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HomeMy WebLinkAbout2006-06-13 - RESOLUTIONS - MC04-444 SOLEDAD VILLAGE APPRO (2)RESOLUTION NO. 06-66 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 04-444 (GENERAL PLAN AMENDMENT 04-006, TENTATIVE TRACT MAP 62322 AND CONDITIONAL USE PERMIT 05-021) FOR THE DEVELOPMENT OF THE 30 -ACRE SOLEDAD VILLAGE 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 of the City of Santa Clarita does hereby make the following findings of fact: a. In 1991, the City Council adopted the General Plan of the City of Santa Clarita and certified the Environmental Impact Report. The City's General Plan presently designates the subject property as Commercial Office (CO) with a Valley Center Concept (VCC) overlay. Zoning on the subject property is presently Commercial Office with a Planned Development (CO -PD) overlay. The VCC overlay encourages residential development with densities up to 50 units per acre; b. In 1992, the Planning Commission approved Parcel Map 20838 for the 30 -acre triangular shaped property at the north side of Soledad Canyon Road between Bouquet Canyon Road and Golden Valley Road (generally at the intersection of Soledad Canyon Road and Gladding Way) (APNs: 2849-027-001, 002, 003, 004 & 2849-001-029) (the "subject property"). Improvements completed as part of the recorded Parcel Map included the following: 1. Construction of a new street entrance at Gladding Way with signal improvements; 2. Grading to recompact unconsolidated soils and importation of earth to create site pads above the high water flood levels; 3. Construction of buried bank stabilization 40 feet wide and 2,600 feet long along the southern bank of the Santa Clara River removing the property from the FEMA 100 -yr floodplain; and 4. Construction of a trail system along the northern and southern subject property boundary. c. On November 12, 2004, an entitlement application was filed by The Newhall Land and Farming Company (the "applicant") with the Community Development Department for Master Case 04-444 on the subject property for the Soledad Village project. The original entitlement requests (collectively "original project') include the following: 1. General Plan Amendment 04-006 to change the land use classification from Commercial Office (CO) with a Valley Center Concept (VCC) overlay to Commercial Neighborhood (CN) for one acre and Residential Medium High (RMH) for the remaining 29 -acres. The VCC overlay would be maintained; 2. Zone Change 04-004 to change the zoning designation from Commercial Office with a Planned Development overlay (CO -PD) to Commercial Neighborhood (CN) and Residential Medium High (RMH). The PD overlay would be maintained. The zoning will be consistent with the proposed General Plan classification; 3. Tentative Tract Map 62322 to subdivide the subject property for 437 residential units and an 8,000 square foot commercial complex; and 4. Conditional Use Permit 05-021 to implement the Planned Development (PD) overlay and to exceed a building height of 35 feet. d. The properties to the north and west are zoned Residential Moderate (RM) and include the Santa Clara River and the approved Riverpark project which is currently under development; the properties to the east are zoned Mobile Home Park (MHP) and Community Commercial (CC) and are developed with mobile home residences and commercial uses; and the properties to the south (beyond Soledad Canyon Road) are zoned Open Space (OS), Business Park (BP) and Specific Plan (SP) and are developed with the railroad, light industrial and office complexes; e. In accordance with the California Environmental Quality Act (CEQA), the City of Santa Clarita is the identified lead agency with the Planning Commission as the recommending body and the City Council as the decision-making body for the Soledad Village project. On December 10, 2004, a draft Initial Study was completed, which determined that the project may have a significant effect on the environment and that an Environmental Impact Report (EIR) must be prepared. The Initial Study determined that the following areas must be addressed in the EIR: aesthetics, air quality, hydrology/water quality, land use/planning, noise, population/housing, public services, recreation, transportation/traffic, utilities/service systems and mandatory findings of significance. The Initial Study also identified effects found not to be significant. These certain impacts of the proposed project were found to be less than significant due to the inability of a project of this scope to create such impacts or the absence of project characteristics producing effects of this type. In accordance with CEQA Guidelines Section 15218, Section 9.0 of the Final Soledad Village EIR (inclusive of the November 2005 Draft EIR) identifies those impacts determined to be less than significant in the Initial Study. They include environmental issue areas in aesthetics, agriculture resources, biological resources, cultural resources, geology and 2 -- soils, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation/traffic and utilities and service systems; f. On January 6, 2005, the project application was deemed complete; g. On February 17, 2005, the project went before the City's Development Review Committee (DRC); h. On February 22, 2005, the City Council awarded a contract for RBF Consulting (the "consultant") to complete the EIR for the project; i. On April 5, 2005, the Planning Commission conducted a site tour of the subject property; j. On April 18, 2005, a Notice of Preparation (NOP) and final Initial Study was circulated to affected agencies, pursuant to CEQA statutes and the CEQA Guidelines (Title 14, Cal. Code of Regs. §§ 15000 et seq.). Numerous comments from agencies and the public were received over the thirty day review period, which ended on May 18, 2005. Agencies that received the NOP include, but are not limited to, the County of Los Angeles, the California Regional Water Quality Control Board, Santa Monica Mountains Conservancy, South Coast Air Quality Management District, law enforcement agencies, school districts, waste haulers, water agencies and transportation agencies serving the Santa Clarita Valley; k. On May 11, 2005, a Scoping Meeting was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, 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 April 18, 2005, was mailed to all property owners within 500 feet of the subject property, and was mailed to all affected agencies. A representative from a nearby property owner was the only member of the public in attendance at this Scoping Meeting. 1. At the direction of City staff, on November 1, 2005, the applicant had prepared a revised site plan substantially consistent with the live -work alternative identified and analyzed in the Soledad Village Draft EIR. This revised site plan would modify the scope of entitlements (collectively "live -work" alternative project) for the project to the following: 1. General Plan Amendment 04-006 to change the land use classification from Commercial Office (CO) with a Valley Center Concept (VCC) overlay to Commercial Neighborhood (CN) for 3.5 acres for the commercial and " live -work areas and Residential Medium High (RMH) for the remaining 26.5 -acres. The VCC overlay would be maintained; 3 2. Zone Change 04-004 to change the zoning designation from Commercial Office with a Planned Development overlay (CO -PD) to Commercial Neighborhood (CN) and Residential Medium High (RMH). The PD overlay would be maintained. The zoning will be consistent with the proposed General Plan classification; 3. Tentative Tract Map 62322 to subdivide the subject property for 407 residential units including 22 live -work units, an 8,000 square foot commercial complex and various common recreational areas and private roadways; and 4. Conditional Use Permit 05-021 to implement the Planned Development (PD) overlay, to exceed a building height of 35 feet and to establish 22 live -work units in the CN zone as outlined in the Unified Development Code (UDC). in. On November 3, 2005, a Draft EIR was circulated for review and comment by affected government agencies and the public. The Draft EIR addressed all issues raised by the Initial Study, and by comments received on the NOP, in compliance with CEQA. The 45 -day review period ended on December 18, 2005. Responses to all written comments received during the review period were prepared for inclusion in the Final EIR Responses to Comments; n. The Planning Commission held duly -noticed public hearings on December 6, 2005, December 20, 2005, and February 7, 2006, in accordance with the noticing requirements of the entitlements. The project was advertised in The Signal newspaper, through on-site posting and by mailing to all property owners within 500 feet of the subject property. The hearings were held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. The following occurred at the public hearings: 1. On December 6, 2005, the Planning Commission opened the public hearing, staff presented both the applicant's original proposal and the staff directed and recommended revised site plan (substantially consistent with the Work -Live Unit Alternative analyzed in the Draft EIR) project and received public testimony regarding the project. At the meeting, the Commission stated it preferred the staff recommended live -work alternative with additional modifications and directed staff and the applicant to revise the project accordingly; 2. On December 20, 2005, staff and the consultant presented the Draft EIR, received comments and questions from the Planning Commission and received public testimony regarding the project; 3. On February 7, 2006, staff presented a revised project (substantially consistent with the Work -Live Unit alternative analyzed in the Draft EIR) which incorporated the additional Planning Commission's modifications to date, staff Ll provided responses to all of the Commission's and public's concerns and questions, and staff distributed the Draft Final EIR. The Commission then closed the public hearing and directed staff to prepare the necessary documents recommending approval of the project, the final conditions of approval and the draft Final EIR. In conceptually approving the revised project, the Commission made the following significant changes to the project: a. Reduced the project density from 437 residential units to 407 residential units; b. Incorporated 22 live/work units into the project; c. Added two additional housing types to the project, resulting in a total of four different housing types; d. Increased the private recreation areas from 2.5 acres to 3.3 acres through the addition of a centrally located "village green" and a satellite recreation facility on the west side of the project; e. Required the covering of the concrete, trapezoidal channel running parallel to Soledad Canyon Road; f. Required the applicant to contribute $300,000 to the City of Santa Clarita to be used to fund the design of a larger Soledad Canyon Road transmission line undergrounding program; and g. Added parkways and sidewalks along most of the project's primary loop streets. 4. On March 7, 2006, staff presented the necessary approval documents (resolutions, findings of fact, mitigation and monitoring reporting program and conditions of approval) for the project (substantially consistent with the EIR's Work -Live Unit Alternative) as revised by the Planning Commission. By a vote of 5-0 the Planning Commission recommended certification of the Final EIR as adequate under CEQA, and approval of the project to the City Council. o. The City Council held a duly noticed public hearing on the Soledad Village project on April 25, 2006, at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m. At this meeting the City Council received a presentation on the Soledad Village project from staff and the applicant, and received public testimony regarding the project. Prior to this hearing, the City received two additional comment letters (California Water Network and Friends of the Santa Clara River) on the Soledad Village EIR. At the conclusion of the hearing, the City Council closed the public hearing and directed staff to prepare the Final EIR, including responses to comments, 5 and the necessary approval documents and continued the item to the May 23, 2006 City Council meeting; p. At its meeting of May 23, 2006, the City Council continued the Soledad Village project to its meeting of June 13, 2006. City staff requested the continuance to allow staff and the EIR consultant sufficient time to respond to the two additional comment letters received prior to the Council's April 25, 2006 hearing on the project; q. At its meeting of June 13, 2006, the City Council received public testimony regarding the Soledad Village Final EIR and adopted all of the necessary approval documents (resolutions, ordinances, findings of fact, responses to comments, mitigation monitoring and reporting program, conditions, etc.) for certification of the Soledad Village Final EIR and approval of the Soledad Village project; r. The Final EIR, incorporated herein by reference and is on file in the Planning Division, includes the Draft EIR, comments on the Draft EIR, responses to public testimony regarding issues raised at the public hearings and during the public comments period, modifications to the Draft EIR text and the Mitigation Monitoring and Reporting Program (MMRP). The Draft EIR identifies various significant unavoidable impacts necessitating the adoption of a Statement of Overriding Considerations in compliance with CEQA; s. The City Council considered staff and consultant presentations, staff reports, applicant presentations, information presented to the Commission to assist in its understanding of the project, the Draft EIR, public comments, public testimony and the Final EIR at the public hearings for the project; and t. The documents and other materials, which constitute the record of proceedings upon which the decision of the City Council is based, are located in the Master Case 04-444 project file within the Community Development Department and are in the custody of the Director of Community Development. SECTION 2. FINDINGS FOR GENERAL PLAN AMENDMENT 04-006. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Soledad Village EIR, oral and written testimony and other evidence received at the public hearings held by the Planning Commission and City Council on the Soledad Village project and 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 General Plan Amendment is consistent with the objectives of the Unified Development Code, General Plan and development policies in the City. Following approval of General Plan Amendment 04-006 to the Land Use Element Land Use Map, the Soledad Village project is consistent with the classification of 3 Commercial Neighborhood (CN) and Residential Medium High (RW with a Valley Center Concept (VCC) overlay. Furthermore, General Plan Amendment 04-006 is consistent with the City's General Plan, as documented in the Soledad Village project EIR. Section 5.1 (Land Use) of the Soledad Village EIR, contains a detailed analysis documenting the project's consistency with the goals and policies of the City's General Plan. SECTION 3. FINDINGS FOR TENTATIVE TRACT MAP 62322. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Soledad Village EIR, oral and written testimony and other evidence received at the public hearings before the Planning Commission and City Council held on the Soledad Village project and 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 subdivision, together with the provisions for its design and improvement, is consistent with the Santa Clarita General Plan, the UDC, and/or any specific plan: Section 5.1 (Land Use) of the Soledad Village EIR concludes that the project is consistent with the City's UDC, the General Plan and development policies of the City of Santa Clarita. In addition, the City's Housing Element includes an inventory of sites available and suitable for residential development within the City limits, and the subject property was identified within this inventory. In summary, the Housing Element indicates that the subject property is well suited for higher density residential development based on its flat topography and transit accessibility. Section 5.1 of the EIR also concludes that the project is consistent with the UDC, as well as the Southern California Association of Governments' (SCAG) Regional Comprehensive Plan and Guide Policies and strategies of the SCAG Compass Growth Visioning Program. b. The subject property is physically suitable for the type of development: The subject property is physically suitable for the type of development proposed. The subject property is currently vacant but has been rough graded pursuant to the recorded Parcel Map 20838. In 1992, the Planning Commission approved Tentative Parcel Map 20838 to divide the site into six parcels for future development. As part of the approval, a Mitigated Negative Declaration was completed as part of the CEQA review process. All impacts related to site improvements including grading were addressed as part of the Mitigated Negative Declaration. The City Housing Element identified the subject property as well suited for higher density residential development based on its flat topography and transit accessibility. The density is consistent with that of the City's General Plan, UDC and development patterns of the 7 surrounding area. The mixture of housing types and inclusion of an 8,000 square foot commercial complex is also appropriate for the subject property, given its 30 -acre size and proximity to the Metrolink Commuter Rail Station. c. The subject property is physically suitable for the proposed density of development: The subject property is physically suitable for the proposed density with approval of the General Plan Amendment and Zone Change. The UDC permits a maximum residential density of 20.0 units per gross acre in the RMH zone. The applicant proposes to construct 386 units within the 26.5 -acre RMH portion of the site. This averages to a density of 14.6 units per acre. Therefore, the project as revised is within the density limit permitted in the RMH zone subject to approval of the General Plan amendment and zone change requests. The 22 work/live units will be located in the 3.5 -acre CN portion of the subject property. The CN zone has a maximum floor area ratio of 0.375:1 for all structures and multi -family units are permitted within this zone with the approved CUP. The combined area of the live -work units and commercial center will be approximately 48,000 square feet, which is less than the 57,000 square feet permitted by the UDC for a 3.5 acre site. d. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat: The Initial Study in the EIR Appendix determined that there is no substantial evidence that the project may cause a significant effect on the environment with regards to Biological Resources. The subject property has been graded pursuant to Parcel Map 20838. Flood protection and trail improvements involving buried bank stabilization have also been installed along the Santa Clara River. No development is proposed within the existing FEMA 100 -yr floodplain, which also corresponds to the City's Santa Clara River SEA. As a result, development of the project would create no new impacts on any species listed as candidate, sensitive, or special status species, riparian habitat or other sensitive natural community, federally protected wetlands, or on any local or regional plans, policies or regulations. Also, development of the project would not impact the movement of any migratory fish or wildlife species or migratory wildlife corridors or impede the use of native wildlife nursery sites. In addition, the project would not impact any adopted Habitat Conservation Plan, Natural Community Conservation Plan or other local or regional plans, policies or regulations. Furthermore, the project would incorporate fencing and signing to deter pets and humans from entering the River corridor and would ensure that lighting is directed away from the River corridor. Finally, the project includes the covering of the existing, concrete trapezoidal channel that parallel's Soledad Canyon Road. A biological assessment of this channel concludes that it is of little or no biological value to terrestrial or aquatic species. 9 e. The design of the subdivision and type of improvements will not cause any serious health problems: There would not be impacts resulting from the construction and occupancy of the project with respect to the transport, use or disposal of hazardous materials. The subject property would consist of residential uses and neighborhood commercial uses, none that typically includes the use of hazardous materials for storage or operation. The project would not have a negative impact on emergency vehicle access, since vehicles will still have access on Soledad Canyon Road upon the completion of the proposed project. The project would not impact access to emergency responses, nor would it place temporary or permanent barriers on existing roadways or reconfigure existing roadways. The site plan has also been reviewed by the City's Public Works Department, which includes Building and Safety, Traffic and Engineering. In addition, the site plan has been reviewed by the Los Angeles County Fire Department for compliance of applicable codes and has added applicable conditions of approval. f. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision: The proposed project will not conflict with any easements. The development will be accessed from two private roadways (Gladding Way and QQ Street) off of Soledad Canyon Road. Public access to the commercial center and live -work units will be provided through reciprocal access easements along privately owned Gladding Way and "A" Street. As part of the development, the concrete trapezoidal channel along the front of the property will be covered in accordance with an approval of Los Angeles County and the City's Engineering Division. The project will also improve public trails along the Santa Clara River and Soledad Canyon Road and will provide a pedestrian bridge over Soledad Canyon Road. The trails and pedestrian bridge will be within the public right-of-way on publicly owned property, or will have an access easement over private property. An existing easement to access the water pump station will be maintained. SECTION 4. FINDINGS FOR CONDITIONAL USE PERMIT 05-021. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Soledad Village EIR, oral and written testimony and other evidence received at the public hearings held on the Soledad Village project and EIR, reports and other transmittals from City staff to the City Council, and upon studies and investigations made by the City Council and on its behalf, the City Council finds, as follows: a. That the proposed location, size, design and operating characteristics of the proposed use is in accordance with the purpose of the UDC, the purpose of the zone in which the site is located, the Santa Clarita General Plan, and the development policies and standards of the City: E The proposed project is consistent with the purpose of the PD overlay as outlined in the UDC, which includes: 1) facilitating more creative and imaginative designs for the project areas than generally is possible under conventional zoning regulations; 2) promoting a more economical and efficient use of the land while providing a harmonious variety of choices, a higher level of amenities and preservation of natural and scenic qualities; and 3) ensuring that the project substantially conforms to plans and exhibits submitted by the applicant for a zone change in instances where such plans and exhibits constitute a critical factor in the decision to rezone. The mixture of residential uses with live -work units and a small commercial complex show a high level of creativity and will allow the project to take advantage of its proximity to the Metrolink Commuter Rail Station. The project also provides additional amenities including a pedestrian bridge to allow better connection to the Metrolink Commuter Rail Station, trails upgrades and multiple on-site common recreational areas. Finally, the PD overlay requires the project be constructed to be consistent with the site plan submitted by the applicant. The proposed increase in building height is also consistent with the UDC and other plans and standards of the City. The majority of the buildings would be under the standard 35 foot height requirement. The UDC permits structures to exceed a height of 35 feet subject to approval of a Conditional Use Permit. The main body of the commercial building will have a maximum height of 35 feet, while towers and other architectural projects will have a maximum height of 50 feet. The 22 live -work units and 57 rowhouse units will be three-story and will also have a maximum height of 50 feet. These buildings will be located in the center of the property along or near Gladding Way and the Village Green area. The remaining residential units will be two-story and will not exceed a height of 35 feet. Live -work units are permitted in the CN zone subject to the approval of a Conditional Use Permit. A total of 22 live -work units will be constructed, all facing Gladding Way and in close proximity to the commercial complex. This would allow easy movement of vehicles for customers visiting the live -work units without impacting the other residential units. Conditions of approval will be adopted limiting the types of uses, hours of operations and number of employees. In addition, the work space would be restricted to use by the owner or residential tenant of each unit. The use of live -work units implements many City policies, including providing alternative housing for area residents, providing a mixture of uses and reducing traffic generation. 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: 10 1. Harmony in scale, bulk, coverage, and density: The UDC requires a Conditional Use Permit be reviewed and approved for development on properties that contain a PD overlay. The applicant submitted a project that would not require significant additional grading and submitted a unit count that complies with the density of the property and is consistent with the surrounding area, subject to approval of the General Plan Amendment and Zone Change. The project complies will all sections of the UDC and is consistent with the General Plan and other plans and policies of the City. The proposed increase in building height is also in harmony with the area. These buildings with increased height are located in the center of the property along or near Gladding Way and the Village Green area. The height draws focus to the main entrance of the project and also distinguishes the commercial and live -work units from the rest of the development. In addition, none of the buildings adjacent to the Santa Clara River or residential properties to the east will exceed 35 feet in height. The number and location of the live -work units will be in harmony with the development and surrounding area. The live -work units will all be facing Gladding Way and in close proximity to the commercial complex. This would allow easy movement of vehicles for customers visiting the live -work units without impacting the other residential units. The number of live -work units make up approximately 5.4 percent of the entire residential units. Therefore, they constitute a small percentage of the overall development. 2. The availability of public facilities, services, and utilities: The project will accommodate all residential and commercial uses with new public facilities, services and utilities including the construction of new private roadways within the development. These facilities, services and utilities will be constructed as part of the project development. 3. The harmful effect, if any, on desirable neighborhood character: The project will not have a harmful effect on neighborhood character, as the proposed use is compatible with the surrounding uses and the development will have landscaped setbacks along the Santa Clara River, Soledad Canyon Road and the residential and commercial uses to the east. With regards to building height, none of the buildings adjacent to the Santa Clara River and the residential properties to the east will exceed 35 feet in height. 4. The generation of traffic and the capacity and physical character of surrounding streets: 11 With regards to implementing the PD overlay and establishing the live -work units, Section 5.4 (Traffic and Circulation) of the Soledad Village Final EIR evaluated the impacts of the proposed project on the local traffic system. A traffic study was completed which reviewed traffic impacts generated by the residential, live -work and commercial uses. The study is included in the Final EIR Appendix. The project is located in the Bouquet Canyon Bridge and Thoroughfare District, a full mitigation district. Thus, the impact fees collected by the applicant represent the project's fair share allocation of the required improvements within the District. In addition, the project is within close proximity to a Metrolink Commuter Rail Station as well as along existing and proposed transportation routes along Soledad Canyon Road. The project will also include various improvements and restrictions to access the property. These include right -turn -in lanes for westbound Soledad Canyon Road traffic at Gladding Way and "QQ" Street, and left -in and no left -out at "QQ" Street. Furthermore, the projected traffic for the project is considerably less than under build -out under the subject property's previous General Plan designation. Although the "2007 short range" impacts would be less than significant, the "2015 long range" impacts would be considered significant and unavoidable under the City's Traffic Impact Study Guidelines. The main intersection being impacted (Bouquet Canyon Road and Soledad Canyon Road) cannot be improved any further because of a variety of physical land constraints. Therefore, despite the implementation of the recommended mitigation measures, the project will have a significant unavoidable impact at this intersection, and a Statement of Overriding Considerations will be adopted as part of the ElR. There will be no traffic impacts, either directly or indirectly, as a result of the increased building height. 5. The suitability of the subject property for the type and intensity of use or development which is proposed: With regards to implementing the PD overlay and establishing live -work units, the subject property is physically suitable for the type of development proposed. The subject property is currently vacant but has been rough graded pursuant to the recorded Parcel Map 20838. As part of the Parcel Map approval, a Mitigated Negative Declaration was completed as part of the CEQA review process. All impacts related to site improvements including grading were addressed as part of the Mitigated Negative Declaration. The City Housing Element identifies the subject property as being well suited for a higher density residential development based on its flat topography and transit accessibility. The subject property is physically suitable for the proposed density with approval of the General Plan Amendment and Zone Change. The UDC 12 permits a maximum residential density of 20.0 units per gross acre in the RMH zone. The applicant proposes to construct 386 units within the 26.5 -acre RMH portion of the site. This averages to a density of 14.6 units per acre. Therefore, the proposed alternative is within the density limit permitted in the RMH zone subject to approval of the General Plan Amendment and Zone Change requests. The 22 live -work units will be located in the 3.5 -acre CN portion of the subject property. The CN zone has a maximum floor area ratio of 0.375:1 for all structures. The combined area of the live -work units and commercial center will be approximately 48,000 square feet, which is less than the 57,000 square feet permitted by the UDC for a 3.5 acre site. The subject property is also suitable for buildings that exceed a height of 35 feet. These buildings with increased height are located in the center of the property along or near Gladding Way and the Village Green area. The height draws focus to the main entrance of the project and also distinguishes the commercial and live -work units from the rest of the development. In addition, none of the buildings adjacent to the Santa Clara River and the residential properties to the east will exceed 35 feet in height. 6. The harmful effect, if any, upon environmental quality and natural resources: With regards to implementing the PD overlay, the Initial Study in the EIR Appendix identifies no significant impacts with regards to Biological Resources. The subject property has been graded pursuant to Parcel Map 20838. Flood protection and trail improvements involving buried bank stabilization have also been installed along the Santa Clara River. No development proposed with the project is within the FEMA 100 -yr floodplain, which also corresponds to the City's Santa Clara River SEA. The applicant also obtained all necessary permits from the State of California Department of Fish and Game and United States Army Corps of Engineers. As a result, development of the project would create no new impacts, on any species listed as candidate, sensitive, or special status species, riparian habitat or other sensitive natural community, federally protected wetlands, or any local or regional plans, policies or regulations. Also, development of the project would not impact the movement of any migratory fish or wildlife species or migratory wildlife corridors or impede the use of native wildlife nursery sites. In addition, the project would not impact any adopted Habitat Conservation Plan, Natural Community Conservation Plan or other local or regional plans, policies or regulations. Furthermore, the project would incorporate fencing and signing to deter pets and humans from entering the River corridor and would ensure that lighting is directed away from the River corridor. No additional environmental impacts will result from establishing —' the live -work units or exceeding a building height of 35 feet. 13 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 design of the subdivision and type of improvements will not cause any detriment to public health, safety, welfare or injury to properties or improvements in the vicinity. The project will not transport, use or dispose of hazardous materials. It would also not impact access to emergency responses, nor would it place temporary or permanent barriers on existing roadways or reconfigure existing roadways. The site plan has also been reviewed by the City's Public Works Department, which includes the Building and Safety, Traffic and Engineering Division. In addition, the site plan has been reviewed by the Los Angeles County Fire Department for compliance with applicable codes and the Department has added applicable conditions of approval. d. That the proposed use will comply with each of the applicable provisions of the City of Santa Clarita UDC, except for an approved variance or adjustment: The proposed project is in accordance with the UDC with regards to use, density, parking, circulation, setbacks, landscaping, common recreational areas and all other applicable sections. The project has been reviewed and found to be in complete compliance with the UDC to implement the PD overlay, establish live -work units and exceed a building height of 35 feet, subject to approval of the requested entitlements. e. That, as part of the project within the PD overlay, the development program provides necessary safeguards to ensure completion of the proposed development by the applicant, forestalling substitution of a lesser type of development contrary to the public convenience, welfare or development needs of the area: The proposed project includes conditions of approval and mitigation measures that will ensure the subject property is developed as proposed. Any significant changes to the site plan, reduction of on-site and/or off-site amenities and elimination of conditions of approval would require a subsequent public hearing before the Planning Commission and/or City Council. SECTION 5. WATER SUPPLY ASSESSMENT. The City Council hereby determines that, based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Soledad Village EIR, oral and written testimony and other evidence received at the public hearings held on the Soledad Village and project EIR, reports and other transmittals from City staff to the City Council, and upon studies and investigations made by the City Council and on its behalf, including, without limitation, the water supply analysis within the EIR, projected water supplies will be sufficient to satisfy the demands of the Soledad Village project, in addition to existing and planned future uses. 14 SECTION 6. Based upon the testimony and other evidence, if any, received at the public hearing, and upon studies and investigations made by the City Council and on its behalf, the City Council further finds and determines that this proposal is consistent with the City's General Plan, including the land use designation for the project site of Residential Medium High (RMH) and Commercial Neighborhood (CN) with a Valley Center Concept (VCC) overlay, subject to approval of the entitlements, see Exhibit A. SECTION 7. The City Council hereby approves Master Case 04-444; General Plan Amendment 04-006, Tentative Tract Map 62322 and Conditional Use Permit 05-021 for the development of the 30 -acre Soledad Village Project, in the City of Santa Clarita, which includes 407 residential units including 22 live -work units, an 8,000 square foot commercial complex and various common recreational areas and private roadways, subject to the Conditions of Approval, see Exhibit B. SECTION 8. This resolution will take effect upon the adjournment of the City Council's June 13, 2006, City Council meeting. The change to the City's General Plan contemplated herein will take effect upon adjournment of the June 13, 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 9. 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 13th day of June, 2006. ATTEST: _,�z CITY CLERK 15 MAYOR 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 13th day of June, 2006, by the following vote: AYES: COUNCILMEMBERS: McLean, Kellar, Ferry, Smyth, Weste NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None 16 i STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) CERTIFICATION OF CITY COUNCIL RESOLUTION I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true and correct copy of the original Resolution No. 06-66, adopted by the City Council of the City of Santa Clarita, California on June 13, 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 a 2 Z O co z J a J cr w z W C7 Nr v O 0 z U O CL z O z U LU LU J O U z O a U O U LU 0 O R d F {6 O � i = a � mO CL) L) a z M a• G - h Z i o ca a 2 Z O co z J a J cr w z W C7 Nr v O 0 z U O CL z O z U LU LU J O U z O a U O U LU 0 O R d tr.a,; .4 a s- M a• �ti i , - o J ' • ,••af , `� V U .. J••. > J :�' • '' e co ` _• rr ,. T L O d, rti m .0 U�d„"Ra l; �Z ..' ;o N (1) E -a _ I U s+ e v� a 2 Z O co z J a J cr w z W C7 Nr v O 0 z U O CL z O z U LU LU J O U z O a U O U LU 0 O R d EXHIBIT B MASTER CASE NO. 04-444, GENERAL PLAN AMENDMENT 04-006, TENTATIVE TRACT MAP 62322 AND CONDITIONAL USE PERMIT 05-021 FINAL CONDITIONS OF APPROVAL General GC1. The approved entitlements as part of Master Case 04-444 include the following entitlements: 1. General Plan Amendment 04-006 to change the land use classification to Commercial Neighborhood (CN) with a Valley Center Overlay (VCC) for 3.5 acres for the commercial and live -work areas and Residential Medium High (RM11) with a VCC Overlay for the remaining 26.5 -acres; 2. Tentative Tract Map 62322 to subdivide the subject property for 407 residential units including 22 live -work units and 8,000 square foot commercial complex; 3. Conditional Use Permit 05-021 to implement the Planned Development (PD) overlay, to exceed a building height of 35 feet and to establish 22 live -work units in the CN zone; 4. Approved by separate ordinance, Zone Change 04-004 to change the zoning designation to Commercial Neighborhood (CN) and Residential Medium High (RMH) with a Planned Development (PD) overlay. The zoning will be consistent with the proposed General Plan classification; 5. Approved by separate resolution, Environmental Impact Report State Clearinghouse Number 2005041100 along with a Mitigation and Monitoring Program, circulated in compliance with the California Environmental Quality Act (CEQA)and certified as required by CEQA. GC2. The approval of Tentative Tract Map 62322 and the associated entitlements shall expire two years from the date of conditional approval unless modified with an approved development agreement. GC3. 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. GC4. 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. GC5. 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 Master Case 04-444 June 13, 2006 Page 2 of 31 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. GC6. Details shown on Tentative Tract Map 62322 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. GC7. Final specific locations of structure, the applicant, at the time of issuance of building permits, agrees to develop the property in conformance with the City Code 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. GCB. A grading permit shall be required for any and all grading to occur for the purpose of this project. GC9. 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. GC10. 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. GC11. The commercial and/or residential developments may require a Districts' permit for Industrial Wastewater Discharge. The applicant shall contact the Sanitation Districts' Master Case 04-444 June 13, 2006 Page 3 of 31 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. GC12. 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. GC13. The applicant must sign and notarize the attached affidavit to confirm acceptance of the conditions of approval and mitigation measures of this grant. The notarized affidavit must then be returned to the Planning Division before approval is granted. Planning Division PL1. All Final Maps shall be developed in substantial conformance with Tentative Tract Map 62322 as approved. PL2. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. PL3. All requirements of the Unified Development Code and of the specific zoning of the subject property shall be complied with unless set forth in the permit and/or shown on the tentative map. PLA. All mitigation measures identified in the certified environmental impact report and Mitigation Monitoring and Reporting Program (MMRP) for the project shall be complied with to the satisfaction of Director of 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. PL5. All commonly owned areas shall be recorded as such and shall be maintained by the project's Homeowner Association unless maintained by LMD. PL6. Prior to the issuance of the first Certificate of Occupancy, a homeowner's association, or property owners association (where applicable) shall be formed to have responsibility and authority of all maintenance, including but not limited to landscaping, slopes, irrigation, drainage devices and trees in common areas as well as private streets and driveways. PL7. Gating is not included as part of the approval of this project. A Conditional Use Permit approval before the Planning Commission would be required prior to any gating being Master Case 04-444 June 13, 2006 Page 4 of 31 installed that restricted vehicular access to the commercial or residential portion of the development. PL8. The applicant agrees to include a minimum five percent of dwelling units as part of their "Workforce Housing Program" as outlined in the Workforce Housing Program Summary "Attachment A". PL9. The applicant shall be required to pay the Library Fee established by the City Council by separate resolution for each unit, prior to the issuance of building permit. PL10. The applicant shall assign a project liaison or manager available to answer questions, comments or complaints during project construction. The contact name and phone number shall be made available to City staff and to the adjacent mobile home park residents. PL11. The applicant shall be responsible for funding and constructing a pedestrian bridge over Soledad Canyon Road along the western end of the property to the satisfaction of the Community Development Director prior to final, occupancy of the residential portion of the development. The applicant shall also receive approval of the design, construction and maintenance of the bridge from all the applicable divisions including the Planning Division, Engineering Division, Building and Safety Division, Parks Division and Landscape Maintenance District. The applicant shall dedicate all necessary right-of-way on its property for the bridge including landing and ramp areas to the City prior to final map approval. The bridge shall be dedicated to the City upon its completion with provisions in place for its maintenance through the Landscape Maintenance District by the final map of approval. Maximum Building Heights PL12. As part of the conditional use permit approval, the following maximum building heights shall apply: 1. Commercial building — the main body of the building may be one or two stories and shall not exceed a height of 35 feet, and towers and other architectural features shall not exceed a height of 50 feet. 2. Live -Work and Rowhouse Units — the main body of the buildings shall not exceed three stories and a height of 42 feet, and towers and other architectural features shall not exceed a height of 50 feet. 3. Triplex and Townhouse Units — the buildings shall not exceed 2 stories and a height of 35 feet. 4. No structures directly abutting the Santa Clara River shall exceed two stories and height of 35 feet. Master Case 04-444 June 13, 2006 Page 5 of 31 Recreational Areas PL13. A minimum open space of two hundred (200) square feet per ground floor unit and one - hundred fifty (150) square feet per upper floor unit shall be provided. Land required for setbacks or occupied by buildings, streets, driveways, or parking spaces may not be counted in satisfying this open space requirement; however, land occupied by any recreational buildings and structures may be counted as required open space. In total, the applicant shall provide a minimum of 3.3 acres of common open space areas as shown on the site plan. This includes a main common recreational and "village green" area north of Gladding Way, one at the northeast corner of the subject property and one at the western end of the property. At minimum, the common recreational areas shall include the following amenities: a landscaped park -like quiet area, children's play area, family picnic area and swimming pool area with a cabana/patio cover and restrooms. However, the "village green" area shall remain open and free of any buildings. Parking PL14. The applicant shall provide a minimum one guest parking space for every two dwelling units, or a total of 204 spaces for 407 units. Spaces shall be evenly distributed to the satisfaction of the Director of Community Development and City Traffic Engineer. Guest spaces shall not be rented out or specifically assigned. Parking spaces within the commercial center shall not be counted towards the guest parking space requirement. PL15. Each unit shall have its own attached 2 -car garage with a minimum interior dimension of 20 feet by 20 feet, for a total of 814 covered spaces for 407 units. All garage doorways throughout the development shall have a "roll -up" design with automatic garage door openers. PL16. A minimum one guest/customer parking space shall be provided along Gladding Way for each live -work unit. These spaces may be included in the overall guest parking space requirement for the entire development. None of the guest/customer parking spaces shall be assigned to specific live -work units. The HOA or POA may place time -limits for a portion or all of the guest/customer parking spaces during the hours/days identified in the conditions of approval. Parkways, Sidewalks and Building Setbacks PL17. Gladding Way from Soledad Canyon Road and "A" Street and "QQ" Street shall include a minimum 5 foot wide parkways on both sides of the street and minimum 5 foot wide sidewalks on both sides of the street to the satisfaction of the Community Development Director. Gladding Way north of "A" Street may have a minimum 8 foot wide sidewalk without parkways, provided the sidewalks include wells planted with street trees. Master Case 04-444 June 13, 2006 Page 6 of 31 PL18. All other private streets/driveways 36 feet wide shall have a minimum 4 foot wide parkways and 4 foot wide sidewalk on both sides of the street, except in areas that do not provide access to parking spaces or dwelling units to the satisfaction of the Community Development Director. PL19. Other private streets/driveways less than 36 feet wide may be required to provide parkways and sidewalks as deemed necessary by the Community Development Director. The applicant shall work closely with the Planning Division in incorporating parkways and sidewalks to the satisfaction of the Community Development Director. PL20. The applicant shall, subject to approval of the adjacent land owner, provide a pedestrian connection on the subject property to the property line of the off-site commercial property to the east. In addition, the applicant shall provide a minimum four pedestrian access points to the pedestrian trail along the Santa Clara River. PL21. Buildings shall have a minimum 14 foot landscape setback along Soledad Canyon Road, 5 foot setback along the eastern property line and 15 foot landscape setback along the rear property line. In addition, there shall be a minimum 3 foot landscape setback between any sidewalk/walkway and building, except along Gladding Way. There shall be a minimum 5 foot landscape setback between the sidewalk/walkway and buildings along Gladding Way between Soledad Canyon Road and "A" Street. No landscape setback is required between the sidewalk/walkway and buildings along Gladding Way north of "A" Street. Walls PL22. No retaining or other walls within the Soledad Canyon Road setback shall exceed 3.5 feet in height. If a greater wall height is required, two walls each up to 3 feet in height may be constructed provided they are separated by a landscape area of 5 feet wide, with exception to the area behind the bus stop. In that area, a higher retaining wall in excess of 3.5 feet may be permitted, subject to the approval of the Community Development Director. PL23. No walls shall be placed between the commercial structure and Soledad Canyon Road and Gladding Way, except for 3.5' maximum height retaining walls or other walls required by Building and Safety. In addition, no solid walls shall be placed between the residential building (the one located at the northwest corner of the same intersection) and Soledad Canyon Road and Gladding Way, except for 3.5' maximum height retaining walls or other walls required by Building and Safety. PL24. Solid walls facing the Santa Clara River shall not exceed a height of 3.5 feet. A full view fence shall not exceed a height of 6 feet. Or, a view fence may be constructed above a solid wall, provided the overall fence/wall does not exceed a height of 6 feet. Master Case 04-444 June 13, 2006 Page 7 of 31 PL25. All other walls shall comply with the City's UDC requirements, including a maximum 6 foot high fencing around private patio areas. Live -Work Units PL26. The site plan shall include 22 live -work units, with all of them located along Gladding Way. Each unit shall include approximately 300 square feet of work space at the ground level with an exterior entrance facing Gladding Way. PL27. Permitted uses for the live -work units include arts/crafts uses, professional office uses (lawyer, accountant, architect, interior design, real estate agents, computer industry consultants and similar) and other limited small-scale business activities as approved by the Director of Community Development. PL28. The work space hours open to customers/clients shall be limited to 8:00 a.m. to 8:00 p.m. Monday through Saturday with no operation for public use on Sundays or holidays. Deliveries for the work operation shall also be limited to the hours/days identified above. PL29. The work space shall be occupied and used only by the owner or residential tenant of each unit. The work space shall by occupied by only one business. The work operator may have one additional employee, excluding the owner or residential tenant. PL30. If the owner or residential tenant of a live -work unit chooses not to operate a business in the work area, they may convert the work area to additional living area, but in no event, shall the area be converted to separate living quarters or rented/leased to a second residential tenant. PL31. The CC&R's for the property shall include provisions permitting live -work units as a use. Architecture PL32. The applicant shall comply with the following conditions for the commercial center: 1. The final site plan, architectural design, parking, signing and landscaping shall be required to go through the City's Development Review process; 2. The final design shall be consistent with the conceptual elevations provided and also include the appearance of a two-story building; and 3. The colors and materials selected shall be the same or similar to those selected for the live/work units. PL33. The applicant shall slightly vary the architecture of the live/work units to increase the •— visibility of the customer entrances to the satisfaction of the Community Development Director. This will ensure that customers can clearly identify which units are live/work and that the units are successfully occupied by quality users. Master Case 04-444 June 13, 2006 Page 8 of 31 PL34. The applicant shall include an Italian design alternative for the Townhome Units to the satisfaction of the Community Development Director. PL35. The applicant shall comply with the following conditions for elevations with garage entrances, to the satisfaction of the Community Development Director: 1. Provide variation in the treatment of garage doors such as glazing or varying the panel design; 2. Provide raised planters with landscaping between garage doors; 3. Introduce trellises or similar detailing above some garage doors; 4. Provide stone columns between the garage doors for the Italian design; 5. Add decorative shutters above the garages for the triplex units; and 6. Include "strips" of decorative pavement along key portions of the private streets and "driveway spurs". PL36. No roof -mounted equipment shall be permitted for the residential units. All ground - mounted equipment including air conditioning units, heating, back flow devices (in accordance with Los Angeles County Fire Department requirements), transformer boxes (in accordance with Southern California Edison requirements), mechanical equipment, etc. shall be screened using landscape materials such as fencing, shrubbery and/or trees. Ground cover such as mulch and turfgrass are not acceptable as a screening device. In addition, mechanical equipment shall be operated and located so that they do not disturb the peace, quiet and comfort of adjacent and neighboring occupants. PL37. Equipment for the commercial center may be roof mounted provided they are fully screened. The method of screening must be architecturally compatible in terms of materials, colors, shape and size. PL38. Residents of the complex shall receive Planning Division and Building Division approval for any future patio covers and screens. Any such covers/screens shall receive approval of the HOA or POA, be limited to ground level private patio areas, be architecturally compatible to the structures using similar materials and colors and be open free and clear on three sides. PL39. The applicant shall submit plans and receive Planning Division approval for all other design amenities including recreational buildings, bus shelters, trash enclosures, mailboxes (if proposes), the screened structure for the water pump station, covered patios, the pedestrian bridge over Soledad Canyon Road, decorative lighting, paving, fencing, street furniture and playground equipment. They shall be consistent with the architectural style of the residential and/or commercial buildings. Structures in the public right-of-way shall be consistent with the City's Streetscape Beautification and Master Plan. Master Case 04-444 June 13, 2006 Page 9 of 31 Signing PLAO. No signage is approved at this time. The applicant shall submit an application for Enhanced Signing if the applicant requests to include subdivision entry and/or directional signs for the residential complex. PL41. Prior to building permit issuance for the live -work portion of the complex, the applicant shall receive approve of a Planned Signing Program. Such signing shall take into account the architectural design of the buildings and shall not be internally illuminated. PI -42. Prior to building permit issuance for the commercial center, the applicant shall receive approval of a Planned Signing Program. Landscape Plan Changes PL43. Prior to the issuance of grading permit, the applicant shall provide a revised conceptual landscape plan that includes enhanced landscaping to the satisfaction of the Director of Community Development along the Santa Clara River and along Soledad Canyon Road. Enhanced landscaping can include larger trees, shrubs and/or more trees and shrubs. PL44. Prior to the issuance of a grading permit, the applicant shall provide cross sections depicting projected 5 -year and 10 -year heights and canopies for the Soledad Canyon Road and Santa Clara River frontages. If it is determined that the structures are not adequately screened during this time, the Director of Community Development may require additional trees and/or different species of trees be planted along these frontages. PL45. The applicant shall incorporate the following conditions as part of final landscape and irrigation plan submittals: 1. Minimize the use of plants such as the Agapanthus, Rhaphiolepis, Photinia, Phormium tenax and Dietes; 2. Incorporate native trees such as Coast Live Oak, Valley Oak, Canon Oak, California Sycamore and Black Walnut, especially along the Santa Clara River; 3. All trees shall be minimum 24" box in size, with 36" box trees at street corners and within larger planter and open recreational areas. In addition, a variety of tree sizes shall be placed along the Soledad Canyon Road and Santa Clara River setbacks; 4. Incorporate native shrubs/small trees such as Toyon, California Lilac and Sugar Berry; 5. Incorporate native ground cover and perennials such as Yankee Point "horizontalis", Sage, California Fuchia, Monkey Flower (Mimmulus), Native Penstemon, native Currents and Goose Berry; 6. Specify the location of Chinese Pistache along the Soledad Canyon Road parkway; 7. Replace Crape Myrtle trees along Soledad Canyon parkway with another tree that Master Case 04-444 June 13, 2006 Page 10 of 31 attains an adequate height and diameter to be used as street trees, subject to approval by Southern California Edison; 8. Replace Mexican Fan Palm and Crape Myrtle trees with larger canopy trees such as native Valley Oak, Live Oak or an ornamental like the London Plane; 9. If palm trees are to be used in the project, use the shorter and broader Washingtonia filifera variety, and only use as an accent tree where it is not visible from the trail along the Santa Clara River; and 10. Plant Evergreen Elm trees a maximum 40 feet on center in locations agreed upon by the applicant and the City. Standard Landscape Conditions PI -46. 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. PL47. Landscape plans must conform to all current Municipal Code/Unified Development Code requirements for landscaping. Applicable code sections include but are not limited to: 1. § 17.15.020 (J)(9) (property development standards for multifamily residential zones); 2. § 17.15.040 (property development standards for commercial zones); 3. § 17.18.070 (E) (parking standards); and 4. § 13.76 (parkway trees). PL48. Trail systems and open space connectors in the development should complement Santa Clarita Beautification Master Plan guidelines. Refer to the City's Santa Clarita Beautification Master Plan. PL49. 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 Planning Commission and/or City Council, and shall conform to the following: 1. Trees positioned along the property's public street frontages shall be a minimum 24," box size, and shall include a proportionate number of 36" and 48" box -size specimens. All landscaping along Soledad Canyon Road within the transmission line zone shall be subject to the approval of Southern California Edison; 2. The plant palette shall not include any plants listed as invasive exotic pest plants by the California Invasive Plant Council (lists available at http://groups. ucanr.org/ cepp; 3. 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: Master Case 04-444 June 13, 2006 Page 11 of 31 i. Trees; Quercus agrifolia/Live Oak, Quercus lobata/Valley Oak, Quecus chrisolipus/ Canyon Oak, Juglans californica/ Black Walnut, Platanus racemosa/ California Sycamore, Umbellaria califomica/ California Bay; ii. Shrubs; Heteromeles arbutifolia/ Toyon, Ceanothus spp./California Lilac, Eriogonum spp./ Buckweat, Rhus ovata/ Lemonade Berry, Arctostaphylos spp./ Manzanita, Salvia spp./ Sage; and iii. Perenials & grasses; Achillea millefolium / Yarrow, Artemisia calfornica/ Sagebrush, Mimulus spp./ monkey flower, Muhlenbergia rigens/ Deergrass, Penstemon spp., Zauschneria/ California Fuchsia. 4. 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; 5. 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)); 6. Trees proposed for parking areas, including guest parking, must be capable of attaining at least 30' in height and at least 30' canopy diameter; 7. 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)); 8. 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); 9. 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); 10. Landscape plans shall show all ground -mounted lighting fixtures, base dimensions, and typical finish elevations; and 11. The applicant shall design all irrigation systems for water conservation and is encouraged to use low flow irrigation techniques in all non -turf areas. Master Case 04-444 June 13, 2006 Page 12 of 31 PL50. 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. PL51. 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. PL52. Trees planted within City right-of-way shall conform to Municipal Code § 13.76 et seq (Parkway Trees). PL53. The applicant shall place water -conserving mulching material on all exposed soil planting areas not covered by turfgrass. Mulching material may include, and is not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must be a least three (3) inches deep. PL54. 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. PL55. 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. PL56. Prior to the issuance of building permit, 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. Master Case 04-444 June 13, 2006 Page 13 of 31 Building and Safety General Comments for Residential Projects 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. Projects submitted for plan review to Building and Safety shall comply with the 2005 California Energy Code. BS3. 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. BS4. 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. BSS. 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. BS6. The property is located within 1000 feet of a natural hillside brush area and shall comply with the City's Fire Hazard Zone Ordinance. BS7. The project (both residential and commercial portions) and all common and public use areas (rec facilities, pool, walkways, etc.) shall comply with the disabled access requirements as specified in Chapter 11A and 11B of the California Building Code. BSB. Accessibility requirements now apply to multi -story dwelling units such as townhomes (formally exempt). At least 10 percent of such multi -family 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 area 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. Per Senate Bill 1025, for projects submitted on or after July 1, 2005. BS9. Prior to issuance of building permits, additional clearances from agencies not present at this DRC will be required from: 1. William S. Hart School District and appropriate elementary school district, Master Case 04-444 June 13, 2006 Page 14 of 31 2. Castaic Lake Water Agency, 3. L. A. County Sanitation District, 4. 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. BS10. 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. All short private driveway aisles will not receive a street name. Please coordinate street names and addresses with both Fire Prevention and Building and Safety. BSIL The Building and Safety Division is scanning plans for permanent storage. To facilitate this effort, please incorporate the following information into the plans: 1. The Permit Number, Sheet Title, and the Sheet Number shall be located in the lower right hand corner of each sheet of the drawings. 2. A copy of the Planning Conditions. 3. The Truss drawings. 4. ICBG, UL and other outside agency reports for products or materials, when those reports contain information required by the contractor for construction or installation. 5. The Recommendation Section of the Soils Report. Specific Comments BS12. Provide a Building Code Analysis containing the Type of Construction, occupancy groups, basic allowable areas, the actual area of the buildings and justification calculations and other related date. BS13. All residential buildings containing over 2 -dwelling units shall be fire sprinklered using a residential system, and will require a full 1 -hour occupancy separation with any garage (`U-1' occupancies). BS14. All residential buildings containing 5 or more dwelling units shall be fire sprinklered using a residential system. Allowable floor area increases for installing fire sprinklers will not be allowed with a residential sprinkler system. BS15. Show all lot lines, easements, required side yards, restricted use areas, flood hazard areas, etc. on the site plan. BS16. A disabled access path of travel on the site shall connect all walkways, common areas, the commercial building and extended to the public way (Soledad Canyon Road). Master Case 04-444 June 13, 2006 Page 15 of 31 BS 17. The California Plumbing Code (CPC) shall be used to determine the minimum number of plumbing fixtures (not appendix chapter 29 of the CBC). For retail spaces over 1,500 square feet, separate toilet rooms for each sex will be required. BS18. All private on-site sewer lines and laterals shall have a minimum 2 percent slope per CPC. BS19. All individual structures require separate building permits (i.e. trash enclosures, garden walls, retaining walls, masonry fences, mail kiosks, pools, etc.). BS20. These comments are based on a review of conceptual plans submitted by the applicant. A thorough review will be performed and specific comments will be generated when the final 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) for details. 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. The applicant shall provide trash enclosures on-site per the standards and approval of the City's trash contractor and the City's Environmental Services Division. The trash enclosures provided on-site for the residential units shall be designed to accommodate trash only. Each unit shall contain a recyclable barrel. For the commercial site, provide a trash enclosure with sufficient space to house 2 three -yard bins with one reserved for recyclable materials. The live/work units shall include a separate trash enclosure with sufficient space to house two three -yard bins with one reserved for recyclable materials. Master Case 04-444 June 13, 2006 Page 16 of 31 ESS. Trash enclosures shall be consistent with the surrounding architecture and be located to provide convenient pedestrian and collection vehicle access and shall be constructed with a solid roof. ES6. All new construction projects valuated greater than $500,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. The applicant shall comply with the following: 1. 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. 2. 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. 3. 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. EST 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 UFl. The applicant shall be required to install street trees within the parkways of all proposed streets. This includes all private streets and proposed public streets. Spacing of trees shall be a minimum distance of 30' feet on center and shall not exceed 40' feet on center at any time. UF2. Street trees shall be required in the front parkway of all residential units. (refer to marked site plan for examples) UF3. All street trees shall be a minimum 24" inch box container grown tree and planted according to the City of Santa Clarita Tree Planting and Staking Detail Sheet. All trees planted within the parkways shall be approved by the Urban Forestry Department. UF4. All trees to be planted on site shall meet or exceed the minimum requirements of the California Department of Forestry and Fire Protection Specification Guidelines for Container -Grown Trees. UFS. Street trees that are planted within lawn type settings shall require lineal root barriers measuring a minimum distance of 10' feet on center with the trunk of the tree along all walkways and curbs. A three foot minimum diameter mulched tree well shall be installed at the base of each tree with 8-9 inch arbor guards around at the base of all tree trunks. Master Case 04-444 June 13, 2006 Page 17 of 31 UF6. The applicant shall be required to install street trees within the Public Right of Way along Soledad Canyon Road (Commuter Trail). All new street trees shall be consistent with the existing trees that are currently within the Public Right of Way. UFT The applicant shall be required to install and maintain irrigation to all trees planted within the Public Right of Way. UF8. The applicant shall be required to install native species of trees including but not limited to California sycamore (Platanus racemosa) and Coast live oak (Quercus agrifolia) along the trail areas that line the Santa Clara River. These trees shall be planted in compliance with the regulations set forth by the California Department of Fish and Game, City of Santa Clarita Urban Forestry Department, and the Department of Planning and Economic Development Landscape Review Consultant. U179. The applicant shall incorporate native species of oak trees within the common areas of landscape throughout the project site. A combination of 24", 36" and 48" box native oak trees shall be installed within this application. _ U1710. Only drip or bubbler type irrigation shall be installed under the protected zone of an oak or within 15' feet of the trees trunk. All irrigation shall be approved by the Department of Planning and Economic Development and the City of Santa Clarita Oak Tree Specialist. UF11. Only native vegetation compatible with oak trees shall be planted within 15' feet of any oak tree planted on site. UF12. The applicant shall submit a final landscape plan that identifies all required street trees and oak trees. All trees shall be identified in a planting legend that identifies the number, size and species of all trees to be planted on site. UF13. These continents are preliminary based upon the documents submitted by the applicant. Additional comments may be added at any time prior to the issue of "Final Conditions of Approval". Parks and Recreation Division PRI. Prior to the tentative map approval, the applicant shall be required to provide a certified MAI real estate appraisal to establish the fair market value (FMV) of an acre of land within this project. PR2. Prior to the recordation of an applicable final tract/parcel map, the applicant shall pay the "— required Park Dedication Fee equal to the value of the amount of land established per the City's General Plan, "Parks and Recreation Element." Master Case 04-444 June 13, 2006 Page 18 of 31 PR3. Prior to the issuance of any building permits, the applicant is required to provide construction, fencing, striping and signage plans for the two trails to the northern and southern boundaries of the project. Plans are subject to review and approval of the Director of Parks, Recreation and Community Services Department. PR4. The trail along Soledad Canyon Road shall be a minimum of 16' in width. The sidewalk width may be considered as part of that 16 foot width, provided the sidewalk is adjacent to the trail. PR5. The trail along the Santa Clara River, or northern part of the project, shall have a minimum of four connectors to the internal paseo system of the project. PR6. The Soledad Canyon Road trail shall connect at the west end to the Santa Clara trail and the pedestrian bridge over Soledad Canyon Road. PR7. The trail system, including the un -locked Santa Clara River trail connections to the development, shall be completed prior to the issuance of the 1St residential occupancy in the area or phase where connection occurs. However, if trail to be used as detour (see PR8), paving, striping and fencing will be required as directed by City. PR8. The existing Class I bike trail along the project's frontage on Soledad Canyon Road shall remain open during construction. If a detour is required during construction, applicant shall notify City 30 days prior and submit detour plans for review and approval. The trail shall be maintained to current City standards and to the satisfaction of the Director of Parks, Recreation and Community Services Department. PR9. All trails shall be kept clear of obstructions at all times. If trail must be used during construction, the applicant shall submit a trail closure plan to the Director of Parks, Recreation, and Community Services department for review and approval a minimum of 30 working days prior to the closure. Engineering Division General Requirements Mapping 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 building permits, the applicant shall file with the County Recorder a map prepared by or under the direction of a registered civil engineer or licensed land surveyor in the State of California. The map must be reviewed and approved the Master Case 04-444 June 13, 2006 Page 19 of 31 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. Concurrent with final map approval, the applicant shall record a covenant for easement for all shared parking areas, shared driveways and drive isles, and common landscaping/slope maintenance areas, as directed by the City Engineer. EN4. Prior to final map approval, the applicant shall label driveways as "Private Driveway and Fire Lane" on the map, as directed by the City Engineer. ENS. Prior to final map approval, the applicant shall show private street lots on the map, as directed by the City Engineer. EN6. Prior to final map approval, the applicant shall remove existing structures, excluding the existing Valencia Water Company well located on-site. ENT Prior to final map approval, the applicant shall quitclaim or relocate existing easements ., running through proposed structures, as directed by the City Engineer. ENS. 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. 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 building permit, the applicant shall establish a Home Owners' Association (HOA), or similar entity, to ensure the continued maintenance of all private on-site improvements. EN11. Prior to final map approval, the applicant shall obtain approval from 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. If applicable, 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. EN12. This tentative map approval is subject to the applicant's acceptance of the following — conditions for acquisition of easements: 1. The applicant shall secure at the applicant's expense sufficient title or interest in land to permit any off-site improvements to be made.. Master Case 04444 June 13, 2006 Page 20 of 31 2. 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. 3. 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. 4. 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. 5. 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. 6. 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." 7. 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. 8. The applicant shall not sell any lot/parcel/unit shown on the final map until the City has acquired said sufficient land interest. 9. 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. 10. 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. 11. Failure by the applicant to notify the City as required by "b." hereinabove, or simultaneously submit the required and approved documents specified in "e." hereinabove, or make the deposits specified in "f." hereinabove, shall constitute subdivider's waiver of the requirements otherwise imposed upon the City to acquire necessary interests in land pursuant to Section 66462.5. In such event, subdivider shall meet all conditions for installing or constructing off-site improvements notwithstanding Section 66462.5. EN13. Prior to final map approval, the applicant is tentatively required to grant easements on the final map. The easements shall be reviewed and approved by the City Engineer. _ Master Case 04-444 June 13, 2006 Page 21 of 31 EN14. 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. EN15. 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 EN16. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent with the approved tentative map, 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. ENIT Prior to grading permit, 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. EN18. Prior to grading plan approval, the applicant shall obtain written permission from the Los Angeles County Department of Public Works for connection of the private storm drain system to the public storm drain system. EN19. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for grading over all easements. EN20. 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. EN21. Prior to final map approval, the applicant shall provide sufficient access easements to the City for maintenance of outlet structures along the Santa Clara River. EN22. 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. EN23. Prior to issuance of building permits, the applicant shall construct all grading and drainage facilities within the project site. Boxing of the existing open channel shall be complete prior to the issuance of the 20151 building permit. The applicant shall obtain all necessary permits from the Los Angeles County Department of Public Works, Land -- Development Division to the satisfaction of the Director of Public Works.. EN24. The applicant shall form a maintenance assesment district for ongoing operational costs for the portion of the existing storm drain channel which will be covered and not Master Case 04-444 June 13, 2006 Page 22 of 31 maintained by Los Angeles County Flood Control District, based upon the conditions of approval for the project prior to recordation of any final map or issuance of any building permits to the satisfaction of the City. City's acceptance of responsibility is contingent on the property owner's acceptance of a site specific storm drainage maintenacne assesment against benefited properties to provide funds for ongoimg maintenance. EN25. Prior to issuance of building permits and after final map recordation, the applicant may 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. The purpose of the amending map is to adjust lot/parcel lines near the top of slopes or at similar locations acceptable for establishment of slope maintenance responsibilities. The amending map shall be reviewed and approved the City Engineer. EN26. 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, as directed by the City Engineer. EN27. 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. This applies to the open drainage channel to be covered and landscaped. Street Improvement Requirements EN28. The applicant shall develop a comprehensive funding program, subject to the approval of the Director of Engineering and Building Services for the construction of the full width of roadway and bridge improvements for Newhall Ranch Road from Bouquet Canyon Road to the Soledad Canyon Road flyover (presently being constructed). The funding program for the construction of this roadway shall be consistent with the project approval and shall be in place no later than the date that the City has completed the design for the Newhall Ranch Road/Golden Valley Road Bridge over the Santa Clara River and is ready to bid the project. The Director of Engineering and Buildings Services may modify the project's occupancy restriction upward, based upon the fact that the applicant has increased the contribution towards this roadway beyond the project's required Bridge and Thoroughfare fee. The City acknowledges that the program may include various funding sources, including but not limited to, Federal grants and/or programs, State grants and/or programs, local financing programs, developer impact fees, and reimbursement agreements. The City also agrees to utilize all fees collected from approved development within the City's Bouquet Canyon Bridge and Thoroughfare District for this roadway until such time that it is completed. Master Case 04-444 June 13, 2006 Page 23 of 31 EN29. All streets shall be designed in accordance with the City's Unified Development Code and street design criteria; construction shall be completed prior to occupancy. If the City Engineer determines that it is more beneficial for the City to construct the required improvements at a later time, the applicant shall pay a cash in -lieu fee that is equivalent to the cost of the improvements. EN30. 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, and conditions of approval and obtain encroachment permits from the Engineering Division. EN31. Prior to street plan and grading 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 (both within the public right-of-way and along private streets/driveways) shall not conflict with private sewer laterals. The applicant shall submit a street tree location plan to the Urban Forestry Division for review and approval. The plan shall include sewer lateral locations for reference. EN32. Prior to final map approval, the applicant shall dedicate additional street right-of-way on Soledad Canyon Road along the project frontage, consistent with the approved tentative map, as directed by the City Engineer. EN33. 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. EN34. Prior to final map approval, the applicant shall dedicate the right to restrict direct vehicular ingress and egress on all streets having a projected volume of 2000 vehicle trips per day and within 100 feet of any secondary or major highway and on the final map, or by separate document. EN35. Prior to final map approval, the applicant shall dedicate the right to prohibit direct vehicular ingress and egress rights on the final map on Soledad Canyon Road. EN36. Prior to occupancy, the applicant shall construct the following required street improvements abutting the project: Inverted Curb & Base & Street Street Sidewalk Landscaped Street Name Shoulder Gutter Pavin Li his Trees 5'min) Median Soledad X X X X X X Canyon Rd. Master Case 04-444 June 13, 2006 Page 24 of 31 EN37. Prior to issuance of building permits/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. EN38. Prior to issuance of building permits, the applicant shall pay to the City an in -lieu fee to cover their fair share of the cost to repair all eastbound and westbound lanes on Soledad Canyon Road along the project frontage. The fair share amount shall be reviewed and approved by the City Engineer. EN39. Prior to issuance of building permits, the applicant shall pay to the City their contribution towards the undergrounding of overhead power lines along Soledad Canyon Road, to the satisfaction of the City Engineer.. EN40. 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. This requirement excludes the pedestrian bridge which must be complete prior to the 2015` occupancy of the project to the satisfaction of the Director of Public Works.. EN41. Prior to occupancy, the applicant shall construct wheelchair ramps at intersections, as directed by the City Engineer. EN42. Prior to occupancy, the applicant shall provide and install street name signs, as directed by the City Engineer. EN43. Prior to occupancy, the applicant shall replace abandoned driveways with standard curb, gutter, sidewalk, and pavement per APWA standards, to the satisfaction of the City Engineer. EN44. Prior to occupancy, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and refurbish pavement on streets within or abutting the project, to the satisfaction of the City Engineer. Traffic Requirements EN45. 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 corner sight visibility) shall be demonstrated on the final map 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. Master Case 04-444 June 13, 2006 Page 25 of 31 EN46. 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. EN47. 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. EN48. Minimum width of all interior streets, drives and drive aisles shall be 26 feet and shall be shown on all applicable plans prior to issuance of first building permit. EN49. Prior to issuance of the first building occupancy permit, the applicant shall obtain approval from the L.A. County Fire Department for the private road/driveway sections. EN50. Prior to issuance of the first building occupancy permit, the applicant shall post "No Parking— Fire Lane" signs along all private roads/driveways with a curb -to -curb width of less than 34 feet. This shall be shown on all applicable plans prior to issuance of first building permit. EN51. Only parallel parking shall be permitted along "C" Street, "LL" Drive, and "MM" Drive. Ninety degree or head in parking on "A", `B", "D" Streets and `B" Drive shall be minimized to the satisfaction of the Director of Public Works. This shall be shown on all applicable plans prior to issuance of first building permit. EN52. The location, width and depth of all project driveways shall conform to the approved site plan. This shall be shown on all applicable plans prior to issuance of first building permit. No additional driveways shall be permitted. EN53. Any dead-end drive aisles shall. have a hammerhead or turn -around area to facilitate vehicular movements, if required by Los Angeles County Fire Department. This shall be shown on all applicable plans prior to issuance of first building permit. EN54. Two-way stop control shall be provided on "A" Street at Gladding Way. All appropriate signs, pavement markings and legends shall be provided. This shall be shown on all applicable plans prior to issuance of first building permit. EN55. Access at the intersection of Soledad Canyon Road/"QQ" Street shall be limited to right- in/right-out/left-in only. This shall be shown on all applicable plans prior to issuance of first building permit. EN56. Prior to issuance of the first building occupancy permit in the building phase where QQ is required, the applicant shall provide a left -turn lane on eastbound Soledad Canyon Road at "QQ" Street. The left -turn lane shall have 300 feet of storage and 120 feet of taper. This shall be shown on all applicable plans prior to issuance of first building permit. Master Case 04-444 June 13, 2006 Page 26 of 31 EN57. Prior to issuance of the first building occupancy permit, the applicant shall provide a right-turn/deceleration lane on westbound Soledad Canyon Road at Gladding Way. The right-turn/deceleration lane shall have 300 feet of storage and 120 feet of taper. This shall be shown on all applicable plans prior to issuance of first building permit. EN58. Prior to issuance of the first building occupancy permit in the building phase where QQ is required, the applicant shall provide a right-tum/deceleration lane on westbound Soledad Canyon Road at "QQ" Street. The right-turn/deceleration lane shall have 300 feet of storage and 120 feet of taper. This shall be shown on all applicable plans prior to issuance of first building permit. EN59. Prior to the issuance of the first residential occupancy permit, the intersection listed below shall be in place and shall include the required number of lanes and operational traffic signal. 1. Soledad Canyon Road and Bouquet Canyon Road: a. Eastbound: 3 left -turn lane, 2 through lanes, 1 shared through/right-turn lane b. Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane c. Northbound: 1 left -turn lane, 3 through lanes, 1 right -turn lane d. Southbound: 2 left -tum lanes, 3 through lanes, 2 right -turn lanes EN60. Prior to the issuance of the 201x` residential occupancy permit, all roadways listed below shall be in place and functional. 1. Newhall Ranch Road: Bouquet Canyon Road to Newhall Ranch Road/Golden Valley Road Bridge New four -lane roadway graded to full width (ROW per approved site plan dated January 28, 2004) with sidewalks, Class I Bike Trail and raised landscaped medians at ultimate locations. 2. Newhall Ranch Road/Golden Valley Road Bridge: New bridge (ROW per approved site plan dated January 28, 2004) with two travel lanes in each direction, Class I Bike Trail and sidewalk on one side. EN61. 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. EN62. 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). This fee shall be used to improve traffic flow and minimize traffic congestion along the corridors impacted by project -related traffic, through traffic signal retiming and related infrastructure improvements. The fee shall be paid prior to issuance of the first building occupancy permit. Master Case 04-444 June 13, 2006 Page 27 of 31 Sewer Improvement Requirements EN63. Prior to sewer plan approval, the applicant shall provide a sewer area study in accordance with City policies for review and approval by the City Engineer. The applicant will be responsible for any upgrades to existing sewers as identified in the sewer study. EN64. Prior to final map approval, the applicant shall dedicate all necessary sewer easements. The sewer plans shall be reviewed and approved by the Los Angeles County Department of Public Works, Sewer Maintenance Division, County Sanitation District, and the City Engineer. EN65. Prior to issuance of building permits, the applicant shall annex the property into the County Sanitation District. The applicant shall provide the City with written confirmation. EN66. Prior to final map approval, the applicant shall pay sewer reimbursement charges as determined by the City Engineer or the County of Los Angeles. EN67. 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. EN68. Prior to occupancy in the phase where sewer laterals are needed for buildings, 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. Bonds, Fees and Miscellaneous Requirements EN69. Prior to issuance of encroachment permits for public improvements (Street, Sewer, Storm Drain, Water), the applicant, by agreement with the City Engineer, shall 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. EN70. 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. Master Case 04-444 June 13, 2006 Page 28 of 31 [X] Bouquet Canyon Bridge and Thoroughfare District ($15,030) [ ] Eastside Bridge and Thoroughfare District ($15,560) [ ] Valencia Bridge and Thoroughfare District ($10,930) [ ] Via Princessa Bridge and Thoroughfare District ($16,410) The fee shall be calculated as follows: Townhouse = the number of units (407), times the district rate ($15,030), times 0.8; which is equal to $4,893,768 until June 30, 2006. Commercial = the gross acres (.7), times the district rate ($15,030), times 5.0; which is equal to $52,605 until June 30, 2006. The total B&T fee is $4,946,373. The fee is subject to change and is based on the rate at the time of payment. EN71. 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. EN72. 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 TRl. 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 or building permit issuance (whichever comes first) shall be paid. TR2. The applicant shall construct a pedestrian path from the bus stops to the development. TR3. The applicant shall provide a bus stop at the following locations: 1. Westbound Soledad Canyon Road farside of Gladding Way. Installation of the stop may require additional property dedication; and 2. Westbound Soledad Canyon Road farside the pedestrian bridge (just before connection of the trail and the sidewalk); and 3. Eastbound Soledad Canyon Road farside of Gladding Way. Master Case 04-444 June 13, 2006 Page 29 of 31 TR4. In addition, at the westbound Soledad Canyon Road bus stop at Gladding Way, the applicant shall provide a bus turnout constructed to the required dimensions as determined by the Director of Public Works. TR5. For the Westbound stop, the applicant shall coordinate with the Parks and Recreation Division with construction of the tail and the Transportation Engineering Division with the bus stop setback from Gladding Way. The Westbound stop at the pedestrian bridge shall be located just to the East of the trail/sidewalk connection. TR6. The applicant shall provide a site plan showing amenities within a 100 foot radius of the bus stops. If a bus shelter is required, this plan shall also be included in the submitted bus stop shelter plans for permit. TR7. The Eastbound bus stop shall consist of an 8 foot by 25 foot concrete passenger waiting pad. TR8. At the Westbound bus stop at Gladding Way, the applicant shall provide a permanent stylized structure (no pre -fabrication), that compliments the architecture of the adjacent -- development, and consists of: 1. A 10 foot by 25 foot concrete pad placed behind the sidewalk; and 2. A bench, trash receptacle and lighting (all electrical conduits shall be located within the shelter structure). TR9. The Westbound bus stop farside the pedestrian bridge shall consist of a 10 foot by 25 foot concrete passenger waiting pad. TRIO. All mechanical devices (including electrical meter) or vault boxes shall be screened from public view either by location or with mature landscaping, vines etc. (please contact the Planning Division — Landscaping for additional information). Shelter design, structure and amenities shall be approved by appropriate City staff including Planning, Building and Safety, Engineering and Transit. Bench and trash receptacle specifications and all appropriate paperwork for bus stops shall be supplied to the TraitsgI,�}ivision prior to installation. TRI I. A color elevation and materials board for the proposed bus shelter structure shall be supplied to the Planning Division with project submittal. TR12. Bus stops shall be shown and labeled on site plan. TR13. The bus stop locations shall be a minimum 100 feet from the curb return or as specified by City staff. Master Case 04-444 June 13, 2006 Page 30 of 31 TR14. Prior to occupancy of any building east of Gladding Way, the bus stops at and east of Gladding Way shall be constructed. The bus step near the pedestrian bridge will be constructed when the pedestrian bridge is complete. TR15. The sidewalk shall meet at the street for no less than 20 feet at the location of the bus stops. TR16. The applicant shall construct an in -street concrete pad pursuant to the current City standards and APWA 131-1. Special Districts (LMD) SDL 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. SD2. The applicant shall construct landscape medians from the western end of the property frontage to the Soledad Canyon Road/Golden Valley Road interchange to City standards. Where medians already exist, the applicant must plant landscaping where ever landscape does not exist and/or upgrade areas where there are missing plants or insufficient irrigation systems to public maintenance standards. SD3. No on-site landscape areas will be allowed into the LMD, with exception to the triangular shaped portion of the site at the far western end of the property where the pedestrian bridge is located. Los Aneeles Countv Fire Department Subdivision Conditions FDl. Access shall comply with Section 902 of the Fire Code, which requires all weather access. All weather access may require paving. FD2. Fire Department Access shall be extended to within 150 feet distance of any exterior portion of all structures. FD3. Where driveways extend further than 300 feet and are of single access design, turnarounds suitable for fire protection equipment use shall be provided and shown on the final map. Turnarounds shall be designed, constructed and maintained to insure there integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for driveways that extend over 150 feet in length. FD4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane" with the widths clearly depicted and shall be maintained in accordance with the Fire Master Case 04-444 June 13, 2006 Page 31 of 31 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. Provide Fire Department or City approved street signs and building access numbers prior to occupancy. FD7. Provide access as shown, and currently existing. Driveways shall be posted "No Parking — Fire Lane." Water Systems Requirements 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 shall be in accordance with Fire Department requirements. FD10. 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 fire hydrant locations. FD 11. 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. FD12. On separate site plan, verify the location of all existing fire hydrants, and revify the fire flow. The original fire flow av lable form (Form 196) for the existing fire hydrants shall be submitted to the Land Development Unit for review. Upgrades may not be necessary if existing fire hydrants meet fire flow requirements. S:\CD\CURMINM12004\04-444 (Soledad Tow homes)\CC Hearing\CC condirions.doc