND CERTIFYING THE ENVIRONMENTAL
IMPACT REPORT (SCH #2004081017) FOR THE DEVELOPMENT OF THE
246 -ACRE KEYSTONE 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 03-358, the Keystone project, was filed by the
project applicant, Synergy, A Land + Development Company and Brookfield
Homes, LLC (the "applicant"), with the City of Santa Clarita on August 26, 2003.
The entitlement requests (collectively, "Entitlements") included:
i. Approval of Vesting Tentative Tract Map 60258 to subdivide the
Keystone project site into 96 single-family lots, 3 residential development
lots, 1 private recreational facility lot, and lots for recreation/parks, junior
high school, YMCA, utilities, roadways, manufactured slopes and open
space;
General Plan Amendment 03-002 to change the land use designation of
the project site from Residential Very Low and Industrial Commercial
with a Significant Ecological Area (SEA) overlay to Residential Suburban
west of the City of Los Angeles, Department of Water and Power (DWP)
right-of-way and to Residential Moderate east of the DWP right-of-way,
maintaining the SEA overlay. In addition, a 0.5 acre lot south of the Santa
Clara River would remain as Industrial Commercial (IC) land use
designation, with no proposed development and conditions of approval
would require the parcel to be dedicated to the City;
iii. Zone Change 03-002 to change the land use designation of the project site
from Residential Very Low and Industrial Commercial with a Significant
Ecological Area (SEA) overlay to Residential Suburban west of the DWP
_.. right-of-way and to Residential Medium east of the DWP right-of-way,
maintaining the SEA overlay. In addition, a 0.5 acre lot south of the Santa
Clara River would remain as Industrial Commercial (IC) land use
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Page 2
designation, with no proposed development and conditions of approval
would require the parcel to be dedicated to the City;
iv. Conditional Use Permit 03-016 for the approval of the Innovative
Application for development on ridgelines, to allow for the YMCA
recreational use, and to allow for gate -guarded residential entries;
V. Hillside Review 03-006, including an Innovative Application, to develop
on land with an average cross slope of ten percent or greater and
development on ridgelines classified as secondary; and
vi. Oak Tree Permit 03-066 for the removal of 3 of the 8 oak trees, two
located off-site and one located on-site.
b. The Keystone project is a 246 -acre site located in the central part of the City at the
western terminus of Ermine Street, east of Bouquet Canyon Road between Plum
Canyon Road to the north and the Santa Clara River and Soledad Canyon Road to
the south. A DWP right-of-way bisects the project site. The project proposed the
subdivision of the site into 132 lots for a mix of residential (single family and
multi -family), recreational, educational, YMCA facility and open space uses. The
original proposed project included the development of 979 dwelling units
consisting of 96 single-family lots, 216 multi -family apartment units and 667
townhouse units on multi -family development pads, and finished graded lots for a
junior high school and 30,476 square foot YMCA facility. The proposal included
a trail system that connects to regional trails as well as on-site trails. Access to
the site would be provided by the future extension of Golden Valley Road (GVR)
from its northern connection at Plum Canyon and southern connection to Newhall
Ranch Road. In addition, the project proposed to construct the 1,890 foot
extension of GVR west of the project site to connect to Newhall Ranch Road.
The project also proposed a connection to Ermine Street. The current zoning for
the project site is Residential Very Low (RVL); and Industrial Commercial (IC).
The applicant is proposing to change the General Plan Land Use designation and
zoning for the site to Residential Suburban (RS) west of the DWP right-of-way
and Residential Medium High (RMH) east of the DWP right-of-way. A small 0.5
acre parcel located south of the Santa Clara River will remain designated as IC
with no proposed development. The proposed project requires 5.4 million cubic
yards (mcy) of grading (plus 1.8 mcy of remedial grading) all of which will be
balanced on-site. The grading is required for construction of the project, and the
extension of Golden Valley Road west of the project site.
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 Clahta and certifying the Environmental Impact
Report. The City's General Plan presently designates the Keystone project site as
Residential Very Low and Industrial Commercial with Significant Ecological
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�. Area ("SEA") Overlay. Zoning on the Keystone project site is presently
Residential Very Low (RVL) and Industrial Commercial (IC).
e. Although the project site is vacant, the site is not in pristine condition as portions
have been subject to mining and farming activities in the past. In addition, the
site exhibits scars from illegal off-road activity, mostly associated with
motorcycles and Quad -runners. Also, the site includes trash, construction debris,
abandoned automobile parts and numerous 55 -gallon drums. In addition, a DWP
right-of-way bisects the project site.
f. The project site comprises approximately 246 acres that include portions of the
low-lying Santa Clara River channel and adjacent northeast -southwest trending
ridges. Portions of the ridges have been eroded into elevated plateaus.
Topographically, the site consists of two steep canyons, three ridgelines (one
primary and two secondary) and a series of mesas. The site drains to the south
and discharges into the Santa Clara River. The most southeasterly canyon drains
portions of the project site, as well as some off-site development to the east. This
canyon is steep sided and supports riparian vegetation. The other canyon is the
location of the Department of Water and Power property, which includes the
transmission lines. This canyon is less steep and supports a coastal sage scrub
plan community. The project site includes 8 oak trees consisting of 7 Coast Live
Oak and 1 Coast Live Oak/Tucker's Oak hybrid. The proposed development
would impact three of the oak trees.
g. 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 Keystone project. The City's Planning Commission is a
recommending body for the Keystone project. The City of Santa Clarita prepared
an Initial Study for the Keystone 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 Keystone 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.
h. 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 August 2,
2004, and numerous comments from agencies and the public were received in
response. Agencies that received the NOP include, but are not limited to, the
County of Los Angeles, the Regional Water Quality Control Board Los Angeles
Region, the California Department of Fish and Game, the U.S. Army Corps of
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Engineers, the U.S. Fish and Wildlife Service, 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.
i. A scoping meeting was held at the City of Santa Clarita City Council Chambers
on August 26, 2004, 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 August 5, 2004, and was mailed to all property owners
within 500 feet of the project site, in addition to approximately 80 agencies.
Approximately 21 people attended the scoping meeting.
j. On April 5, 2005, the Planning Commission conducted a site tour of the Keystone
project site.
k. A Draft Environmental Impact Report for the Keystone project ("Draft EIR") was
prepared and circulated for review and comment by affected governmental
agencies and the public, and all issues raised by the Initial Study, and by
comments received on the NOP have been considered, in compliance with CEQA.
The Notice of Availability/Notice of Completion for the Draft EIR was filed,
posted and advertised on July 19, 2005, and the public review period extended for
45 days, from July 19, 2005 through September 1, 2005, all in accordance with
CEQA. All written comments received prior to and after September 1, 2005,
were accepted for inclusion in the Final EIR Responses to Comments.
1. The Keystone 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 1000 feet of the Keystone project area.
M. The Planning Commission held duly -noticed public hearings on the Keystone
project on June 7, August 30, September 20, November 15, 2005 and January 17,
2006. These hearings were held at City Hall, 23920 Valencia Boulevard, Santa
Clarita, at 7:00 p.m. Two of the five 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 June 7, 2005 public hearing was to provide an overview presentation of the
proposed entitlements requested. The Planning Commission closed the public
hearing on January 17, 2005.
i. On June 7, 2005, the Planning Commission opened the public hearing for
the Keystone project, received a presentation on the Keystone project from
staff and the applicant, and received public testimony regarding the
project.
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ii. On August 30, 2005, Planning Commission staff responded to Planning
Commission and public issues/concerns, discussed the contents and
conclusions of the Draft EIR and made a focused presentation on the
project description and the Draft EIR analyses on Land Use, Hazards,
Cultural Resources, Utilities, Geology, Population, Mineral Resources,
Energy Conservation and Hydrology and Water Quality, and the applicant
presented a revised project description.
iii. On September 20, 2005, Planning Commission staff responded to
Planning Commission and public issues/concerns, and made a focused
presentation on the Draft EOR analyses on Public Services, Air Quality,
Noise, Transportation, Biology, Aesthetics and Alternatives. At the
conclusion of the hearing, the Planning Commission directed staff to
return to the November 15, 2005 meeting with a presentation and
discussion on several development alternatives.
iv. On November 15, 2005, Planning Commission staff responded to
Planning Commission and public issues/concerns, and presented three
development scenarios at the request of the Planning Commission. The
three scenarios included the following:
1. Scenario "A" - the applicant's revised project description included
a total of 648 residential units (96 single-family lots, 164 detached
single family units and 388 for -sale multi -family residential units);
a six -acre turnkey public park with a zero -depth water feature, dog
park, picnic areas and non -programmable sports fields; smaller
view parks with access from each of the residential development
pads; pedestrian paseos and trails; a 1.5 -acre private recreational
facility for the residential uses; Junior High School and YMCA
development pads to be deeded to the Hart Union School District
and YMCA, respectively; a $2,000,000 contribution to the Hart
Union School District for their performing arts program; and a
$200,000 contribution to the City for the construction and
extension of the multi -use trail east of the project site.
2. Scenario "B" — a Single Family alternative as analyzed in the Draft
EIR, included a total of 383 single family residential lots; and
Junior High School and YMCA development pads to be offered for
sale.
3. Scenario "C" — staff's alternative which includes a total of 499
residential units (96 single-family lots, 223 detached single family
residential units and 180 for -sale townhome units); a six -acre
turnkey public park with a zero -depth water feature, dog park,
picnic areas and non -programmable sports fields; smaller view
parks with access from each of the residential development pads;
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pedestrian paseos and trails; a 1.5 -acre private recreational facility
for the residential uses; and Junior High School and YMCA
development pads to be deeded to the Hart Union School District
and YMCA, respectively; a $2,000,000 contribution to the Hart
Union School District for their performing arts program.
At the conclusion of the hearing, the Planning Commission directed staff
to prepare all of the necessary approval documents (resolutions,
ordinances, findings of fact, mitigation and monitoring reporting program,
conditions, etc.) for development Scenario "C" that proposes 499
residential units, for adoption by the Planning Commission for
recommendation of approval to the City Council and to incorporate the
following requirements into the conditions of approval for the project:
4. Eliminate the vehicular access from Ermine Street to the project
site and construct a cul de sac at the western end of Ermine Street
with a pedestrian trail to connect to Golden Valley Road.
5. Provide language requiring the applicant to construct traffic
mitigation on Dorothy Street and Steinway Street.
6. Require applicant to inform future residents of the proposed
development that the Saugus Speedway may become operational in
the future.
7. Include the following project benefits as part of meeting the
Innovative Criteria under the Hillside Ordinance:
a. Contribution of $200,000 towards the construction of the
Santa Clara River trail east of the project site.
V. As a result of comments received from the Planning Commission and its
staff, from governmental agencies and from the public, the applicant
modified the Keystone project, as shown on the modified vesting tentative
tract map/site plan, incorporated herein by this reference, and described
above in section "iv.3."
As a result of these modifications, the revised site plan is now proposing a
total of 499 dwelling units (96 single-family lots, 223 detached single
family units and 180 for -sale townhome units).
vi. The Final EIR, incorporated herein by reference as Exhibit `B," includes
the Draft EIR, comments on the Draft EIR, and the following: 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
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r Monitoring and Reporting Program ("MMRP"). The Draft EIR was
presented to the Commission on August 30, 2005 and September 20, 2005
and the remaining Final EIR documents were prepared and provided to the
Planning Commission on January 3, 2006. On January 3, 2006, a copy of
the responses to comments from the Final EIR was sent to each agency
and individuals who submitted timely comments on the Draft EIR. The
Planning Commission has considered the Final EIR prepared for the
Keystone project, as well as information provided in staff reports, the
amended text of the Final EIR, information presented to the Planning
Commission from experts, and information presented in public testimony,
including letters submitted to the Planning Commission following the
close of the Draft EIR public comment period up to and including
September 1, 2005, prior to recommending approval of the Keystone
project.
vii. The Final EIR, the Mitigation Monitoring and Reporting Plan ("MMRP"),
and a Statement of Overriding Considerations for the Keystone project
have been prepared and circulated in compliance with CEQA.
viii. The Planning Commission has recommended that the City Council adopt a
Statement of Overriding Considerations for those impacts of the Keystone
project that cannot be mitigated to less than significant levels, and has
recommended certification of the Final EIR, and the Mitigation
Monitoring and Reporting Plan ("MMRP"), by Resolution No. P06-02,
adopted on January 17, 2006.
ix. At its hearings on the Keystone project, listed above, the Planning
Commission considered staff and consultant presentations, staff reports,
applicant presentations, information presented to the Commission to assist
in its understanding of the Keystone project, the Keystone project EIR,
and public comments, and public testimony on the Keystone project and
the Final EIR for the Keystone project.
Based upon the staff and consultant presentations, staff reports, applicant
presentations, public comments and testimony the Commission finds that
the Keystone project, as modified, will not adversely affect the health,
peace, comfort, or welfare of persons residing in the area; nor will the
Keystone project be materially detrimental to the use, enjoyment, or
valuation of property in the vicinity of the project site; nor will the
Keystone 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 Keystone 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.
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X. The location of the documents and other materials which constitute the
record of proceeding upon which the decision of the Planning Commission
is based on the Master Case 03-358 project file within the Community
Development Department and is in the custody of the Director of
Community Development.
n. The City Council held a duly noticed public hearing on the Keystone entitlements
on March 28 and continuing on April 25, 2006. On March 28, 2006, the City
Council recommended, and the applicant agreed, to further modify the project,
including the following revision:
i. Elimination of the Planning Commission recommendation eliminating the
connection of Ermine Street to the proposed project, requiring the
applicant to provide a connection from the project east to Ermine Street.
The Keystone project as modified would thus subdivide 246 acres into 96 single-
family lots, 3 development pads for 223 detached single family residential units
and 180 townhome units, a Jr. High School lot and YMCA lot, a 6 -acre public
park lot, a 1.6 -acre private recreation facility lot, and lots for recreation/parks,
utilities, roadways and open space, and consist of 499 residential dwelling units,
and approximately 137 on-site acres of open space, including natural and graded
lots to be owned and maintained by the HOA.
o. All public hearings and meetings on the Keystone project were held by the City
Planning Commission at 7:00 p.m. in the City Council Chambers, located at
23920 Valencia Boulevard, Santa Clarita. All public hearings and meetings on
the Keystone project were held by the City Council at 6:00 p.m. in the City
Council Chambers, located at 23920 Valencia Boulevard, Santa Clarita. All
public hearings were advertised in the The Signal newspaper, and by direct first-
class mail to property owners within 1000 feet of the project area. In addition, the
date and time of each public hearing was posted on three signs at the project site.
SECTION 2. GENERAL FINDINGS FOR — GENERAL PLAN AMENDMENT AND
ZONE CHANGE. Based on the above findings of fact and recitals and the entire record,
including, without limitation, the entire Keystone project EIR, oral and written testimony and
other evidence received at the public hearings held on the Keystone project and the Keystone
project EIR, reports and other transmittals from City staff to the Planning Commission and City
Council, and upon studies and investigations made by the Planning Commission and City
Council and on its behalf, the City Council finds, as follows:
a. Following approval of General Plan Amendment 03-002 to the Land Use Element
Land Use Map, the Keystone project is consistent with the General Plan
Residential Suburban (RS), Residential Moderate (RM) and Industrial
Commercial (IC) land use designations for the project site.
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Furthermore, General Plan Amendment 03-002 is consistent with the City's
General Plan, as documented in the Keystone project EIR. Section V.I (Land Use)
of the Keystone EIR, contains a detailed analysis documenting the project's
consistency with the City's General Plan.
b. Following approval of Zone Change 03-002 to Residential Suburban (RS),
Residential Medium (RM) and Industrial Commercial (IC), the Keystone project
is consistent with RS, RM and IC zoning designations on the project site.
Furthermore, Section V.I (Land Use) of the Keystone EIR and the Keystone
Innovative Application, document the project's consistency with the objectives of
the Unified Development Code, the General Plan and development policies of the
City of Santa Clarita.
SECTION 3. FINDINGS FOR VESTING TENTATIVE TRACT MAP 60258. Based
on the above findings of fact and recitals and the entire record, including, without
limitation, the entire Keystone project EIR, oral and written testimony and other evidence
received at the public hearings held on the Keystone project and the Keystone project EIR,
reports and other transmittals from City staff to the Planning Commission and City
Council, and upon studies and investigations made by the Planning Commission and City
Council and on its behalf, the City Council finds, as follows:
a. The proposed Keystone 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 03-002 and the Santa Clarita Unified
Development Code as amended by Zone Change 03-002. The Keystone project
includes development of the 246 acre site with a total of 96 single family lots, 223
detached single family residential units, and 180 for -sale townhome units. The
project also includes: a 21 -acre lot for a future Junior High School and a 4 -acre lot
for a future YMCA facility; both lots will be finished, graded and deeded to the
Hart Union School District and YMCA, respectively; a 6 -acre turnkey public park
is proposed to be deeded to the City of Santa Clarita; and a 1.5 -acre private
recreation facility will be constructed for the residential uses. Approximately 133
acres of open space are included in the project and will be owned and maintained
by the Homeowners Association. A 17.4 -acre open space river lot is proposed to
be dedicated to the City of Santa Clarita. All of the proposed uses listed above
are not uses known to create 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 Keystone project site is physically suitable for the type of development
proposed.
Development on the project site is divided by the existing DWP right-of-way.
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Development of the single family lots will be located west of the DWP right-of-
way on land that is relatively flat. Development east of the DWP right-of-way
will include three residential development pads, a 1.5 acre private recreational
facility pad, a Junior High School and YMCA pad, and a pad for the proposed 6 -
acre public park. Each development area is separated by open space areas with
pedestrian trails and lookout points. Approximately 33% of the project site, or
approximately 80 acres, is comprised of land with slope densities from 0% to
25%. Approximately 67% of the project site, or approximately 165 acres,
contains slope densities of 25% to 76%.
Golden Valley Road is proposed to be constructed, through the site between the
future extension of Newhall Ranch Road and the north boundary of the project
site. Golden Valley Road is proposed as a four lane split roadway with two lanes
in each direction and a 15' wide Class 1 bike trail. To construct Golden Valley
Road between these two points, a series of "mesas" or development pads would
be created which preserve natural open space and provide graded open space
slopes in between. The construction of Golden Valley Road will alter the eastern
secondary ridgeline located on site. However, the applicant proposes to recreate
the secondary ridgelines to their natural state. The construction of Golden Valley
Road will also include the 1,890 foot extension west of the project site to Newhall
Ranch Road.
To minimize grading and emulate the natural contours of the site, project
development within the site will employ unique grading techniques, such as
landform and contour grading that will re-create the secondary ridgeline helping
to create the appearance of the homes being built in a natural environment with a
masking of the proposed structures behind the re-created ridgelines. Curvilinear
street design and cul-de-sacs that open onto open space areas are used throughout
the single-family residential components of the project to soften graded slopes
and provide views to the open space. The manufactured slopes incorporate
varying slope steepness to create the look of a natural hillside and provide
opportunity to plant native vegetation. The required drainage benches and basins
will be blended into the natural topography, and will be landscaped to foster a
natural appearance. Bio-swales and water quality basins have been designed into
the plan as unique features and are an extension of the re-created ridgelines and
complete the visual image of a natural ridgeline and dale. The bio-swale diverts
water to the water quality basin at the southern entrance of the project, while the
functional water quality basin has been designed to appear like a small meadow.
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 between the
residential development pads. 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, as well as the slopes proposed between residential
development pads 98 and 97 and the slope between residential development pad
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_ 99 and the public park. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the appearance
of the walls.
The Keystone project proposes to move approximately 5.4 million cubic yards of
earth, which would be balanced on-site in terms of cut and fill, and additional
remedial grading of 1.8 million cubic yards. These grading activities will
stabilize the site and make it geologically suitable for development.
The Keystone project has been designed to preserve the Santa Clara River
corridor and to provide extensive open space. Approximately 70 acres, or 28% of
the project site, will be preserved in a natural state and 80 acres, or 32% of the
project site will be left as graded open space lots. The southern boundaries of the
Junior High School and YMCA lots are located a minimum of 300' north of the
Santa Clara River Floodplain line and a minimum of 400' north of the Santa Clara
River Floodway line. Both lots are curvilinear and follow the natural contours of
the Santa Clara River. Since the project is located outside the flood plain of the
Santa Clara River, bank stabilization will not be necessary.
Single family lots will be located west of the DWP right-of-way on a flat,
previously disturbed plateau, with access to "I" Street. The development of the
single family lots will alter the western secondary ridgeline located on site.
However, the applicant proposes to use grading techniques that will re-create the
ridgeline to its original state. The detached single family units and for -sale
townhomes will be located east of the DWP right-of-way on three development
pads with primary access to "I" Street and emergency access to Golden Valley
Road, a regional roadway. All development is located a minimum of 300' north
of the Santa Clara River.
Development of the site has also been designed to preserve trees in place. Of the
8 oak trees on site, 3 will be removed. Of the 3 oak trees to be removed, 2 are
located off-site and will be removed for the extension of Golden Valley Road
west of the project site, and 1 oak tree is located on-site is located on Lot 115.
C. The Keystone 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 Keystone project has revised their proposed number of total residential units
to 499, which is a considerably lower density than the project originally proposed.
The original project proposed 979 total residential units. Of the total number of
units; 96 were proposed as single family lots, 216 rental apartments, and 667
multi -family units. The revised density for the Keystone project includes; 96
single family residential lots, 223 detached single family residential units, and 180
for -sale townhome units. This is a 50% reduction in the total number of
residential units being proposed. In addition, the original project proposed both
for -sale and rental units, this revised project has completely eliminated the rental
product from the project. This revised density project is a compellation of the
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EIR Alternatives that were analyzed in the Draft EIR and reviewed by the
Planning Commission at their meeting of September 20, 2005 and November 15,
2005.
The proposed number of units will require a General Plan Amendment and Zone
Change from the existing Residential Very Low and Industrial Commercial
designations to Residential Suburban west of the DWP right-of-way and
Residential Medium east of the DWP right-of-way, which would permit a total of
730 residential units with a slope density calculation. However, the applicant is
proposing a total of 499 residential units, which is significantly less than what
would be allowed with the approval of a General Plan Amendment and Zone
Change to RS and RM. The original proposed project included a request for a
General Plan Amendment and Zone Change to Residential Suburban west of the
DWP right-of-way and Residential Medium High east of the DWP right-of-way,
which would have permitted a total of 1,243 residential units with the slope
density calculation.
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 Keystone project are analyzed in the
project's 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, all are either less than significant
or have been reduced to a less than significant level through imposition of feasible
mitigation measures.
The Keystone project is located in the center of the City and is surrounded by
existing development, including residential, commercial, and light industrial. To
the north is the recent County approved and under construction, residential
development of 498 residential units. Single family residential development also
exists directly east of the project site in the Ermine Street neighborhood. West of
the proposed project site is the recently approved Riverpark residential
development of 1,089 units, which includes single family, multi -family and
commercial development. High intensity industrial/commercial uses exist to the
south of the project site, south of the Santa Clara River.
Development within the site is concentrated within four residential development
pads, one private recreational facility pad, and two public/institutional
development areas, each area separated by graded open space lots that contain
pedestrian paseos leading to knoll/view park areas. The project's densities and
intensities are well below those that were originally proposed and the density that
could potentially be permitted with the requested General Plan Amendment and
Zone Change. The proposed General Plan Amendment and Zone Change would
allow with the slope density calculation a maximum of 730 residential units.
Resolution No. 06-37
Page 13
r However, the applicant is proposing a maximum of 499 residential units, of which
319 are single family units.
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, Primary Ridgeline, and most of the western canyon). Approximately
52 of the 246 acres are proposed to be built with residential development on four
separate development pads, and one private recreational facility pad, and
approximately 32 acres will be used for the development of the Junior High
School, YMCA and public park sites. The remaining acreage is proposed for
natural open space, graded slope lots and streets. The project design concentrates
development on the relatively flat and previously disturbed portions of the site.
Approximately 80 acres of the project site, is comprised of land with slope
densities from 0% to 25%. The remaining 165 acres of the project site range in
slope density from 25% to 76%. The project design will disturb two ridgelines
the City has classified as secondary ridgelines. The western secondary ridgeline
west of the DWP right-of-way has experienced previous degradation with past
activity on the site and is the flat plateau area where the 96 single family
residential lots are proposed. The applicant is proposing to re -construct the
secondary ridgeline to its natural state to help screen the proposed single family
units. The eastern secondary ridgeline, east of the DWP right-of-way has
experienced previous degradation from mining and illegal off-road vehicle
activity. The intrusion into this ridgeline will be to construct the extension of
Golden Valley Road through the project site to connect north of the site with
Plum Canyon and west of the site to connect with the Cross Valley Connector,
which is the City's highest priority roadway. 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 the density
and impact to the site. Furthermore, most of the western canyon area, which is
located within the DWP right-of-way. will be preserved in its natural state.
The Keystone project has been designed to preserve the Santa Clara River
corridor and to provide extensive open space. Approximately 150 acres, or 61%
of the project site, will be preserved as open space in a natural state and as graded
slope lots. Approximately 17 of the 150 acres of open space, constituting the
acreage of the Santa Clara River through the project site, will be dedicated to the
City as permanent open space.
While the Santa Clara River runs along the southern portion of the project site
south of the future extension of Golden Valley Road, its location and proximity to
the rest of the project is separated by a distance, of more than 300' lineal feet and a
height elevation change of more than 100', with the River being at a lower
elevation than the rest of the project site. The residential portion of the project
site is located north of Golden Valley Road more than 1,100' north of the 100'
buffer for the Santa Clara River. The Junior High School Site and YMCA are
Resolution No. 06-37
Page 14
located south of Golden Valley Road. The extent of the Junior High School site
and its sports fields are located approximately 200' north of the 100' buffer for
the Santa Clara River and has an elevation difference of approximately 100'
higher than the River. The City's required 35' multi -use trail is located just north
of the 100' buffer of the Santa Clara River. The trail does not encroach into the
River.
In response to comments from the California Department of Fish and Game, and
the Santa Monica Mountains Conservancy, the Biological Assessment prepared
by TLC (Appendix 3 of the Draft EIR) addresses the potential for the site to
provide for wildlife movement and notes that the site is not within an area that
exhibits potential for connecting the Santa Clara River with the Angeles National
Forest. The portion of the Angeles National Forest approximately 3.3 miles to the
south is separated from the site, by existing commercial development, Soledad
Canyon Road, and the Antelope Valley Freeway. The Angeles National Forest,
located approximately 2.7 miles to the north is separated by existing and future
approved development. With buildout of the SunCal project to the north
(currently under construction) and Riverpark (recently approved) to the west, the
site (under future conditions) and existing and future residential development in
the unincorporated County area surrounding the site will be developed. The Santa
Clara River is the only regional wildlife corridor in the area. The portion of the
site that includes the Santa Clara River will be preserved with appropriate buffers,
ensuring that the Santa Clara River continues to serve as the primary east -west
corridor.
Development of the site has also been designed to preserve trees in place. Of the
8 oak trees on site, only 3 will be removed. Of the 3 oak trees to be removed, 2
are located off-site and will be removed for the extension of Golden Valley west
of the project site, and 1 oak tree is located on-site on Lot 115.
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 Keystone project's potential impacts on health were analyzed in the project's
EIR, and 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 institutional/recreational uses. The project site will not
contain uses that will be engaged in hazardous activities.
e. 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.
Adjacent properties can be accessed from the surrounding system of public streets
Resolution No. 06-37
Page 15
and roads. The Keystone project site will be served by an internal street system
with access from the extension of Golden Valley Road. The project will also add
approximately 2,650 feet (1/2 mile) to the Santa Clara River Regional Trail
through the project site, which will be open to the general public.
SECTION 4. FINDINGS FOR CONDITIONAL USE PERMIT 03-016. Based on the
above findings of fact and recitals and the entire record, including, without limitation, the
entire Keystone project EIR, oral and written testimony and other evidence received at the
public hearings held on the Keystone project and the Keystone project E1R, reports and
other transmittals from City staff to the Planning Commission and City Council, and upon
studies and investigations made by the Planning Commission and City Council and on its
behalf, the City Council finds, as follows:
a. That the proposed location, size, design, and operating characteristic of the
Keystone 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 Santa Clarita General Plan, as amended by General Plan Amendment
03-002, and the development policies and standards of the City.
The project site currently has a General Plan land use designation and zoning of
Residential Very Low, and Industrial Commercial with a Significant Ecological
-- Area overlay. The applicant is proposing to develop the site with a total of 499
residential units, with a mix of 96 single family residential lots, 223 detached
single family units, and 180 for -sale townhome units. In addition, the project also
proposes a Junior High School and YMCA site, as well as a 6 acre public park.
The City's Unified Development Code (UDC) requires a General Plan
Amendment and Zone Change to develop the residential units. The applicant is
requesting a review and approval of a Conditional Use Permit for gating of the
residential development areas, the YMCA facility use, and approval of the
Innovative Application. The proposed residential development is consistent with
the Unified Development Code residential development standards with the review
and approval of the above mentioned entitlements.
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;
The Keystone project is in harmony in scale, bulk, coverage and density
with adjacent uses. The Keystone project is located in the center of the
r City and is surrounded by existing and approved single family and multi-
family residential uses, commercial and industrial development.
Development within the site is concentrated within four residential
development pads, one private recreational facility pad, and two
Resolution No. 06-37
Page 16
public/institutional development areas, each area separated by natural
open space and graded open space lots that contain pedestrian paseos
leading to knoll/view park areas. The project's densities and intensities
are well below the 979 units that were originally proposed and the density
that could potentially be permitted with the requested General Plan
Amendment and Zone Change. The proposed General Plan Amendment
and Zone Changes would allow with the slope density calculation a
maximum of 730 residential units. However, the applicant is proposing a
maximum of 499 residential units, of which 319 are single family units.
Residential densities proposed with the Keystone project are consistent
with surrounding densities. For example, the Keystone single family
residential lots are a minimum of 5,400 square feet in size and are as large
as nearly 17,000 square feet, which is larger than the surrounding single
family residential lots of the Ermine Street neighborhood. The Ermine
Street neigborhood was developed under the County of Los Angeles with
a zoning requirement of a minimum 5,000 square foot lot size. The
Keystone single family detached units and townhome units are a transition
from the Ermine Street neighborhood smaller lots to the larger lots of the
Keystone single family residential area.
Existing residential development in close proximity of Keystone consist of
single family dwellings that are two stories in height, and approved multi-
family residential buildings that exceed two stories in height or 35 feet.
The proposed Keystone project will not exceed the UDC's maximum
building heights for the RS or RM zones. The proposed single family,
townhome units, YMCA, and Junior High School will be 35 feet in height
or less and will have a maximum of two stories in height
ii. The availability of public facilities, services, and utilities;
Public facilities, services and utilities are available to the Keystone 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. The project site 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. The site has already been disturbed by mining and illegal off-road
activities. The project includes mitigation measures and recommended
conditions of approval that provide for the coordination of public
infrastructure development with development of the site
iii. The harmful effect, if any, upon desirable neighborhood character;
The project design concentrates development on the relatively flat and
previously disturbed portions of the site. Approximately 80 acres of the
Resolution No. 06-37
Page 17
project site, is comprised of land with slope densities from 0% to 25%.
The remaining 165 acres of the project site range in slope density from
25% to 76%. The project design will disturb two ridgelines the City has
previously classified as secondary ridgelines. The western secondary
ridgeline west of the DWP right-of-way has experienced previous
degradation with past activity on the site and is the flat plateau area where
the 96 single family residential lots are proposed. The applicant is
proposing to re -construct the secondary ridgeline to its natural state to help
screen the proposed single family units. The eastern secondary ridgeline,
east of the DWP right-of-way has experienced previous degradation by
illegal off-road vehicle activity. The intrusion into this ridgeline will be to
construct the extension of Golden Valley Road through the project site to
connect north of the site with Plum Canyon and west of the site to connect
with the Cross Valley Connector, which is the City's highest priority
roadway. 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 the density and
impact to the site. Furthermore, most of the western canyon area, which is
located within the DWP right-of-way. will be preserved in its natural state.
The Keystone project has been designed to preserve the Santa Clara River
corridor and to provide extensive open space. Approximately 156 acres,
or 63% of the project site, will be preserved as open space in a natural
state and as graded slope lots, including the 6 -acre public park.
Approximately 17 of the 156 acres of open space, constituting the acreage
of the Santa Clara River through the project site, will be dedicated to the
City as permanent open space.
iv. The generation of traffic and the capacity and physical character of
surrounding streets;
The Keystone 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 Keystone project
will be accessed by the future extension of Golden Valley Road that will
extend from the projects western boundary to its northern boundary. The
applicant will construct the roadway including the 1,890 foot extension
west of the project site to connect to the Cross Valley Connector, the
City's highest priority roadway. As a result of these roadway
improvements, particularly upon the connection to the Cross Valley
Connector, the Keystone project will improve the level of service along
significant portions of Soledad Canyon Road, the Valley's primary east -
west route as well as, Whites Canyon Road and Bouquet Canyon Road. In
addition, the Keystone project will contribute $6,981,435, consisting of
Bridge and Thoroughfare fees and dedication of right-of-way.
Resolution No. 06-37
Page 18
V. The suitability of the site for the type and intensity of use or development
which is proposed; and
The Keystone site is suitable for the type and intensity proposed and will
not adversely affect or be materially detrimental to adjacent residents or
uses. The Keystone project is located in the center of the City and is
surrounded by existing and approved development, including residential,
commercial, and industrial uses. Development within the site is
concentrated within four residential development pads, one private
recreational facility pad, and two public/institutional development areas,
each area separated by graded open space lots that contain pedestrian
paseos leading to knoll/view park areas. The project's densities and
intensities are well below those that were originally proposed and the
density that could potentially be permitted with the requested General Plan
Amendment and Zone Change. The proposed General Plan Amendment
and Zone Change would allow with the slope density calculation a
maximum of 730 residential units. However, the applicant is proposing a
maximum of 499 residential units, of which 319 are single family units
vi. The harmful effect, if any, upon environmental quality and natural
resources.
The Keystone project will be compatible with and not adversely affect or
be materially detrimental to adjacent residents, buildings, structures, or
natural resources with consideration given to the harmful effect of the
project on the environment and natural resources. The potential
environmental impacts of the Keystone project are analyzed in the
project's 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. Compliance
with the conditions of approval and the mitigation measures contained in
the Mitigation Monitoring Program for the Keystone 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 Keystone 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 EIR. Those impacts were either less than significant or were significant
Resolution No. 06-37
Page 19
but reduced to a level of less than significant 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 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.
The proposed project, with an approved General Plan Amendment, Zone Change,
Vesting Tentative Tract Map, Conditional Use Permit, Oak Tree Permit, and
hillside Permit, 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 HILLSIDE DEVELOPMENT APPLICATION 03-006.
Based on the above findings of fact and recitals and the entire record, including, without
limitation, the entire Keystone project EIR, oral and written testimony and other evidence
received at the public hearings held on the Keystone project and the Keystone project EIR,
reports and other transmittals from City staff to the Planning Commission and City
Council, and upon studies and investigations made by the Planning Commission and City
Council and on its behalf, the City Council finds, as follows:
a. The Keystone 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.
The conditions of project approval require landform grading.
b. The Keystone 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 western canyon that begins at the northern portion
of the site and extends down to the Santa Clara River; (3) a canyon at the south
easterly project site that begins off-site and extends through a portion of the site
and into the Santa Clara River; (4) a primary ridgeline that is located at the north
western comer of the project site, west of the DWP right-of-way; and (4) two
secondary ridgelines, one west of the DWP right-of-way and one east of the DWP
right-of-way.
The two most prominent features (Santa Clara River and the primary ridgeline)
will be preserved, and the River will be dedicated to the City. A comprehensive
Resolution No. 06-37
Page 20
trail system will provide access in the future to the City's Central Park and
Discovery Park. In addition, most of the western canyon area on-site will be
preserved.
The project design concentrates development on the relatively flat and previously
disturbed portions of the site. Approximately 80 acres of the project site, is
comprised of land with slope densities from 0% to 25%. The remaining 165 acres
of the project site range in slope density from 25% to 76%. Approximately 63%
(156 acres) of the site will remain as natural, undeveloped open space, and graded
open space lots, including both the 6 -acre public park and the 17 -acre River
property.
The project site design preserves approximately 156 acres of open space,
including the entire 17 acre portion of the Santa Clara River that is located on site,
6 acres of a public park, a majority of the on-site oak trees, as well as public trails,
and neighborhood and private recreational facilities. The exterior or southern
boundaries of the Junior High School and YMCA site that are located
approximately 300' north of the River are curvilinear and follow the boundary of
the Santa Clara River corridor.
The project's multi -use Santa Clara River Trail is also curvilinear, following the
river corridor. While the River runs along the southern portion of the project site
south of the future extension of Golden Valley Road, its location and proximity to
the rest of the project is separated by a distance of more than 300' lineal feet and a
height elevation change of more than 100', with the River being at a lower
elevation than the rest of the project site. The City's required 35' multi -use trail is
located just north of the 100' buffer of the Santa Clara River. The trail does not
encroach into the River. Since the project is located outside the flood plain of the
Santa Clara River, bank stabilization will not be necessary.
The Keystone 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 are compatible with
existing neighborhoods.
Project development within the site is concentrated within four residential
development pads, one private recreational facility pad, and two
public/institutional development areas, each area separated by graded open space
lots that contain pedestrian paseos leading to knoll/view park areas.
Approximately 80 acres of development will be concentrated in slope areas of less
than 25% grade to reduce grading alterations and development impacts. Resulting
single-family lot sizes will range from 5,400 to nearly 17,000 square feet, which
is compatible and consistent with single-family development in the surrounding
areas. Clustering will limit development to 31% of the site, leaving the remainder
as open space and infrastructure.
Resolution No. 06-37
Page 21
_ 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 between each of the residential development areas.
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.
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 western canyon that begins at the northern portion
of the site and extends down to the Santa Clara River; (3) a canyon at the south
easterly project site that begins off-site and extends through a portion of the site
and into the Santa Clara River; (4) a primary ridgeline that is located at the north
western corner of the project site, west of the DWP right-of-way; and (4) two
secondary ridgelines, one west of the DWP right-of-way and one east of the DWP
right-of-way.
The two most prominent features (Santa Clara River and the primary ridgeline)
will be preserved, and the River will be dedicated to the City. A comprehensive
trail system will provide access in the future to the City's Central Park and
Discovery Park. In addition, most of the western canyon area on-site will be
preserved.
In addition, development within the Planning Areas has been designed to preserve
trees in place. Of the 8 oak trees located within the project envelope, 3 will be
removed, 2 of them off-site for construction of the 1,890 foot extension of GVR
and 1 on-site located on lot 115.
d. The Keystone project utilizes building setbacks, building heights and compatible
structures and building forms that serve to blend buildings and structures with the
terrain.
Keystone building setbacks, building heights and compatible structures and
building forms will be designed to blend with the surrounding terrain. All
-- structures on site will meet the maximum building heights of the zone, and will
not obstruct views of the skyline silhouette. Building forms will be consistent
with the City's Architectural Guidelines
Resolution No. 06-37
Page 22
e. The Keystone 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.
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. Particular attention will be paid to plant
types that are drought -resistant and fire retardant.
Development within the site has been designed to preserve trees in place. Of the
8 oak trees within the development envelope, 3 will be removed, 2 of them
located off-site and 1 located on-site on Lot 115.
f. The Keystone project utilizes curvilinear street design and improvements that
serve to minimize grading alterations and emulate the natural contours and
character of the hillsides.
Curvilinear street design and cul-de-sacs are used extensively throughout the
single-family residential component of the project to soften graded slopes. The
manufactured slopes on site 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 between the residential
development areas.
g. The Keystone project utilizes grading designs that serve to avoid disruption to
adjacent property.
Landform or contour grading is incorporated into the design of the Keystone
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 and between the residential
development pads. The project site design preserves the community's views of
the primary ridgeline and will re-create the secondary ridgelines to provide a
natural screen of the proposed residential units. Additionally, the project has been
redesigned to reduce the density to a total of 499 residential units, thereby
reducing the impacts to the adjacent neighborhoods and community.
Resolution No. 06-37
Page 23
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 site will employ unique grading techniques, such as
landform and contour grading that will re-create the secondary ridgeline helping
to create the appearance of the homes being built in a natural environment with a
masking of the proposed structures behind the re-created ridgelines. Curvilinear
street design and cul-de-sacs that open onto open space areas are used throughout
the single-family residential components of the project to soften graded slopes
and provide views to the open space. The manufactured slopes incorporate
varying slope steepness to create the look of a natural hillside and provide
opportunity to plant native vegetation. The required drainage benches and basins
will be blended into the natural topography, and will be landscaped to foster a
natural appearance. Bio-swales and water quality basins have been designed into
the plan as unique features and are an extension of the re-created ridgelines and
complete the visual image of a natural ridgeline and dale. The bio-swale diverts
water to the water quality basin at the southern entrance of the project, while the
functional water quality basin has been designed to appear like a small meadow.
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 between the
residential development pads. 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, as well as the slopes proposed between residential
development pads 98 and 97 and the slope between residential development pad
99 and the public park. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the appearance
of the walls
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.
The Keystone development will be clustered to minimize disruption to adjacent
areas. 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
and between the residential development areas, and to minimize disruption to
view corridors and scenic vistas. Clustering of development in previously
disturbed areas, will also serve to avoid disruption of view corridors and scenic
vistas.
The project site design preserves the community's views of the primary ridgeline,
as well as, re-creates the secondary ridgelines to help screen the residential units,
-- and thus would not result in the depreciation of ridgeline appearance in the
vicinity. The site plan includes development primarily within the large, relatively
flat, and disturbed areas of the project site, parts of the proposed development will
Resolution No. 06-37
Page 24
encroach onto the secondary ridgelines, such as the extension and construction of
Golden Valley Road, the Junior High School and YMCA sites which are located
on the eastern secondary ridgeline. The western secondary ridgeline is the flat
plateau area where the 96 single family lots are proposed. The applicant proposes
to re-create both secondary ridgelines to help screen the residential units.
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.
Furthermore, both secondary ridgelines have been degraded by past mining
activities and illegal off-road activity.
The first of two City classified secondary ridgelines on site is located east of the
DWP right-of-way and referred to as the eastern secondary ridgeline for purposes
of this project. The ridgeline currently traverses the site in a southwesterly and
northeasterly axis ending just north of the existing Ermine Street termination.
This ridgeline extends approximately 3,300 feet across the site with a beginning
elevation of approximately 1,430 feet above the mean sea level (msl) and ascends
to approximately 1,600 feet msl at the Ermine Street location. This secondary
ridgeline exhibits scars from past farming and mining activity, which have left
large stair -step terraces on the south -facing slope. Additional scaring has
occurred due to off-road vehicle activity.
Project implementation would require cut and fill grading operations to prepare
the project site for the proposed development. The portion of this ridgeline that
will be impacted by project development is not visually prominent or dominant,
when viewed either from the project site, from neighboring properties, or from
major corridors. The extension of Golden Valley Road, which will help to
alleviate congestion on Whites Canyon Road and Bouquet Canyon Road, will also
encroach on this ridgeline. In addition, landform grading techniques would be
implemented separating the development pads creating a re -constructed ridgeline
just west and north of the existing ridge. Therefore, this ridgeline has already
been degraded, 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, and the ridgeline will be re -constructed to follow a similar
southwesterly to northeasterly axis like the existing ridgeline.
The second City -classified secondary ridgeline extends from the primary ridgeline
on the north and continues generally in a southerly direction along the DWP right-
of-way. The ridgeline extends approximately 2,200 feet across the 45 -acre
portion of the site. As typical of the area's topography, the ridgeline undulates
Resolution No. 06-37
Page 25
_ across the site with a beginning elevation of approximately 1,550 msl, ascending
to 1,650 msl and continues northward meeting the primary ridgeline. The existing
secondary ridgeline would not change at the southern portion of the project
boundary area until it reaches the southern grading limit of the 96 single-family
residential lots. At this point, the ridgeline would be modified with a re-created
constructed ridge traversing the southern and eastern edge of the development and
then through the DWP right-of-way.
The portion of this ridgeline that will be impacted by project development is
visible, when viewed from the project site, neighboring properties, and major
corridors. However, a majority of the modification to this ridgeline would be for
the re-creation of the ridgeline which includes the creation of two peaks; one at
the southern side of the development and the other on the eastern facing slope
near the DWP transmission towers. These peaks would emulate the natural
surrounding topography with high and low areas. The development area would
be located at a lower elevation behind the manufactured peaks. This ridgeline,
while modified, would be recreated to its natural and surrounding topography. In
addition it would be created to help screen the development of the 96 single-
family residential units. For these reasons, development of the 96 single-family
homes will not violate the visual integrity of the upper portion of this ridgeline,
and will not alter a natural landmark or a prominent natural feature, but will re-
create a visual natural feature viewed by the project site, neighboring properties
and major corridors.
To minimize grading and emulate the natural contours of the site, project
development within the site will employ unique grading techniques, such as
landform and contour grading that will re-create the secondary ridgeline helping
to create the appearance of the homes being built in a natural environment with a
masking of the proposed structures behind the re-created ridgelines. Curvilinear
street design and cul-de-sacs that open onto open space areas are used throughout
the single-family residential components of the project to soften graded slopes
and provide views to the open space. The manufactured slopes incorporate
varying slope steepness to create the look of a natural hillside and provide
opportunity to plant native vegetation. The required drainage benches and basins
will be blended into the natural topography, and will be landscaped to foster a
natural appearance. Bio-swales and water quality basins have been designed into
the plan as unique features and are an extension of the re-created ridgelines and
complete the visual image of a natural ridgeline and dale. The bio-swale diverts
water to the water quality basin at the southern entrance of the project, while the
functional water quality basin has been designed to appear like a small meadow.
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 between the
multi -family development pads. 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, as well as the slopes proposed between multi -family
Resolution No. 06-37
Page 26
development pads 98 and 97 and the slope between multi -family development pad
99 and the public park. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the appearance
of the walls
SECTION 6. FINDINGS FOR INNOVATIVE APPLICATION. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the entire
Keystone project EIR, oral and written testimony and other evidence received at the public
hearings held on the Keystone project and the Keystone project EIR, reports and other
transmittals from City staff to the Planning Commission and City Council , and upon
studies and investigations made by the Planning Commission and City Council and on its
behalf, the City Council finds, 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.
Upon approval of the General Plan Amendment and Zone Change the Keystone
project will be consistent with the City's General Plan and Unified Development
Code. This consistency is documented in the Keystone EIR and as set forth
within this resolution. The project's residential, institutional 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 the
Industrial Commercial zone (0.5 acre parcel), both with a Significant Ecological
Area (SEA) 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 and industrial. To the north is the County approved SunCal residential
development, approximately 498 units, which is currently under construction.
South of the project site is intense industrial uses, such as Rent -A -Bin. East of the
project site is the existing and established Ermine Street residential neighborhood.
The recently approved 1,089 residential unit Riverpark project has begun grading
just west of the project site.
The Keystone project locates single family and townhome residential
neighborhoods in areas that are in close proximity to regional roadways and
commercial corridors. The 96 single family residential lots are located west of the
DWP right-of-way adjacent to similar large residential lots to the west. The
remainder of the residential units are located on development pads which have
endured disruption from past mining activities and illegal off-road activities.
Further, the residential development pads as well as the Junior High School and
YMCA sites are plateaus created with the grading and construction of the Golden
Valley Road extension. The 0.5 acre site that will remain designated as Industrial
Commercial includes no proposed development on and, conditions of approval
will restrict use of the parcel. The proposed Junior High School and YMCA sites
Resolution No. 06-37
Page 27
as well as the public park site are located along the future extension of Golden
Valley Road. The project will implement goals of the General Plan, as it
integrates a mix of residential types and institutional land uses with recreation and
environmental resources, such as the 6 -acre public park and Santa Clara River
corridor. The project's densities and intensities are well below the 979 units that
were originally proposed and the density that could potentially be permitted with
the requested General Plan Amendment and Zone Change. The proposed General
Plan Amendment and Zone Change would allow, with the slope density
calculation, a maximum of 730 residential units. However, the applicant is
proposing a maximum of 499 residential units, of which 319 are single family
units. Residential densities proposed with the Keystone project are consistent with
surrounding densities. For example, the Keystone single family residential lots
are a minimum of 5,400 square feet in size and are as large as nearly 17,000
square feet, which is larger than the surrounding single family residential lots of
the Ermine Street neighborhood, which was developed under the County of Los
Angeles with a zoning requirement of a minimum 5,000 square foot lot size. The
Keystone single family detached units and townhome units are a transition from
the Ermine Street neighborhood smaller lots to the larger lots of the Keystone
single family residential area.
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 Keystone development will be clustered to minimize disruption to adjacent
areas. 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
and between the residential development areas, and to minimize disruption to
view corridors and scenic vistas. Clustering of development in previously
disturbed areas, will also serve to avoid disruption of view corridors and scenic
vistas.
The project site design preserves the community's views of the primary ridgeline,
as well as, re-creates the secondary ridgelines to help screen the residential units,
and thus would not result in the depreciation of ridgeline appearance in the
vicinity. The site plan includes development primarily within the large, relatively
flat, and disturbed areas of the project site, parts of the proposed development will
encroach onto the secondary ridgelines, such as the extension and construction of
Golden Valley Road, the Junior High School and YMCA sites which are located
on the southern secondary ridgeline. The northern secondary ridgeline is the flat
plateau area where the 96 single family lots are proposed. The applicant proposes
to re-create both secondary ridgelines to help screen the residential units.
�. 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
Resolution No. 06-37
Page 28
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.
Furthermore, both secondary ridgelines have been degraded by past mining
activities and illegal off-road activity.
The first of two City classified secondary ridgelines on site is located east of the
DWP right-of-way and referred to as the eastern secondary ridgeline for purposes
of this project. The ridgeline currently traverses the site in a southwesterly and
northeasterly axis ending just north of the existing Ermine Street termination.
This ridgeline extends approximately 3,300 feet across the site with a beginning
elevation of approximately 1,430 feet above the mean sea level (ms]) and ascends
to approximately 1,600 feet ms] at the Ermine Street location. This secondary
ridgeline exhibits scars from past farming and mining activity, which have left
large stair -step terraces on the south -facing slope. Additional scaring has
occurred due to off-road vehicle activity.
Project implementation would require cut and fill grading operations to prepare
the project site for the proposed development. The portion of this ridgeline that
will be impacted by project development is not visually prominent or dominant,
when viewed either from the project site, from neighboring properties, or from
major corridors. The extension of Golden Valley Road, which will help to
alleviate congestion on Whites Canyon Road and Bouquet Canyon Road, will also
encroach on this ridgeline. In addition, landform grading techniques would be
implemented separating the development pads creating a re -constructed ridgeline
just west and north of the existing ridge. Therefore, this ridgeline has already
been degraded, 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, and the ridgeline will be re -constructed to follow a similar
southwesterly to northeasterly axis like the existing ridgeline.
The second City -classified secondary ridgeline extends from the primary ridgeline
on the north and continues generally in a southerly direction along the DWP right-
of-way. The ridgeline extends approximately 2,200 feet across the 45 -acre
portion of the site. As typical of the area's topography, the ridgeline undulates
across the site with a beginning elevation of approximately 1,550 msl, ascending
to 1,650 msl and continues northward meeting the primary ridgeline. The existing
secondary ridgeline would not change at the southern portion of the project
boundary area until it reaches the southern grading limit of the 96 single-family
residential lots. At this point, the ridgeline would be modified with a re-created
constructed ridge traversing the southern and eastern edge of the development and
then through the DWP right-of-way.
Resolution No. 06-37
Page 29
The portion of this ridgeline that will be impacted by project development is
visible, when viewed from the project site, neighboring properties, and major
corridors. However, a majority of the modification to this ridgeline would be for
the re-creation of the ridgeline which includes the creation of two peaks; one at
the southern side of the development and the other on the eastern facing slope
near the DWP transmission towers. These peaks would emulate the natural
surrounding topography with high and low areas. The development area would
be located at a lower elevation behind the manufactured peaks. This ridgeline,
while modified, would be recreated to its natural and surrounding topography. In
addition it would be created to help screen the development of the 96 single-
family residential units. For these reasons, development of the 96 single-family
homes will not violate the visual integrity of the upper portion of this ridgeline,
and will not alter a natural landmark or a prominent natural feature, but will re-
create a visual natural feature viewed by the project site, neighboring properties
and major corridors.
To minimize grading and emulate the natural contours of the site, project
development within the site will employ unique grading techniques, such as
landform and contour grading that will re-create the secondary ridgeline helping
to create the appearance of the homes being built in a natural environment with a
masking of the proposed structures behind the re-created ridgelines. Curvilinear
street design and cul-de-sacs that open onto open space areas are used throughout
the single-family residential components of the project to soften graded slopes
and provide views to the open space. The manufactured slopes incorporate
varying slope steepness to create the look of a natural hillside and provide
opportunity to plant native vegetation. The required drainage benches and basins
will be blended into the natural topography, and will be landscaped to foster a
natural appearance. Bio-swales and water quality basins have been designed into
the plan as unique features and are an extension of the re-created ridgelines and
complete the visual image of a natural ridgeline and dale. The bio-swale diverts
water to the water quality basin at the southern entrance of the project, while the
functional water quality basin has been designed to appear like a small meadow.
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 between the
multi -family development pads. 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, as well as the slopes proposed between multi -family
development pads 98 and 97 and the slope between multi -family development pad
99 and the public park. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the appearance
of the walls.
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, integration of a mix of
Resolution No. 06-37
Page 30
residential use with institutional and open space uses, while preserving
environmental resources.
The Keystone 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 EIR as certified. 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 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 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 in the vicinity.
C. The appearance of the Keystone development will not be different than the
appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline
appearance in the vicinity.
The Keystone development will be clustered to minimize disruption to adjacent
areas. 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
and between the residential development areas, and to minimize disruption to
view corridors and scenic vistas. Clustering of development in previously
disturbed areas, will also serve to avoid disruption of view corridors and scenic
vistas. Furthermore, please see the discussion for finding b. above for additional
support of the project's consistency with this finding.
d. The Keystone development will not impede the normal and orderly development
and improvement of surrounding property, nor encourage inappropriate
encroachments to the ridgeline area.
The Keystone site is generally surrounded on all sides by existing development,
including residential and industrial. To the north is the County approved SunCal
residential development, approximately 498 units, which is currently under
construction. South of the project site is intense industrial uses, such as Rent -A -
Bin. East of the project site is the existing and established Emetine Street
residential neighborhood. The recently approved 1,089 residential unit Riverpark
project has begun grading just west of the project site.
In addition, see the findings made with respect to criterion a, above. In summary,
the Keystone single family residential lots are a minimum of 5,400 square feet in
size and are as large as nearly 17,000 square feet, which is larger than the
surrounding single family residential lots of the Ermine Street neighborhood,
which was developed under the County of Los Angeles with a zoning requirement
of a minimum 5,000 square foot lot size. The Keystone single family detached
units and townhome units are a transition from the Ermine Street neighborhood
smaller lots to the larger lots of the Keystone single family residential area.
Resolution No. 06-37
Page 31
Furthermore, the applicant's Keystone Innovative Application (dated May 2004)
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 19 through 26 of Keystone Innovative
Application illustrate that those portions of the ridgelines being impacted by the
Keystone project are not visually dominant or prominent when viewed from either
the project site, from neighboring properties, or from major corridors and will be
re-created to help screen the residential units.
See the findings made with respect to criterion b, above, which also apply here.
e. It has been demonstrated that Keystone 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 Keystone development have been analyzed in
the Keystone Innovative Application (May 2004) incorporated herein by
reference and Section V.13-1, Aesthetics, of the Keystone EIR, which contains the
required visual simulations. The Keystone development will be clustered to
minimize disruption to adjacent areas. 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 and between the residential development areas, and
to minimize disruption to view corridors and scenic vistas. Clustering of
development in previously disturbed areas, will also serve to avoid disruption of
view corridors and scenic vistas.
The project site design preserves the community's views of the primary ridgeline,
as well as, re-creates the secondary ridgelines to help screen the residential units,
and thus would not result in the depreciation of ridgeline appearance in the
vicinity. The site plan includes development primarily within the large, relatively
flat, and disturbed areas of the project site, parts of the proposed development will
encroach onto the secondary ridgelines, such as the extension and construction of
Golden Valley Road, the Junior High School and YMCA sites which are located
on the southern secondary ridgeline. The northern secondary ridgeline is the flat
plateau area where the 96 single family lots are proposed. The applicant proposes
to re-create both secondary ridgelines to help screen the residential units.
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.
Resolution No. 06-37
Page 32
Furthermore, both secondary ridgelines have been degraded by past mining
activities and illegal off-road activity.
The first of two City classified secondary ridgelines on site is located east of the
DWP right-of-way and referred to as the eastern secondary ridgeline for purposes
of this project. The ridgeline currently traverses the site in a southwesterly and
northeasterly axis ending just north of the existing Ermine Street termination.
This ridgeline extends approximately 3,300 feet across the site with a beginning
elevation of approximately 1,430 feet above the mean sea level (msl) and ascends
to approximately 1,600 feet msl at the Ermine Street location. This secondary
ridgeline exhibits scars from past farming and mining activity, which have left
large stair -step terraces on the south -facing slope. Additional scaring has
occurred due to off-road vehicle activity.
Project implementation would require cut and fill grading operations to prepare
the project site for the proposed development. The portion of this ridgeline that
will be impacted by project development is not visually prominent or dominant,
when viewed either from the project site, from neighboring properties, or from
major corridors. The extension of Golden Valley Road, which will help to
alleviate congestion on Whites Canyon Road and Bouquet Canyon Road, will also
encroach on this ridgeline. In addition, landform grading techniques would be
implemented separating the development pads creating a re -constructed ridgeline
just west and north of the existing ridge. Therefore, this ridgeline has already
been degraded, 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, and the ridgeline will be re -constructed to follow a similar
southwesterly to northeasterly axis like the existing ridgeline.
The second City -classified secondary ridgeline extends from the primary ridgeline
on the north and continues generally in a southerly direction along the DWP right-
of-way. The ridgeline extends approximately 2,200 feet across the 45 -acre
portion of the site. As typical of the area's topography, the ridgeline undulates
across the site with a beginning elevation of approximately 1,550 msl, ascending
to 1,650 msl and continues northward meeting the primary ridgeline. The existing
secondary ridgeline would not change at the southern portion of the project
boundary area until it reaches the southern grading limit of the 96 single-family
residential lots. At this point, the ridgeline would be modified with a re-created
constructed ridge traversing the southern and eastern edge of the development and
then through the DWP right-of-way.
The portion of this ridgeline that will be impacted by project development is
visible, when viewed from the project site, neighboring properties, and major
corridors. However, a majority of the modification to this ridgeline would be for
the re-creation of the ridgeline which includes the creation of two peaks; one at
the southern side of the development and the other on the eastern facing slope
near the DWP transmission towers. These peaks would emulate the natural
Resolution No. 06-37
Page 33
,._ surrounding topography with high and low areas. The development area would
be located at a lower elevation behind the manufactured peaks. This ridgeline,
while modified, would be recreated to its natural and surrounding topography. In
addition it would be created to help screen the development of the 96 single-
family residential units. For these reasons, development of the 96 single-family
homes will not violate the visual integrity of the upper portion of this ridgeline,
and will not alter a natural landmark or a prominent natural feature, but will re-
create a visual natural feature viewed by the project site, neighboring properties
and major corridors.
To minimize grading and emulate the natural contours of the site, project
development within the site will employ unique grading techniques, such as
landform and contour grading that will re-create the secondary ridgeline helping
to create the appearance of the homes being built in a natural environment with a
masking of the proposed structures behind the re-created ridgelines. Curvilinear
street design and cul-de-sacs that open onto open space areas are used throughout
the single-family residential components of the project to soften graded slopes
and provide views to the open space. The manufactured slopes incorporate
varying slope steepness to create the look of a natural hillside and provide
opportunity to plant native vegetation. The required drainage benches and basins
will be blended into the natural topography, and will be landscaped to foster a
natural appearance. Bio-swales and water quality basins have been designed into
the plan as unique features and are an extension of the re-created ridgelines and
complete the visual image of a natural ridgeline and dale. The bio-swale diverts
water to the water quality basin at the southern entrance of the project, while the
functional water quality basin has been designed to appear like a small meadow.
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 between the
multi -family development pads. 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, as well as the slopes proposed between multi -family
development pads 98 and 97 and the slope between multi -family development pad
99 and the public park. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the appearance
of the walls.
f. Keystone development will minimize the effects of grading to insure that the
natural character of ridgelines is preserved.
The conditions of project approval require landform grading.
Landform grading will be utilized to minimize the effects of grading. In addition,
-- the project design concentrates development on the relatively flat and previously
disturbed portions of the site. Approximately 80 acres of the project site, is
comprised of land with slope densities from 0% to 25%. The remaining 165 acres
Resolution No. 06-37
Page 34
of the project site range in slope density from 25% to 76%. Approximately 63%
(156 acres) of the site will remain as natural, undeveloped open space, and graded
open space lots, including both the 6 -acre public park and the 17 -acre river
property.
g. The proposed use or development maintains the appearance of natural ridgelines
with uses or development consistent with density requirements established in
Section 17.80.035.
The project's densities and intensities are well below the 979 units that were
originally proposed and the density that could potentially be permitted with the
requested General Plan Amendment and Zone Change as it pertains to Section
17.80.035. The proposed General Plan Amendment and Zone Change would
allow, with the slope density calculation a maximum of 730 residential units.
However, the applicant is proposing a maximum of 499 residential units, of which
319 are single family units. Residential densities proposed with the Keystone
project are consistent with surrounding densities. For example, the Keystone
single family residential lots are a minimum of 5,400 square feet in size and are as
large as nearly 17,000 square feet, which is larger than the surrounding single
family residential lots of the Ermine Street neighborhood, which was developed
under the County of Los Angeles with a zoning requirement of a minimum 5,000
square foot lot size. The Keystone single family detached units and townhome
units are a transition from the Ermine Street neighborhood smaller lots to the
larger lots of the Keystone single family residential area.
To minimize grading and emulate the natural contours of the site, project
development within the site will employ unique grading techniques, such as
landform and contour grading that will re-create the secondary ridgeline helping
to create the appearance of the homes being built in a natural environment with a
masking of the proposed structures behind the re-created ridgelines.
Please see discussion with respect to findings a, e, and f , above, 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.
Please see the findings made with respect to findings a through f, above. In
summary, for purposes of minimizing grading alterations on the project site,
Curvilinear street design and cul-de-sacs that open onto open space areas are used
throughout the single-family residential components of the project to soften
graded slopes and provide views to the open space. The manufactured slopes
incorporate varying slope steepness to create the look of a natural hillside and
provide opportunity to plant native vegetation. The required drainage benches
Resolution No. 06-37
Page 35
and basins will be blended into the natural topography, and will be landscaped to
foster a natural appearance. Bio-swales and water quality basins have been
designed into the plan as unique features and are an extension of the re-created
ridgelines and complete the visual image of a natural ridgeline and dale. The bio-
swale diverts water to the water quality basin at the southern entrance of the
project, while the functional water quality basin has been designed to appear like
a small meadow. 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 between the multi -family development pads.
Project development will be concentrated within development pads that have
experienced previous disruption from past mining activities and illegal off-road
vehicle use. One third of the Keystone project site has slope areas of less than
25% grade, which helps to reduce grading alterations and development impacts.
Building setbacks, building heights and compatible structures and building forms
will be designed to blend with the surrounding terrain. Residential densities
proposed with the Keystone project are consistent with surrounding densities. For
example, the Keystone single family residential lots are a minimum of 5,400
square feet in size and are as large as nearly 17,000 square feet, which is larger
than the surrounding single family residential lots of the Ermine Street
neighborhood, which was developed under the County of Los Angeles with a
zoning requirement of a minimum 5,000 square foot lot size. The Keystone
single family detached units and townhome units are a transition from the Ermine
Street neighborhood smaller lots to the larger lots of the Keystone single family
residential area.
Imaginative site design is used in order to preserve prominent features on the site,
such as the Santa Clara River and the primary ridgeline. Detailed examples of the
project's imaginative site design are included in the Keystone Innovative
application (May 2004). In summary, these examples include the preservation of
open space including the Santa Clara River, the provision of a 6 -acre public park,
connections to and the extension of the Santa Clara River trail, the inclusion of a
Junior High School and YMCA site, and the concentrating of project development
on development pads. In addition, development within the Planning Areas has
been designed to preserve trees in place. Of the 8 oak trees on site, only 3 will be
removed, 2 of them are located off-site in the path of the 1,890 foot extension of
Golden Valley Road west of the project site, and 1 is located on site, on Lot 115.
i. The proposed use or development should be designed to mimic the existing
topography to the greatest extent possible.
Please see discussion with respect to findings a and f, above. Landform grading
will be used to mimic the existing topography to the greatest extend possible. Re-
creation of the secondary ridgelines will help to screen the residential units.
Resolution No. 06-37
Page 36
Revegetation and landscaping will be utilized to blend the project manufactured
slopes and benches into the natural topography
j. The Keystone 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 discussion with respect to finding f, above. In summary and in
addition:
The inclusion of several "knoll" parks that will be owned and maintained by the
Homeowners Association, will have pedestrian accessibility to the public through
the network of paseos and trails that run through the project site. In addition, the
applicant is also proposing a trail and trail head which connects from the Ermine
Street neighborhood to the Class 1 bike trail along Golden Valley Road, providing
pedestrian access from Sky Blue Mesa Elementary School to the proposed Junior
High School and YMCA sites. These are additional amenities to the project and
are above and beyond the trails that are required to be provided for the project
site, such as the multi -use trail along the south of the project site and the Class 1
bike trail along Golden Valley Road.
The Junior High School site and YMCA site would be deeded to the Hart Union
School District and YMCA, respectively. In addition, the applicant is offering a
contribution of two million dollars to the Hart Union School District for the
Performing Arts program. The contribution is memorialized in the Mitigation
Agreement between the applicant and the School District.
The project includes a 1.6 acre private recreation facility along proposed "I"
Street. This facility will provide private recreational amenities such as a pool and
recreation room for the residents of both the Single-family and multi -family
residential areas.
The applicant has agreed to a monetary contribution of $200,000 to the
completion of the multi -use trail east of the project site. The multi -use trail that
runs along the southern portion of the project site is identified as a future trail on
the City's Regional Trails Map. The multi -use trail along this portion of the City,
stretches from Central Park and continues through the approved Riverpark
project. The Keystone project is providing the trail through the project site with
an extension west to the Riverpark project. The trail is planned to continue east of
the Keystone project site to Discovery Park.
In addition, the comprehensive trail system providing access across the project
site, extending west to the Riverpark project and in the future to the City's Central
Park and Discovery Park will provide an additional asset to the City and the
community as a whole. The total length of this trail extension through the site is
Resolution No. 06-37
Page 37
1/2 mile. 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.
The Keystone project provides the following specific benefits related to the
innovative application:
L Preservation and dedication of approximately 17.4 acres of open space, in
the Santa Clara River;
ii. Dedication and improvement to the City of Santa Clarita of a 6 acre public
park;
iii. Dedication of a 21 -acre finished lot to the Hart Union School District for
the future construction of a Junior High school;
iv. Dedication of a 4 -acre finished and graded lot to the YMCA for
construction of a future approximately 30,740 square foot facility;
V. Extension of a 1/2 mile link of the Santa Clara River trail along the
southern portion of the site;
vi. Extension of Class 1 Bike Trail along Golden Valley Road, connecting to
the Santa Clara River trail;
vii. Contribution of $200,000 to the City for the construction of the Santa
Clara River that runs through the Keystone site and will extend east to
Discovery Park.
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 public park will
further enhance the City's recreational amenities. The preservation and
dedication of the Santa Clara River will be of substantial benefit to the residents
of Santa Clarita Valley. The dedication of land for the construction of a much
needed Junior High School and YMCA is a great benefit to the Santa Clarita
Valley. Finally, the project's contribution of the extension of Golden Valley
Road, will improve the level of service along significant portions of Soledad
Canyon Road, Whites Canyon Road and Bouquet Canyon Road.
k. The Keystone development will not alter natural landmarks and prominent natural
features which enhance the character of ridgelines in their natural environment.
Please see the discussion with respect to findings a and f, above, which also apply
here. In summary:
Resolution No. 06-37
Page 38
Keystone development will preserve the primary ridgeline located on-site and will
re-create the two secondary ridgelines to their natural form, this will allow
Keystone to have the ridgelines as a backdrop. The western secondary ridgeline
is currently flat in some areas from past mining activities and illegal off-road
vehicle uses. With this project, the applicant proposes to re-create that ridgeline
to its natural state to help in screening the 96 single family lots from view. The
eastern secondary ridgeline also experienced disruption from past mining
activities and illegal off-road vehicle uses. This ridgeline is the location of the
extension of Golden Valley Road through the project site. The applicant proposes
to re-create this ridgeline as well to bring back the natural characteristics of the
site.
1. The visual impacts of the Keystone development will be confined to the
immediate local neighborhood and proposed new use or development area.
Please see findings with respect to findings a through k, above, which also apply
here. In summary, Project development will be concentrated within development
pads that have experience previously disruption from past mining activities and
illegal off-road vehicle use. One third of the Keystone project site has slope areas
of less than 25% grade, which helps to reduce grading alterations and
development impacts. Contour grading and naturalized landscaping on external
slopes will be utilized to minimize visual impacts to the local neighborhood and
surrounding regional roadways
M. The proposed use or development will be shielded from general public view by a
perimeter ridgeline or perimeter ridgeline system.
Please see findings in support of findings a through k, above, which also apply
here. In summary, Project development will be concentrated within development
pads that have experience previously disruption from past mining activities and
illegal off-road vehicle use. One third of the Keystone project site has slope areas
of less than 25% grade, which helps to reduce grading alterations and
development impacts. Contour grading and naturalized landscaping on external
slopes will be utilized to minimize visual impacts to the local neighborhood and
surrounding regional roadways.
SECTION 7. FINDINGS FOR OAK TREE PERMIT 03-066. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the entire
Keystone project EIR, oral and written testimony and other evidence received at the public
hearings held on the Keystone project and the Keystone project EIR, reports and other
transmittals from City staff to the Planning Commission and City Council, and upon
studies and investigations made by the Planning Commission and City Council and on its
behalf, 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.
Resolution No. 06-37
Page 39
The Oak Tree Preservation Ordinance is intended to prevent uncontrolled and
indiscriminate destruction of oak trees. Development on the 246 -acre Keystone
site has been designed to avoid or minimize removals of and encroachments to the
8 protected oak trees on-site. Of the eight oak trees, five oaks are located within
the project site boundaries, area east of the DWP right-of-way. One of the oak
trees within the project site boundaries will be removed for grading of a slope on
Lot 115. As set forth within this resolution, the development is proposed a total
of 499 dwelling units, well below the 979 dwelling units originally proposed. In
addition, the proposed project will be surrounded by similar residential
developments. Also, two of the trees proposed for removal are located off-site
west of the proposed development in the path of the 1,890 foot extension of GVR
west to connect with the Cross Valley Connector, which is the City's highest
priority roadway. The other oak tree proposed for removal is located on site, on
Lot 115 adjacent to the proposed Junior High School site. Alternatives to avoid
these trees would require a rerouting of Golden Valley Road, which has fixed
points at the western and northern boundaries, and would also require altering the
location of the Junior High School site. Therefore, it is necessary to remove the
three 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.
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 246 acre Keystone
site has been designed to avoid or minimize removals of 8 protected oak trees on-
site. Please see discussion related to finding a. above.
SECTION 8. WATER SUPPLY ASSESSMENT. Pursuant to California Water Code
Section 10911, the City Council hereby determines that, based on the above findings of fact
and recitals and the entire record, including, without limitation, the entire Keystone project
EIR, oral and written testimony and other evidence received at the public bearings held on
the Keystone project and the Keystone project EIR, reports and other transmittals from City
staff to the Planning Commission and City Council, and upon studies and investigations
made by the Planning Commission and City Council and on its behalf, 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 Keystone project,
in addition to existing and planned future uses.
SECTION 9. The City Council hereby approves the following Entitlements requested
under Master Case 03-358 with the attached conditions of approval (Attachment A):
approval of Vesting Tentative Tract Map 60258 (to subdivide the Keystone project site into
96 single-family lots, 3 multi -family lots and lots for recreation/parks, junior high school,
YMCA, utilities, roadways, manufactured slopes and open space; General Plan
Resolution No. 06-37
Page 40
Amendment 03-002 (to change the land use designation of the Keystone project site); Zone
Change 03-002 (to change the zoning for portions of the Keystone project site);
Conditional Use Permit 03-016 (to allow for vehicular gating of the residential areas,
approve the YMCA use, and approve an innovative application under a hillside permit;
Hillside Review 03-006, including an Innovative Application (to allow development on
slopes over 10 percent, development on ridgelines classified as secondary); and Oak Tree
Permit 03-066 (for removal of 3 oak trees.)
SECTION 10. This resolution will take effect upon the adjournment of the City Council's
April 25th City Council meeting. The change to the City's General Plan contemplated herein
will take effect upon adjournment of the April 25, 2006 City Council meeting simultaneously
with any other changes to the General Plan approved by the City Council at that same meeting so
that for purposes of Government Code section 65358, all such changes shall constitute one
amendment to the General Plan.
SECTION 11. 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 25th day of April, 2006.
MAYOR
1 114-W
JR XaA/�
CITY CLEPK
Resolution No. 06-37
Page 41
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
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 adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 25th day of April, 2006, by the following vote:
AYES:
COUNCILMEMBERS:
Smyth, McLean, Ferry, Weste
NOES:
COUNCILMEMBERS:
None
ABSENT:
COUNCH-MEMBERS:
None
DISQUALIFIED:
COUNCILMEMBERS:
Kellar
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution No. 06-37, adopted by the City Council of the City of
Santa Clarita, California on April 25, 2006, 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
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
Master Case 03-358
April 25, 2006
Page 2 of 33
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.
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.
Planning Division
PLl. All Final Maps shall be developed in substantial conformance with Vesting Tentative
Tract Map 60258 as approved by the City Council.
Master Case 03-358
April 25, 2006
Page 3 of 33
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.
PL4. 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.
PIS. 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.
PL10. All commonly owned areas shall be recorded as such and shall be maintained by the
project's Homeowner Association unless maintained by LMD.
PL11. 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
Master Case 03-358
April 25, 2006
Page 4 of 33
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.
Landscape
PL14. The applicant shall provide enhanced landscaping along Golden Valley Road and "I"
Street to further buffer the residential units from the roadways.
PL15. 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.
PL16. Landscape plans must conform to all current Municipal Code/Unified 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).
PL17. Trail systems and open space connectors in the development should complement Santa
Clarita Beautification Master Plan guidelines. Please see attached.
Master Case 03-358
April 25, 2006
Page 5 of 33
PL18. 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
htt :/p /groui)s.ucanr.or /g/cggpc/).
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 lobata/Valley Oak, Quecus
chrisolipus/ Canyon Oak, Juglans califomica/ Black Walnut, Platanus racemosa/
California Sycamore, Umbellaria californica/ 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
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)).
Master Case 03-358
April 25, 2006
Page 6 of 33
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).
i. 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.
PL19. 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.
PL20. 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.
PL21. 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.
PL22. Trees planted within City right-of-way shall conform to Municipal Code § 13.76 et seq
(Parkway Trees).
PL23. 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,
..� Master Case 03-358
April 25, 2006
Page 7 of 33
shredded bark, river rock, crushed rock, pea gravel, etc., and must be a least three (3)
inches deep.
PL24. 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.
PL25. 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.
PL26. 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.
PL27. 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
BSI. 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.
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.
Master Case 03-358
April 25, 2006
Page 8 of 33
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.
BS8. 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.
BS10. 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.
BS 11. 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 1", 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.
BS14. The Building and Safety Division is scanning plans for permanent storage. To facilitate
this effort, please incorporate the following information into the plans:
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April 25, 2006
Page 9 of 33
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
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.
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April 25, 2006
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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.
ES 10. 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.
ES 11. 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
UFI. 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.
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.
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April 25, 2006
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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.
UFT 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...).
U179. 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.
U1713. 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
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April 25, 2006
Page 12 of 33
WITHOUT WRITTEN AUTHORIZATION FROM THE CITY OF SANTA CLARITA
DEPARTMENT OF COMMUNITY DEVELOPMENT AND THE CITY OAK TREE
SPECIALIST."
U1714. 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.
U1716. 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
U1720. The applicant shall install a minimum of one (1) 24 inch box tree in the right of way of
each residential unit.
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.
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April 25, 2006
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U1722. 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.
U1725. 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.
U1726. 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.
U1727. 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
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
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April 25, 2006
Page 14 of 33
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 167`h 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.
PRS. 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.
PR9. Prior to the 167`h 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 1" occupancy of the phase or unit in which they are located.
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April 25, 2006
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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. 1. 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 167a' 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`" 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
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.
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April 25, 2006
Page 16 of 33
Engineering Division
General Requirements
ENl. 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.
ENS. 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.
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
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April 25, 2006
Page 17 of 33
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.
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.
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April 25, 2006
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k. Failure by the applicant to notify the City as required by "b." hereinabove, or
simultaneously submit the required and approved documents specified in
"e." hereinabove, or make the deposits specified in 'T." hereinabove, shall constitute
subdivider's waiver of the requirements otherwise imposed upon the City to acquire
necessary interests in land pursuant to Section 66462.5. In such event, subdivider
shall meet all conditions for installing or constructing off-site improvements
notwithstanding Section 66462.5.
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.
ENIT 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.
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
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April 25, 2006
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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.
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
r maintenance. The applicant shall maintain all bio basins and swales within the project.
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April 25, 2006
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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.
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
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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 "I" 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.
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.
Master Case 03-358
April 25, 2006
Page 22 of 33
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:
Street Name
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Gutter
Paving
Lights
Trees
(5'min)
Median
Golden Valley
Road
x
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:
Street Name
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Gutter
Paving
Lights
Trees
(5'min)
Median
A, B, C, D, E, F, G,
and H Street
x
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.
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.
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April 25, 2006
Page 23 of 33
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.
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.
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April 25, 2006
Page 24 of 33
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
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.
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April 25, 2006
Page 25 of 33
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 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.
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 -tum in/right-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-tum lane
Southbound: 1 left -turn lane, 3 through lanes, 2 right -turn lanes
b. Bouquet Canyon Road and Newhall Ranch Road:
Eastbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes
Westbound: 2 left -turn lanes, 3 through lanes, 1 right -tum lane
Northbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
Southbound: 2 left -tum lanes, 4 through lanes, 2 right -turn lanes
Master Case 03-358
April 25, 2006
Page 26 of 33
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 -turn lanes, 3 through lanes, 2 right -turn 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 -tum lanes, 3 through lanes
Westbound: 2 left -turn lanes, 3 through lanes
Northbound: 2 left -turn lanes, 2 through lanes, 1 right -tum lane
Southbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane
f. Golden Valley Road and "I" Street North
Eastbound: 1 left -tum lane, 1 right -turn lane
Northbound: 1 left -turn lane, 2 through lanes
Southbound: 1 through lane, 1 shared through/right-turn lane
g. Golden Valley Road and "I" Street South
Eastbound: 1 left -turn lane, 1 through lane, 1 shared through/right-turn lane
Westbound: 1 left -tum lane, 1 through lane, 1 shared through/right-tum lane
Northbound: (school driveway access)
Southbound: 1 shared left-turn/through lane, 1 right -turn 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
New four -lane roadway (ROW per TTM) with sidewalks, Class I Bike Trail and raised
landscaped medians.
Master Case 03-358
April 25, 2006
Page 27 of 33
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 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 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 furnish and install a fifth surveillance video
camera (pan -tilt -zoom), in addition to any vehicle detection equipment as approved by
the City Traffic Engineer. The video camera/s shall be installed at the time the respective
intersection is installed or modified.
Master Case 03-358
April 25, 2006
Page 28 of 33
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)
[ ] Eastside Bridge and Thoroughfare District ($15,560)
[ ] Valencia Bridge and Thoroughfare District ($10,930)
Master Case 03-358
April 25, 2006
Page 29 of 33
[ ] 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
4. Northbound Golden Valley Road farside "P' Street (turnout)
5. Southbound Golden Valley Road farside "P' Street (turnout)
Master Case 03-358
April 25, 2006
Page 30 of 33
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.
TS 10. 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
SD 1. 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.
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
Master Case 03-358
_. April 25, 2006
Page 31 of 33
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
FD1. 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,
Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-
5205, for details).
Master Case 03-358
April 25, 2006
Page 32 of 33
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.
FD 10. Fire hydrant requirements areas follows:
Install 43 public fire hydrant(s). Upgrade / Verify _ existing Public fire hydrant(s).
Install _ private on-site fire hydrant(s).
FD11. 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 map 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 tum -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.
Master Case 03-358
April 25, 2006
Page 33 of 33
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.
FD18. 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, IOTA & 102.
S:\PBS\CURREI'M!2002\02-175\fnal city council conditions of approval
. Y . .1u1 ►M
VESTING TENTATIVE TRACT MAP 60258
On file in the Planning Division.
ATTACHMENT C
General Plan Amendment Map