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Home My WebLink About2007-04-10 - AGENDA REPORTS - MC 06 107 TOURNEY PLACE (2)W Agenda Item: CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: James Chow DATE: April 10, 2007 SUBJECT: TOURNEY PLACE PROJECT, MASTER CASE NO. 06-107 - CONSIDERATION OF A GENERAL PLAN AMENDMENT, ZONE CHANGE, CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP TO ALLOW FOR THE CONSTRUCTION OF A 50,814 SQUARE -FOOT, 44'-9" TALL OFFICE BUILDING AND THE SUBDIVISION TO CREATE 8 COMMERCIAL LOTS ON TOURNEY ROAD, 1/4 MILE SOUTH OF MAGIC MOUNTAIN PARKWAY IN THE CITY OF SANTA CLARITA DEPARTMENT: Community Development RECOMMENDED ACTION City Council adopt a resolution adopting a Mitigated Negative Declaration and approving Master Case 06-107, General Plan Amendment 06-002, Conditional Use Permit 06-008, and Tentative Parcel Map 62297 for the development of a 44'-9" tall office building and the subdivision to create eight (8) lots for commercial purposes, subject to the attached conditions of approval. Introduce and pass to a second reading on April 24, 2007 an ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING ZONE CHANGE 06-002 (MASTER CASE 06-107) TO AMEND THE CITY'S ZONING MAP AND CHANGE THE ZONING OF PARCEL 2861-001-105 FROM OPEN SPACE (OS) TO BUSINESS PARK (BP) AND THE ZONING OF PARCEL 2861-061-035 FROM BP AND VISITOR SERVING/RESORT (VSR) TO BP, VSR, AND OS ON THE PROJECT SITE LOCATED ON THE WEST SIDE OF TOURNEY ROAD, '/a MILE SOUTH OF MAGIC MOUNTAIN PARKWAY IN THE CITY OF SANTA CLARITA" M� ' � . it ; Ordinance passed to Second reading BACKGROUND On February 20, 2007, the Planning Commission conducted a public hearing on the proposed project and adopted Planning Commission Resolution P07-06 recommending that the City Council approve Master Case 06-107 with the conditions of approval (Exhibit B of the Resolution) and adopt the associated Mitigated Negative Declaration. PROJECT DESCRIPTION Setting and Project The project site consists of three parcels (APNs: 2861-001-105, 2861-061-035, and 2861-061-044) generally located to the south of Wayne Mills Place and west of Tourney Road and comprises approximately 10.9 acres of developed and undeveloped land. For the purpose of differentiating the project site's developed and undeveloped areas, the project site can be divided into two sub -areas: the "Upper Tourney" area (developed) and the "Lower Tourney" area (undeveloped). Upper Tourney The Upper Tourney area consists of three two-story, 35 -foot tall office buildings and parking areas that were constructed in 2005 and an existing parking lot used by Holiday Inn. The three office buildings totaling 75,000 square feet were designed in conformance with parking, landscaping, and site design requirements. The Upper Tourney area consists of approximately 5.71 acres of fully improved land and is currently zoned BP. There is no development proposed in this area as a part of this application. Lower Tourney The Lower Tourney area consists of a Southern California Edison (SCE) easement and transmission towers/lines on vacant property to the north and an underutilized surface parking lot consisting of 145 spaces, owned by the Valencia Country Club, to the south. This parking lot was originally intended to serve a public restaurant located within the golf course clubhouse. Because the use of the restaurant never opened to the public and remains a private restaurant, the surplus parking lot is not needed for its daily operations. Furthermore, Lower Tourney, which was previously graded, is relatively flat on the east side with a total change in elevation of seven feet. The west side gradually slopes toward Interstate 5. Located within an existing landscaped area in the southwest portion of the project site is an 8 -inch -diameter oak tree which will not be affected during construction. Lower Tourney consists of approximately 5.22 acres of land that is currently "split zoned" BP and VSR to the north and OS to the south. The project proposes a professional office building on the under-utilized surface parking lot. The office building would be located adjacent to Tourney Road and consist of surface level and subterranean parking. In order to construct the subterranean parking structure, the applicant proposes a cut of 9,000 cubic yards of dirt, which would be balanced on the western portion of Lower Tourney. The applicant is also proposing enhanced landscaping throughout the proposed parking areas as well as in the proposed Open Space area. A 36 -foot -wide landscaped setback with evergreen trees, shrubs, and grasses would be provided along the freeway frontage to screen the property from I-5. The applicant is also proposing pedestrian pathways to connect the development to the three office buildings in Upper Tourney and to the proposed auxiliary parking area. A two -rail fence along the freeway frontage, bicycle racks, and outdoor furnishings are additional amenities proposed by the applicant. The project also provides improvements along the street frontage as well as one vehicle access point to the proposed development. Project Entitlements The project will require the approval of the following entitlements: Lower Tourney Entitlements: General Plan Amendment/Zone Change: The applicant is requesting approval of a General Plan amendment and zone change in order to construct and operate an office building on property in Lower Tourney that is currently zoned OS. Because the OS zone prohibits the use of professional offices, the applicant requests to change the zone designation of parcel -105 to BP to allow the proposed office use. Parcel -105 is an existing, under-utilized parking lot that is used by the Golf Course as overflow parking. This parking lot is no longer needed by the Golf Course and will be sold to the applicant of this proposal. In exchange for the proposed zone change of parcel -105 to BP, the applicant is also proposing to change the zone designation of adjacent parcel no. 2861-061-035 from BP and VSR to BP, VSR, and OS to provide a 157% net gain of new OS zoned area. The zone change on parcel -035 would convert 1.86 acres of existing VSR zoned property, which is currently vacant, to OS. The applicant also proposes to provide and maintain landscaping in perpetuity for the proposed OS area. The proposed zone change would also convert 0.4 acres of property zoned VSR to BP and reduce the VSR zoned area by 2.3 acres. The future use of the remaining VSR area would be for an auxiliary parking lot for the proposed building that would be accessed by a driveway through the proposed OS zone. . Conditional Use Permit: The applicant is requesting approval of a CUP in order to construct the proposed office building above 35 feet in height in the Lower Tourney area on parcel -105. The proposed 44'-9" tall office building would consist of 50,814 square feet of floor area and 256 parking spaces (48 subterranean, 133 surface level, and 75 auxiliary). Upper/Lower Tourney Entitlements: Tentative Parcel Map: The applicant is requesting approval of TPM 62297 in order to subdivide the existing three parcels into four commercial building lots and four common parking lots for a total of eight lots for commercial purposes. Proposed "Lot 1" is an existing overflow parking lot that would be sold to and continue to be used by Holiday Inn Express. As shown on TPM 62297, proposed "Lots 2 and 6" are existing parking areas for Tourney Plaza H and would be maintained by the Tourney Place Property Owner's Association. Proposed "Lots 3, 4, and 5" are the three existing buildings located in Upper Tourney that could be sold individually with approval of this map. Proposed "Lot 7" would include the dedicated open space area and the auxiliary parking area for the use of proposed "Lot 8" which consists of the proposed 50,814 square -foot office building and parking. GENERAL PLAN DESIGNATION AND ZONING The present General Plan land use designation and zoning designation for the project site is Business Park (BP), Visitor Serving/Resort (VSR), and Open Space (OS). As shown in Table 1 below, the project site consists of three parcels each with different General Plan and zoning designations. TABLE 1: Present and Proposed Zonine ANALYSIS Entitlements Analysis Upper/Lower Toutne Tentative Parcel Map — During the review process for the proposed subdivision, staff reviewed TPM 62297 and verified its compliance with the applicable engineering, building and safety, and the Subdivision Map Act requirements. The project is conditioned to create a Property Owner's Association that would be responsible for maintaining all common area parking, drive aisles, landscaping, etc. Furthermore, the applicant shall be restricted from constructing buildings on the proposed open space area and on lots located on the Edison easement. Lower Tourney General Plan Amendment/Zone Change — The proposal first seeks to change the General Plan and zoning of parcel -105 from OS to BP in order to allow the proposed office building and secondly, to rezone adjacent parcel -035 in order to "realign" the OS zoning and create an overall net increase in OS area on the project site. Table 2 and the attached zone change exhibit (Exhibit A of the Ordinance) identifies the proposed zone change areas as well as the net change of rezoned areas. The proposed zone change achieves the goal of increasing open space area as well as the goal of designating a more appropriate zoning classification for the existing and proposed uses. A zone change from OS to BP would allow for parking as well as the proposed office building. Furthermore, a more suitable zoning classification for the western portion of Lower Tourney (parcel -035) would be OS and VSR. This area is currently vacant and zoned VSR which typically permits commercial uses. Because of the Edison easement and transmission lines located above, buildings are restricted on this lot. Therefore, a zoning classification of OS and VSR and the use of landscaping and parking would be more appropriate for this area. Vi ENT !11 Ia UPPER BP BP (No Change) BP BP (No Change) TOURNEY LOWER BP, VSR, and OS BP, VSR, and BP, VSR, and OS BP, VSR, and TOURNEY OS +157% ain OS +157% ain ANALYSIS Entitlements Analysis Upper/Lower Toutne Tentative Parcel Map — During the review process for the proposed subdivision, staff reviewed TPM 62297 and verified its compliance with the applicable engineering, building and safety, and the Subdivision Map Act requirements. The project is conditioned to create a Property Owner's Association that would be responsible for maintaining all common area parking, drive aisles, landscaping, etc. Furthermore, the applicant shall be restricted from constructing buildings on the proposed open space area and on lots located on the Edison easement. Lower Tourney General Plan Amendment/Zone Change — The proposal first seeks to change the General Plan and zoning of parcel -105 from OS to BP in order to allow the proposed office building and secondly, to rezone adjacent parcel -035 in order to "realign" the OS zoning and create an overall net increase in OS area on the project site. Table 2 and the attached zone change exhibit (Exhibit A of the Ordinance) identifies the proposed zone change areas as well as the net change of rezoned areas. The proposed zone change achieves the goal of increasing open space area as well as the goal of designating a more appropriate zoning classification for the existing and proposed uses. A zone change from OS to BP would allow for parking as well as the proposed office building. Furthermore, a more suitable zoning classification for the western portion of Lower Tourney (parcel -035) would be OS and VSR. This area is currently vacant and zoned VSR which typically permits commercial uses. Because of the Edison easement and transmission lines located above, buildings are restricted on this lot. Therefore, a zoning classification of OS and VSR and the use of landscaping and parking would be more appropriate for this area. Table 2: Net Chanee in Zonine 9r� m� yy ray �yI9� 1''+� �'lP £�� j' ^v i at € t'a 'ik� S � M u TT' Yi ii. ,'$•� �5 ( (I5'5 ii iiii H i�kk�� w 1 if tltl4' ffi 9 . . i "y i� } s•� �IR+ }.�t�,�^ ... p.� �tr ?d c�Ai ��.L': BP 295,489 62% BP 365,049 77% BP +69,560 124% VSR 129,058 27% VSR 30,134 6% VSR -98,924 23% OS 51,636 11% OS 81,000 17% OS +29,364 157% TOTAL 1 476,183 1 100% TOTAL 1 476,183 1 100% TOTAL 0 0% Furthermore, the proposed General Plan and zoning for the project site would be consistent with and contiguous to the land use designations and zoning of the surrounding properties. As shown on the zone change exhibit (Exhibit A of the Ordinance), the contiguous zoning designations would ensure the consistency of future uses. Conditional Use Permit — The Unified Development Code requires approval of a conditional use permit for a building that exceeds 35 feet in height. The additional height requested for a 44'-9" tall building would allow the proposed office building a third floor of office area. The professional office building is proposed within the Valencia Corporate Center which consists of numerous office buildings that have been approved for a CUP for height up to 70 feet. The Tourney Road corridor consists of the Borax building at 70 feet tall, the Kaiser building at 40 feet tall, the Specialty Laboratories building at 68 feet tall, and the Opus and Gateway Plaza buildings which are 54 feet tall. The height of the proposed office building would be complimentary to the height of the proposed and existing buildings along the Tourney Road corridor. Furthermore, as discussed below, the architecture and site design is enhanced to meet the City's design guidelines and to provide a well -articulated office building. Design Review Analysis for Proposed Development Architecture Since the formal project submittal, staff has worked with the applicant to improve upon the design of the building. The proposed elevation plan incorporates the use of enhanced building entries and varying building forms and planes to provide visual interest. The proposed elevations show the effective use of glazing at the entrance and ends of the building to further break the structure's massing. The proposed colors and materials consist of earth tones with a contrasting neutral base color of beige and brighter accent colors of maroon and green. The City's architectural design consultant, RRM Design Group, reviewed the elevations and suggested that the applicant clad the base of the building with an attractive material. The applicant agreed and proposes a stone finish at the base of the building. The proposed building's architecture is similar to and compatible with the office buildings located to the north as this is the final building in the Tourney Place campus. However, as the newest addition. to this office complex, the architecture is enhanced and exemplifies a high standard for the campus. Site Design The site plan for the proposed project has been revised since its original submittal and is designed in a fashion that is consistent with the City's Architectural Design Guidelines. The site plan is designed with controlled site access, efficient on-site circulation, convenient pedestrian connections, and landscaped open space areas. The proposed location of the building is oriented along the street and toward the front of the property. Also, due to the location of the Edison easement and transmission lines located on parcel -105, the proposed building must be located on the southernmost parcel of the project site. The project drive aisles are designed to intersect as close to 90 degrees as possible to ensure the most efficient on-site circulation. As recommended by staff, the applicant has provided pedestrian connections from the building to the parking areas for the development and to the existing office buildings in the Upper Tourney area. Landscaping The preliminary landscape plans submitted by the applicant were reviewed by the City's landscape consultant to ensure conformance with the UDC. The proposed project provides substantial landscaping on the project site to screen the proposed office building and parking areas from public view, specifically from Interstate 5. In addition, there is substantial existing, mature landscaping along the golf course that screens the campus from I-5. As shown in the attached photo simulations, the lower auxiliary lot would be set back over 36 feet from Interstate 5 and screened from view with a mix of evergreen trees, shrubs, and grasses. In addition, as identified in the Mitigation Monitoring and Reporting Program, the applicant shall be responsible for landscaping the proposed open space area in Lower Tourney. The applicant proposes approximately 1.5 acres of newly landscaped area for Lower Tourney which would provide coverage to 29% of the development area. With the addition of the 1.5 acres of new landscaping to the existing 1 acre of landscaping in Lower Tourney, nearly 50% of the development area of the project site would be landscaped. The applicant shall be required to provide final landscape, lighting and irrigation plans for landscape plan review and approval prior to the issuance of grading permits. Parking With the proposed office building in the Lower Tourney area, the applicant is required to provide a minimum of 203 standard parking spaces. The applicant would be providing 256 standard spaces for the development of which 48 would be located underground, 133 at surface level, and 75 auxiliary (lower surface level). The applicant would be providing a surplus of 53 spaces, thus meeting the parking requirement for the development. The surplus would allow the applicant flexibility in future uses in the office building. Parking for Upper Tourney was reviewed and approved in 2005 and is sufficient for the existing three buildings. ENVIRONMENTAL STATUS An initial study was completed evaluating the environmental impacts created with the proposed project. Based on the initial study, a Mitigatgd Negative Declaration (MND) was prepared for the proposed project. The environmental documents were submitted to the State Clearinghouse and posted for public review for a 30 -day review period, from January 19, 2007 to February 20, 2007. Staff received comments from the Native American Heritage Commission (NAHC) directing staff to contact six (6) local Native American groups. These groups were notified and have declined the need for consultation. ALTERNATIVE ACTIONS Other action as determined by the City Council. FISCAL IMPACT No fiscal impact to the City's General Fund exists as a part of this project. However, this project is expected to generate approximately 200 jobs and improve the City's jobs housing balance. ATTACHMENTS Resolution Exhibit A: General Plan Amendment Exhibit Exhibit B: Conditions of Approval Ordinance Exhibit A: Zone Change Exhibit Project site plan, elevations and conceptual landscape plans, tentative parcel map Planning Commission Staff Report, Resolution and Minutes available in the City Clerk's Reading File Mitigated Negative Declaration and Initial Study available in the City Clerk's Reading File Project site plan (full size) available in the City Clerk's Reading File CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita in the City Hall Council Chambers, 23920 Valencia Boulevard, I" Floor, Santa Clarita, California, on the 10th day of April, 2007, at or after 6:00 p.m. to consider the approval of a Zone Change (ZC), General Plan Amendment (GPA), Conditional Use Permit (CUP) and Tentative Parcel Map (TPM) in order to construct a 50,814 square -foot professional office building in the "Lower Tourney" area (APN: 2861- 001-105) and to subdivide the airspace of the proposed and existing buildings located in the "Upper Tourney" (APNs: 2861-061-035, 2861-061-044) and "Lower Tourney" areas. The project site is located at the Tourney Place Campus on the west side of Tourney Road, %. mile south of Magic Mountain Parkway(APN: 2861-001-105, 2861-061-035, 2861-061-044) and is zoned Business Park (BP), Visitor Serving/Resort (VSR), and Open Space (OS). The approval of a ZC and GPA is required for the construction and operation of an office building on property that is currently zoned OS. The applicant is requesting approval of a ZC and GPA to change the zoning designation of APN 2861-001-105 from OS to BP and APN 2861-061-035 from BPNSR to BPNSR/OS. The proposed zoning realignment would result in a net change in OS zoning of 157%. The approval of a CUP is required for the construction of a three-story, 44'-9" tall office building that exceeds the 35 -foot height limit. The proposed development includes 256 parking spaces and enhanced landscaping. The approval of a TPM is required for the proposed subdivision of airspace of existing buildings #3-5 in the "Upper Tourney" area, proposed building #6 in the "Lower Tourney" area, and the surface parking lots on the project site for a total of 8 lots. A draft mitigated negative declaration has been prepared for this proposed project and has been available for public review since January 19, 2007. A copy of the mitigated negative declaration and all supporting documents are available at the Planning Division public counter located in the City Hall Building at 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355. A copy of the draft mitigated negative declaration (without all supporting documents) is available at the Los Angeles County Library, Valencia Branch. If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearing. For further information regarding this proposal, you may contact the City of Santa Clarita, Department of Community Development, 23920 Valencia Blvd., Third Floor, Santa Clarita, CA 91355; Telephone: (661) 255-4330, James Chow, Associate Planner. Dated: March 14, 2007 Sharon L. Dawson, CMC City Clerk Publish Date: March 20, 2007 M lug P4 m � 0 LLI JWL CD 1 i cc 6 K pq>0 p@ LU 017 lug P4 m � 0 r CM 0 LU LU LLI JWL CD cc 6 K pq>0 p@ LU 017 r CM 0 LU LU cm AX LU Laj Ll- 4m co zfa LU uj 9L w OR LLI JWL CD cc 6 K p@ LU 017 i cm AX LU Laj Ll- 4m co zfa LU uj 9L w OR EXHIBIT B MASTER CASE 06-107 GENERAL PLAN AMENDMENT 06-002 ZONE CHANGE 06-002 CONDITIONAL USE PERMIT 06-008 TENTATIVE PARCEL MAP 62297 DRAFT CONDITIONS OF APPROVAL GENERAL CONDITIONS GCI. The approved entitlements as part of Master Case 06-107 include the following entitlements: 1. General Plan Amendment 06-002 to change the land use designation of parcel 2861-001-105 from Open Space (OS) to Business Park (BP) and the designation of parcel 2861-061-035 from BP and Visitor Serving/Resort (VSR) to BP, VSR, and OS; 2. Conditional Use Permit 06-008 to exceed a height of 35 feet in order to construct the proposed 44'-9" tall office building; 3. Tentative Parcel Map 62297 to subdivide the project site (APNs: 2861-001-105, 2861-061-035, and 2861-061-044) into four (4) commercial building lots and four (4) common parking lots for a total of eight (8) lots for commercial purposes; 4. Mitigated Negative Declaration, State Clearinghouse Number 2007011085 along with the Mitigation Monitoring Program, circulated in compliance with the California Environmental Quality Act (CEQA); 5. Approved by separate ordinance, Zone Change 06-002 to change the zoning of parcel 2861-001-105 from Open Space (OS) to Business Park (BP) and the zoning of parcel 2861-061-035 from BP and Visitor Serving/Resort (VSR) to BP, VSR, and OS. The zoning will be consistent with the proposed General Plan classification. GC2. The approval of this project shall expire if not put into use within two (2) years from the date of this approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita's Unified Development Code. GC3. The applicant may file for an extension of the approved project prior to the date of expiration. If such an extension is requested, it must be filed no later than sixty 60 days prior to expiration. GC4. The applicant shall be responsible for notifying the Director of Community Development in writing of any change in ownership, designation of a new engineer, or change in the status of the developer, within 30 days of said change. Master Case 06-107 GPA 06-001, ZC 06-001, CUP 06-008, TPM 61297 April 10, 2007 Page 1 of 11 GCS. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this project, including any related environmental approvals. 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. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC7. The owner, at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code and Fire Code. GCB. This grant shall not be effective for any purpose until the permittee and the owner of the property involved (if other than the permittee) have filed with the Director of Community Development, their affidavit (Acceptance Form) stating that they are aware of, and agree to accept, all of the conditions of this grant. GC9. Details shown on the site plan are not necessarily approved. Any details which are inconsistent with the requirements of state or local ordinances, general conditions of approval, or City policies and not modified by this permit must be specifically approved. GC 10. It is further 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. PLANNING DIVISION ZONE CHANGE/GENERAL PLANAMENDMENT PLI. The applicant shall be granted approval of a General Plan amendment and zone change for subject parcel 2861-001-105 from Open Space (OS) to Business Park (BP) and subject parcel 2861-061-035 from Business Park (BP) and Visitor Serving/Resort (VSR) Master Case 06-107 GPA 06-002, ZC 06-002, CUP 06-008, TPM62297 April 10, 2007 Page 3 of 11 to BP, VSR, and OS as identified on the approved site plan/zone change exhibit (Exhibit B). No General Plan amendment or zone change is proposed or approved for subject parcel 2861-061-044. PL2. The applicant shall rezone a portion of parcel 2861-061-035, currently zoned VSR, to provide 1.86 acres of Open Space (OS) zoned area, as identified on the approved site plan/zone exhibit. The applicant shall be required to provide and maintain in perpetuity landscaping throughout the proposed 1.86 acres of OS zoned area, as identified on the approved landscape plan. PL3. Pursuant to the Unified Development Code (§ 17.03.020(C), permits for the erection, construction, alteration, or change of any building, structure, or improvement in compliance with the amendment under consideration, shall be held in abeyance until the effective date of the proposed zone change and/or amendment. TENTATIVE PARCEL MAP PLA. The applicant shall be granted approval to subdivide subject parcels 2861-001-105, 2861- 061-035, and 2861-061-044 into four (4) commercial building lots and four common parking lots in accordance with Tentative Parcel Map 62297. PLS. All final maps shall be in substantial conformance with Master Case 06-107, Tentative Parcel Map 62297, and Master Case 04-319. PL6. The applicant shall dedicate to the City the right to restrict the construction of buildings within the dedicated Open Space area on proposed Lot 7. PL7. The applicant agrees to subdivide the subject site in accordance with the provisions of the Subdivision Map Act. CONDITIONAL USE PERMIT PL8. The applicant shall be granted approval to construct a three-story, 50,814 square -foot professional office building in accordance with the approved site plan, elevation plan, and colors and materials board on file with the Planning Division. PL9. The proposed professional office building shall not exceed 44'-9" in overall height including all parapet walls, equipment, mechanical or otherwise, or any other portion of the proposed office buildings. PLIO. The applicant shall be required to provide parking for the proposed professional office building at a rate of four (4) parking spaces per every 1,000 square feet of floor area. The proposal includes a total'of 50,814 square feet of floor area designated for professional office uses, thereby requiring a minimum of 203 parking stalls. The applicant proposes and shall be required to provide 256 spaces for the proposed development. Any Master Case 06-107 GPA 06-001, ZC 06-001, CUP 06-008, TPM 62197 April 10, 2007 Page 4 of 11 modifications shall be subject to the review and approval of the Director of Community Development. PLl 1. Prior to final map approval or issuance of building permits, whichever occurs first, the applicant shall record a reciprocal access and maintenance easement for all shared driveways and drive isles within the project site to the satisfaction of the Director of Community Development and City Engineer. PL12. The applicant shall comply with the mitigation measures and monitoring activities identified in the Mitigation Monitoring and Reporting Program for Master Case 06-107. PL13. Prior to occupancy, the applicant shall provide a handicap accessible shaded outdoor employee break area that includes tables, benches, trash containers and walking paths subject to review and approval by the Director Community Development. PL14. Prior to occupancy, the applicant shall provide a two -rail white fence at the property's frontage along Interstate 5 and along the pedestrian pathway to the proposed auxiliary lot, as indicated on the landscape plans. PL15. All light sources shall be directed downward and shielded to prevent glare and spillover from adjacent streets and properties. PL16. The applicant shall screen all mechanical devices, trash enclosures, utility boxes and other similar structures from the public right of way using mature landscaping or other architectural features. All screening shall be approved by the Planning Division prior to installation. PL17. All roof equipment, backflow devices, utilities and trash receptacles shall be adequately screened from view. PL18. No signage has been approved with this permit. Prior to the installation of signs, the applicant shall submit required plans for sign review and obtain approval from the Director of Community Development. PL19. Construction hours shall be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on weekends, unless traffic volumes or public safety issues warrant otherwise (as determined by City, County or State officials). No construction on Sundays and legally proclaimed holidays shall occur. PL20. The applicant shall comply will all applicable noise standards for construction and operations of the proposed office buildings. Master Case 06-107 GPA 06-002, ZC 06-001, CUP 06-008, TPM 62297 April 10, 2007 Page 5 of H LANDSCAPE REQUIREMENTS PL21. Prior to issuance of grading permit(s), the applicant shall receive approval on final landscape, lighting and irrigation plans from the Planning Department/Landscape Review Consultant. These plans must be stamped and signed by a California Registered Landscape Architect. PL22. Required Final Landscape Plan Elements: 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: (a) Landscape plans shall show at least one (1) 24" box tree per four (4) parking stalls in 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)). (b) Landscape plans shall show headlight -screening hedges or landscaped earthen berm, not less than thirty (30) inches nor more than forty-two (42) inches in height at specified locations on parking lot perimeters. 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)). (c) 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/ceppc/), or other plants determined to be invasive by a competent botanist or biologist. (d) Trees visible from the property's public street frontage shall be a minimum 24" box size, and shall include a proportionate number of 36," and 48," box -size specimens (Santa Clarita Architectural Design Guidelines, adopted December 2002). (e) Landscape plans shall show plant material to screen at maturity all trash enclosures, transformer boxes, vault boxes, backflow devices, 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)(14). (f) Landscape plans shall show all lighting fixtures, base dimensions, and typical finish elevations. (g) 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)). (h) Slope planting shall consist of at minimum 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(x)(3)). Should this requirement become impossible or impracticable because of fuel modification requirements, the applicant may substitute a proportionate number of appropriate larger specimen trees to the satisfaction of the Director of Community Development. (i) The applicant shall design all irrigation systems for water conservation. Master Case 06-107 CPA 06-001, ZC 06-002, CUP 06-008, TPM 61197 April 10, 2007 Page 6 of ll (j) The applicant shall place water -conserving mulching material on all exposed soil in planting areas not covered by turfgrass. Mulching material may include, and is not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must be at least three (3) inches deep. (k) Trees planted within fourteen (14) feet of the paved road section along Tourney Road 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. (1) Trees planted within City right-of-way shall conform to Municipal Code § 13.76 et seq (Parkway Trees). (m)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. (n) 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. ENGINEERING DIVISION ENI. The applicant shall show and label the private driveway and Fire Lane easement on the map. EN2. Prior to 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. EN3. 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. EN4. Prior to final map approval, the applicant shall establish a Property Owners' Association (POA), or similar entity, to ensure the continued maintenance of all shared/common lots and drainage devices not transferable to the County Flood Control District. ENS. 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. 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. Master Case 06-107 GPA 06-001, ZC 06-002, CUP 06-008, TPM 62297 April 10, 2007 Page 7 of]] EN6. 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. EN7. The Applicant shall pay applicable Bridge and Thoroughfare fees prior to the recordation of the map, or provide information verifying the obligation has been met. EN8. Prior to final map approval, the applicant shall dedicate additional street right-of-way for a total of 44 feet from centerline on Tourney Road within the project site, as directed by the City Engineer. The typical sections shall be revised accordingly. Proposed building 6 shall be set back from the proposed right of way. EN9. Prior to final map approval, the applicant shall dedicate additional street right-of-way for a total of 44 feet from centerline along Lot 1 on Wayne Mills Place within the project site, as directed by the City Engineer. The typical sections shall be revised accordingly. EN10. Prior to occupancy, the applicant shall construct full street improvements along the frontage of the project site, as directed by the City Engineer. ENll. 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. TRAFFIC DIVISION TRI. Adequate sight visibility is required at all project driveways and shall follow the latest Caltrans manual for applicable requirements. This shall be shown on all applicable plans prior to issuance of first building permit. TR2. Minimum width of all interior drive aisles shall be 26 feet and shall be shown on all applicable plans prior to issuance of first building permit. TRI All project driveways shall intersect with the adjacent roadway 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. TR4. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. TRS. The location, width and depthof all project driveways and drive aisles shall conform to the approved site plan. This shall be shown on all applicable plans prior to issuance of Master Case 06-107 GPA 06-002, ZC 06-001, CUP 06-008, TPM 61297 April 10, 2007 Page 8 of 11 first building permit. No additional driveways shall be permitted. TR6. Any dead-end drive aisles shall have a hammerhead or turn -around area to facilitate vehicular movements. This shall be shown on all applicable plans prior to issuance of first building permit. BUILDING AND SAFETY DIVISION BS1. Projects submitted for plan review after August 1", 2005, shall comply with the 2004 California Electrical Code. Projects submitted after October 1", 2005, shall comply with the 2005 California Energy Code. BS2. For plan submittal requirements, seethe "Plan Requirement List for Building and Safety" available at the Building and Safety Public counter. BS3. Prior to issuance of building permits, additional clearances will be required from: a. William S. Hart School District and appropriate elementary school district, b. Castaic Lake Water Agency, c. L. A. County Sanitation District, d. L. A. County Environmental Services (Health Dept.), e. L. A. Co. Environmental Programs (Industrial Waste), f. L. A. County Health Services, Water & Sewerage Control (for on-site sewers). g. Division of Oil and Gas An agency referral list is available at the Building and Safety public counter. BS4. The building requires connection to a public sewer. BSS. DWV and on-site sewer lines and laterals shall have a minimum 2% slope per CPC. Set your pads accordingly. BS6. The California Plumbing Code (CPC) shall be used to determine the minimum number of plumbing fixtures (not appendix chapter 29 of the CBC). BS7. Prior to issuance of building permits, the applicant shall verify the disabled access path of travel on the site meets all slope and cross slope requirements of the CBC and is accessible to all exterior doors. BSB. All buildings (and other structures) shall be setback from the adjacent ascending or descending slopes per section 1806.5 CBC. BS9. In a Medical Office Building, any tenants that will be licensed medical clinics shall comply with OSHPD 3 requirements and must be identified as such at the time of plan submittal Master Case 06-107 GPA 06-001, ZC 06.001, CUP 06.008, 1PM 61197 April 10, 2007 Page 9 of 11 BS 10. Should the building be used for medical office purposes, the applicant shall clarify the type of services provided, prior to issuance of building permits. If there are any tenants that will be providing services to the mobility impaired, additional accessible parking stalls may be required per Section 1129B.3 of CBC. ENVIRONMENTAL SERVICES ESI. This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a parking lot greater than 5,000 square feet. 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) guide for details. ES2. This project will disturb more than one acre of land. Therefore, it is subject to a General Construction Permit under the City's Municipal Stormwater Permit. The applicant must submit a State Notice of Intent (NOI) to the State and submit a Stormwater Pollution Prevention Plan (SWPPP) to the City for acceptance prior to obtaining grading or building permits. ES3. The applicant shall be required to pay the review fees for the USMP and SWPPP, currently $1328 and $507 respectively, upon formal submittal of the USMP and SWPPP documents. Contact the Environmental Services Division at (661) 284-1422 with any questions. ES4. Provide sufficient trash enclosures to house at least 4 three yard bins. Two of the bins should be reserved for recyclable materials only. The enclosure(s) should be shown on the site plan, consistent with the surrounding architecture and shall be constructed with a solid roof. The enclosure(s) shall be located to provide convenient pedestrian and collection vehicle access. ESS. All new construction projects valuated greater than $500,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. ES6. If the project is valuated above $500,000 the applicant shall: a. Divert a minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D materials. b. Have a Construction and Demolition Materials Management Plan (C&DMMP) approved by the Environmental Services Division prior to obtaining permits. c. Submit a deposit of 3% of the estimated total project cost or $50,000, whichever is less. 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 nine franchised haulers for temporary and roll -off bin collection services. Master Case 06-107 GPA 06-002, ZC 06-002, CUP 06-008, TPM 62297 April 10, 2007 Page 10 of 11 Please contact Environmental Services staff for a complete list of franchised haulers in the City. LOS ANGELES COUNTY FIRE DEPARTMENT FDI. A complete set of architectural drawings shall be submitted for a complete review prior to the issuance of a building permit. SPECIAL DISTRICTS SDI. The applicant shall annex the property into the City's Streetlight Maintenance District (SMD) for the operations and maintenance of streetlighting and traffic signals. A minimum of 120 days is required to process the annexation, which must be completed prior to final map approval or building permit issuance, whichever occurs first. SD2. The applicant shall annex the property into the City's Landscape Maintenance District (LMD) for the maintenance and improvement of landscaped medians, parkways, and streetscapes. A minimum of 120 days is required for annexation processing which must be complete prior to final map approval, grading permit or building permit, whichever issuance occurs first. TRANSIT TRI. At this time, the Transit Impact Fee does not apply. The fee is currently under revision. Fees in place at the time of building permit issuance shall be paid. URBAN FORESTRY UF1. The applicant shall be required to protect/preserve all existing street trees within the parkways along Tourney Road. The applicant shall recycle all wood chips generated from the removal of any street tree(s) and apply the mulch at the base of remaining street trees along Tourney. UF2. The applicant shall be required to replace any missing parkway trees that are located within the legal property lines of the said project. The applicant shall be required to replace any existing street tree damaged as a result of construction. UF3. All trees planted within the Public Right of Way shall be approved by the City of Santa Clarita Urban Forestry Division, Special Districts (LMD), and the Community Development Department (Planning). UF4. All parkway trees within the Public Right of Way shall be planted according to the City of Santa Clarita Street Tree Planting and Staking Detail sheet. A copy of this information can be obtained through the Urban Forestry Division. Urban Forestry can be reached at (661) 294-2500. Master Case 06-107 GPA 06-002, ZC 06-002, CUP 06-008, TPM 62297 April 10, 2007 Page 11 of 11 UF5. Prior to grading approval, the applicant shall resubmit the preliminary landscape plan that addresses all comments made to the landscape plan which was submitted 12-07-06 and received by Planning on 12-08-06. UF6. All trees shall be a minimum 24 inch box size container grown tree or larger and shall meet or exceed the California Department of Forestry and Fire Protection Specification Guidelines for Container -Grown Landscape Trees. UF7. The applicant shall be responsible to install and maintain irrigation to all trees planted within the Public Right of Way. All irrigation to street trees shall be approved by Community Development (Planning) and the Urban Forestry Division. UF8. Trees planted within the Public Right of Way (parkway) in a lawn setting shall have lineal root barriers installed along the edge of the sidewalk, curb or any other concrete or hardscape pedestrian path. Lineal root barriers shall be a minimum height of 24" inches and no less than 10' feet in length (centered with the trunk of the tree five feet in each direction). UF9. The applicant shall be advised that all trees planted within the public right of way shall be protected under City of Santa Clarita Street Tree Ordinance 90-15 immediately following sign off from the Department of Planning and Building Services. OAK TREES UF10. The applicant proposes no impacts to the onsite oak tree located south of proposed grading for the access road to the lower parking lot. The oak tree report has been waived for this application pending approval of the required protective fencing. UF11. Protective fencing shall consist of five (5') foot high chain link material installed around the north — northwest edge of the protected zone of the oak tree (refer to marked site plan). Protective fencing shall be supported by 1-7/8" inch to 2" steel post driven directly into the ground and spaced 8 feet on center. A 24 " inch layer of silt fencing shall be installed at the base of the protective fencing to eliminate run off soil generated from grading from entering the trees protected zone. Protective fencing may not be removed or relocated without the written permission from the City Oak Tree Specialist. UF12. The applicant shall call for a fencing inspection with the City Oak Tree Specialist prior to the start of any grading, excavation or construction. SACMCURRENN2006\06-107 (ZC, GPA, CUP, TPM)\C1TY COUNCIL\06-107 CC DRAFT Conditions of Approval.doc PPP' Ro 9 1.2 A ae F% 5 cc iN uj U) LL. 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