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HomeMy WebLinkAbout2010-01-26 - AGENDA REPORTS - MC 08-194, ZC 08-002 (2)Agenda Item: t6, CITY OF SANTA CLARITA AGENDA REPORT a PUBLIC HEARING City Manager Approval: . Item to be presented by: Patrick Leclair DATE: January 26, 2010 SUBJECT: REQUEST FOR THE APPROVAL OF MASTER CASE 08-194 CONSISTING OF A ZONE CHANGE (ZC 08-002), GENERAL PLAN AMENDMENT (GPA 08-002), CONDITIONAL USE PERMIT (CUP 08-017), AND MINOR USE PERMIT (MUP 09-025) TO ALLOW FOR THE CONSTRUCTION OF A 108,139 SQUARE -FOOT MEDICAL OFFICE BUILDING AND A FOUR -LEVEL PARKING STRUCTURE ON A 3.3 -ACRE PARCEL (APN: 2836-009-076) IN THE COMMERCIAL OFFICE ZONE IN THE COMMUNITY OF CANYON COUNTRY, IN THE CITY OF SANTA CLARITA DEPARTMENT: Community Development RECOMMENDED ACTION City Council: 1) Adopt a Resolution adopting a Mitigated Negative Declaration and approving Master Case 08-194 (Zone Change 08-002, General Plan Amendment 08-002, Conditional Use Permit 08-017, and Minor Use Permit 09-025) for the development of a 108,139 square -foot, 48 -foot high medical office building and a 48 -foot high, four -level parking structure, subject to the attached Conditions of Approval. 2) Introduce and pass to a second reading on February 9, 2010, an Ordinance entitled: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING.ZONE CHANGE 08-002 (MASTER CASE 08-194) TO AMEND THE CITY'S ZONING MAP AND CHANGE THE ZONING OF PARCEL 2836-009-076 FROM COMMUNITY COMMERCIAL (CC) TO COMMERCIAL OFFICE (CO) ON THE PROJECT SITE LOCATED ON SIERRA HIGHWAY, IN THE CITY OF SANTA CLARITA." W Ordinance passed to Adopted:ke� o,11-1 Second reading BACKGROUND p At the November 3, 2009, Planning Commission meeting, the Planning Commission considered the staff presentation, the applicant presentation, and public comment on the proposed project. There were three speakers and one written comment card submitted in favor of the proposed project, with no speakers or written comments in opposition. The Planning Commission voted 5-0 to adopt Planning Commission Resolution P09-30, recommending that the City Council adopt the Mitigated Negative Declaration and approve Master Case 08-194 subject to the Conditions of Approval (Exhibit B of the Resolution). PROJECT DESCRIPTION The application consists of a request for a General Plan Amendment, Zone Change, Conditional Use Permit, and Minor Use Permit to change the subject site's designation on the City's Zoning and General Plan land use maps from Community Commercial (CC) to Commercial Office (CO) to allow for the construction of a 108,139 square -foot medical office building with a four -level parking structure. The project site is located on a 3.3 -acre parcel on the west side of Sierra Highway, just north of the Via Princessa/Sierra Highway intersection. Uses surrounding the project site include a Chi Chi's Pizza restaurant to the north, vacant commercial land to the east, the southbound on-ramp to State Route 14 (SR14) from Via Princessa to the south, and a mix of industrial uses to the west. The proposed three-story medical office building totals 108,139 square feet, with a building footprint of 36,445 square feet and an overall height of 48 feet. The building incorporates a "Rustic Californian" architectural design theme including exposed timbers, varied roof lines, and tower elements with tiled roofs. The stucco finishes, tile roofs, trellis structures, and stone base and pillar enhancements are consistent with the Community Character Design Guidelines for the Canyon Country community. The building will have two entrances, one from the parking structure side (west) of the building and one from the Sierra Highway (east) side of the building. A covered pick-up and drop-off area will be constructed on the Sierra Highway side of the building to allow for convenient access for patients. The proposed parking structure will be located behind the medical office building (to the west) and will be built into the existing down slope at the rear of the site. When constructed, the top level of the parking structure will appear to be at -grade with Sierra Highway, and therefore will not be visible. The westerly elevation will be visible to the public from distant views west of the project site. The proposed parking structure will incorporate the same architectural design as the medical office building, including colors and materials of the "Rustic Californian" theme. ANALYSIS General Plan Amendment and Zone Change The Zoning and General Plan land use designation for the project site is Community Commercial (CC). The CC zone is intended for retailing and service uses of a community -wide nature that a attract people from beyond the immediate neighborhood (UDC 17.11.020.J). General Plan Amendment 08-002 would change the Zoning and General Plan Land Use Map designations of the project site to Commercial Office (CO). The CO zone is intended primarily for offices and professional services. Commercial office developments are generally located in centers or as individual buildings along major and secondary highways (UDC 17.11.020.L). The establishment of medical offices and clinics are envisioned under the General Plan land use designation of CO. The following table includes a breakdown of the General Plan and zoning designations for the subject site and surrounding properties: SUBJECT SITE EXISTING SUBJECT SITE PROPOSED North East South West General Plan/Zoning CC CO CC CC CC Business Park (BP) Land Use Vacant Medical Office Building Restaurant Vacant SR14 on-ramp Industrial/Business Park The proposed General Plan Amendment to amend the Land Use Map from Community Commercial (CC) to Commercial Office (CO) to allow for the proposed medical office building is consistent with the adopted goals and policies of the City of Santa Clarita General Plan. The following is a summary of applicable General Plan goals and policies that support this project and which are discussed in more detail below: Land Use Element • Goal 2 of the Land Use Element seeks, "To achieve the development of a well-balanced, financially sound, and functional mix of residential, commercial, industrial, open space, recreational, institutional, and educational land uses." • Policy 2.14 of the Land Use Element seeks to, "Promote the development of commercial and industrial activities in all communities of the planning area." Human Resources Element • Goal 2 of the Human Resources Element seeks, "To promote the provision of a broad range of high quality health care services to meet the existing and future needs of City residents." • Policy 2.4 of the Human Resources Element seeks to, "Encourage the development of medical care facilities balanced throughout the City." Air Quality Element • Goal 6 of the Air Quality Element seeks, "To reduce vehicle and other emissions through the promotion of appropriate building and site design criteria." • Policy 6.3 of the Air Quality Element seeks to, "Provide carpool and vanpool parking areas in commercial and industrial developments to reduce single -occupancy vehicle trips." • Goal 10 of the 'Air Quality Element seeks, "To reduce vehicle emissions by creating an urban form that efficiently utilizes urban infrastructure and services." • Policy 10.2 of the Air Quality Element seeks to, "Develop and encourage efficient transportation systems and land use patterns, which minimize total trips and vehicle miles 3 traveled." The City of Santa Clarita, as well as the entire Santa Clarita Valley, is served by one hospital (Henry Mayo_ Newhall Memorial Hospital) with various other medical office buildings throughout the City. The majority of these medical offices, including the hospital, are located on the west side of the City in the community of Valencia. In 2008, the City Council of the City of Santa Clarita approved a Master Plan for the build -out of the Henry Mayo Newhall Memorial Hospital (HMNMH) campus to allow for additional hospital bed space and medical office space to be constructed on the HMNMH campus. During the public hearing process for the HMNMH Master Plan, community concern was expressed for the need of medical services on the east side of the City. Approval of this project would allow for the construction of a medical office building that would be the largest medical office building in the City. The location of medical office services at this location would enhance the availability and mix of services for the community of Canyon Country and provide a community -wide benefit for the residents throughout the Santa Clarita Valley. It is anticipated that providing medical office space on the east side of the City would help reduce emissions and vehicle miles traveled by shortening the vehicle trips that eastside residents would otherwise have to make to reach medical services. The development of the proposed medical office building at this site would locate additional needed medical services on the east side of the City, helping to balance the provision of such services throughout the City. Conditional Use Permit Development of a medical office building on the project site requires approval of a Conditional Use Permit (CUP) and compliance with the City's General Plan and Unified Development Code (UDC). Further, a CUP requires compatibility with surrounding uses. Title 17 of the UDC regulates the density and type of development in the commercial and industrial zones. Projects must comply with the Floor Area Ratio (FAR), setbacks, parking, and landscape standards. A brief discussion of these requirements is discussed below: Access: The project has two access points from Sierra Highway that will have right -in and right -out access only. Initial plans showed the installation of a right -turn pocket with a bus stop located between the two proposed driveways; however, the City Traffic Engineer determined there was not adequate space to provide the minimum 420 feet for a turn pocket in this location. Further, the location of a bus stop between the two driveways would create additional traffic conflicts. As a result, the turn pocket and bus stop were removed from the plan. However, there are eight (8) transit stops within a 1/4 mile of the project site including one stop approximately 600, feet to the north for southbound traffic and one stop approximately 320 feet to the .south of the project site for northbound traffic. The northerly driveway will allow for access to the covered pick-up and drop-off area on the front of the building to allow for convenient access for patients of the office building. From the covered drop-off area, the drive aisle will connect with the southerly driveway. The southerly driveway will run along the south side of the medical office building and will access the parking structure. q Architecture/Aesthetics: The project incorporates a "Rustic Californian" design as outlined in the City's recently adopted Community Character and Design Guidelines (CCDG) for the Canyon Country community. The CCDG identifies the "Rustic Californian" design as a mixture of designs from "Mission Revival" to "Ranch" styles. The typical design elements of the "Rustic Californian" design includes open timber trellises, awnings supported by wood or metal members that tie back to the main structure, and door and window trim accents. Typical building accents include knee bracing at gable ends, roof overhang detailing, exposed wood members, and the integration of natural materials to accent the design. The revised elevations incorporate these elements with natural stone bases and tower elements, tiles roofs, and a mix of stucco finishes broken up with trellises and exposed timbers at the building eaves. The proposed medical office building is 48 feet in height and will be visible to the west, north and east of the project site. Views of the building from the south will be obscured by the existing SR14 on-ramp that crosses. over Sierra Highway to SR14; however, the proposed medical office building is providing 360° architectural treatments to address any potential visual impacts. To blend into the aesthetics of the project site, the parking structure will incorporate similar window shapes and patterns, cornice treatments, and building articulation elements similar to the medical office building. Landscape planters are located along the east and west building elevations that serve as the primary entrances to the medical office building, as well as along property lines, to help soften the view of the proposed buildings and further break up the massing of the buildings. Floor Area Ratio: The project site is currently located in the Community Commercial (CC) zone, with an allowable FAR of 0.375:1 or construction of up to 53,905 square feet of building area, excluding parking structures, on the project site. The Commercial Office (CO) zone would allow for an FAR of 1.25:1, or a maximum of 179,865 square feet. The proposed project includes the construction of a 108,139 square foot medical office building which corresponds to an FAR of 0.75:1, well within the FAR of the proposed CO zone. Setbacks: The UDC requires that all commercial projects maintain a landscaped setback of ten (10) feet along major highways such as Sierra Highway and a 25'-0" setback from all residential zones. The project includes a 20'-0" landscaped setback from Sierra Highway, twice the required setback. Parking: A total of 559 parking stalls on four levels of parking will be provided in the proposed parking structure. The Unified Development Code (UDC) requires one (1) parking stall for every 200 square feet of medical office space, or a minimum of 541 parking stalls on-site. This will result in a surplus of 18 parking stalls within the proposed parking structure. Given the medical use of the proposed facility, a minimum of 10% of the required parking on the project site (54 stalls) will be dedicated to handicapped accessible parking. The parking structure will include preferred parking for carpool/vanpool to encourage alternative transportation opportunities. Landscape: The UDC requires that a minimum of 10% of the project site and 5% of the parking lot area be landscaped. The project includes a total site landscape percentage of 29%. Since the required parking areas will be within the proposed parking structure, the applicant proposes to plant landscape around the parking structure to soften views. A 5'-0" landscape setback is C J provided along the rear (western) property line to provide landscape screening opportunities for the parking structure. The applicant will plant a mixture of trees, shrubs, and vines within this planter to break up the building massing and soften views. The UDC typically requires that landscape planters measuring at least Y-0" are provided between drive aisles and any building or walls built on the project site unless otherwise approved by the Director of Community Development. On the southern property line, the applicant is proposing to install a "living wall" along the drive aisle to allow for planting within a retaining wall ranging from 1'-0" to a maximum of 7'-0" high. The proposed living wall will soften the appearance of a solid block or concrete wall and meets the intent of the UDC to break up the view of the building With landscape planting. Views to this portion of the site will be obscured by the existing SR14 on-ramp and the proposed medical building. Therefore, additional landscape planters were determined by the Community Development Director not to be required along the south side of the medical office building, pursuant to Section 17.18.070.E.9 of the UDC. Minor Use Permit Grading: The project site has a flat, roughly 40,000 square -foot manufactured pad on the southeast corner of the project site that was created during the construction of the southbound on-ramp to SR14 from Via Princessa. The pad is elevated roughly 20'-0" above the existing grade of Sierra Highway. A small flat pad located at the grade of Sierra Highway is located in the northeast corner of the project site. Graded slopes fall from the upper pad on the project site, down to the lower pad and street level, and then down to the western property line. The proposed project requires the cut of approximately 54,280 cubic yards of earth to bring the upper pad down to the lower pad at the existing grade of Sierra Highway and create the building pad for the medical office building, and to create the pad for the proposed parking structure. Approximately 9,250 cubic yards of earth will be used for fill on the project site, with the balance (approximately 45,000 cubic yards of earth) to be exported from the project site. The UDC requires that the export of 10,000 cubic yards to 100,000 cubic yards of earth obtain the approval of a Minor Use Permit (MUP). As a part of this MUP, PL4 and EN4 of the Conditions of Approval (Exhibit "A") require a haul route to be approved by the Traffic Engineering Division. The haul route will determine the hours, route, and number of trips per hour that are permitted during the export process. At this time, a destination site has not been identified for the export material. At the time of grading permit, the applicant will be required to identify the destination site and conduct all applicable environmental work (if required) for the destination site. ENVIRONMENTAL REVIEW The proposed development qualifies as a project under the California Environmental Quality Act (CEQA) and an Initial Study was prepared. Based on the Initial Study's findings, a Mitigated Negative Declaration was prepared for the project. The Initial Study identified impacts associated with air quality and noise that could be significant; however, the measures listed in the Mitigated Negative Declaration mitigate any impacts associated with the project to a level that is less than significant. LZA PUBLIC NOTICING The project was originally scheduled for the January 12, 2010, City Council meeting. However, due to a noticing error, the project was renoticed for the January 26, 2010 meeting. As required by the Unified Development Code, all property owners within a 1,000 -foot radius of the subject property were notified of the public hearing by mail. A public notice was placed in a local newspaper (The Signal) on January 5, 2010, and a sign was posted at the site on December 30, 2009. Copies of the Initial Study/Mitigated Negative Declaration were available for public review. The Planning Division received one letter of support for the project prior to the Planning Commission hearing from the Santa Clarita Valley Committee on Aging Corporation. The letter comments on the benefits of having the proposed medical office building in proximity to the Canyon Country senior project on Flying Tiger Drive, as well as in proximity to the high concentration of senior citizens in the Canyon Country community. ALTERNATIVE ACTIONS 1. Deny the request for a Zone Change, General Plan Amendment, Conditional Use Permit, and Minor Use Permit. 2. Other action as determined by the City Council. FISCAL IMPACT No fiscal impact to the City's General Fund is anticipated as a result of approval of this project. However, this project is expected to generate additional jobs and improve the City's jobs -housing balance. ATTACHMENTS Resolution Exhibit A - General Plan Map Exhibit B - Conditions of Approval Initial Study Ordinance - Exhibit A - Zoning Map Site Plan, Building Elevations and Before and After Photo Simulations Planning Commission Staff Report available in the City Clerk's Reading File ***CORRECTED NOTICE*** CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING �O`"O° a °aeoeew`° TM NOTICE IS HEREBY GIVEN: APPLICATION: Master Case 08-194; Zone Change 08-002, General Plan Amendment 08- 002, Conditional Use Permit 08-017, and Minor Use Permit 09-025 PROJECT LOCATION: The project site is located on the west side of Sierra Highway, approximately 450 feet north of Via Princessa (APN:2836-009-076) PROJECT APPLICANT: Canyon Hills Development, LLC PROJECT DESCRIPTION: The applicant is requesting approval of a Zone Change, General Plan Amendment, Conditional Use Permit, and Minor Use Permit to allow for the construction of a 108,139 square -foot medical office building and a four level parking structure on a 3.3 -acre parcel in the Commercial Office zone. The project requires a Zone Change and General Plan Amendment to change the zoning and land use designation from Community Commercial (CC) to Commercial Office (CO), a Conditional Use Permit to exceed 35'-0" in height for the 48'-0" high medical office building and the 48'- 0" high parking structure, and a Minor Use Permit to export up to 45,000 cubic yards of earth from the project site. The City of Santa Clarita City Council will conduct a public hearing on this matter on the following date: DATE: January 26, 2010 TIME: 6:00 p.m. LOCATION: City of Santa Clarita, Council Chambers 23920 Valencia Boulevard, First Floor Santa Clarita, CA 91355 A DRAFT MITIGATED NEGATIVE DECLARATION has been prepared for this project. A copy of the draft mitigated negative declaration and all supporting documents will 'be available for review at the Planning Division public counter located in the City Hall Building at 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355. Proponents, opponents and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the Community Development Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355; (661) 255-4330, Patrick Leclair, Associate Planner. If you wish to challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at, or prior to, the public hearing. Dated: December 29, 2009 Mary Cusick Interim Deputy City Clerk Publish Date: January 5, 2010 S:\pbs\current\2008!\08-194\08-194 CC Notice 1-26-10 _7+ RESOLUTION 10- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA ADOPTING THE MITIGATED NEGATIVE DECLARATION PREPARED FOR THE PROJECT AND APPROVING MASTER CASE 08-194 (GENERAL PLAN AMENDMENT 08-002, CONDITIONAL USE PERMIT 08-017 AND MINOR USE PERMIT.097025) TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM COMMUNITY COMMERCIAL (CC) TO COMMERCIAL OFFICE (CO) TO ALLOW FOR THE CONSTRUCTION OF A 108,139 SQUARE -FOOT MEDICAL OFFICE BUILDING AND A FOUR LEVEL PARKING STRUCTURE ON SIERRA HIGHWAY (APN: 2836-009-076), IN THE CITY OF SANTA CLARITA, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (EXHIBIT "B"). THE CITY COUNCILOF 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 Land Use and Zoning Maps presently designate the subject property as Community Commercial (CC); b. On December 29, 2008, Canyon Hills Development, LLC (the applicant) filed an application (Master Case 08-194) for the construction of a 108,139 square -foot medical office building located to the west of Sierra Highway, just north of Via Princessa (APN: 2836-009-076), in the City of Santa Clarita; C. The application includes General Plan Amendment 08-002 and Zone Change 08-002 to change the Zoning and General Plan land use designation of the subject site from Community Commercial (CC) to Commercial Office. (CO), Conditional Use Permit 08-017 to exceed 35'-0" in height, and Minor Use Permit 09-025 to export up to 45,000 cubic yards of earth from the project site, for the construction of a 108,139 square -foot medical office building with a four story parking structure; d. The surrounding land uses include a restaurant (currently Chi Chi's Pizza) to the north, vacant land to the east (across Sierra Highway), the southbound on-ramp to State Route 14 from Via Princessa to the south, and an industrial park to the west; e. The application was deemed incomplete on January 29, 2009, 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 20, 2009; f. The Planning Commission held a duly noticed public hearing on this project commencing on November 3, 2009, at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita; g. At the November 3, 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; h. The City Council held a duly noticed public hearing on the project on January 26, 2010. 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. i. At the January 26, 2010, public hearing, the City Council considered the staff presentation, staff report, applicant presentation and public testimony on the proposal; and j. 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 08-194 project file within the Community Development Department and are in the custody of the Director of Community Development. SECTION 2. FINDINGS FOR A GENERAL PLAN AMENDMENT. Based on the foregoing facts and findings and the entire record, the City Council find as follows: a. Following approval of General Plan Amendment 08-002 amending the Land Use Element Land Use Map, Master Case 08-194 is consistent with the land use designation of Commercial Office (CO). Furthermore, General Plan Amendment 08-002 is consistent with the goals and policies established in the General Plan. The project is consistent with Goal 2 and Policy 2.14 of the Land Use Element, Goal 2 and Policy 2.4 of the Human Resources Element, and Goal 6, Policy 6.3, Goal 10, and Policy 10.2 of the Air Quality Element of the General Plan. The construction of the medical office building will provide a well-balanced functional mix of uses throughout the City and will provide additional jobs to improve the City's jobs to housing balance. The added growth of approved residential developments on the east side of the City will increase the demand for medical services in the City. The development of the medical office building will provide additional medical services to helpmeet the future medical demands. Finally, the location of medical office services on an infill site that is currently served by all necessary urban infrastructure systems on the east side of the City will save trips across the City, reducing vehicle emissions and reducing the vehicle miles traveled.. SECTION 3. CONDITIONAL USE PERMIT FINDINGS. Based on the foregoing facts and findings for Conditional Use Permit 08-017, the City Council hereby find as follows: a. The proposed location, size, design; and operating characteristics of the proposed project 2 is in accordance with the purpose of the Unified Development Code, 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 proposed medical office building is consistent with the intent of the Unified Development Code (UDC) outlined in Section 17.01.020 and 17.11.010.G of the UDC in that is provides a functional mix of land uses in the City and balances the distribution of medical services in the City by providing additional medical office space on the east side of the City where they are currently in short supply. Further, the project will support the goals and policies outlined in the Land Use, Human Resources, and Air Quality Elements of the General Plan which encourage the development of a balanced mix of commercial, industrial, and residential uses throughout the City while encouraging the use of alternative transportation modes to reduce vehicle miles traveled throughout the City. The proposed 108,139 square -foot medical office building and parking structure require approval of a Conditional Use Permit to exceed 35'-0" in height for the proposed structures on the project site. The proposed buildings will be 48'-0" in height and will be visible from Sierra Highway as well as from views west of the project site. The applicant is proposing 360 degree architectural elements that are consistent with the "Rustic Californian" design identified in the Community Character and Design Guidelines for the Canyon Country community. With the approval of the proposed Conditional Use Permit, the project will be consistent with the City's Unified Development Code, General Plan, and Community Character and Design Guidelines. L The location, size, design, and operating characteristics of the proposed project will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, buildings, structures, or natural resources, with consideration given to: 1. Harmony in scale, bulk, coverage, and density, The proposed project would change the Zoning and General Plan land use designation of the project site to Commercial Office (CO). The CO designation has a maximum floor area ratio (FAR) of 1.25:1. The proposed medical office building will be 108,139 square feet on the 3.3 -acre project site, corresponding to an FAR of 0.75:1. The 0.75:1 FAR is well within the allowable FAR of the CO zone. The proposed medical office building and the associated parking structure will each be constructed at a height of 48'-0" in height. The proposed parking structure will be built into the existing topography of the project site and will be visible to the west of the project site. - The parking structure will not be visible from Sierra Highway. The proposed medical office building will be three stories in height and will be visible from Sierra Highway, as well as from views to the west. The proposed buildings incorporate 360 degree architecture consistent with the City's Community Character and Design Guidelines and will incorporate colors, materials, and articulation to create visual interest and break up the massing of the proposed 48'-0" high buildings. 3 2. The availability ofpublic facilities, services and utilities; The project site is located in a developed portion of the City of Santa Clarita that is currently serviced by sewer, power, gas and water utilities and will not create a significant demand for additional utilities on the project site. Fire and police services are anticipated to be adequate for the area. 3. The harmful effect, if any, upon desirable neighborhood character, The project site is located on a commercial corridor in the City and is currently vacant. The construction of the proposed medical office building on the project site will be compatible with the surrounding commercial uses and will provide medical services on the east side of the City. The availability of additional medical services will be a community benefit to Canyon Country residents. The proposed medical office building will be 48'-0" and three stories in height and the proposed parking structure will be 48'-0" in height and four stories. However, the 360 degree architecture of the proposed buildings will be in keeping with the Community Character and Design Guidelines of the City and will enhance the desirable character of the Canyon Country community. 4. The generation of traffic and the capacity and physical character of surrounding streets; The project site will take access from Sierra Highway. The existing roadway network in the vicinity of the project site will accommodate the proposed project. The traffic study prepared for the project was reviewed by the City's Traffic Engineering Division and the proposed project was found to have no significant impact on the City's roadways. The proposed project will generate additional vehicle trips to the project site, however, .the project is likely to reduce vehicle trips to the west side of the City by providing needed medical services on the east side of the City. S. The suitability of the site for the type and intensity of use or development which.is proposed; The proposed project will be developed in accordance with the City's Unified Development Code for the Commercial Office designation. ,The project will be in compliance with the setbacks, floor area ratio, and parking requirements for the proposed medical office building. The three-story medical office building and four-story parking structure will each be 48'-0" in height. However, the proposed 360 degree architectural design will create visual interest and break up the massing of the proposed buildings. The proposed medical office building will enhance the mix of commercial services available to residents in this area of the City and will be compatible with the existing and future commercial uses and will M provide medical services on the east side of the City where access to medical services is limited. 6. The project will not have a harmful effect upon environmental quality and natural resources; The project site has been previously graded and is not known to have any sensitive species, animal or plant, on the project site. The proposed project will require the use of various natural resources such as wood, aggregate and water for the construction of the medical building and parking structure. However, the project' will not require significant amounts of these materials for the construction of the project. The project has developed a plan to address the NPDES requirements to treat the stormwater runoff from the project site to ensure the environmental protection of the Santa Clara. River and the project will not have a harmful effect on environmental quality or natural resources. C. The proposed location, size, design, and operating characteristics and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; The proposed medical office building is located on a 3.3 -acre parcel that is located on a heavily traveled commercial corridor. Access to medical services is limited on the east side of the City. The proposed facilities will provide convenient access to medical services and reduce vehicle trips across town to other medical services in the City. The proposed medical offices will be open during typical hours of the commercial zones within the City and will not operate in a manner that would be detrimental to the surrounding commercial uses. d. The proposed use complies with each of the applicable provisions of this Code and does not require approval of a variance or adjustment; The proposed medical office building will comply with the Unified Development Code (UDC) including Section 17.15 (Property Development Standards) regarding the development of commercial buildings in the City and will provide the required parking consistent with Section 17.18 (Parking Standards) of the UDC. The project will not require a variance or adjustment. SECTION 4. MINOR USE PERMIT FINDINGS. Based on the foregoing facts and findings for Minor Use Permit 09-025, the City Council find as follows: a. That the proposed use is in accordance with the General Plan, the objectives of the Unified Development Code, and the purposes of the zone in which the site is located; The proposed medical office building will comply with the General Plan and the Unified 5 /X Development Code (UDC) requirements for the Commercial Office zone. The proposed medical office building will comply with the floor area ratio, setbacks, landscape, and parking standards outlined in Section. 17.15 and Section 17.18 of the UDC and will not require the approval of any variances. The project requires the approval of a Minor Use Permit to. allow for the export of 45,000 cubic yards of earth from the project site. The Unified Development Code requires a Minor Use Permit (MUP) for the export of earth exceeding 10,000 cubic yards. With the approval of the proposed MUP, the project will be consistent with all regulations established in the City's Unified Development Code, as well as with the goals and policies outlined in the City's General Plan. b. That the proposed use or activity, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the. vicinity; The proposed Minor Use Permit will allow for the export of up to 45,000 cubic yards of earth from the project site to allow for the development of the proposed medical office building and associated parking structure. All grading and export amounts proposed for this project have been analyzed in an initial study and as a result, a Mitigated Negative Declaration has been prepared for the project. The applicant is required to implement all mitigation measures outlined in the Air Quality and Noise sections of the Initial Study as a part of the development and as part of grading activities. The applicant will be required to receive an approved haul route, including approved days and times for transport of earth from the City of Santa Clarita's Public Works Department to prevent any negative affect to streets and surrounding properties. As such, the proposed export of 45,000 cubic yards of earth from the project site will not be detrimental to the public safety or welfare, as the proposed use and operation of the project is consistent with the CO land use designation for the site. c. That the proposed use complies with each of the applicable provisions of the development code; The proposed project complies with the Commercial and Industrial Development Standards of Section 17.15.040 of the Unified Development Code (UDC), the Permitted Use Chart requirements of 17.13.080 of the UDC, and the Grading Standards outlined in Division 3. Grading of the UDC. The project requires the approval of a Minor Use Permit for the export of 45,000 cubic yards of earth from the project site. With the approval of the proposed MUP, the project will be consistent with all regulations established in the City's Unified Development Code. SECTION 5. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based on the foregoing facts and findings, the City Council find.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); 13 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 October 13, 2009, in accordance with CEQA. The public review period was open from October 13, 2009, through November 3, 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 Planning Commission of the City of Santa Clarita; and d. The City Council, 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 6. Based upon the testimony and other evidence, if any, received at the public hearing, and upon studies and investigations made by the City Council and on its behalf, the City Council further finds and determines that this proposal is consistent with the City's General Plan, including the land use designation for the project site of Commercial Office (CO) as noted in Exhibit A, subject to the approval of the entitlements. SECTION 7. The City Council hereby adopts the associated Mitigated Negative Declaration and approves Master Case 08-194 consisting of General Plan Amendment 08-002, Conditional Use Permit 08-017, and Minor Use Permit 09-025 for the development of a 108,139 square -foot medical office building and parking structure subject to the conditions of approval as referenced herein as Exhibit B. SECTION 8. This resolution will take effect upon the adjournment of the City Council's January 26, 2010, City Council meeting. The change to the City's General Plan contemplated herein will take effect upon adjournment of the January 26, 2010, City Council meeting simultaneously with any other changes to the General Plan approved by the City Council at that same meeting so that for purposes of Government Code section 65358, all such changes shall constitute one amendment to the General Plan. SECTION 9. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. q 7 PASSED, APPROVED, AND ADOPTED this 26th day of January, 2010. ME •' ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA) I, Sarah P. Gorman, 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 26th day of January, 2010, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: 9 CITY CLERK l� STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) CERTIFICATION OF CITY COUNCIL RESOLUTION City Clerk of the City of Santa Clarita, do hereby certify that this is a true and correct copy of the original Resolution 10- adopted by the City Council of the City of Santa Clarita, California on January 26, 2010, which is now on file in my office. Witness my hand and seal of the City of Santa Clarita, California, this day of )2010. City Clerk By Deputy City Clerk 10 /7 CD cc • • • • / \\ IL ..• ;..... ,.,rte ; .,, ,,, . �,�, � ...?. , EXHIBIT "B" CITY OF SANTA CLARITA MASTER CASE 08-194 CONDITIONS OF APPROVAL GENERAL CONDITIONS GCI. The approval of this project shall expire if the approved use is not commenced 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). GC2. 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. GC3. 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. GC4. 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. GC5. This approval shall not be effective for any purpose until the permittee and the owner of the property involved (if other than the permittee) have filed with the Director of Community Development, their affidavit stating that they are aware of, and agree to accept, all of the conditions of this approval. 11 /I Master Case 08-194 Page 2 of 16 PLANNING DIVISION PL 1: The applicant is granted approval to construct a 108,139 square -foot medical office building in accordance with the site plan, elevations, preliminary landscape plan, conceptual drainage plan, floor plans, elevations, and color and materials boards. The building shall not exceed 48'-0" in height. PL2. The applicant is granted approval to construct a 48'-0" high, four story parking structure to provide the required parking on the project site. The approved medical office use shall provide parking at a minimum of one parking stall to each 200 square feet of medical office space on the project site. A minimum of 541 parking stalls shall be provided on the project site at all times. PL3. The applicant shall provide 360 degree architecture for all portions of the medical. office building and on all exposed portions of the parking structure. PL4. Prior to the export of any earth from the project site, the applicant shall obtain the approval of a haul route from the Public Works Division. The haul route shall outline the days and hours of hauling. The applicant is responsible for any street cleaning required as a result of the transportation of the earth on the City's roadways. PLS. The applicant shall comply with all of the mitigation measures identified in the Initial Study and Mitigated Negative Declaration prepared for the project. PL6. Any modifications to the approved plans must be submitted to the Planning Division for review and may require additional review. PL7. 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. PL8. 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. PL9. All lighting shall be down lit and shall not create light or glare impacts to the surrounding 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 c� C) Master Case 08-194 Page 3 of 16 Planning Division to inspect the lights and determine if additional screening will be needed on the light standards. PL 10. The applicant shall provide a minimum of one (1) bicycle parking stall for every 20 vehicle parking stalls. PL11. The applicant shall provide preferred carpool/vanpool parking to the satisfaction of the Director of Community Development. Landscape Comments PL12. Prior to issuance of grading 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). PL13. 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. PL 14. 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. PL 15. The landscape plan shall conform to all current Municipal Code /Unified Development Code requirements for landscaping. Applicable code sections include but are not limited to: (a) § 17.15.040((A)(4) (property development standards for commercial and industrial zones); (b) § 17.28 (drainage and terracing/erosion control); and (c) § 13.76 (parkway trees). PL 16. 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. cq�,) Master Case 0 8- 194 Page 4 of 16 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. Where parking and/or drive aisles abut walls, fences, property lines, or walkways, 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. except as permitted by the Director of Community Development (Municipal Code § 17.18.070(E)(9)). iv. A landscape planter shall not be required along the south side of the building pursuant to Section 17.18.070(E)(9) of the UDC. v. 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. (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 § 11.15.040(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 Master Case 08-194 Page 5 of 16 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 Sierra Highway shall coriform to Municipal Code § 13.76.110 et seq (Parkway Tree Influence Area) and City Ordinance 92-38 (Parkway Influence Area). The property owner/manager/homeowners' association shall irrigate and maintain these trees according to City standards. 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. 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. Post Planning Approval PL17. 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. PL 18. Prior to painting or stucco of 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. PL 19. 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. ENGINEERING DIVISION General Requirements 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. A3 Master Case 08-194 Page 6 of 16 EN2. Prior to issuance of building permits, a Certificate of Compliance prepared by or under the direction of a person licensed to practice land surveying in the State of California shall be recorded in the Office of the County Recorder. The Certificate of Compliance shall be processed in compliance with applicable City of Santa Clarita, County of Los Angeles, and State of California Codes. Grading, Drainage & Geology Requirements 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. The site plan shows an export of 45,000 cubic yards of dirt from the project. 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. 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 issuance of grading permit, the applicant shall pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. D. Prior to building final, 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. EN5. Prior to grading permit, the applicant shall obtain a notarized Acceptance of Drainage Form from adjacent property owners if drainage is being diverted to an adjacent property. Master Case 08-194 Page 7 of 16 EN6. 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. ENT 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. Street Improvement Requirements EN8. All streets shall be designed in accordance with the City's Unified Development Code and street design criteria; construction shall be completed prior to building final. EN9. 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, oak tree report and conditions of approval and obtain encroachment permits from the Engineering Division. EN 10. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site shall be installed underground. EN 11. 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. EN 12. Prior to issuance of building permits, the applicant shall record a "Summary Public Street Vacation" vacating excess street right-of-way of more than 58 feet from centerline on Sierra Highway fronting the project site, as directed by the City Engineer. EN13. Prior to issuance of building permits, the applicant shall dedicate sidewalk easements sufficient to encompass ADA requirements for sidewalks installed with drive approaches in accordance with the current City standard APWA 110-1, Type C, or equivalent. �5 Master Case 08-194 Page 8 of 16 EN 14. 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. EN15. Prior to issuance of building permits, the applicant shall provide easements for all utility companies for the proposed vacated area. EN 16. Prior to building final, the applicant shall construct the following street improvements along the frontage of the project site, as directed by the City Engineer: Inverted Curb & Base & Street Street Sidewalk .Landscaped Street Name Shoulder GutterPaving !Lights Trees (5'min) Median Sierra Highway X X X XX EN 17. Prior to building final, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and refurbish pavement on streets within or abutting the project, to the satisfaction of the City Engineer. Sewer Improvement Requirements EN 18. Prior to issuance of building permits, 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. EN 19. 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. EN20. 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. EN21. Prior to building final, the applicant shall construct all sewer upgrades in accordance with the approved sewer area study, to the satisfaction of the City Engineer. Bonds, Fees and Miscellaneous Requirements EN22. 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 A � Master Case 08-194 Page 9 of 16 other acceptable means. Building final shall be withheld if the improvements are not completed. EN23. 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 Eastside B&T District. The current rate for this District is $16,850. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Commercial = the gross acres (3.3) x the district rate ($16,850) x 5.0 = $278,025 until June 30, 2010. TRAFFIC ENGINEERING DIVISION TE1. Adequate sight visibility is required at all project driveways and shall follow the latest Caltrans manual for applicable requirements. This shall be shown on all applicable plans prior to issuance of first building permit. TE2. The minimum width of all interior drive aisles shall be 26 feet (unless otherwise required by the Los Angeles County Fire Department) -and shall be shown on all applicable plans prior to issuance of first building permit. TE3. All project driveways shall intersect with the adjacent roadway at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown on all applicable plans prior to issuance of first building permit. TE4. 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. TES. The location, width and depth of all project driveways and drive aisles shall conform to the approved site plan. This shall be shown on all applicable plans prior to issuance of first building permit. No additional driveways shall be permitted. TE6. Access at all project driveways on Sierra Highway shall be limited to right -in and right -out only. This shall be shown on all applicable plans prior to issuance of first building .permit. TE7. 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. TE8. Prior to issuance of the first building occupancy permit, the applicant shall pay a traffic- Master Case 08-194 Page 10 of 16 signal timing fee for the update of the traffic -signal timing at up to two intersections in the surrounding area. The cost is $4,000 per intersection ($8,000 total). This fee shall be used to improve traffic flow and minimize traffic congestion along Sierra Highway, through traffic signal retiming and related infrastructure improvements. LOS ANGELES COUNTY FIRE DEPARTMENT FDL The applicant shall indicate Sierra Highway and Via Princessa on all plans submitted to the Los Angeles County Fire Department. FD2. The applicant shall provide a minimum driveway entrance of 28 feet in width. FD3. Fire Department access width shall be a minimum of 28 feet to within 150 feet of all portions of the building. Please indicate the drive aisle width on all plans submitted to the Los Angeles County Fire Department. FD4. The centerline of the access roadway shall be located parallel to, and within 30 feet of, the exterior wall on at least one side of the building. FD5. Please indicate the location of all existing fire hydrants on Sierra Highway and Via Princessa on the site plans submitted to the Fire Department for review. Additional fire hydrants maybe required if fire flow is determined to be inadequate for the project site. FD6.. The applicant shall provide a public fire flow at a rate of 2,500 gallons per minute @ 20 psi. BUILDING AND SAFETY DIVISION General Comments BSI. At the time of application for a building permit, please submit to the Building and Safety Division the following construction documents for plan review: a. Two sets of plans that include architectural, structural, mechanical, electrical and plumbing plans. b. Two sets of truss drawings & calculations, if used. c. 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. Master Case 08-194 Page I 1 of 16 BS3. All new non-residential buildings and additions will require a soils and geology investigation report. The report shall be formally submitted to the Development Services Division (Engineering) for review and approval. Include one copy of the report to Building and Safety when the plans are submitted for 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. BS6. All of the disabled 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. BSB. 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 Fire Prevention Bureau, d. L. A. County Sanitation District, e. L. A. County Environmental Programs (Industrial Waste), An agency referral list is available at the Building and Safety public counter. BS9. 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 10. The footings for all new buildings and other structures, including retaining walls and fences, shall be setback from any adjacent ascending or descending slopes. See section 1805.3 CBC and/or the Slope Setback handout. a 9 Master Case 08-194 Page 12 of 16 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. In Medical Office Buildings (MOB) if any future tenants will be a licensed medical clinic, the building shall comply with OSHPD 3 requirements. Those projects shall be identified as a "medical clinic" at the time of plan submittal of those tenant improvement plans. BS 13. If any future tenants in the MOB will be specializing in services to the mobility impaired, additional accessible parking spaces (equal to 20%) may be required (CBC 1129B.2). BS14. Regarding the building area justification shown on the plan, please note the following: a. The site plan shows a 5 -foot setback to the MOB. This allows for only 15% of the exterior wall to have openings. b. The site plan shows a 5 -foot setback to the parking structure from the property line. This does not allow those exterior walls to have unprotected openings as needed for natural ventilation (assuming the parking structure is not sprinklered). BS 15. The applicant shall ensure that electrical and janitorial rooms do not open into the vertical stair enclosures. BS 16. The applicant shall ensure that tenant spaces 1-E, 2-E, and 3-E will have proper exiting on the building plans submitted to the Building and Safety Division BS 17. The applicant shall ensure that the unloading zones on the south wall of parking levels 1 and 2 are aligned to coordinate with the center parking stall unloading zones. Additional Information BS 18. 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 19. 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. BS20. Prior to submitting plans to Building and Safety; please contact Deanna Hamrick, (661) 255- 4935, for project addressing. BS21. The Building and Safety Division has begun scanning plans for permanent storage. To vG Master Case 08-194 Page 13 of 16 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. TRANSIT DIVISION TRI. There is fixed route bus service between the hours of 4 a.m. and I I p.m. on Sierra Highway daily. TR2. At this time the Transit Impact Fee does not apply to commercial or industrial developments. This fee is currently under revision. Applicant shall pay the fee in place at the time of building permit issuance. TR3. Due to the proposed use of the project, the applicant shall provide a dedicated passenger loading and un -loading area on-site capable of accommodating a van with the approximate dimensions of. 9'h x 8'w x 23'1. In addition, there should be an 8' free and clear area for wheelchair access to the front door of the van. Please contact the Transit Division for additional information regarding this comment/condition. ENVIRONMENTAL SERVICES DIVISION ES 1. Based on the square footage of the proposed building, provide sufficient trash enclosures to house at least eight 3 -yard bins. Four of the bins should be reserved for recyclable materials only. ES2. The enclosure(s) should be shown on the site plan with dimensions, consistent with the surrounding architecture and shall be constructed with a solid roof. The enclosure(s) shall be located to provide convenient pedestrian and collection vehicle access. The underground parking structure is an inappropriate location for the bins unless it provides a minimum of 20 feet overhead clearance. ES3. Applicant may use compactors in place of the eight 3 -yard bins. The compactors must have equal or greater capacity to the eight 3 -yard containers (24 cubic yards)., A minimum of 12 cubic yards designated for trash and 12 cubic yards designated for recycling. 3.1 Master Case 08-194 Page 14 of 16 ES4. All new construction projects valuated greater than $500,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. ESS. 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. • 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. ES6. 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 SDI. No on-site, private property landscaping will be maintained by the Landscape Maintenance District (LMD) unless otherwise stated in the comments below. SD2. Prior to grading permit issuance, the applicant shall submit for approval by the Deputy City Manager, Director and Administrative Services, landscaping and irrigation plans for the southwestern edge of the property abutting SR14 on-ramp and property fronting Sierra Highway. These areas are to be included in a local LMD zone and the applicant shall record a landscaping maintenance easement on this property. SD3. Irrigation for the landscaping on the southwestern edge of property abutting SRI on-ramp and property fronting Sierra Highway shall be connected to a separate water meter that will be turned over to the LMD at the same time as the landscaping, following established City landscaping turn -over procedures. SD4. 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. URBAN FORESTRY DIVISION UFI. Parkway trees shall be required within the public right-of-way along the frontage of Sierra Highway. Should the applicant obtain additional property for this project, parkway trees shall be required along the frontage of all major streets and thoroughfares. 2a- Master Case 08-194 Page 15 of 16 UF2. Parkway trees shall be spaced evenly at 30 feet on center and planted according to the City of Santa Clarita Tree Planting and Staking Detail Sheet and the APWA (American Public Works Association) Standard Plans for Public Works Construction (Section 5, 520-3). UF3. All parkway trees shall meet and /or exceed the California Department of Forestry and Fire Protection Specification Guidelines for Container -Grown Landscape Trees. . UF4. All trees planted within the public right of way shall be approved by the City of Santa Clarita Urban Forestry Division prior to installation. Any tree which is not approved shall be returned by the applicant and/or their contractor. The applicant must notify the Urban Forestry Division 48 hours prior to the scheduled delivery date to allowTor inspection. UFS. Parkway trees which have been topped or headed back prior to planting will not be accepted. All trees must have their natural canopy. UF6. All trees planted within the public right-of-way shall be a minimum size 24" box container grown tree. Once planted and properly staked, the applicant shall remove all nursery stakes from the trees. UFT The applicant shall be required to install and maintain irrigation to all trees planted within the public right of way. Irrigation to trees shall be bubbler type irrigation only. Overhead irrigation shall not be permitted to come in contact with the trunk or canopy of any tree. UF8. The applicant shall be required to install 24 -inch lineal root barrier along the edge of all concrete tree wells. The root barrier shall be installed per the manufactures recommendations. For landscaped parkways 24 -inch root barriers shall be installed in 15 - foot sections centered with the trunk of the parkway trees. UF9. For landscaped parkways, the applicant shall be required to install a minimum 36" diameter mulched tree well at the base of each parkway tree. 24" inch lineal root barriers shall be installed in 15' foot sections centered with the trunk of each parkway tree. UF 10. Prior to the issuance of final occupancy, the applicant shall be required to provide a final landscape plan or an approved spread sheet with GPS information related to all parkway trees planted within the public right of way. Information shall included their exact location, genus and species of each tree, trunk diameter and height of each tree at the time of planting as needed for inventory. UF11. The applicant is advised that parkway trees may not be pruned for sign visibility. Any requested trimming of parkway trees shall be coordinated through the Urban Forestry Division. 3.3 Master Case 08-194 Page 16 of 16 UF12. The applicant shall be required to incorporate native species of oak and sycamore along the west and north slopes of project site. Native species of oak may include Coast live oak (Quercus agrifolia), Canyon oak (Quercus chrysolepis) and Blue oak (Quercus douglasii). The native sycamore is California sycamore (Platanus racemosa). OF 13. Irrigation to all oak trees shall be direct contact irrigation (bubblers) only. Overhead irrigation shall not be permitted to come in contact with the trunk or canopy of any tree. OF 14. Prior to grading (or as required by the Community Development Department), the applicant shall submit a final landscape plan which addresses all of the above comments and requirements. S:\PED\CURRENT\!2008\08-194\08-194 Council Conditions.doc 3V CITY OF SANTA CLARITA MITIGATED NEGATIVE DECLARATION [X] Proposed [ ] Final ----------------------------------------------------------- -- MASTER CASE NO: Master Case 08-194 PERMIT/PROJECT NAME: General Plan Amendment 08-002; Zone Change 08-002; Conditional Use Permit 08-017; and Minor Use Permit 09-025 APPLICANT: Canyon Hills Development, LLC Attn: Mark Oliver 26650 The Old Road, #300 Valencia, CA 91355 LOCATION OF THE PROJECT: The proposed medical office building is located on the west side of Sierra Highway, just north of the Via Princessa and Sierra Highway intersection and immediately north of the southbound on-ramp for State Route 14 at Via Princessa (APN:2836-009-076) in the Commercial Office (CO) zone of the City of Santa Clarita. DESCRIPTION OF THE PROJECT: The proposed project includes the construction of a 108,139 square -foot, 48'- 0" high medical office building and a 48'-0" high, four level parking structure. The proposed project requires the approval of a Conditional Use Permit to exceed 35'-0" in height for the proposed structures, a Minor Use Permit to export up to 45,000 cubic yards of earth from the project site, and a Zone Change and General Plan Amendment to change the General Plan Land Use and Zoning designation on the project site from Community Commercial (CC) to Commercial Office (CO). Based on the information contained in the Initial Study prepared for this project, and pursuant to the requirements of Section 15070 of the California Environmental .Quality Act (CEQA), the City of Santa Clarita [X] City Council [ ] Planning Commission [ ] Director of Planning and Building Services finds that the project as proposed or revised will have no significant effect upon the environment, and that a Mitigated Negative Declaration shall be adopted pursuant to Section 15070 of CEQA. Mitigation measures for this project [ ] Are Not Required [X] Are Attached [ ] Are Not Attached Lisa M. Webber, AICP PLANNING MANAGE Prepared by: Patrick Leclair, Associate Planner (Signature) ) (Name/Title) Approved by:x , P .'J-� Sharon Sorensen, Senior Planner (Signature) ` (Name/Title) Public Review Period From October 13, 2009. To November 3, 2009 Public Notice Given On October 13, 2009 [X] Legal Advertisement [X] Posting of Properties [X] Written Notice ---------------------------------------------------------------------- CERTIFICATION DATE: S:\CD\CURRENn!2008\08-194\08-194 MND.doc Project Title/Master Case Number: Lead Agency name and address: INITIAL STUDY CITY OF SANTA CLARITA Master Case 08-194 General Plan Amendment 08-002 Zone Change 08-002 Conditional Use Permit 08-017 Minor Use Permit 09-025 City of Santa Clarita 23920 Valencia Blvd, Suite 302 Santa Clarita, CA 91355 Contact person and phone number: Patrick Leclair Associate Planner (661)255-4330 Project location: The proposed medical office building is located on the west side of Sierra Highway, north of the intersection of Via Princessa and Sierra Highway. The project site is immediately north of the Via Princessa on-ramp to southbound State Route 14 (APN: 2836- 009-076) in the City of Santa Clarita, Los Angeles County, CA. Applicant's name and address: Existing General Plan designation: Proposed General Plan designation: Existing Zoning designation: Proposed Zoning designation Description of setting and project: Community Commercial (CC) Commercial Office (CO) Community Commercial (CC) Commercial Office (CO) This initial study was prepared pursuant to the California Environmental Quality Act (CEQA) for a Zone Change (ZC), General Plan Amendment (GPA), Conditional Use Permit (CUP), and Minor Use Permit (MUP) for the construction of a 108,139 square -foot medical office building. The project site is located on the west side of Sierra Highway, north of the intersection of Via Princessa and Siena Highway (APN: 2836-009-076). The project site is located immediately north of the southbound on-ramp to State Route 14. The project site is surrounded by an existing restaurant (Chi Chi's Pizza) to the north, vacant land to the east (across Sierra Highway), vacant land (across the southbound on-ramp to SR14) to the south, and a developed business park to the west. The project site is designated as Community Commercial (CC) on the City's Zoning and General Plan Maps. The project site is surrounded by property with the Zoning and General Plan land use designation of CC to the north, east, and south, and with the Business Park (BP) designation to the west. State Route 14 is located to the east of the project site and a Metrolink rail line is located to the north of the project site. The project site consists of 3.3 acres of vacant, disturbed land in the Community Commercial (CC) zone. The project site has been previously graded as a part of the construction of the southbound on-ramp to SR14 from Via Princessa located to the south of the project site. The project site slopes up from the north and western property lines at a 2:1 slope, up to a roughly 40,000 square -foot manufactured flat pad approximately 20'-0" above the existing grade of Sierra Highway and equal to the grade of the existing on-ramp_ to the south of the project site. The lowest portion of the site is roughly located at an elevation of 1,408 feet above mean sea level at the southwest corner of the project site with the high point of the project site measuring at 1,488 feet above mean sea level on the east side of the project site. Grading will consist of 54,280 cubic yards of cut and 9,295 cubic yards of rill. The project will require the export of approximately 45,000 cubic yards of earth. � 3� Initial Study Master Case 08-194 Page 2 of 43 The proposed project would allow for the construction of a 108,139 square -foot medical office building. The proposed building will be three stories in height with a building foot print of 36,445 square feet. A four-story parking structure will be built to the west of the medical office building to accommodate 559 parking stalls. The top level of the parking structure will be built at grade and will take advantage of the rear slope to circle down in the counter clockwise direction to the bottom level at roughly the same grade as the neighboring parcels to the west of the project site. The project site will take access on Sierra Highway. The southern driveway will accommodate both right -in and right -out access while the northern driveway will accommodate right -out access only. A covered patient pick-up and drop-off will be located on the front of the building. A 28'-0" driveway will travel along the south side of the building, around to the parking structure to the rear (west) of the medical office building. To develop the proposed project, a General Plan Amendment and Zone Change will be required to change the designation from the existing Community Commercial (CC) to the Commercial Office (CO) designation in order to accommodate this level of development in that it proposes a floor area ratio of 0.75:1. The project will also require the approval of a Conditional Use Permit (CUP) to construct the medical office building and the parking structure in excess of 35'-0" in height and a Minor Use Permit (MUP) to export 45,000 cubic yards of earth from the project site. Surrounding land uses: The project site is surrounded by an existing restaurant (Chi Chi's Pizza) to the north, vacant land to the east (across Sierra Highway), the vacant land (across the southbound on-ramp to SR14) to the south, and a developed business park to the west. The project site is surrounded by property with the Zoning and General Plan land use designation of CC to the north, east, and south, and with the Business Park (BP) designation to the west. Other public agencies whose The project plans are subject to approval from the Los Angeles approval is required: County Fire Department. No discretionary approvals from agencies other than the City of Santa Clarita are requested or required for the project. i Initial Study Master Case 08-194 Page 3 of 43 A. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or a "Potentially Significant Impact Unless Mitigation Measures Incorporated" as indicated by the checklist on the following pages. [ ] Aesthetics [ ] Agriculture Resources [X] Air Quality [ J Biological Resources [ ] Cultural Resources [ ] Geology /Soils [ J Hazards & Hazardous Materials[ ] Hydrology/ Water Quality [ ] Land Use/ Planning i [ ] Mineral Resources [X] Noise [ ] Population / Housing [ ] Public Services [ ] Recreation [ ] Transportation/Traffic [ ] Utilities / Service Systems [ J Mandatory Findings of Significance B, DETERMINATION: On the basis of this initial evaluation: (] I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. [X] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. [ ] I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [ ] I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect I) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. i [ ] I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have ;been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon,*e proposed project, nothing further is required. October 13, 2009 Pa rick Leclair, Associate Planner Date odvLz,,J October 13, 2009 Sharon Sorensen, enior Planner Date Initial Study Master Case 08-194 Page 4 of 43 C. EVALUATION OF ENVIRONMENTAL IMPACTS: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? [ ] [ ] [X] [ 1 b) . Substantially damage scenic resources, including, but not [ ] [ ] [ ] [X] limited to, primary/secondary ridgelines, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality [ ] [ } [X] [ } of the site and its surroundings? d) Create a new source of substantial light or glare that would [ ] [ ] [X] [ ] adversely affect day or nighttime views in the area? e) Other [ ] [ ] [ ] [X] II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of [ } [ ] [ ] [X] Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a [ ] [ ] [ ] [X] Williamson Act contract? c) Involve other changes in the existing environment which, due [) [ ] [ ] [X] to their location or nature, could result in conversion of Farmland, to non-agricultural use? d) Other [ ] [ } [ ] [X] III. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air [ ] [ ] [X] [ ] quality plan? b) Violate any air quality standard or contribute substantially to [ ] [ ] [X] [ ] an existing or projected air quality violation? i Initial Study Master Case 08-194 Page 5 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation c) Result in a cumulatively considerable net increase of any [ J [] [X] [] criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant [ ] concentrations? e) Create objectionable odors affecting a substantial number of [ ] people? f) Other Climate Change/Greenhouse Gas Emissions [ ] IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect, either .directly or through [ ] habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or [ ] other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected [ ] wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption; or other means? d) Interfere substantially with the movement of any native resident [ ] or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local .policies or ordinances protecting [ ] biological resources, such as a tree preservation policy or ordinance? Oak trees? f) Conflict with the provisions of an adopted Habitat [ ] Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? [] [X] [] [] [X] [] [X] [] [] �Z �o Initial Study Master Case 08-194 Page 6 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation g) Affect a Significant Ecological Area (SEA) or Significant Natural Area (SNA) as identified on the City of Santa Clarita [ ] [ ] [ ] [X] ESA Delineation Map? h) Other [ ] [ ] [ ] [XJ V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse 'change in the significance of a [ ] [) [X] [ ] historical resource as defined in '15064.5? b) Cause a substantia] adverse change in the significance of an [ ] [ ] [X] [ ] archaeological resource pursuant to '15064.5? c) Directly or indirectly destroy or impact a unique [ ] [ ] [X] [ ] paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of [ ] [ ] [X1 [ ] formal cemeteries? e) Other [ J [ J [ J [XJ VI. GEOLOGY AND SOILS — Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on [) [ ] [ ] [XJ the most recent Alquist-Priolo Earthquake Fault Zoning Map issued. by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? [ ] [ ] [XJ [ J iii) Seismic -related ground failure, including liquefaction? [ ] I [ ] [X] [ ] iv) Landslides? [ ] [ l [ J [XJ b) Result in substantia] wind or water soil erosion or the loss of [ ] [ ] [X] [ ] topsoil, either on or off site? c) Be located on a geologic unit or soil that is unstable, or that [ ] [ ] [XJ [ J would become unstable as a result of the project,' and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Initial Study Master Case 08-194 Page 7 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation d) Be located on expansive soil, as defined in Table 18-1-B of the [ ] [ ] [X] [ ] Uniform Building Code (1997), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic [ ] [ ] [ ] [X] tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? .f) Change in topography or ground surface relief features? [ ] [ ] [X] [ ] g) Earth movement (cut and/or fill) of 10,000 cubic yards or [ ] [] [X] [] more? h) Development and/or grading on a slope greater than 10010 [ ] [ ] [X] [] natural grade? i) The destruction, covering or modification of any unique [ ] [ ] [ ] [X] geologic or physical feature? j) Other [ ] [ ] [ ] [X] VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment [) [ ] [X] [ ] through the routine transport, use, or disposal of, hazardous materials? b) Create a significant hazard to the public or the environment [ ] [ ] [X] [ ] through reasonably foreseeable upset and accident conditions involving explosion or the release of hazardous materials into the environment (including, but not limited to oil, pesticides, chemicals, fuels, or radiation)? c) Emit hazardous emissions or handle hazardous or acutely [ ] [ ] [ ] [X] hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? i d) Be located on a site which is included on a list of hazardous [ ] [ ] [ ] [X] materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where [ ] [ ] [ ] [X] such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? Initial Study Master Case 08-194 Page 8 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation f) For a project within the vicinity of a private airstrip, would the [ ] (] [ ] [X] project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an [ ] [ ] [X] [ ] adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury [ ] [ ] [ ] [X] or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? i) Exposure of people to existing sources of potential health (] [ ] [ ] [X] hazards (e.g. electrical transmission lines, gas lines, oil pipelines)? j) Other [ ] [ ] [ ] [X] VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge [ ] [ ] [X] [ ] requirements? b) Substantially deplete groundwater supplies or interfere [ ] [ ] [X] [ ] substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or [ ] [I (X] [] area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or [ ] [ ] [X] [] area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off- site? e) Create or contribute runoff water which would exceed the [ ] [ ] [X] [ ] capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? [ ] [ ] [X] 11 0 Initial Study Master Case 08-194 Page 9 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation g) Place housing within a 100 -year flood hazard area as mapped [ ] [ ] [ J [X] on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures which [ ] [ ] [ I [X] would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury [ ] [ ] [ ] [X] or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? [ J [ ] [ ] [X] k) Changes in the rate of flow, currents, or the course and [ ] [ ] [X] [] direction of surface water and/or groundwater?' 1) Other modification of a wash, channel creek or river? [ ] (] [ ] (X] m) Impact Stormwater Management in any of the following ways: [ ] ( ] IN [ ] i) Potential impact of project construction and project post- [ ] [ ] [X] [ ] construction activity on storm water runoff? ii) Potential discharges from areas for materials storage, [ J [ ] [X] [ ] vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas or loading docks, or other outdoor work areas? iii) Significant environmentally harmful increase in the flow [ ] [ ] [X] [ ] velocity or volume of storm water runoff? iv) Significant and environmentally harmful increases in [ ] [ ] [X] [ ] erosion of the project site or surrounding areas? v) Storm water discharges that would significantly impair or [ ] [ ] [X] [ ] contribute to the impairment of the beneficial uses of receiving waters or areas that provide water quality benefits (e.g. riparian corridors, wetlands, etc.) vi) Cause harm to the biological integrity of drainage systems, [ ] [ ] [X] [ ] watersheds, and/or water bodies? vii) Does the proposed project include provisions for the [ ] [ ] [X] [ ] separation, recycling, and reuse of materials both during construction and after project occupancy? 4�o y�f Initial Study Master Case 08-194 Page 10 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation IX. LAND USE AND PLANNING - Would the project: a) Disrupt or physically divide an established community [ ] [ ] [ ] [X] (including a low-income or minority community)? b) Conflict with any applicable. land use plan, policy, or [ ] [ ] [X] [ ] regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? . J c) Conflict with any applicable habitat conservation plan, natural [ J [ J [ ] [XJ community conservation plan, and/or policies by agencies with jurisdiction over the project? X. MINERAL AND ENERGY RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource [ ] [ ] [ ] [X] that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral [ ] [ ] [ ] [X] resource recovery site delineated on a local general plan, specific plan or other land use plan? C) Use nonrenewable resources in a wasteful and inefficient [ ] [] [XJ [ ] manner? XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess [ ] [X] [ ] [ ] of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive [ ] [ ] [X] [ ] groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the [ ] [ ] [X] [ ] project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise [ ] [ ] [X] [ ] levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where [ ] [ J [ ] IN such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? I Initial Study Master Case 08-194 Page 11 of 43 f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and. businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere (especially affordable housing)? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES - Would the project result in: a) Substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i) Fire protection? ii) Police protection? iii). Schools? iv) Parks? XIV. RECREATION - Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Ati Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation [] [] [] [X] [] [] [] [X] [] [] [] 1 [X] [] [] [X] [] [] [] [X] [] [] [] [] [XI [] [] [] [X] [] [] [] [X] [] [] [] [X] Initial Study Master Case 08-194 Page 12 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation XV. TRANSPORTATION/TRAFFIC — Would the project: a) Cause an increase in traffic which is substantial in relation to [ ] (] [X] [ ] the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service [ ] [ ] [X] [ ] standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an [ ] [ ] [ ] [X] increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., [ ] [ ]. [X] [] sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? (] [ ] [X] [ ] 0 Result in inadequate parking capacity? [ l [ ] (] [X] g) Conflict with adopted policies, plans, or programs supporting [ ] [ ] [ ] (X] alternative transportation (e.g., bus turnouts, bicycle racks)? h) Hazards or barriers for pedestrians or bicyclists? [ ] [ ] [ ] [Xl XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable [ ] [ ] [X] [ ] Regional Water Quality Control Board? b) Require or result in the construction of new water or [ ] [ ] [X] [ ] wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water [ ] [ ] [X] [ ] drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient .water supplies available to serve the project [ ] [ ] (X] [ ] from existing entitlements and resources, or are new or expanded entitlements needed? 110 Initial Study Master Case 08-194 Page 13 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation e) Result in a determination by the wastewater treatment provider [ ] [ ] [X] [ ] which serves or may serve the project that it has adequate a rare or endangered plant or animal or eliminate important capacity to serve the project's projected demand in addition to prehistory? the provider's existing commitments? b) Does the project have impacts that are individually limited, but [) [ ] [X] [ ] f) Be served by a landfill with sufficient permitted capacity to [ ] [ ] [X] [ ] accommodate the project's solid waste disposal needs? when viewed in connection with the effects of past projects, g) Comply with federal, state, and local statutes and regulations [ ] [ ] [X] [ ] related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE: a) Does the project have the potential to degrade the quality of [ ] [ ] [X] [ ] the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but [) [ ] [X] [ ] cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause [ ] [ ] [X] [ ] substantial adverse effects on human beings, either directly or indirectly? Initial Study Master Case 08-194 Page 14 of 43 D. DISCUSSION Or ENVIRONMENTAL IMPACTS AND/OR EARLIER ANALYSIS: Section and Subsections Evaluation o1' Impacts I. AESTHETICS a) Less Than Significant Impact: The project site is located in an urbanized area of the City with existing development on all sides including a restaurant to the north, Sierra Highway to the east, southbound on-ramp to State Route 14 to the south, and an existing industrial/business park to the west of the project site. The site has been previously disturbed as a part of prior grading activity for the SR14 on-ramp to the south of the project site. While the proposed project will alter the existing condition of the project site for the construction of the proposed medical office building, it is not located in proximity to any scenic vistas. Therefore, development of the project site will have a less than significant impact on a scenic vista. b) No Impact: The project site is not located on, or adjacent to, any state scenic highway. Potential scenic resources in the vicinity of the project site include the Santa Clara River located approximately 0.3 miles to the northwest of the project site beyond the existing industrial park. No historic buildings or rock outcroppings are located on or near the project site, Since the project site is not located on any state scenic highway, the project will not impact any scenic resources. Therefore, the proposed project would have no impact on scenic resources. c) Less Than Significant Impact: The project site is currently vacant and has been previously disturbed by previous development activity associated with the SR14 on-ramp to the south of the project site. The proposed project will alter the visual character of the project site by constructing a 108,139 square -foot, three- story medical office building and a four story parking structure. The medical office building will be 48'-0" in height and the parking structure will be 48'-0" in height. The project will be visible from views west of the project site including views from Whites Canyon, views from Via Princessa traveling east from Whites Canyon, and from views to the northwest of the project site along the Santa Clara River Trail. Visual simulations were prepared to identify the potential impacts associated with the project from these views. Based on the simulations, views of the proposed parking structure will be obscured from all views to the west of the project site, and the proposed medical office buildings will be obscured by various buildings and existing landscape. The medical office building will be visible most prominently from the Sierra Highway corridor. However, the building will be obscured by views traveling north on Sierra Highway by the existing freeway on-ramp located to the south of the project site. Buildings to the north of the project site are a mixture of single and two-story structures. The proposed building will provide 360 -degree architecture with an architectural scheme consistent with the Community Character and Design Guidelines of the City of Santa Clarita. To further enhance the design of the project site, landscaping will be installed on the project site to soften views of the proposed building and parking structure. Therefore, the proposed project is anticipated to have a less than significant impact to the visual character of the project site. d) Less Than Significant Impact: The proposed project includes a 108,139 square -foot medical office building, including the proposed four-story parking structure. Typical lighting impacts are found with the construction of on-site hill Initial Study Master Case 08-.194 Page 15 of 43 parking lot lights. Given that the project will include a parking structure, the Majority of the lights associated with parking will be enclosed within the structure: In accordance with the City's UDC, the proposed outdoor light sources will be covered and facing down in order to minimize creation of glare and ambient light sources that could impact surrounding residential areas. Therefore, the project would cause a less than significant impact associated to lighting or glare. e) Other: The project would not cause any other aesthetic impacts. H. AGRICULTURE a) No Impact: There are currently no agricultural operations being conducted on RESOURCES the project site, and the City of Santa Clarita's General Plan does not identify any important farmlands or any lands for farmland use. The project site is currently zoned Community Commercial with a proposal to change the zoning and General Plan designation to Commercial Office. Further, the project site is not within an area of Prime Farmland, Farmland of Statewide Importance, Unique Farmland, Grazing Land, or Farmland of Local Importance as identified by the California Department of Conservation, Division of Land Resource Protection on the Los Angeles County Important Farmland 2002 map (California Department of Conservation, Division of Land Resource Protection, 2004). Therefore, the proposed project would have no impact to Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. b) No Impact: The City of Santa Clarita does not have any agricultural zoning designations, nor does the City's General Plan identify any agricultural land use designations. Further, there is no Williamson Act contract land in the City. Therefore, the proposed project would not conflict with zoning for agricultural use or Williamson Act contracts, and would have no related impacts. c) No Impact: The vacant project site is not currently used for agricultural purposes, nor are there any agricultural uses in the project vicinity. Furthermore, the proposed project would not, in any way, hinder the operations of any existing agricultural practices. Therefore, the project will not have an impact that could result in conversion of farmland to non-agricultural use. d) Other: The project would not cause any other impacts to agricultural resources. III. AIR QUALITY a) Less than Significant Impact: According to the SCAQMD (1993), there are two key indicators of AQMP consistency: 1) that the project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP; and 2) whether the project will exceed the assumptions in the AQMP based on the year of project build out and phase (SCAQMD CEQA Guidelines, 1993, Page 12-3). As shown in III b -c, the proposed project's emissions are less than SCAQMD's thresholds of significance which have been designed to ensure that development will not increase the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. Initial Study Master Case 08-194 Page 16 of 43 The proposed project is a medical office use that is intended to serve the existing population of the Santa Clarita area. Although the proposed. project includes a request for a change in zoning from Community Commercial (CC) to Commercial Office (CO) for the project site, and has a larger proposed floor area ratio than would be allowed under the existing CC zoning, the project is not growth inducing but is rather intended to be responsive to the population assumptions of the AQMP. The proposed project is not a housing project and would not exceed Southern California Association of Governments (SLAG) growth projections upon which regional air quality planning is based. Consequently, the project would not conflict with or obstruct implementation of the Air Quality Management Plan for the South Coast Region. b and c) Less than Significant Impact: The project site is within the South Coast Air Basin, which includes all of the non -desert portions of Los Angeles County. Although air quality in the Southern California region continues to improve as additional pollution controls are implemented, the air basin remains a non - attainment area for both the federal and state standards for ozone, fine particulate matter less than 10 microns in diameter (PMio), and fine particulate matter less than 2.5 microns in diameter (PM2.5). Ozone is a pollutant that is formed by a chemical reaction involving reactive organic gasses (ROG) and nitrogen oxides (NOx) in the presence of sunlight. The proposed development would generate vehicle trips and increase consumption of electricity and natural gas, which would generate air pollutant emissions. Such emissions would have the potential to adversely affect local and regional air quality. The South Coast Air Quality Management District (SCAQMD) has, adopted numeric thresholds for various "criteria" air pollutants that are used to assess a project's impact to regional air quality. A project's impact on regional air quality is considered significant if project operation would result in emissions exceeding: • 55 pounds per day of reactive organic gasses (ROO) • 55 pounds per day of nitrogen oxides (NOx) • 550 pounds per day of carbon monoxide (CO) • 150 pounds per day of PMio • 55 pounds per day of PM2.5 • 150 pounds per day of sulfur oxides (SOx) The URBEMIS2007 (Version 9.24) air quality model produced by the California Air Resources Board (ARB) was used to estimate emissions associated with operation of the proposed project. The results of the modeling are included as Appendix A of this document, and the estimated area and operational pollutant emissions are shown in Table 111-1. The project's proximity to transit has been accounted for in the URBEMIS2007 model run. There are 8 transit stops within 114 mile of the project site that total 229 daily bus stops and 22 daily light rail (Metrolink) stops. As detailed in the Traffic Study for the project: Public transportation in the study area is provided by the Santa Clarita Transit Authority (SCTA). SCTA provides routes 1, 2 on Soledad Canyon Road and Sierra Highway in the project vicinity Initial Study Master Case 08-194 Page 17 of 43 and route 5, 6 on Soledad Canyon Road and Sierra Highway providing access to City bus station links and access to the Metrolink rail station. A Metrolink station is located nearby along Via Princessa between Sierra Highway and Whites Canyon. This station is within walking distance of the proposed medical center. In addition to these local lines the City of Santa Clarita provides .regional access with commuter lines 747 to/from downtown Los Angeles, 791 to/from Warner Center, 792 to/from Century City, 793 to/from Van Nuys, 795 to/from Lancaster/Palmdale, 796 to/from Warner Center, 797 to/from UCLA/Westwood/Century City, 798 to/from Van Nuys/Sherman Oaks, and 799 to/from Downtown. As shown in Table III -1, project-generatedemissions during operation would be less than SCAQMD thresholds for all five criteria air pollutants.. Consequently, the project's impact on regional air quality is not considered significant. Table III -1 Area and Operational Air Pollutant Emissions/SCAQMD Regional Threshold Comparison Matrix Emissions Emissions (lbs/day) Threshold Threshold Pollutant (lbs/day) With Standard (lbs/day) Exceeded? Unmitigated Conditions ROG 29.19 27.86 55 No NOX 46.36 44.09 55 No CO 318.87 303.88 550 No SO2 0.31 0.30 150 No PM10 61.78 58.90 150 No PMz 5 12.02 11.46 55 No Emissions calculated using URBEMIS2007 computer model, California Air Resources Board. See Appendix A for model outputs. In addition to operational emissions, construction of the proposed project would generate air pollutants. Construction -induced air pollutants include fugitive dust (PM10 and PM2,5) from earth movement and equipment exhaust,which includes NOx, ROGs and CO. Of note, SCAQMD's Rule 403, which regulates/limits the generation of fugitive dust (particulate matter) during construction, would apply to the project. The following mitigation measures would ensure compliance with SCAQMD rules and regulations applicable to construction in the Air District. The effect of these conditions, which are listed as mitigations AQ -1 to AQ -4 below, is also shown in Table III -1: Mitigation Measure III -1: During grading and construction, fugitive dust emissions shall not exceed the performance standards in SCAQMD Rule 463. Mitigation Measure III -2: During grading and construction, active areas and haul roads shall be watered at least twice (2x) per day. Measure III -3: Disturbed surfaces shall be maintained in a stabilized � �a Initial Study Master Case 08-194 Page 18 of 43 condition using water or other chemical dust suppressant to prevent fugitive emissions to the maximum extent possible. Mitigation Measure III -4: Vehicles on-site shall not travel at speeds greater than 15 miles per hour. Table III -2 compares the project's construction emissions as estimated with the URBEMIS 2007 model to the SCAQMD's significance thresholds, which are: • 75 pounds per day of reactive organic compounds (ROC) • 100 pounds per day of nitrogen oxides (NOx) • 550 pounds per day of carbon monoxide (CO) • 150 pounds per day of PM10 • 55 pounds per day of PM1.5 • 150 pounds per day of sulfur oxides (SOx) As shown in Table III -2, after mitigation, construction of the proposed project would be less than SCAQMD's thresholds for all five criteria pollutants. Consequently, the project's construction impact to regional air quality is less than significant. Table III -2 Construction Air Pollutant Emissions/SCAQMD Regional Threshold Comparison Matrix Peak Day Emissions Peak Day Emissions Threshold Threshold Pollutant Unmitigated Mitigated (lbs/day) (lbs/day) Exceeded. (lbs/day) ROG 70.21 70.21 75 No NO, 59.61 59.61 100 No CO 29.56 29.56 550 No SO2 0.03 0.03 150 No PMio 19.5 10.48 150 No PM2.5 6.21 4.33 55 No Emissions calculated using URBEMIS2007 computer model, California Air Resources Board. See Appendix A for model outputs. The maximum daily emissions for each pollutant are presented. The highest emissions will occur during different construction phases for different pollutants. For example, the highest ROC emissions would occur during building construction, while the highest NOx emissions would occur during the grueling of the site. In addition to the regional significance 'thresholds, the SCAQMD identifies localized significance thresholds (LST) for stationary pollutant sources and construction sites. Since the proposed project would not be a stationary pollutant source, only the construction LSTs apply to this project. The appropriate LSTs vary on a project -by -project basis depending on the project's location, the acreage of the construction site, and the distance to the nearest sensitive receptor. The proposed project would be located on a 3.3 acre site. Therefore, for this project, the most stringent LSTs for the Santa Clarita Valley, are for a 2 -acre site, where sensitive receptors are at least 200 meters from the site. Table III -3 compares the peak -day construction emissions to the relevant LSTs. As shown in this table, without mitigation the proposed project would not generate Initial Study Master Case 08-194 Page 19 of 43 pollutants in excess of the LSTs. Therefore, the proposed project's impact on local air quality is less than significant. Table III -3 Construction Air Pollutant Emissions/SCAQIVID LST Comparison Matrix Pollutant Peak Day Emissions (lbs/day) Threshold (lbs/day) Threshold Exceeded? NOX 59.61 190 No CO 29.56 3,108 No PM,a 19.5 59 No PM,.5 6.21 20 No d) Less than Significant Impact: The closest sensitive receptors to the project site are the residential uses to the north of the project site, located between the Santa Clarita River and the rail line, which are located more than 240 meters from the project site. As discussed above in part IIIb -c), both the operational and construction impacts of the project were found to be below SCAQMD pollutant emission thresholds. In particular, the project's emissions were found to be below the LSTs and, as such, the proposed project is not anticipated to cause localized concentrations of air pollutants to reach unhealthful levels. Therefore, the proposed project, after mitigation, would not cause sensitive receptors to be exposed to substantial pollutant concentrations, and the project's impact on sensitive receptors is less than significant. e) Less than Significant Impact: The proposed project is not anticipated to generate objectionable odors other than potential short-term odors from construction equipment and occasional 'localized odors from food refuse areas. Such odors are anticipated to dissipate rapidly and would not noticeably affect any residential uses. Therefore, the proposed project's odor impacts are less than significant. f) Less than Significant with Mitigation: "Greenhouse gases" (so called because of their role in trapping heat near the surface of the earth) emitted by human activity are implicated in global climate change, commonly referred to as "global warming." These greenhouse gases contribute to an increase in the temperature of the earth's atmosphere by transparency to short wavelength visible sunlight, but near opacity to outgoing terrestrial long wavelength heat radiation. The.principal greenhouse gases (GHGs) include carbon dioxide (CO2), methane, and nitrous oxide. Collectively GHGs are measured as carbon dioxide equivalent (CO20- Fossil fuel consumption in the transportation sector (on -road motor vehicles, off- highway mobile sources, and aircraft) is the single largest source of GHG emissions, accounting for approximately half of GHG emissions globally. Industrial and commercial sources are the second largest contributors of GHG emissions with about one-fourth of total emissions. California has passed several bills and the Governor has signed at least three executive orders regarding greenhouse gases. GHG statues and executive orders (EO) include Assembly Bill (AB) 32, Senate Bill (SB) 1368, Executive Order (EO) S-03-05, EO S-20-06 and EO S-01-07. AB 32, the California Global Warming Solutions Act of 2006, is one of the most � 54 Initial Study Master Case 08 -194 - Page 20 of 43 significant pieces of environmental legislation that California has adopted. Among other things, it is designed to maintain California's reputation as a "national and international leader on energy conservation and environmental stewardship." Most notably AB 32 mandates that by 2020, California's GHG emissions be reduced to 1990 levels. The SCQAMD has adopted a "Draft Guidance Document — Interim CEQA Greenhouse Gas (GHG) Significance Threshold." This document establishes a draft GHG Significance Threshold for projects where the SCAQMD is the lead agency. While the SCAQMD is not the lead agency for the proposed project, the SCAQMD's threshold is utilized in this CEQA document for comparative purposes. The SCAQMD's draft GHG Significance Threshold establishes a 5 -tier threshold flowchart, with Tier 3 identifying a screening threshold of 3,000 metric tons per year (MT/yr) of CO,e for commercial projects. The project's GHG emissions were calculated using the URBEMIS2007 model along with manual calculations for electricity and natural gas dei -nand. Manual calculations were also used to estimate the project's methane and nitrous oxide emissions. The project's GHG calculation spreadsheets are included in Appendix B of this document. As shown in Table III -4, the proposed project is estimated to generate 6,899 MT/yr Of COZe, which exceeds the SCAQMD's screening threshold. Table III -4 Unmitigated Project Greenhouse Gas Emissions Tons of CO2 Equivalents Operation Project Traffic 5,877.40 Electricity 861.17 Natural Gas 143.67 Project Construction amortized over 30 years CO2 17.17 TOTAL 6,899.41 Sources: Traffic Emissions are from the URBEMIS 2007 Computer model. Estimates for electricity are based on standard generation rates and use is converted to CO2 Equivalents using factors from Tables C2 and C3 of the California Climate Action Registry General Reporting Protocol, Version 3.0, April 2008. Estimates for natural gas are from the area source estimate from the URBEMIS 2007 Computer model. Eighty-five percent (85%) of the annual GHG emissions attributed to the project would result from vehicle trips to and from the proposed facility. It should be noted that many of these trips would occur with or without the project, as patients would seek medical care elsewhere if the facility were not built. Additionally, the project would provide medical office space in an area of the City that is currently underserved. As such, the proposed facility would provide an opportunity for residents to meet their medical needs locally, thus, potentially reducing their vehicle miles traveled. The following mitigation measures would reduce the project's GHG emissions to a less than significant level: i Initial Study Master Case 08-194 Page 21 of 43 Mitigation Measure III -5: The project shall provide bicycle parking at a ratio of at least 1 bicycle space for every 20 vehicle spaces. Mitigation Measure III -6: The project shall provide preferred parking for carpools and vanpools. Mitigation Measure I1I-7: The building operator shall provide/post information on transportation alternatives (e.g., bus/rail schedules, bicycle route maps, etc,) to employees and patrons. Mitigation Measure 11I-8: The project applicant shall demonstrate to the satisfaction of the City of Santa Clarita, the project shall have greater energy efficiency than Title 24 standards. IV. BIOLOGICAL a) No Impact: The 3.3 -acre project site is vacant and was previously graded during RESOURCES the construction of the neighboring' SR14 on-ramp. The project site is further surrounded on all sides by existing development. The site is not known or expected to contain any species identified as candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. Further, the site does not contain any habitat capable of supporting special status species known to exist in the Santa Clarita Valley. Therefore, the project would have no impact to habitat or any sensitive or special status species. b) No Impact: The proposed project site contains no riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish or Wildlife Service. Vegetation on-site consists of maintained non-native grasses and shrubs. Therefore, the project would have no impacts to riparian habitat or sensitive natural, communities. c) No Impact: The proposed project site does not contain any federally protected wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.). Therefore, the proposed project would not have adverse effects on protected wetlands. d) No Impact: The project site is surrounded on all sides by developed parcels and does not connect any natural areas. Further, the project site is bordered by the southbound SRI Via Princessa on-ramp to the south and Sierra Highway to the east, further obstructing any wildlife path on the project site. No waterways exist on the project site. Therefore, the project site, is not directly or indirectly connected to any wildlife corridor or migration path for any fish or wildlife species. Further, the project site does not connect wildlife to any native nursery sites. Therefore, the proposed project will not have any impact on migration patterns, wildlife corridors, or wildlife nursery sites. No Impact: The City of Santa Clarita's Oak Tree Ordinance (Ordinance 88-34 Initial Study Master Case 08-194 Page 22 of 43 N is the only local policy or ordinance that protects biological resources within the City. The project site does not contain any oak trees. Therefore, the proposed project will not have an impact on any local policies or ordinances protecting biological resources. f) No Impact: The project site is not within a Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved local, regional, or state habitat conservation plan. Therefore, the project would not conflict with any adopted habitat conservation plans, and the project would have no related impacts. g) No Impact: The project site is not within a Significant Ecological Area identified on either the Exhibit OS -2 of the City's General Plan or the Los Angeles County Significant Ecological Area mapping. The project site is also not within a Significant Natural Area identified by the California Department of Fish and Game. The project site is currently designated as Community Commercial (CC) and would change to Commercial Office (CO) with this project. The project site is located in a developed portion of the City and was previously disturbed as a part of previous infrastructure improvements adjacent to the project site. . Therefore, the project site is not located in a Significant Ecological Area or Significant Natural Area, and the proposed project would have no related impacts. h) Other: The project would not cause any other impacts to biological resources. V. CULTURAL a) - d) Less than Significant Impact: The project site was disturbed during RESOURCES previous construction activity on, and adjacent to the project site. During the previous activities on the project site, no resources of a historical, paleontological, or archaeological significance were found. Further, no human remains were identified on the project site during prior construction or grading activities. Therefore, it is considered highly unlikely that any of these resources would be found on the project site during any construction activities associated with this project. However, in the event that any resources are found on the project site during construction associated with this project, the applicant will be required to comply with Section 15064.5 of the State CEQA Guidelines, and an archeologist will be hired to investigate, and recommend a course of action to protect these resources. Therefore, a less than significant impact related to cultural resources is anticipated with the proposed project. e) Other: The project would not cause any other impacts to cultural resources. VI. GEOLOGY AND a)i. No Impact: The project site is not located within an Alquist-Priolo Earthquake SOILS Fault Zone. Regardless, the proposed project is required to comply with the California Building Code that establishes regulations for structures in potentially hazardous areas, in order to withstand impacts caused from localized earthquake activity. Therefore, the proposed project would not expose people or structures to potential adverse effects from the rupture of a known earthquake fault and would cause no associated impacts. a)ii. Less than Significant Impact:. The City of Santa Clarita is within a seismically active region of southern California. Consequently, future development N Initial Study Master Case 08-194 Page 23 of 43 will likely be subject to strong seismic ground shaking. The proposed structures are required to comply with the Uniform Building Code and other construction standard codes, and are subject to inspection during construction to ensure proper construction. Conforming to these required standards will ensure the proposed project would not result in significant impacts due to strong seismic ground shaking. a)iii. Less than Significant Impact: A portion of the project site is located within areas with the potential for liquefaction as identified on the City's Seismic Hazard Zones map. All construction activities will need to be properly engineered to address this potential hazard. The extent of the impacts associated with construction in a liquefaction hazard zone will be addressed at the time that building permits are requested and with implementation of current building codes a less.than significant impact is anticipated. a)iv. No Impact: The project site is not located within a designated Seismic Hazard Zone relating to landslides, as shown on the Seismic Hazard Zones map, of the City of Santa Clarita. Further, no landslide hazard areas are located on any of the neighboring parcels. Therefore, no impact from seismic ground failure is anticipated as a result of the proposed project. b) Less than Significant Impact: During construction of the proposed project, the soils on-site may become exposed, and thus subject to erosion. However, the project is required to comply with existing regulations that reduce erosion potential. The proposed project will comply with SCAQMD Rule 403, which as described in Section III of this report would reduce the potential for wind erosion. Similarly, water erosion during .constriction would be substantially reduced by complying with the National Pollution Discharge Elimination System (NPDES). As further detailed in Section VIII of this report, NPDES requires the construction of the project to incorporate Best Management Practices (BNIPs) to reduce erosion and prevent eroded soils from washing offsite. Thus, the potential to increase erosion during any construction activity would be effectively mitigated through the required compliance activities. Therefore, a less than significant impact to wind or water soil erosion is anticipated as a result of the proposed project. c) Less than Significant Impact: The proposed medical office building is located on a flat graded parcel that is currently vacant, and surrounded by developed and/or improved parcels. The project site is not located in an identified landslide hazard area as identified on the City's Seismic Hazard Zones Map. Therefore, the proposed project is unlikely to be located on any unstable geologic unit or soil and is not anticipated to result in any on- or off-site instability. Therefore, the proposed project would not create a substantial risk to life or property due to expansive soils, and the project is anticipated to have a less than significant impact, d) Less than Significant Impact: The proposed project site was previously graded as a part of previous construction activity on and adjacent to the project site for the SR14 on-ramp to the south of the project site. The grading work required as a part of the proposed project will require the cut of 54,280 cubic feet, the fill of 9,295 cubic feet, with an anticipated shrinkage of 9,580 cubic yards. The project will require the preparation of a soils report for review and approval of the City Engineer. The project will be required to comply with all recommendations Initial Study Master Case 08-194 Page 24 of 43 outlined in the report, including, but not limited to expansive soils. Further, all projects are required to be designed and built in compliance with all of the applicable building codes in place at the time of permit issuance. "Therefore, the project is anticipated to have a less than significant impact due to expansive soil that would create substantial risks to life or property. e) No Impact: The project will be required to connect to the existing sewer system. Therefore, soil suitability for septic tanks or alternative wastewater disposal systems is not applicable in this case, and the proposed project would have no associated impacts. f & h) Less than Significant Impact: The proposed project will grade existing slopes on the project site. The existing slopes have been previously disturbed from prior construction activity to the south of the project for the on-ramp to the SR14. While the project will alter the existing topography on the project site, the slopes are disturbed as existing manufactured slopes. All slopes will be engineered and will be planted to ensure stability. Therefore, the proposed project will have a less than significant impact to slopes and topography on the project site. g.) Less than Significant Impact: The project requires the grading of existing manufactured slopes. The project includes 54,280 cubic yards of cut with 9,295 cubic yards of fill. Approximately 45,000 cubic yards of export will be required for the proposed project. However, as previously stated, prior development activity adjacent to the project site have left the site devoid of natural slopes and topography with manufactured slopes. No significant geologic features or ridgelines are located on the project site. Therefore, the proposed grading activities on the project site are anticipated to be less than significant regarding the proposed earth movement associated with the proposed project. Therefore, the proposed project is not anticipated to have an impact related to topography, earth movement, and development on a slope greater than 10% natural grade. i) No Impact: As discussed, the topography of the project site is not in a natural state and has been graded as.a pad with manufactured slopes. The site does not contain any natural ridgelines or other regionally notable topographic features. Therefore, the proposed project would not result in the destruction, covering, or modification of any unique geologic or physical feature, and the project would have no related impact. j) Other: The project would not cause any other impacts related to geology and soils. VII. HAZARDS AND a) Less than Significant Impact: The proposed medical office building is not HAZARDOUS anticipated to store, use, or generate substantial amounts of hazardous materials, MATERIALS and is not anticipated to utilize any acutely hazardous materials. The only hazardous materials expected to be utilized onsite are typical cleansers, solvents, pesticides, and fertilizers for the normal maintenance of structures and landscaping. These chemicals are used for normal maintenance and are not typically of sufficient amount or concentration to pose hazards to the public. Various medical uses generate biohazardous waste from bodily fluids, testing supplies, etc. All medical offices are required to adhere to the applicable practices for handling biohazardous waste and must dispose of these materials pursuant to state and local regulations. Initial Study Master Case 08-194 Page 25 of 43 Therefore, the proposed project would have a less than significant impact to the public or the environment through the routine transport, use, or disposal of hazardous materials. b) Less than Significant Impact: The site is not known or expected to contain any underground storage tanks (USTs), aboveground storage tanks (ASTs), gas lines, or other hazardous material conduits or storage facilities. The project site is not included on a list of hazardous materials sites compiled pursuant to 65962.5. There exists no evidence of willful industrial abuse, legal/illegal dumping, mining, or oil and gas exploration/production. The project does not propose any industrial uses, waste treatment/storage facilities, power plants, or other land uses that are typically associated with hazardous material accidents. Therefore, the proposed project would have a less than significant impact to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. c) No Impact: The project site is not located within one-quarter mile of an existing or proposed school. Furthermore, as discussed in Section VII.a) of this report, the proposed uses are not anticipated to store, use, or generate substantial amounts of hazardous materials, and are not anticipated to utilize any acutely hazardous materials. Therefore, the project would have no related impacts. d) No Impact, The project site is not known to contain any hazardous materials. The site is not found on any list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would not create a significant hazard to the public or the environment. e) No Impact: There are no airports located within ten (10) miles of the project site; and the project site is not within an airport land use plan. Therefore, the project would not result in a safety hazard for people residing or working in proximity to an airport, and the proposed project would have no associated impacts. f) No Impact: The project site is not within the vicinity of a private airstrip. There are no airplane transportation facilities, public or private, within ten (10) miles of the project site. Therefore, the project would not result in a safety hazard for people residing or working in proximity to a private airstrip, and the proposed project would have no associated impacts. g) Less than Significant Impact: The proposed project involves the development of a medical office building on a 3.3 -acre parcel. The construction and operation of the proposed project would not place any permanent or temporary physical barriers on any existing public streets and the project site is not utilized by any emergency response agencies, and no emergency response facilities exist in the project vicinity. Furthermore, the streets accessing the project site are fully developed to their ultimate rights-of-way, allowing for emergency access to the project site. Therefore, the proposed project would have a less than significant impact to emergency response planning. h) No Impact: The proposed project site is not located within a high fire hazard zone and is further surrounded on all sides by developed land. Therefore, the proposed project would not expose people or structures to a significant risk of loss, Initial Study Master Case 08-194 Page 26 of 43 or death involving wildland fires, and the project would have no impact. i) No Impact: The Santa Clarita Valley has various utility lines traversing the valley including, but not limited to, electrical transmission lines, gas and oil pipelines, and water pipelines. However, there are no known utility lines on or immediately adjacent to the project site that would be impacted by the proposed development. Therefore, exposure of people to existing sources of potential health hazards would be considered less than significant. j) Other: The project would not cause any other impacts related to hazards and hazardous materials. VIII. HYDROLOGY AND a) Less than Significant Impact: Section 303 of the federal Clean Water Act WATER QUALITY requires states to develop water quality standards to protect the beneficial uses of receiving waters. In accordance with California's Porter/Cologne Act, the Regional Water Quality Control Boards (RWQCBs) of the State Water Resources Control Board (SWRCB) are required to develop water quality objectives that ensure their region meets the requirements of Section 303 of the Clean Water Act. Santa Clarita is within the jurisdiction of the Los Angeles RWQCB, The Los Angeles RWQCB adopted water quality objectives in its Stormwater Quality Management Plan (SQMP). This SQMP is designed to ensure stormwater achieves compliance with receiving water limitations. Thus, stormwater generated by a development that complies with the SQMP does not exceed the limitations of receiving waters, and thus does not exceed water quality standards. Compliance with the SQMP is ensured by Section 402 of the Clean Water Act, which is known as the National Pollution Discharge Elimination System (NPDES). Under this section, municipalities are required to obtain permits for the water pollution generated by stormwater in their jurisdiction. These permits are known as Municipal Separate Storm Sewer Systems (MS4) permits. Los Angeles County and 85 incorporated Cities therein, including the City of Santa Clarita, obtained an MS4 (Permit # 01-182) from the Los Angeles RWQCB, most recently in 2001. Under this M84, each permitted municipality is required to implement the SQMP. In addition, as required by the MS4 permit, the City of Santa Clarita has adopted a Standard Urban Stormwater Mitigation Plan (SUSMP) ordinance to ensure new developments comply with SQMP.. The City's SUSMP ordinance requires new developments_ to implement Best Management Practices (BMPs) that reduce water quality impacts, including erosion and siltation, to the maximum extent practicable. This ordinance also requires most new developments to submit a plan to the City that demonstrates how the project will comply with the City's SUSMP and identifies the project -specific BMP that will be implemented. This project is considered a development planning priority project under the City's NPDES Municipal Stormwater' Permit with the construction of a medical office building greater than one acre in size. In accordance with the MS4 Permit and the City's SUSMP ordinance, a SUSMP that incorporates appropriate post construction BMPs into the design of the project must be prepared and approved prior to issuance of any grading or building permits. Compliance with the MS4 permit and the SUSMP would ensure that the proposed project would not violate any water quality standards or waste discharge requirements, and the project would have no related significant impacts. the proposed project would have a less than significant impact related to Initial Study Master Case 08-194 Page 27 of 43 water quality standards and waste water discharge. b) Less than Significant Impact: The Santa Clara River and its tributaries are the primary groundwater recharge areas for the Santa Clarita Valley (City of Santa Clarita General Plan, 1991). The proposed project would convert an existing vacant lot into a medical office building and add impermeable surfaces which could reduce the site's groundwater recharge potential. However; given the topography and the drainage on the site, there is minimal opportunity to absorb water on the project site to recharge the water table. The proposed project will install the stormwater infrastructure improvements outlined in Section VIIa). The treated water from the project site will tie into the existing engineered storm drain system. Therefore, the proposed project would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge, and the project would have a less than significant impact on groundwater. c) - c) Less than Significant Impact: Development projects that increase the volume or velocity of surface water can result in an increase in erosion and siltation. Increased surface water volume and velocity causes an increase in siltation and sedimentation by increasing both soil/water interaction time and the sediment load potential of water. As required by the City of Santa Clarita and the Countywide MS4 Permit, any development on the site will require that the final design of the development's drainage system is engineered so that post - development peak runoff discharge rates (a measure of the volume and velocity of water flows) are equal to or less than pre -development peak runoff rates. The proposed project will alter the drainage on the project site by capturing drainage in the proposed on-site stormdrain systems in compliance with all NPDES requirements. While the proposed project will design on-site drainage systems to adequately address the flow on the project site, these drainage systems will tie into the existing drainage systems adjacent to the project site. There are no existing rivers, streams, or waterways on the project site. Therefore, the development of the project site will not alter any existing water ways and would therefore, not create any impact to any erosion or siltation on or off of the project site. In addition, the onsite drainage system in accordance with the NPDES requirements discussed above in Section VIII(a), is also required to include Best Management Practices (BMPs) to reduce erosion and siltation to the maximum extent practicable. Therefore, with the application of standard engineering practices, NPDES requirements, and City standards, the project would have a less than significant impact related to erosion or siltation on- or offsite, flooding on- or offsite, or polluted runoff. t7 Less than Significant Impact: The proposed project will not alter the water sources on the site and the surrounding area. The proposed development will not be a point -source generator of water pollutants. Compliance with the City's SUSMP ordinance will ensure that the proposed project would not generate stormwater pollutants that would substantially degrade water quality. The project, however, also has the potential to generate short-term water pollutants during construction, including sediment, trash, construction materials, and equipment fluids. The Countywide MS4 permit requires construction sites to implement BMPs to reduce the potential for construction -induced water pollutant impacts. These BMPs include methods to prevent contaminated construction site stormwater from entering the drainage system and preventing construction -induced Initial Study Master Case 08-194 Page 28 of 43 contaminates from entering the drainage system. The MS4 identifies the following minimum requirements for construction sites in Los Angeles County: 1. Sediments generated on the project site shall be retained using adequate Treatment Control or Structural BMPs; 2. Construction -related materials, wastes, spills or residues shall be retained at the project site to avoid discharge to streets, drainage facilities, receiving waters, or adjacent properties by wind or runoff; 3. Non -storm water runoff from equipment and vehicle washing and any other activity shall be contained at the project site; and 4, Erosion from slopes and channels shall be controlled by implementing an effective combination of BMPs (as approved in Regional Board Resolution No. 99-03), such as the limiting of grading scheduled during the wet season; inspecting graded areas during rain events; planting and maintenance of vegetation on slopes; and covering erosion susceptible slopes. In addition, projects with a constriction site of one acre or greater, such as the project site, are subject to additional stormwater pollution requirements during construction. The State Water Resources Control Board (SWRCB) maintains a statewide NPDES permit for all construction activities within California that result in one (1) or more acres of land disturbance. This permit is known as the State's General Construction Activity Storm Water Permit or the State's General NPDES Permit, Since the proposed project involves greater than one (1) acre of land disturbance, the project is required to submit to the SWRCB a Notice of Intent (NOI) to comply with the State's General Construction Activity Storm Water Permit. This NOI must include a Storm Water Pollution Prevention Plan (SWPPP) that outlines the BMPs that will be incorporated during construction. These BMPs will minimize construction -induced water pollutants by controlling erosion and sediment, establishing waste handling/disposal requirements, and providing non - storm water management procedures. Complying with both the MS4's construction site requirements and the State's General Construction Permit, as well as implementing an SWPPP will ensure that future construction activity'on the project site would have a less than significant impact on water quality. Therefore, a less than significant impact to water quality is anticipated with the proposed project. g) No Impact: The project site is not within the 100 -year or 500 -year flood zones as shown on the City's "Flood Zones" map. Therefore, the proposed project would not place future housing in flood hazard areas and would have no related impacts. h) No Impact: The project site is not within the 100 -year or 500 -year flood zones as shown on the City's "Flood Zones" map. Therefore, the proposed project would not place future structures in a flood hazard area and would have no related impacts. i) No Impact: There are no levees, dams, or other water detention facilities in the vicinity of the project site. Therefore, the proposed project or future related projects would not expose people or structures to a risk of loss, injury, or death involving flooding as a result of the failure of a levee or dam, and the project would have no related impacts. • ►=R Initial Study Master Case 08-194 Page 29 of 43 j) No Impact: There are no bodies of water in the vicinity of the project site that are capable of producing seiche or tsunami. Similarly, the project site is not in an area prone to landslides, soil slips, or slumps. Therefore, the proposed project would have no impact from seiche, tsunami, or mudflow. k) Less than Significant Impact: The project would alter the site's drainage patterns. However, as discussed above in Sections VIII.c) and VIIIA), compliance with the City's SUSMP ordinance would ensure that post -development peak storm water runoff rates do not exceed pre -development peak storm water runoff rates. Further, development activities associated with the proposed medical office building will be limited to the surface for building pad preparation. No grading activities will be conducted on the project site that would com into contact with any groundwater flows. Consequently, groundwater flows would not be affected. Therefore, the proposed project would not result in significant impacts from changes in the rate of flow, currents, or the course and direction of surface water and groundwater. 1) No Impact: The project would not cause any other impacts due to the modification of a wash, channel, creek, or river. m) Less than Significant Impact: As discussed above in Sections VIII.a), VIII.c), VIIIA), and VIII.e) of this report, the project is required to comply with the City's SUSMP ordinance, the Countywide MS4 permit, the State' NPDES General Construction Permit, and required to implement a SUSMP compliance plan and SWPPP. Compliance with these requirements of the Clean Water Act and the NPDES will ensure the proposed project would not significantly impact stormwater management. IX. LAND USE AND a) No Impact: The proposed project includes the construction of a 108,139 PLANNING square -foot medical office building on a vacant, 3.3 -acre parcel located on Sierra Highway and rezoning of the site from Community Commercial (CC) to Commercial Office (CO). The project site is located on a developed commercial corridor and is surrounded by developed land. Development of the site as proposed will not divide an existing community. The proposed medical office building will locate medical services on the east side of the City where there is currently limited access to medical facilities. The proposed project site is an infill parcel in that it is surrounded by development and will not divide an established community. Further, the project site is currently zoned commercial, and will be rezoned to a commercial designation, and would not affect a residential community, low- income, minority, or otherwise. The nearest residential use to the project site is a mobile home park located approximately 500' directly north of the project site. All development for the proposed project would occur on-site and would not impose any physical barriers on any existing pedestrian, bicycle, or vehicle travel routes. Therefore, the proposed project would not physically divide an established community and would have no associated impacts. b) Less than Significant Impact: The project site is not part of a specific plan or redevelopment plan, and the City of Santa Clarita is not within the Coastal Zone, as described in the Coastal Zone Management Act of 1966, or any other plan designed with the purpose of avoiding or mitigating an environmental effect. In order accommodate the proposed 48'-0" high, three story medical office building and four story parking structure, the project site would require a Zone j Initial Study Master Case 08-194 Page 30 of 43 Change and General Plan Amendment. from Community Commercial (CC) to Commercial Office (CO). The CO designation "is intended primarily for offices. and professional services. Retail and service uses may be considered on the ground floor of such development; however, this shall not be construed to permit commercial centers or large single -tenant retail stores. Commercial office developments are generally located in centers or as individual buildings along major and secondary highways" (Section 17.11.020.L of the Unified Development Code). The CO zone allows for an FAR of 1.25 to 1, The 3.3 -acre project site could accommodate a 179,685 square -foot building based on the proposed zoning. The applicant is proposing to develop a 108,139 square -foot building consistent with an FAR of 0.752 to 1, well within the allowable range for the CO zone. While the project site includes the construction of a four-story parking structure, the Unified Development Code (UDC) does not consider parking structures in the calculation of FAR. Further, the proposed building is located on Sierra Highway (a major highway under the General Plan Circulation Element) and just north of Via Princessa (a major highway under the General Plan Circulation Element). The project site is located on Sierra Highway, and approximately 450 feet to the north of Via Princessa. These streets are designated as major highways in the City will provide convenient access to the proposed medical office building. In addition to the Zone Change and General plan Amendment, the proposed project requires the approval of a Conditional Use Permit (CUP) and a Minor Use Permit (MUP). The UDC requires that a building in excess of 35'-0" in height obtain the approval of a CUP. Since the proposed medical office building and parking structures are 48'-0" in height, the project requires a CUP. An MUP is required for the export of up to 45,000 cubic feet of earth from the project site. The proposed medical office building is further in compliance with all other development standards for the proposed project including setbacks, parking, landscaping, and the Community Character and Design Guidelines. With the approval of the proposed Zone Change, General Plan Amendment, CUP, and MUP, the proposed medical office building would be consistent with the General Plan and Zoning for the CO designation. Therefore, with the proposed Zone Change and General Plan Amendment, the proposed project is anticipated to have a less than significant impact as it relates to the land use policies of the City. c) No Impact: As discussed in Section IV,f) of this report, the project site is not within a Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved environmental resource conservation plan. Therefore, the project would not conflict with any adopted environmental conservation. plans, and the project would have no related impacts. X. MINERAL AND a -b) No Impact: The project site is not within a mineral area identified on Exhibit ENERGY RESOURCES OS -5 "Mineral Resources" of the City's General Plan, and is not otherwise known to contain mineral resources. Therefore, the proposed project would not result in the loss of availability of a known mineral resource, and the project would have no related impacts. c) Less than Significant Impact: The project would utilize building materials and natural resources such as wood, stone, and aggregate for construction of the project. Many of the resources utilized for construction are nonrenewable, including manpower, sand, gravel, earth, iron, steel, and hardscape materials. Other construction resources, such as lumber, are slowly renewable. In addition, the project would commit energy and water resources as a result of the Initial Study Master Case 08-194 Page 31 of 43 construction, operation and maintenance of the proposed development. Much of the energy that will be utilized onsite will be generated through combustion of fossil fuels, which are nonrenewable resources. Markct-rate conditions encourage the efficient use of materials and manpower during construction. Similarly, the energy and water resources that would be utilized by the proposed commercial development would be supplied by the regional utility purveyors, which participate in various conservation programs. Although solar energy is not proposed as a part of this project, the proposed medical office building will be designed to. accommodate the installation of roof- top solar panels if desired in the future. All infrastructure, including wiring for the installation of solar panels will be installed with the initial construction of the project. However, the solar panels may be installed at a later date when efficiencies and costs favor the installation of the panels for a project of this nature. Furthermore, there are no unique conditions that would require excessive use of nonrenewable resources onsite, and the project is expected to utilize energy or water resources in the same manner as typical modern development. Therefore, the proposed project would not use nonrenewable resources in a wasteful and inefficient manner, and the project would have a less than significant XI. NOISE a) Less than Significant with Mitigation: The proposed project involves the development of a 108,139 square -foot medical office building on a vacant 3.3 -acre project site. The Noise Element in the City's General Plan (Exhibit N-1) identifies the City's normally acceptable noise level for commercial areas at 70 dBA, and with mitigation, up to 80. However, since the project site is located immediately adjacent to two General Plan designated major highways, an on-ramp to SR14, and within the proximity of the SR14 and a Metrolink rail line, the ambient noise levels are at times likely to exceed the acceptable noise levels identified in the General Plan. The medical office building on the project site is anticipated to experience noise levels associated with the traffic from the 14 Freeway, the neighboring roadways, as well as along the adjacent rail line, In order to reduce the noise levels inside the building to less than significant levels after construction, the following mitigation measure should be incorporated into the design of the project: Mitigation Measure XI -1: To meet the 45-dBA CNEL noise standard for medical office uses, mechanical ventilation, such as an air-conditioning system, shall be required for the medical office building to ensure that windows can remain closed for prolonged periods of time. It is anticipated that the constriction of the proposed medical office building would generate constriction related noise impacts. However, these impacts are anticipated to be temporary. The City's noise ordinance (Section 11.44 of the Municipal Code) limits the hours of construction to between 7:00 a.m, to 7:00 p.m. during the week, 8:00 a.m. to 6:00 p.m. on Saturday, with no construction on Sundays or specified holidays. Compliance with this ordinance will limit the construction related noise impact associated with the construction of the proposed project. To further reduce the construction related noise on the project site to less than significant levels, the following mitigation measures should be incorporated into the project: Mitigation Measure XI -2: During all excavation and grading, the project applicant shall require the project contactor(s) to equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards, V16 Initial Study Master Case 08-194 Page 32 of 43 Therefore, with the incorporation of the proposed mitigation measures, the proposed project would have a less than significant impact from construction - related noise or from ambient noise impacting the project as it relates to the existing ordinances or the City's General Plan. b) Less than Significant Impact: Minor grading work will be required for the proposed project for the cut and fill of earth on the project site, as well as the export of up to 45,000 cubic yards of earth from the project site, This earth movement might generate small amounts of groundborne vibration and noise. However, these impacts would be temporary in nature and would not be a part of the permanent operation of the site. The proposed project does not involve construction practices that are typically associated with heavy ground vibrations, such as pile driving and large-scale demolition. Therefore, the proposed project would have a less than significant impact related to vibration impacts. c) Less than Significant Impact: The project consists of the development of a. 108,139 square -foot medical office building. Additional noise will be generated as a result of the additional vehicle trips and noise associated with the proposed medical office building. However, the increase in noise is not anticipated to exceed the existing ambient noise levels since the project site is located within the proximity of two General Plan designated major highways, a Metrolink rail line, and SR 14. . Therefore, there is anticipated to be a less than significant impact related to ambient noise levels as a result of the proposed project. d) Less than Significant Impact: Construction of the project will generate short- term noise impacts off-site. Examples of the level of noise generated by construction equipment at 50 feet from the source is presented in the following table: Table XI -1 Noise Levels Generated by Typical Construction I, ui ment Range of Sound Levels Type of Equipment (dBA at 50 feet) Pile driver (12,000- 81-96 18,000 ft-1b/blow) Rock drill 83-99 Jack hammer 75-85 Pneumatic tools 78— 88 Pumps 68-80 Dozer 85-90 Tractor 77-82 Concrete mixer 75-88 Front-end loader 86-90 Hydraulic backhoe 81-90 an, Initial Study Master Case 08-194 Page 33 of 43 Hydraulic excavator 81 —90 Grader 79-89 Air compressor 76-86 -Truck 81 —87 Source: GPA 1971 Noise levels decrease substantially with distance. Tractors, trucks and graders result in noise levels in the 77-89 dBA level at. 50 feet. Title 11, Chapter 44, Noise Regulations of the City's Municipal Code (Section 11.44.040) provides the following noise production limitations: A. It shall be unlawful for any person within the City to produce or cause or allow to be produced noise which is received on property occupied by another person within the designated region, in excess of the following levels, except as expressly provided otherwise herein: -Region Time Sound Level dB Residential zone Day 65 Residential zone Night 55 Commercial and manufacturing Day 80 Commercial and manufacturing Night 70 At -the boundary line between a residential property and a commercial and manufacturing property, the noise level of the -quieter zone shall be used. B. Corrections to Noise Limits. The numerical limits given in subsection A above shall be adjusted by the following corrections, where the following noise conditions exist: Noise Condition Correction (in dB). (1) Repetitive impulsive noise -5 (2) Steady whine, screech or hum -5 The following corrections apply to day only: (3) Noise occurring more than 5 but less than +5 15 minutes per hour (4) Noise occurring more than 1 but less than 5 +10 minutes per. hour (5) Noise occurring less than I minute per hour .+20 Section 11.44.080 of the Municipal Code places the following limitations on construction times for purposes of limiting noise impacts and the project will be subject to this limitation, therefore, no nighttime noise impacts as a result of construction of the site are anticipated: "No person shall engage in any construction work which requires a building permit from the City on sites within three 'hundred (300) feet of a residentially zoned property except between the hours of seven a.m. to seven p.m. Monday through Friday and eight a.m. to six p.m. on Saturday. Further, no work Initial Study Master Case 08-194 Page 34 of 43 shall be performed on the following public holidays: New Year's Day, Independence Day, Thanksgiving, Christmas, Memorial Day and Labor Day." Project construction is required to meet these standards, and the project poses no unique conditions that require excessive noise to be generated during construction, such as jack -hammering or demolition. Further, no sensitive receptors are within 300 feet of the project site. With the implementation of mitigation measure XI -2, the construction related noise impacts will be reduced on the project site. Therefore, the proposed project would not cause any significant impacts from temporarily generating noise. e) No Impact: The proposed project is not located within an airport land use plan of within two miles of a public airport. f) No Impact: The proposed project is not located within the vicinity of a private airstrip. XII. POPULATION AND a) Less than Significant Impact: Growth -inducing impacts are caused by those HOUSING characteristics of a project that foster or encourage population and/or economic growth. These characteristics include adding residential units or businesses, expanding infrastructure, and generating employment opportunities. The project would involve construction of a 108,139 square -foot medical office building. Additional jobs will be created as a result of the• construction and operation of the medical building on the project site. The jobs created as a result of the proposed project are anticipated to be varied. including building and property maintenance staff, medical practitioners, and support stal'f. The proposed activities will lead to an increase in local traffic and the congregation of people. However, the proposed project would not otherwise induce growth by expanding the capacity of the roadway network or utility infrastructure. The project site is adequately served by the existing roadway network surrounding the project site. Further, the proposed medical office building will provide medical services on the east side of the City where there are currently limited medical facilities. According to SCAG, the jobs/housing ratio for the City of Santa Clarita in 2000 was 0.97:1, while the projected jobs/housing ratio for the City in year 2020 would be 0.88:1, indicating that the City will become increasingly housing rich. The original purpose of achievingjobs/housing balance within the region as outlined in SCAG's Regional Comprehensive Plan. and Guide (1995) was to result in a balanced development and a reduction in vehicle miles traveled within a region and, thereby, a reduction in roadway congestion, fuel consumption, and air emissions. SCAG's population/housing goal for the North County Region is 0.87:1 in year 2020. Buildout of the proposed project would contribute to the SCAG jobs/housing goal of 0.87:1 for the North County Region by providing additional employment positions. Therefore, the proposed project would have a beneficial employment impact. It is anticipated that a portion of these future employees currently reside in the Santa Clarita Valley and therefore would not impact housing demand. Estimating the number of future employees who would choose to relocate to the City would be highly speculative since many factors influence personal housing location decisions (i.e., family income levels and the cost and availability of suitable housing in the local area). Since not all relocating employees would choose to live in Santa Clarita, they would be expected to choose residences within the primary housing market area (Los Angeles County). The remaining new employees would seek Initial Study Master Case 08-194 Page 35 of 43 residence in the primary housing market or beyond. The project -related increase in the demand of housing units by the year 2020 would have an insignificant percentage of the total projected housing supply in Los Angeles County by the year 2020 (Based upon a historical growth rate of 1.7 percent for Santa Clarita between and a historical growth rate of 0.49 percent for Los Angeles County between 2000 and 2007). The proposed project would also not exceed SCAG population projections for housing units for the year 2020. Therefore, the proposed project would have a less than significant impact relating to population growth as a result of the proposed medical office building. b) No Impact: The project site does not consist of any existing housing and does not contain any land designated for housing. The project site is vacant and surrounded by developed land. Therefore, the proposed project would not displace any housing, and would have no associated impacts. c) No Impact: The project site does not consist of any existing housing. Therefore, the proposed project would not displace any people, and would have no associated impacts. XIII. PUBLIC SERVICES a)i. Less than Significant Impact: The proposed project is not anticipated to result in the need for additional new or altered fire protection services and will not alter acceptable service ratios or response times. The proposed project would include the development of a 108,139 square -foot, 48'-0" tall medical office building, and, in turn, would increase the structures served by the Los Angeles County Fire Department. However, the project itself is not large enough to require the development of additional Fire Department facilities. The applicant has provided the required 28'-0" wide drive aisles on the project site to allow for access for the Fire Department to adequately access all parts of the building in the event of a fire emergency. Furthermore, the project applicant is required to pay development fees, which are established to offset incremental increases to fire service demand. Therefore, the proposed project is anticipated to have a less than significant. impact related to fire protection services. a)ii. Less than Significant Impact: The proposed project will not result in the need for additional new or altered police protection services and will not significantly alter acceptable service ratios or response times. The proposed project would include the development of a 108,139 square -foot medical office building, and, in turn, would increase the structures served by the Los Angeles County Sheriff's Department. However, the project itself is not large enough to require the development of additional police facilities. Furthermore, the project applicant is required to pay development fees, which are established to offset incremental increases to police service demand. Therefore, the proposed project would not significantly impact police protection services. a)iii: No Impact: The project is within the Sulphur Springs School District (SSSD) for elementary school, and the William S. Hart School District (WHSD) for junior high and high school. The proposed project would not directly result in the construction of any new residential dwellings and, thus, would not directly increase the population of school -aged children served by the SSSD and the WHSD; however, the project could indirectly result in the demand for additional housing as discussed in XII.a) above. Payment of school impact fees by developers of new residential units would offset these impacts. Therefore, the proposed project would not impact school services. I Initial Study Master Case 08-194 Page 36 of 43 a)iv. No Impact: The proposed project would not directly introduce new residences to the area that would lead to an increase in the use of the local and regional parks systems. Therefore, the proposed project would have no adverse impact on park services. XIV. RECREATION a) No Impact: The proposed development involves the construction of a medical office building. The proposed project does not propose additional residences and is therefore not expected to directly increase the use of public parks; however, the project could indirectly result in the demand for additional housing as discussed in XII.a) above, resulting in an increased need for park space. Payment of park impact fees by developers of new residential units would offset these impacts. Therefore, the project would not lead to physical deterioration of any existing recreational facilities, and would have no related impacts. b). No Impact: The proposed project includes the construction of a medical office building and does not include residential units that would require payment of park development fees or implementation of new recreational facilities. An outdoor employee break area is proposed on the project site to provide passive recreational amenities to employees of the medical office building during their work day. Therefore, the project would not have an adverse physical effect on the environment from the construction or expansion of recreational facilities. XV. TRANSPORTATION / a) Less than Significant Impact: The City of Santa Clarita adopted the TRAFFIC Circulation Element of its General Plan in 1997. This Circulation Element includes a master plan for the City's highway and roadway system (General Plan Exhibit C- 2). This master plan was developed to serve the City's existing transportation needs, as well as the City's projected transportation needs. The City's projected transportation needs were determined largely by evaluating build -out conditions of the City in accordance with land use designations. As such, the master plan for the City's highway and roadway system was established to accommodate the traffic generated by a built -out Santa Clarita. The project proposes a 108,139 square -foot medical office building on a vacant 3.3 -acre parcel. The applicant has prepared a traffic study to address the additional vehicle trips associated with the proposed development. The traffic study prepared by Overland Traffic Consultants (OTC), Inc. concludes that the proposed project will generate approximately 3,732 additional vehicle trips per day on the City's existing roadway network (Table 1 of the OTC, Inc, Traffic Study). The traffic study indentifies the intersection of Soledad Canyon Road and Whites Canyon as an intersection that currently operates at an unacceptable level of service (LOS) of E in the AM and PM peak hours. City guidelines state that any intersection operating at a volume to capacity (V/C) ratio greater than 0.900 that experiences a project -related increase of 0.010 or greater in the V/C ratio is considered to be significantly impacted by project -related traffic. The Soledad Canyon Road/Whites Canyon Road intersection currently operates at a V/C ratio of 0.901 in the AM peak hour and a V/C ratio of 0.979 in the PM peak hour. With the buildout of future projects, the Soledad Canyon Road/Whites Canyon Road intersection is anticipated to operate at a V/C ratio of 0.836 in the AM peak hour and a V/C ratio of 0.956 in the PM peak hour. The traffic study anticipates that the future cumulative impact of this project and approved project at the intersection of Soledad Canyon Road and Whites Canyon will be an increase in the V/C ratio in the AM peak hour by 0.002 to 0.838 and an increase in the V/C ratio in the PM peak hour by 0.008 to 0.964. Therefore, since the increase in the V/C ratio does not exceed the 0.010 City guideline, the proposed project is not considered to have Initial Study Master Case 08-194 Page 37 of 43 a significant increase on traffic at the Soledad Canyon Road/Whites Canyon Road intersection (Table 9 of the OTC, Inc. Traffic Study). The remaining intersections surrounding the project site will continue to operate at an LOS "A" through "D" before and after the proposed project. Therefore, a less than significant impact is anticipated with respect to the volume and capacity of the existing roadway network. b) Less than Significant Impact: As stated in Section XVa), the proposed project will increase vehicle trips on the City's existing roadway network. However, as discussed above, the increase in vehicle trips will not reduce the existing LOS of any roadways or intersections to a significant level. The traffic study prepared for this project analyzed the impact to Congestion Management Program (CMP) roadways affected by this project. The CMP limits a 2% increase in traffic when operating at poor levels of service (LOS E or F) during the AM or PM peak hour. The intersection of Soledad Canyon Road/Sierra Highway is a CMP monitoring intersection and was evaluated in the traffic study prepared for the project. As identified in Table 6 of the traffic study, the Soledad Canyon Road/Sierra Highway intersection currently operates at an LOS B in the AM peak hour and an LOS D in the PM peak hour. With the proposed project, including the cumulative impact of the buildout of future approved projects, the traffic study anticipates that the Soledad Canyon Road/Siena Highway intersection will operate at an LOS C in the. AM peak hour and an LOS D in the PM peak hour. Therefore, since the Soledad Canyon Road/Sierra Highway intersection does not operate at an LOS E or F the project will not create a 20/c increase on an LOS E or F CMP roadway and no impact is anticipated. A CMP traffic analysis is further required if the proposed project will add 150 or more trips to a CMP freeway segment in either direction during the AM or PM,peak hours. The traffic study anticipates that a maximum of 10% of the project traffic (38 vehicles) will be on the freeway during the AM or PM peak hours. Therefore, the project will not have a significant impact on the peak hour trips associated with a CMP roadway. Therefore, the proposed project would not exceed, either individually or cumulatively, an established level of service standard for any designated CMP roadway, and would have a less than significant impact, c) No Impact: The project site is not within an airport land use plan or within two miles of a public airport or public use airport. Consequently, the proposed project would not affect any airport facilities and would not cause a change in the directional patterns of aircraft. Therefore, the proposed project would have no impact to air traffic patterns. d) Less than Significant Impact: The proposed project does not involve construction of hazardous design features connected to roadway systems. The project proposes two points of access on Siena Highway. The southern drive will be the primary access point with ingress and egress for the project site. The northern driveway will allow for egress only. Further, vehicles exiting the project site will have adequate visibility in either direction, and will be adequately visible to traffic, while exiting the project.site. Therefore, the project would have a less than significant impact to traffic hazards due to a design feature or incompatible use. e) Less than Significant Impact: The proposed development would have two points of access onto Sierra Highway. One driveway (the southern driveway) will Initial Study Master Case 08-194 Page 38 of 43 provide full ingress and egress from the project site, while the northern drive will be limited to egress only, The project's ingress/egress and circulation are required to meet the Los Angeles County Fire Department's standards, which ensure new developments provide adequate access for emergency vehicles. The project site and surrounding roadway network do not pose any unique conditions that raise concerns for emergency access, such as narrow, winding roads or dead-end streets. Thus, standard engineering practices are expected to achieve the Fire Department's standards. Furthermore, final project plans are subject to review and approval by the Fire Department to ensure that the site's access complies with all Fire Department ordinances and policies. With the required compliance with all Fire Department ordinances and . policies, the project would not result in inadequate emergency access, Therefore, the project would have a less than significant impact related to emergency access. f) No Impact: The proposed development includes 559 parking stalls in a four- story parking structure, including 62 handicapped accessible stalls and 6 handicapped accessible van stalls. The UDC requires a minimum of 5 spaces per 1,000 square feet of medical office space, or a total of 541 parking stalls for this project. Given the surplus of 18 parking stalls, the proposed project complies with the parking standards of the UDC. Therefore, the project would result in adequate parking. g) No Impact: The proposed development would not conflict with the adopted policies supporting alternative transportation. Eight (8) transit stops are located within 1/4 mile and a Metrolink station within a '/z mile of the project site. The project would be developed with bicycle racks to further support the alternative transportation mode for the project. Therefore, the proposed project would assist the City in meeting objectives for implementing policies, plans, or programs by promoting a reduction in vehicle miles travels and supporting alternative transportation. h) No Impact: The project involves development of the proposed medical office building in such a manner that the construction and operation of the site would not result in hazards or any permanent or temporary physical barriers that would impede pedestrians or bicyclists. Further, the applicant will be installing bicycle parking racks at a minimum ratio of one (1) bike rack to each 20 parking spaces exceeding the City's standard of one (1) bike rack to each 30 parking spaces. Therefore, the proposed project would not create hazards or barriers for pedestrians or bicyclists, and the project would have no related impacts. XVI. UTILITIES AND a) Less than Significant Impact: The project proposes to develop a medical SERVICE SYSTEMS office building that will provide a more convenient location for medical services to residents on the east side of the City. None of the proposed uses would generate atypical wastewater such as industrial or agricultural effluent. All wastewater generated by the proposed project is expected to be domestic sewage. Wastewater treatment facilities are designed to treat domestic sewage; and thus, typical domestic sewage does not exceed wastewater treatment requirements. Therefore, the project is anticipated to have a less than significant impact related to wastewater treatment. b) Less than Significant Impact: The proposed development is anticipated to slightly increase the demand for water and wastewater service. However, as S Initial Study Master Case 08-194 Page 39 of 43 discussed in Sections XVI. d) and e) of this report, the increase to water/wastewater service demand, is minimal in comparison to the existing service areas of the water and wastewater service purveyors. In addition, the facilities currently maintained by the service purveyors are adequate to serve the proposed increase in demand. The only water and wastewater improvements required for the project are onsite pipelines and unit connections to the infrastructure systems, which are subject to connection fees. Therefore, the proposed project is anticipated to have a less than significant impact related to new water and wastewater treatment systems. c) Less than Significant Impact: As discussed in sections VIII.c) and VIII.d) of this report, the proposed project would replace the site's natural sheet flow drainage with an engineered drainage system. As required by the City of Santa Clarita and the Countywide MS4 Permit, the final design of the development's drainage system will be engineered so that post -development peak runoff discharge rates are equal to or less than pre -development peak runoff rates. The proposed drainage system would achieve this requirement. Therefore, the proposed project would not require or result in the construction of new offsite stormwater drainage facilities or the expansion of existing facilities offsite, and the project would have a less than significant impact. d) Less than Significant Impact: The Santa Clarita Water District (SCWD) provides water services to the project site. The SCWD's water sources are derived from the State Water Project and local groundwater resources generated primarily from the Santa Clara River. These existing water supplies are sufficient to serve the proposed development. Therefore, the proposed project would not require new or expanded water entitlements, and the project would have no related significant impacts. e) Less than Significant Impact: The County Sanitation District of Los Angeles County (Sanitation District) provides wastewater services to the project site. The Sanitation District's existing facilities are sufficient to accommodate the proposed development. Therefore, the proposed project would result in a determination by the wastewater treatment provider that it has adequate capacity to serve the proposed development, and the project would have no related significant impacts. f) Less than Significant Impact: The project would be served by local landfills (Sunshine Canyon, Chiquita Canyon, and Antelope Valley) with sufficient permitted capacity to accommodate the project's solid waste disposal needs. However, the project would be required to comply with the City's Construction and Demolition Ordinance, which requires the provision of adequate areas for collection and loading recyclable materials in concert with Countywide efforts and programs to reduce the volume of solid waste entering landfills. Therefore, a less than significant impact to solid waste is anticipated with this project. g) Less than Significant Impact: The California Integrated Waste Management Act requires that jurisdictions maintain a 50% or better diversion rate for solid waste. The City implements this requirement through the City's franchised Solid Waste Management Services. Per the agreements between the City and the franchised trash disposal companies, each franchisee is responsible for meeting the minimum recycling diversion rate of 50% on a quarterly basis. Franchisee's are further encouraged to meet the City's overall diversion rate goal of 75%. The proposed project is required to comply with the applicable solid waste franchise's Initial Study Master Case 08-194 Page 40 of 43 recycling system, and thus, will meet the City's and California's solid waste diversion regulations. Therefore, the project is anticipated to have a less than significant impact to statutes or regulations related to solid waste. XVII. MANDATORY a) Less than Significant Impact: As discussed in Section IV of this document, FINDINGS OF the proposed project would not have substantial impacts •to special status species, SIGNIFICANCE: stream habitat, and wildlife dispersal and migration. Furthermore, the proposed project would not affect the local, regional, or national populations or ranges of any plant or animal species and would not threaten any plant communities. Similarly, . as discussed in Section V of this document, the proposed project would not have substantial impacts to historical, archaeological, or paleontological resources, and thus, would not eliminate any important examples of California history or prehistory. b) Less than Significant: With the incorporation of mitigation measures the proposed project would not cause impacts that are cumulatively considerable. The project has the potential to contribute to project level air quality impacts. However, due to the mitigation measures contained in the Air Quality section of this document, none of these impacts are substantial, and the project would not cause any cumulative impacts to become substantial. The incremental impact is insignificant when viewed in connection with the effects of past, current, and future projects. c) Less than Significant Impact: As discussed in Sections VIII and XV of this document, the proposed project would not expose persons to flooding or transportation hazards. Section VI of this document explains that occupants of the proposed project could be exposed to strong seismic earth shaking due to the potential for earthquakes in Southern California. In addition, the site is within a liquefaction hazard area, although preliminary geotechnical investigation of the site indicates that the site has a low potential for liquefaction. Therefore, the project would not create environmental effects that would cause substantial adverse effects on humans. Initial Study Master Case 08-194 Page 41 of 43 MITIGATION MONITORING PROGRAM Identification of Mitigation Measures and Monitoring Activities I. AESTHETICS None Required II. AGRICULTURAL RESOURCES None Required III. AIR QUALITY Mitigation Measure III -1: During grading and construction, fugitive dust emissions shall not exceed the performance standards in SCAQMD Rule 403. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During construction and grading activities. Enforcing, Monitoring Agency: City of Santa Clarita Mitigation Measure III -2: During grading and construction, active areas shall be watered at least twice (two times) per day. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During construction and grading activities. Enforcing, Monitoring Agency: City of Santa Clarita Mitigation Measure III -3: Disturbed surfaces shall be maintained in a stabilized condition using water or other chemical dust suppressant to prevent fugitive dust emissions to the maximum extent possible. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During grading and construction activities. Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -4: Vehicles on-site shall not travel at speeds greater than 15 miles per hour until paving is installed. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During construction and grading activities. Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure 1II-5: The project shall provide bicycle parking at a ratio of at least 1 bicycle space for every 20 vehicle spaces. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Plan Check and prior to issuance of the Certificate of Occupancy Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -6: The project shall provide preferred parking for carpools and vanpools. Party Responsible for Mitigation: Project Applicant ' Monitoring Action/Timing: Plan Check and prior to issuance of the Certificate of Occupancy Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -7: The building operator shall provide/post information on transportation alternatives (e.g., bus/rail schedules, bicycle route maps, etc.) to employees and patrons. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During operation. Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure 1I1-8: The project applicant shall demonstrate to the satisfaction of the City of Santa Clarita, the project shall have greater energy efficiency than Title 24 standards. � 26 Initial Study Master Case 08-194 Page 42 of 43 Identification of Mitigation Measures and Monitoring Activities Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Plan Check and prior to issuance of the Certificate of Occupancy Enforcing, Monitoring Agency: City of Santa Clarita Planning Division IV. BIOLOGICAL RESOURCES None Required V. CULTURAL RESOURCES None Required VI. GEOLOGY AND SOILS None Required VII. HAZARDS AND HAZARDOUS MATERIALS None Required VIII, HYDROLOGY AND WATER QUALITY None Required IX. LAND USE AND PLANNING None Required X. MINERAL AND ENERGY RESOURCES None Required XI. NOISE Mitigation Measure XI -I: To meet the 45-dBA CNEL noise standard for medical office uses, mechanical ventilation, such as an air-conditioning system, shall be required for the medical office building to ensure that windows can remain closed for prolonged periods of time. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Prior to issuance of building permits, Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure XI -2: During all excavation and grading, the project applicant shall require the project contactor(s) to equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Prior and during grading and construction activities, Enforcing, Monitoring Agency: City of Santa Clarita Planning Division XII. POPULATION AND HOUSING None Required XIII. PUBLIC SERVICES None Required XIV. RECREATION None Required XV. TRANSPORTATION/TRAFT'IC None Required Initial Study Master Case 08-194 Page 43 of 43 Identification of Mitigation Measures and Monitoring Activities XVI. 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O) V N O O O W O r 0 Z CiN N G u E W C •0 N E W C7 T ~ y t0 J C ''0 m U O U m m T O O 7 L 07 J � o Lnu� 1-- V U L 0) n WCV e Lo n ^ M U O L O J d OO � co G N Y '0 N OO O O_ O N 00 7 H t09 S J y � O p � O O O 7 H T 2 J — p O M O C - Y 2 F- > N S b N N .0 0 O O O �_ O o M Y 0 H > = T > c9 N S W m L O N O C N O . N T O' O N 7 E m S O O O t VJ Y 1-- E °O c] 0) 0 r C) roi N O n N 7 U N Y Ct f0 O � o n of o ri w 3 N `" 'a c y o E E Z O O _ E W 0 U N O d ch v, 0 0 :3 CL to o ti E o ro o E O z 0 C U N U 06 p E m N 7 Y 1-- fD O c] i r C) V N r O n N N E N O E O O _ W � N O 2 C U CL o o o ro o O z C U N N 06 p E m N 7 c E C o CD v_ _'N d _N a� c T p Y 1-- fD O c] 0 r r n N N E 0 2 a� N 7 C _N T .a a� v m o r a v aoi E 'r+ o> = n m E m co y Of U 0 O c o N N o c a 0_ N ~ F 10 c j C .0 O O C Appendix B Greenhouse Gas Calculations 0 GREENHOUSE GAS CALCULATION SHEET Operational Energy Rates from California Climate Action Resitry General Reporting Protocol, Version 3, April 2008 Project Tons of CO2.Equivallents Electricity (From Gen Rates) Use ENTER DAILY CONSUMPTION FROM GEN RATE SHEET 5905 Days Per Year 365 Per Year 2155325 To Megawatts and MMBtu 2155.325 Carbon Dioxide (metric tons) 859.0621652 Methane (metric tons) 0.003617269 Nitrous Oxide (metric tons) 0.006550189 metric tons CO2 Equivallents 861.1686865 Rates from California Climate Action Resitry General Reporting Protocol, Version 3, April 2008 Project Tons of CO2.Equivallents Electricity (From Gen Rates) 861.1686865 Natural Gas (Area Sources)* 143.673264 Project Operation (Traffic) CO2* 5877.404064 Construction (CO2) - per year* 515.044656 Total 7397.29067 *From URBEMIS Model, converted to metric tons SUMMARY TABLE Unmitigated Project Greenhouse Gas Emissions Tons of CO2 E uilvallents Operation Project Traffic 5877.40 Electricity 861.17 Natural Gas 143.67 Project Construction amortized over 30 years CO2 17.17 TOTAL 6899.41 Sources: Traffic Emissions are from the URBEMIS 2007 Computer model. Estimates for electricity are based on standard generation rates and use is converted to CO2 Equivalents using factors from Tables C2 and C3 of the California Climate Action Registry General Reporting Protocol, Version 3.0, April 2008. Estimates for natural gas are From the area source estimate from the URBEMIS 2007 Computer model. ORDINANCE NO. 10 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING ZONE CHANGE 08-002 (MASTER CASE 08-194) TO AMEND THE CITY'S ZONING MAP AND CHANGE THE ZONING OF PARCEL 2836-009-076 FROM COMMUNITY COMMERCIAL (CC) TO COMMERCIAL OFFICE (CO) ON THE PROJECT SITE LOCATED ON SIERRA HIGHWAY, IN THE CITY OF SANTA CLARITA. THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact: a. On December 29, 2008, an entitlement application was filed by Canyon Hills Development, LLC (the "applicant") with the Community Development Department for Master Case 08-194. The entitlement requests (collectively "Entitlements") included General Plan Amendment 08-002, Zone Change 08-002, Conditional Use Permit 08-017, and Minor Use Permit 09-025 to develop a 108,139 square -foot, medical office building located on the west side of Sierra Highway, just north of Via Princessa, in the City of Santa Clarita (the "subject site"). b. Zone Change 08-002 will change the zoning designation of APN 2836-009-076 from Community Commercial (CC) to Commercial Office (CO). The zoning will be consistent with the proposed General Plan classification (see Exhibit A, zone change exhibit). C. A Mitigated Negative Declaration for Master Case 08-194 has been prepared and circulated in compliance with the California Environmental Quality Act (CEQA). d. On November 3, 2009, the Planning Commission held a duly noticed public hearing on Master Case 08-194. The Planning Commission voted 5-0 recommending that the City Council adopt the Mitigated Negative Declaration and that the City Council approve the Entitlements, per Resolution No. P09-30. e. On January 26, 2010, the City Council held a duly noticed public hearing on this issue, commencing at 6:00 p.m. at City Hall, located at 23920 Valencia Boulevard, City of Santa Clarita. f. On January 26, 2010, the City Council adopted a Mitigated Negative Declaration and approved Master Case 08-194 with the associated entitlements for the development of a 108,139 square -foot medical office building on the project site. The Council approved, and passed the ordinance to a second reading on February 9, 2010. i o� g. All public hearings and meetings on Master Case 08-194 held by the Planning Commission were at 7:00 .p.m. in the City Council Chambers, located at 23920 Valencia Boulevard, City of Santa Clarita. All public hearings and meetings held by the City Council were at 6:00 p.m. in the City Council Chambers, located at 23920 Valencia Boulevard, City of Santa Clarita. All public hearings were advertised in The Signal newspaper and by direct first-class mail to property owners within 1,000 feet of the subject property. In addition, the date and time of the public hearings were posted on the subject site. h. The documents and other. materials, which constitute the record of proceedings upon which the decision of the City Council is based, are on file within the Community Development Department and are in the custody of the Director of Community Development. SECTION 2. FINDINGS FOR A ZONE CHANGE. Based on the above findings of fact and recitals and the entire record, including, without limitation, the Mitigated Negative Declaration prepared for Master Case 08-194, oral and written testimony and other evidence received at the public hearings held on the project, reports and other transmittals from City staff to the City Council, and upon studies and investigations made by the Planning Commission and on its behalf, the City Council finds, as follows: a. The proposed zone change is consistent with the objectives of the City's Unified Development Code, the City's General Plan, and the development policies of the City of Santa Clarita. Following approval of Zone Change 08-002 amending the City's Zoning Map, Master Case 08-194 is consistent with the designation of Commercial Office. (CO). The CO zone allows for a floor area ratio (FAR) of 1.25:1. The proposed medical office building will be built at an FAR of 0.75:1, well within the FAR of the CO zone. Further, the proposed medical office building complies with the required 10'-0" landscaped setback from Sierra Highway and complies with all of the landscape standards of the Unified Development Code (UDC). The proposed medical building will provide the required one (1) parking stall to each 200 square feet of medical office space by providing 559 parking stalls within the proposed four-story parking structure on the project site. With the approval of the Conditional Use Permit to exceed 35'-0" in height, the proposed 48'-0" high medical office building and parking structure will comply with the development standards of Title 17 (Zoning) of UDC. The CO zoning is consistent with the General Plan classification of Commercial Office (see Exhibit A, zone change exhibit). SECTION 3. The City Council approves the request to re -designate the project site and specifically APN 2836-009-076 from Community Commercial (CC) to Commercial Office (CO). 2 SECTION 4. This Ordinance shall be in full force and effect thirty (30) days from its passage and adoption. SECTION 5. The City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published as required by law. PASSED, APPROVED AND ADOPTED this 9th day of February, 2010. ATTEST: CITY CLERK 3 u_ •' STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA) I, Sarah P. Gorman, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 10- was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 26th day of January, 2010. That thereafter, said Ordinance was duly passed and adopted at a regular meeting of the City Council on the 9th day of February, 2010, by the following vote, to wit: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK 112- STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) CERTIFICATION OF CITY COUNCIL ORDINANCE I, Sarah P. Gorman, City Clerk of the City of Santa Clarita, do hereby certify that this is a true and correct copy of the original Ordinance No. 10-, adopted by the City Council of the City of Santa Clarita, CA on February 9, 2010, which is now on file in my office. Witness my hand and seal of the City of Santa Clarita, California, this day of , 2010. Sarah P. Gorman City Clerk By Susan Caputo Deputy City Clerk 5 H3 N ,✓ < g Y '' i ^+'i _ W T T rI T T T T T T T T T T T (Di O N N D T C� O O O O O p- � TOO - T a) N O O -0 p ,v 25 .I o� a �� �E m<Ra MID �G. n�;A? W 8888888 888888 888x888 a °'m ? 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STAFF REPORT MASTER CASE NO. 08-194 GENERAL PLAN AMENDMENT 08-002; ZONE CHANGE. 08-002; CONDITIONAL USE PERMIT 08-017; AND MINOR USE PERMIT 09-025 DATE: . November 3, 2009 TO: Chairperson Trautman and Members of the Planning Commission FROM: Lisa M. Webber, AICP, Planning Manager CASE PLANNER: Patrick Leclair, Associate Planner APPLICANT: Carryon Hills Development, LLC LOCATION: The proposed medical office building is located on the west side of Sierra Highway, just north of the Via Princessa and Siena Highway intersection and immediately iiorth of the.southbound on-ramp for State Route 14 at Via Princessa (APN:2836-009-076) in the City of Santa Clarita. REQUEST: The proposed project includes the construction of a 108,139 square -foot, 48'-0" high medical office building and a 48'-0" high, four level parking structure. The proposed project requires the approval of a Conditional Use Permit to exceed, 35'-0" in height for the proposed structures, a Minor Use Permit to export up to 45,000 cubic yards of earth from the project site, and a Zone Change and General Plan Amendment to change the General Plan Land Use and Zoning designation of the project site from Community Commercial (CC) to Commercial Office (CO). BACKGROUND The project site is located on a 3.3 -acre parcel on the west side- of Sierra Highway, just north of the Via Princessa/Sierra Highway intersection. Uses surrounding the project site include a Chi Chi's Pizza restaurant to the north, vacant commercial land to the east,,tlie southbound on-ramp to State Route 14 (SR14) from Via Princessa to the south, and a mix of industrial uses to the west. The project site is currently vacant, however, was previously disturbed as a part of the development of the SR14 on-ramp to the south of the project site. The project site has manufactured slopes along the western property line sloping up to two flat pads at.different grades. One small pad is located in the northeast corner of the project site at -grade with Sierra Highway; the second is a roughly 40,000 square -foot pad located on the southeast corner of the project site that is roughly 20'-0" above the grade of Sierra Highway and is at the same grade as the SR14 on-ramp to the south of the project site. The project site is visible from Sierra Highway to the east, from Whites Canyon and Via Princessa to the west of the project site, and from the SR14 on-ramp located to the south of the site. Agenda Helm: I— Master Case No. 08-194 November 3, 2009 Page 2 of 12 Canyon Hills Development, LLC (the applicant) purchased the property in 2007. In December 2007, a One Stop application was filed by the applicant for the proposed medical office building. Staff reviewed the conceptual project and provided feedback to the applicant regarding the architecture, site plan, and access for the project. The initial submittal included a cut in the median on northbound Sierra Highway to allow for an un -protected left turn into the project site. In addition, the proposed project included the construction of a right turn pocket on southbound Sierra Highway. Given the close proximity of the signalized access just north of the project site for the Chi Chi's restaurant, staff encouraged the applicant to meet with the adjoining property owner to discuss a possible shared access for this project. Staff mediated two meetings between the applicant and the neighboring property owner to discussaccess issues. No agreements were able to be reached and the applicant revised the proposed project to include two drive approaches off Sierra Highway that would be limited to right -in and right -out access only. On December 15, 2008, the applicant submitted Master Case 08-194 for the proposed project. The application was deemed incomplete on January 15, 2009, lacking the necessary information to process the application. The information necessary to review the project was submitted and a Development Review Committee (DRC) meeting was held on June 18, 2009. After the DRC meeting, the applicant worked with staff to complete the application and address the DRC comments. On September 20, 2009, the application was deemed complete, and the project was scheduled for a hearing before the Planning Commission. PROJECT DESCRIPTION The application consists of a request for a General Plan Amendment, Zone Change, Conditional Use Permit, and Minor Use Permit to change the subject site's designation on the City's Zoning and General Plan land use maps from Community Commercial (CC) to Commercial Office (CO) to allow for the construction of a 108,139 square -foot medical office building with a four level parking structure. Medical Office Building The proposed three-story medical office building totals 108,139 square feet, with a building footprint of 36,445 square feet and an overall height of 48'-0". The building incorporates a "Rustic Californian" design including exposed timbers, varied rooflines, and tower elements with tiled roofs. The stucco finishes, tile roofs, trellis structures, and stone base and pillar enhancements are consistent with the Community Character Design Guidelines for the Canyon Country community. The building will have two entrances, one from the parking structure side (west) of the building and one from the Sierra Highway (east) side of the building. A covered pick-up and drop-off area will be constructed on the Sierra Highway side of the building to allow for convenient access for patients. Parking Structure The proposed parking structure will be located behind the proposed medical office building (to the west) and will be built into the grade of the existing site. The top floor of the parking structure will Z Master Case No. 08-194 November.3, 2009 Page 3 of 12 be built at the grade of Sierra Highway, and will ramp down in a counter clockwise direction. The western elevation will be visible to the public from views west of the project site; however, only small portions of the north and south elevations will be visible as the structure will be built into the existing hillside on the.project site. The eastern elevation will be completely below grade and will not be visible. The proposed parking structure will incorporate the same architectural design of the medical office building including colors and materials of the "Rustic Californian" theme. . ENTITLEMENTS General Plan Amendment and Zone Change In order to accommodate the size of the proposed building, a Zone Change and General Plan Amendment to Commercial Office (CO) is required. Conditional Use Permit (CUP) The three-story medical office building and the four story parking structure are proposed at a height of 48'-0". Section 17.15.030 of the Unified Development Code requires the approval of a CUP for the construction of structures in excess of 35'70". Minor Use Permit (MUP) The proposed project requires the export of up to 45,000 cubic yards of earth from the project site. Section 17.13.080.3.b of the Permitted Use Chart of the Unified Development Code requires that a MUP be obtained to export between 10,000 cubic yards and 100,000 cubic yards of earth from the project site. ANALYSIS General Plan Amendment and Zone Change The Zoning and General Plan land use designation for the project site is Community Commercial (CC). The CC zone "is intended for retailing and service uses of a community -wide nature that attract people from beyond the immediate neighborhood. The zone will typically include at least one (1) or two (2) major users and shall not be construed to be an allowance for a proliferation of small, multi -tenant convenience commercial centers located on corners and in strip commercial fashion along the City's commercial streets" (UDC 17.1.1.020.J). General Plan Amendment 08-002 would change the Zoning and General Plan Land Use Map designations of the project site to Commercial Office (CO). The CO zone "is intended primarily for offices and professional services. Retail and service uses maybe considered on the ground floor of such development; however, this shall not be construed to permit commercial centers or large single -tenant retail stores. Commercial office developments are generally located in centers or as individual buildings along major and secondary highways" (UDC 17.11.020.L). The establishment of medical offices and clinics are envisioned under the General Plan land use designation of CO. The following table includes a breakdown of the surrounding properties: Master Case No. 08-194 November 3, 2009 Page 4 of 12 EXISTING PROPOSED North East South West General Plan Zonin Land Use CC CC Vacant CO CO Medical Office Building CC CC Restaurant CC CC Vacant CC CC SRI on-ramp Business Park (BP) BP Industrial/Business Park General Plan The proposed General Plan Amendment to amend the Land Use Map to Commercial Office (CO) and allow for the proposed medical office building consistent with the adopted goals and policies of the City of Santa Clarita General Plan. The following is a summary of applicable General Plan goals and policies that support this project and which are discussed in more detail below: Land Use Element Goal 2 of the Land Use Element seeks, "To achieve the development of a well-balanced, financially sound, and functional mix of residential, commercial, industrial, open space, recreational, institutional, and educational land uses." Policy 2.14 of the Land Use Element seeks to, "Promote the development of commercial and industrial activities in all communities of the planning area." Duman Resources Element Goal 2 of the Human Resources Element seeks, "To promote the provision of a broad range of high quality health care services to meet the existing and future needs of City residents." Policy 2.4 of the Human Resources Element seeks to, "Encourage the development of medical care facilities balanced throughout the City." Air Quality Element • Goal 6 of the Air Quality Element seeks, "To reduce vehicle, and other emissions through the promotion of appropriate building and site design criteria." • Policy 6.3 of the Air Quality Element seeks to, "Provide carpool and vanpool parking areas in commercial and industrial developments to reduce single -occupancy vehicle trips." • Goal 10 of the Air Quality Element seeks, "To reduce vehicle emissions by creating an urban form that efficiently utilizes urban infrastructure and services." • Policy 10.2 of the Air Quality Element seeks to, "Develop and encourage efficient transportation systems and land use patterns, which minimize total trips and vehicle miles traveled." The City of Santa Clarita, as well as the entire Santa Clarita Valley, is served by one hospital (Henry Mayo Newhall Memorial Hospital) with various other medical office buildings throughout the City. The majority of these medical offices; including the hospital, are located on the west side of the City in the community of Valencia. In 2008, the City Council of the City of Santa Clarita approved a Master Plan for the build -out of the Henry Mayo Newhall Memorial Hospital (HMNMH) campus to 1� Master Case No. 08-194 November 3, 2009 Page 5 of 12 allow for additional hospital bed space and medical office space to be constructed on the HMNMH campus. During the public hearing process for the HMNMH Master Plan, community concern was expressed for the need of medical services on the east side of the City. Approval of this project would allow for the construction of a medical office building that would be the largest medical office building in the City. The location of medical office services at this location would enhance the availability and mix of services for the community of Canyon Country and provide a communitywide benefit for the residents throughout the Santa Clarita Valley. The project site is located in.a high growth area of the City: the Fair Oaks Ranch Specific Plan is building out, Golden Valley Ranch is approved for the construction of 390 single-family homes and 108 senior housing units, and the Skyline Ranch project (located just north of the City between Whites Canyon Road and Sierra Highway) proposes the construction of over 1,300 new single-family homes.. The addition of these residential units, and the future growth of the Valley, further increases the need for additional medical services to meet the needs of the growing community. Further, as the population increases, the need for additional jobs in the City increases. To maintain a healthy balance of jobs to houses and. improve the quality of life for City residents, additional jobs are required. The applicant anticipates that the proposed medical facility will provide an additional 410 jobs at various salary and skill levels from security and building maintenance staff to doctors and their supporting staff. Increased job opportunities within the City reduces commuter miles and helps to keep tax dollars local. Therefore, amending the City's General Plan to allow for an increased density for additional medical office space is appropriate and consistent with the long-term plans for the build -out of the City. It is anticipated that providing medical office space on the east side of the City would reduce vehicle miles traveled by shortening the trips that eastside residents will have to take to reach medical services. The development of the proposed medical office building at this site would locate additional needed medical'services on the east side of the City, helping to balance the provision of such services throughout the City. This is consistent with Goal 2 and Policy 2.14 of the General Plan Land Use Element and Goal 2 and Policy 2.4 of the Human Resources Element in that development of medical office facilities on the subject site promotes a well-balanced, functional mix of land uses to meet the existing and future needs of City residents. The CO designation is intended to locate higher intensity office space than the Community Commercial designation along major and secondary highways within the City. The proposed project will locate medical office services on, and within close proximity of major arterial roadways and two freeway ramps: 1) the project site is located on Sierra Highway, a major arterial highway that transects the City; 2) the project site is located just north of Via Princessa, a major arterial roadway that, when completed, will cormect the east and west sides of the City; and 3) the project site is located adjacent to the southbound on-ramp to SR 14 and within close proximity of further access to SR14 to the east on Via Princessa. Therefore, the proposed medical office building will be consistent with the intent of the CO zone by providing medical office services along major traffic corridors in the City. The proposed project will further comply with the established goals and policies of the Air Quality Element of the General Plan in that the project site is located within walking distance of eight (8) Master Case No. 08-194 November 3, 2009 Page 6 of 12 City transit stops and is less than '/z mile of the Via Princessa Metrolink Station. The proximity of transit to medical facilities is consistent with the development of efficient land use patterns and establishment of a walkable community. The use of these facilities will provide alternative modes of transportation for future employees and patients of the medical center and help to reduce emissions and vehicle miles traveled consistent with Goal 10 and Policy 10.2 of the Air Quality Element of the General Plan. The project will further encourage the use of alternative modes of transportation consistent with Goal 6 and Policy 6.3 of the Air Quality Element of the General Plan through the design of the project. Priority parking will be provided for car and vanpools for employees of the medical office building to encourage the consolidation of vehicle trips and reduce the vehicle miles traveled in the City and further reduce vehicle emissions. The installation of bicycle parking racks throughout the project site at a ratio of one (1) bicycle rack to every 20 parking stalls, exceeds the 1:30 ratio required by the UDC and further promotes walkable communities consistent with the City's Non -Motorized Plan. The proposed medical office building is located on a commercial corridor in the City. Development has occurred along the corridor including the installation of the necessary infrastructure (water, power, sewer, etc.) to serve the project site. The development of the project site is considered infill development in that it will be adequately served by the existing utilities and will not require the extension of additional utility main lines to accommodate. the project. Therefore, the project will not extend utilities to undeveloped portions of the City and will not induce additional growth. OVOV Compatibility The project site is currently designated as Community Commercial (CC) under the draft One Valley One Vision (OVOV) General Plan. The OVOV General Plan does not propose a Commercial Office land use designation; however, the proposed project will comply with OVOV in that the CC designation is intended for businesses providing retail and service uses which primarily serve the local market, including medical services. Under the OVOV General Plan, a site's development capacity (density) uses a combination of lot coverage and height standards rather than FAR. Under the draft OVOV plan; the CC designation would accommodate up to 80% lot coverage and a maximum height of 50'-0". Since the proposed project has 58% lot coverage and a building height of 48'-0", the proposed project is within the range anticipated under the future OVOV General Plan as currently drafted. In addition, the OVOV plan seeks to increase the ratio of jobs to housing units in the City. Increasing employment opportunities in the City will shorten the distance City residents have to travel for employment. This will reduce commuter trips and, improve traffic on the local freeways. The proposed increase in density will provide a mix of jobs at various salary levels, supporting the OVOV plan by providing additional employment opportunities in the City. Zoning Development of a medical office building on the project site requires compliance with the City's Zoning Map and Title 17 (Zoning) of the Unified Development Code (UDC). Title 17 of the UDC regulates the density and type of development in the commercial and industrial zones.. Projects must. comply with the Floor Area Ratio (FAR), setbacks, parking, and landscape standards. Master Case No. 08-194 November 3, 2009 Page 7 of 12 The project site is currently located in the Community Commercial (CC) zone,. with an allowable FAR of 0.375:1. The existing CC zone would allow for the construction of up to 53,905 square feet of building area, excluding parking structures, on the project site. The proposed Commercial Office (CO) zone would allow for an FAR of 1.25:1, or a maximum of 179,865 square feet. The proposed project includes the construction of a 108,139 square foot medical office building which corresponds to an FAR of 0.75:1. The proposed FAR is well within the FAR of the proposed CO zone. A brief discussion of additional requirements of the CO zone is discussed below: Setbacks The UDC requires that all commercial projects maintain a landscaped setback of ten (10) feet along major highways such as Sierra Highway and a 25'-0" setback from all residential zones. The project includes a 20'-0" landscaped setback from Sierra Highway, twice, the required setback. There are no residential zones adjacent to the project site; however, the applicant is providing a 5'setback from the side and rear property lines to allow for access to the buildings and provide opportunity for additional landscape planters to soften the view of the proposed medical office building and parking structure. Parking A total of four levels of parking will be provided in the proposed 48'-0" high parking structure. The structure provides 559 parking stalls for the medical office building. The Unified Development Code (UDC) requires a minimum of one (1) parking stall for every 200. square feet of medical office space to be provided on-site. Given the proposed 108,139 square -foot medical office building, a minimum of 541 parking stalls must be provided on- site. The site will have a surplus of 18 parking stalls with the proposed structure. Given the medical use of the proposed facility, a minimum of -10% of the required parking on the project site (54 stalls) will be dedicated to handicapped accessible parking. The parking structure will include preferred parking for carpool/vanpool to encourage alternative transportation opportunities. Landscape The UDC requires that a minimum of 10% of the project site and 5% of the parking lot area is landscaped. The project includes a total site landscape percentage of 29%. Since the required parking areas will be within the proposed parking structure, landscape within the parking area will not be required. Instead, the applicant will be.required to plant landscape around the parking structure to soften views. As previously stated,.a 5'-0" landscape setback is provided along the rear (western) property line to provide landscape screening opportunities for the parking structure. The applicant will plant a mixture of trees, shrubs, and vines within this planter to break up the building massing and soften views. The UDC requires that landscape planters measuring at least 3'-0" are provided between drive aisles and any building or walls built on the project site unless otherwise approved by the Director of Community Development. Planters.will be provided on all sides of the parking structure and on the north, east, and .west sides of the medical building. However, on the southern property line, the applicant is proposing to install a "living wall" along the drive Master Case No. 08-194 November 3, 2009 Page 8 of 12 aisle to allow for planting within.a retaining wall ranging from 1'-0" to a maximum of 7'-0" high. The proposed living wall .will soften the appearance of a solid.block or concrete wall and meets the intent of the UDC to break up the view of walls with landscape planting. Further, views to this portion of the site will be obscured by the existing SRI 4 on-ramp and the proposed medical building. Because of the proposed "living wall" by the applicant and since the south side of the medical office building will not be visible to the public, additional landscape planters were determined by the Community Development Director not to be required along the south side of the medical office building, pursuant to Section 17.18.070.E.9 of the UDC. Height The proposed project requires the approval of a Conditional Use Permit to exceed 35'-0" in height for the 48'-0" high medical office building and parking structure. A discussion of the height and the aesthetics of the proposed building are discussed in the Aesthetics section below. Grading The project site has a flat, roughly 40,000 square -foot manufactured pad on the southeast corner of the project site that was created during the construction of the southbound on-ramp to SRI from Via Princessa. The pad is elevated roughly 20'-0" above the existing grade of Sierra Highway. A small flat pad located at the grade. of Sierra Highway is located in the northeast corner of the project site. Graded slopes fall from the upper pad on the project site, down to the lower pad and street level, and then down to the western property line. The proposed project requires the cut of approximately 54,280 cubic yards of earth to bring the upper pad down to the lower pad at the existing grade of Sierra Highway and create the building pad for the medical office building, and to create the pad for the proposed parking structure. Approximately 9,250 cubic yards ofearth will be used for fill on the project site, with the balance (approximately 45,000 cubic yards of earth) to be exported from the project site. The UDC requires that the export of 10,000 cubic yards to 100,000 cubic yards of earth obtain the approval of a Minor Use Permit (MUP). As. a part of this MUP, PL4 and EN4 of the Conditions of Approval (Exhibit "A") require a haul route to be approved by the Traffic Engineering Division. The haul route will determine the hours, route, and number of trips per hour that are permitted during the export process. At this time, a destination site has not been identified for the export material. At the time of grading permit, the applicant will be. required to identify the destination site and conduct all applicable environmental work (if required) for the destination site. Access The project has two access points from Sierra Highway that will have right -in and right -out access only. Initial plans showed the installation of a right turn pocket with a bus stop located between the two proposed driveways; however, the City Traffic Engineer determined there was not adequate space to provide the minimum 420 feet for a turn pocket in this location. Further, the location of a bus stop between the two driveways would create additional traffic conflicts. As a result, the turn M Master Case No. 08-194 November 3, 2009 Page 9 of 12 pocket and bus stop were removed from the plan. The northerly driveway will allow for access to the covered pick-up and drop-off area on the front of the building to allow for convenient access for patients of the office building. From the covered drop-off area, the drive aisle will connect with the southerly driveway. The southerly driveway will run along the south side of the medical office building and will serve as the only access point for the parking structure. During the review of the proposed project, it was identified that the proposed project site has additional right-of-way in excess of the 58'-0" half -section as required by the Circulation Element of the General Plan for 116' -wide major highways. Condition EN12 requires that the applicant apply to the City to vacate this additional right-of-way to fully comply with the roadway standards of the City's UDC prior to the issuance.of any building permits. The draft Circulation Element of the OVOV General Plan identifies Sierra Highway as a 116' -wide right-of-way. With the vacation to a 58'-0" half -section for Sierra Highway, the project site will also be in compliance with the draft OVOV Circulation Element.. Architecture Initial building fagade submittals were contemporary in design consistent with typical medical office building design. It did not incorporate the theme of the Canyon Country community as identified in the City's recently adopted Community Character and Design Guidelines (CCDG). Therefore, the project was revised to incorporate a more "Rustic Californian" design as outlined for the Canyon Country community. The CCDG identifies the "Rustic Californian" design as a mixture of designs from "Mission Revival" to "Ranch" styles. The typical design elements of the "Rustic Californian" design includes open timber trellises, awnings supported by wood or metal members that tie back to the main structure, and door and window trim accents. Typical building accents include knee bracing at gable ends, roof overhang detailing, exposed wood members, and the integration of natural materials to accent the design. The revised elevations incorporate these elements with natural stone bases and tower elements, tiles roofs, and a mix of stucco finishes broken up with trellises and exposed timbers at the building eaves. The proposed medical office building is 48'-0" in height and will be visible to the west, north and - east of the project site. Views of the building from.the south will be obscured by the existing SRI on-ramp that crosses over Sierra Highway to SR14; however, the proposed medical office building is providing 360° architectural treatments to address any potential visual impacts. To blend into the aesthetics of the project site, the parking structure will incorporate similar window shapes and patterns, cornice treatments, and building articulation elements similar to the medical office building. Landscape planters are located along the east and west building elevations that serve as the primary entrances to the medical office building, as well as along property lines, to help soften the view of the proposed buildings and further break up the massing of the buildings. ENVIRONMENTAL REVIEW The proposed development qualifies as a project under the California Environmental Quality Act (CEQA) and an Initial Study was prepared. Based on the Initial Study's findings, a Mitigated C-11 Master Case No. 08-194 November 3, 2009 Page 10 of 12 Negative Declaration was prepared for the project. The Initial Study identified impacts associated with air quality and noise that could be significant; however, the measures listed in the Mitigated Negative Declaration mitigate any impacts associated with the project to a level that is less than significant. Below is a discussion of environmental topics carefully considered in the Initial Study: Aesthetics In addition to the color elevations required as a part of the application submittal, photo simulations were prepared from the most prominent distant view corridors of the proposed medical office building and parking structure.. These three views are: 1) from the Whites Canyon Bridge over the Santa Clara River; 2) from Via Princessa, just east of the Whites Canyon intersection; and 3) from the existing River Trail running along the Santa Clara River. The photo simulations (attached to this report) show the anticipated view of the proposed project site from the west. On-site landscape is not shown with the proposed simulations. As shown, the project site is most visible from the Via Princessa vantage point. Portions of both the medical office building and the parking structure are visible from this vantage point. From the Whites Canyon Bridge over the Santa Clara River, the parking structure is substantially obscured from view while a small portion of the top of the medical office building is visible. The vantage point from the River Trail was selected because it shows the potential view from the residences that will have the greatest visibility of the project site. This simulation shows that existing landscape and structures obscure both the parking structure and the medical office building from view at this vantage point. In summary, while portions of the medical office building and parking structure will be visible from some vantage points, most of the distant views of the site would be minimal and the 360° architecture of the proposed structures will reduce any potential impacts. Air Quality and Global Climate Change The initial study prepared for the project identifies that mitigation measures are required to address the construction and operations -related impacts to air quality. To address the construction -related impacts, mitigation measures have been added to require the watering of the site during grading activity, reduced vehicle speed on the project site, and stabilizing of exposed soils with water or other dust suppressant as soon as possible. The project is located on Sierra Highway, on the east side of the City. As previously stated, medical services are in short supply, often requiring trips across the City to the medical offices on the west side of the City. The construction of the proposed medical office building will reduce vehicle trips across the City by locating medical offices in the underserved east side of the City. However, to address potential air quality impacts related to the operations of the medical building, mitigation measures have been applied to the project to support alternative modes of transportation by (1) increasing the bicycle parking on the project site above the minimum standard required by the UDC, (2) providing preferred parking spaces for carpools and vanpools, and (3) posting Santa Clarita Transit and Metrolink schedules. These measures will support alternative transportation to and from the project site which will reduce vehicle trips, minimize vehicle emissions, and as a result, reduce the greenhouse gases. 0 Master Case No. 08-194 November 3, 2009 Page I I of 12 Traffic A Traffic Study was prepared by Overland Consultants, Inc. to evaluate the impacts the proposed medical office building would have on the surrounding roadway network. The traffic study anticipates the project will generate 3,732 vehicle trips per .day. Based on these trip generation numbers and on the adopted thresholds under the City's Local CEQA Guidelines, the project is not anticipated to have a significant impact on any of the intersections evaluated for this project. No significant impacts to the capacity of the surrounding roadway network, or to the traffic Volume/Capacity ratios for the AM or PM peak hours were identified and therefore, no traffic - related mitigation measures are required. Further, Sierra Highway is identified as a roadway subject to the Los Angeles County Congestion Management Program (CMP). The intersection of Sierra Highway and Soledad Canyon Road is identified as a monitoring intersection under the CMP. The traffic study analyzed the potential impacts associated with Sierra Highway as is relates to the CMP. The project was not found to create an impact to Sierra Highway under the CMP and is, therefore, not required to conduct additional studies or mitigate for any traffic impacts. Noise The project site is located in proximity to two major highways, is adjacent to SRI 4, and is situated just south of the Metrolink rail line. The noise generated by these transportation corridors is likely to create noise in excess of the 45 dB allowed for the interior of medical offices. The initial study for the project identifies that a mitigation measure is required to install an air conditioning system to allow for the windows on the medical building to remain closed. This will reduce the amount of time windows will be opened, reducing the. noise within the medical building. to less than 45dB. To address potential construction -related noise impacts from the grading and construction operations, mitigation measures were applied to the project to require the use of appropriate mufflers and sound dampeners on all construction vehicles on the project site. The mitigation measures incorporated with the project will ensure that the construction -related noises are held to a minimum. PUBLIC NOTICING As required by the Unified Development Code, all property owners within a 1,000 -foot radius of the subject property were notified of the public hearing by mail. A public notice was placed in a local newspaper (The Signao on October 13, 2009, and a sign was posted at the site on October 17, 2009. Copies of the Initial Study/Mitigated Negative Declaration wereavailable for public review at the Valencia Library and at City Hall. To date, the Planning Division has received one letter of support for the project from the Santa Clarita Valley Committee on Aging Corporation, which is attached to this report. The letter comments on the benefits of having the proposed medical office building in proximity to the Canyon Country senior project on Flying Tiger Drive, as well as in proximity to the high concentration of senior citizens, in the Canyon Country community. Master Case No. 08-194 November 3, 2009 Page 12 of 12 On October 21, 2009, the applicant presented the project to the Canyon Country Advisory Committee. A recap of this meeting will be presented at the Planning Commission meeting. CONCLUSION The Zone Change and General Plan Amendment to amend the designation of the project site to Commercial Office (CO) and allow for the proposed medical office building will comply with the goals and policies of the General Plan and the standards outlined in the Unified Development Code for the development of commercial properties. In addition, the project complies with the draft One Valley One Vision General Plan. The project will provide a mixture of jobs at all salary ranges, will help to balance the City's jobs to housing ratio, and will provide much needed medical office space on the east side of the City where medical services are in short supply. With the approval of the proposed General Plan Amendment, Zone Change, Conditional Use Permit, and Minor Use permit, the project site will comply with the General Plan, Zoning Map, and the UDC. The proposed buildings have been designed in compliance with'the Community Character and Design Guidelines, and. further meet the City's high standard for architectural design. RECOMMENDATION Staff recommends the Planning Commission: 1. Open the public hearing; 2. Receive testimony from the public; and 3. Adopt Resolution P09-30, recommending that the City Council adopt the Mitigated Negative Declaration and approve Master Case 08-194 (General Plan Amendment 08-002, Zone Change 08-002, Conditional Use Permit 08-017 and Minor Use Permit 09-025) to change the Zoning and General Plan land use designation from Community Commercial (CC) to Commercial Office (CO) to allow for the construction of a 108,139 square -foot medical office building and a four. level parking structure on Sierra Highway (APN: 2836-009-076), in the City of Santa Clarita, subject to the attached Conditions of Approval (Exhibit "A"). ATTACHMENTS Vicinity Map Resolution P09-30 Conditions of Approval (Exhibit A) Letter of Support Initial Study/Mitigated Negative Declaration Existing and Proposed General Plan Land Use Map Existing and Proposed Zoning'Map Site Plan CD of Exhibits and Photo Simulations S:\CD\CURRENT\!2008\08-194\08-194 PC staff Report.doc N NO. P09-30 RES•LUTI• A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF SANTA CLARITA ADOPT THE MITIGATED NEGATIVE DECLARATION PREPARED FOR. THE PROJECT AND APPROVE MASTER CASE 08-194. (GENERAL PLAN AMENDMENT 08-002, ZONE CHANGE 08-002, CONDITIONAL USE PERMIT 08-017 AND MINOR USE PERMIT 09-025) TO CHANGE THE ZONING AND GENERAL PLAN LAND USE DESIGNATION FROM COMMUNITY COMMERCIAL (CC) TO COMMERCIAL OFFICE (CO) TO ALLOW FOR THE CONSTRUCTION OF A 108,139 SQUARE -FOOT MEDICAL OFFICE BUILDING AND A FOUR LEVEL PARKING STRUCTURE ON SIERRA HIGHWAY (APN: 2836-009-076), IN THE CITY OF SANTA CLARITA, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (EXHIBIT "A"). THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The Planning Commission does hereby make the following findings of fact and recommends that the City Council 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 Land Use and Zoning Maps presently designate the subject property as Community Commercial (CC); b. On December. 29, 2008, Canyon Hills Development, LLC (the applicant) filed an application (Master Case 08-194) for the construction of a 108,139 square -foot medical office building located to the west of Sierra. Highway, just north of Via Princessa (APN: 2836-009-076), in the City of Santa Clarita; C. The application includes General Plan Amendment 08-002 and Zone Change 08-002 to change the Zoning and General Plan land use designation of the subject site from Community Commercial (CC) to Commercial Office (CO), Conditional Use Permit 08- 017 to exceed 35'-0" in height, and Minor Use Permit 09-025 to export up to 45,000 cubic yards of earth from the project site, for the construction of a 108,139 square -foot medical office building with a four story parking structure; d. The surrounding land uses include a restaurant (currently Chi Chi's Pizza) to the north, vacant land to the east (across Sierra Highway), the southbound on-ramp to State. Route 14 from Via Princessa to the south, and an industrial park to the west; e. The application -was deemed incomplete on January 29, 2009, 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 20, 2009; Resolution P09-30 Master Case 08-194 November 3, 2009 Page 2 of 8 f. The Planning Commission held a duly noticed public hearing on this.project commencing on November 3, 2009, at: 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita; and g. At the hearing described above, the Planning Commission considered the staff report, staff presentation, applicant presentation, and public testimony on the proposal. SECTION 2. FINDINGS FOR A GENERAL PLAN AMENDMENT AND ZONE CHANGE. Based on the foregoing facts and findings and the entire record, the Planning Commission recommends that the City Council find as follows: a. Following approval of General Plan Amendment 08-002 amending the Land Use Element Land Use Map, Master Case 08-194 is consistent with the land use designation of Commercial Office (CO). Furthermore, General Plan Amendment 08-002 is consistent with the goals and policies established in the General Plan. The project is consistent with Goal 2 and Policy 2.14 of the Land Use Element, Goal 2 and Policy 2.4 of the Human Resources Element, and Goal 6, Policy .6.3, Goal 10, and Policy 10.2 of the Air Quality Element of the General Plan. The construction of the medical office building will provide a well-balanced functional mix of uses throughout the City and will provide additional jobs to improve the City's jobs to housing balance. The added growth of approved residential developments on the east side of the City including Fair Oaks Ranch and Golden Valley Ranch will increase the demand for medical services in the City. The development of the medical office building will provide additional medical services to help meet the future medical demands. Finally, the location of medical office services on an infill site that is currently served by all necessary urban infrastructure systems on the east side of the City will save trips across the City, reducing vehicle emissions and reducing the vehicle miles traveled. b. Following approval of Zone Change 08-002 amending the City's Zoning Map, Master Case 08-194 is consistent with the designation of Commercial Office (CO). The CO zone allows for a floor area ratio (FAR) of.1.25:1. The proposed medical office building will be built at an FAR of 0.75:1, well within the FAR of the CO zone. Further; the proposed medical office building complies with the required 10'-0" landscaped setback from. Sierra Highway and complies .with all of the landscape standards of the Unified Development Code (UDC). The proposed medical building will provide the required one (1) parking stall to each 200 square feet of medical office space by providing 559 parking stalls within the proposed four story parking structure on the project site. With the approval of the Conditional Use Permit to exceed 35'-0" in height, the proposed 48'=0" high medical office building and parking structure will comply with the development standards of Title 17 (Zoning) of UDC. SECTION 3. CONDITIONAL USE PERMIT FINDINGS. Based on the foregoing facts and findings for Conditional Use Permit 08-017, the Planning Commission recommends that the City Council hereby find as follows: IL Resolution P09-30 Master Case 08-194 November 3, 2009 Page 3 of 8 a. The proposed location, size, design, and operating characteristics of the proposed project is in accordance with the purpose of the Unified Development Code, 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 proposed medical office building is consistent with the intent of the Unified Development Code (UDC) outlined in Section 17.01.020 and 17.11.010.G of the UDC in that is provides a functional mix of land uses in the City and balances the distribution of medical services in the City by providing additional medical office space on the east side of the City where they are currently in short supply. Further, the project will support the goals and policies outlined in the Land Use, Human Resources, and Air Quality Elements of the .General Plan which encourage the development of a balanced mix of commercial, industrial, and residential uses throughout the City while encouraging the use of alternative transportation modes to reduce vehicle miles traveled throughout the City. The proposed 108,139 square -foot medical office building and parking structure require approval of a Conditional Use Permit to exceed 35'-0" in height for the proposed structures on the project site. The proposed buildings will be 48'-0" in height and will be visible from Sierra Highway as well as from views west of the project site. The applicant is proposing 360 degree architectural elements that are consistent with the "Rustic Californian" design identified in the Community Character and Design Guidelines for the Canyon Country community. With the approval of the proposed Conditional Use Permit, the project will be consistent with the City's Unified Development Code, General Plan, and Community Character and Design Guidelines. b. The location, size, design, and operating characteristics of the proposed project will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, buildings, structures, or natural resources, with consideration given. to: 1. Harmony in scale, bulk, coverage, and density; The proposed project would change the Zoning and General Plan land use designation of the project site to Commercial Office (CO). The CO designation has a maximum floor, area ratio (FAR) of 1.25:1. The proposed medical office building will be 108,139 square feet on the 3.3 -acre project site, corresponding to an FAR of 0.75:1. The 0.75:1 FAR is well within the allowable FAR of the CO zone. The proposed medical office building and the associated parking structure will each be constructed at a height of 48'-0" in height. The proposed parking structure will be built into the existing topography of the project site and will be visible to the west of the project site. The parking structure will not be visible from Sierra Highway. The proposed medical office building will be three stories in height and will be visible from Sierra Highway, as well as from views to the west. The proposed buildings incorporate 360 degree architecture consistent with the City's Community Character and. Design Guidelines and will incorporate. '✓J Resolution P09-30 Master Case 08-194 November 3, 2009 Page 4 of 8 colors, materials, and articulation to create visual interest and break up. the massing of the proposed 48'-0" high buildings. 2. The availability of public facilities, services and utilities; The project site is located in a developed portion of the City of Santa Clarita that is currently serviced by sewer, power, gas and water utilities and will not create a significant demand for additional utilities on the project site. Fire and police services are anticipated to be adequate for the area. The harmful effect, if any, upon desirable neighborhood character; The project site is located on a commercial corridor in the City and is currently vacant. The construction of the proposed medical office building on the project site will be compatible with the surrounding commercial uses and will provide medical services on the east side of the City. The availability Iof additional medical services will be a community benefit to Canyon Country residents. The proposed medical office building will be 48'-0" and three stories in height and the proposed parking structure will be 48'-0" in height and four stories. However, the 360 degree architecture of the proposed buildings will be in keeping with the .Community Character and Design Guidelines of the City and will enhance the desirable character of the Canyon Country community. 4. The generation of traffic and the capacity and physical character of surrounding streets; The project site will take access from Sierra Highway. The existing roadway network in the vicinity of the project site will accommodate the proposed project. The traffic study prepared for. the project was reviewed by the City's Traffic Engineering Division and the proposed project was found to have no significant impact on the City's roadways. The proposed project will generate additional vehicle trips to the project site, however, the project is likely to reduce vehicle trips to the west side of the City by providing needed medical services on the east side of the City. 5. The suitability of the site for the type and intensity of use or development which is proposed; The proposed project will be developed in accordance. with the City's Unified Development Code.for the Commercial Office designation. The project will be in compliance with the setbacks, floor area ratio, and parking requirements for the proposed medical office building. The' three-story medical office building and four-story parking structure will each be 48'-0" in height. However, the proposed 360 degree architectural design will create visual interest and break up the massing of the proposed buildings. The proposed medical office building will Ve Resolution P09-30 Master Case 08-194 November 3, 2009 Page 5 of 8 enhance the mix of commercial services available to residents in this area of the City and will be compatible with the existing and future commercial uses and will provide medical services on the east side of the City where access to medical services is limited. 6. The project will not have a harmful effect upon environmental quality and natural resources; The project site has been previously graded and is not known to have any . sensitive species, animal or plant, on the project site. The proposed project will, require the use of various natural resources such as wood, aggregate and water for the construction of the. medical building and parking structure. However, the project will not require significant amounts of these materials for the construction of the project. The project has developed a plan to address the NPDES .requirements to treat the storniwater runoff from the. project site to ensure the environmental protection of the Santa Clara River and the project will not have a harmful effect on environmental quality or natural resources. c. The proposed location, size, design, and operating characteristics and the conditions under which it would be operated or maintained will not be detrimental to the public health, .safety, or welfare, or materially injurious to properties or improvements in the vicinity; The proposed medical office building is located on a 3.3 -acre parcel that is located on a heavily traveled commercial corridor. Access to medical services is limited on the east side of the. City. The proposed facilities will provide convenient access to medical servicesand reduce vehicle trips across town to other medical services in the City. The proposed medical offices will be open during typical hours of the commercial zones within the City and will not operate in a manner that would be detrimental to the surrounding commercial uses. d. The proposed use complies with each of the applicable provisions of this Code and does not require approval of a variance or adjustment; The proposed medical office building will comply with the Unified Development Code (UDC) including Section 1.7.15 (Property Development Standards) regarding the development of commercial buildings in the City and will provide the required parking consistent with Section 17.18 (Parking Standards) of the UDC.. The project will not require a variance or adjustment. SECTION 4. MINOR USE PERMIT FINDINGS: Based on the foregoing facts and findings for Minor Use Pen -nit 09-025, the Planning Commission recommends that the City Council find as follows: a. That .the .proposed use is in accordance with the General Plan, the _ objectives ofthe the Resolution P09-30 Master Case 08-194 November 3, 2009 Page 6 of 8 Unified Development Code, and the purposes of the zone in which the site is located; The proposed medical office building will comply with the General Plan and the Unified Development Code (UDC) requirements for the Commercial Office zone. The proposed medical office building will comply with the floor area ratio, setbacks, landscape, and parking standards outlined in Section 17.15 and Section 17.18 of the UDC and will not require the approval of any variances. The project requires the approval of a Minor Use Permit to allow for the export of 45,000 cubic yards of earth from the project site. The Unified Development Code requires a Minor Use Permit (MUP) for the export of earth exceeding 10,000 cubic yards. With the approval of the proposed MUP, the project will be consistent with all regulations established in the City's Unified Development Code, as well as with the goals and policies outlined in the City's General .Plan. b. That the proposed use or activity, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity; The proposed Minor Use Permit will allow for the export of up to 45,000 cubic yards of earth from the project site to allow for the development of the proposed medical office building and associated parking structure. All grading and export amounts proposed for this project have been analyzed in an initial study and as a result, a Mitigated Negative Declaration has been prepared for the project. The applicant is required to implement all mitigation measures outlined in the Air Quality and Noise sections of the Initial Study as a part of the development and as part of grading activities. The applicant will be required to receive an approved haul route, including approved days and times for transport of earth from the City of Santa Clarita's Public Works Department to prevent any negative affect to streets and surrounding properties. As such, the proposed export of 45,000 cubic yards of earth from the project site will not be detrimental to the public :safety or welfare, as the proposed use and operation of the project is consistent with the CO land use designation for the site. c. That the proposed use complies with each of the applicable provisions of the development code; The proposed project complies with the Commercial and Industrial Development. Standards of Section 17.15.040 of the Unified Development Code (UDC), the Permitted Use Chart requirements of 17.13.080 of the UDC, and the Grading Standards outlined in Division 3. Grading of the UDC.. The project requires the approval of a Minor Use Permit for the export of 45,000 cubic yards of earth from the. project site. With the approval of the proposed MUP, the project will be consistent with all regulations established in the City's Unified Development Code. - SECTION 5. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based on the foregoing facts and findings, the Planning Commission recommends that the City Council find as follows: Resolution P09-30 Master Case 08-194 November 3, 2009 Page 7 of 8 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 October 13, 2009, in accordance with CEQA. The public review period was open from October 13, 2009, through November 3, 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 Planning Commission of the City of Santa Clarita; d. The location of the documents and other material which constitutes the record of proceedings upon which the decision of the Planning Commission is made is the Master Case 08-194 project file within the Community Development Department and is in the custody of the Director of Community Development; and 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. NOW, , THEREFORE, BE IT RESOLVED, -by the Planning Commission of the City of Santa Clarita, California, as follows: The Planning Commission recommends that the City Council adopt the Mitigated Negative Declaration and approve Master Case 08-194 (General Plan Amendment 08- 002, Zone Change 08-002, Conditional Use Permit 08-017 and .Minor Use Permit 09- .025) to change the Zoning and General Plan land use designation from Community Commercial (CC) to Commercial Office (CO) to allow for the construction of a 108,139 square -foot medical office building and a four level parking structure on Sierra Highway (APN: 2836-009-076), in the City of Santa Clarita, subject to the attached Conditions of Approval (Exhibit "A"). I1 Resolution P09-30 Master Case 08-194 November 3, 2009 Page 8 of 8 PASSED, APPROVED, AND ADOPTED this 3rd day of November, 2009. CHAIRPERSON TRAUTMAN PLANNING COMMISSION ATTEST:. LISA M. WEBBER, SECRETARY PLANNING COMMISSION STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF SANTA CLARITA I, Lisa M. Webber, Planning Commission Secretary of the City of Santa Clarita, do hereby certify. that the foregoing Resolution was duly adopted by the Planning Commission of the City.of Santa Clarita at a regular meeting thereof, held on the 3rd day of November, 2009, by the following vote of the Planning Commission: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: PLANNING COMMISSION SECRETARY S:\CD\CURRENT\!2008\08-194\08-194 PC Resolution.doc 20 EXHIBIT "A" RESOLUTION P09-30 ; 4 CITY OF SANTA CLARITA MASTER CASE 08-194 CONDITIONS OF. APPROVAL GENERAL CONDITIONS GCL The approval of this project shall expire if the approved use is not commenced 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). GC2. 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.C.ity. 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. GC3. 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. GC4. 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. GC5.. This approval shall not be effective for any purpose until the permittee and the owner of the property involved (if other than the permittee) have filed with the Director of Community Development, their affidavit stating that they are aware of, and agree to accept, all of the conditions of this approval. Master Case 08-194 Page 2 of 16 PLANNING DIVISION. PL1. The applicant is granted approval to construct a 108,139 square -foot medical office building in accordance with the site plan, elevations, preliminary landscape plan, conceptual drainage plan, floor plans, elevations, and color and materials boards. The building shall not exceed 48'-0" in height. PL2. The applicant is granted approval to construct.a 48'-0" high, four story parking structure to provide the required parking on the project site. The approved medical office use shall provide parking at a minimum of one parking stall to each 200 square feet of medical office space on the project site. A minimum of 541 parking stalls shall be provided on the project site at all times. PL3. The applicant shall provide 360 degree architecture for all portions of the medical office . building and on all exposed portions of the parking structure. PL4. Prior to the export of any earth from the project site, the applicant shall obtain the approval of a haul route from the Public Works Division. The haul route shall outline the days and . hours of hauling. The applicant is responsible for any street cleaning required as a result of the transportation of the earth on the City's roadways. PL5. The applicant shall comply with all of the mitigation measures identified in the Initial Study and Mitigated. Negative Declaration prepared for the project. PL6. Any modifications to the approved plans must be submitted to the Planning Division for review and may require additional review. PL7. 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. PL8. All lighting shall be down lit and shall not create light or glare impacts to the surrounding 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. PL9. The applicant shall provide a minimum of one (1) bicycle parking stall for every 20 vehicle parking stalls: PL10. The applicant shall provide preferred carpool/vanpool parking to the satisfaction of the Director of Community Development. Z2 Master Case 08-194 Page 3 of 16 Landscape Comments PL11. Prior to issuance of grading pennit(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). PL12. 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. PL13. 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. PL14. The landscape plan shall conform to all current Municipal Code /Unified Development Code requirements for landscaping. Applicable code sections include but are not limited to: (a) § 17.15.040((A)(4) (property development standards for commercial and industrial zones); (b) § 17.28 (drainage and terracing/erosion control); and (c) § 13.76 (parkway trees). PL15. Required Landscape Plan Elements. Final landscape plans shall contain all elements as listed in the checklist for preliminary landscape plans, and shall confonn 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. 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. Where parking and/or drive aisles abut walls, fences, property lines, or walkways, 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. except as permitted by the Director of Community Development (Municipal Code § 17.18.070(E)(9)). Zi Master Case 08-194 Page 4 of 1.6 iv.. A landscape planter shall not be required along the south side of the building pursuant to Section 17.18.070(E)(9) of the UDC. v. 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. (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://groiups.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 § 17.28MO(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 Sierra Highway shall conform to Municipal Code § 13.76.110 et seq (Parkway Tree Influence Area) and City Ordinance 92-38 (Parkway Influence Area). The property owner/manager/homeowners' association shall irrigate and maintain these trees according to City standards. /A Master Case 08-194 Page 5 of 16 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. 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. Post Planning Approval PL16. 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. PL17. Prior to painting or stucco of 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. PL18.. 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. ENGINEERING DIVISION General Requirements 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 permits, a Certificate of Compliance prepared by or under the direction of.a person licensed to practice land surveying in the State of California shall be recorded in the Office of the County Recorder. The Certificate of Compliance shall be processed in compliance with applicable City of Santa Clarita, County of Los Angeles, and State of California Codes. Master Case 08-194 Page 6 of.16 Grading, Drainage & Geology Requirements 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. The site plan shows an export of 45,000 cubic yards of dirt from the project. 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. 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 issuance of grading permit, the applicant shall .pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000, which maybe increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. D. Prior to building final, 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. ENS. Prior to grading permit; the applicant shall obtain a notarized Acceptance of Drainage Forrn from adjacent property owners if drainage is being diverted to an adjacent property. EN6. 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 Z-0 Master Case 08-194 Page 7 of 16 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. ENT 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. Street Improvement Requirements EN8. All streets shall be designed in accordance with the City's Unified Development Code and street design criteria; construction shall be completed prior to building final. EN9. 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, oak tree report and conditions of approval and obtain encroachment permits from the Engineering Division. EN10. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site shall be installed underground. ENI 1. 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: . EN 12. Prior to issuance of building permits, the applicant shall record a "Summary Public Street Vacation" vacating excess street right-of-way of more than 58 feet from centerline on Sierra Highway fronting the project site, as directed by the City Engineer. EN 13. Prior to issuance of building permits, the applicant shall dedicate sidewalk_ easements sufficient to encompass ADA requirements for sidewalks installed with drive approaches in accordance with the current City standard APWA 110-1, Type C, or equivalent. EN14. 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%. Master Case 08-194 Page 8 of 16 Construction details shall be shown on the street plan providing a transition no greater than this maximum. EN15. Prior to issuance of building permits, the applicant, shall provide easements for all utility companies for the proposed vacated area. EN 16. Prior to building final, the applicant shall construct the following street improvements along the frontage of the project site, as directed by the City Engineer Inverted Curb &Base &Street iStreetSidewalkpLandscaped Street Name IShoulder 1Gutter Paving ILights 'Trees (5'mm) Imedian Sierra Highway IX IX IX X IX EN 17. Prior to building final, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and refurbish pavement on streets within or abutting the project, to the satisfaction of the City Engineer. Sewer Improvement Requirements EN 18. Prior to issuance of building permits, 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. EN 10: 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. EN20. 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. EN21. Prior to building final, the applicant shall construct all sewer upgrades in accordance with the approved sewer area study, to the satisfaction of the City Engineer. Bonds, Fees and Miscellaneous Requirements EN22. 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. Building final. shall be .withheld if the improvements. are not completed. al Master Case 08-194 Page 9 of 16 EN23. 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 Eastside B&T District. The current rate for this District is $16,850. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Commercial = the gross acres (3.3) x the district rate ($16,850) x 5.0 = $278,025 until June 30, 2010. TRAFFIC ENGINEERING DIVISION TEL Adequate sight visibility is required at all project driveways and shall follow the latest Caltrans manual for applicable requirements. This shall be shown on ;all applicable plans prior to issuance of first building permit. TE2. The minimum width of all interior drive aisles shall be 26" feet (unless otherwise required by the Los Angeles County Fire Department) and shall be shown on all applicable plans prior to issuance of first building permit. TE3. All project driveways shall intersect with the adjacent roadway at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown on all -applicable plans prior to issuance of first building permit. TE4. 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. TE5. The location, width and depth of all project driveways and drive aisles shall conform to the approved site plan. This shall be shown on all applicable plans prior to issuance of . first building permit. No additional driveways shall be permitted. TE6. Access at all project driveways on Sierra Highway shall be limited to right -in and right -out only. This shall be shown on all applicable plans prior to issuance of first building permit. TE7. 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. TE8. Prior to issuance of the first building occupancy permit, the applicant shall pay a traffic - signal timing fee for the update of the traffic -signal tuning at up to two intersections in the surrounding area. The cost is $4,000 per intersection ($8,000 total). This fee shall be used to improve. traffic flow and minimize traffic congestion along Sierra Highway, through traffic Master Case 08-194 Page 10 of 16 signal retiming and related infrastructure improvements LOS ANGELES COUNTY FIRE DEPARTMENT FDI. The applicant shall indicate Sierra Highway and Via Princessa on all plans submitted to the Los Angeles County Fire Department. FD2. The applicant shall provide a minimum driveway entrance of 28 feet in width. FD3. Fire Department access width shall be a minimum of 28 feet to within 150 feet of all portions of the building. Please indicate the drive aisle width on all plans submitted to the Los Angeles County Fire Department. FD4. The centerline of the access roadway shall be located parallel to, and within 30 feet of, the exterior wall on at least one side of the building. FDS. Please indicate the location of all existing fire hydrants on Sierra Highway and Via Princessa on the site plans submitted to the Fire Department for review. Additional fire hydrants maybe required if fire flow is determined to be inadequate for the project site. FD6. The applicant shall provide a public fire flow at a rate of 2,500 gallons per minute @ 20 psi. BUILDING AND SAFETY DIVISION General Comments BS1. At the time of application for a building permit, please submit to the Building and Safety Division the following construction documents for plan review: a. Two sets of plans that include architectural, structural, mechanical, electrical and plumbing plans. b. Two sets of truss drawings & calculations, if used. c. 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. coin. BS3. All new non-residential buildings and additions will require a soils and geology investigation report. The report shall be formally submitted to the Development Services Division (Engineering) for review and approval. Include one copy of the report to Building and Safety when the plans are submitted for review. �0 Master Case 08-194 Page 11 of 16 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. BS6. All of the disabled access requirements includingsite 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. BSB. 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 Fire Prevention Bureau, d. L. A. County Sanitation District, e. L. A. County Environmental Programs (Industrial Waste), An agency referral list is available at the Building and Safety public counter. BS9. 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 10. The footings for all new buildings and other structures, including retaining walls and fences, shall be setback from any adjacent ascending or descending slopes. See section 1805.3 CBC and/or the Slope Setback handout. 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'/ ".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. i Master Case 08-194 Page 12 of 16 Specific Comments BS 12. In Medical Office Buildings (MOB) if any future tenants will be a licensed medical clinic, the building shall comply with OSHPD 3 requirements. Those projects shall be identified as a "medical .clinic" at the time of plan submittal of those tenant improvement plans. BS13. If any future tenants in the MOB will be specializing in services to the mobility impaired, additional accessible parking spaces (equal to 20%) may be required (CBC 1129B.2). BS 14. Regarding the building area justification shown on the plan, please note the following: a. The site plan shows a 5 -foot setback to the MOB. This allows for only 15% of the exterior wall to have openings. b. The site plan shows a 5 -foot setback to .the parking structure from the property line. This does not allow those exterior walls to have unprotected openings as needed for. natural ventilation (assuming the parking structure is not sprinklered). BS15. The applicant shall ensure that electrical and janitorial rooms do not open into the vertical stair enclosures. BS16. The applicant shall ensure that tenant spaces 1-E, 2-E, and 3-E will have proper exiting on the building plans submitted to the Building and Safety Division BS 17. The applicant shall ensure that the unloading zones on the south wall of parking levels 1 and 2 are aligned to coordinate with the center parking stall unloading zones. Additional Information BS 18. Each separate structure, such as trash enclosures, fences, retaining walls, shade structures require separate buildingpermits. These other structures need not be on separate plans, but may be part of the same plans for the project. BS 19. 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. BS20. Prior to submitting plans to Building and Safety, please contact Deanna Hamrick, (661) 255- 4935, for project addressing. BS21. 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 Master Case 08-194 Page 13 of 16 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. TRANSIT DIVISION TRL There is fixed route bus service between the hours of 4 a.m. and 11 p.m. on Sierra Highway daily. TR2. At this time the Transit Impact Fee does not apply to commercial or industrial developments. This fee is currently under revision. Applicant shall pay the fee in place at the time of building permit issuance. TR3. Due to the proposed use of the project, the applicant shall provide a dedicated passenger loading and un -loading area on-site capable of accommodating a van with the approximate dimensions of. 9'h x 8'w x 23'1. In addition, there should be an 8' free and clear area for wheelchair access to the front door of the van. Please contact the Transit Division for additional information regarding this comment/condition. ENVIRONMENTAL SERVICES DIVISION ESI.. Based on the square footage of the proposed building, provide sufficient trash enclosures to house at least eight 3 -yard bins. Four of the bins should be reserved for recyclable materials only. ES2. The enclosure(s) should .be shown on the site plan with dimensions, consistent with the surrounding architecture and shall be constructed with a solid roof. The enclosure(s) shall be located to provide convenient pedestrian and collection vehicle access. The underground parking structure is an inappropriate location for the bins unless it provides a minimum of 20 feet overhead clearance. ES3. Applicant may use compactors in place of the eight 3 -yard bins. The compactors must have equal or greater capacity to the eight 3 -yard containers (24 cubic yards). A minimum of 12 cubic yards designated for trash and 12 cubic yards designated for recycling. ES4. All new construction projects valuated greater than $500,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. ES5. If the project is valuated above $500,000 the applicant shall: . Master Case 08-194 Page 14 of 16 • Divert a minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D materials. • 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. . ES6. 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 SDI. No on-site, private property landscaping will be maintained by the Landscape Maintenance District (LMD) unless otherwise stated in the comments below. SD2.. Prior to grading permit issuance, the applicant shall submit for approval by the Deputy City Manager, Director and Administrative Services, landscaping and irrigation plans for the southwestern edge of the property abutting SR14 on-ramp and property fronting Sierra Highway. These areas are to be included in a local LMD zone and the applicant shall record a landscaping maintenance easement on this property. SD3. Irrigation for the landscaping on the southwestern edge of property abutting SR14 on-ramp and property fronting Sierra Highway shall be connected to a separate water meter that will be turned over to the LMD at the same time as the landscaping, following established City landscaping turn -over procedures. SD4. 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'. URBAN FORESTRY DIVISION UF1. Parkway trees shall be required within the public right-of-way along the frontage of Sierra Highway. Should the applicant obtain additional property for this project, parkway trees shall be required along.the frontage of all, major streets and thoroughfares. UF2. . Parkway trees shall be spaced evenly at 30 feet on center and planted according to the City of Santa Clarita Tree Planting and Staking Detail Sheet and the APWA (American Public Works Association) Standard Plans for Public Works Construction (Section 5, 520-3). Master Case 08-194 Page 15 of 16 UF3. All parkway trees shall meet and /or exceed the California Department of Forestry and Fire Protection Specification Guidelines for Container -Grown Landscape Trees. UF4. All trees planted within the public right of way shall be approved by the City of Santa Clarita Urban Forestry Division prior to installation. Any tree which is not approved shall be returned by the applicant and/or their contractor. The applicant must notify the Urban Forestry Division 48 hours prior to the scheduled delivery date to allow for inspection. UFS. Parkway trees which have been topped or headed back prior to planting will not be accepted. All trees must have their natural canopy. UF6. All trees planted within the public right-of-way shall be a minimum size 24" box container grown tree. Once planted and properly staked, the applicant shall remove all nursery stakes from the trees. UFT The applicant shall be required to install and maintain irrigation to all trees planted within the public right of way'..Irrigation to trees shall be bubbler type irrigation only. Overhead irrigation shall not be permitted to come in contact with the trunk or canopy of any tree. UF8. The applicant shall be required to install 24 -inch lineal root barrier along the edge of all concrete tree wells. The root barrier shall be installed per the manufactures . recommendations. For landscaped parkways 24 -inch root barriers shall be installed in 15 - foot sections centered. with the trunk of the parkway trees. UF9. For landscaped parkways, the applicant shall be required to install a minimum 36" diameter mulched tree well at the base of each parkway tree. 24" inch lineal root barriers shall be installed in 15' foot sections centered with the trunk of each parkway tree. OF 10. Prior to the issuance of final occupancy, the applicant shall be required to provide a final landscape plan or an approved spread sheet with GPS information related to all parkway trees planted within the public right of way. Information shall included their exact location, genus and species of each tree, trunk diameter and height of each tree at the time of planting as needed for inventory. UF11. The applicant is advised that parkway trees may not be pruned for sign visibility. Any requested trimming of parkway trees shall be coordinated through the Urban Forestry Division. UF12. The applicant shall be required to incorporate native species of oak and sycamore along the west and north slopes of project site. Native species of oak may include Coast live oak (Quercus agrifolia),.Canyon oak (Quercus chrysolepis) and Blue oak (Quercus douglasii). The native sycamore is California sycamore (Platanus racemosa). Master Case 08-194 Page 16 of 16 UF13. Irrigation to all oak trees shall be direct contact irrigation (bubblers) only. Overhead irrigation shall not be permitted to come in contact with the. trunk or, canopy of any tree. UF14. Prior to grading (or as required by the Community Development Department), the applicant shall submit a final landscape plan which addresses all of the above comments and requirements. S:\PED\CURREN R!2068\08-194\08-194 Conditions.doc CITY OF SANTA CLARITA MITIGATED NEGATIVE DECLARATION [X] Proposed [ ] Final MASTER CASE NO: Master Case 08-194 PERMIT/PROJECT NAME: General Plan Amendment 08-002; Zone Change 08-002; Conditional Use Permit 08-017; and Minor Use Permit 09-025 APPLICANT: Canyon Hills Development, LLC Attn: Mark Oliver 26650 The Old Road, #300 Valencia, CA 91355 LOCATION OF THE PROJECT: The proposed medical office building is located on the west side of Sierra Highway, just north of the Via Princessa and Sierra Highway intersection and immediately north of the southbound on-ramp for State Route 14 at Via Princessa (APN:2836-009-076) in the Commercial Office (CO) zone of the City of Santa Clarita. DESCRIPTION OF THE PROJECT: The proposed project includes the construction of a 108,139 square -foot, 48'- 0" high medical office building and a 48'-0" high, four level parking structure. The proposed project requires the approval of a Conditional Use Permit to exceed 35'-0" in height for the proposed structures, a Minor Use Permit to export up to 45,000 cubic yards of earth from the project site, and a Zone Change and General Plan Amendment to change the General Plan Land Use and Zoning designation on.the project site from Community Commercial (CC) to Commercial Office. (CO). ----------------------------------------------------------------------------- Based on the information contained in the Initial Study prepared for this project, and pursuant to the requirements of Section 15070 of the California Environmental Quality Act (CEQA), the City of Santa Clarita [X] City Council [ ] Planning Commission [ ] Director of Planning and Building Services finds that die project as proposed or revised will have no significant effect upon the environment, and that a Mitigated Negative Declaration shall be adopted pursuant to Section 15070 of CEQA. Mitigation measures for this project [ ] Are Not Required [X] Are Attached [ ] Are Not Attached ------ ---------- ------------ ---------- Lisa M. Webber, AICP PLANNING MANAGE Prepared by: Patrick Leclair, Associate Planner ( ignature) (Name/Tit.le) Approved by:`t t; P-w,..J Sharon Sorensen, Senior Planner. (Signature) (Name/Title) ---------------------------------------==-----=------------------------------ ----------------------------------------------------------------------------- Public Review Period From October 13, 2009 To November 3, 2009 Public Notice Given On October 13, 2009 [X] Legal Advertisement [X] Posting of Properties [X] Written. Notice ----------------------------------------------------------------------------- ----------------------------------------------------------------------------- CERTIFICATION DATE: S:\CD\CURRi✓N'il!2008\08-194\08-194 MND.doc Project Title/Master Case Number: Lead Agency name and address: Contact person and phone number: INITIAL STUDY CITY OF -SANTA CLARITA Master Case 08-194 General Plan Amendment 08-002 Zone Change 08-002 Conditional Use Permit 08-017 Minor Use Permit 09-025 City of Santa Clarita. 23920 Valencia Blvd, Suite 302 Santa Clarita, CA 91355 Patrick Leclair Associate Planner (661) 255-4330 . Project location: The proposed medical office building is located on the west side of Sierra Highway, north of the intersection of' Via Princessa and Sierra Highway. The project site is immediately north of the Via Princessa on-ramp to southbound State Route 14 (APN: 2836- 009-076) in the City of Santa Clarita, Los Angeles County, CA. Applicant's name and address: Existing General Plan designation: Proposed General Plan designation: Existing Zoning designation: Proposed Zoning designation Description of setting and project: Community Commercial (CC) Commercial Office (CO) Community Commercial (CC) Commercial Office (CO) This initial study was prepared pursuant to the California Environmental Quality Act (CEQA) for a Zone Change (ZC), General Plan Amendment (GPA), Conditional Use Permit (CUP), and Minor Use Permit (MUP) for the. construction of a 108,139 square -foot medical office building. The project site is located on the west side of -Sierra Highway, north of the intersection of Via Princessa and Sierra Highway (APN: 2836-009-076). The project site is located immediately north of the southbound on -camp to State Route 14. The project site is surrounded by an existing restaurant (Chi Chi's Pizza) to the north, vacant land to the east (across Sierra Highway), vacant land (across the southbound on-ramp to SR14) to the south, and a developed business park to the west. The project site is designated as Community Commercial (CC) on the City's Zoning and General Plan Maps. The project site is surrounded by property with the Zoning and General Plan land use designation of CC to the north, east, and south, and with the Business Park (BP) designation to the west. State Route 14 is located to the east of the project site and a Metrolink rail line is located to the north of the project site. The project site consists of 3.3 acres of vacant, disturbed land in the Community Commercial (CC) zone. The project site has been previously graded as a part of the construction of the southbound on-ramp to SR14 from Via Princessa located to the south of the project site. The project site.slopes up from the north and western property lines at a 2:1 Slope, up to a roughly 40,000 square -foot manufactured flat pad approximately 20'-0" above the existing grade of Sierra Highway and equal to the grade of the existing on-ramp to the south of the project site. The lowest portion of the site is roughly located at an elevation of 1,408 feet above mean sea level at the southwest corner.of the project site with the high point of the project site measuring at 1,488 feet above mean sea level on the east side of the project site. Grading will consist of 54,280 cubic yards of cut and 9,295 cubic yards of fill. The project will require the export of approximately 45,000 cubic yards of earth. Initial Study Master Case 08-194. Page 2 of 43 The proposed project would allow for the construction of a 108,139 square -foot medical office building. The proposed building will be three stories in height with a building foot print of 36,445 square feet. A four-story parking structure will. be built to the west of the medical office building to accommodate 559 parking stalls. The top level of the parking structure will be built at grade and will take advantage of the rear slope to circle down in the counter clockwise direction to the bottom level at roughly the same grade as the neighboring parcels to the west of the project site. The project site will take access on Sierra Highway. The southern driveway will accommodate both right -in and right -out access while the northern driveway will accommodate right -out access only. A covered patient pick-up and drop-off will be located on the front of the building. A 28'-0" driveway will travel along the south side of the building, around to the parking structure to the rear (west) of the medical office building.. To develop the proposed project, a General Plan Amendment and Zone Change will be required to change the designation from the existing Community Commercial (CC) to the Commercial Office (CO) designation in order to accommodate this level of development in that it proposes a floor area ratio of 0.15:1. The project will also require, the approval of a Conditional Use Permit (CUP) to construct the medical office building and the parking Structure in excess of 35'-0" in height and a Minor Use Permit (MUP) to export 45,000 cubic yards of earth from the project site. Surrounding land uses: The project site is surrounded by an existing restaurant (Chi Chi's Pizza) to the north, vacant land to the east (across Sierra Highway), the vacant land (across the southbound on-ramp to SR14) to the south, and a developed business park to the west. The project site is surrounded by property with the Zoning and General Plan land use designation of CC to the north; east, and south, and with the Business Park (BP) designation to the west. Other public agencies whose The project plans are subject to approval from the Los Angeles approval is required: County Fire Department. No discretionary approvals from agencies other than the City cif Santa Clarita are requested or required for the project. Initial Study Master Case 08-194 Page 3 of 43 A. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' or a "Potentially Significant Impact Unless Mitigation Measures Incorporated" as indicated by the checklist on the following pages. Aesthetics [ ] Agriculture Resources [X] Air Quality [ ] Biological Resources [ ] Cultural Resources [ ] Geology /Soils [ ] Hazards & Hazardous Materials [ ] Hydrology / Water Quality I ] Land Use/ Planning [ ] Mineral Resources . [X] Noise [ ] Population / Housing [ ] Public Services [ ] Recreation [ ] Transportation/Traffic [ ) Utilities / Service Systems [ ] Mandatory Findings of Significance B. DETERMINATION: On the basis of this initial evaluation: [ ] I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. [X] I find that although the proposed project could have a significant effect orf the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. [ ] I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [) I find that the proposed project MAY have a "potentially significant impact or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. [ ] I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon fe proposed project, nothing further is required. k Leclair, Associate Planner Sharon Sorensen, Senior Planner October 13, 2009 Date October 13, 2009 Date Initial Study Master Case 08-1.94 Page 4 of 43 C. EVALUATION OF ENVIRONMENTAL IMPACTS: I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited. to, primary/secondary ridgelines, trees, rock outcroppings, and historic buildings within a state scenic. highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area? e) Other Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation [X] [J [J [X] II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept, of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of [ ] [ ] [ ] [X] Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a [ ] [ J [ ] [X] Williamson Act contract? c) Involve other changes in the existing environment which, due [ ] [ ] [ ] [X] to their location or nature, could result in conversion, of Farmland, to non-agricultural use? d) Other [ J [ J . [ ] [X.] III. AIR QUALITY - .Where available, the significance criteria established by . the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air [ ] [ J [XJ [ ] quality plan? b) Violate any air quality standard .or'contribute substantially to [ ] I J [X] [ ] an existing or projected air quality violation? 4� Initial Study Master Case 08-194 Page 5 of 43 Potentially Less Than. Less Than. No Significant Significant Significant Impact Impact with Impact Mitigation c) Result in a cumulatively considerable net increase of any [ ] [ ] [X] [] . criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions. that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant [ ] concentrations? e) Create objectionable odors affecting a substantial number of [ ] people? f) Other Climate Change/Greenhouse Gas Emissions [ ] IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect, either directly or through [ ] habitat modifications, on any species identified as a'candidate, sensitive, or special status species in' local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or [ ]. other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected [ ] wetlands as defined by Section 404 of the Clean Water Act. (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct. removal, filling, hydrological interruption, or other .means? d) Interfere substantially with the movement of any native resident [ ] or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting [ ]. biological resources, such as a tree preservation policy or ordinance? Oak trees? f) Conflict with the provisions of an adopted Habitat [ ] Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? �2 I [X] I [X] I [X] Initial Study Master Case 08-194 Page 6 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation g) Affect a Significant Ecological Area (SEA) or Significant Natural Area (SNA) as identified on the City of Santa Clarita [) [ ] [ l [Xl ESA Delineation Map? h) Other [ 1 V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in the significance of a [ ] historical resource as defined in '15064.5? b) Cause a substantial adverse change in the significance of an [ ] archaeological resource pursuant to '15064,5? c) Directly or indirectly destroy or impact a unique [ J paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of [ ] formal cemeteries? e) Other [ ] VI. GEOLOGY AND SOILS — Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Mquist-Priolo Earthquake Fault Toning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? [ iii) Seismic -related ground failure, including liquefaction?. [ ] iv) Landslides? [ ] b) Result in substantial wind or water soil erosion or the loss of [ ] topsoil, either on or off site? c) :Be located on a geologic unit or soil that is unstable,- or that [ ] would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? fI [Xl [] I [Xl I [l [Xl I [J [Xl I [J I [X] I H [X] [] [Xl [] [l [XJ [l [1 [] [XJ [l [X] [] [] [Xl [l =jh Initial Study Master Case 08-194 Page 7 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation d) Be located on expansive soil, as defined in Table 18-1-B of the [ ] 1.1 [X] [ ] Uniform Building Code (1997), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic [ ] tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? f) Change in topography or ground .surface relief features? [ ] g) Earth movement (cut and/or fill) of 10,0.00 cubic yards or [ more? h) Development and/or grading on a slope greater than 10%v [ ] natural grade? i) The destruction, covering or modification .of any unique [ ] geologic or physical feature? j) Other [ ] VII. HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or the environment [ ) through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment [ ] through reasonably foreseeable upset and accident conditions . involving explosion or the release of hazardous materials into the environment (including, but not limited to oil, pesticides,. chemicals, fuels,.or radiation)? c) Emit hazardous emissions or handle hazardous or .acutely [ ] hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous [ ] materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where [ ] such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 44- [] [X] [l [] [XI I [] I [X]. [] I [X] I] [X] I I [X] [] I I [X] [] I [X] [] [] [X] Initial Study Master.Case 08-194. Page 8 of 43 Potentially Less Than _ Less Than No Significant Significant Significant Impact Impact with Impact Mitigation f) For a project within the vicinity of a private airstrip, would the [ ] [ ] [ ] [X] project result in a safety hazard for people residing or working. in the project area? g) Impair implementation of or physically interfere with an [ ] [ adopted emergency response plan or emergency evacuation plan? h) Expose people or strictures to a significant risk of loss, injury [ ] [ ] or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? i) Exposure of people to existing sources of potential health [ ] [ ] hazards (e.g. electrical transmission lines, gas lines, oil pipelines)? j) Other [ ] [ 1 VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge [ ] [ ] requirements? b) Substantially deplete groundwater supplies or interfere [ ] [ substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a. level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or [ ] [ ] area, including through the alteration of the course. of a stream or river, in a manner which would result in substantial erosion or siltation on- of off-site? d) Substantially alter the existing drainage pattern of the site or [ ] [ ] area, including through the alteration of the course of' a stream " or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off- site? e) Create or contribute runoff water which. would exceed the [ ] [ ] capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? [X] I I [X] I [X] I [X] [X] I [X] I �!J Initial Study Master Case 08-194 Page 9 of'43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation g) Place housing within a 1007year flood hazard area as mapped [ ] [ ] [] [X] on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? . h) Place within a 100 -yeas' flood hazard area structures which . [ ] [ ] [ I [X] would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury [ ] [ ] [ I [XI or death involving flooding, including flooding as a result of the.failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? [ ] [ ] [ ] [X] k) Changes in the rate of flow, currents, or the course and [ ] [ ] [XI [ ] direction of surface water and/or groundwater? 1) Other modification of a wash, channel creek or river? [ ] [ ] [ ] [XI m) Impact Stormwater Management in any of the following ways: [ ] [] [X] [ I i) Potential impact of project construction and project post- [ ] [] [X] [ ] construction activity on storm water runoff? ii) Potential discharges from areas for materials storage, [ ] [ ] [X] [ ] vehicle or equipment fueling; vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas or loading docks, or other outdoor work areas? iii) Significant environmentally harmful increase in the flow [ ] [ ] (XI [ ] velocity or volume of storm water runoff? iv) Significant and environmentally harmful increases in [ ] [ ] [X] erosion of the project site or surrounding areas? v) Storm water discharges that would significantly impair or. [ I [ ] [XI [ ] contribute to the impairment of the beneficial uses of receiving waters or areas that provide water quality .benefits (e.g. riparian corridors, wetlands, etc.) vi) Cause harm to the biological integrity of drainage systems, [ ] [ I . • [X] [ ] watersheds, and/or water bodies? vii) Does the proposed project include provisions for the [ ] [ ] [X] [ I separation, recycling, and reuse of materials both during construction and after project occupancy? ha Initial Study Master Case 08-194 Page 10 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation IX. LAND USE AND PLANNING - Would the project: a) Disrupt or physically divide an established community [ ] [ ] [ ] [X] (including a low-income or minority community)? b) Conflict with any applicable land use plan, policy, or [] [] [X] [ ] regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan, natural [ ] [ ] [. ] [X] community conservation plan, and/or policies. by agencies with jurisdiction over the project? X. MINERAL AND ENERGY RESOURCES - Would the project: a). Result in the loss of availability of a known mineral resource [ ] [ ] [ ] [X] that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral [ ] [ ] [ ] [X] resource recovery site delineated on a local general plan, specific plan or other land use plan? c) Use nonrenewable resources in a wasteful and inefficient [ ] [ ] [X] [ ] manner? XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess [ ] [X] [ ] [ ] of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive [ ] [ ] [X] [] groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the [ ] [ ] [X] [ ] project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise [ ] [ ] [X] [ ] levels 'in the project vicinity above levels existing without the ., project? e) For a project located within an airport land use plan or, where [ ] [ ] [ ] [X] such a plan has not been adopted, within two miles of a public airport or public use airport,. would the project expose people residing or working in the project area to excessive noise levels? Initial Study Master Case 08-194 Page I I of 43 Polentially Less Than Less Than No Significant Significant. Significant Impact Impact with Impact Mitigation .f) For a project within the vicinity of a private airstrip, would the [ 1 [ l [ 1 1X1 project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating. the construction of replacement housing' elsewhere (especially affordable housing)? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES - Would the project result in: a) Substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service . ratios, response times or other performance objectives for any of the public services: i) Fire protection? ii) Police protection? iii) Schools? iv) Parks? XIV. RECREATION - Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would.occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? I 11 . 1X1 I [l [l I [Xl [l I [l [Xl [l [l [Xl [l [l [:I [Xl fl [l [l I [Xl. I [l [l [Xl I I 1 11 1X1 Initial Study Master Case 08-194 Page 12 of 43 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation XV. TRANSPORTATION/TRAFFIC — Would the project: a) Cause an increase in traffic which is substantial in relation to [ ] the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service [ ] standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an [ ] increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e. g., [ ] sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access?- f) ccessTf) Result in inadequate parking capacity? [ ] g) Conflict with adopted policies, plans, or programs supporting [ ] alternative transportation (e.g., bus turnouts, bicycle racks)? h) Hazards or barriers for pedestrians or bicyclists? [ XVI. UTILITIES AND SERVICE SYSTEMS.- Would the project: a) Exceed wastewater treatment requirements of the applicable [ ] Regional Water Quality Control Board? b) Require or result in the construction of new water or [ ] wastewater treatment facilities or expansion of existing. facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water [ ] drainage facilities or expansion. of existing facilities,. the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project [ ] from existing entitlements and. resources, or are new or expanded entitlements needed? [] [] [X] [l [X] [] [] [X] [] [] I [X] [] [] [Xl [) [) [X] [.] [X] [ ] [] [] [X] [] 41. Initial Study Master Case 08-194 Page 13 of 43 Potentially Less Than Less Than. No Significant Significant Significant Impact Impact with Impact Mitigation e) Result in a determination by the wastewater treatment provider [ ] [ I. [X] [ ] which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to [ ] [ ] [X] [ ] accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations [ ] [ ] [X] [ ] related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE: a) Does the' project have the potential to degrade the quality of [ ] [ ] [X] [ the environment, substantially reduce the habitat of a fish .or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but [ ] [ ] [XI [ ] cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and' the effects of probable future projects)? c) Does the project have environmental effects which will cause [ ] [ ] [X] [] substantial adverse effects on human beings, either directly or indirectly? VfJ Initial Study Master Case 08-194 Page 14_of 43 D. DISCUSSION OF ENVIRONMENTAL IMPACTS AND/OR EARLIER ANALYSIS: Section and Subsections I Evaluation o1' Impacts I. AESTHETICS a) Less Than Significant Impact: The project site. is located in an urbanized area of the City with existing development on all sides including a restaurant to the north, Sierra Highway to the east, southbound on-ramp to State Route 14 to the south, and an existing industrial/business park to the west of the project site. The site has been previously disturbed as a part of prior grading activity for the SR14 on-ramp to the south of the project site. While the proposed project will alter the existing condition of the project site for the construction of the proposed medical office building, it is not located in proximity to any scenic vistas. Therefore, development of the project site will have a less than significant impact on a scenic vista. b) No Impact: The project site is not located on, or adjacent to, any state scenic highway. Potential scenic resources in the vicinity of the project site include the Santa Clara River located approximately 0.3 miles to the northwest of the project site beyond the existing industrial park. No historic buildings. or rock outcroppings are located on or near the project site. Since the project site is not located on any state scenic highway, the project will not impact any scenic resources. Therefore, the proposed project would have no impact on scenic resources. c) Less Than Significant Impact: The project site is currently vacant and has been previously disturbed by previous development activity associated with the SR 14 on-ramp to the south of the project site. The proposed project will alter the visual character of the project site by constructing a 108,139 square -foot, three= story medical office building and a four story parking structure. The medical office building will be 48'-0" in height and the parking structure will be 48'-0" in height. The project will be visible from views west of the project site including views from Whites Canyon, views fmroVia Princessa traveling east fifi om Whites Canyon, and from views to the northwest of the project site along the Santa Clara River Trail. Visual simulations were prepared to identify the potential impacts associated with the project from these views. Based on the simulations, views of the proposed parking structure will be obscured from all views to the west of the project site, and the proposed medical office buildings will be obscured by various buildings and existing landscape. The medical office building will be visible most prominently from the Sierra, Highway corridor. However, the building will. be obscured by views traveling north on Sierra Highway by the existing freeway on-ramp located to the south of the project site. Buildings .to the north of the project site are a mixture of single and two-story structures. The proposed building will provide 360 -degree architecture with an architectural scheme consistent with the Community Character and Design Guidelines of the City of Santa Clarita. To further enhance the design of the project site, landscapingwill be installed on the project site to soften views of the proposed building and parking structure. Therefore, the proposed project is anticipated to have a less than significant impact to the visual character of the project site. d) Less Than Significant Impact: The proposed project includes a 108,139 square -foot medical office building, including the .proposed four-story parking structure. Typical lighting impacts are found with the construction of on-site i� Initial Study Master Case 08-194 Page 15 of 43 parking lot lights. Given that the project will include a parking structure, .the majority.of the lights associated with parking will be enclosed within the structure. In accordance with the City's UDC, the proposed outdoor light sources will be covered and facing down in order to minimize creation of glare and ambient light sources that could impact surrounding residential areas. Therefore, the project would cause a less than significant impact associated to lighting or glare. e) Other: The project would not cause.arly other aesthetic impacts. II. AGRICULTURE a) No Impact: There are currently no agricultural operations being conducted on RESOURCES the project site, and the City of Santa Clarita's General Plan does not identify any important farmlands or any lands for.farmiand use. The project site is currently zoned Community Commercial with a proposal to change the zoning and General Plan designation to Commercial Office. Further, the project site is not within an area of Prime Farmland, farmland of Statewide Importance, Unique Farmland, J Grazing Land, or Farmland of Local Importance as identified by the California Department of Conservation, Division of Land Resource Protection on the Los Angeles County Important Farmland 2002 map (California Department of Conservation, Division of Land Resource Protection, 2004).. Therefore, the proposed project would have no impact to Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. b) No Impact: The City of Santa Clarita does not have any agricultural zoning designations, nor does the City's General Plan identify any agricultural land use designations. Further, there is no Williamson Act contract land in the City. Therefore, the proposed project would not conflict with zoning for agricultural use or Williamson Act contracts, and would have no related impacts. c) No Impact: The vacant project site is not currently, used for agricultural purposes, nor are there any agricultural uses in the project vicinity. Furthermore, the proposed project would not, in any way, hinder the operations of any existing agricultural practices. Therefore, the project will not have an impact that could result in conversion of farmland to non-agricultural use. d) Other: The project would not cause any other impacts to agricultural resources. III. AIR QUALITY a) Less than Significant Impact: According to the SCAQMD (1993), there are two key indicators of'AQMP consistency: 1) that the project will not result .in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP; and 2) whether the project will exceed the assumptions in the AQMP based on the year of project build out and phase.(SCAQMD CEQA Guidelines, 1993, Page 12-3). As shown in III b -c, the proposed project's emissions are less than SCAQMD's thresholds of significance which have been designed to ensure that development will not increase the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. Initial Study Master Case 08-194 Page 16 of 43 The.proposed project is a medical office use that is intended to serve the existing population of the Santa Clarita area. Although the proposed project includes a request for a change in zoning from Community Commercial (CC) to Commercial Office (CO) for the project site, and has a larger proposed floor area ratio than would be allowed under the existing CC zoning, the project is not growth inducing but is.rather intended to be responsive to the population assumptions of the AQMP. The proposed project is not a housing project and would not exceed Southern California Association of Governments (SCAG).growth projections upon which regional air quality planning is based. Consequently, the project would not conflict with or obstruct implementation of the Air Quality Management Plaii for the South Coast Region. b and c) Less than Significant Impact: The project site is within the South Coast .Air Basin, which includes all of the non -desert portions of Los Angeles County. Although air quality in the Southern California region continues to improve as additional pollution controls are implemented, the air basin remains a non - attainment area for both the federal and state standards for ozone, fine particulate matter less than 10 microns in diameter (PMio), and fine particulate matter less than 2.5 microns in diameter (PMI -5). Ozone is a pollutant that is formed by a chemical reaction involving reactive organic. gasses (ROG) and nitrogen oxides (NOx) in the presence of sunlight. The proposed development would generate vehicle trips and increase consumption of electricity and natural gas, which would generate air pollutant emissions. Such emissions ,would have the potential to adversely affect local and regional air quality. The South Coast Air Quality Management. District (SCAQMD) has adopted numeric thresholds for various "criteria" air pollutants that are used to assess a project's impact to regional air quality. A project's impact on regional air quality is considered significant if project operation would result in emissions exceeding: • 55 pounds per day of reactive organic gasses (ROG) • 55 pounds per day of nitrogen oxides (NOx) • 550 pounds per day of carbon monoxide (CO) • 150 pounds per day of PMI() • 55 pounds per day of 13N,.5 • 150 pounds per clay of sulfur oxides (SOx) . The URBEMIS2007 (Version 9.2.4) air quality model produced by the California Air Resources Board (ARB) was used to estimate emissions associated with operation of the proposed project: The results of the modeling are included as Appendix A of this document; and the estimated area and operational pollutant emissions are shown in Table III -1. The project's proximity to transit has been accounted for in the URBEMIS2007 model run. There are 8 transit stops within '/4 mile of the project site that total 229 daily bus stops and 22 claily light rail (Metrolink) stops. As detailed in the Traffic Study for the project: Public transportation in the study area is provided by the Santa Clarita Transit Authority (SCTA). SCTA provides routes i, 2 on Soledad Canyon Road and Sierra Highway in the project vicinity MENIFRIM I WOR Initial Study Master Case 08-194 Page 17 of 43 F4 and route 5, 6 on Soledad Canyon Road and Sierra Highway providing access to City bus station links and access to the Metrolink rail station. A Metrolink station is located nearby along Via Princessa between Sierra Highway and Whites Canyon. This station is within walking distance of the proposed medical center. In addition to these local lines the City of Santa Clarita provides regional access with commuter lines 747 to/from downtown Los Angeles, 791 to/from Warner Center, 792 to/from Century City, 793 to/from Van Nuys, 795 to/from Lancaster/Palmdale, 796 to/from Warner Center, 797 to/from UCLA/Westwood/Century City, 798 to/Prom Van Nuys/Sherman Oal(s, and 799 to/from. Downtown. As shown in Table III -1, project -generated emissions during operation would be less than SCAQMD thresholds for all five criteria air pollutants.. Consequently, the project's impact on regional air quality is not considered significant. Tahle III -I Area and Operational Air Pollutant Emissions/SCAQM) Regional Threshold Comparison Matrix Emissions Emissions (Ibs/day) Threshold Threshold Pollutant (Ibs/day) With Standard (lbs/day) Exceeded? Unmitigated Conditions ROG 29.19 27.86 55 No NO, 46.36 44.09 55 No CO 318.87 303.88 550 No SO2 0.31 0.30 150 No PMip 61.78 58.90 150 No PM2.5 12.02 11.46 55 No Emissions calculated using URBr.MIS2007 computer model, Colifornia Air Resources Boord. See A 3pendU A for model outputs. In addition to operational emissions, construction of the proposed project would generate air pollutants, Construction -induced air pollutants include fugitive dust (PMio and PM2.5) fi-om earth movement and equipment exhaust,. which includes NOx, ROGs and CO. Of note, SCAQMD's Rule 403, which regulates/limits the generation of fugitive dust (particulate matter) during construction, would apply to the project. The following mitigation measures would ensure compliance with SCAQMD rules and regulations applicable to construction in the Air District. The effect of these conditions, which are listed as mitigations AQ -1 to AQ -4 below, is also shown in Table III -1: Mitigation Measure III -1: During grading and construction, fugitive dust emissions shall not exceed the performance standards in SCAQMD Rule 403. Mitigation Measure III -2: During grading and construction, active areas and haul roads shall be watered at least twice (2x) per day. ation Measure III -3: Disturbed surfaces shall be maintained in a stabilized Initial Study Master Case 08-194 Page 18 of 43 condition using water or other chemical dust suppressant to prevent fugitive dust emissions to the maximum extent possible. Mitigation Measure III -4: Vehicles on-site shall not travel at speeds greater than 15 miles per hour.. Fable III -2 compares the project's construction emissions as estimated with the URBEMIS 2007 model to the SCAQMD's significance thresholds, which are: • 75 pounds per day of reactive organic: compounds (ROC) • 100 pounds per (lay of nitrogen oxides (NOx) • 550 pounds per clay of carbon monoxide (CO) • 150 pounds, per day of PMio • 55 pounds per day of PM-, • 150 pounds per day of sulfur oxides (SOx) As shown in Table III -2, after .mitigation, construction of the proposed 'project would be less than SCAQMD's thresholds for all five criteria pollutants. Consequently, the project's construction impact to regional air quality is less than significant. Table III -2 Construction Air Pollutant Emissions/SCAQMD Regional Threshold Comparison Matrix Peak Day Peak Day Emissions Pollutant Emissions Mtigated itig Threshold Threshold Unmitigated.. ay) (ibs/day) Exceeded. (lbs/day) ROG 70.21 70.21 75 No NO, 59.61 59.61 100 No CO 29.56 29.56 550 No .S02 0.03 0.03 150 No PM10 19.5 10.48 150 No . Pm"s 6.21 4.33 55 No Emissions calculated using URBEM/S2007 computer model, California Air Resources Board. See Appendi.v A for model oluptus. 7 h maxiMmn daily emissions for each pollutant are presented. The highest emissions will occur during different construclion phases far different pollutants. ror example, the highest ROG emissions would occur during building construction, while the highest NOx emissions would occur dining fine grading of rhe site. In addition to the regional significance 'thresholds, 'the SCAQMD identifies localized significance thresholds (LST) for stationary pollutant sources and construction sites. Since the proposed project would not be a stationary pollutant source, only the construction LSTs apply to this project. The appropriate LSTs vary on a project -by -project basis depending on the project's location, the acreage of the construction site, and the distance to the nearest sensitive receptor. The proposed project would be located on a 3.3 acre site. Therefore, for this project, the most stringent LSTs for the Santa Clarita Valley, are for a 2 -acre site, where sensitive receptors are at least 200 meters. from the site. Table III -3 compares the peak -day constRiCtion emissions to the relevant LSTs. As shown in this table, without mitigation the proposed project would not generate r'JJ Initial Study Master Case 08-194 Page 19 of 43 9 pollutants in excess of the LSTs. Therefore, the proposed project's impact on local air quality is less than significant. Table iiI-3 Construction Air Pollutant Rmissions/SCAOVID LST Comparison Matrix Pollutant Peak Day Emissions (Ihs/day) Threshold (lbs/day) Threshold Exceeded? NO, . 59.61 190 No CO 29.56 3,108 No PM 10 19.5 59 No r7��.5 6.21 20 No d) Less than Significant Impact: The closest sensitive receptors to the project site are the residential uses to the north of Lhe project site, located between the Santa Clarita River and the rail line, which are located more than 240 meters From the project site. As discussed above in. part IIIb -c), both the operational and construction impacts of the project were found to be below SCAQMD pollutant emission thresholds. In particular, the project's emissions were found to be below the LSTs and, as such, the proposedproject is not anticipated to cause localized concentrations of air pollutants to reach 'unhealthful levels. Therefore, the proposed project, after mitigation, would not cause sensitive receptors to be exposed to substantial pollutant concentrations, and the project's impact on sensitive receptors is less than significant. e) Less than Significant Impact: The proposed project is not anticipated to generate objectionable odors other than potential short-term odors from construction equipment and occasional localized odors. from food refuse areas. Such odors are anticipated to dissipate rapidly and would not noticeably affect any residential uses. Therefore, the proposed project's odor impacts are less than significant. f) Less than Significant with Mitigation: "Greenhouse gases" (so called because of their role in trapping heat near the surface of the earth) emitted by human activity are implicated in global climate change, commonly referred to as "global warming." These greenhouse gases contribute to an increase in the temperature of the earth's atmosphere by transparency to short wavelength visible sunlight, but near opacity to outgoing terrestrial long wavelength heat radiation. The principal greenhouse gases (GHGs) include carbon dioxide (CO,), methane, and nitrous oxide. Collectively GIIGs ire measured as carbon dioxide equivalent (CO2e). Fossil fuel consumption in the transportation sector (on -road motor vehicles, off- highway mobile .sources, and aircraft). is the single largest source of GHG emissions, accounting for approximately half of G14G emissions globally. Industrial and commercial sources are the second largest contributors of GHG emissions with about one-fourth of total emissions. , California has passed several bills and the Governor has signed at least three executive orders regarding greenhouse gases. GHG statues and executive orders (EO) include Assembly Bill (AB) 32, Senate 13 ill (SB) 1368, Executive Order (EO) S-03-05, Iso S-20-0,6 and EO S-01-07. AB 32, the California Global Warming Solutions Act of 2006, is one of the most Initial Study Master Case 08-194 Page 20 of 43 significant pieces of environmental legislation that California has adopted. Among other things, it is designed to maintain California's reputation as a "national and international leader on energy conservation and environmental stewardship." Most notably AB 32 mandates that by 2020, California's GHG emissions be reduced to 1990 levels. The SCQAMD has adopted a "Draft Guidance Document — Interim CEQA Greenhouse Gas (GHG) Significance Threshold." This document establishes a draft GHG Significance Threshold for projects where the SCAQMD is the lead agency. While the SCAQMD is not the lead agency for the proposed project, the SCAQMD's threshold is utilized in this CEQA document for comparative purposes. The SCAQMD's draft GHG Significance Threshold establishes a 5 -tier threshold flowchart, with Tier 3 identifying a screening threshold of 3,000 metric tons per year (MT/yr) of CO,e for commercial projects. The project's GHG emissions were calculated using the URBEMIS2007 model along with manual calculations for electricity and natural gas demand. Manual calculations were also used to estimate the project's methane and nitrous oxide emissions. The project's GHG calculation spreadsheets are included in Appendix 13 of this document. As shown in Table III4, the proposed project is estimated to generate 6,899 MT/yr Of COZe, which exceeds the SCAQMD's screening threshold. ']able III -4 Unmitigated Project Greenhouse Gas Emissions Tons oI' CO2 Equivalents Operation Project Traffic 5,877.40 Electricity 861.17 Natural Gas Eighty-five percent (85%v) of the annual GHG emissions attributed to the project would result .fi-om vehicle trips to and from the proposed ,facility. It should be noted that many of these trips would occur with or without the project, as patients would seek medical care elsewhere if the.facility were not built. Additionally, the project would provide medical office space in an area of the City that is currently underserved. As such, the proposed facility would provide an opportunity for residents to meet their medical needs locally, thus, potentially reducing their vehicle miles traveled. The following mitigation measures would reduce the project's GHG emissions to a less than significant level: __143.67 Project Construction amortized over 30 years CO2 17.17 TOTAL 6,899.41 Sources: Traffic Emissions are from the IJRI3EMIS 2007 Computer model. Estimates for electricity are based on standard generation rates and use is converted to CO2 Equivalents using factors from Tables C2 and C3 of the California Climate Action Registry General Reporting Protocol, Version 3.0, April 2008. Estimates for natural gas are from the area source estimate from the iJRBEMIS 2007 Computer model.- Initial Study Master Case 08-194 Page 21 of 43 Mitigation Measure III -5: The project shall provide bicycle parking at a ratio of at least I bicycle space for every 20 vehicle spaces. Mitigation Measure I1I-6: The project shall provide preferred parking. for carpools and vanpools. Mitigation Measure III -7: "The building operator shall provide/post information on transportation alternatives (e.g., bus/rail schedules, bicycle route maps, etc.) to employees and patrons. Mitigation Measure III -8: The project applicant shall demonstrate to the satisfaction of the City of Santa Clarita, the project shall have greater energy efficiency than Title 24 standards. IV. BIOLOGICAL a) No Impact: The 3.3 -acre project site is vacant and was previously graded during RESOURCES the construction of the. neighboring SR14 on-ramp. The project site is further surrounded on all sides by existing development. The site is not known or expected to contain any species identified as candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. Further, the site does not contain any habitat capable of supporting special status species known to exist in the Santa Clarita Valley. Therefore, the project would have no impact to habitat or any sensitive or special status species. b) No Impact: The proposed project site contains no riparian habitat or other sensitive . natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish or Wildlife Service. Vegetation on-site consists of maintained non-native grasses and shrubs. Therefore, the project would have no impacts to riparian habitat or sensitive natural. communities. c) No Impact: The proposed project site does not contain any federally protected . wetlands as defined in Section404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.).. Therefore, the proposed project would not have adverse effects on protected wetlands. d) No Impact: The project site is surrounded on all sides by developed parcels and does not connect any natural areas. Further, the project site is bordered by the southbound SR14 Via Princessa on-ramp to the south and Sierra Highway to the east, further obstructing any wildlife_ path on the project site. No waterways exist on the project site. Therefore, the project site. isnot directly or indirectly connected to any wildlife corridor or migration path for any fish or wildlife species. Further, the project site does not connect wildlife to any native nursery sites. Therefore, the proposed project will not have any impact on migration patterns, wildlife corridors, or wildlife nursery sites. No Impact: The City of Santa Clarita's Oak Tree Ordinance (Ordinance 88-34) co Initial Study Master Case 08-194 Page 22 of 43 IN is the only local policy. or ordinance that protects biological resources within the City. The project site does not contain any oak trees. Therefore, the proposed project will not have an impact on any local policies or ordinances protecting biological resources. f) No Impact: The project site is not within a Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved .local, regional, or state habitat conservation plan. Therefore, the project would not conflict with any adopted habitat conservation. plans, and the project would have no related impacts. g) No Impact: The project site is not within a Significant Ecological Area identified on either the Exhibit OS -2 of the City's General Plan or the Los Angeles County Significant Ecological Area mapping. The project site is also not within a Significant Natural Area identified by the California Department of Fish and Game. The project site is currently designated as Community Commercial (CC) aild would. change to Commercial Office (CO) with this project. The project site is located in a developed portion of the City and was. previously disturbed as a part of previous infrastructure improvements adjacent to the project site. Therefore, the project site is not located in a Significant Ecological Area or Significant Natural Area, and the proposed project would have no related impacts. h) Other: The project would not cause any other impacts to biological resources. V. CULTURAL a) - d) Less than Significant Impact: The project site was disturbed during RESOURCES previous construction activity on, and adjacent to the project site. During the previous activities on the project site, no resources of a historical, paleontological, or, archaeological significance were found. Further, no human remains were identified on the project site during prior construction or grading activities. Therefore, it is considered highly unlikely that any of these resources would be found''on the project site during -any construction activities associated with this project. However, in the event that any resources are found on the project site during construction associated with this project, the applicant' will be required to comply with Section 15064.5 of the State CEQA Guidelines, and an archeologist will be hired to investigate, and recommend : a. course of action to protect these resources.. Therefore, a less than significant impact related to cultural resources is anticipated with the proposed project. e) Other: The project would not cause any other impacts to cultural resources. VI. GEOLOGY AND a)i. No Impact: The project site is not located within an Alquist-Priolo Earthquake SOILS Fault Zone. Regardless, the proposed project is required to comply with the California Building Code that establishes regulations for structures in potentially hazardous areas, in order to withstand impacts caused from localized earthquake activity. Therefore, the proposed project would not expose people or structures to potential adverse effects from the rupture of a known earthquake fault and would cause no associated impacts. a)ii. Less than Significant Impact: The City of Santa Clarita is within a. seismically active region of southern California. Consequently, future development IN Initial Study Master Case 08-194 Page 23 of 43 . will likely be subject to strong seismic ground shaking. The proposed Structures are, required to comply with the Uniform Building Code and other construction standard codes, and are subject to inspection during construction to ensure proper construction. Conforming to these required standards will ensure the proposed project would' not result in significant impacts due to strong seismic ground shaking. a)iii. Less than Significant Impact: A portion of the project site is located within areas with the potential for liquefaction as identified on the City's Seismic Hazard Zones .map. All construction activities will need to be properly engineered to address this potential hazard. The extent of the impacts associated with construction in a liquefaction hazard zone will be addressed at the time that building permits are requested and with implementation of current building codes a less than significant impact is anticipated. a)iv. No Impact: The project site is not located within a designated Seismic Hazard Zone relating to landslides, as shown on the Seismic Hazard Zones map, of the City of Santa Clarita. Further, no landslide hazard areas are located on ally of the neighboring parcel's. Therefore, no impact from seismic ground failure is anticipated as a result of the proposed project. . b) Less than Significant Impact: During construction of the proposed project, the soils on-site may become exposed, and thus subject to erosion. However, the project is.required to comply with existing regulations that reduce erosion potential. The proposed project will comply with SCAQMD Rule 403, which as described in Section III of this report would reduce the potential for wind -erosion. Similarly, water erosion during construction would be substantially reduced by complying with the National Pollution Discharge Elimination System (NPDES). As further detailed in Section. VIII of this report, NPDES requires the construction of the project to incorporate Best Manage me.nt.Practices (I3MPs) to reduce erosion and prevent eroded soils from washing offsite. Thus, the potential to increase erosion during any construction activity would be effectively mitigated through the required compliance activities. Therefore, a less than significant impact to wind or water soil erosion is anticipated as a result of the proposed project. c) Less than Significant Impact: The'��roposed medical office building is. located on a flat graded parcel that is curreil(,ly vacant, and surrounded by developed and/or improved parcels. The project site is not located in an identified landslide hazard area as identified on the City's Seismic Hazard Zones Map. Therefore, the proposed project is unlikely to be located on any unstable geologic unit or soil and is not anticipated .to result.in any on- or off-site instability. Therefore, the proposed project would not create a substantial risk to life or. property dile to expansive soils, and the project is anticipated to have a less than significant impact. d) Less tha►i. Significant Impact: The proposed project site was previously graded as a part of previous construction activity on and adjacent to the project site for the SR14 on-ramp to the south of the project site. The grading work required as a part of the proposed project will require the cut of 54,280 cubic feet, the fill of 9,295 cubic feet, with an anticipated shrinkage of 9,580 cubic yards: The project will require the preparation of a soils report for review. and approval of the City Engineer. The project. will. be required to comply. with .all recommendations Initial Study Master Case 08-194 Page 24 of 43 outlined in the report, including, but not limited to expansive soils. Further, all projects are required to the designed and built in compliance with all of the applicable building codes in place at the time of permit issuance. Therefore, the project is anticipated to have a less than significant impact due to expansive soil that would create substantial risks to life or property. e) No Impact: The project will be required to connect to the existing sewer system. Therefore, soil suitability for septic tanks or alternative wastewater disposal systems is not applicable in this case, and the proposed project would have no associated impacts. f & h) Less than Significant Impact: The proposed project will grade existing slopes on the project site. The existing slopes have been previously disturbed from prior construction activity to the south of the project for the on-ramp to the SR14. While the project will alter the existing topography on the project site, the slopes are disturbed as existing manufactured slopes. All slopes will be engineered and will be planted to ensure stability. "therefore, the proposed project will have a less than significant impact to slopes and topography on the project site. g) Less than Significant Impact: The project requires the grading of existing iiianufactured slopes. The project includes 54,280 cubic yards of cut with 9,295 cubic yards of fill. Approximately 45,000 cubic yards of export will be required for the proposed project. However, as previously stated, prior development activity adjacent to the project site have left the site 'devoid of natural slopes and topography with manufactured slopes.. No. significant geologic features or ridgelines are located on the project site. Therefore, the proposed grading activities on the project site are anticipated to be less than significant regarding the proposed earth movement associated with the proposed project. Therefore, the proposed project is not anticipated to have an impact related to topography, earth movement, and development on a slope greater than 10% natural grade. i) No Impact: As discussed, the topography of the project site is not in a natural state and has been graded as a pad with manufactured slopes. The site does not contain any natural ridgelines or other regionally notable topographic features. Therefore, the proposed project would not result iii the destruction, covering, or modification of any unique geologic or physical feature, and the project would have no related impact. J) Other: The project would not cause any other impacts related to geology and soils. VII. HAZARDS AND a) Less than Significant Impact: The proposed medical office building is not HAZARDOUS anticipated to store, use, or generate substantial amounts of hazardous materials, MATERIALS and is not anticipated to utilize any acutely hazardous materials. The only hazardous materials expected to be. utilized onsite. are typical cleansers, solvents, pesticides, and fertilizers for the normal maintenance of structures and landscaping.. These chemicals are used for normal maintenance and are not typically of sufficient amount or concentration to pose hazards to the public. Various medical uses generate biohazardous waste from bodily fluids, testing supplies, etc. All medical Offices are required to adhere to the applicable practices for handling biohazardous waste and must dispose of these materials pursuant to state and local regulations. Initial Study Master Case 08-194 Page 25 of 43 L� Therefore, the proposed project would have a less than significant impact to the public or the environment through the routine transport, use, or. disposal of hazardous materials. b) Less than Significant Impact: The site is not known or expected to contain any underground storage tanks (USTs), aboveground storage tanks (QSTs), gas lines, or other hazardous material conduits or storage facilities. The project site is not included on a list of hazardous materials sites compiled pursuant to. 65962.5. There exists no evidence of willful industrial abuse, legal/illegal dumping, mining, or oil and gas exploration/production. The project does not propose any industrial uses, waste treatment/storage facilities, power plants, or other land uses that are typically associated with hazardous material accidents. Therefore, the proposed project would have a less than significant impact to the public or the environment through reasonably foreseeable upset and accident conditions.involving the release of hazardous materials into the environment. c) No Impact:. The .project site is not located within .one-quarter mile of an existing or proposed school. Furthermore, as discussed in Section VII.a) of this report, the proposed uses are not anticipated to store, use, or generate substantial amounts of hazardous materials, and are not anticipated to utilize any acutely hazardous materials. Therefore, the project would have no related impacts. cl) No Impact: The project site is not known to contain any hazardous materials. The site isnot found on any list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would not create a significant hazard to the public or the environment. e) No Impact: There are no airports located within ten (10) miles of the project site; and the project site is not within an airport land use plan. Therefore, the project would not result in a safety hazard for people residing or working in piroximity to1an airport, aid die proposed project would have no associated impacts. 1) No Impact: The project site is not within the vicinity of a private airstrip. There are no airplane transportation facilities, public or private, within ten (1.0) miles of the project site. Therefore, the _project would not result in a safety hazard for people residing or working in proximity to a private airstrip, and the proposed project would have no associated impacts. g) Less than Significant Impact: The proposed project involves the development of a medical office building on a 3.3 -acre parcel. The construction and operation of the proposed project would not place any permanent or temporary physical barriers on any existing public streets and the project site is not utilized by any emergency response agencies, and no emergency response facilities exist in the project vicinity. Furthermore, the streets accessing the.project site are fully developed to their ultimate rights-of-way, allowing for.emergency access to the project site. Therefore, the proposed project would have a less than significant impact to emergency response planning. h) No Impact: The proposed project site isnot located within a high fire hazard zone and is further surrounded on all sides by developed land. Therefore, the proposed project would not expose people or structures.to a significant risk.of loss, Initial Study Master Case 08-194 Page 26 of 43 injury or death involving wildland fires, and the project would have no impact. i) No Impact: The Santa Clarita Valley has various utility lines traversing the valley including, but not Iimited to, electrical transmission lines, gas and oil pipelines, and water pipelines. However, there are no known utility lines on. or immediately adjacent to the project site that would be impacted by the proposed development. Therefore, exposure of people to existing sources of potential health hazards would be considered less than significant. j) Other: The project would not cause any other impacts related to hazards and hazardous materials. VIII. I4YDROLOGY AND a) Less than. Significant Impact: Section 303 of the federal Clean Water Act WATER QUALITY requires states to develop water quality standards to protect the beneficial uses of receiving waters. In accordance with California's Porter/Cologne Act, the Regional" Water Quality Control Boards (RWQCBs) of the State Water Resources Control Board (SWRCB) are required to develop water quality objectives that ensure their region meets the requirements of Section 303 of the Clean_ Water Act. Santa Clarita is within the jurisdiction of the Los Angeles RWQCB, The Los Angeles RWQCB adopted water quality objectives in its Stormwater Quality. Management Plan (SQMP). ']'his SQMP is designed to ensure stormwater achieves compliance with receiving water limitations. Thus, stormwater generated by a development that complies with the SQMP does not exceed the limitations of receiving waters, and thus does not exceed water quality standards. Compliance with the SQMP is ensured by Section 402 of the Clean Water Act, which is known as the National Pollution Discharge Elimination. System (NPDES). Under this section, municipalities are required to obtain permits for the water pollution generated by stormwater in their jurisdiction. These permits are known as Municipal Separate Storm Sewer Systems (MS4) permits. Los Angeles County and 85 incorporated Cities therein, including the City of Santa Clarita, obtained an MS4 (Permit #,01-182) from the Ios Ang )ps_RWQCB most recently in 2001. Under this MS4, each permitted municipality is required to implement the SQMP. In addition, as required by the MS4 permit, the City of Santa Clarita has adopted a Standard Urbain Stormwater Mitigation Plan (SUSMP) ordinance to ensure new developments comply with SQMP. The City's SUSMP ordinance requires new developments to implement Best Management Practices (BMPs) that reduce water quality impacts, including erosion and siltation, to the maximum extent practicable. This ordinance also requires most new developments to submit a plan to the City that demonstrates how the project will comply with the City's SUSMP and identifies the project -specific BMP that will be implemented. This project is considered a"development planning priority project under the City's NPDES Municipal Stormwater Permit with the construction of a medical office building greater than one acre in size. In accordance with the MS4 Permit and the City's SUSMP ordinance, a SUSMP that incorporates appropriate post construction BMPs into the design of the project must be prepared and approved prior to issuance of any grading or building permits. Compliance with the MS4 permit and the SUSMP would ensure that the proposed project would not violate any water quality standards or waste discharge requirements, and the project would have no related significant impacts. Therefore, the proposed project would have a less than significant impact related to Initial Study Master Case 08-194 Page 27 of 43 water quality standards and waste water discharge. b) Less than Significant Impact: The Santa Clara River and its tributaries are the primary groundwater recharge areas for the Santa Clarita Valley (City of Santa Clafita General Plan, 1991). The proposed project would convert an existing vacant lot into a medical office building and add impermeable surfaces which could reduce the site's groundwater recharge potential. However; given the topography and the drainage on the site, there is minimal opportunity to absorb water on the project site to recharge the water table. The proposed project will install the stormwater infrastructure improvements outlined in Section VIIa). The treated water from the project site will tie into the existing engineered storm drain system. Therefore, the proposed project would not substantially deplete groundwater supplies or interfere. substantially with groundwater recharge, and the project would have a less than significant impact on groundwater. c) e) Less than Significant Impact: Development projects that increase the volume or velocity of surface wager can result in an increase in erosion and siltation. Increased. surface water volume and velocity causes an increase in siltation and sedimentation by increasing both soil/water interaction time and the sediment load potential of water.. As required by the City of Santa Clarita and the Countywide MS4 Permit, any development on the site will require that the final design of the development's drainage system is engineered so that post - development peak runoff discharge rates (a measure of the volume and velocity of water flows) are equal to or less than pre -development peak runoff rates. The proposed project will alter the drainage on the project site by capturing drainage in the proposed on-site stormdrain systems in compliance with all NPDES requirements. While the proposed project will design on-site drainage systems to adequately address the flow on the project site, these drainage systems will tie into the existing drainage systems adjacent to the project site. There are no existing rivers, streams, or waterways on the project site. Therefore, the development of the pj-oj,ect site will not alter any existing water ways and would therefore, not create any impact to airy erosion or siltation on or off of the project site. In additiori, the onsite drainage systern in accordance with the NPDES requirements discussed above in Section VIII(a), is also required to include Best Management Practices (BMPs) to reduce erosion and siltation to the maximum extent practicable. Therefore, with the application of standard engineering practices, NPDES requirements, and City standards, the project would. have a less than significant impact related to erosion or siltation on- or offsite, flooding on- or offsite, or polluted runoff. 1) Less than Significant Impact: The proposed project will not alterthe water sources on the site and the surrounding area. The proposed development will not be a point -source generator of water pollutants. Compliance with the City's SUSMP ordinance will ensure that. the proposed project would not generate stormwater pollutants that would substantially degrade water quality. The project, however, also has the potential to generate.short-term water pollutants during construction, including sediment, trash, construction materials, and equipment fluids. The Countywide MS4 permit requires construction sites to implement BMPs to reduce the potential for construction -induced water pollutant impacts. These I3MPs include methods to prevent contaminated construction site stormwater. from entering the drainage system and preventing construction -induced Initial Study Master Case 08-194 Page 28 of 43 contaminates from entering the drainage system. The MS4 identifies the following minimum requirements for construction sites in Los Angeles County: 1. Sediments generated on the project site shall be retained using adequate Treatment Control or Structural BMPs; 2. Construction -related materials, wastes, spills or residues shall be retained at the project site to avoid discharge to streets, drainage facilities, receiving waters, or adjacent properties by wind or runoff; 3. Non -storm water runoff from equipment and vehicle washing and any other activity shall be contained at the project site; and 4. Erosion from slopes and channels shall be controlled by implementing an effective combination of BMPs (as approved in Regional Board Resolution No. 99-03), such as the limiting of grading scheduled during the wet season; inspecting graded areas during rain events; planting and maintenance of vegetation on slopes; and. covering erosion susceptible slopes. In addition, projects with a construction site of one acre or greater, such as the project site, are subject ' to additional stormwater pollution requirements during construction. The State. Water Resources Control Board (SWRCB) maintains a statewide NPDES permit for all construction activities within California that result in one (1) or more acres of land disturbance. This permit is known as the State's General Construction Activity Storm Water Permit or the State's General NPDES Permit._ Since the proposed project involves greater than one (1)'acre of land disturbance, the project is required to submit to the SWRCB a Notice of Intent (NOI) to comply with the State's General Construction Activity Storm Water Permit. This NOI must include a Storm Water Pollution Prevention Plan (SWPPP) that outlines the BMPs that will be incorporated during construction. These BMPs will minimize construction -induced water pollutants by controlling erosion - and sediment, establishing waste handling/disposal requirements, and providing non - storm water management procedures. Complying with. both the MS4's construction site requirements and the State's General Construction Permit, as well as implementing an SWPPP will ensure that future construction activity on the project site would have a less than significant impact on water quality. Therefore, a less than significant impact to water quality is anticipated with the proposed project. g) No Impact: The project site is not within the 100 -year or 500 -year flood zones as shown on the City's "Flood Zones" map. 'Therefore, the proposed project would not place future housing in flood hazard areas and would have no related impacts. h) No Impact: The project site is not within the 100 - .year or 500 -year flood zones as shown on the City's "Flood Zones" map. Therefore, the proposed project would not place future structures in a flood hazard area and would have no related impacts. i) No Impact: There are no levees, dams, or other water detention facilities in the vicinity of the project site. Therefore, the proposed project or future related projects would not expose people- or structures to a risk of loss, injury, or death, involving flooding as a result of the failure of a levee or dam, and the project Would have no related impacts. �J Initial Study Master Case 08-194 Page 29 of 43 j) No Impact: There are no bodies of water in the vicinity of the project site that are capable of producing seiche or tsunami. Similarly, the project site is not in an area prone to landslides, soil slips, or slumps. Therefore, the proposed project would have no impact from seiche, tsunami, or mudflow. k) Less than Significant impact: The project would alter the site's drainage patterns. However, as discussed above in Sections VIII.c) and VIILd), compliance with the City's SUSMP ordinance would ensure that post -development peak storm water runoff rates do not exceed pre -development peak storm water runoff. rates. Further, development activities associated with the proposed medical office building will be limited to the surface for building pad preparation. No grading activities will be conducted on the project site that would com into contact with any groundwater flows. Consequently, groundwater flows would not be affected. Therefore, the. proposed project would not result in significant impacts from changes in the rate of flow, currents, or the course and direction of surface water and groundwater. 1) No Impact: The project would not cause any other impacts due, to the modification of a wash, channel, creek, or river. m) Less than Significant Impact: As discussed above in Sections VIILa), VIILc), VIILd), and VIII.e) of this report, the project is required to comply with the City's SUSMP ordinance, the Countywide MS4 permit, the State' NPDES General Construction Permit, and required to implement a_ SUSMP compliance plan and SWPPP. Compliance with these requirements of the Clean Water Act and the NPDES will ensure the proposed project would not significantly impact stormwater management. IX. LAND USE AND a) No Impact: The proposed project includes the construction of a 108,139 PLANNING square -foot medical office building on a vacant, 3.3 -acre parcel located on Sierra Highway and rezoning of the site from Community Commercial (CC) to Commercial Office (CO). The project _site is located on a.devel.oped commercial corridor and is surrounded by developed land. Development of the site as proposed. will not divide an existing community..Thc proposed medical office building will locate medical services on the east side of the City where there is currently limited access to medical facilities. The proposed project site is an infill parcel in that it is surrounded by development and will. not divide an. established community. Further, the project site is currently zoned commercial, and will be rezoned to a commercial designation, and would not affect a residential community, low- income, minority, or otherwise. The nearest residential use to the project site is a mobile home park located approximately 500' directly north of the project.site. All development for.the proposed project would occur on-site and would not impose. any physical barriers on any existing pedestrian, bicycle, or vehicle travel routes. Therefore, the proposed project would not physically divide an established community and would have no associated impacts. h) Less than Significant Impact: The project site is not part of a specific plan or redevelopment plan, and the City of Santa Clarita is not within the Coastal Zone, as described in the Coastal Zone Management Act of 1966, or any other plan designed with the purpose of avoiding or mitigating an environmental effect. In order accommodate the proposed 48'-0" high, three story medical office building and four story parking structure, the project site would require a Zone Initial Study Master Case 08-194 Page 30 of 43 Change and General Plan Amendment from Community Commercial (CC) to Commercial Office (CO). The CO designation "is intended primarily for offices and professional services. Retail and service uses may be considered on the ground floor of such development; however, this shall not be construed to permit commercial centers or large single -tenant retail stores. Commercial office developments are generally located in centers or as individual buildings along major and secondary highways" (Section 17.1 1.020.L of the Unified Development Code). The CO zone allows for an FAR of 1.25 to 1. The 3.3 -acre project site could accommodate a 179,685 square -foot building based on the proposed zoning. The applicant is proposing to develop a 108,139 square -foot building consistent with an FAR of 0.752 to 1, well within the allowable range for the CO zone. While the project site includes the construction of a four-story parking structure, the Unified Development Code (UDC) does not consider parking structures in the calculation of FAR. Further, the proposed building is located on Sierra Highway (a major highway under the General Plan Circulation Element) and just north of Via Princessa (a major highway under the General Plan Circulation Element). The project site is located on Sierra Highway, and approximately 450 feet to the north of Via Princessa. 'These streets are designated as major highways in the City will provide convenient access to the proposed medical office building. In addition to the Zone Change and General plan Amendment, the proposed project requires the approval of a Conditional Use Permit (CUP) and a Minor Use Permit (MUP), The UDC requires that a building in excess of 35'-0" in height. obtain the approval of a CUP. Since the proposed medical office building and parking structures are 48'-0" in height, the project requires a CUP.. An MUP is required for the export of up to 45,000 cubic feet of earth from the project site. The proposed medical office building is further in compliance with all other development standards for the proposed project including setbacks, parking, landscaping, and the Community Character and Design Guidelines. With the approval of the proposed Zone Change, General Plan Amendment, CUP, and MUP, the proposed medical office building would be consistent with the General Plan and Zoning for the CO designation. Therefore, with the proposed Zone Change and General Plan Amendment, the proposed project is anticipated to have a less than significant impact as it relates to the land use policies of the City. c) No Lnpact: As discussed in Section IV.f) of' this report, the project site is not within a Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved environmental resource conservation plan. Therefore, the project would not conflict with any adopted environmental conservation.plans, and the project would have no related impacts. X. MINERAL AND a -b) No Impact: The project site is not within a mineral area identified on Exhibit ENERGY RESOURCES OS -5 "Mineral Resources" of the City's General Plan, and is not otherwise known to contain mineral resources. Therefore, the proposed project would not result in the loss of availability of a known mineral resource, and the project would have no related impacts. c) Less than Significant Impact: The project would utilize building materials and natural resources such as Nvood, stone, and aggregate for construction of the project. Many of the resources utilized for construction are nonrenewable, including manpo\�/er, sand, gravel, earth, iron, steel, and hardscape materials. Other construction resources, Sikh as lumber, are slowly renewable. In addition, the project would commit energy and water resources as a result of the Initial Study Master Case 08-194 Page 31 of 43 construction, operation and maintenance of the proposed development. Much of the energy that will be utilized onsite will be generated through combustion of fossil fuels, which are nonrenewable resources. Market=rate conditions encourage the efficient use of' materials and manpower during construction. Similarly, the energy and water resources that would be utilized by the proposed commercial development would be supplied by the regional utility purveyors, which participate in various conservation programs. Although solar energy is not proposed as a part of this project, the proposed medical office building will be designed to accommodate the installation of roof- top solar panels if' desired .in the future. All infrastructure, including wiring for the installation of solar panels will be installed with the initial construction of the project. However, the solar panels may be installed at. a later date when efficiencies and costs favor the installation of the panels for a project of this nature. Furthermore, there are no unique conditions that would require excessive use of nonrenewable resources onsite, and the project is expected to utilize energy or water resources in the same manner as typical modern development. Therefore, the. proposed project would not use nonrenewable resources in a wasteful and inefficient manner, and the project would .have a less than significant XI. NOISE a) Less than Significant with Mitigation: The proposed project involves the development of a 108,139 square -foot medical office building on a vacant 3.3 -acre project site. The Noise Element in the City's General Plan (Exhibit N-1) identifies the City's normally acceptable noise level for commercial areas at 70 dBA, and with mitigation, up to 80. However, since the project site is located immediately adjacent to two.General Plan designated major highways, an on-ramp to SRI 4, and within the proximity of the SR14 and a Metrolink rail line, the ambient noise levels are at times likely to exceed the acceptable noise levels identified in the General Plan. The medical office building on. the project site is anticipated to experience noise levels associated with the traffic from the 14 Freeway, the neighboring roadways, as well as along the adjacent rail line. In order to reduce the noise levels inside the building to less _than.srgnrftcant levels after,constructron the following mitigation measure should be incorporated into the design of the project: Mitigation Measure XI -1: To meet the 45-dBA CNEL noise standard for medical office uses, mechanical ventilation, suich as an air-conditioning system, shall be required for the medical office building to ensure that windows can remain closed for prolonged periods of' time. It is anticipated that the construction of the proposed medical office building would generate cons. t-uction. related noise impacts. However, these impacts are anticipated to be temporary. The City's noise ordinance (Section 11.44 of the Municipal Code) limits the hours of construction to between 7:00 a.m. to 7:00 p.m. during the week, 8:00 a.m. to 6:00 p.m. on Saturday, with no construction on Sundays or specified holidays. Compliance with this ordinance will limit the construction related'noise impact associated with the construction of the proposed project. To further reduce the const.ructioii related noise on the project site to less than significant levels, the following mitigation measures should be incorporated into the project: Mitigation Measure XI -2: During all excavation and grading, the project applicant shall require.the project contactor(s) to equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards. SIX Initial Study Master Case 08-194 Page 32 of 43 Therefore, with the incorporation of the proposed mitigation measures, the proposed project would have a less than significant impact from construction - related noise or from ambient noise impacting the project as it relates to the existing ordinances or -the City's General -Plan. b) Less than Significant Impact: Minor grading work will be required for the proposed project for the cut and fill of earth on the project site, as well as the export of up to 45,000 cubic yards of earth from the project site.. This earth movement might generate small amounts of groundborne.vibration and noise. However, these impacts would be temporary in nature and would not be a part of the permanent operation of the site, The proposed project does not involve construction practices that are typically associated with heavy ground vibrations, such as pile driving and large-scale demolition. Therefore, the proposed project would have a less than significant impact related to vibration. impacts. c) Less than Significant Impact: The project consists of the development of a 108,139 square -foot medical office building. Additional noise will be generated as a result of the additional vehicle trips and noise associated with the proposed medical office building. However, the increase in noise is not anticipated to exceed the existing ambient noise levels since the project site is located within the proximity of two General Plan designated major, highways, a Metrolink rail line, and SR14. . Therefore, there is anticipated to be a less,than significant impact related to ambient noise levels as a result of the proposed project. d) Less than Significant Impact: Construction of the project will generate short- term noise impacts off-site.. Examples of the level of noise generated by construction equipment at 50 feet from the.source is presented in the following table: Table XI -1 Noise Levels Generated by Typical Construction I; ui ment Range of Sound Levels Type of Equipment (d13A at 50 feet) Pile driver (12,000- 81 —96 18,000 ft-]b/blow) Rock drill Jack hammer Pneumatic tools Pumps Dozer Tractor Concrete mixer Front-end loader Hydraulic backhoe 83-99 75-85 78-88 68-80 85-90 77-82 75-88 86-90 81 —90 Initial Study Master Case 08-194 Page 33 of 43 Hydraulic excavator 81 —90. Grader 79-89 Air compressor 76-86 Truck 81 —87 Source: F.11A 1971 Noise levels decrease substantially with distance. Tractors, trucks and graders result in noise levels in the 77-89 dBA level at 50 feet. Title 11, Chapter 44, Noise Regulations of the City's Municipal Code (Section 11..44.040) provides the following noise production limitations: A. It shall be unlawful for any person within the City to produce or cause or allow to be produced noise which is received on property occupied by another person within the designated region, in excess of the following levels, except as expressly provided otherwise herein: Region Time Sound Level dB Residential zone Day 65 Residential zone Night 55 Commercial and manufacturing Day 80 Commercial and manufacturing Night 70 At the boundary line between a residential property and a commercial and manufacturing property, the noise level of the. quieter zone shall be used. B. Corrections to Noise Limits. The numerical limits given in subsection A above shall be adjusted by the following corrections, where the following noise conditions exist: Noise Condition Correction (in dB) (1) Repetitive impulsive noise -5 (2) Steady whine, screech or hum -5 The following corrections apply to day only: (3) Noise occurring more than 5 but less than 15 minutes per hour +5 (4) Noise occurring more than 1 but less than 5 minutes per hour +10 (5) Noise occurring less than 1 minute per hour +20 Section 11.44.080 of the Municipal Code, places the following limitations on construction times for purposes of limiting noise impacts and, the project will be subject to this limitation, therefore, no nighttime noise impacts as a result of construction of the site are anticipated: "No person shall engage in any construction work which requires a building permit from the City on sites within three hundred (300) feet of a residentially zoned property except between the howl of seven a.m.'to seven p.m. Monday through Friday, and eight a.m. to siN p.m. on Saturday. Further, no work Initial Study Master Case 08-194 Page 34 of 43 shall be performed on the following public holidays: New Year's Day, Independence Day, Thanksgiving, Christmas, Memorial Day and Labor Day:" Project construction is required to meet these standards, and the project poses no unique conditions that require excessive noise to be generated during construction, such as jack -hammering or demolition. Further, no sensitive receptors are within 300 feet of the project site. With the implementation of mitigation measure XI -2, the .construction related noise impacts will be reduced on the project site. Therefore, the proposed project would not cause any significant impacts from temporarily generating noise. e) No Impact: The proposed project is not located within an airport land use plan of within two miles of a public airport. I) No Impact: The proposed project is not located within the vicinity of a private airstrip. XII. POPULATION AND a) Less than Significant.Impact: Growth -inducing impacts are caused by those HOUSING characteristics of a project that foster or encourage population and/or economic growth. These characteristics include adding residential .units or businesses, expanding infrastructure, and generating employment opportunities. The project would involve construction of a 108,139 square -foot medical office building. Additional jobs will be created as a result of the• construction and operation of the medical building on the project site. The jobs created as a result of the proposed project are anticipated to be varied. including building and property maintenance. staff, medical practitioners, and support stiff. The proposed activities will lead to an increase in local traffic and the congregation of people. However, the proposed project would not otherwise induce growth by expanding the capacity of the roadway network or utility infrastructure. The project site is adequately served by the existing roadway network surrounding the project site. Further, the proposed medical office building will provide medical services on the east side of the City where there are currently limited_ medical, facilities. According to SLAG, the jobs/housing ratio for the City of Santa Clarita in 2000 was 0.97:1, while the projected jobs/housing ratio for the City in year 2020 would be 0.88:1, indicating that the City will become increasingly housing rich. The original purpose of achieving jobs/housing balance within the region as outlined in SCAG's Regional Con7prehefisive Plan and Gr.cide (1995) was to result in a balanced development and a reduction in vehicle .miles traveled within a region and, thereby, a reduction in roadway congestion, fuel consumption, and air emissions. SCAG's population/housing goal for the North County Region is 0.87:1 in year 2020. Buildout of the proposed project would contribute to the SCAG jobs/housing goad of 0.87:1 for the s North County Region by providing additional employment positions. Therefore; the proposed project would -have a beneficial employment impact. It is anticipated that a portion of these future employees currently reside in the Santa Clarita Valley and therefore would not impact housing demand. Estimating the number of future employees who would choose to relocate to the City would be highly speculative since many factors influence personal housing location decisions (i.e., family income levels and the cost and availability of suitable housing in the local area). Since not all relocating employees would choose to live in Santa Clarita, they would be expected to choose residences within the primary housing market area (Los Angeles County). The remaining new employees would seek Initial Study Master Case 08-194 Page 35 of 43 residence in the primary housing market or beyond. The project -related increase in the demand of housing units by the year 2020 would have an insignificant pacentage.of the total projected housing supply in Los Angeles County by the year 2020 (Based upon a historical growth rate of 1.7 percent for Santa Clarita between and a -historical growth rate of 0.49 percent for Los Angeles County between 2000 and 2007). The proposed project would also not exceed SCAG population projections for housing units for the year 2020. Therefore, the proposed project would have a less than significant impact relating to population growth as a result of the proposed medical office building. b) No Impact: The project site does not consist of any existing housing and does not contain any land designated for housing. The project site is vacant and surrounded,by developed land. Therefore, the proposed project would not displace any housing, and would have no associated impacts. c) No Impact: The project site does not consist of any existing housing. Therefore, the proposed project would not displace any people, and would have no associated impacts. XIII. PUBLIC SERVICES a)i. Less than Significant Impact: The proposed project is not anticipated to result in the need for additional new or altered fire protection services and will not alter acceptable service ratios or response times. The proposed project would include the development of a 108,139 square -foot, 48'-0" tall medical office building, and, in turn, would increase the structures served by the Los Angeles County Fire Department. However, the project itself' is not large enough to require the development of additional Fire Department facilities. The applicant has provided the required. 28'-0" wide drive aisles on the project site to allow for access for the Fire Department to adequately access all parts of the building in the event of a fire emergency. Furthermore, the project applicant is required to pay development fees, which are established to offset incremental increases to fire service demand. Therefore the proposed project is anticipated to have a less than significant impact related to fire protection services. a)ii. Less than Significant Impact: The proposed project will not result in the need for additional new or altered police protection services and will not significantly alter acceptable service ratios or response times. The proposed project would include the development of a 108,139 square -foot medical office building, and, in turn, would increase the structures served by the Los Angeles County Sheriff's Department. However, the project itself is not large enough to require the development of additional police facilities. Furthermore, the project applicant is required to pay development fees, which are established to .offset incremental increases to police service demand. Therefore, the proposed project would not significantly impact police protection services. a)iii: No Impact: The project is within the Sulphur Springs School District. (SSSD) for elementary school, and the William S. Hart School District (WHSD) For junior high and high school. The proposed project would not directly result in the construction of any. new residential dwellings and, thus, would not directly increase the population of school -aged children served by the SSSD and the WHSD; however, the project could indirectly result in the'demand for additional housing as discussed in XII.a) above. Payment of school impact fees by developers of new residential units would offset these impacts. Therefore, the proposed project would not impact school services. Initial Study Master Case 08-194 Page 36 of 43 a)iv. No Impact: . The proposed project would not directly introduce new residences to the area that would lead to an increase in the use of the local and regional parks systems. Therefore, the proposed project would have no adverse impact on -park services. XIV.. RECREATION a) No Impact: The proposed development involves the construction of a medical office building. The proposed project does not propose additional residences and is therefore not expected to directly increase the use of public parks; however; the project could indirectly result in the demand for additional housing as discussed in XII.a) above, resulting in an increased need for park space. Payment of park impact fees by developers of new residential units would offset these impacts. Therefore, the project would not lead to physical deterioration of any existing recreational facilities, and would have no related impacts. b).'No Impact: The proposed project includes the construction of a medical office building and does.not include residential units that would require payment of park development fees or implementation of new recreational facilities. An outdoor employee break area is proposed on the project site to provide passive recreational amenities to employees of the medical office building during their work day. Therefore, the project would not' have an adverse physical effect on the environment from the construction or expansion of recreational facilities. XV. TRANSPORTATION / a) Less than Significant Impact: The City of Santa Clarita adopted the TRAFFIC Circulation Element of its General Plan in 1997. This Circulation Element includes a master plan for the City's highway and roadway system (General Plan Exhibit C- 2). This master plan was developed to serve the City's existing transportation needs, as well. as the City's projected transportation needs. The City's projected transportation needs were determined largely by evaluating build -out conditions of the City in accordance with land use designations. As such, the master plan for the City's highway, and roadway system was established to accommodate the traffic generated by a built -out Santa Clarita. The project proposes a 108,139 square -foot medical office building on a vacant 3.3 -acre parcel. The applicant has prepared a traffic study to address the additional vehicle trips associated with the proposed development. The traffic study prepared by Overland Traffic Consultants (OTC), Inc. concludes that the proposed project will generate approximately 3,732 additional vehicle trips per day on the City's existing roadway network (Table I of the OTC, Inc. Traffic Study). The traffic study indentifies the intersection of Soledad Canyon Road and Whites Canyon as an intersection that currently operates at an unacceptable level of service (LOS) of E in the AM and PM peak hours. City guidelines state that any intersection operating at a volume to capacity (V/C) ratio greater than 0.900 that experiences a project -related increase of 0.010 or greater in the V/C ratio is considered to be significantly impacted by project -related traffic. The Soledad Canyon Road/Whites Canyon Road intersection currently operates at a V/C ratio of 0.901 in the AM peak hour .and a V/C ratio of 0.979 in the PM peak hour. With the buildout of future projects, the Soledad Canyon Road/Whites Canyon Road intersection is anticipated to operate at a V/C ratio of 0.836 in the AM peak hour and a V/C ratio of 0.956 in the PM peak hour. The traffic study anticipates that the future cumulative impact of this project and approved project at the intersection of Soledad Canyon Road and Whites Canyon will be an increase in the V/C ratio in the AM peak hour by 0.002 to 0.838 and an increase in the V/C ratio in the PM peak hour by 0.008 to 0.964. Therefore, since the increase in the V/C ratio does not exceed the 0.010 City guideline, the proposed project is not considered to have Initial Study Master Case 08-194 Page 37 of 43 a significant increase on traffic at the Soledad Canyon Road/Whites Canyon Road intersection. (Table 9 of the OTC, Inc. Traffic Study). The remaining intersections surrounding the project site will continue to operate at an LOS "A" through "D" before and after the proposed project. Therefore, a less than significant impact is anticipated with respect to the volume and capacity of the existing roadway network. b) Less than Significant Impact: As stated in Section XVa), the proposed project will increase vehicle trips on the City's existing roadway network. However, as discussed above, the increase in vehicle trips will not -reduce the existing LOS of any roadways or intersections to a significant level. The traffic study prepared for this project analyzed the impact to Congestion Management Program (CMP) roadways affected by ,this project. The CMP limits a 2% increase in traffic when operating at poor levels of service (LOSE or F) during the AM or PM peak hour: The intersection of Soledad Canyon Road/Sierra Highway is a CMP monitoring intersection and was evaluated in the traffic study prepared for the project. As identified in Table 6 of the traffic study, the Soledad Canyon Road/Sierra Highway intersection currently operates at an LOS B in the AM peal< hour and an LOS D in the PM peak hour. With the proposed project, including the cumulative impact of the buildout of future approved projects, the traffic study anticipates that the Soledad Canyon Road/Sierra Highway intersection will operate at an LOS C in the AM peak hour and an LOS D in the PM peak hour. Therefore, since the Soledad Canyon Road/Sierra Highway intersection does not operate at an LOS E or F the project will not create a 2% increase on an LOS E or F CM13 roadway and no impact is anticipated. A .CMP traffic analysis is further required if the proposed project will add 150 or more trips to a CMP freeway segment in either direction during the AM or PM peak hours. The traffic study anticipates that a maximum of 10% of the project traffic (38 vehicles) will be on the freeway during the AM or PM peak hours. Therefore, the project will not have a significant _impact on the peak hour trips associated with a CMP roadway. Therefore, the proposed project would not exceed either individually or; cumulatively, an established level of service^ standard for any designated CMP roadway, and would have a less than significant impact. c) No Impact: The project site is not within an airport land use plan or within two miles of a public airport or public use airport. Consequently, the proposed project would not affect any airport facilities and would not cause a change in the directional patterns of aircraft. "therefore,. the proposed project would have no impact to air traffic patterns. d) Less than Significant Impact: The proposed project does not. involve construction of hazardous design features connected to roadway systems. The project proposes two points of access on Sierra Highway. The southern drive will be the primary access point with ingress and egress for the project site. The northern driveway will allow for egress only. Further, vehicles exiting the project site will have adequate visibility in either direction, and will be adequately visible to traffic, while.exiting the project site. Therefore,.the project would have a less than significant impact to traffic hazards due to a design feature or incompatible use. e) Less than Significant Impact: The proposed development would have two points of access.onto Sierra Highway. One driveway (the southern driveway) will Initial Study Master Case 08-194 Page 38 of 43 provide full ingress and egress from the project site, while the northern drive will be limited, to egress only. The project's ingress/egress and circulation are required to meet the Los Angeles County Fire Department's standards, which ensure new developments provide adequate access for emergency vehicles. The project site and surrounding=roadway .network do not -,,pose -any unique conditions. that. raise concerns for ernergency access, such as narrow, winding roads or dead-end streets. Thus, standard engineering practices are expected to achieve the Fire Department's standards. Furthermore, final project plans are subject to review and approval by the Fire Department to ensure that the site's access complies with all Fire Department ordinances and policies. .With the required compliance with all Fine Department ordinances and policies, the project would not result in inadequate emergency access. Therefore, the project would have a less than significant impact related to emergency access.. 1) No Impact: The proposed development includes 559 parking stalls in a four- story parking structure, including 62 handicapped accessible . stalls and 6 handicapped accessible van stalls. The.UDC requires a minimum of 5 spaces per 1,000 square feet of medical office space, or a total of 541 parking stalls for this project. Given the surplus of 18 parking stalls, the proposed project complies with the parking standards of the LJDC. Therefore, the project would result in adequate parking. g) No Impact: The proposed development would not conflict with the adopted policies supporting alternative transportation. Eight (8) transit stops are located within '/a mile and a Metrolink station within a '/z mile of the project site. The project would be developed with bicycle racks to further support the alternative transportation mode for the project. Therefore, the proposed project would assist the City in meeting objectives for implementing policies, plans, or programs by promoting a reduction in vehicle miles travels and supporting alternative anon. h) No Impact: The project involves development of the proposed medical office building in such a manner that the construction and operation of the site would not result in hazards or any permanent or temporary physical barriers that would, impede pedestrians or bicyclists. Further, the applicant will be installing bicycle parking racks at a minimum ratio of one (1) bike rack to each 20 parking spaces exceeding the City's standard of one (1) bike rack to each 30 parking spaces. Therefore, the proposed project would not create hazards or barriers for pedestrians or bicyclists, and the project would have no related impacts. XVI. UTILITIES AND a) Less than Significant Impact: The project proposes to develop a medical SERVICE SYSTEMS office building that will provide a more convenient location for medical services to residents on the cast side of the City, None of the proposed uses would generate atypical wastewater such as industrial or agricultural effluent. All .wastewater generated by the proposed project is expected to be domestic sewage. Wastewater treatment facilities are designed to treat domestic sewage; and thus, typical domestic sewage does not exceed wastewater treatment requirements, Therefore, the project is anticipated to have a less than significant impact related to wastewater treatment. b) Less than Significant Impyct: The proposed :devel_op�nent is anticipated to slightly increase the demand for water and wastewater service. However, as. ifo Initial Study Master Case 08-194 Page 39 of 43 discussed in Sections XVI. d) and e) of this report, the increase to water/wastewater service demand, is minimal in comparison to the existing service areas of the water and wastewater service purveyors. In addition, the facilities currently maintained by the service purveyors are adequate to serve the proposed increase in demand. The only water and --wastewater •improvements_ required for the -project are onsite pipelines and unit connections to the infrastructure systems, which are subject to connection. fees. 'Therefore, the proposed project is anticipated to have a less than significant impact related to new wader and wastewater treatment systems. . c) Less than Significant Impact: As discussed in sections VIlI.c) and VIII.d) of this report, the .proposed project would replace the site's natural sheet flow drainage with an engineered drainage system. As required by the City of Santa Ciarita and the Countywide MS4 Permit, the final design of the development's drainage system will be engineered so that post -development peak runoff discharge rates are equal to or less than pre -development peak runoff rates. The proposed drainage system would achieve this requirement. Therefore, the proposed project would .not require or result in the construction of new offsite stormwater drainage facilities or the expansion of existing facilities offsite, and the project would have a less than significant impact. d) Less than Significant Impact: The Santa Clarita Water District (SCWD) provides water services to the project site. The SCWD's water sources are derived from the State Water Project• and local groundwater resources generated primarily from the Santa Clara River. These existing water supplies are sufficient to serve the proposed development. Therefore, the proposed project would not require new or expanded water entitlements, and the project would have no related significant impacts. e) Less than Significant hnpact: The County Sanitation District of Los Angeles County (Sanitation District) provides wastewater services to the project site. The Sanitation District's existing facilities are sufficient to accommodate the proposed development. Therefore, the proposed project would result in a determination by the wastewater. treatment.provider that it- has adequate capacity. to.. serve_ the proposed development, and the project would have no related significant impacts. I) Less than Significant Impact: The project would be served by local landfills (Sunshine Canyon, Chiquita Canyon, and Antelope Valley) with sufficient permitted capacity to accommodate the project's, solid waste disposal needs. However, the project would be required to comply with the City's Construction and Demolition Ordinance, which requires the provision of adequate .areas for collection and loading recyclable materials in concert with Countywide efforts and programs to.reduce the volume of solid waste entering landfills. "Therefore, a less than significant impact to solid waste is anticipated with this project.: Initial Study Master Case 08-194 Page 40 of 43. recycling system, and thus, will meet the City's and California's solid waste diversion regulations. Therefore, the project is anticipated to have a less than significant impact to statutes or regulations related to solid waste. XVII. MANDATORY a) Less than Significant Impact: As discussed in Section IV of this document, FINDINGS OF the proposed project would not have substantial impacts -to special status species, SIGNIFICANCE: stream habitat, and wildlife dispersal and migration. Furthermore, the proposed project would not affect the local, regional, or national populations or ranges of any plant or animal species and would not threaten any plant communities. Similarly, . as discussed in Section V of this document, the proposed project would not have substantial impacts to historical, archaeological, or paleontological resources, and . thus, would not eliminate any important examples of California history or prehistory. y b) Less than Significant: With the .incorporation of mitigation measures the proposed project would not cause impacts that are cumulatively considerable. The project has the potential to contributeto project level air quality impacts. However, due to the, mitigation measures contained in the Air Quality section of this document, none of these impacts are substantial, and the project would not cause any cumulative impacts . to become substantial. The incremental impact is insignificant when viewed in connection with the effects of past, current, and future projects. c) Less than Significant Impact: As discussed in Sections VIII and XV of this document, the .proposed project would not expose persons to flooding or transportation hazards. Section VI of this document explains that occupants of the proposed project could be exposed to strong seismic earth shaking due to the potential for earthquakes in Southern California. In addition, the site is within a liquefaction hazard area, although preliminary geotechnical investigation of the site indicates that the site has a low potential for liquefaction. Therefore, the project would not create environmental effects that would cause substantial adverse effects on humans. Initial Study Master Case 08-194 Page 41 of 43 MITIGATION MONITORING PROGRAM Identification of Mitigation Measures and Monitoring Activities I. AESTHETICS None Required II. AGRICULTURAL RE, SOURCES None Required III. AIR QUALITY Mitigation Measure III -1: During grading and construction, fugitive dust emissions shall not exceed the performance standards in SCAQMD Rule 403. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During construction and grading activities. Enforcing, Monitoring Agency: City of Santa Clarita Mitigation Measure III -2: During grading and construction, active areas shall be watered at least twice (two times) per day. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During construction and grading activities. Enforcing, Monitoring Agency: City of' Santa Clarita Mitigation Measure III -3: Disturbed surfaces shall be maintained in a stabilized condition using water or other chemical dust suppressant to prevent fugitive dust emissions to the maximum extent possible. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During grading and construction activities. Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -4: Vehicles on-site shall not travel at speeds greater than 15 miles per hour until paving is installed. Party Responsible for Mitigation: Project Applicant Moniformg A'ction/'Cimu g: Diii'ing constfuction find grading activities.- Enforcing, ctivities.Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -5: The project shall provide bicycle parking at a ratio of at least 1 bicycle space for every 20 vehicle spaces. Party Responsible for Mitigation: Project.Applicant Monitoring Action/Timing: Plan Check and prior to issuance of the Certificate of Occupancy Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -6: The project shalt provide preferred parking for carpools and vanpools. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Plan Check and prior to issuance of the Certificate of Occupancy Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -7: The building operator shall provide/post information on transportation alternatives (e.g., bus/rail, schedules, bicycle route maps, etc.) to employees and patrons. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: During operation. Enforcing, Monitoring Agency: City of Santa Clarita Planning Division Mitigation Measure III -8: The project applicant shall demonstrate to the satisfaction of the City of Santa Clarita, the project shall have greater energy efficiency than Title 24 standards. Initial Study Master Case 08-194 Page 42 of 43 Identification of Mitigation Measures and Monitoring Activities Party Responsible for Mitigation: Project Applicant, Monitoring Action/Timing: Plan Check and prior to issuance of the Certificate of Occupancy Enforcing, Monitoring Agency: City of Santa Clarita Planning Division IV. BIOLOGICAL RESOURCES None Required. V. CULTURAL RESOURCES Norte Required VI. GEOLOGY AND SOILS None Required VII. HAZARDS AND HAZARDOUS MATERIALS None Required VIII. HYDROLOGY AND WATER QUALI'T'Y None Required, IX. LAND USE AND.PLANNING None Required X. MINERAL AND ENERGY RESOURCES None Required XI. NOISE Mitigation Measure XI -1: To meet the 45-dBA CNEL noise standard for medical office uses, mechanical ventilation, such as an air-conditioning system, shall be required for the medical office building to ensure that windows can remain closed for prolonged periods of time. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Prior to issuance of building permits. Eiiforcmg,'NIonrto iig Agency 'City of Santa Clanta Pl'ariniiig Division Mitigation Measure XI=2: During all excavation and grading, the project applicant shall require the project contactor(s) to equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards. Party Responsible for Mitigation: Project Applicant Monitoring Action/Timing: Prior and during grading and construction activities. Enforcing, Monitoring Agency: City of Santa Clarita Planning Division XII. POPULATION AND HOUSING None Required XIII. PUBLIC SERVICES None Required XIV. RECREATION None Required XV. TRANSPORTATION/TRAFFIC None Required e� Initial Study Master Case 08-194 Page 43 of 43 Identification of Mitigation Measures and Monitoring Activities XVI. UTILITIES AND SERVICES SYSTEMS None Required SAMCURRENW2008\08-194\08-194 INrml- STUDY.DOC �O Appendix A URBEMIS Modeling Combined Annual Emissions Report Combined Summer Emissions.Report Combined Winter_ Emissions Report N O N N O O CR N O m O O U o 0 o o U,) LO co n In!O O O N N O " nj V c`') N O O O O O N O O O !Z N N CD L L "' O N N O In �j N N O O O O O m 0 O O O O O 0 x _O rn w O O N N t` m C �I Wm m O O O O O M t` m CD 0 0 o U c N m p o o v o 6 0 W m N � a " L Cli O N V cn M m O ' 17 (q '- O O O O �-- O M O O O U) O O U a v N o o o o Z a a a� — y M m O N N O 7 N N O O O O m O O O O OO O O. O Z O W o o Z dl cti C U6 ) U a C �_ CD o m o 0 0 O � m v o 0 0 Iv' Q O. O V 'O O O N O O Z ' W O (n O O O m d' to (n' O O Z 0 a . C: O OI m N (D (DN O O T OI O O- O O O O (A (U ! N O U t X W N d . O UI(o�� O. 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O o Nn p .n a a fT 00N N n O L ? O_ O O O T Appendix B Greenhouse Gas Calculations GREENHOUSE GAS CALCULATION SHEET ENTER'DAILY'CONSUMPTION FROM GEN RATE SHEET Days Per Year Per Year To Megawatts and MMBtu Carbon Dioxide (metric tons) Meth ne'(metric tons) Nitrous Oxide (metric tons) metric tons CO2 Equivallents Operational Energy Use ....5905 365 2155325 2155.325 859.0621652 0.003617269 0.006550189 861.1686865 Rates from California Climate Action Resitry General Reporting Protocol, Version 3, April 2008 Operation Project Tons of CO2 Equivallents Electricity 861.17 Electricity (From Gen Rates) 861.1686865 Natural Gas (Area Sources)* 143.673264 Project Operation (Traffic) CO2* 5877.404064 Construction (CO2) - per year* 515.044656 Total 7397.29067 *From URBEMIS Model, converted to metric tons SUMMARY TABLE Unmitigated Project Greenhouse Gas Emissions Tons of CO2 E uilvallents Operation Project Traffic 5877.40 Electricity 861.17 Natural Gas 143.67 Project Construction amortized over 30 years CO2 17.17 TOTAL 6899.41 Sources: Traffic Emissions are from the URBEMIS 2007 Computer model. Estimates for electricity are based on standard generation rates and use is converted to CO2 Equivalents using factors from Tables C2. and C3 of the California Climate Action Registry General Reporting Protocol, Version 3.0, April 2008. Estimates for natural gas are from the area source estimate from the URBEMIS 2007 Computer model. All WTI MIA5c n ■ m ■ I p� 0, E C- c y L�\ a, O O . y cO O 1 V C0 U U m G a 11 0 �x+Y'��'P �� w Nca a �� a u�r �� y � E C14 L) E320 Ai W Qa fµi r^3' V` FT @ r, 40 iu- NN�pY�A O a) a s ROWr+�rT4� 6. Ir "� • �� Ute,L- +lk sc"h��Risr'r�a-F�w� a T 44Q' ' r . ,;^l ' xe;? 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I; +� ,�,,'� ��, ` ce� � � � h p. �'�} � ry .� � �- s �, at ��' "� Q � +v�'s'•'� k. ru ,.n a, �rx-d� �� Jfi a ��„1 irY'�� �i 1^, '" e.,,���i� t,�t'"� r.•t��sx Y "``�.' � ' a .� �...: ��� s'�- a'"�`�` "� '��-? `� ��{x �� A�''�� ;:..�'� .g+��,.'R�'�fNB.��" �`��s�n�, *o r ' w, -yw� ".21"S ;+ R ,�ti 'sJ, � �"'@°q`�# ,G+ - t 7 P � m n,t: �7` „ ��� 1 •,� .w F f � �, � A r ': � WAR' r w� ? �o_ I r '* z a� � �_q�Z rtFsa Ms, 3 'J C :Vv 5 4�'5�, '�.' 4 �'�"`' '4k ""es t°^E''?k' �a a o Vv 0,�r�� U � m in ,`+� ;• t Sa x a G„ct�..�-� i ��. _ e 'fib ',� n ,s. * ,r�J. ` ry.". Ti h��RYb�YS ya. A`Y n _ >, y o U J 9 o- r a^ N ,fit o a C) i a p 5 " F .- �.4 � .i-. -seas � �- ` �' ��c-�S s -v'>"- , �'�'3 ^X}-. r-�. �• �"� � �' �: �' G I �U�r f _ e�., i °�5 t<� "`. w.� a�yak `, e�x ,a a -"' ➢.i• �+". a� 5 . 'Is ;k� ,µ F�.7.1_� I K— Santa Clarita Talley o i ee oq,. Agingor® 22900 Market Street Santa Clanta CA 91321 3608 (661)'259'9444­- Fax (661) 259 1647 E-mail: admin®scvsc.org September 30, 2009. To whom it may concern, We are writing to voice our support for the proposed Canyon Hills Medical Center. The realization of this project that will provide another needed medical center in our community that will also be a vital resource for the East -side of the Santa Clarita Valley and allow for several positive outcomes. With over 110,000 square feet of comprehensive medical services, the project is estimated to provide more than 400 potential high paying jobs for the benefit of our community. Currently, there are no substantial medical facilities in the Canyon Country area and from our point of view this project would provide both convenience and options for medical services for the highest concentration of senior citizens in our valley. The proposed Canyon Hills Medical Center will be strategically located near the intersection of Sierra Highway and Via Princessa allowing for good transportation circulation from the. freeway and surrounding community and'for specialized transportation for.the elderly. One of our affordable housing facilities, Canyon Country Seniors located on Flying Tiger Drive, will be neighbor to the proposed medical facilities; and, we believe our proximity with the Medical Center will lend itself to an enhanced quality of life.for our residents too. We urge you to support this vitally needed project that will benefit everyone in our valley. You ruly, Brad Berens, Executive Director