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HomeMy WebLinkAbout2010-01-26 - RESOLUTIONS - MC 08-194 (2)RESOLUTION NO. 10-8 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, 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 09-025) 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 COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact: a. In 1991, the City Council adopted the General Plan of the City of Santa Clarita and certified the Environmental Impact Report. The City's General Plan 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 finds 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 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. 2 SECTION 3. CONDITIONAL USE PERMIT FINDINGS. Based on the foregoing facts and findings for Conditional Use Permit 08-017, the City Council hereby finds as follows: a. The proposed location, size, design, and operating characteristics of the proposed project is in accordance with the purpose of the Unif ed 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 3 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. 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; .19 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 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 5 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 finds 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 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 0 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 finds as follows: a. An Initial Study and a Mitigated Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA); b. The Initial Study has been circulated for review and comment by. affected governmental agencies and the public, and all comments'received,)if.arty, have been considered. The Mitigated Negative Declaration was' posted "dna advertised on October 13, 2009, in accordance with CEQA. The pub is :review period was open from October 13, 2009, through November 3, 2009; r 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. 7 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. .PASSED, APPROVED AND ADOPTED this 26th day of January, 2010. AYOR ATTEST: �)a'&Vqw CITY CLERK-.,,, r � STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) 1, 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: Ferry, Ender, Kellar, McLean, Weste NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None 8 rpow PONreffieftE ,, 1 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) CERTIFICATION OF CITY COUNCIL RESOLUTION I, , City Clerk of the City of Santa Clarita, do hereby certify that this is a true and correct copy of the original Resolution No. 104, 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 1 U v N, �d ao 1 `V y o o " U V/ 00 q GL 7 N ,II N y Z O a Q L a O U W U 3 U v N, �d EXHIBIT `B" CITE' OF SANTA CLARITA MASTER CASE 08-194 CONDITIONS OF APPROVAL GENERAL CONDITIONS GC L 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. 1 Master Case 08-194 Page 2 of 16 PLANNING DIVISION PLl. • 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. PLA. 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 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. PL10. The applicant shall provide a minimum of one (1) bicycle parking stall for every 20 vehicle parking stalls. PLll. 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. PL14. 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. PL15. 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). PL16. 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. Master Case 08-194 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 § 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 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 conform to Municipal Code § 13.76.110 et seg (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. PL18. 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. PL19. 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 ENL. 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. 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. 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. EN11. 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. EN12. 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. Master Case 08-194 Page 8 of 16 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%. 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. EN16. 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: [nverted (Curb &Base &IStreet !Street !Sidewalk Landscaped Street Name !Shoulder jGutter iPaving (Lights JTrees Median ,(5'min) Sierra Highway----------]----- —_— IX X �X ----- — — - 111 ----JX- --y -- --- TX -- - -- EN17. 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 EN18. 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. EN19. 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 1 G 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: Coiriinercial * the gross acres (3.3) x the district rate ($16,850) x 5.0 = $2781"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. 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 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. 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 11 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 IIB 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. BS7. 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. F- , 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 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 BS12. 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). 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 BS18. 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. BS19. 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 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 TR1. 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 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. 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: 11 Divert a minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D materials. 11 Have a Construction and Demolition Materials Management Plan (C&DMMP) approved by the Environmental Services Division prior to obtaining permits. 11 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 SDl. 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 UFl. 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. Master Case 08-194 Page 15 of 16 U172. 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 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. UFB. 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. U1710. 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. 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). 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\CURRENT\!2008\08-194\08-194 Council Conditions.doc 1 1