HomeMy WebLinkAbout2009-01-13 - RESOLUTIONS - MASTERS COLLEGE MP PROJ (2)RESOLUTION NO. 09-6
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 04-496
(MASTER PLAN 07-001, GENERAL PLAN AMENDMENT 04-009, TENTATIVE
TRACT MAP 66503, RIDGELIKE ALTERATION PERMIT 07-001, HILLSIDE
REVIEW 04-010, OAK TREE PERMIT 04-050) FOR THE DEVELOPMENT OF
THE MASTER'S COLLEGE MASTER PLAN PROJECT
IN THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
a. 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 project site as Private Education (PE), RL (Residential Low), OS
(Open Space), RS (Residential Suburban), and SP — OS (Specific Plan — Open
Space). Zoning on the project site is Private Education (PE), RL (Residential Low),
OS (Open Space), RS (Residential Suburban), and SP — OS (Specific Plan — Open
Space).
b. On December 10, 2004, an entitlement application was filed by The Master's College
(the "applicant") with the Community Development Department for Master Case
04-496 on the subject site for Master's College Master Plan project. The original
entitlement requests (collectively `original project") include the following:
1. 10 -year Master Plan: To provide a conceptual land use _plan, development
regulations, design guidelines and programs to ensure that the college campus is
developed in a manner consistent with the goals, objectives, and policies of the
City, TMC and the community.
2. General Plan Amendment (GPA): (1) To amend the land use designations of two
areas of the project site from RL (Residential Low).to PE (Private Education) and
from PE to RM (Residential Moderate); (2) to amend the Circulation Element to
designate Dockweiler Drive as a four -lane secondary highway and define the
specific alignment as shown on TTM 66503.
3. Zone Change (ZC): To amend the zoning of two areas of the project site from RL
(Residential Low) to PE (Private Education) and from PE to RM (Residential
Moderate).
4. Tentative Tract Map (TTM): To subdivide 81.55 acres, south of Placerita Canyon
Road, into 28 lots and two public roadways. The 28 lots would include five
college lots, 17 multi -family lots (for 54 multi -family air space units), two
Homeowner Association lots, three open space lots that include Creekview Park
to be dedicated to the City, and one water quality basin lot.
5. Conditional Use Permit (CUP): To permit the proposed residential buildings to
have up to three stories.
6. Ridgeline Alteration Permit (RAP): To develop or grade on the upper two-thirds
of the overall height of a significant ridgeline.
7. Hillside Review Permit (HR): To develop on land with an average cross slope of
ten percent or greater.
8. Oak Tree Permit (OTP): To permit the removal of 121 healthy oaks and encroach
on 97 oaks of the 439 oak trees located on site. No heritage oaks would be
removed as part of this project.
c. Surrounding land uses include single-family residences in Placerita Canyon located to
the north, east and west which is zoned RL (Residential Low). Also located to the
west of the project site is property owned by MWD and Placerita Baptist Church,
which is zoned OS (Open Space) and RL, respectively. Also located to the east of the
project site are the Hidden Knoll and Vista residential communities, which are zoned
RS (Residential Suburban) and RM (Residential Moderate). Located to the south of
the project site (Creekview Park) are single-family residences in Downtown Newhall,
which is zoned SP (Specific Plan).
d. 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
Master's College Master Plan project. An 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. A Draft Environmental
Impact Report for The Master's College Master Plan project ("Draft EIR) was
prepared and circulated for review and comment by affected governmental agencies
and the public and all issues raised by the Initial Study. All findings required by
CEQA are addressed in Resolution P08-021.
e. On May 27, 2005 and April 13, 2006, the project went before the City's Development
Review Committee (DRC).
f. On October 4, 2006, the project application was deemed complete.
g. On December 15, 2005, the City Council awarded a contract for Impact Sciences (the
"consultant") to complete the EIR for the project.
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h. On May 20, 2008, the Planning Commission conducted a site tour of the subject
property.
i. The Planning Commission held duly -noticed public hearings on July 1, 2008,
July 29, 2008, September 2, 2008, and November 4, 2008 in accordance with the
noticing requirements of the entitlements. The project was advertised in The Signal
newspaper, through on-site posting at three locations, and by mailing to all property
owners within 1,000 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 July 1, 2008, the Planning Commission opened the public hearing, received
City staff's presentation summarizing the proposed project and project
description, and received public testimony regarding the project;
2. On July 29, 2008, staff and the EIR consultant presented the Draft EIR, received
comments and questions from the Planning Commission and received public
testimony regarding the project;
3. On September 2, 2008, City staff provided answers to questions that were raised
by the Commission on July 29, 2008 and received direction on final project
issues. The Planning Commission directed the applicant to work with City staff
to return on November 4, 2008 with a revised site plan which incorporates the
Commission's suggested modifications to date, with responses to all of the
Commission's and public's concerns; and
4. On November 4, 2008, staff presented a revised site plan of the single-family
residential condominium alternative (generally consistent with the single-family
alternative outlined in the braft EIR) which incorporated the additional Planning
Commission's modifications. Staff also 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. Lastly, staff
presented the necessary approval documents (resolutions, findings of fact,
mitigation and monitoring reporting program and conditions of approval) for the
single-family residential condominium alternative project as revised by the
Planning Commission.
j. On October 3, 2008, the applicant submitted a revised site plan and project
description that incorporates the Planning Commission's comments from the
September 2, 2008 meeting and that is similar to the single-family alternative
identified and analyzed in the Draft EIR.
Thus, the final, revised site plan and project includes 42 single-family, two-story
residential condominium units on Deputy Jake Drive, which would be extended with
a cul-de-sac adjacent to the existing portion of Deputy Jake Drive. The proposed
extension of Deputy Jake Drive would connect to the existing portion of Deputy Jake
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Drive by way of a Fire Department access lane. In addition, the revised project
would not grade within a 20 -foot setback area adjacent to the existing residences
along Deputy Jake Drive, thereby preserving seven oak trees that are proposed for
removal in the original project. The other three components of the proposed project
(the 10 -year Master Plan, the proposed Dockweiler Drive extension, and the
dedication of open space) were unchanged from the original project. Therefore, the
scope of the revised entitlements (collectively "42 single-family dwelling unit
alternative" project) were modified to exclude the conditional use permit request for
height and include the following:
1. 10 -year Master Plan: To provide a conceptual land use plan, development
regulations, design guidelines and programs to ensure that the college campus is
developed in a manner consistent with the goals, objectives, and policies of the
City, TMC and the community.
2. General Plan Amendment (GPA): (1) To amend the land use designations of two
areas of the project site from RL (Residential Low) to PE (Private Education) and
from PE to RM (Residential Moderate); (2) to amend the Circulation Element to
designate Dockweiler Drive as a four -lane secondary highway and define the
specific alignment as shown on TTM 66503.
3. Zone Change (ZCZ To amend the zoning of two areas of the project site from RL
(Residential Low) to PE (Private Education) and from PE to RM (Residential
Moderate).
4. Tentative Tract Map (TTM): To subdivide 81.55 acres, south of Placerita Canyon
Road, into 13 lots and one public roadway. The 13 lots would include five
college lots, one residential lot (for 42 single-family air space units), two
Homeowner Association lots, three open space lots that include Creekview Park
to be dedicated to the City, one water quality basin lot, and one private road lot.
5. Ridgeline Alteration Permit (RAP): To develop or grade on the upper two-thirds
of the overall height of a significant ridgeline.
6. Hillside Review Permit (HR): To develop on land with an average cross slope of
ten percent or greater.
7. Oak Tree Permit (OTP): To permit the removal of 114 healthy oaks and encroach
on 97 oaks of the 439 oak trees located on site. No heritage oaks would be
removed as part of this project.
k. The final site plan and project includes 42 single-family, two-story residential
condominium units on Deputy Jake Drive, which would be extended with a cul-de-
sac adjacent to the existing portion of Deputy Jake Drive. The other three
components of the proposed project (the 10 -year Master Plan, the proposed
Dockweiler Drive extension, and the dedication of open space) were unchanged from
the original project.
1. On November 4, 2008, the Planning Commission, by a vote of 5-0, recommended
certification of the Final EIR as adequate under CEQA, and approval of the project,
as revised by the Planning Commission, to the City Council.
in. The City Council held a duly noticed public hearing on The Master's College Master
Plan project and Final EIR on January 13, 2009, at City Hall, 23920 Valencia
Boulevard, Santa Clarita, at 6:00 p.m. At this meeting the City Council received a
presentation on The Master's College Master Plan project from staff and the
applicant, and received public testimony regarding the project. At the conclusion of
the hearing, the City Council closed the public hearing adopted all of the necessary
approval documents (resolutions, findings of fact, responses to comments, mitigation
monitoring and reporting program, conditions of approval, etc.) for certification of
The Master's College Master Plan Final EIR and for approval of The Master's
College Master Plan project.
n. The location of the documents and other materials, which constitute the record of
proceeding upon which the decision of the City Council is based on the Master Case
04-496 project file within the Community Development Department and is in the
custody of the Director of Community Development.
SECTION 2. FINDINGS FOR A GENERAL PLAN AMENDMENT. Pursuant to
Section 17.03.020 of the Unified Development Code and based on the above findings of fact and
recitals and the entire record, including, without limitation, the entire Master's College Master
Plan EIR, oral and written testimony and other evidence received at the public hearings held on
The Master's College 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. Following approval of General Plan Amendment 04-009 to the Land Use Element
Land Use, Map, (attached as Exhibit A) The Master's College Master Plan project is
consistent with the classification of Private Education (PE) and Residential Moderate
(RM). Following approval of General Plan Amendment 04-009 to the Circulation
Element, Dockweiler Drive would be consistent with the roadway designation of
secondary highway. Furthermore, General Plan Amendment 04-009 is consistent
with the City's General Plan, as documented in The Master's College Master Plan
project EIR. Section 5.6 (Land Use and Planning) of The Master's College EIR,
contains a detailed analysis documenting the project's consistency with the goals of
the City's General Plan.
SECTION 3. FINDINGS FOR MASTER PLAN 07-001. Pursuant to Section 17.03.025
of the Unified Development Code and based on the above findings of fact and recitals and the
entire record, including, without limitation, the entire Master's College EIR, oral and written
testimony and other evidence received at the public hearings held on The Master's College
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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. That the proposed location, size, design and operating characteristics of the proposed
use is in accordance with the purpose of the Unified Development Code (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:
The project site is an existing college campus comprised of classrooms, student
dormitories, administration buildings, athletic fields and buildings, a library, student
union, surface parking lots and vacant land on 95 acres situated within the established
Placerita Canyon community. The Master's College (TMC) moved from its original
location in downtown Los Angeles to its current location in the Placerita Canyon
community in 1961 and has since developed its existing campus buildings. Although
the property owned by TMC consists of approximately 95 acres, the campus portion
of the College totals approximately 39 acres. The remaining 56 acres is primarily
undeveloped and consists of a ridgeline, Newhall Creek, and a five -acre park.
The College, which was originally known as Los Angeles Baptist Theological
Seminary, was originally permitted under Los Angeles County jurisdiction and has
been operational since 1961, prior to the City of Santa Clarita's incorporation in
December 1987. Following City incorporation, the City adopted the Santa Clarita
General Plan to govern its jurisdictional area in 1991, and adopted the Unified
Development Code in 1992 as an implementation tool of the General Plan.
The Master's College campus currently has a General Plan land use designation and
zoning of PE (Private Education), RL (Residential Low), and SP — OS (Specific
Plan — Open Space). The Permitted Use Chart (Section 17.13.040) in the City's
Unified Development Code (UDC) categorizes "College and University" as a "Public
or Semi Public Use Type." "College and University" is an allowed use in the PE
zone with the approval of a Master Plan or Conditional Use Permit. For this reason,
the Master Plan proposal and the use of the property for college purposes do not
present a conflict with the zoning of the property or the requirements of the Unified
Development Code, provided that the use meets the requirements set forth in the
project conditions of approval and the mitigation monitoring and reporting program.
The Master's College obtained its original land use approvals from Los Angeles
County, Department of Regional Planning in 1961. In the late 1960s, TMC
constructed the school's gymnasium and athletic field at the northeast corner of
Meadview Avenue and Placerita Canyon Road. To accommodate the school's
growing student body, TMC continued to expand its campus in the 1970s and 1980s.
The applicant is requesting the approval of a 10 -year Master Plan (Exhibit C to this
resolution) that would guide the future expansion of the campus facilities. In
following the 10 -year Master Plan, future expansions would not be considered on a
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project -by -project basis, but rather as part of a comprehensive plan that looks ahead
to the ultimate build -out of the campus.
The Master Plan includes proposed buildings and building additions for the 10 -year
Master Plan build -out of the campus. The catalyst of the development plan is the
proposed 55,000 square -foot MacArthur Center, which would serve as the college's
chapel and main place of worship. Other notable additions include two 60,000
square -foot classrooms, one new dormitory, and a net increase of 257 parking spaces
for a total of 1,254 spaces. In total, 220,000 square feet of new building and 32,988
square feet of additions are proposed, and 13,110 square feet of building area would
be removed. Although implementation of the Master Plan would intensify the uses
on the property, the operational characteristics of the college campus would utilize a
General Plan roadway as its new main entrance, thereby placing new college
development away from the existing, established canyon community and closer to a
new major roadway. The operational characteristics of the College would be
respectful of the existing residential community along Placenta Canyon Road while
achieving the pedestrian, open space, and development goals of the College.
The conditions of approval, attached to this resolution as Exhibit B, will ensure that
all City development standards and requirements are met. In addition, the
development standards and design guidelines in the Master Plan would limit the
height and square -footage of proposed buildings, require a high level of architecture
that is compatible with the campus and adjacent Placerita Canyon community, and
planting of native landscaping. These conditions of approval, combined with the
mitigation measures as identified in the Final EIR Mitigation Monitoring and
Reporting Program, will ensure that the proposed location, size, design, and operating
characteristics of the project, The Master's College Master Plan, is in accordance with
the purpose of the City's Unified Development Code, the purpose of the zone in
which the project site is located, the Santa Clarita General Plan and the development
policies and standards of the City to the maximum extent possible.
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:
1. Harmony in scale, bulk, coverage, and density:
The Master's College Master Plan proposes expansion and development of the
existing college campus to meet the educational needs of the College. The Master
Plan proposal provides a conceptual land use plan, regulations, guidelines and
programs to ensure that the campus is developed in a manner consistent with the
goals, objectives, and policies of all stakeholders including the College, the City
and the surrounding communities.
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One of the key operating characteristics of the proposed project that would reduce
traffic impacts to the Placerita Canyon community and utilize a General Plan
roadway is the re -location of the main College entrance from Placerita Canyon
Road to Dockweiler Drive. The proposed project would redirect vehicle trips
from a constrained intersection at 13th Street and Railroad onto a secondary
highway that can accommodate anticipated trips at build out of the
campus. Furthermore, currently undeveloped areas of the campus would be
developed with a chapel, several classroom buildings and a dormitory. The
majority of the development would be located between the existing campus
buildings and the Dockweiler Drive extension, thereby providing adequate
distances from existing residences in the Placerita Canyon area.
As the College's campus expands, the scale, bulk, coverage, and density of the .
proposed development would increase. However, the increase in density would
be well-balanced and in scale with the project site and the surrounding
communities. No development would occur on the North Campus area, north of
Placeritos Boulevard, which is in closest proximity to existing residences in the
Placerita Canyon area. Valley Campus development would be limited to
expansions to two buildings. The majority of the development would be evenly
distributed through the undeveloped portion of the campus, which is the hilltop
campus, located south of the existing campus buildings and away from Placerita
Canyon Road and off of Dockweiler Drive.
The Master's College Master Plan also sets design guidelines for building
architecture and landscaping to ensure compatibility with the rustic canyon
community. Architectural design guidelines require buildings to utilize a
California Craftsman style to complement the architecture of the community and
to ensure cohesiveness with college campus architecture. Height limits and
design guidelines for light standards ensure no impacts to adjacent
residences. Landscaping that would utilize native and naturalized plant materials
would create the Old California environment with planting of sycamores, oaks,
and native grasses.
The proposed Master Plan is also consistent and compatible with uses
immediately adjacent to the college campus and would operate harmoniously with
these uses and residences.
2. The availability of public facilities, services, and utilities:
Public facilities, services and utilities are available and currently exist at and
extend to the existing hospital campus. With the expansion of the College's
campus southward, these utilities would extended to the new buildings and
facilities proposed on the campus.
In the first phase of the Master Plan, the College would be extending Dockweiler
Drive approximately 0.64 miles westward from its existing terminus to provide
access to the southern portion of the campus. With the roadway extension, storm
drains and conveyances would be installed on the project site. Additionally, the
project site is served by the Newhall County Water District which would have
sufficient supply to serve the proposed project. As part of the project, the existing
0.75 million -gallon water tank adjacent to the campus would be replaced with a
five million gallon tank by the Newhall County Water District when needed.
The Placerita backbone sewer line currently serves the College campus. Prior to
the implementation of the Master Plan, the applicant is required to conduct a
sewer area study to determine the capacity of the sewer line and whether
augmentations to the sewer line are required. All new campus buildings would tie
into the Placerita backbone sewer line.
In addition, the application of the required conditions of approval and the
implementation of the mitigation measures as stated in the Mitigation Monitoring
and Reporting Program will ensure that utility, public service and infrastructure
provisions are coordinated with the phased development of the site.
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. The Master's College
Master Plan sets design guidelines for building architecture and landscaping to
ensure compatibility with the rustic canyon community. Architectural design
guidelines require buildings to utilize a California Craftsman style to complement
the architecture of the community and to ensure cohesiveness with college
campus architecture. Landscaping that would utilize native and naturalized plant
materials would create the Old California environment with planting of
sycamores, oaks, and native grasses. The Master Plan serves as a guide for the
administration for all future campus improvements and the community's
assurance that the College is a well -integrated neighbor.
4. The generation of traffic and the capacity and physical character of surrounding
streets:
The expansion of The Master's College campus would increase vehicular traffic
on the existing roadway network but would neither adversely affect the
surrounding community nor negatively impact the physical character of
surrounding streets.
The Master Plan proposes to relocate the main entrance to the campus by
removing the existing parking lot along Placerita Canyon Road and replacing this
parking lot with a primary parking lot located off of Dockweiler Drive, which
would be extended as part of this project. Many of the vehicles that would
normally use Placerita Canyon Road would be redirected to Dockweiler Drive,
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thereby alleviating traffic in Placerita Canyon and at the 13th Street and Railroad
Avenue intersection.
The traffic analysis for the project examines average daily trip (ADT) volumes
for interim year conditions with and without the project, and with and without the
ultimate extension of Dockweiler Drive. Under a worst -case -scenario, which
includes the project and the Dockweiler Extension to Lyons Avenue, the
maximum number of vehicle trips in the interim year on Dockweiler Drive would
be approximately 18,000 ADT, which is much less than the ADT for a secondary
highway, which has an average of 25,000-35,000 ADT.
At buildout, the Master Plan and residential project components would generate
an additional 1,884 ADT to the college campus. The Master's College Master
Plan Traffic Impact Analysis prepared for the project, using both the City of Santa
Clarita performance standards and Congestion Management Program standards,
found that the project, at buildout, would significantly impact the intersection at
Sierra Highway and Placerita Canyon Road. Other key intersections located
within the vicinity of the project site would not be significantly impacted by the
proposed project.
To mitigate the impact at the intersection of Sierra Highway and.Placerita Canyon
Road to level of less than significant, the project shall fund its calculated fair
share of improvements to augment the capacities of affected roadways. Mitigation
recommended in this DEIR would reduce the impact at the intersection of Sierra
Highway and Placerita Canyon Road to a level of less than significant. These
mitigation measures include adding a separate northbound right -turn lane to
Sierra Highway, reconfiguring the two westbound (Placenta Canyon Road)
through lanes to a shared through/left-/right-turn lane and adding a dedicated
right -turn lane, modifying the traffic signal for split phasing for Placerita Canyon
Road approaches and providing right -turn overlap phasing for northbound (Sierra
Highway) right turns.
5. The suitability of the subject property for the type and intensity of use - or
development which is proposed:
The subject property is physically suitable for the proposed density with approval
of the Master Plan. Whereas, the developed, valley portion of the Master's
College property may not be suitable for the type and intensity of development
proposed in the Master Plan because of its location in relation to a flood zone and
existing homes, the proposed project would expand the limits of the campus and
develop the vacant portions of the property, which comprises the majority of the
project site. The majority of the development would occur south of the existing
campus, on the hilltop portion of the campus. The proposed buildings and uses in
the Master Plan would be located away from Placerita Canyon Road and evenly
distributed along the southern portion of the campus.
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Although some building heights would exceed 35 feet, the Master Plan would
limit the number of buildings exceeding 35 feet to five buildings. These buildings
would be designed to be architecturally compatible with the rustic craftsman
character of the canyon and incorporated into the topography of the site, thereby
reducing further visual impacts.
The Master Plan will guide the College's development for all future campus
improvements. The Master Plan provides a conceptual land use plan and
regulations, and design guidelines and programs to ensure that the campus is
developed in a manner consistent with the development goals the College and of
the community.
6. The adverse significant effect, if any, upon environmental quality and natural
resources which cannot be mitigated unless the approving authority adopts a
statement of overriding considerations:
The Draft EIR for The Master's College Master Plan project analyzes the full
range of potential environmental impacts that could result from the
implementation of the proposed College Master Plan including visual resources,
air quality, biological resources, noise and solid waste. The Mitigation
Monitoring and Reporting Program lists numerous mitigations, by environmental
area, that shall be applied to the project's implementation phases. These measures
are specifically designed to avoid or lessen environmental impacts, or to reduce
the level of potential impacts to less than significant. As for the project's impact
on natural resources, the subject property consists of developed and undeveloped
land, including a significant ridgeline and Newhall Creek. Although no
development would occur in the creek, the significant ridgeline would be altered
because of the construction of Dockweiler Drive, a General Plan roadway. The
ridgeline consists of various species of plants, including oak trees and species
status plants like coast prickly pear succulent scrub and scalebroom
scrub. Mitigation measures require the applicant to replace and restore each of
these plant communities, which would reduce this impact to less than
significant. However, the cumulative loss of coastal sage scrub habitat in the
Santa Clarita region is considered significant and unavoidable with
implementation of this project.
A Statement of Overriding Considerations is required in the areas of visual
resources, air quality, biological resources, noise, and solid waste for specific
impacts that cannot be reduced to a less than significant level, regardless of the
mitigation measures. With the adoption of the Statement of Overriding
Considerations, it would be determined that the benefits resulting from project
implementation outweigh the impacts in these five environmental categories.
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
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detrimental to the public health, safety, or welfare, or materially injurious to
properties or improvements in the vicinity:
The design of the Master Plan and type of improvements will not cause any 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. On the contrary,
emergency access and response time would be improved because the Master Plan
would implement an emergency access route out of the Canyon from Placerita
Canyon Road, through the College campus, and onto Dockweiler Drive. The site
plan has also been reviewed by the City's Public Works Department, which includes
the Building and Safety, Traffic and Engineering Division to ensure compliance with
applicable codes. 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.
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, with an approved Master Plan, is consistent with the objectives
of the Unified Development Code and development requirements of the City of Santa
Clarita. A variance or adjustment is neither requested nor required.
SECTION 4. FINDINGS FOR TENTATIVE TRACT MAP 66503. Pursuant to Section
17.03.030 of the Unified Development Code and based on the above findings of fact and recitals
and the entire record, including, without limitation, the entire Master's College Master Plan EIR,
oral and written testimony and other evidence received at the public hearings held on The
Master's College Master Plan 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, this Code, and/or any
specific plan:
Section 5.6 (Land Use) of The Master's College Master Plan EIR concludes that the
project is consistent with the City's Unified Development Code (UDC), the General
Plan and development policies of the City of Santa Clarita. The project proposes a
General Plan Amendment to the Land Use Map and to the Circulation
Elements. With approval of the General Plan Amendment to PE (Private Education)
and RM (Residential Moderate), the proposed Master Plan and single family
residences would be consistent with the General Plan Land Use Element. With
approval of the General Plan Amendment to the Circulation Element to downgrade
the Dockweiler Drive classification from a major highway to a secondary highway,
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the designation of Dockweiler Drive would be consistent with the current portion of
the street to the east of the project area.
With the imposition of conditions of approval and mitigation measures as identified
in the EIR, the project would adhere to all requirements of the Unified Development
Code and other applicable development codes and would reduce mitigatable
significant impacts to less than significant levels. All of the proposed uses listed
above are not uses known to create public health problems. The proposed project
design has been reviewed by the appropriate City departments and external agencies,
including the Los Angeles County Fire Department, for compliance with applicable
codes and regulations.
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
General Plan currently designates the subject property with PE (Private Education),
RL (Residential Low), and SP — OS (Specific Plan — Open Space) land use
designations. The project site consists of a developed campus on the northern portion
of the project site, an undeveloped area along the ridgeline that exists on the property,
and the Newhall Creek and Creekview Park located on the far southern portion of the
site. The project proposes the grading of approximately 1.2 million cubic yards of
dirt, which would be balanced on the project site.
In order to construct the Dockweiler Drive extension, the ridgeline would be graded,
which creates opportunities for building pads. These areas on either side of the
Dockweiler Drive extension create the opportunity for a residential development on
the south side of Dockweiler Drive, north of the Deputy Jake Drive extension as well
as an opportunity for the College to expand the campus southward, on the College's
hilltop campus. Physical constraints including Newhall Creek on the south side of the
property and a flood zone associated with the Placerita Creek to the north preclude
development in these areas. The proposed project would not develop in the Newhall
Creek and proposes limited development north of Placerita Canyon Road, which
include expansions to the gymnasium and the communications center. With approval
of the proposed entitlements, the project site is suitable for the type of development
proposed for this project.
c. The subject property is physically suitable for the proposed density of development:
The property owned by The Master's College, on which the Master Plan and single
family residences are proposed, is physically suitable to accommodate the density of
development proposed for the site. The majority of the property owned by The
Master's College is undeveloped and located south of the existing campus. Through
various meetings and workshops with residents and other stakeholders in the Placerita
Canyon area, The Master's College recognized that an expansion of the College in the
existing, developed portion of the campus would render the Master Plan too dense for
this portion of the property. Thus, the Master Plan was designed to reduce impacts to
13
existing development in the Canyon and utilize existing undeveloped portions of the
property. Similarly, the proposed residences were designed with consideration given
to the adjacent single-family residential community located on Deputy Jake Drive.
The proposed project consists of the expansion of the College campus with a net
increase in building square -footage of 239,878 square feet and the development of 42
single-family residences. The Master Plan consists of development standards that
limit building square -footage and building height. The Master Plan's design
guidelines will require new buildings to conform to the California Craftsman style of
design, thereby ensuring compatibility with the adjacent residential
community. Because the College expansion utilizes undeveloped portions of its
property and would evenly distribute the development across the southern portion of
the site, the subject property is physically suitable for the proposed density of
development. Furthermore, with the approval of the Zone Change to RM (Residential
Moderate), which allows up to 11 units per acre, the proposed 42 single-family
residential units would be consistent with the zoning's density requirement. In
addition, the proposed single-family residential use would be compatible to and
consistent with the existing two-story residences located along Deputy Jake Drive.
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 potential environmental impacts of The Master's College Master Plan project are
analyzed in the project's EIR. The project includes many measures specifically
designed to avoid environmental impacts, or to reduce the level of potential impacts
to less than significant. Of the project's potential impacts, the overwhelming majority
are either less than significant or have been reduced to a less than significant level
through imposition of feasible mitigation measures.
The Master's College Master Plan project is generally located in the center of the City
within the Newhall community. Surrounding land uses include single-family
residences in Placerita Canyon located to the north, east and west. Also located to the
west of the project site is property owned by MWD and Placerita Baptist Church.
Also located to the east of the project site are the Hidden Knoll and Vista residential
communities. Located to the south of the project site (Creekview Park) are single-
family residences in Downtown Newhall.
Development within the site will be concentrated within the undeveloped portions of
the College's property, which is generally the area located south of the existing
campus buildings and to the north and side sides of the proposed Dockweiler drive
extension, all north of the Newhall Creek. The Master Plan component proposes a
net increase of 239,878 square feet of new buildings and building additions to the
southern portion of the college campus. No development is proposed on north
campus, which is adjacent to Placerita Creek. The residential component of the
14
project proposes 42 single-family dwelling units on the southern portion of the
property.
The project tailors its development to the site's physical features to minimize impacts
to the site's significant natural topographic prominent features (Newhall Creek,
Placerita Creek). The project design concentrates development around the required
roadway extension of Dockweiler Drive. The majority of the proposed development
would occur on the north and south side of the proposed Dockweiler Drive extension,
where the existing ridgeline currently exists. Although the project design intrudes
into the ridgeline, any extension of the General Plan roadway, Dockweiler Drive,
would require the ridgeline to be altered. Moreover, the project design incorporates
the design standards identified in the City of Santa Clarita Ridgeline Preservation and
Hillside Development Guidelines to the maximum extent practicable.
The Master's College project has been designed to preserve the Newhall Creek
corridor and to provide extensive open space. Approximately 20.5 acres, of the
project site, including Creekview Park and portions of Newhall Creek would be
dedicated to the City of Santa Clarita as open space area. The project proposes no
development in the Newhall Creek, which is the project site's single wildlife corridor.
The principal direct impact of implementation of the proposed project is to convert
approximately 43.5 acres of the project site (about 40 percent) from an undeveloped
to a developed condition. A total net loss of 43.5 acres of wildlife habitat/natural
open space as a result of conversion of undeveloped property to a developed
condition , will occur. Significant impacts would occur to one special -status plant
community, coast prickly pear succulent scrub, and 14 potentially occurring special -
status wildlife species. Additionally, the project proposes to remove 114 healthy non -
heritage oak trees. However, with the incorporation of mitigation measures identified
in the EIR, the impact to these plant communities would be reduced to a less than
significant level.
The design of the subdivision or type of improvements is not likely to cause serious
health problems. The project would be required to comply with the mitigation
measures identified in the EIR and the recommended conditions of approval for the
proj ect.
e. The design of the subdivision or type of improvements are not likely to cause serious
health problems:
The design of the subdivision and type of improvements will not cause any serious
health problems. There would be not 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 college and residential 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 Placenta Canyon Road upon the completion of the proposed
15
project. Additionally, a secondary emergency access out of Placerita Canyon would
be provided via a gated access route through the College's campus and onto the new
portion of Dockweiler Drive that the College would build. A fire department access
lane would also be provided to connect the proposed Deputy Jake cul-de-sac with the
existing portion of Deputy Jake Drive. The project would not impact access to
emergency responses, nor would it place temporary or permanent barriers on existing
roadways or reconfigure existing roadways. Through the City's Development
Review process, the specific vertical and horizontal alignment has been studied in
great detail to determine the optimal alignment for the General Plan roadway. The
proposed alignment allows for a safe installation and places the new terminus of the
roadway at an optimal location for a future project to extend the remaining portion of
the roadway. 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:
Adjacent properties can be accessed from the surrounding system of public and
private streets and roads. The Master's College Master Plan project site will be
served by internal driveways with the existing access from Placerita Canyon Road as
well as future access from Dockweiler Drive, as extended. The project will also
improve existing trails and add trail connections through the project site, which will
be open to the general public, and access to Creekview Park.
SECTION 5. FINDINGS FOR RIDGELINE ALTERATION PERMIT 07-001.
Pursuant to Section 17.03.125 of the Unified Development Code and based on the above findings
of fact and recitals and the entire record, including, without limitation, the entire Master's
College Master Plan EIR, oral and written testimony and other evidence received at the public
hearings held on The Master's College Master Plan 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 use is in conformance with the various goals and policies of the
General Plan.
Upon approval of the General Plan Amendment and Zone Change, The Master's
College Master Plan project will be consistent with the City's General Plan and
Unified Development Code. This consistency is documented in The Master's College
Master Plan EIR and as set forth within this resolution. The project's college,
residential, and open space uses are consistent with the proposed General Plan land
use designations and zoning for the project site. Compliance with the PE (Private
Education) and RM (Residential Moderate) zone, both of which contain the City's
16
development policies and standards for the subject site, is a condition of project
approval.
The proposed project is compatible with surrounding development both in terms of
land use and the goals and policies of the General Plan. The project is located in the
center of the City and is surrounded by existing development, including residential,
open space, and public facility (MWD) and a church use. Located to the north, east
and west of the project site are single-family residences in Placerita Canyon. Also
located to the west of the project site is property owned by MWD and Placerita
Baptist Church. Also located to the east of the project site are the Hidden Knoll and
Vista residential communities, which are zoned RS (Residential Suburban) and RM
(Residential Moderate). Located to the south of the project site (Creekview Park) are
single-family residences in Downtown Newhall.
The proposed project locates single-family residential neighborhoods in areas that are
in close proximity to regional roadways. Single-family neighborhoods are located in
adjacent areas of the project site, including the Placerita Canyon, Hidden Knoll and
East Newhall communities. The proposed college expansion is within the existing
campus and property of The Masters College and is located along the Placerita
Canyon Road corridor and the future Dockweiler Drive corridor. The project will
implement goals outlined in the General Plan, as it provides a diverse mix of housing
to the Newhall community and upgrades an existing college campus. The proposed
project would add 239,878 square feet of building floor area to the campus, 42
additional single-family residences, an increase in student population by 600 students,
and approximately 108 new jobs and many construction jobs to the College.
b. The use or development will not be materially detrimental to the visual character of
the neighborhood or community, nor will it endanger the public health, safety or
general welfare.
One of the prominent features of the project site is a northwesterly trending ridgeline,
located in the central portion of the project site, with topography descending south to
the Newhall Creek and the site topography descending north to the alluvial valley
floor of Placerita Canyon. Ground surface elevations range from 1,275 feet at the
westernmost portion of the site to about 1,530 feet at a high point along the existing
ridgeline at the eastern portion of the site.
In order to accomplish one of the project's main goals in extending a General Plan
roadway through the project site, mass grading by cut and fill techniques would be
necessary to safely install the roadway. To achieve the necessary roadway grades, the
project proposes earth movement of up to 1.2 million cubic yards of earth. In
addition, the grading required for the roadway extension would create level graded
pads for development of the proposed college expansion and residential
development. The proposed extension of Dockweiler Drive and developments would
be designed in a fashion consistent with applicable development codes and would not
17
endanger the public health, safety or general welfare of any of the neighboring
communities.
Pursuant to Section 17.16.055 of the Unified Development Code, the ridgeline
alteration development standards do not apply to Master Planned highways, as
indicated in the General Plan. Nonetheless, the project proposes and is conditioned to
meet the typical design guidelines and requirements of the ridgeline alteration. The
proposed roadway extension would create a new ridgeline, with the peak of ridge
arising at Dockweiler Drive. New slopes that are formed by the roadway would be
landscaped with native trees, shrubs and ground cover which may include but is not
limited to sycamores, oaks, sage scrub, and other native planting. Such landscaping
would serve a dual purpose of maintaining the new slopes as well as buffering the
uses proposed on either side of the ridge. Additionally, the Master Plan sets forth
development standards for height of buildings which strategically situate and
integrate buildings into the slopes of the ridgeline, thereby reducing further impacts to
views. As described in the EIR, several keystone walls are proposed to accommodate
proposed grade breaks. Landscaping to screen new retaining walls would be used
where appropriate to soften the appearance of the walls.
Contour grading has been attempted and will be utilized in the project to the extent
possible, as shown on the tentative map, although it is limited as a result of
topographical constraints related to the proposed roadways. Naturalized landscaping
and curvilinear/staggered down -drains will be used to screen and/or enhance the
appearance of slope drainage devices and swale coloration would be highly
compatible with the surrounding area.
The Master's College EIR analyzes the operational visual impacts of the site using
computer-generated simulations of the proposed project site under the developed
conditions at each of the five viewing locations. As shown in the visual simulations
prepared for the project, development of the project site would alter the ridgelines and
construct buildings on areas that are presently undeveloped. Although the EIR finds
that significant and unavoidable visual resources impact would occur during
construction and with project development, mitigation measures are required that
would soften the views of the project and would require the development to utilize
unique grading techniques to the extent feasible. Additionally, although the EIR
found that impacts to aesthetics is significant, these impacts are not materially
detrimental to the visual character of the community because the benefits of the
project, as identified in Resolution P08-21 and in the findings under Statement of
Overriding Considerations (SOC) located therein, outweigh the project's impacts.
The proposed uses are compatible with existing uses in the area and with the goals
and policies of the General Plan, in that they provides a diverse mix of housing to the
Newhall community and upgrades an existing college campus, while preserving
environmental resources.
1
V.
The Master's College Master Plan project's potential impacts on the public health,
safety and general welfare and on properties or improvements in the vicinity were
analyzed in the project's EIR as certified. Those impacts were either less than
significant or were significant but reduced to a level of less than significant through
mitigation. The project site will not contain uses that will be engaged in hazardous
activities or that will be permitted to emit substantial amounts of hazardous
contaminants or pollutants into the air or water. The EIR did not find that the
proposed location, size, design, and operating characteristics of the project's proposed
uses and the conditions under which they would be operated or maintained would be
materially injurious to properties or improvements in the vicinity.
c. The appearance of the use or development will not be different than the appearance of
adjoining ridgeline areas so as to cause depreciation of the ridgeline appearance in the
vicinity.
The appearance of the proposed use and Master Plan development would not be
different than the appearance of the adjoining ridgeline areas so as to cause
depreciation of the ridgeline appearance in the vicinity. The community immediately
to the east of the project site is an existing and developed community known as the
Valencia Vista condominium community. This community, which was approved and
constructed in the early 1990s, developed on a ridgeline that is located to east of the
Master's College property and ridgeline. The existing portion of Dockweiler Drive
currently exists atop the ridgeline east of the projet site. The project proposes to
extend Dockweiler Drive 0.64 miles across The Master's College property. Although
this extension would create an impact to the upper 2/3 of the ridgeline on the College
campus, the extension would be a continuation of the roadway that has previously
altererd an adjacent ridgeline. Although grading on the ridgeline is necessary for the
roadway extension, contour grading has been attempted and will be utilized in the
project to the extent possible. Naturalized landscaping and curvilinear/staggered
down -drains will be used to screen and/or enhance the appearance of slope drainage
devices and swale coloration would be highly compatible with the surrounding area.
d. The establishment of the proposed use or development will not impede the normal
and orderly development and improvement of surrounding property, nor encourage
inappropriate encroachments to the ridgeline area.
The establishment of the proposed Master Plan and residential subdivision would
impede the normal and orderly development and improvement of surrounding
property nor encourage inappropriate encroachments to the ridgeline area. On the
contrary, the project would facilitate in the future development of the project site and
surrounding properties. Additionally, because of the extension of a General Plan
roadway, it is necessary for the project to encroach on to the ridgeline.
The roadway component of the project allows for the development of the Master Plan
to occur on the undeveloped portion of the site, away from the existing, established
Placerita Canyon community. The proposed project would also facilitate and allow
Wt
for the ultimate extension of Dockweiler Drive to Lyons Avenue. Roadway
circulation would improve with the extension of Dockweiler Drive. The new college
entrance off Dockweiler Drive would also alleviate traffic that currently access the
College via Placerita Canyon Road.
The proposed project would integrate new structures into newly graded pads. The
Master Plan sets forth development standards for height of buildings which
strategically situate and integrate buildings into the slopes of the ridgeline, thereby
reducing further impacts to views. Therefore, the proposed project would not
encourage inappropriate encroachments to the ridgeline.
e. It has been demonstrated that the proposed use or development will not violate the
visual integrity of the ridgeline area through precise illustration and depiction as
required in Section 17.80.030 (Hillside Development) of the Unified Development
Code.
As mentioned above, one of the project's main goals is extending a General Plan
roadway through the project site. In order to meet this goal and safely install the
roadway, mass grading by cut and fill techniques would be necessary. To achieve the
necessary roadway grades, the project proposes earth movement of up to 1.2 million
cubic yards of earth. Given the topography, the location of the MWD right-of-way,
and other utilities on the project site, the project includes the only feasible alignment
for the roadway. Thus, the most significant impact to the ridgeline is caused by the
roadway extension, which is a condition imposed by the City's General Plan.
The proposed extension of Dockweiler Drive and developments would be designed in
a fashion consistent with applicable development codes and would not endanger the
public health, safety or general welfare of any of the neighboring communities. The
grading required for the roadway extension would create level graded pads for
development of the proposed college expansion and residential
development. Additionally, the Master's College Master Plan DEIR provides visual
simulations of the project site after project build out. The simulations show a visual
change to the ridgeline because of development of the vacant portion of the site with
new residences, a General Plan roadway extension and college Master Plan
expansion. Also depicted in the before and after simulations is the maturity in the
landscaping that would be planted on the graded slopes as well as the canyon portions
of the campus. Such landscaping would soften view impacts to adjacent viewing
communities reduce visual impacts to the maximum extent possible.
f. The use or development should minimize the effects of grading to the extent
practicable to ensure that the natural character of the ridgeline is preserved.
In order to accomplish one of the project's main goals in extending a General Plan
roadway through the project site, mass grading by cut and fill techniques would be
necessary to safely install the roadway. To achieve the necessary roadway grades, the
project proposes to move of up to 1.2 million cubic yards of earth. In addition, the
20
grading required for the roadway extension would create level graded pads for
development of the proposed college expansion and residential development. The
proposed extension of Dockweiler Drive and developments would be designed in a
fashion consistent with applicable development codes and would not endanger the
public health, safety or general welfare of any of the neighboring communities.
Landform grading will be utilized to the extent feasible in order to minimize the
effects of grading. Contour grading has been attempted and will be utilized in the
project to the extent possible, as shown on the tentative map, although it is limited as
a result of topographical constraints related to the proposed roadways. Several
mitigation measures would be incorporated into the project in order to reduce visual
impacts to adjacent communities. Furthermore, the Master Plan sets forth
development standards for height of buildings which strategically situate and
integrate buildings into the slopes of the ridgeline, thereby reducing further impacts to
views.
g. The proposed use or development maintains the appearance of natural ridgelines with
uses and development consistent with density requirements established in Section
17.80.035 (Hillside Development Standards) of the Unified Development Code.
With approval of the proposed Master Plan and Zone Change from PE to RM for the
residential development, the proposed use would be consistent with the density of the
General Plan and zoning for the property. Unlike in residential, commerical, and
industrial zones, density of development fo uses in the PE zone is determined on a
site -by -site basis. The Master's College Master Plan sets development standards for
the college with regard to building height and buiding square -footage. The Master
Plan limits development to eight new buildings and expansions to several existing
buildings totalling, 239,878 square feet. The Master Plan also limits to total number
of students to a maximum of 1,700 students. As mentioned above, one of the
project's major components is the extension of a General Plan roadway over an
existing ridgeline that traverses the project site. In order to safely construct the
roadway, grading is required on the project site that would impact the
ridgeline. Landform grading will be utilized to the extent feasible in order to
minimize the effects of grading. Contour grading has been attempted and will be
utilized in the project to the extent possible, although it is limited as a result of
topographical constraints related to the proposed roadways. As identified in the EIR,
a significant and unavoidable visual resources impact would occur during
construction and with project development because the proposed roadway extension
would alter the visual character of the ridgeline and the undeveloped portions of the
project site. Conditions of approval and mitigation measures would reduce visual
impacts to adjacent communities to the extent possible and attempt to maintain the
appearance of a natural ridgeline.
h. The proposed use or development utilizes or creates minimally invasive grading
techniques, imaginative project site design and spacing of development that
21
significantly exceeds the minimum standards identified in the City of Santa Clarita
Hillside Development Guidelines.
As mentioned above, in order to accomplish one of the project's main goals in
extending a General Plan roadway through the project site, mass grading by cut and
fill techniques would be necessary to safely install the roadway. To achieve the
necessary roadway grades, the project proposes earth movement of up to 1.2 million
cubic yards of earth. In addition, the grading required for the roadway extension
would create level graded pads for development of the proposed college expansion
and residential development. The proposed extension of Dockweiler Drive and
developments would be designed in a fashion consistent with applicable development
codes and would not endanger the public health, safety or general welfare of any of
the neighboring communities.
Pursuant to Section 17.16.055 of the Unified Development Code, the ridgeline
alteration development standards do not apply to Master Planned highways, as
indicated in the General Plan. Nonetheless, the project proposes and is conditioned to
meet the typical design guidelines and requirements of the ridgeline alteration. The
proposed roadway extension would create a new ridgeline, with the peak of ridge
arising at Dockweiler Drive. New slopes that are formed by the roadway would be
landscaped with native trees, shrubs and ground cover which may include but is not
limited to sycamores, oaks, sage scrub, and other native planting. Such landscaping
would serve a dual purpose of maintaining the new slopes as well as buffering the
uses proposed on either side of the ridge. Additionally, the Master Plan sets forth
development standards for height of buildings which strategically situate and
integrate buildings into the slopes of the ridgeline, thereby reducing further impacts to
views. Contour grading has been attempted and will be utilized in the project to the
extent possible. Although visual resources impact would occur during construction
and with project development, mitigation measures are required that would soften the
views of the project and would require the development to utilize unique grading
techniques to the extent feasible.
i. The proposed use or development is designed to mimic the existing topography to the
greatest extent possible through the use of landform contour grading.
Landform grading will be used to mimic the existing topography to the greatest extent
possible. Revegetation and landscaping will be utilized to blend the project
manufactured slopes and benches into the natural topography. Contour grading has
been attempted and will be utilized in the project to the extent possible, as shown on
the tentative map, although it is limited as a result of topographical constraints related
to the proposed roadways. Naturalized landscaping and curvilinear/staggered down -
drains will be used to screen and/or enhance the appearance of slope drainage devices
and swale coloration would be highly compatible with the surrounding area.
j. The proposed use or development demonstrates creative and imaginative site design
resulting in a project that will complement the community character and provide a
22
C
direct benefit to current and future community residents of not only the proposed use
or development, but the residents of the City of Santa Clarita as a whole.
As mentioned above, one of the project's main objectives is to extend Dockweiler
Drive, a General Plan roadway, approximately 0.64 miles, through the project site, to
provide access to the new campus entrance. In order to install the roadway at a safe
horizontal and vertical alignment, the project would grade approximately 1.2 million
cubic yards of earth. Contour grading has been attempted and will be utilized in the
project to the extent possible, as shown on the tentative map, although it -'is limited as
a result of topographical constraints related to the proposed roadways. Several
mitigation measures would be incorporated into the project in order to reduce visual
impacts to adjacent communities. The Master P-lan places buildings in valleys and
sets limits to heights to buildings proposed in the Master Plan. Additionally,
architecture and landscaping guidelines identified in the Master Plan are designed to
complement the topography to minimize intrusion over the graded ridge.
As indicated in Resolution P08-21 (EIR Resolution for Master's College Master
Plan), certain unavoidable significant impacts exist in regards to the project's visual
impacts. For reasons stated in the Statement of Overriding Considerations (SOC),
these remaining impacts are outweighed by the project's benefits and are acceptable
when balanced against the specific overriding economic, legal, social, technological
or other considerations.
The Master's College Master Plan project provides the following specific benefits
related to the ridgeline alteration permit includes but is not limited to the following:
■ The proposed Master's College Master Plan project will provide the City with
substantial improvements to portions of major highways designated in the
City's Master Plan of Arterial Highways.
■ Preclude excessive development in the Placerita Canyon, which lies in a flood
hazard zone.
■ The dedication of approximately 20.5 acres of land to the City of Santa Clarita
for preservation/conservation and future open space/parks purposes. This
includes the dedication of the 5 -acre Creekview Park and a portion of Newhall
Creek to the City.
■ Improve campus grounds and buildings while respecting the goals of the
Placerita Canyon Special Standards District.
■ The Master's College Master Plan project will enhance the existing equestrian
trail along the western boundary of the College property by constructing an
equestrian tunnel underneath the extension of Dockweiler Drive. The project
-,also provides trail connections between Creekview Park and the City's
Community Center. The project applicant would also contribute 50% of the
23
construction costs of a future bridge over Newhall Creek which would connect
the College and Placerita Canyon to the Community Center and Newhall.
k. The proposed use or development does not alter natural landmarks and prominent
natural features of the ridgelines.
In order to achieve the project's goal of extending Dockweiler Drive and providing a
new main entrance to the College, the project requires grading of approximately 1.2
million cubic yards of earth and alteration of the on-site ridgeline. By installing the
roadway, the College would be able to develop the vacant areas of the property, while
avoiding development in the creek or floodway areas of Newhall Creek. Although
the ridgeline would be graded for the installation of the roadway, contour grading has
been attempted and will be utilized in the project to the extent possible, as shown on
the tentative map, and other mitigation measures would be incorporated to further
reduce visual impacts to adjacent communities.
1. The provisions and implementation of this section does not create an undue economic
hardship or deny the minimal use of the land.
The implementation of the ridgeline preservation overlay would not create an undue
economic hardship or deny the minimal use of land. The proposed grading together
with the imposition of grading conditions and mitigation measures allows the project
to attain its primary objectives of developing the campus Master Plan, creating 42
single-family residences, and extending Dockweiler Drive through the project
site. The project would also be permitted to expand the campus through the Master
Plan and maximize the use of the campus, with consideration given to appropriate
size, bulk, and density of the surrounding community.
SECTION 6. FINDINGS FOR HILLSIDE REVIEW APPLICATION 04-010. Pursuant
to Section 17.03.120 of the Unified Development Code and based on the above findings of fact
and recitals and the entire record, including, without limitation, the entire Master's College
project EIR, oral and written testimony and other evidence received at the public hearings held
on The Master's College Master Plan 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. That the natural topographic features and appearances are conserved by means of
landform grading so as to blend any manufactured slopes or required drainage
benches into the natural topography.
One of the prominent features of the project site is a northwesterly trending ridgeline,
located in the central portion of the project site, with topography descending south to
the Newhall Creek and the site topography descending north to the alluvial valley
floor of Placerita Canyon. Ground surface elevations range from 1,275, feet at the
westernmost portion of the site to about 1,530 feet at a high point along the existing
ridgeline at the eastern portion of the site.
24
In order to accomplish one of the project's main goals in extending a General Plan
roadway through the project site, mass grading by cut and fill techniques would be
necessary to safely install the roadway. To achieve the necessary roadway grades, the
project proposes earth movement of up to 1.2 million cubic yards of earth. In
addition, the grading required for the roadway extension would create level graded
pads for development of the proposed college expansion and residential
development. The proposed extension of Dockweiler Drive and developments would
be designed in a fashion consistent with applicable development codes and would not
endanger the public health, safety or general welfare of any of the neighboring
communities. In addition, contour grading has been attempted and will be utilized in
the project to the extent possible, as shown on the tentative map, although it is limited
as a result of topographical constraints related to the proposed roadways. Naturalized
landscaping and curvilinear/staggered down -drains will be used to screen and/or
enhance the appearance of slope drainage devices and swale coloration would be
highly compatible with the surrounding area. Therefore, the natural topographic
features and appearances of the slope are conserved to the maximum extent feasible
so as to blend any manufactured slopes into the natural topography of the project site.
b. That natural, topographic prominent features are retained to the maximum extent
possible.
As mentioned above, one of the prominent features of the project site is a
northwesterly trending ridgeline, located in the central portion of the project site. In
order to accomplish one of the project's main goals of extending a General Plan
roadway through the project site, grading of 1.2 million cubic yards of earth by cut
and fill techniques would be necessary to safely install the roadway. Contour grading
has been attempted and will be utilized in the project to the extent possible, as shown
on the tentative map, although it is limited as a result of topographical constraints
related to the proposed roadways. Naturalized landscaping and curvilinear/staggered
down -drains will be used to screen and/or enhance the appearance of slope drainage
devices and swale coloration would be highly compatible with the surrounding
area. Therefore, although impacts to the ridgeline are anticipated, conditions of
approval, mitigation measures and.other grading techniques would retain the site's
natural topographic features to the maximum extent possible.
c. That clustered sites and buildings are utilized where such techniques can be
demonstrated to substantially reduce grading alterations of the terrain and to
contribute to the preservation of trees, other natural vegetation and prominent
landmark features and are compatible with existing neighborhoods.
The proposed development in the Master's College Master Plan consists of new
college buildings and 42 single-family residential units located in newly graded pad
areas on either side of Dockweiler Drive. On the north side of Dockweiler Drive
would be a new chapel, one new dormitory and two new classroom buildings located
in an area surrounding a proposed parking lot. The majority of the Master Plan
development would be confined to this area, with the exception of future additions to
25
existing College buildings. The project does not propose removals to any heritage
oak trees. However, the project proposes removals of up to 114 oaks, which is
necessary for grading for the roadway extension and campus expansion. On the south
side of Dockweiler Drive would be 42 single family homes. These residences would
be clustered onto a newly graded pad area formed by the roadway grading. Confining
these residences between Dockweiler Drive and Deputy Jake Drive would preserve
impacts to oak trees south of Deputy Jake Drive and preclude development and
encroachment into Newhall Creek. Such development proposed in the Master's
College Master Plan ensures compatibility with the existing college campus and
adjacent Placerita Canyon community and compatibility with existing single-family
residences located in the Hidden Knoll community.
d. That building setbacks, building heights and compatible structures and building forms
that serve to blend buildings and structures with the terrain are utilized.
The Master's College Master Plan building setbacks, building heights and compatible
structures and building forms will be designed to blend with the surrounding
terrain. The newly created building pads would be set back away from Dockweiler
Drive so that buildings would be integrated into the terrain of the slope. Additionally,
the single-family residential units would be of standard heights, and would be
constructed on a newly created graded pad on the south side of Dockweiler
Drive. Further, the original project has been revised per the Planning Commission
from multi -family to single-family residences and from three stories to two stories in
height, further reducing visual impacts to adjacent viewing communities. The Master
Plan identified specific design guidelines in which all future buildings would have to
conform with. Such design guidelines encourage a California Craftsman type of
architecture for the College campus that would ensure consistency in architecture
with the surrounding rustic canyon community. The Master Plan also sets height
limits to all future buildings on the College, limiting all buildings with the exception
of the proposed chapel and three classroom buildings to 35 feet and under.
e. That plant materials are conserved and introduced so as to produce slopes from
slippage and soil erosion and to minimize visual effects of grading and construction
on hillside areas, including the consideration of the preservation of prominent trees
and, to the extent possible, reduce the maintenance cost to public and private property
owners.
Naturalized vegetation will be reintroduced into portions of the project to protect
slopes and minimize visual effects of grading and construction on visible external
slopes. Naturalized vegetation will be introduced along the canyon areas, newly
graded slopes and other large prominent slopes. Particular attention will be paid to
plant types that are drought -resistant and fire retardant.
Development within the project site has been designed to limit impacts on existing
trees on the property. The project does not propose to remove any heritage oak trees
on the project site. However, off the 439 oak trees on site, the project proposes the
26
removal of 114 healthy oak trees. The applicant would also be required to mitigate
the impacts to oak trees by planting new oaks equivalent to the ISA dollar value of
the proposed removals.
f. That curvilinear street design and improvements that serve to minimize grading
alterations and emulate the natural contours and character of the hillsides are utilized.
Curvilinear street design and a cul-de-sac are used in the project to the extent possible
to soften graded slopes. Alignment studies for the Dockweiler Drive extension
require the roadway extension to meet specific standards for roadway gradients and
sight distance requirements. Adherence to these requirements would create
manufactured slopes that may not fully emulate natural contours. However, where
feasible, contour grading has been attempted and will be utilized in the project to the
extent possible, as shown on the tentative map, although it is limited as a result of
topographical constraints related to the proposed roadways. Proposed Deputy Jake
Drive would be a cul-de-sac and utilize curvilinear street design, thereby minimizing
alterations and complementing existing contours and the character of the
hillsides. The area below Deputy Jake Drive would utilize contour grading and tie
into existing hillside contours.
g. That grading designs that serve to avoid disruption to adjacent properties are utilized.
The project's proposed grading designs and techniques would serve to avoid
disruption to adjacent properties to the maximum extent possible. Due to the
proposed extension of Dockweiler Drive, grading on the ridgeline would be
necessary. The grading for the roadway would alter the visual character of the
undeveloped portions of the project site. Although adjacent properties' views of the
ridgeline would change due to the development on the project site, grading
requirements for naturalized landscaping and integration of future buildings into the
terrain of the slope would reduce visual impacts to the maximum extent possible.
h. That site design and grading that provide the minimum disruption of view corridors
and scenic vistas from and around any proposed development are utilized.
In Section 5.1 (Visual Resources) of The Master's College FEIR, six viewshed
locations were chosen to fully evaluate the visual impacts to adjacent communities
with the proposed project. These viewsheds were chosen because mobile and
resident populations have views of the development area from these locations. The
most prominent feature from most of these viewsheds is the ridgeline that traverses
the central portion of the project site.
Because the alignment of the proposed General Plan roadway extension traverses the
upper portion of the ridgeline, the project necessitates the grading of ridgeline in
order to safely install Dockweiler Drive. The necessary alignment of the roadway
limits opportunity to disrupt view corridors from and around the project
site. Nevertheless, use of contour grading on some areas of the project as well as
27
requirements for the project to landscape all manufactured slopes, parkways and
medians, parking lots, and other development areas with native landscaping would
soften view impacts from adjacent communities. Adherence to these requirements
would provide reduced disruption of view corridors and scenic vistas.
SECTION 7. FINDINGS FOR OAK TREE PERMIT 04-050. Pursuant to Section
17.03.140 of the Unified Development Code and based on the above findings of fact and recitals
and the entire record, including, without limitation, the entire Master's College Master Plan
project EIR, oral and written testimony and other evidence received at the public hearings held
on The Master's College Master Plan 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 condition or location of the oak tree(s) requires cutting to maintain or aid its
health, balance or structure.
As described in the oak tree reports and oak tree report addenda prepared for the
proposed project, 439 oak trees exist on project site, which includes properties owned
by the Master's College, the City of Santa Clarita and the Newhall County Water
District. Of these oaks, the majority would not be impacted, 114 oaks are proposed
for removal and 97 oaks would be encroached upon. Of the removals, none would be
heritage oaks.
The proposed removals and encroachments are necessary in order to grade and
develop the project site for the Master's College expansion, the residential
development and the extension of Dockweiler Drive. With regard to pruning and
cutting of oak trees, remaining oak trees which require clearance pruning necessary
for oak tree preservation during construction shall be completed in the presence of the
project arborist and/or by an approved qualified tree trimming contractor with ISA
certified staff. This will ensure that pruning take place as necessary and under the
supervision of a licensed arborist.
b. The condition of the tree(s) with respect to disease, danger of falling, proximity to
existing lots, pedestrian walkways or interference with utility services cannot be
controlled or remedied through reasonable preservation and/or preventative
procedures and practices.
Since the formal submittal of the application and the preparation of the Oak Tree
Report, six oak trees have died due to natural causes. Many of these six oaks died
during the winters storms of 2005. All of the other oak trees located on the project
site are considered to be healthy oaks. Of the 439 oak trees located on the project
site, 114 oaks would be removed with the development of the project. Included in the
proposed oak tree removals would be any oaks categorized as oak trees that are
diseased, in danger of falling or that may be experience interference due to utility or
infrastructure installation. One example is the group of oak trees located in the
canyon area, near the existing Dockweiler Drive terminus. Grading required to fill
r:
the canyon in order to extend Dockweiler Drive would result in the removal of 32 of
the 35 oak trees in the canyon area. The removal of these oaks could not be remedied
with any reasonable preservation or preventative practices.
c. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of
an oak tree to enable reasonable use of the subject property which is otherwise
prevented by the presence of the tree and no reasonable alternative can be
accommodated due to the unique physical development constraints of the property.
The majority of the oak trees that are on the project site are located north of the
ridgeline and toward the Placerita Canyon side of the College campus. In order to
construct and extend Dockweiler Drive per the General Plan, the grading of 1.2
million cubic yards of earth is necessary, which results in the removal of a large
number of oak trees on site. Given the topography, the location of the MWD right-
of-way, and other utilities on the project site, the project includes the only feasible
alignment for the roadway. Thus, a significant impact to the oak trees on site is
caused by the roadway extension, which is a condition imposed by the City's General
Plan.
The majority of the oaks on the project site would be preserved, including a large oak
grove located adjacent to Placerita Canyon Road, between Hotchkiss Hall and Powell
Library. However, oak removals would be necessary to prepare a graded pad in
which the new College parking lot, chapel, and classrooms would be located. With
the topographical conditions that exist on the project site, together with the roadway
extension and limited development potential in the Placerita Canyon area of the
campus, it is necessary to remove up to 114 oak trees, encroach upon 97 oaks, and
prune remaining trees on an as needed basis.
d. The approval of the request will not be contrary to or in conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance.
The approval of the requested Oak Tree Permit would not conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance or with the adopted
policies of the General Plan. The proposed oak tree removals are necessary in order
to construct the necessary improvements to access the southern portion of the College
and in order to meet the objectives of expanding an existing college and developing
the proposed single-family residential units on the site.
To mitigate for impacts to oak trees as a result of the proposed project, the applicant
is required to mitigate for the entire ISA (International Society of Arboriculture)
dollar value ($858,454.00) of all oak trees approved for removal. The applicant is
required to install replacement oak trees per the submitted -approved oak tree
mitigation site plan, which shall include the installation of nursery size oak trees
consisting of 15 gallon, 24, 36, 48 and 60 inch box trees and specimen oak trees
consisting of 72, 84, 96 and 120 inch box trees. Additionally, the proper precautions
to mitigate encroachments upon oaks shall be adhered to by the applicant, which
29
includes installation of protective fencing, digging with hand tools, and supervision
by a licensed arborist. Adherence to these mitigation measures ensures consistency to
the Oak Tree Preservation Ordinance.
e. No heritage oak tree shall be removed unless one or more of the above findings are
made and the decision maker also finds that the heritage oak tree's continued
existence would prevent any reasonable development of the property and that no
reasonable alternative can be accommodated due to the unique physical constraints of
the property. It shall further be found that the removal of such heritage oak tree will
not be unreasonably detrimental to the community and surrounding area.
As described in the oak tree reports and oak tree report addenda prepared for the
proposed project, 439 oak trees exist on project site, which includes properties owned
by the Master's College, the City of Santa Clarita and the Newhall County Water
District. Of these oaks, the majority would not be impacted, 114 oaks are proposed
for removal. Of the removals, none would be heritage oaks. The project is designed
in a fashion consistent with the City's Oak Tree Preservation Ordinance and avoids
development in areas adjacent to heritage oak trees, thereby preserving all heritage
oaks located on the project site.
SECTION 8. 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 Master's College Master Plan EIR, oral and written testimony and other
evidence received at the public hearings held on The Master's College Master Plan and project
EIR, reports and other transmittals from City staff to the Planning Commission and City Council,
and upon studies and investigations made by the Planning Commission and City Council and on
its behalf, including, without limitation, the water supply analysis within the EIR, projected
water supplies will be sufficient to satisfy the demands of The Master's College Master Plan
project, in addition to existing and planned future uses.
SECTION 9. Based upon the testimony and other evidence, if any, received at the
public hearing, and upon studies and investigations made by the Planning Commission and City
Council and on its behalf, the 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
PE (Private Education) and RM (Residential Moderate) and the designation of Dockweiler Drive
as a secondary highway, subject to approval of the entitlements.
SECTION 10. The City Council hereby approves Master Case 04-496; Master Plan
07-001, General Plan Amendment 04-009, Tentative Tract Map 66503, Ridgeline Alteration
Permit 07-001, Hillside Review 04-010, and Oak Tree Permit 04-050 for the development of The
Master's College Master Plan Project, in the City of Santa Clarita, subject to the Conditions of
Approval.
SECTION 11. This resolution will take effect upon the adjournment of the City
Council's January 13, 2009, City Council meeting. The change to the City's General Plan
contemplated herein will take effect upon adjournment of the January 13, 2009 City Council
30
1
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 12. The City Clerk shall certify to the adoption of this Resolution and certify
this record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED AND ADOPTED this 13th day of January, 2009.
- P.r
MAYOR
ATTEST:
CITY CLERK `
A
STATE OF CALIFORNIA )
COUNTY OF LOS'ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, MMC, 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 January, 2009, by the following vote:
AYES: COUNCILMEMBERS: Weste, McLean, Ender, Kellar, Ferry
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
31
-')/� 4R Q4L-t-6�.
CITY CLERK
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. 09-6, adopted by the City Council of the City of
Santa Clarita, California on January 13, 2009, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California,' this day of
20_ r ,
Sharon L. Dawson, MMC
City Clerk
By
Susan Caputo, CMC
Deputy City Clerk
1
EXHIBIT B OF RESOLUTION 09-6
MASTER CASE NO. 04-496
THE MASTER'S COLLEGE MASTER PLAN
FINAL CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GC 1. The approval of Master Case No. 04-496 and all associated entitlements for The Master's
College Master Plan 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. The Master Plan entitlement is
for a period of 10 years from the date of this approval. Pursuant to the Unified
Development Code, the applicant may apply for a renewal for a period approved by the
Planning Commission, with notice and public hearing. Application for renewal shall be
made in writing a minimum of 120 days prior to the lapse of the original approval.
GC2. The approval of Tentative Tract Map 66503 shall expire if the Tract Map is not recorded
within two (2) years from the date of conditional approval, unless it is extended in
accordance with the terms and provisions of the City of Santa Clarita's Unified
Development Code (UDC).
GC3. The applicant may file for a one-year extension of the approved project during the initial
two-year approval, prior to the date of expiration. If such an extension is requested, it
must be filed no later than 60 days prior to expiration.
GC4. The applicant shall be responsible for notifying the Department 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.
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
agents, officers, and employees from any claim, action, or proceeding against the City or
its agents, officers, or employees to attach, set aside, void, or annul the approval of this
Project 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 of 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.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 2 of 34
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 applicant shall sign and have notarized the attached Acceptance Form. This form
shall be returned to the City's Planning Division.
GCB. 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.
GC9. All mitigation measures identified in the approved Mitigation Monitoring and Reporting
Program (MMRP) for the project shall be considered conditions of approval and
implemented in conformance with the approved MMRP. Prior to obtaining a grading
permit the applicant shall hire a mitigation monitoring consultant to the satisfaction of the
Director of Community Development to ensure all mitigation measures are completed at
the applicable times.
GC 10. 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.
GCI 1. Throughout the conditions of approval, the applicant is required to satisfy certain
conditions "prior to issuance of first building permit". For purposes of the conditions of
approval, whenever the phrase "prior to issuance of first building permit" is used herein,
it shall not include interior renovations of existing buildings, exterior renovations of
existing buildings, or expansions to existing buildings in compliance with the Master
Plan and not to exceed an aggregate total of 10,000 square feet of new gross floor area.
PLANNING DIVISION
PL1. The applicant shall be granted approval to construct the proposed project in accordance
with the approved Master Plan with the conditions of approval for the project. This
approval shall allow for the implementation of The Master's College Master Plan for the
10 -year build -out of the ,project site. All buildings and parking areas and other site
improvements and elements are subject to the approval of a Development Review and
approval of the Director of Community Development for conformance with the Master
Plan and all relevant development codes.
(A) New Construction: Specifically, the applicant has permission to construct the
buildings in accordance with the square footage and building/structure dimensions
provided below:
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 3 of 34
1) McArthur Center/Chapel — A two-story chapel located in the central portion of The
Master's College campus, north of proposed Dockweiler Drive. This building shall
not exceed a floor area of 55,000 square feet and height of 50 feet to the roof and 125
feet to the top of the steeple.
2) Classroom Building No. 41 — A three-story (split level 2-3) classroom building
located on the eastern portion of the campus, south of the existing student union
building. This building shall not exceed a floor area of 60,000 square feet and height
of 50 feet.
3) Classroom Building No. 42 — A three-story (split level 2-3) classroom building
located on the eastern portion of the campus, south of the existing student union
building. This building shall not exceed a floor area of 60,000 square feet and height
of 50 feet. .
4) Student Dormitory No. 44 — A three-story, 120 -bed student dormitory located to the
east of Slight Hall Dormitory on the central portion of the campus. This building
shall not exceed a floor area of 27,000 square feet and height of 50 feet.
5) Computer Sciences Building No. 45 — A two-story classroom building that would
replace the existing computer sciences building along Placerita Canyon Road. This
building shall not exceed a floor area of 10,000 square feet and height of 38 feet.
6) Maintenance Building No. 46 — A one-story maintenance building that would be
located on the eastern portion of the campus. This building shall not exceed a floor
area of 5,000 square feet and height of 35 feet.
7) Security Guard House Building No. 43 — A one-story security building that would be
located at the proposed new entry to the College. This building shall not exceed a
floor area of 2,500 square feet and height of 20 feet.
8) North Campus Tower No. 47 — A tower feature that would be located on north
campus of the College. This building shall not exceed a floor area of 500 square feet
and height of 28 feet.
(B) Building Expansions: The applicant has permission to expand the following buildings
in accordance with the square footage and building/structure dimensions provided in the
approved Master Plan and list below:
Use
Proposed Sq. Ft. Units
Dining Hall
4,778
Dorm Expansion
3,600 30 Beds
Dorm Expansion
6,600 50 Beds
Classroom Expansion
840
1
1
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 4 of 34
Classroom Expansion
1,380
Classroom Expansion
640
Gym Expansion
13,150
Communication Center
2,000
(C) Building Demolitions: The applicant has permission to demolish the following
buildings in accordance with the approved Master Plan and list below:
Use
Proposed Sq. Ft.
(Demolition)
Computer & Info
Science
(5,700)
Career Services
(720)
Wismer Computer
Center
(2,160)
Vider Building
(4,530)
(D) Site Elements: The applicant has permission to construct the site
elements/improvements identified in the Master Plan including but not limited to a new
arbor/trellis system, campus pedestrian bridge, campus plaza, amphitheater, public green
areas, pedestrian pathways, and new parking areas. All site improvements/elements shall
be constructed in accordance with the approved Master Plan.
PL2. The applicant shall be granted approval to subdivide the subject site in accordance with
Tentative Tract Map 66503. The applicant shall be permitted to create up to forty-two
(42) detached single-family airspace units, on proposed Lot No. 9 for condominium
purposes, in accordance with the approved Tentative Tract Map.
PL3. The project shall fully comply with the Title 16 and 17 of the Unified Development Code
(UDC) including, but not limited to, Development Standards, Oak Tree Preservation
Ordinance, Sign Ordinance, Landscaping Standards, and Subdivision Ordinance.
PL4. All new development on The Master's College campus shall be consistent with the
adopted Master Plan.
PLS. The project shall comply with Section 17.03.025 (Master Plan) of the Unified
Development Code. The Director of Community Development may periodically require
a review of the Master Plan by the Planning Commission in a duly noticed public
hearing.
PL6. All residential units shall comply with the following requirements:
a. Setbacks: All units located along Deputy Jake Drive shall maintain a 20 -foot building
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 5 of 34
setback from Deputy Jake Drive. All units located along the northerly property line
of proposed Lot No. 9 shall maintain a 15 -foot setback from said property line. All
units shall maintain a 10 -foot setback from adjacent primary structures.
b. Height: The height of the proposed units shall not exceed two -stories and thirty-five
feet in height.
c. Garages: All residential units must contain a garage for two vehicles with a minimum
dimension of 20' by 20' (free and clear).
d. Guest Parking: A minimum of 21 guest parking spaces shall be required and provided
on site.
e. No roof -mounted equipment is permitted to be installed on residential structures.
PL7. The applicant shall be responsible for providing adequate campus security upon
expansion of the Master Plan which includes but is not limited to additional security staff,
additional video surveillance equipment, and additional safety standards as mandated by
the Fire and Sheriff's Departments.
PL8. Prior to issuance of first building permit, the applicant shall pay the City $150,000 toward
the construction costs of an equestrian/pedestrian bridge over Newhall Creek to connect
the Placerita Canyon community and The Master's College with Downtown Newhall.
PL9. The applicant is approved to remove up to 114 (93 coast live oaks + 21 scrub oaks = 114
total oaks) oak trees within the grading area. Six additional oak trees have died due to
natural causes and have been exempted by the City's Oak Tree Specialist. None of the
trees to be removed are heritage oaks. In addition, the applicant is approved to encroach
upon 97 oak trees (90 coast live oak + 7 scrub oaks) to develop the project site. If
development of the project site does not necessitate the removal of oak trees, then those
oak trees shall not be removed even if prior approval has been granted.
PL10. The applicant shall abide by the current City of Santa Clarita Noise Ordinance as it
relates to the hours of construction or between the hours of 7:00 A.M. to 7:00 P.M.
Monday through Friday and 8:00 AM to 6:00 PM on Saturday, whichever is more
restrictive. There shall be no construction activities, including loading and unloading of
materials and machinery or vehicles idling, outside of the listed hours, on Sundays or on
federal holidays, unless prior approval is obtained. Failure to comply with this
requirement could result in a "stop work" notice being issued for up to 180 days and/or
fines. The applicants shall provide this information to all contractors performing work on
the project site as part of their contracts to insure conformance.
PL11. Upon request by the Director of Community Development and within 30 days of such
request, the applicant shall submit to the City's Planning Division an update to "The
Master's College's Traffic and Parking Regulations." Such updates shall include updates
to the College's parking regulations, information related campus parking permits, and
alternative modes of transportation. The program shall also be updated to reflect the
development phases of the Master Plan and parking regulations during construction.
1
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 6 of 34
PL12. The applicant shall prepare a parking management plan to monitor parking during the
construction phases of the project. The plan shall include provisions for the reduction of
on-site parking which may include: no construction worker parking on-site; and off-site
parking at an existing facility with a parking surplus that includes provisions for a shuttle
system or other transportation method to and from the site. The plan shall be approved
by the Director of Community Development prior to the issuance of any building permit
included in the Master Plan.
PL13. All new parking spaces shall be a minimum of 9' wide by 18' in length and drive aisles
shall be a minimum of 26' in width unless additional width is required by the Los
Angeles County Fire Department or City of Santa Clarita Department of Public Works.
PL14. Bike racks shall be provided throughout the project site at a ratio of 1 bike stall to each 25
new parking stalls constructed (Section 17.18.105 of the UDC).
PL15. The applicant shall incorporate green building principles, consistent with those outlined
in the Master Plan, into the design and construction of new buildings and/or other site
elements proposed in the Master's College Master Plan.
Architectural Conditions
PL16. All structures identified in the Master Plan shall include an increased level of architecture
consistent with the design guidelines approved with this Master Plan and to the
satisfaction of the Director of Community Development. All new buildings shall use the
early California Craftsman architectural style, consisting of elements that may include
columns, arches, broad overhangs, natural stone and vertical and square windows, as
identified in the Master Plan.
PL17. All roof mounted equipment shall be adequately screened from public view with a
parapet/screen wall or other approved architectural treatment. A roof plan with cross
sections for the proposed buildings and equipment to be screened prior to the issuance of
any building permit.
PL18. All campus lighting shall be designed to prevent spill over onto adjacent residential uses
and be consistent with the design guidelines for each lighting zone described in the
Master Plan. The applicant shall submit a site lighting plan prior to the issuance of any
building permit to ensure conformance with the City's lighting standards and with the
Master Plan.
' PL19. The applicant shall prepare a comprehensive sign program for the campus. This sign
program shall include all monument and wall signs for the proposed campus. In addition,
the sign program shall include a unified theme for on site directional signs.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 7 of 34
LANDSCAPE
LR1. Prior to issuance of grading permit for the major grading and site preparation work, the
applicant shall submit a Landscape Plan that includes Planting and Irrigation for review
and approval.
LR2. Prior to issuance of grading permit(s), the applicant shall submit planting and irrigation
plans for newly graded slopes for review and approval. All cut and fill slopes shall be
planted and irrigated to the satisfaction of the Director of Community Development
unless otherwise specified. Any irrigated slope shall include the installation of an
automatic irrigation system to prevent erosion. All cut or fill slopes exceeding five feet
vertical height shall be planted with adequate plant material to protect the slope against
erosion. Planting shall be in the ratio of at least one shrub per 100 square feet of natural
slope area and one tree per 150 square feet of actual slope area, with ground cover to
completely cover the slope within six months from planting. All plants shall be drought
resistant and shrubs shall be a minimum one gallon size, unless hydroseeded. Slopes less
than five feet in height shall be planted with ground cover to cover the slopes completely
within six months of planting. All trees shall be minimum fifteen (15) gallon size. All
trees shall be minimum fifteen (15) gallon size. Slope planting shall coincide with
proposed Oak Tree Mitigation Plan. An irrigation system shall be utilized for plant
establishment on graded slopes. Irrigation system shall be designed for water efficiency.
LR3. At the time of submittal for a Development Review Permit for any individual project that
lies within the scope of the Master Plan, the applicant shall submit Landscape Plans that
include planting and irrigation for review and approval. Reviews of subsequent
Landscape Plans may generate additional comments.
LR4. Prior to issuance of grading permit, the applicant shall submit and receive approval on
Planting and Irrigation Plans for the parkway and median planting of Dockweiler Drive.
The applicant shall include 24" box Platanus racemosa-California Sycamore -as street
trees spaced 35-40 feet apart, continuing street tree theme elsewhere on Dockweiler
Drive.
LRS. Prior to issuance of grading permit, the applicant shall submit Planting and Irrigation
Plans for the parkway and median planting of Deputy Jake Drive. The applicant shall
include 24" box Brachychiton populneus-Bottle Tree -as street trees spaced 35-40 feet
apart, continuing street tree theme elsewhere on Deputy Jake Drive.
LR6. Ground cover planting on engineered slopes shall be provided with hydroseed. Seed mix
shall be consistent with surrounding natural vegetation.
LR7. Engineered slopes shall have jute netting, erosion control blankets, soil stabilizer or other
means as approved by the City Engineer.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 8 of 34
LRB. Retaining and terrace walls at slopes shall be screened with trees, shrubs, and self -
clinging vines to the satisfaction of the Director of Community Development.
LR9. A Fuel Modification Plan shall be reviewed and approved by the Urban Forestry Division
of the Fire Department prior to the approval of any Landscape Plan.
LR10. All proposed Planting Plans submitted for any individual project that lies within the
scope of the Master Plan shall be consistent with the campus -wide approved Oak Tree
Mitigation Plan.
LR11. Debris Basins/Stormwater Retention Basins shall be planted in compliance with the
planting ratio requirements for engineered slopes. Grading and planting of basins shall
be compatible with the surrounding landform and vegetation.
LR12. Areas left as "Future Development Areas" or "Future Building Pads" shall be planted
with, at minimum, a seed mix that is compatible with the proposed or existing
surrounding vegetation. These areas shall also be irrigated and maintained to the degree
that planting is established and remain in a thriving state during the time the area is
vacant.
LR13. All campus parking lots shall be planted with canopy trees of a species selection, spacing,
and rate of growth to provide 50% shade coverage of paving in approximately five (5) to
ten (10) years. Trees shall be planted at 24" box size minimum, 36" box size at ends of
parking aisles, and shall be at a minimum ratio of one (1) tree for every four (4) parking
stalls.
LR14. Prior to construction of the project, the applicant shall submit and receive approval on a
restoration plan to mitigate, on a 1:1 ratio, for the coastal sage scrub and chaparral
communities that are disturbed by construction. The applicant shall assess the non-native
grassland and currently disturbed areas for restoration potential and opportunities to
introduce native landscaping in the restoration plan.
LR15. The Master Plan shall include the Coastal Sage Scrub and Chaparral Communities
mitigation plan as part of the overall Campus Landscape and Open Space Strategy.
LR16. The Master Plan shall include the Coast Prickly Pear Succulent Scrub mitigation plan as
part of the overall Campus Landscape and Open Space Strategy.
LRIT The Master Plan shall include the Scalebroom Scrub Community mitigation plan as part
of the overall Campus Landscape and Open Space Strategy.
LR18. The plant palette shall not include any plants listed as invasive exotic pest plants. The
majority of planted areas shall utilize plant material having low to moderately -low water
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 9 of 34
needs, reserving plants having higher water needs grouped together in specialized areas
such as near buildings or signage.
LR19. The campus landscape planting and irrigation design shall employ all available water -
saving techniques to the satisfaction of the Director of Community Development.
* Refer to all applicable City Council conditions on pages 33 and 34.
ENGINEERING DIVISION
EN 1. Prior to issuance of first building permit, a Tract Map prepared by or under the direction
of a registered civil engineer or licensed land surveyor in the State of California shall be
filed in the Office of the County Recorder. The map must be reviewed and approved the
City Engineer prior to filing. 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.
EN2. The Assessor's map shows an existing lot line bisecting the existing residence on APN
2831-016-002. Prior to final map approval, a Certificate of Compliance for Lot Line
Adjustment prepared by, or under the direction of, a registered civil engineer or licensed
land surveyor in the State of California to adjust the lot line shall be recorded in the
Office of the County Recorder. The Lot Line Adjustment shall be reviewed and approved
by the City Engineer prior to recordation.
EN3. Prior to first occupancy, the applicant shall process a vacation request for the northerly
30 feet of Placerita Canyon Road between Meadview Avenue and Quigley Canyon
Road to complete the Court's Stipulation for Entry of Judgment recorded May 23, 1994
(Case No. PC009594 X).
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 quitclaim or relocate easements running
through proposed structures, as directed by the City Engineer.
EN6. Prior to final map approval, the applicant must inform the City if they intend 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 Community Development.
ENT 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.
1
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 10 of 34
EN8. Prior to final map approval, the applicant shall establish a Home Owners' Association
(HOA), or similar entity, to ensure the continued maintenance of all shared/common lots
and drainage devices not transferable to the County Flood Control District.
EN9. Prior to final map approval, the applicant shall obtain approval from the City Engineer
and the City Attorney for Covenants, Conditions and Restrictions (CC&Rs) for this
development. The applicant shall reimburse the City for the City Attorney's review and
approval fee. The CC&Rs 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.
EN10. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of easements/right-of-way:
a)
The applicant shall secure at the applicant's expense sufficient title or interest in land
to permit any off-site improvements to be made.
b)
If the applicant is unable to acquire sufficient title or interest to permit the off-site
improvements to be made, the applicant shall notify the City of this inability not less
than six months prior to approval of the final map. 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.
c)
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.
d)
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.
e)
At the time the applicant notifies the City as provided in "b." hereinabove, the
applicant 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."
f)
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.
g)
The applicant shall not sell any lot/parcel/unit shown on the final map until the City
has acquired said sufficient land interest.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 11 of 34
h) 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.
i) 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.
j) 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
applicant'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.
EN 11. Prior to final map approval, the applicant is tentatively required to grant easements on the
final map (or if located outside the map boundary, the applicant shall grant easements by
means of separate document). The easements shall be reviewed and approved by the City
Engineer.
EN12. 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.
EN13. 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.
EN14. Prior to final map approval, the applicant shall dedicate to the City the right to prohibit
the erection of building(s) and other structures within open space/common lots.
EN 15. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent
with the approved tentative map, oak tree report and conditions of approval. The grading
plan shall be based on a detailed engineering geotechnical report specifically approved by
the geologist and/or soils engineer that addresses all submitted recommendations.
EN16. Prior to grading plan approval, it shall be noted on the grading plan that concrete for
terrace drains and downdrains shall be colored concrete to match (as closely as possible)
the color of the soil.
EN I T The following applies to the import or export of dirt to/from the project site:
A) Prior to issuance of a grading permit for this project, the applicant shall submit a copy
of the grading permit for the export/receiving site and an exhibit of the proposed haul
route. The applicant is responsible to obtain approval from all applicable agencies for
the dirt hauling operation.
1
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 12 of 34
B) The applicant shall comply with the following requirements for the dirt hauling
operation:
1) Obtain an encroachment permit for the work.
2) The hours of operation shall be between 8:30 am to 3:30 pm.
3) Provide non-stop street sweeping service on all City streets along the haul route
during all hours of work to the satisfaction of the City Engineer.
4) Provide traffic control and flagging personnel along the haul route to the
satisfaction of the City Engineer.
C) Prior to first occupancy, the applicant shall repair any pavement damaged by the dirt
hauling operation to the satisfaction of the City Engineer. 'The limits of the road
repairs shall be consistent with the approved haul route.
EN18. The site is located within a mapped liquefiable and earthquake -induced landslide area,
per the State of California Seismic Hazard Zone Map. Prior to issuance of grading
permit, the applicant shall submit a geotechnical report which adequately addresses the
Seismic Hazard Zone. All required mitigation measures shall be incorporated into the
development plans.
EN19. Prior to final map approval, the applicant shall obtain approval of a drainage concept
study for the proposed storm drain system from the Los Angeles County Department of
Public Works, Land Development Division.
EN20. Prior to final map approval, the applicant shall show on the map all Los Angeles County
Flood Control District right-of-ways. Prior to final map approval, the applicant shall
obtain written approval from the Los Angeles County Flood Control District of all
easements needed for future maintenance by the District.
EN21. Maintenance responsibilities for all slopes, drainage devices, and retaining walls shown
on the tentative map shall be the responsibility of Master's College and the HOA if not
incorporated into a publicly administered maintenance district.
EN22. Prior to final map approval, the applicant shall dedicate all required easements for
drainage improvements on the final map; and prior to occupancy, construct all required
drainage improvements.
EN23. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for
grading over all easements.
EN24. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for
grading outside of the property lines/tract boundary from the adjacent property owner(s).
EN25. Prior to grading permit, the applicant shall obtain a notarized Acceptance of Drainage
Form from adjacent property owners if drainage is being directed to an adjacent property.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 13 of 34
EN26. Prior to issuance of grading permit, the applicant shall record in the Office of the County
Recorder slope easements from adjacent property owners, as directed by the City
Engineer.
EN27. Prior to issuance of grading permits, the applicant shall acquire permits from the Army
Corps of Engineers, California Department of Fish and Game, and the Regional Water
Control Board for any work within any natural drainage course. A copy of the permits,
or a response letter from each agency indicating a permit is not required, shall be
submitted to the City prior to issuance of grading permits.
EN28. Prior to the City's release of any bond monies posted for the construction of storm drain
infrastructure, the applicant or subsequent property owners shall be responsible for
providing all required materials and documentation to complete the storm drain transfer
process from the City of Santa Clarita to the Los Angeles County Flood Control District.
The applicant or subsequent property owners shall also be responsible for providing
regularly scheduled maintenance of the storm drain infrastructure, as directed by the
City Engineer, until such time that full maintenance is assumed by the Flood Control
District.
EN29. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a commercial development greater than one acre in size.
Prior to issuance of grading permit, the applicant shall have approved by the City
Engineer, an Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate
post -construction Best Management Practices (BMPs), maximizes pervious surfaces, and
includes infiltration into the design of the project. Refer to the Standard Urban
Stormwater Mitigation Plan (SUSMP) guide for details.
EN30. Prior to recordation of the final map, the applicant shall form an assessment district to
finance the future ongoing maintenance and capital replacement of SUSMP devices if the
devices are not accepted for maintenance by L.A. County Flood Control. The applicant
shall cooperate fully with the City in the formation of the assessment district, including,
without limitation, the preparation of the operation, maintenance, and capital replacement
plan for the SUSMP devices and the prompt submittal of this information to City for
review and approval. The applicant shall pay for all costs associated with the formation
of the assessment district. SUSMP devices shall include but are not limited to catch basin
inserts, debris excluders, biotreatment basins, vortex separation type systems, and other
devices/systems for stormwater quality. The applicant shall be responsible for the
maintenance of all SUSMP devices/systems until the district has been established.
EN31. Prior to final map approval, the applicant shall indicate by note on the map that lot
owners are prohibited from interfering with the established drainage and from erecting
concrete block walls or similar solid constructions, except as approved by the
City Engineer.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 14 of 34
EN32. This project will disturb one acre or more of land. Therefore the applicant must obtain
coverage under a statewide General Construction Activities Stormwater Permit (General
Permit). In accordance with the General Permit, the applicant shall file with the State a
Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by
the City, the applicant shall have approved by the City Engineer a Stormwater Pollution
Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall
reference the corresponding Waste Discharge Identification (WDID) number issued by
the State upon receipt of the NOI.
EN33. 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.
EN34. Prior to final map approval, the applicant shall adjust, relocate, and/or eliminate lot lines,
lots, streets, easements, grading, geotechnical protective devices, and/or physical
improvements to comply with ordinances, policies, and standards in effect at the date the
City determined the application to be complete, all, as directed by the City Engineer.
EN35. 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.
EN36. Private streets shall be designed to public street standards per the requirements prescribed
in the City of Santa Clarita Municipal Code, Section 16.19.040.
EN37. Prior to any construction (including, but not limited to, drive approaches, sidewalks, curb
and gutter, etc.), trenching or grading within public or private street right-of-way, the
applicant shall submit a street improvement plan consistent with the approved tentative
map, oak tree report and conditions of approval and obtain encroachment permits from
the Engineering Division.
EN38. Prior to street plan approval, the applicant shall submit a street tree location plan to the
City's Urban Forestry Division for review and approval. The location of the street trees
shall not conflict with sewer or storm drain infrastructure. The plan shall include
proposed sewer lateral locations and storm drain infrastructure for reference.
EN39. Prior to final map approval, the applicant shall dedicate street right-of-way for a total of
92 feet for Dockweiler Drive within the project site, as directed by the City Engineer.
For the portions of Dockweiler Drive located outside of the tract boundary, the applicant
shall obtain right-of-way dedications from adjacent property owners by means of separate
instrument. The right-of-way dedications shall be approved by the City Engineer and
recorded in the Office of the County Recorder prior to final map approval.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 15 of 34
EN40. 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.
EN41. Prior to final map approval, the applicant shall dedicate on the final map 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.
EN42. Prior to issuance of building permits for Lot 9, the applicant shall construct street
pavement for Deputy Jake per either of the following options:
■ The applicant shall construct the full pavement section including the final lift of
asphalt to finish grade in conformance with the design TI. Prior to occupancy, the
applicant shall refurbish the pavement to the satisfaction of the City Engineer.
■ The applicant shall construct a pavement section that is a minimum of 1'/2" lower than
finish grade, in conformance with the design TI. Prior to occupancy, the applicant
shall refurbish the pavement, and complete the final lift of asphalt to meet finish
grade to the satisfaction of the City Engineer.
EN43. Prior to occupancy of the first building on the College upper campus, the applicant shall
construct the following street improvements on Dockweiler Drive, as directed by the City
Engineer:
Street Name
Curb &
Base &
Street
Parkway
Landscaping
Sidewalk
Landscaped
Gutter
Paving
Lights
& Street Trees
(5'min)
Median
Dockweiler
Drive
X
X
X
X
X
X
(Public)
EN44. Prior to first occupancy of the residential units, the applicant shall construct the following
street improvements on Dockweiler Drive and Deputy Jake Drive:
Street Name
Curb &
Base &
Street
Parkway
Landscaping
Sidewalk
Landscaped
Gutter
Paving
Lights
& Street Trees
(5'min)
Median
Dockweiler
Drive
X
X
X
X
X
X
(Public)
1
1
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 16 of 34
Deputy Jake
Drive
X
X
X
X
X
(Private)
EN45. Prior to occupancy of the residential units, the applicant shall install mailboxes and posts
and secure approval of the U.S. Postal Service prior to installation.
EN46. Prior to occupancy, the applicant shall install a sign at the end of all streets that are to be
extended in the future, as directed by the City Engineer.
EN47. Prior to occupancy, the applicant shall construct wheelchair ramps at intersections, as
directed by the City Engineer.
EN48. Prior to occupancy, the applicant shall provide and install street name signs, as directed
by the City Engineer.
EN49. Prior to occupancy, the applicant shall repair any broken or damaged curb, gutter and
sidewalk, and refurbish the half section of pavement on streets within or abutting the
project, to the satisfaction of the City Engineer.
EN50. 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), Los Angeles County Sanitation District,
and the City Engineer.
EN51. 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.
EN52. Prior to issuance of building permits, the applicant shall annex the property into the
County Sanitation District. The applicant shall provide the City's Building & Safety
Division with written confirmation from the Sanitation District that the property has been
annexed.
EN53. The private sewer laterals serving the buildings on Master's College campus shall be
privately maintained. All private sewer laterals shall have a minimum 2% slope and pipe
inverts shall be 6 feet below the curb grade. Prior to grading plan approval, the applicant
shall demonstrate that all sewer pipes meet these requirements with the proposed building
pad elevations. Private on-site sewers are reviewed and approved by the City's Building
& Safety Division.
EN54. Prior to issuance of first building permit on Lot 9, the applicant shall pay the Placerita
Canyon Sewer User Connection Fee ($3871.00 per residential unit) and processing fee
(currently $76.65 per residential unit). The processing fee is subject to change and is
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 17 of 34
based on the rate at the time of payment. The Placerita Canyon Sewer User Connection
Fee is not subject to change.
EN55. The proposed residential units on Lot 9 were not included in the sewer area study that
was previously completed for the Placerita Canyon area (dated March 1999). 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.
EN56. Prior to issuance of building permits, 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.
EN57. 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.
EN58. Prior to final map approval, the applicant shall pay the applicable Bridge and
Thoroughfare (B&T) District Fee to implement the highway element of the General Plan
as a means of mitigating the traffic impact of this project.
This project is located in the Via Princessa B&T District. The current rate for this
District is $17,430. The B&T rate is subject to change and is based on the rate at the time
of payment.
The B&T Fee shall be calculated as follows:
Lot 3: Private school = the gross acres (9.23), times the district rate ($17,430), times 3.0;
which is equal to $482,637 until June 30, 2009.
Lot 9: Single family = the number of units (42), times the district rate ($17,430); which
is equal to $732,060 until June 30, 2009.
EN59. The applicant will receive reimbursement in the form of B&T credits for the construction
of improvements identified in the B&T District Report on General Plan roadways,
subject to approval of the City Engineer. B&T credits shall be issued upon completion
and acceptance of such off-site improvements.
* Refer to all applicable City Council conditions on pages 33 and 34.
1
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 18 of 34
TRAFFIC ENGINEERING DIVISION
TEL 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.
TE2. 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.
TE3. 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.
TE4. Minimum width of all interior driveways and drive aisles shall be a minimum of 26 feet
and shall be shown on all applicable plans prior to issuance of first building permit.
TES. Prior to issuance of the first building occupancy permit, the applicant shall obtain
approval from the L.A. County Fire Department for any private driveway sections.
TE6. Prior to issuance of the first building occupancy permit, the applicant shall post "No
Parking— Fire Lane" signs along all 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.
TET 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.
TE8. 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.
TE9. 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.
TE10. The extension of Dockweiler Drive, from its current terminus to its new terminus, shall
be striped for two lanes (one lane each direction) with a center raised, landscaped median.
The extension of Dockweiler Drive shall be posted "No Stopping Any Time" in both
directions.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 19 of 34
TE11. Prior to the issuance of the first building occupancy permit and if warranted, the applicant
shall install multi -way stop control at the intersection of Dockweiler Drive and Valle del
Oro. The multi -way stop control shall include all necessary signs and pavement markings.
In addition, the applicant shall install crosswalks in coordination with the multi -way stop
control. The applicant shall also install accessible ramps where appropriate and shall
provide a sidewalk connection to the private sidewalk along the north side of Dockweiler
Drive. The applicant shall be responsible for obtaining all necessary easements for
construction of a sidewalk that connects the accessible ramps on the north side of
Dockweiler Drive to the private sidewalk.
TE12. Prior to the issuance of the first building occupancy permit, the intersection listed below
shall include the required number of lanes and operational traffic signal. The applicant
shall submit a traffic -signal phasing and timing plan for this intersection that
accommodates the intersection geometries listed below. The traffic -signal phasing and
timing plan shall be prepared to the satisfaction of the Director of Public Works.
(a) Sierra Highway/Placenta Canyon Road:
■ Eastbound: 1 left -turn lane, 1 through lane, 1 shared through/right-turn lane
■ Westbound: 1 left -turn lane, 1 through lane, 1 right -turn lane
■ Northbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane
■ Southbound: 1 left -turn lane, 1 through lane, 1 shared through/right-turn lane
* Refer to all applicable City Council conditions on pages 33 and 34.
BUILDING AND SAFETY DIVISION
BSL Prior to construction of any buildings or other structures (outside the public way), plans
shall be submitted to Building and Safety for plan review and building permit issuance.
BS2. At the time of application for a building permit, the applicant shall submit two complete
sets of construction documents (including geology report) to the Building and Safety
Division for plan review.
BS3. All buildings and structures shall comply with the detailed requirements of the current
Building Codes. As of January, 2008, the current codes are: 2007 California Building
(CBC), Mechanical (CMC), Electrical (CEC), Plumbing (CPC) and Energy Codes, The
City of Santa Clarita amendments to the California codes shall also be followed. A copy
of the City amendments is available at the Building and Safety public counter and on the
city website at www.santa-clarita.com. Building codes are revised and adopted every 3
years.
BS4. Prior to issuance of building permits, a final compaction report and pad certification for
each building site shall be approved by Development Services.
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EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 20 of 34
BSS. The project shall fully comply with the disabled access requirements as specified for
public accommodations in Chapter 11B and for multi -family residential projects per
chapter 11 A of the California Building Code. The Federal ADA requirements are not
reviewed by California jurisdictions. However, ADA compliance is the responsibility of
the owner, architect and contractor.
BS6. Prior to issuance of any building permits, additional clearances from other agencies will
be required depending on the type of building to be permitted. Contact Building and
Safety for a list of agencies.
BST All buildings and other structures shall be setback from any adjacent ascending or
descending slopes. Refer to section 1805.3 CBC.
BSB. The entire project is located within the City's Fire Zone and shall comply with the City's
Fire Hazard Zone requirements. See the city's website at www.santa-clarita.com.-
BS9. These conditions are based on a review of the submitted tentative tract map plans for the
project. A more thorough review will be performed when complete plans are submitted to
Building and Safety for a plan review.
ENVIRONMENTAL SERVICES DIVISION
ES L All single family residential dwellings shall be designed with space provided for three
90 -gallon trash bins.
ES2. The enclosures should be shown on the site plan with dimensions, consistent with the
surrounding architecture and shall be constructed with a solid roof. The enclosures shall
be located to provide convenient pedestrian and collection vehicle access.
ES3. Projects shall be designed in such a manner so that trash vehicles will not need to back-up
as part of the normal trash collection process. Please incorporate this into the street
design of the residential area of the project.
ES4. Prior to issuance of building permits for each building and structure, the applicant shall
do the following to increase diversion and encourage source reduction of solid waste.
a) The applicant shall prepare and submit a comprehensive outdoor recycling
program for the campus. The program shall include locations for recycling bins in
outdoor locations.
b) The applicant shall prepare and submit a comprehensive internal waste reduction
and recycling program for the proposed buildings on the campus. The program
shall include locations for recycling bins at indoor locations.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 21 of 34
c) Prior to the issuance of the first building permit, the applicant shall adopt and
submit an Environmentally Preferable Purchasing (EPP) Policy to promote the
use of products made from recycled materials.
The plans for these programs shall be prepared, submitted, and approved by the
Environmental Services Division prior to the issuance of any building permits. The
plans shall include methods in which the facility will meet a minimum diversion
requirement of 50%, but keeping in mind the City's diversion goal of diverting 75%
of waste from landfills. This program will include a method for an annual monitoring
program for the City to evaluate diversion rates on a yearly basis. The facility shall be
required to meet a diversion rate of 50% or greater on an annual basis.
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 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.
SPECIAL DISTRICTS/ADMINISTRATIVE SERVICES
SDI. No on-site, private property landscaping will be maintained by the Landscape
Maintenance District (LMD), unless agreed upon by the applicant and the City of Santa
Clarita.
SD2. Prior to building permit issuance, the applicant shall annex the property into the LMD for
the maintenance and improvement of landscaped medians and streetscapes. Applicant
shall agree to an LMD assessment pursuant to the LMD benefit received by the property.
A minimum of 90- 120 day is required for annexation processing.
SD3. 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.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 22 of 34
LOS ANGELES COUNTY FIRE DEPARTMENT
FDl. Access shall comply with Section 902 of the Fire Code, which requires all weather
access. All weather access may require paving.
FD2. Fire Department Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
FD3. Where driveways extend further than 150 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 ensure their
integrity for Fire Department use. Where topography dictates, turnarounds shall be
provided for driveways that extend over 150 feet in length.
FD4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane"
with the widths clearly depicted and shall be maintained in accordance with the Fire
Code. All required fire hydrants shall be installed, tested and accepted prior to
construction.
FDS. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
FD6. This property is located within the area described by the Fire Department as "Very High
Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be
submitted and approved prior to final map clearance. (Contact Fuel Modification Unit,
Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-
5205, for details).
FD7. Provide Fire Department or City approved street signs and building access numbers prior
to occupancy.
FD8. The minimum street width (curb to curb) for Deputy Jake Drive shall be 36 feet.
FD9. The applicant shall provide a temporary Fire Department Turnaround at the new terminus
of Dockweiler Drive.
FD 10. 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.
FD 11. The required fire flow for public fire hydrants at this location is 5,000 gallons per minute
at 20 psi for a duration of five hours, over and above maximum daily domestic demand.
Three (3) hydrant(s) flowing simultaneously may be used to achieve the required fire
flow.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 23 of 34
FD12. The required fire flow for private on-site hydrants is 2,500 gallons per minute at 20 psi.
Each private on-site hydrant must be capable of flowing 1,250 gallons per minute at 20
psi with two hydrants flowing simultaneously, one of which must be the furthest from the
public water source.
FD 13. 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.
FD14. 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.
FD 15. The driveway indicated on Lot 4 shall be a minimum of 26 feet, to be posted "No Parking
- Fire Lane".
FD16. Additional water system requirements will be required when this land is further
subdivided and/or during the building permit process.
FD 17. Prior to issuance of building permit, the applicant shall provide the following information
to determine the fire flow:
a. Provide the square footage and number of stories of each proposed and existing
building.
b. Provide the type of construction of each proposed and existing building.
c. Verify if the buildings have fire sprinklers installed.
Residential Development Requirements
FD18. For Driveway's "A", "B", "C", "D" & "E," the applicant shall provide a minimum
unobstructed width of 26 feet, clear -to -sky, to posted and red curbed "No Parking - Fire
Lane", as indicated on the plan.
FD 19. The applicant shall provide a minimum roadway width of 26 feet for the road separating
the two Deputy Jake Drives. The applicant shall provide a gate, not bollards, at each
entry point with an approved Fire Department locking device.
FD20. The hammerhead turnarounds are required to be posted and red curbed "No Parking -
Fire Lane".
Gate Requirements
FD21. The gate call box shall be a minimum of 50 feet from the cross -street.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 24 of 34
FD22. A minimum width of 20 feet is required on each side of the island, with all gate accessory
hardware out of the access way when the gate is in the fully open position. This is
required to be posted and red curbed "No Parking - Fire Lane".
FD23. A turnaround is required, with an opening of 20 feet and a 32 -foot centerline turning
radius, is required prior to the gates. This is required to be posted and red curbed "No
Parking - Fire Lane".
FD24. A Knox Box is required to be at each gate location.
* Refer to all applicable City Council conditions on pages 33 and 34.
PARKS AND RECREATION
PRI. Prior to issuance of grading permit, the applicant shall dedicate in fee the existing five -
acre Creekview Park to the City of Santa Clarita.
PR2. All grassed NPDES treatment areas, water quality basins, catch basins, or bio -basins shall
be separate lots owned by TMC or HOA. All such lots shall be maintained by others.
All manufactured and natural slopes shall be maintained by others.
PR3. Prior to acceptance of street improvements of Dockweiler Drive, the applicant shall make
trail improvements, including but not limited to decomposed granite surfacing at a
minimum width of 8 feet, including lodge pole fencing, along the south side of the creek
from Creekview Park to the Community Center to the satisfaction of the Director of
Parks, Recreation, and Community Services.
PR4. The trail underpass/tunnel of Dockweiler Road shall be a minimum 12' high and 10'
wide to the satisfaction of the Director of Parks, Recreation, and Community Services.
PRS. Prior to acceptance of street improvements the applicant shall improve portions of the
Placerita Canyon trail system as it pertains to the Placerita Canyon trails map and the
Masters College property. All trails shall be built to City standards, to the satisfaction of
the Director of Parks, Recreation, and Community Services Department.
PR6. Prior to issuance of grading permit the applicant shall provide access easements for the
City of Santa Clarita from the Metropolitan Water District for the trails, and maintenance
of trails, that crosses their property.
PR7. Prior to issuance of grading permit the applicant shall provide written approval from
Department of Fish and Game, MWD, Army Corp of Engineers, and any other agencies
with regards to planned modifications along the river and or floodways.
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EXHIBIT B of Resolution 09-6
The, Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 25 of 34
TRANSIT DIVISION
TRI . There is fixed route bus service every half hour between the hours of 4 am and 11 pm on
Sierra Highway and Newhall Avenue/Railroad Avenue daily. Future bus service is
projected in the Placerita Canyon area.
TR2. 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
building permit issuance shall be paid.
TR3. At this time the Transit Impact Fee does not apply to commercial/industrial
developments. The applicant is advised that the fee is currently under revision and may
apply in the future. Fees in place at the time of building permit issuance shall be paid.
TR4. Applicant shall construct a pedestrian path from the bus stops to the development.
TRS. Applicant shall provide a bus stop at the location of:
■ Westbound Dockweiler, far side of Deputy Jake Dr.
■ Eastbound Dockweiler, far side of Deputy Jake Dr.
TR6. The bus stop shall consist of a 10'x20' concrete passenger waiting pad placed behind the
sidewalk and included a stylized bench and trash receptacle. Bench and trash receptacle
specifications and all appropriate paperwork for bus stop shall be supplied to the Transit
Division prior to installation. Proposed amenities shall be approved by City Transit staff
prior to installation.
TR7. Applicant shall provide a site plan showing amenities within a 100 foot radius of the bus
stop. If a bus shelter is required, this plan shall also be included in the submitted bus stop
shelter plans for permits.
TR8. The bus stop location shall be a minimum of 100' from the curb return or as specified by
City staff.
TR9. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction
of City staff.
TR10. At the location of the bus stop, the sidewalk shall meet the street for no less than 20'.
TRI 1. Applicant shall construct an in -street concrete pad pursuant to the current City standard
and APWA 131-1.
URBAN FORESTRY DIVISION
SPECIFIC CONDITIONS:
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EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 26 of 34
UF1. The applicant and their contractors shall be in compliance with the City of Santa Clarita
Oak Tree Ordinance and Preservation and Protection Guidelines at all times throughout
the said project. This shall include all phases of construction including but not limited to
the onsite development of Masters College, extension of Dockweiler Drive and the
grading for the residential development on Deputy Jake Drive.
UF2. The applicant and their contractors shall adhere to all Conditions of Approval and any
onsite recommendations issued by the City of Santa Clarita Oak Tree Specialist and/or a
qualified Urban Forestry associate.
UF3. The applicant and their contractors shall adhere to all recommendations issued by the
applicant's project arborist (Robert Hansen and Craig Crotty) or any qualified associate
thereof. This shall include all oak tree preservation recommendations included within the
submitted oak tree report and any recommendation issued on site during project
monitoring and/or inspection.
UF4. As submitted, the applicant is permitted to remove 93 Coast live oak (Quercus agrifolia)
and 21 scrub oak (Quercus dumosa/berberidifolia) for a total of 114 removals and to
encroach into the protected zone of 90 Coast live oak and 7 Scrub oak for a total of 97
encroachments.
UFS. The applicant shall be required to bond for the entire ISA (International Society of
Arboriculture) dollar value ($858,454.00) of all oak trees approved for removal. Upon
successful completion of the required mitigation of all oak trees, the bond shall be
exonerated and all monies returned to the applicant. The applicant shall be required to
renew the bond annually as necessary and shall name the City of Santa Clarita as the only
agency permitted to release the bond.
UF6. Oak trees number 98, 103, 170, 171, 233 and 237 have died as a result of natural causes.
No mitigation shall be required of the applicant for these six (6) trees. Any of these six
oak trees that still remain shall be removed immediately to reduce the risk and spread of
infestation to nearby healthy oak trees.
UFT Upon after receiving City of Santa Clarita Planning Commission and/or City Council
approval, any existing on site oak tree which has been approved for removal that dies or
fails as a result of natural causes including but not limited to infestation, disease, wind or
fire shall be fully mitigated for. The tree tag shall be collected and provided to the City
Oak Tree Specialist and the tree immediately removed.
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EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 27 of 34
MITIGATION:
UF8. The applicant shall be required to mitigate for the entire International Society of
Arboriculture (hereafter ISA) Dollar value of all oak trees which have been approved for
removal. The ISA dollar value for all removals is listed at $858,454.00.
U179. The applicant shall be required to install replacement oak trees per the submitted -
approved oak tree mitigation site plan dated October 09, 2008. This shall include the
installation of nursery size oak trees consisting of 15 gallon, 24, 36, 48 and 60 inch box
trees and specimen oak trees consisting of 72, 84, 96 and 120 inch box trees. All
mitigation oak trees shall come from a local southern California source. Any oak tree not
from the southern California area shall be cleared by the California State Department of
Agriculture.
UF10. Approved species for mitigation shall include the Coast live oak (Quercus agrifolia),
Valley oak (Quercus lobata), Canyon oak (Quercus chrysolepis) and Interior live oak
(Quercus wislizenii). All mitigation oak trees shall be planted per the approved oak tree
mitigation site plan unless waived by the City of Santa Clarita Oak Tree Specialist. Some
species of oak may not be available in the amounts proposed on the submitted mitigation
plan. These oak trees shall be replaced with the Coast live oak (Quercus agrifolia).
UF11. Mitigation oak trees shall be monitored for a period of two years for all 15 gallon trees
through 36" inch box trees, three years for 48" inch and 60" inch box trees and five years
for all specimen size trees.
UF12. Existing mitigation oak trees which were previously planted on parcel number APN-
2833014015 for the Hidden Knolls residential development that are proposed for removal
shall be mitigated at a 1:1 replacement ratio. Oak trees with a trunk measuring 1-2 inches
shall be replaced with a 24" box tree, 3-4 inches with a 36" inch box tree and 5" inches or
larger with a 48" inch box tree. The oak trees shall be planted on site in an approved area
near the original location.
OF 13. Required monitoring may begin once all mitigation oak trees have been planted and
approved in an individual phase of construction. The Master Plan calls for several
construction phases which could extend unnecessary lengths of mitigation if not
separated into phases. It shall be the responsibility of the applicant and , their project
arborist to monitor, track and submit all required mitigation reports to the City of Santa
Clarita Oak Tree Specialist and Community Development (Planning).
U1714. Mitigation reports including digital photos shall be submitted to the Oak Tree Specialist
and the Planning Department once every 3 months for the first two years and once every
6 months for the remaining three years. This requirement shall include all phases of
mitigation.
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EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 28 of 34
UF15. The applicant shall be required to retain the services of the project arborist for the
required monitoring of all oak trees until the completion of the designated term of
mitigation.
UF 16. All work within the protected zone of an oak tree shall be completed in the presence of
the project arborist or an approved qualified associate.
UF17. The applicant and their contractors shall give the project arborist a minimum of 48 hours
prior notice before beginning any work within the protected zone of an oak tree. The
unavailability of the project arborist does not authorize work within the protected zone to
be performed without monitoring unless waived by the City of Santa Clarita Oak Tree
Specialist.
UF 18. The applicant is strongly encouraged to retain the services of the supplier of the specimen
size trees throughout the mitigation period for maintenance. Specimen size trees require
additional care not associated with the standard maintenance of nursery size trees.
UF19. The applicant shall be required to bond for the full ISA dollar value of all oak trees
approved for removal. The applicant shall be responsible to renew the bond annually until
the final year of mitigation has been completed, approved and signed off. The City of
Santa Clarita shall be named the only agency permitted to exonerate the bond.
UF20. Upon completion of all mitigation oak tree plantings, the applicant shall be required to
provide the City of Santa Clarita Urban Forestry Division with GPS coordinates and
spread sheets of all mitigation oak trees planted onsite. Spread sheet shall include the
following information: Number of oak trees planted, species of oak trees, DBH (trunk
diameter at 54 inches above grade) at time of planting, height, number of trunks and
canopy spread.
PROTECTIVE FENCING:
UF21. Prior to the issuance of grading permits the applicant shall have all protective fencing
installed. Protective fencing shall be installed at the protected zone of each oak tree.
Protective fencing may be installed around groups of oak trees in areas where individual
fencing is not an option. Oak trees which have been approved for encroachment shall
have the protective fence installed at an area which allows for the proposed impact. This
area shall be located as far away from the trunk of the oak tree as possible.
UF22. Protective fencing shall consist of minimum five foot high chain link supported by steel
post installed every eight feet on center. The top of the post shall be parallel with the
fence.
U1723. Protective fencing shall include proper signage that reads; "THIS FENCE IS FOR THE
PRESERVATION AND PROTECTION OF OAK TREES AND SHALL NOT BE
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 29 of 34
REMOVED OR RELOCATED WITHOUT WRITTEN AUTHORIZATION FROM
THE CITY OF SANTA CLARITA OAK TREE SPECIALIST. FOR MORE
INFORMATION CONTACT THE CITY AT 661-294-2548". Signs shall be installed
every 50 feet on center for sections that exceed 100 feet in length and one sign on
opposite ends for individual oak trees or as approved by the City Oak Tree Specialist.
UF24. All protective fencing shall have silt material a minimum of 36" inches in height installed
at the base of the fence. Silt material shall be securely fastened at top and bottom to
prevent from coming loose during high winds.
UF25. One four foot wide pedestrian access shall be left open every 100 feet for protective fence
installed in long runs throughout the project site. For individual oak trees, one four foot
wide access shall be left open on the side opposite from construction.
U1726. Specimen oak trees 72" inch box or larger shall have protective fencing installed at the
canopy of the oak tree immediately after installation. The 4' high safety orange vinyl
fence may be used for specimen trees only. Fencing shall be supported by the 5' foot tall
steel green stakes spaced at a maximum distance of 8' feet on center and securely
fastened at both top and bottom to avoid failure during winds.
UF27. Protective fencing shall remain in good repair throughout the entire project. Fencing
which has been damaged (leaning or otherwise not upright at a 90 degree) shall be
immediately repaired prior to continuing with construction. Prior to grading all protective
fencing shall be inspected and approved by the City Oak Tree Specialist.
DOCKWEILER DRIVE:
UF28. The applicant shall be required to mitigate for the full ISA dollar value of all oak trees
proposed for removal in this area. The ISA dollar value of oak trees in this area has been
identified at $293,860.00.
UF29. The applicant shall make every reasonable effort to replace the oak trees in this area by
planting mitigation oak trees in the amount of $293,860.00 without over planting or
exceeding the Los Angeles County Fire Department Fuel Modification requirements. In
the event that this area does not accommodate the required mitigation, the remainder of
oak trees may be planted on an approved site located within the scope of the project or as
determined by the Director of Public Works and Community Development.
PRESERVATION:
U1730. The applicant and their contractors shall comply with the ANSI (American National
Standards Institute) A300 (Part 5) standards for Tree Care Operations -Tree, Shrub,and
OtherWoody Plant Maintenance — Standard Practices (Management of Trees and Shrubs
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 30 of 34
During Site Planning, Site Development, and Construction). This information is available
at www.treecareindustry.org
UF31. The applicant and their contractors shall have designated concrete rinse out stations
throughout the project site. The locations shall be kept a minimum of 100 feet from any
oak tree located on or off site.
UF32. At no time shall the rinsing or cleaning of any tools, equipment or vehicles be permitted
within 100 feet of an oak tree. At no time shall any other form of liquid contaminate be
permitted to enter the protected zone of an oak tree.
UF33. At no time shall the applicant or their contractors be permitted to store any form of
construction material, equipment or vehicles within the protected zone of an oak tree.
This shall include the parking of all personal vehicles owned by employees of the
contractors. The applicant shall provide onsite parking for all employees outside of the
protected zone of the oak trees.
UF34. The applicant and their contractor shall have designated areas for the on-site maintenance
of construction equipment outside the protected zone of the oak trees. Maintenance
includes but is not limited to greasing, fueling and routine maintenance.
UF35. All work within the protected zone of an oak tree shall be completed in the presence of
the project arborist.
UF36. All work completed within the protected zone of an oak tree shall be performed by hand.
At no time shall any form of heavy equipment including but not limited to excavators,
earthmovers, dozers, graders, compaction equipment, trenchers or any other form of
machine operated equipment be permitted within the protected zone of an oak tree unless
waived by the City of Santa Clarita Oak Tree Specialist,
UF37. Any roots two (2") inches in diameter or larger that are encountered during construction
shall be preserved at all times by immediately wrapping moistened layers of burlap
around the root. Burlap shall be kept moist until all backfilling operations have been
completed.
UF38. All roots that are two inches in diameter or larger that cannot be saved must be approved
for removal by the City of Santa Clarita Oak Tree Specialist. Roots that are approved for
removal shall be cut cleanly at the edge of impact by the project arborist and immediately
backfilled or covered with moistened layers of burlap.
UF39. Roots that are exposed in large areas of grading shall be kept moist by supplemental
water from either a water truck or manual application. At no time shall any water
application be permitted to come in contact with the canopy of an oak tree.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 31 of 34
LANDSCAPING
UF40. Prior to the issuance of grading permits (or as required by Planning), the applicant shall
be required to submit a final landscape plan. The landscape plan shall be prepared by an
approved licensed landscape architect (or as required by Planning) and shall consist of
native plant material compatible with native species of oak.
UF41. The landscape plan shall include all proposed mitigation trees and required parkway trees
planted within the public right of way.
U1742. Only plant material compatible with native species of oak trees shall be permitted within
the protected zone of an existing oak or any specimen size oak.
UF43. A list of compatible plant material is available on-line at www,califomiaoaks.org . Under
merchandise the title "Compatible Plants Under & Around Oak Trees" is available in a
PDF format and may be down loaded at no cost.
UF44. At no time shall any plant material be installed within 10' feet of the trunk of an oak tree
unless approved by the City Oak Tree Specialist or as required in the City of Santa
Clarita Hill Side Ordinance and Los Angeles County Fire Department Fuel Modification
Plan.
UF45. At no time shall any overhead irrigation be permitted to come in contact with an oak tree.
Exception to this condition may be on slopes where overhead irrigation is necessary for
coverage of required slope stabilization plantings. Excessive amounts of water should be
avoided.
U1746. All oak trees including box trees and more specifically specimen size oak trees shall be
irrigated on a separate irrigation line/system from other surrounding landscape. Irrigation
to specimen size trees shall be approved by the City Oak Tree Specialist, Project Arborist
and Planning at the recommendation of the supplier of the specimen size trees.
UF47. All oak trees planted on or off site shall be irrigated with an approved bubbler system
only.
UF48. Specimen oak trees (72" inch and larger) shall have drainage systems installed at the base
of each tree that allow for water to be removed preventing root rot and loss of tree. These
systems shall be installed per the recommendation of the specimen tree provider.
UF49. All trees planted on site which requires staking shall be planted according to the City of
Santa Clarita Tree Planting and Staking Detail Sheet. Tree stakes shall not rub against the
lower branches of the tree. All nursery stakes shall be removed once the tree has been
properly planted and staked.
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EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 32 of 34
UF50. Oak trees 36" box in size or larger shall have a minimum 3" — 4" layer of natural wood
chips / mulch installed at the base of each tree extending out to the edge of the canopy
(drip line). Mulch shall not come in contact with the trunk of the tree.
UF51. Tree wells necessary to retain irrigation water on all oak trees 36" box or larger shall be
constructed so that the water does not come in contact with the trunk of the tree and is
targeted for the outer edge of the entire root -ball.
UF52. The applicant shall be required to install concrete pavers or an approved permeable
material for all walkways, driveways, access roads and fire lanes that are proposed for
below the canopy of existing oak trees. For fire department access roads, all material
shall meet and or exceed the minimum requirements of the Los Angeles County Fire
Department.
UF53. Existing oak trees which require clearance pruning necessary for oak tree preservation
during construction shall be completed in the presence of the project arborist and/or by an
approved qualified tree trimming contractor with ISA certified staff.
UF54. All wood chips generated from the pruning and or removal of oak trees shall be recycled
and distributed on site below the canopy of existing oak trees and newly planted oak
trees. Oak tree which have been identified as infested or diseased shall be removed and
hauled off site and properly disposed of.
STREET TREES
UF55. The applicant shall be required to plant parkway trees within the public right-of-way
along the proposed extension of Dockweiler Drive and Deputy Jake Drive. This includes
all required median landscape areas.
UF56. All parkway trees shall be planted according to the City of Santa Clarita Street Tree
Planting and Staking Detail Sheet and the American Public Works Association "Standard
Plans for Public Works Construction".
UF57. All parkway trees shall meet and/or exceed the California Department of Forestry and
Fire Protection Specification Guidelines for Container -Grown Landscape Trees.
UF58. All parkway trees planted along the parkway shall be a minimum 24" inch box size.
Median trees shall be a minimum 24" inch box or larger as required by the City of Santa
Clarita Special Districts LMD (Landscape Maintenance Division).
UF59. The applicant shall be required to install and maintain an approved irrigation system to all
trees planted within the public right of way.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 33 of 34
UF60. All trees planted within a landscaped parkway that consist of lawn shall have a minimum
36 -inch round tree well installed at the base of each tree with 3 -inches of natural bark or
woodchips. Lineal root barriers shall be installed along the edge of both sidewalk and
curb at a minimum distance of 10 lineal feet. Root barriers shall be a minimum height of
18 -inches. Each tree planted shall have an 8-9 inch arbor guard placed at the base of each
tree.
UF61. All trees planted within a concrete type tree well shall have root barriers installed at the
edge of the concrete tree well. Each root barrief in this installation shall be 24 -inches in
height and installed level with the top of the trees root ball. All concrete tree wells shall
be a minimum of Meet deep by 4 -feet wide. Larger tree wells shall be installed where
public right-of-ways allow without compromising ADA accessibility. Such tree wells
shall be 4 -feet deep by 5 -feet wide.
UF62. Upon completion of all parkway/median tree plantings, the applicant shall be required to
provide the City of Santa Clarita Urban Forestry Division with GPS coordinates and
spread sheets of all parkway/median .trees planted onsite. Spread sheet shall include the
following information: Number of trees planted, species of trees, DBH (trunk diameter at
54 inches above grade) at time of planting, height, number of trunks and canopy spread.
UF63. Any questions or comments regarding the above set of conditions may be directed to the
City of Santa Clarita Oak Tree Specialist at (661) 294-2548.
CITY COUNCIL
CCL As part of the implementation of The Master's College Master Plan project, the applicant
shall be required to install enhanced landscaping around C.W. Smith Hall and the
proposed water tank and maximize the heights of the trees proposed for planting. The
enhanced landscaping shall be subject to review and approval by the Los Angeles County
Fire Department and the City's Director of Community Development. Enhanced
landscaping around the proposed water tank shall also be subject to approval by the
Newhall County Water District.
CC2. The applicant shall be required to install enhanced landscaping along Dockweiler Drive
and maximize the heights of the trees proposed for planting so as to create a buffer and
soften the appearance of Dockweiler Drive along the ridgeline, subject to review and
approval by the Los Angeles County Fire Department and the City's Director of
Community Development.
CC3. Landscape modifications to the Master Plan shall not be considered minor modifications.
Any such request for modification of landscaping from the adopted Master Plan shall be
subject to the review of the Planning Commission and/or City Council as an amendment
to the Master Plan.
EXHIBIT B of Resolution 09-6
The Master's College Master Plan
Conditions of Approval
Master Case 04-496
Page 34 of 34
CC4, The early California craftsman architectural style shall be reflected in all new buildings
on The Master's College campus in order to integrate the campus with the surrounding
Placerita Canyon community and create a more architecturally integrated campus. The
proposed architecture shall be subject to review and approval by the Director of
Community Development,
CC5. In lieu of installing street lights along the Dockweiler Drive extension, the applicant shall
install pedestrian/bollard lights, except at street intersections where standard street lights
shall be installed. The applicant shall submit a site lighting plan for review and approval
by the Director of Public Works and Director of Community Development prior to the
issuance of any building permit to ensure conformance with the City's lighting standards
and the Master Plan.
CC6. The applicant shall investigate modifying the trail classification for the Dockweiler Drive
extension and consider modifying the classification to the Class I bike trail design from
The Master's College campus to the Downtown Newhall area. The applicant shall also
investigate modifying the median width along the new section of Dockweiler Drive to
create a consistent transition from the existing section of Dockweiler Drive.
CC7. The applicant shall incorporate and utilize permeable paving on the College campus,
where feasible, subject to approval by the City Engineer.
CC8. The applicant shall work with the City to discuss the joint use of the on -campus Chapel.
S•\CD\CURRENn!2004\04-496 (Masters College Master Plan)\PC HEARINGTC Draft Conditions.04496
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EXHIBIT C TO ENTITLEMENT RESOLUTION
REVISED MASTER'S COLLEGE MASTER PLAN
Available online at:
http://www.santa-clarita.com/cityhall/cd/planning/master pre20081027.asp
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