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Home My WebLink About2010-10-26 - RESOLUTIONS - MC 08 199 PARKING STRUCTURE (2)RESOLUTION NO. 10-85 ' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING MASTER CASE 08-199, HILLSIDE DEVELOPMENT REVIEW 08-005, RIDGELINE ALTERATION PERMIT 08-003 AND OAK TREE PERMIT 08-026 TO ALLOW FOR CONSTRUCTION OF NEW SURFACE PARKING AND THREE, TWO-LEVEL PARKING STRUCTURES ON PROPERTY LOCATED AT 22833 COPPER HILL DRIVE (APN 3244-032-018, 020) IN THE CITY OF SANTA CLARITA SECTION 1. FINDINGS OF FACT. The City Council of the City of Santa Clarita (hereafter "City") hereby makes the following findings of fact: a. On December 30, 2008, an entitlement application was filed by Grace Baptist Church (the "applicant') with the Planning Division which included the following requests: a Hillside Development Review for grading associated with the expansion of existing parking areas on a property with an average slope greater than 10 percent; a Ridgeline Alteration Permit to allow for development activities within the Ridgeline Preservation Zone in the upper two-thirds of a designated Significant Ridgeline; and an Oak Tree Permit to allow for grading activities within the protected zone of two ' oak trees and the relocation and replacement of 23 oak trees (the project); b. On April 16, 2009, a Development Review Committee (DRC) meeting was held during which staff provided a list of items required by staff in order to consider the application complete. In addition, staff provided direction regarding bringing the project into compliance with various development requirements; c. The 62.07 -acre project site is located on the north side of Copper Hill Drive between Seco Canyon Road and San Francisquito Canyon Road ("the project site"), as shown on Exhibit "A", attached. The subject property comprises the following two parcels: Assessor Parcel Nos. 3244-032-018, and 3244-032-020; d. The General Plan and zoning designation for the project site is RE (Residential Estate). The RE zone is intended to ensure that the rural character of certain portions of the City of Santa Clarita are maintained; e. The project site is bordered by hillside residential property in unincorporated Los Angeles County to the north, the Residential Suburban (RS) zone to the south and east, and the Residential Moderate (RM) zone to the west. Surrounding land uses include single-family residences, town homes, and a Southern California Edison transmission corridor which runs through the subject property from north to south; f An environmental Initial Study was prepared for the project on August 11, 2010, which found that no significant adverse impacts were identified that could not be mitigated to a level of insignificance; g. During a duly noticed public hearing on February 16, 2010, and due to potential changes in the project description (a potential traffic signal), the Planning Commission continued the item to a date uncertain; h. As required by the Unified Development Code, 816 property owners within a 1,000 foot radius of the subject property were notified of the public hearing by mail. Notices were sent to an additional 212 property owners beyond this radius who reside south of Copper Hill Drive. A public notice was placed in a local newspaper (The Signal) on August 17, 2010, and a sign was posted at the site on August 24, 2010, for a public hearing on September 7, 2010; i. The Planning Commission held a duly noticed public hearing on this matter commencing on September 7, 2010, at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita, CA; j. At the September 7, 2010, public hearing, after considering the staff presentation, the staff report, the applicant presentation, and public testimony on the proposal, the City of Santa Clarita Planning Commission in a 4-0 vote recommended that the City Council adopt a resolution adopting the Mitigated Negative Declaration and approving Master Case 08-199 and all of its associated entitlements; k. As required by the Unified Development Code, 816 property owners within a 1,000 foot radius of the subject property were notified of the public hearing by mail. Notices were sent to an additional 212 property owners beyond this radius who reside south of Copper Hill Drive. A public notice was placed in a local newspaper (The Signal) on October 5, 2010, and a sign was posted at the project site on October 12, 2010, for a public hearing on October 26, 2010; and 1. At the October 26, 2010, City Council meeting, the City Council considered staffs presentation, the staff report, the applicant presentation and public testimony on the proposal. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. The City Council hereby finds with respect to the Mitigated Negative Declaration: a. The Initial Study and Mitigated Negative Declaration for this project has been prepared in compliance with the California Environmental Quality Act (CEQA); b. Based on the findings in the Initial Study, it was determined that mitigation measures would be incorporated as part of the project to reduce impacts to a level less than significant and a Mitigated Negative Declaration was prepared for the project; 2 I I c. 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. An Intent to Adopt the Mitigated Negative Declaration was posted and advertised on August 17, 2010, in accordance with CEQA. The public review period was open from August 17, 2010, through October 26, 2010; d. There is no substantial evidence that the project will have a significant effect on the environment. Approval of a Mitigated Negative Declaration for this project reflects the independent judgment of the City of Santa Clarita City Council; e. The documents and other materials which constitute the record of proceedings upon which the decision of the City Council is made is the Master Case 08-199 project file located within the Community Development Department and is in the custody of the Director of Community Development; and f The City Council, based upon the findings set forth above, hereby adopts the Mitigated Negative Declaration prepared for this project. SECTION 3. HILLSIDE DEVELOPMENT REVIEW FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. That the natural topographic features and appearances are conserved by means of ' landform grading so as to blend any manufactured slopes or required drainage benches into the natural topography. The project proposes the addition of new surface parking and three, two-level parking structures on a project site that was previously developed. Grading will be conducted in areas that were graded flat or that are part of the manufactured slopes that were created to facilitate the original church construction. The topography of the ridgeline and other natural slopes will not be impacted by the project. b. That natural, topographic prominent features are retained to the maximum extent possible. The project proposes the addition of new surface parking and three, two-level parking structures on a project site that was previously developed. The project proposes 32,000 cubic yards of cut and 32,000 cubic yards of fill. Although the existing slopes have been disturbed during prior projects, the natural topographic features and appearances are being conserved by means of landform grading so as to blend any manufactured slopes or required drainage benches into the natural topography. c. That clustered sites and buildings are utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and are compatible with existing neighborhoods. The project proposes the addition of new surface parking and three, two-level parking structures on a project site that was previously developed. One of the new parking ' structures is located north of the existing church buildings in the existing parking area. The other two parking structures have been located in areas that have previously been graded flat as part of the original development of the church. Any slopes that are proposed to be impacted are manufactured slopes that were created as part of the original project. The proposed parking areas have been located on portions of the site that are intended to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features on the site. d. That building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain are utilized. The project requests the approval of three parking structures. The parking structures meet minimum setback requirements and are less than 35' in height. Two parking structures will not be visible from either Copper Hill Drive or the single family residences south of Copper Hill Drive because the structures will be located on the northern portion of the church campus in the existing parking area and will be screened by the existing buildings on the site. The applicant has prepared a photo simulation showing that the proposed parking structure on the southern portion of the campus will be partially visible from existing single family residences located approximately 300 feet to the south, across Copper Hill Drive. While the structure would be visible, landscaping would screen the parking deck and the use of colored ' concrete would allow the structure to blend into the hillside. e. That plant materials are conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, reduce the maintenance cost to public and private property owners. The preliminary landscape plan submitted by the applicant makes use of native landscaping material intended to protect the slopes from slippage and soil erosion and to minimize the visual effect of the grading on the subject property. Although the project does require the removal of 23 oak trees, all of these trees would be relocated or replaced on the site. The oak trees impacted by proposed grading were planted by Grace Baptist Church, installed as part of a planned landscape associated with previous site development. All of the impacted oak trees are in landscape situations, not natural settings. They are placed along the roadways and parking areas. Given the fact these trees were planted by the church, located near adjacent roadways and are easily accessible, some of the impacted trees are good candidates for relocation within the campus. Other oak trees are not candidates for relocation due to their stressed and poor condition. These trees will be replaced with new specimens. None of the impacted oak trees were planted to mitigate impacts created by other ' development projects. 11 f That curvilinear street design and improvements that serve to minimize grading ' alterations and emulate the natural contours and character of the hillsides are utilized. Although the project requires the completion of improvements to Copper Hill Drive including curbs, gutters, sidewalks and a future raised median, the alignment of Copper Hill Drive will not be affected and no additional streets will be designed or constructed with this project. The slopes adjacent to Copper Hill Drive have been designed to emulate and compliment the existing slopes and hillsides in the area. Structures proposed as part of the project would be built into the hillside and would emulate the character of the existing sloped areas. g. That site design and grading that provide the minimum disruption of view corridors and scenic vistas from and around any proposed development are utilized. The project is located within the City of Santa Clarita's Ridgeline Preservation Overlay and requires a Ridgeline Alteration Permit. The grading for the structure closest to the ridgeline will not extend to the top of the slope and will not alter the existing silhouette of the ridgeline. The project would require the removal of 23 oak trees on the site, all of which would be either relocated or replaced. Given that the proposed grading would not disrupt the existing ridgeline, that landscaping would be used to screen the parking decks, and that any oak trees that would be impacted would be replaced, any disruption of view corridors or scenic vistas would be minimal. SECTION 4. RIDGELINE ALTERATION PERMIT FINDINGS. Based upon the foregoing facts and findings, the Planning Commission hereby finds as follows: a. The proposed use is in conformance with the various goals and policies of the General Plan. The proposed use is in conformance with the various goals and policies of the General Plan, specifically with regard to Community Design Element Goal 5: to preserve and integrate the prominent and distinctive natural features of the community as open space for the use and visual enjoyment of all City residents. In addition, Policy 5.1 requires the retention of designated major landforms, such as ridgelines, especially when they contribute to the overall community identity. The proposed project has a Ridgeline located on the project site and runs generally north to south bisecting the subject property. The proposed project only impacts portions of the site that were previously disturbed as part of the original church development and does not alter the silhouette of the ridgeline. b. The use or development will not be materially detrimental to the visual character of the neighborhood or community, nor will it endanger the public health, safety or general welfare. 5 The project proposes to add surface parking and three, two-level parking structures to the existing church site. Two parking structures will not be visible from either Copper Hill Drive or the single family residences south of Copper Hill Drive because the structures will be located on the northern portion of the church campus in the existing parking area and will be screened by the existing buildings on the site. The applicant has prepared a photo simulation showing that the proposed parking structure on the southern portion of the campus will be partially visible from existing single family residences located approximately 300 feet south of the property, across Copper Hill Drive. Proposed landscaping would screen the structure and the use of colored concrete would help the structure to blend into the surrounding area. c. The appearance of the use or development will not be different than the appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline appearance in the vicinity. A ridgeline is located on the project site and runs generally north to south bisecting the subject property. The church buildings are located approximately 500 feet east of the ridgeline which reaches an elevation of approximately 1,520 feet above mean sea level. The base of the slope is at an elevation of approximately 1,430 feet. As such, the upper two-thirds of the slope begins at an elevation of 1,460 feet. The existing church buildings are approximately 70 feet lower than the ridgeline at an elevation of 1,448 feet. This project requires a Ridgeline Alteration Permit because grading is proposed above the elevation of 1,460 feet. Neither the grading activity nor the structures will reach the top of the ridgeline and therefore will not affect this ridgeline's silhouette. The ridgeline has previously been graded and disturbed by the construction of two water tanks located in the center of the subject property. The proposed project would be located at a lower elevation than the water tanks. d. The establishment of the proposed use or development will not impede the normal and orderly development and improvement of surrounding property, nor encourage inappropriate encroachments to the ridgeline area. The proposed project includes a request to allow for the construction of additional surface parking and three, two-level parking structures to accommodate the existing patronage of Grace Baptist Church. The proposed project does not include a request for new construction of assembly areas, classrooms or administrative offices. In addition, the subject property is bordered by existing residential development on all sides and will not impede the normal and orderly development of surrounding property, nor encourage inappropriate encroachments to the ridgeline area. e. It has been demonstrated that the proposed use or development will not violate the visual integrity of the ridgeline area through precise illustration and depiction as required in Section 17.80.030. As shown in the ridgeline location exhibit provided by the applicant, the required grading and structures will not reach the top of the ridgeline and therefore will not C affect the ridgeline's silhouette. The church campus is located approximately 500 ' feet east of the ridgeline which reaches an elevation of approximately 1,520 feet above mean sea level. The base of the slope is at an elevation of approximately 1,430 feet. As such, the upper two-thirds of the slope begins at an elevation of 1,460 feet. The existing church buildings are approximately 70 feet lower than the ridgeline at an elevation of 1,448 feet. While grading limits will occur above the 1,460' elevation, grading and construction activities will remain well below the existing ridgeline and will not violate the visual integrity of the ridge. f. The use or development should minimize the effects of grading to the extent practicable to ensure that the natural character of the ridgeline is preserved. The project proposes the addition of new surface parking and three, two-level parking structures on a project site that was previously developed. One of the new parking structures would be located north of the existing church buildings in the existing parking area. The other two parking structures would be located in areas that have previously been graded flat as part of the original development of the church. Any slopes that are proposed to be impacted are manufactured slopes that were created as part of the original project. The proposed parking areas have been located on portions of the site that are intended to minimize the effects of grading to the extent practicable to ensure that the natural character of the ridgeline is preserved. g. The proposed use or development maintains the appearance of natural ridgelines with uses and development consistent with density requirements established in Section 17.80.035. The proposed project includes a request to allow for the construction of additional surface parking and three, two-level parking structures to accommodate the existing patronage of Grace Baptist Church. The proposed project does not include a request for new construction of assembly areas, classrooms or administrative offices and therefore, does not change the existing density on the site. The proposed project makes use of native landscaping material intended to protect the slopes from slippage and soil erosion and to minimize the visual effect of the grading on the subject property. h. The proposed use or development utilizes or creates minimally invasive grading techniques, imaginative project site design and spacing of development that significantly exceeds the minimum standards identified in the City of Santa Clarita Hillside Development Guidelines. The project proposes the addition of new surface parking and three, two-level parking structures on a project site that was previously developed. One of the new parking structures is located north of the existing church buildings in the existing parking area. The other two parking structures have been located in areas that have previously been graded flat as part of the original development of the church. Any slopes that are proposed to be impacted are manufactured slopes that were created as 7 part of the original project. The proposed parking areas have been located on portions of the site that are intended to minimize the effects of grading to the extent ' practicable to ensure that the natural character of the ridgeline is preserved. The applicant has avoided grading on any natural slopes that have not been previously disturbed, thus exceeding the minimum standards identified in the City of Santa Clarita Hillside Development Guidelines. i. The proposed use or development is designed to mimic the existing topography to the greatest extent possible through the use of landform contour grading. The project proposes the addition of new surface parking and three, two-level parking structures on a project site that was previously developed. The project proposes 32,000 cubic yards of cut and 32,000 cubic yards of fill. The existing slopes have been disturbed during prior projects. Where possible, the natural topographic features and appearances are being conserved by means of constructing the parking structures into the existing hillsides in an effort to blend any manufactured slopes or required drainage benches into the natural topography. j. The proposed use or development demonstrates creative and imaginative site design resulting in a project that will complement the community character and provide a direct benefit to current and future community residents of not only the proposed use or development, but the residents of the City of Santa Clarita as a whole. The proposed development demonstrates creative and imaginative site design by ' limiting the project to areas of the site that have previously been disturbed as part of the original project. In addition, two of the three parking structures will not be visible from surrounding residences or streets due to their location on the north side of the church campus. Although the parking structure closest to Copper Hill Drive will be partially visible to residents on Tupelo Ridge Drive, the structure will be screened by landscaping on the south side of the parking structure to the maximum extent allowable by the Los Angeles County Fired Department Fuel Modification Unit. Colored concrete will also be used to help the structure blend into the surrounding hillside. k. The proposed use or development does not alter natural landmarks and prominent naturalfeatures of the ridgelines. Any slopes that are proposed to be impacted are manufactured slopes that were created as part of the original project. The proposed parking areas have been located on portions of the site that are intended to minimize the effects of grading to the extent practicable and ensure that the natural landmarks and prominent natural features of the ridgeline are preserved. 1. The provisions and implementation of this section does not create an undue economic hardship or deny the minimal use of the land. I 9 The implementation of the Ridgeline Preservation Ordinance has not created an undo ' economic hardship on Grace Baptist Church, nor has the ordinance denied the minimal use of the subject property in that the applicant will be able to make better use of the site through the provision of adequate parking. SECTION 5. OAK TREE PERMIT FINDINGS. Based upon the foregoing facts and findings, the Planning Commission hereby finds as follows: a. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of an oak tree to enable reasonable use of the subject property, which is otherwise prevented by the presence of the tree and no reasonable alternative can be accommodated due to the unique physical development constraints of the property: The site contains 126 oak trees, none of which are designated as Heritage, based on their size. All of the oak trees impacted by proposed grading were planted by Grace Baptist Church, installed as part of a planned landscape associated with previous site development and are in landscape situations, not natural settings. The trees are located along the roadways and parking areas and none of the oak trees proposed for relocation or replacement was planted as mitigation measures for other, off-site projects. Given the fact these trees were planted by the church, located near adjacent roadways and are easily accessible, some of the impacted trees are good candidates for relocation within the campus. The other oaks are not good relocation specimens ' due to their poor or stressed condition. The project will impact 25 non-native oak trees on the project site. The project will encroach into the protected zone of two trees; seven trees will be boxed and relocated on the site; and 16 trees will be removed and replaced with 16 new trees. The trees recommended for replacement with new trees are rated in fair to poor condition and are not likely to perform well if transplanted. It is necessary to remove, relocate, and encroach into the protected zone of an oak tree to enable reasonable use of the subject property which is otherwise prevented by the presence of the tree. No reasonable alternative can be accommodated due to the unique physical development constraints of the property. Therefore, the project complies with all required findings. SECTION 6. Based on the findings contained in Sections 1-5 above, the City Council hereby adopts a Mitigated Negative Declaration approving the following entitlements requested under Master Case 08-199: Hillside Development 08-005, Ridgeline Alteration Permit 08-003 and Oak Tree Permit 08-026, subject to the Conditions of Approval (Exhibit B). SECTION 7. The City Clerk shall certify to the adoption of this Resolution. 0 PASSED, APPROVED AND ADOPTED this 26th day of October, 2010. 1 MA OR ATTEST: 44�� CITY CLERK K�� DATE:l leo 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 October, 2010, by the following vote: ' AYES: COUNCILMEMBERS: Ferry, Ender, Kellar, McLean, Weste NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None 10 Ute` ✓�V�7 " CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, 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 No. 10-85, adopted by the City Council of the City of Santa Clarita, California on October 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 �'"r�,;t'7_'/� cs)" y .:n is 1 1' .,i,j7 � � ��y,>� Jpi-"'-�--aj,�Jij ' �'♦,n %`f' • I t + �r ti tire, r R �... 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'Y ':1✓++�jr,S t•}I f`..r? r:` �j,.S r ¢ };r- _tr �i�:.. + ti• psi `3' +' . -'� r •'+ [Nra ' � 'r t ,� Y p J� � '' '� _ kr-iy Y v s � } r f r4 ,r d i f f'•r•., 4 '� Jr` t r S t 4 � � ;`�. y � .r a 5 j x �•�`>''a ! •4�i]iJ� �t ly r�� ' ''" .,.. � � S't,. �c bra i.cyi * : % �L..r�t. .ta�..H. Jr. ..�tf,k" r:�"_'\n._-�I..r.,. ;`•...r__... .^.i`atS.. (,. ''St.$..A�rh- �'i±.se�Z'�,:r`�S:• ai.,dE'.� r; : ' Resolution Exhibit B MASTER CASE 08-199 HILLSIDE REVIEW PERMIT 08-005, OAK TREE PERMIT 08-026, AND RIDGELINE ALTERATION PERMIT 08-003 DRAFT CONDITIONS OF APPROVAL GENERAL 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. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval shall be terminated along with any associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre -commencement approval period. Once commenced, any discontinuation of the use approved with this project for a continuous period of one hundred eighty (180) calendar days or more shall terminate the approval of this use along with any associated vested rights to such use. The pre-existing legal use shall not be re- established or resumed after the one hundred eight (180) day period. Discontinuation shall include cessation of a use regardless of intent to resume. GC3. The applicant may file for an extension of the approved project prior to the date of expiration. If such an extension is requested, it must be filed no later than 60 days prior to expiration. GC4. The applicant shall be responsible for notifying the Department of Community Development, in writing, of any change in ownership, designation of a new engineer, or change in the status of the developer, within 30 days of said change. GC5. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attach, set aside, void, or annul the approval of this Project by the City, which action is provided for in Government Code Section 66499.37. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) The City bears its own attorney's fees and costs; and 2) the City defends the action in good faith. ' The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 2 of 13 ' GC6. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC7. The applicant shall sign and have notarized the attached "Acceptance Form." This form shall be returned to the City's Planning Division. GC8. It is further declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. PLANNING DIVISION PLl. The applicant is granted approval to construct additional surface parking and three, two- level parking structures. With the addition of the surface parking and three parking structures, the site will contain 1,057 parking spaces. The project shall be developed in substantial conformance with the approved site plan on file with the Planning Division. Any changes shall be subject to the review and approval of the Director of Community Development. PL2. The applicant shall preserve the natural character of the Significant Ridgeline on the property by grading the slope in conformance with the approved plans on file with the ' Community Development Department. As shown on the approved plans, the applicant shall ensure that the natural topographic features and appearances of the hillside are conserved by means of landform grading so as to blend the manufactured slopes and required drainage benches into the existing topography. Landscaping Requirements LRl. Prior to issuance of grading permits, 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). LR2. The applicant shall be aware that additional fees will be required to be paid by the applicant 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. Standard Landscape Requirements and Conditions LR3. Final landscape plans shall contain all elements as listed in the checklist for preliminary landscape plans (Attachment 'A'), and shall conform to the following: I Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 3 of 13 (a) Commercial and Industrial Projects i. Site and landscape plans shall include a calculation showing the percentage of the site to be landscaped (a minimum of ten (10) percent of the site area for landscaping, with a minimum of five (5) percent planting area in the parking lot) and a calculation showing the square footage of parking lot(s) and percentage of landscape in parking lot(s) (Municipal Code/UDC § § 17.15.040(A)(4);1718.070(E)(2)). Landscape plans shall show at least one (1) 24" box tree per four (4) parking stalls in parking lots/areas, and 36" box trees in planters at the ends of parking aisles. The plans shall show tree species selection, distribution and spacing to provide 50% canopy coverage of all parking lots/areas within 5 years of planting (Municipal Code § 17.18.070(E)(10)). iii. Landscape plans shall show headlight -screening hedges, wall or landscaped earthen berm, not less than thirty (30) inches nor more than forty-two (42) inches in height at specified locations on parking lot perimeters. Individual hedge plants shall be 36" tall and spaced so that they touch leaf -to -leaf at time of final inspection (Municipal Code § 17.18.070(D)(1)). iv. Where parking and/or drive aisles abut walls, fences, property lines, walkways or structures, landscape and site plans shall show planter beds delineated by continuous concrete curbing at least six (6) inches high and six (6) inches wide, at least (3) feet from such walls, fences, etc. These planter beds shall be landscaped except as permitted by the Director of Community Development (Municipal Code § 17.18.070(E)(9)). Prior to planting, the applicant shall flag all tree locations along the project's street -facing frontage and call the Planning Division 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.ueanr.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, Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 4 of 13 shrubs (15 gallon minimum size), clinging vines, etc. Masonry block ' (concrete masonry unit) trash enclosures shall be screened with both shrubs and clinging vines (Municipal Code § § 17.15.040(B)(1-4). iv. Landscape plans shall show all lighting fixtures, base dimensions, and typical finish elevations. v. The applicant shall apply jute netting to all graded slopes five feet (5') and higher in vertical elevation and elsewhere where needed for erosion control, and shall landscape graded slopes (Municipal Code § 17.28.020(B)). vi. Slope planting shall consist of at minimum one (1) tree per 150 square feet of slope area and one (1) shrub per 100 square feet of slope area (Municipal Code § 17.80.040(K)(3)). Should this requirement become impossible or impracticable because of fuel modification requirements, the applicant may substitute a proportionate number of appropriate larger specimen trees to the satisfaction of the Director of Community Development. vii. The applicant shall design all irrigation systems for water conservation. viii. The applicant shall place water -conserving mulching material on all ' exposed soil in planting areas not covered by turfgrass. Mulching material may include, and is not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must be at least three (3) inches deep. ix. Trees planted within fourteen (14) feet of the paved road section along Copper Hill Drive 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. 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 I function according to the approved landscape plans. Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 5 of 13 Fuel Modification Conditions LR4. The project site is located within the high fire severity fuel modification zone. As a result, the landscape and irrigation plans will require the review and approval of the Los Angeles County Fuel Modification Unit. The applicant shall submit the final set landscape and irrigation plans for review to the Fuel Modification Unit and the City at the same time to allow for a concurrent review of the plans. The applicant shall be aware that multiple revisions to the landscape plans may occur from each agency due to conflicting landscaping requirements. The City will make every effort to assist in this process; however, it is the responsibility of the applicant to work through conflicting requirements with each agency to acquire approval of one landscape and irrigation plan for the project. LR5. The applicant shall submit the following materials to the Fuel Modification Unit with the landscape and irrigation plans to undergo review: (a) Labeled photos of the project site; (b) Labeled photos of the surrounding properties to the project site; (c) An aerial photo (can be copied from the City of Santa Clarita's website); (d) Contact information for the City Planner assigned to the project, including address, phone number, and email address; and, (e) Project site plan and building elevations. ' ENGINEERING DIVISION General Requirements ENI. 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 for Lot Line Adjustment encompassing all parcels within the boundaries of this project 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, 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, oak tree report and conditions of approval. The grading plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations. EN4. This project is a development planning priority project under the City's NPDES ' Municipal Stormwater Permit as a parking lot 5,000 square feet or more or with 25 or more parking spaces. Prior to issuance of grading permit, the applicant shall have approved by the City Engineer, an Urban Stormwater Mitigation Plan (USMP) that Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 6 of 13 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. EN5. 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 EN6. 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. EN7. 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. EN8. 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. EN9. 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. EN10. Prior to building final, the applicant shall construct the following interim street improvements as shown on the approved site plan: Street Name Inverted !Curb &,Base &Street Street Sidewalk Landscaped Shoulder Gutter Paving Lights Trees (5'min) Median Copper Hill Drive X X X X X X ENI 1. Prior to the issuance of building permits, the applicant shall pay an in -lieu fee for full street improvements along the frontage of the project site. The in -lieu fee shall be based on a cost estimate calculated by the applicant and approved by the City Engineer. EN12. 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. EN13. 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 Bouquet Canyon B&T District. The current rate for this District is $16,280. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Church = the gross acres (4.65 acres) x the district rate ($16,280.00) = $75,702.00 until June 30, 2011. ' BUILDING AND SAFETY DIVISION 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. Two sets of truss drawings & calcs, if used. o One set structural calculations, energy calculations and a copy of the soil report. BS2. All buildings and structures shall comply with the detailed requirements of the 2007 California Building (CBC), Mechanical (CMC), Electrical (CEC)and Plumbing (CPC) and Energy Codes and the 2008 City of Santa Clarita amendments to the California codes. A copy of the City amendments is available at the Building and Safety public counter and on the city website at www.santa-clarita.com. BS3. Prior to issuance of building permits the following shall be completed regarding grading: Obtain a grading permit and perform rough grading and/or recompaction. A final compaction report and a Pad Certification shall be submitted to and approved by the Development Services Division (Engineering). I BS4. The project shall fully comply with the disabled access requirements as specified for public accommodations in Chapter 11B of the California Building Code. The Federal Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 ' Page 7 of 13 Bonds, Fees and Miscellaneous Requirements EN12. 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. EN13. 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 Bouquet Canyon B&T District. The current rate for this District is $16,280. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Church = the gross acres (4.65 acres) x the district rate ($16,280.00) = $75,702.00 until June 30, 2011. ' BUILDING AND SAFETY DIVISION 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. Two sets of truss drawings & calcs, if used. o One set structural calculations, energy calculations and a copy of the soil report. BS2. All buildings and structures shall comply with the detailed requirements of the 2007 California Building (CBC), Mechanical (CMC), Electrical (CEC)and Plumbing (CPC) and Energy Codes and the 2008 City of Santa Clarita amendments to the California codes. A copy of the City amendments is available at the Building and Safety public counter and on the city website at www.santa-clarita.com. BS3. Prior to issuance of building permits the following shall be completed regarding grading: Obtain a grading permit and perform rough grading and/or recompaction. A final compaction report and a Pad Certification shall be submitted to and approved by the Development Services Division (Engineering). I BS4. The project shall fully comply with the disabled access requirements as specified for public accommodations in Chapter 11B of the California Building Code. The Federal Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 8 of 73 ' ADA requirements are not reviewed by California jurisdictions. However, ADA compliance is the responsibility of the owner, architect and contractor. BSS. All of the disable access requirements including site accessibility information and details shall be part of the architectural plans (vs. the civil plans) and will be reviewed by building and safety. Civil plans used for grading purposes are not reviewed or approved for site accessibility requirements. BS6. 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. BST Provide a route of travel from the parking garages to the main buildings. BSB. Prior to issuance of building permits, additional clearances from agencies not present at this DRC 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 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/a" 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. BSIO. The project is located within the city's Fire Zone and shall comply with the City's Fire Hazard Zone requirements. See the city's website at www.santa-clarita.com. BS11. The Building and Safety Division has begun scanning plans for permanent storage. Please incorporate the following information into the plans on the full size sheets: a. The Plan Check Number, Sheet Title, and the Sheet Number of the Total Number of Sheets shall be located in the lower right hand corner of each sheet of the plans. b. A copy of the Planning Conditions. c. The Recommendation Section of the Soils/Geology Report. d. ICC, ICBG, UL and other outside testing agency reports when those reports contain information required by the contractor for construction or installation of items or materials that are not otherwise shown or detailed on the plans. e. The Truss drawing layout. (if used) I Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 9 of 13 BS12. These comments are based on a review of preliminary plans submitted by the applicant for this DRC. A thorough review will be performed and more specific comments mentioned when the complete plans are submitted to Building and Safety for a formal plan review. ENVIRONMENTAL SERVICES DIVISION ES1. All tenant improvement projects valuated greater than $100,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. ES2. If the project is valuated above $100,000 the applicant shall comply with the following: A Construction and Demolition Materials Management Plan (C&DMMP) must be prepared and approved by the Environmental Services Division prior to obtaining any grading or building permits. A minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D waste must be diverted from landfills. A deposit of 3% of the estimated total project cost or $50,000, whichever is less, is required. The deposit will be returned to the applicant upon proving that 50% of the inert and remaining C&D waste was diverted. ES3. 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 SDI. The applicant shall annex into a local zone of the landscape maintenance district (LMD) before a grading permit is issued. TRANSIT DIVISION TR 1. There is fixed route bus service every half hour between the hours of 5 am and 10 pm on Copperhill Drive daily. TR2. At this time the Transit Impact Fee does not apply to commercial/industrial developments. This fee is subject to change and the applicant shall pay the current fee at the time of final map recordation or building permit issuance, whichever comes first. TR3. Applicant shall construct a pedestrian path from the bus stops to the development. TR4. Applicant shall provide a bus stop at the location of: Io WB Copperhill Drive FS second entrance to project Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 70 of 13 ' TR5. The bus stop shall consist of a 10'x25' concrete passenger waiting pad placed behind the sidewalk and include a stylized bench and trash receptacle. Bench and trash receptacle specifications and all appropriate paperwork for bus stop shall be supplied to the Transit Division prior to installation. Proposed amenities shall be approved by City Transit staff prior to installation. TR6. Bus stop shall be shown and labeled on the site plan. TR7. The bus stop shall comply with all ADA regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (Ca1Dag). Proposed disabled access shall be drawn on all plans. TR8. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction of city staff. TR9. At the location of the bus stop, the sidewalk shall meet the street for no less than 20'. TRIO. Applicant shall construct an in -street concrete pad pursuant to the current city standard and APWA 131-1. URBAN FORESTRY DIVISION General Conditions: ' UFl. The applicant and their contractor's shall be in compliance with the City of Santa Clarita Oak Tree Ordinance and Preservation and Protection Guidelines at all times throughout the said project. A copy of both documents can be provided upon the applicant's request. UF2. The applicant and their contractor's shall adhere to all recommendations of the project arborist Mr. Craig Crotty of Craig Crotty Arboriculture issued both in the submitted oak tree report and those issued in the field during the required monitoring. UF3. The applicant is permitted to encroach into the protected zone of two (2) coast live (Quercus agrifolia) trees, remove and relocate seven (7) coast live oak trees and remove and replace sixteen (16) coast live oak trees as proposed. Preservation and Protection: UF4. Prior to the start of construction and/or grading, the applicant shall coordinate a preconstruction meeting which shall take place on site. The applicant shall invite all necessary contractors including but not limited too the grading contractor, engineer, general contractor, project arborist, city planner and the city arborist. U175. Prior to the start of grading, the applicant shall be required to install protective fencing around oak trees numbers 40 and 41 and any other oak tree that is exposed to possible impacts. It is recommended that the applicant incorporate an overall tree protection plan that protects all trees that are proposed to remain on site. , Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 t Page 11 of 13 UF6. For this application, the applicant will be permitted to use the orange four (4') foot high vinyl safety fence. Fencing shall be supported by steel post spaced evenly at eight (8) feet on center. The top and bottom of the fence shall be secured to the post with tie wire to avoid failure during in climate weather. UF7. Once the protective fencing has been installed and approved by the city arborist, the fencing shall not be removed, taken down, relocated or altered in any way without the written authorization from the city arborist. Fencing shall be installed prior to the preconstruction meeting. UF8. All work completed within the protected zone of an oak tree shall be completed in the presence of the applicants project arborist and must be performed by hand only unless waived by the City Oak Tree Specialist. UF9. All oak tree roots that are encountered during construction that measure two (2") inches in diameter or larger shall be preserved at all times unless waived by the City Oak Tree Specialist. UF10. Exposed roots shall be immediately wrapped in moistened layers of burlap around the entire root. Surface roots which have been exposed and are not permitted for removal shall be kept moist and covered with a 2-3 inch layer of natural wood chips or approved ' mulch. UFl1. Roots which have been permitted for removal shall be cut clean with a proper pruning device and completed either by or in the presence of the applicant's project arborist. UF12. The applicant and their contractor's shall have a designated self-contained concrete and hazardous waste clean out station on site. The clean out station shall be placed a minimum of 100' feet from any oak tree on site. UF13. At no time shall the applicant or their contractor's be permitted to park or place any form of construction equipment, vehicles or material within the protected zone of any oak tree. U1714. At no time shall the applicant or their contractor's be permitted to wash, clean or rinse any form of construction equipment, vehicles or tools within the protected zone of an oak tree. Nor shall any other form of hazardous material or liquid be permitted to enter the protected zone of an oak tree. Removal - Relocation: UF15. All oak trees proposed for relocation shall be performed by an approved qualified tree relocating company. UF16. All oak trees proposed for relocation shall have a minimum 90 day side boxing period. ' Once 90 days have passed, the bottom roots may be cut to complete the boxing of the oak tree. Master Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 Page 12 of 13 ' UF17. Boxing of the oaks shall be performed during the winter months when the transpiration rates are at their lowest. Anti-transpirants and root growth regulators may be applied at the recommended rates on the label and/or as recommended by the tree relocating company. Mitigation and Monitoring: UF18. The applicant shall me required to monitor all work completed within the protected zone of an oak tree. This includes the boxing of all oak trees proposed for relocation. Monitoring shall include written documentation and photos of all work which take place within the protected zone. Monitoring reports shall be submitted to the City of Santa Clarita Urban Forestry Division's Oak Tree Specialist within 24 hours of each days work. UF19. Any oak tree which is approved for relocation shall require mandatory 5 year mitigation and monitoring period beginning from the time of final signoff and issuance of final certificate of occupancy. Monitoring reports for relocated oak trees shall be submitted monthly for the first year, bi-monthly for the second year and quarterly for the remaining three years for a total of 30 reports. UF20. The 16 replacements oak trees shall require a two year monitoring period with reports being submitted quarterly for a total of 8 reports. UF21. Prior to the issuance of grading permits and the removal of any permitted oak trees, the ' applicant shall be required to bond for the ISA (International Society of Arboriculture) dollar value of the oaks being removed. The current dollar value of the 16 coast live oak trees is listed at $58,642.06. U1722. The applicant shall be required to initiate the bond and renew annually as necessary until all required mitigation has been completed and approved by the City of Santa Clarita Urban Forestry Division. Landscaping - oaks UF23. All landscaping that is proposed for within the oak tree mitigation area shall consist of plant material that is compatible with California native oak trees. A list of these plants is available on-line or may be obtained through the City of Santa Clarita Oak Tree Specialist. UF24. Irrigation for replacement oak trees shall consist of bubbler type irrigation at the rate of two bubblers per tree. UF25. Irrigation for relocated oak trees shall be installed per the recommendation of the tree relocating company. Street Trees UF26. The applicant shall be required to install parkway trees along Copper Hill Drive. All parkway trees shall be approved by the City of Santa Clarita Urban Forestry Division and I the City of Santa Clarita Special Districts (LMD) Division. Masser Case 08-199 HR 08-005, OTP 08-026, RAP 08-003 October 26, 2010 ' Page 13 of 13 UF27. All parkway trees shall meet or exceed the minimum requirements set forth in the California Department of Forestry and Fire Protection Specification Guidelines for Container -Grown Landscape Trees and Shrubs. UF28. All trees planted within the public right of way shall be planted in accordance with the City of Santa Clarita Tree Planting and Staking Detail Sheet. This sheet may be obtained from the City Arborist. UF29. The applicant shall be required to install and maintain irrigation to all trees planted within the public right of way. UF30. Street trees planted within a turf parkway shall require a 36" inch diameter mulched tree well installed at the base of each tree. An approved arbor guard shall be placed at he base of each parkway tree planted in turf. U1731. The applicant shall be required to submit a final landscape plan that addresses all oak trees and parkway trees. Prior to installation, the landscape plan shall require signed approval from the City of Santa Clarita Urban Forestry Division (Oak Tree Specialist). UF32. Upon completion of the project and prior to exoneration of bonds, the applicant shall be ' required to submit a spreadsheet with the GPS location of all parkway trees and oak trees. GPS information shall include the location, genus, species and trunk diameter of each tree. UF33. Upon completion of the said project, the applicant shall call for a final inspection to verify compliance with the above Conditions of Approval. UF34. These conditions have been prepared based upon the information provided by the applicant at the time of final submittal. The applicant may contact the City of Santa Clarita Oak Tree Specialist for any questions or comments related to the above conditions. Oak Tree Specialist can be reached at (661) 294-2548. SACD\CURRENn!2008\08-199 (HR, RLA)TIanning Commission\08-199 Conditions.doc