HomeMy WebLinkAbout2009-11-24 - RESOLUTIONS - NEIGHBORHOOD COMMERCIAL CENTER (2)RESOLUTION NO. 09-102
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA ADOPTING A MITIGATED NEGATIVE
DECLARATION AND APPROVING MASTER CASE 05-172 (GENERAL PLAN
AMENDMENT 05-005 AND DEVELOPMENT REVIEW 05-011) FOR THE
DEVELOPMENT OF A 35,818 SQUARE -FOOT NEIGHBORHOOD COMMERCIAL
CENTER 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 subject property as Industrial (I). Zoning on the subject property is
presently Industrial (I);
b. In 1994, the Planning Commission approved Master Case 94-038 for the Beazer
Homes development located to the south of the project site. The subject property
was originally included as a part of the Beazer Homes development and was
removed prior to project approval. However, as a part of Master Case 94-038 the
subject property was rough graded and a stormdrain channel was installed along
the southern and western property lines of the subject site;
C. On May 25, 2005, the applicant filed an application (Master Case 05-172) for the
construction of a 35,818 square -foot neighborhood commercial center located on
the southeast corner of Railroad Avenue and Oak Ridge Drive (APN:
2836-064-016), in the City of Santa Clarita. Oak Ridge Drive runs along the north
and east property lines with a Los Angeles County stormdrain channel along the
south and west property line;
d. The application includes a General Plan Amendment (GPA 05-005) and Zone
Change (ZC 05-005) to change the Zoning and General Plan land use designation
of the subject site from Industrial (I) to Commercial Neighborhood (CN) and a
Development Review (DR 05-011) to develop a neighborhood commercial center
on Oak Ridge Drive;
e. The surrounding land uses include a building material supply yard to the north, an
apartment complex to the east, single-family attached condominiums to the south,
and a transportation corridor to the west;
f. The application was deemed incomplete on June 24, 2005, lacking the necessary
information to process the development application. The applicant worked with
staff to provide the necessary information to deem the application complete on
September 11, 2009;
g. The Planning Commission held a duly noticed public hearing on this issue
commencing on October 20, 2009. The project was advertised in The Signal
newspaper, through on-site posting and by mailing to all property owners within
1,000 feet of the subject site. The hearing was held at City Hall, 23920 Valencia
Boulevard, Santa Clarita, at 7:00 p.m.;
h. At the October 20, 2009, public hearing, the Planning Commission considered the
staff presentation, staff report, applicant presentation and public testimony on the
proposal. The Commission then closed the public hearing and by a vote of 5-0,
recommended approval to the City Council of the project and adoption of the
Mitigated Negative Declaration;
i. The City Council held a duly noticed public hearing on the project on November
24, 2009. The project was advertised in The Signal newspaper, through on-site
posting and by mailing to all property owners within 1,000 feet of the subject site.
The hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at
6:00 p.m.
j. At the November 24, 2009, public hearing, the City Council considered the staff
presentation, staff report, applicant presentation and public testimony on the
proposal; and
k. The documents and other materials, which constitute the record of proceedings
upon which the decision of the City Council is based, are located in the Master
Case 05-172 project file within the Community Development Department and are
in the custody of the Director of Community Development.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based
upon the foregoing facts and findings, the City Council finds as follows:
a. An Initial Study and a Mitigated Negative Declaration for this project have been
prepared in compliance with the California Environmental Quality Act (CEQA);
b. The Initial Study has been circulated for review and comment by affected
governmental agencies and the public, and all comments received, if any, have
been considered. The Mitigated Negative Declaration was posted and advertised
on September 29, 2009, in accordance with CEQA. The public review period was
open from September 29, 2009, through October 20, 2009;
C. There is no substantial evidence that the project will have a significant effect on
the environment. The Mitigated Negative Declaration reflects the independent
judgment of the City of Santa Clarita;
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d. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the Planning Commission is the Master
Case 05-172 project file within the Community Development Department and is
in the custody of the Director of Community Development; and
e. The Planning Commission, based upon the findings set forth above, hereby finds
that the Mitigated Negative Declaration for this project has been prepared in
compliance with CEQA.
SECTION 3. FINDINGS FOR A GENERAL PLAN AMENDMENT. Based on the
above findings of fact and recitals and the entire record, including, the Mitigated Negative
Declaration, oral and written testimony and other evidence received at the public hearings held
by the Planning Commission and City Council, reports from City staff to the Planning
Commission and City Council, and upon studies and investigations made by the Planning
Commission and City Council and on its behalf, the City Council finds, as follows:
a. The proposed General Plan Amendment is consistent with the objectives of the
Unified Development Code, General Plan and development policies in the City.
Following approval of General Plan Amendment 05-005 to the Land Use Element
Land Use Map, Master Case 05-172 is consistent with the land use designation of
Commercial Neighborhood (CN). Furthermore, General Plan Amendment 05-005
is consistent with the City's General Plan, as documented in the Mitigated
Negative Declaration Section DX (Land Use) of the Initial Study for Master Case
05-1-72, which contains a detailed analysis documenting the project's consistency
with the goals and policies of the City's General Plan.
SECTION 4. FINDINGS FOR A DEVELOPMENT REVIEW. Based upon the
foregoing facts and findings, the City Council hereby finds as follows:
a. The design of the proposed commercial development is consistent with all of the
on- and off-site improvements required to implement the purposes of the Unified
Development Code, the General Plan, and adopted design guidelines and policies
of the City Council.
The proposed project complies with the Commercial and Industrial Development
Standards of Section 17.15.040 of the Unified Development Code (UDC) and the
Parking Standards of Section 17.18 of the UDC. The proposed neighborhood
commercial center will comply with the required Floor Area Ratio, setbacks,
landscape, height, and parking standards of the Commercial Neighborhood zone.
Further, the project complies with the City's Community Character and Design
Guidelines and will be compatible with the surrounding community of Circle J
Ranch.
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SECTION 5. Based upon the testimony and other evidence, if any, received at the public
hearing, and upon studies and investigations made by the City Council and on its behalf, the City
Council further finds and determines that this proposal is consistent with the City's General Plan,
including the land use designation for the project site of Commercial Neighborhood (CN) as
noted in Exhibit A, subject to the approval of the entitlements.
SECTION 6. The City Council hereby adopts the associated Mitigated Negative
Declaration and approves Master Case 05-172 consisting of General Plan Amendment 05-005
and Development Review 05-011 for the development of a 35,818 square -foot neighborhood
commercial center subject to the conditions of approval as referenced herein as Exhibit B.
SECTION 7. This resolution will take effect upon the adjournment of the City Council's
November 24, 2009, City Council meeting. The change to the City's General Plan contemplated
herein will take effect upon adjournment of the November 24, 2009, City Council meeting
simultaneously with any other changes to the General Plan approved by the City Council at that
same meeting so that for purposes of Government Code section 65358, all such changes shall
constitute one amendment to the General Plan.
SECTION 8. 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 24th day of November, 2009.
ATTEST:
14J_0L_ 'a" , -1
CITY CLERK
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k-
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 24th day of November, 2009, by the following vote:
AYES: COUNCILMEMBERS: Ender, Kellar, Weste, McLean, Ferry
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
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CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution 09-102 adopted by the City Council of the City of
Santa Clarita, California on November 24, 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
Sharon L. Dawson, MMC
City Clerk .
By
Susan Caputo, CMC
Deputy City Clerk
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EXHIBIT "B"
CITY OF SANTA CLARITA
MASTER CASE 05-172
CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GC L The approval of this project shall expire if the approved use is not commenced within one (1)
year 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).
GC2. Once commenced, any discontinuation of the use approved with this project for a continuous
period of one hundred eighty (180) calendar days or more shall terminate the approval of this
use along with any associated vested rights to such use. The pre-existing legal use shall not
be re-established or resumed after the one hundred eight (180) day period. Discontinuation
shall include cessation of a use regardless of intent to resume.
GC3. Unless otherwise apparent from the context, the term "applicant" shall include the applicant
and any other persons, corporation, or other entity making use of this grant. The applicant
shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and
employees from any claim, action, or proceeding against the City or its agents, officers, or
employees to attack, set aside, void, or annul this approval by the City. In the event the City
becomes aware of any such claim, action, or proceeding, the City shall promptly notify the
applicant, or if the City fails to cooperate fully in the defense, the applicant shall not
thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained
in this condition prohibits the City from participating in the defense of any claim, action, or
proceeding, if both the following occur: 1) The City bears its own attorney's fees and costs;
and, 2) the City defends the action in good faith. The applicant shall not be required to pay
or perform any settlement unless the settlement is approved by the applicant.
GC4. Details shown on the site plan are not necessarily approved. Any details which are
inconsistent with the requirements of ordinances, conditions of approval or City policies
must be specifically approved in writing.
GC5. At the time of issuance of building permits, the applicant agrees to develop the property in
conformance with the City Code and other appropriate ordinances, including but not limited
to the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
Improvements and other requirements may be imposed pursuant to such codes and
ordinances in accordance with vested rights as provided for in the Government Code.
GC6. This approval shall not be effective for any purpose until the permittee and the owner of the
Master Case 05-172
Page 2 of 15
property involved (if other than the permittee) have filed with the Director of Community
Development, their affidavit stating that they are aware of, and agree to accept, all of the
conditions of this approval.
PLANNING DIVISION
PL1. The applicant is granted approval to develop a 35,818 square -foot commercial center in
accordance with the site plan, elevations, preliminary landscape plan, conceptual drainage
plan, floor plans, elevations, and color and materials boards.
PL2. Any modifications to the approved plans must be submitted to the Planning Division for
review and may require additional review.
PL3. The applicant shall provide 360° architecture on the commercial buildings. All building
elevations fronting on the public street shall have a street presence and shall not appear to be
the rear of the buildings.
PL4. The applicant shall comply with all of the mitigation measures outlined in the Initial Study
and Mitigated Negative Declaration prepared for the project.
PLS. Should any tenant require shopping carts, the applicant shall provide cart returns on the
project site. The shopping cart returns shall not replace required parking on the project site
and shall be designed to be an integral part of the project site.
PL6. The applicant shall comply with all noise standards (Municipal Code Section 11.44) having
to do with construction -related and operations -related noise generated on the project site.
PL7. All roof -mounted mechanical equipment must comply with the City's Noise Ordinance
(Municipal Code Section 11.44) and may require the use of noise dampening measures
including but not limited to: sound walls; sound blankets; equipment enclosures; vibration
pads; or other sound reducing devices. When preparing construction documents for the
proposed buildings, the applicant shall consider the location of the equipment on the roof of
the structures, as well as the type of equipment used, to reduce the noise to the surrounding
residential uses and comply with the provisions of the Noise Ordinance.
PL8. All lighting shall be down lit and shall not create light or glare impacts to the surrounding
residential uses. The applicant shall submit a photometric/lighting plan prior to the issuance
of any building permits to the satisfaction of the Director of Community Development. Prior
to activating the parking lot lighting, the applicant shall schedule a site inspection with the
Planning Division to inspect the lights and determine if additional screening will be needed
on the light standards.
Master Case 05-172
Page 3 of 15
PL9. All of the pedestrian walkways provided in the parking lot areas shall consist of decorative
pavement, rather than striped with paint, to the satisfaction of the Director of Community
Development.
PL10. The applicant shall provide a minimum of one (1) bicycle parking stall for every 25 vehicle
parking stalls.
Landscape Comments
PL11. The applicant shall maintain the existing mature trees on the project site to the extent
possible under this approval. All removed trees must be replaced to the satisfaction of the
Director of Community Development.
PL12. The applicant shall incorporate landscape planters into the outdoor plaza areas on the project
site. These planters may be either permanent planters, or potted shrubs or trees.
PL13. Prior to issuance of building permit(s), the applicant shall provide final landscape, lighting
and irrigation plans for Planning Department/Landscape Review Consultant review and
approval. The plan must be prepared by a California -registered landscape architect who is
familiar with the plant palette suitable for Santa Clarita (Sunset Western Garden Book Zone
18, minimum winter night temperatures typically 20° to 30° F; maximum summer high
temperatures typically 105° F to 110° F).
PL14. Additional fees shall be required for the review of required landscape and irrigation plans by
the City's landscape consultant based on an hourly rate. An invoice will be provided to the
applicant at the completion of the review of the plans. The applicant will be required to pay
all associated fees to the City of Santa Clarita prior to the release of the approved landscape
and irrigation plans for the project.
PL15. Applicants are encouraged to incorporate plant material that is complementary to the natural
landscape and environmental conditions of the Santa Clarita Valley. Minimizing the use of
common and over planted landscape plants such as Agapanthus spp., Rhaphiolepis spp.,
Photinia spp., Phormium tenax, and Dietes spp. will help promote a strong sense of place and
identity for your project. This is in accordance with the City of Santa Clarita's Landscape
Development Guidelines stating that "planting design shall develop a landscape character
that supports and strengthens the landscape image of the City of Santa Clarita as a unique
identifiable place as well as the individual development project".
PL16. The landscape plan shall conform to all current Municipal Code /Unified Development Code
requirements for landscaping (available at http://www.santa-
clarita.com/cityhall/admin/code/). Applicable code sections include but are not limited to:
Master Case 05-172
Page 4 of 15 '
(a) § 17.15.040((A)(4) (property development standards for commercial and industrial
zones);
(b) § 17.18.070(E) (parking standards);
(c) § 17.28 (drainage and terracing/erosion control);
(d) § 13.76 (parkway trees).
PLIT Required Landscape Plan Elements. Final landscape plans shall contain all elements as
listed in the checklist for preliminary landscape plans, and shall conform to the following:
(a) Commercial and Industrial Projects
i. Site and landscape plans shall include a calculation showing the percentage of
the site to be landscaped (a minimum of ten (10) percent of the site area for
landscaping, with a minimum of five (5) percent planting area in the parking
lot) and a calculation showing the square footage of parking lot(s) and
percentage of landscape in parking lot(s) (Municipal Code/UDC § §
17.15.040(A)(4);17.18.070(E)(2)).
ii. Landscape and site plans shall show an outdoor employee break area, which
shall be handicap -accessible, shaded and furnished with, at a minimum, tables,
benches or chairs, bicycle racks, and waste container with ashtray.
iii. Landscape plans shall show at least one (1) 24" box tree per four (4) parking
stalls in parking lots/areas, and 36" box trees in planters at the ends of parking
aisles. The plans shall show tree species selection, distribution and spacing to
provide 50% canopy coverage of all parking lots/areas within 5 years of
planting (Municipal Code § 17.18.070(E)(10)).
iv. Landscape plans shall show headlight -screening hedges or landscaped earthen
berm, not less than thirty (30) inches nor more than forty-two (42) inches in
height at specified locations on parking lot perimeters. Individual hedge plants
shall be 36" tall and spaced so that they touch leaf -to -leaf at time of final
inspection (Municipal Code § 17.18.070(D)(1)).
v. Where parking and/or drive aisles abut walls, fences, property lines, walkways
or structures, landscape and site plans shall show planter beds delineated by
continuous concrete curbing at least six (6) inches high and six (6) inches
wide, at least (3) feet from such walls, fences, etc. These planter beds shall be
landscaped except as permitted by the Director of Community Development
(Municipal Code § 17.18.070(E)(9)).
vi. Prior to planting, the applicant shall flag all tree locations along the project's
street -facing frontage and call the Planning Department for a pre -planting
inspection.
vii. In commercial/industrial areas where multiple property owners are located
within the same center or property, a property owner's association (POA) shall
be formed prior to the first occupancy to have responsibility and authority for
all maintenance, including but not limited to landscaping, irrigation, slopes
and drainage devices of all common areas.
Master Case 05-172
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(b) All
projects
i.
The plant palette shall not include any plants listed as invasive exotic pest
plants by the California Invasive Plant Council (lists available at
http://groups.ucanr.org/ceppc/), or other plants determined to be invasive by a
competent botanist or biologist.
ii.
Trees visible from the property's public street frontage and/or in the property's
street -facing common area for a residential project shall be a minimum 24"
box size, and shall include a proportionate number of 36," 48," and 60" box -
size specimens (Santa Clarita Community Character and Design Guidelines,
adopted March 2009).
iii.
Landscape plans shall show plant material to screen at maturity all trash
enclosures, transformer boxes, vault boxes, backflow devices, and other
exterior mechanical equipment. Screening material may include trees, shrubs
(15 gallon minimum size), clinging vines, etc. Masonry block (concrete
masonry unit) trash enclosures shall be screened with both shrubs and clinging
vines (Municipal Code § § 17.15.040(B)(1-4).
iv.
Landscape plans shall show all lighting fixtures, base dimensions, and typical
finish elevations.
V.
The applicant shall apply jute netting to all graded slopes five feet (5') and
higher in vertical elevation and elsewhere where needed for erosion control,
and shall landscape graded slopes (Municipal Code § 17.28.020(B)).
vi.
Slope planting shall consist of at minimum one (1) tree per 150 square feet of
slope area and one (1) shrub per 100 square feet of slope area (Municipal Code
§ 17.80.040(K)(3)). Should this requirement become impossible or
impracticable because of fuel modification requirements, the applicant may
substitute a proportionate number of appropriate larger specimen trees to the
satisfaction of the Director of Community Development.
vii.
The applicant shall design all irrigation systems for water conservation.
viii.
The applicant shall place water -conserving mulching material on all exposed
soil in planting areas not covered by turfgrass. Mulching material may
include, and is not limited to, shredded bark, river rock, crushed rock, pea
gravel, etc., and must be at least three (3) inches deep.
ix.
Trees planted within fourteen (14) feet of the paved road section along Oak
Ridge Drive shall conform to Municipal Code § 13.76.110 el seq (Parkway
Tree Influence Area) and City Ordinance 92-38 (Parkway Influence Area).
The property owner/manager/homeowners' association shall irrigate and
maintain these trees according to City standards.
X.
Trees planted within City right-of-way shall conform to Municipal Code §
13.76 et seq (Parkway Trees).
xi.
Prior to occupancy, the applicant shall install all proposed irrigation and
landscaping, including irrigation controllers, staking, mulching, etc., to the
satisfaction of the Director of Community Development. The Director may
impose inspection fees for more than one landscape installation inspection.
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xii. Prior to occupancy, the applicant shall submit to the Director of Community
Development a letter from the project landscape architect certifying that all
landscape materials and irrigation have been installed and function according
to the approved landscape plans.
Fuel Modification Conditions
PL 18. The project site is located within the high fire severity fuel modification zone. Asa result, the
landscape and irrigation plans will require the review and approval of the Los Angeles
County Fuel Modification Unit. Prior to the issuance of any grading permits, the applicant
shall submit the final set of landscape and irrigation plans for review to the Fuel
Modification Unit and the City at the same time to allow for a concurrent review of the plans.
PL19. The applicant shall submit the following materials to the Fuel Modification Unit with the
landscape and irrigation plans to undergo review:
(a) Labeled photos of the project site;
(b) Labeled photos of the surrounding properties to the project site;
(c) An aerial photo (can be copied from the City of Santa Clarita's website);
(d) Contact information for the City Planner assigned to the project, including address,
phone number, and email address; and,
(e) Project site plan and building elevations.
PL20. Please contact Fuel Modification -for the latest Fuel Modification Plan Guidelines, including
the most recent Undesirable and Desirable Plant list.
Post Planning Approval
PL21. The applicant shall submit a sign program outlining the type of signs, illumination, colors
and size of the signs permitted throughout the project site. Please be advised that once the
sign program is approved, signs that vary from the sign program will require a sign variance
unless a completely new sign program is prepared for the center.
PL22. Prior to painting the commercial buildings, the applicant shall provide color samples on the
buildings for review and final approval. Upon site inspection, staff may require that colors
be modified to consistent with the colors of the surrounding community.
PL23. The applicant shall provide a phasing plan if the project is to be completed in phases.
PL24. Prior to any final planning inspection, the applicant shall pay the "Planning Final" fee in
place at the time that the final inspection is requested. Please be advised that additional
inspection fees may be required for multiple inspections.
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ENGINEERING DIVISION
EN 1. At issuance of permits or other grants of approval, the applicant agrees to develop the
property in accordance with City codes and other appropriate ordinances such as the
Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
EN2. Prior to issuance of building permit, the applicant shall quitclaim or relocate easements
running through proposed structures, as directed by the City Engineer.
EN3. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent with
the approved site plan and conditions of approval. The grading plan shall be based on a
detailed engineering geotechnical report specifically approved by the geologist and/or soils
engineer that addresses all submitted recommendations.
EN4. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for
grading over all easements.
ENS. 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).
EN6. The site plan shows connection of the on-site storm drain system to a public storm drain
system. Prior to the issuance of grading permit, the applicant shall obtain approval and
connection permit from the Los Angeles County Department of Public Works, Land
Development Division.
ENT This project is a development planning priority project under the City's NPDES Municipal
Stormwater Permit as commercial development greater than one acre in size and a parking
lot 5,000 square feet or more or with 25 or more parking spaces. Prior to issuance of
grading/building 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.
EN8. 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
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the corresponding Waste Discharge Identification (WDID) number issued by the State upon
receipt of the NOI.
EN9. Prior to occupancy, all new and existing power lines and overhead cables less than 34 KV
within or fronting the project site shall be installed underground
EN 10. 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 site plan and conditions
of approval and obtain encroachment permits from the Engineering Division.
EN 11. Prior to street plan approval, the applicant shall show the removal of the existing sidewalk
and the reconstruction of a meandering sidewalk as shown on the site plan. The applicant
shall relocate utilities as needed to accommodate the construction of the meandering
sidewalk on Oak Ridge Drive,
EN12. Prior to street plan approval, the applicant shall show on the street plan drive approaches
using a modified commercial driveway design (APWA 110-1, Type C or equivalent) that will
provide a street/drive approach transition with a maximum algebraic grade difference of 7%.
Construction details shall be shown on the street plan providing a transition no greater than
this maximum.
EN 13. Prior to occupancy, the applicant shall construct the following street improvements along the
frontage of the project site, as directed by the City Engineer:
EN 14. Prior to occupancy, the applicant shall repair any broken or damaged curb, gutter and
sidewalk, and relocate utilities on streets within or abutting the project, to the satisfaction of
the City Engineer.
EN 15. 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.
EN 16. 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.
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EN 17. Prior to first occupancy, the applicant shall construct all sewer upgrades per the approved
sewer area study, to the satisfaction of the City Engineer.
EN 18. Prior to issuance of building permits, the applicant shall pay the applicable Bridge and
Thoroughfare (B&T) District Fee to implement the Circulation 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 $17,780. 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:
Commercial = the gross acres (3.06), times the district rate ($17,780), times 5.0; which is
equal to $272,034 until June 30, 2010.
PARKS RECREATION, AND COMMUNITY SERVICES
PRI. Applicant shall make the connection to the existing Class I Trail along Oak Ridge Road at
the southeast corner of the project site.
PR2. Applicant shall provide striping and signage on the flood control access road to City Class I
Trail standards.
PR3. Applicant shall provide lodge pole fencing along the property line next to the Class I Trail on
the flood control access road to the satisfaction of the Director of Parks, Recreation and
Community Services. In addition, the applicant shall provide fencing between the flood
channel and access road/trail to satisfaction of Los Angeles County Flood Control.
PR4. The applicant shall provide access to Oak Ridge Road to the flood control/trail at the
northwest end of the project site. Also, provide and install vehicle/trail access gates at both
ends of the trail to the satisfaction of Los Angeles County Flood Control and the City's Parks
Division.
LOS ANGELES COUNTY FIRE DEPARTMENT
FDI. The applicant shall provide a minimum of 26 feet of access width to within 150 feet of all
portions of buildings on the project site.
FD2. Upon formal submittal to the Fire Department, please show all existing public fire hydrants
within 300 feet of all property lines on Oak Ridge Drive.
FD3. Additional hydrants may be required upon a detailed review of the architectural plans.
FD4. Project is located in a High Hazard Fire Zone 4 and shall submit landscape drawings to
LACOFD Fuel Modification Unit. Please contact 626-969-5205 with any questions.
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FDS. Prior to submittal to the Building and Safety Division, a full set of architectural plans shall be
submitted for a detailed review of the plans.
BUILDING AND SAFETY DIVIS
General Comments
BSL At the time of application for a building permit, please submit to the Building and Safety
Division the following construction documents for plan review: two sets of plans that include
architectural, structural, mechanical, electrical and plumbing plans and two sets of truss
drawings & calculations, if used. Also, one set structural calculations, energy calculations
and a copy of the soil / geology report.
BS2. All buildings and structures shall comply with the detailed requirements of the 2007
California Building (CBC), Mechanical (CMC), Electrical (CEC)and Plumbing (CPC) and
Energy Codes and the 2008 City of Santa Clarita amendments to the California codes. A
copy of the City amendments is available at the Building and Safety public counter and on
the city website at www.santa-clarita.com.
BS3. The project will require a soils and geology investigation report. The report shall be formally
submitted to the Development Services Division (Engineering) for review and approval.
However, please include one copy of the report to Building and Safety when the plans are
submitted for plan review.
BS4. Prior to issuance of building permits the following shall be completed regarding grading:
a. Obtain a grading permit and perform rough grading and/or re -compaction.
b. A final compaction report and a Pad Certification shall be submitted to and approved by
the City's Engineering Division.
BSS. The project shall fully comply with the disabled access requirements as specified for public
accommodations in Chapter 11 B 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. For this project please provide:
• An accessible path of travel between the buildings on site; between Building 3 and the
public way and access from the public way to Building 1 or to the north end of Building
2.
• The accessible parking spaces shall be dispersed on the site and located as close as
possible to all building entrances.
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• All rear doors of the buildings that are also ground floor required exits shall be
accessible.
BS6. All of the disable access requirements including site accessibility information and details
shall be part of the architectural plans (vs the civil plans) and will be reviewed by Building
and Safety. Civil plans used for grading purposes are not reviewed or approved for site
accessibility requirements.
BST For an estimate of the building permit fees and the backlog time for plan review, please
contact the Building and Safety Division directly.
BS8. Prior to issuance of building permits, additional clearances from agencies will be required
from:
a. William S. Hart School District and appropriate elementary school district,
b. , Castaic Lake Water Agency,
c. L. A. County Sanitation District,
An agency referral list is available at the Building and Safety public counter.
BS9. The plans submitted to Building and Safety shall have a Building Code Analysis containing
the following minimum information: type of construction, occupancy groups, occupant loads,
floor area justification calculations, height of building, number of stories, summary of the fire
rated of walls and all other related data.
BS10. The site plan submitted to Building and Safety shall show all lot lines, easements, required
sideyards, restricted use areas, flood hazard areas, etc. Any structures proposed in an
easement shall obtain the easement holders written permission first.
BS 11, The California Plumbing Code (CPC) shall be used to determine the minimum number of
plumbing fixtures. Horizontal drainage piping shall have a minimum slope of 1/4" per foot, or
2%, to the point of disposal. (CPC sec 708.0) Slopes shallower than 2% will not be approved
by the Building Official.
Specific Comments
BS 12. For any Medical Office Building or uses, any future tenants that will be a licensed medical
clinic shall comply with OSHPD 3 requirements and must be identified as such at the time of
plan submittal of those tenant improvement plans.
BS 13. If any future tenants in the Medical Office portions of the building will be providing
outpatient services or services to the mobility impaired, additional accessible parking spaces
shall be required per Section 112913.2 of CBC.
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Additional Information
BS 14. Each separate structure, such as trash enclosures, fences, retaining walls, shade structures
require separate building permits. These other structures need not be on separate plans, but
may be part of the same plans for the project.
BS 15. Each tenant space in a multiple tenant building will be required to obtain a separate
certificate of occupancy from the Building and Safety Division prior to occupancy.
BS 16. Prior to submitting plans to Building and Safety, please contact Deanna Hamrick, (661) 255-
4935, for project addressing.
BS 17. The Building and Safety Division has begun scanning plans for permanent storage. To
facilitate this effort, please incorporate the following data/features into the plans on the full
size sheets when submitted to Building and Safety:
a. The Plan Check Number, Sheet Title, and the Sheet Number of the Total Number of
Sheets shall be located in the lower right hand corner of each sheet of the plans.
b. A copy of the Planning Conditions.
c. The Recommendation Section of the Soils/Geology Report.
d. ICC, ICBG, UL and other outside testing agency reports when those reports contain
information required by the contractor for construction or installation of items or
materials that are not otherwise shown or detailed on the plans.
e. The Truss drawing layout. (if used)
ENVIRONMENTAL SERVICES DIVISION
ES 1. Based on the square footage of the proposed buildings on the submitted plans, provide
sufficient trash enclosures for the following buildings:
• Building 1 (Restaurant) - Provide sufficient trash enclosure to house at least 3 three yard
bins. One of the bins should be reserved for recyclable materials only and one for food
waste materials only.
• Building 2 (Retail) -Provide sufficient trash enclosure to house at least 2 three yard bins.
One of the bins should be reserved for recyclable materials only.
• Building 3 (Medical Office) - Provide sufficient trash enclosure to house at least 2 three
yard bins. One of the bins should be reserved for recyclable materials only.
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
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located to provide convenient pedestrian and collection vehicle access.
ES3. All new construction projects valuated greater than $500,000 must comply with the City's
Construction and Demolition Materials (C&D) Recycling Ordinance.
ES4. If the project is valuated above $500,000 the applicant shall:
• Divert a minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and
50% of the remaining C&D materials, including green waste.
• Have a Construction and Demolition Materials Management Plan (C&DMMP) approved
by the Environmental Services Division prior to obtaining permits.
• 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.
ES5. 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 DIVISION
SD 1. No on-site, private property landscaping will be maintained by the Landscape Maintenance
District (LMD). The applicant must contact the Special Districts Office to clarify how the
landscaping will be maintained prior to the issuance of final conditions.
SD 2. 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.
SD 3. The applicant shall annex the property into the City's Streetlight Maintenance District (SMD)
for the operations and maintenance of street lighting 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.
URBAN FORESTRY DIVISION
OF 1. The applicant shall be required to install parkway street trees within the Public Right of Way
along Oak Ridge Drive.
UF2. Prior to the issuance of grading and/or building permits, the applicant shall submit a final
landscape plan. The landscape plan shall include the location of all parkway trees required
within the public right of way.
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UF3. All parkway trees within the Public Right of Way shall be planted according to the City of
Santa Clarita Street Tree Planting and Staking Detail sheet. A copy of this information can be
obtained through the Urban Forestry Division. Urban Forestry can be reached at (661) 294-
2548.
UF4. All parkway trees shall be a minimum 24 inch box size container grown tree and shall meet
or exceed the California Department of Forestry and Fire Protection Specification Guidelines
for Container -Grown Landscape Trees.
UFS. All parkway trees planted within a turf parkway shall have a minimum three foot diameter
mulched tree well installed and maintained at the base of each tree.
U176. Lineal root barrier which measures 24" inches in depth by a minimum length of 10' feet shall
be installed on center with the trunk of each tree and placed along the edge of both the
sidewalk and curb/gutter.
UFT Arbor guards with a minimum height of eight inches shall be installed at the base of each tree
planted within the public right of way. Refer to City of Santa Clarita Tree Planting and
Staking Detail Sheet.
UF8. The applicant shall be required to install and maintain irrigation to all trees planted within the
Public Right of Way. All irrigation to parkway trees shall be approved by the City of Santa
Clarita Urban Forestry Division, Special Districts (LMD) and Community Development
(Planning).
UF9. Spacing of parkway/street trees shall be no less than 30' feet on center and shall not exceed
40' feet on center.
UF 10. The applicant shall be advised that all trees planted within the public right of way shall be
protected under City of Santa Clarita Street Tree Ordinance 90-15 immediately following
sign off from the Department Community Development and the Urban Forestry Division.
UF11. The property owner shall be advised that pruning parkway trees for sign visibility is not
permitted at anytime. The applicant shall be required to inform all future tenants of this
requirement.
UF12. Prior to installation, all parkway trees shall be inspected and approved by the City of Santa
Clarita Urban Forestry Division. Trees which do not meet the minimum specifications listed
above will be rejected.
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OF 13. Prior to final sign off and the issuance of Certificate of Occupancy, the applicant shall
contact the Urban Forestry Division for a final inspection of all parkway trees to verify
compliance.
OF 14. Prior to final sign off and the issuance of Certificate of Occupancy, the applicant shall submit
a detailed spread sheet to Urban Forestry which verifies the number of parkway trees planted,
the genus and species of each tree planted within the parkway and the location of each tree
planted.
Oak Trees:
OF 15. The applicant shall be required to incorporate native oak trees at the ingress and egress areas
of the proposed project. Refer to marked site plan.
OF 16. Approved native oak species for the Santa Clarita area (Sunset Zone 18) are California coast
live oak (Quercus agrifolia), Canyon oak (Quercus chrysolepis), Blue oak (Quercus
douglasii) and Valley oak (Quercus lobata).
OF 17. The applicant shall be required to show all proposed oak trees on the final landscape plan.
Oak trees shall be a minimum size 48" box. The applicant shall install parkway street trees
within the Public Right of Way along Oak Ridge Drive. Current street tree for Oak Ridge
Drive is the London Plane sycamore "bloodgood" (Platanus acerfolia).
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