HomeMy WebLinkAbout2011-04-26 - RESOLUTIONS - VISTA CYN ANNEX (2)RESOLUTION NO.\l l -23
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, APPROVING MASTER CASE 07-127 (GENERAL PLAN AMENDMENT 07-
001A, SPECIFIC PLAN 07-001, TENTATIVE TRACT MAP 69164, CONDITIONAL USE
PERMIT 07-009, OAK TREE PERMIT 07-019) FOR THE DEVELOPMENT AND
ANNEXATION OF THE 185 -ACRE VISTA CANYON PROJECT INTO THE CITY OF
SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings
of fact:
a. An application for Master Case 07-127, the Vista Canyon project, was filed by the
project applicant, Vista Canyon, LLC (the "applicant"), with the City of Santa Clarita
on June 29, 2007. The original entitlement requests (collectively, "Entitlements")
include: -
.1. Annexation 07-002A to annex (and amend the City's Sphere of Influence to
include) the Vista Canyon site, an approximately 185 -acre site that is
generally located southwest of Sand Canyon Road and State Route 14 ("SR -
14") in the unincorporated area of Los Angeles County.
2. Pre -zone 07-OOIA to pre -zone the Vista Canyon site to Specific Plan ("SP")
3. Specific Plan 07-001 to adopt a Specific Plan that includes entitlements for
1,117.dwelling units (96 single-family detached, 1,021 multi -family attached),
646,000 square feet of commercial office, 164,000 square feet of retail, and a
200 -room hotel. A residential overlay within the Specific Plan would permit
the conversion of up to 250,000 square feet of the commercial office area to
233 additional multi -family attached dwelling units, permitting development
of the project site with up to 1,350 dwelling units and 700,000 square feet of
commercial area.
4. General Plan Amendment 07-001A to amend the General Plan Land Use Map
and Circulation Element in order to designate the Vista Canyon site as SP,
revise the Significant Ecological Area ("SEA") overlay to correspond to the
area proposed as Specific Plan -Open Space ("SP -OS"), and establish the
alignment and roadway classification for Lost Canyon Road and Vista Canyon
Road.
5. Tentative Tract Map 69164 to subdivide the 185 -acre project site into 162
lots. In addition, each individual dwelling or commercial unit would have the
ability to be subdivided.
6. Conditional Use Permit 07-009 to allow for the import of up to 500,000 cubic
yards of dirt to accommodate the development within the Vista Canyon site.
7. Oak Tree Permit 07-019 to allow for the removal of 10, four of which are
heritage size, of the 41 oak trees located within the Specific Plan site. The
request would also permit the encroachment into the protected zone of 10 oak
trees, and pruning or trimming of seven of these 10 oak trees. Implementation
of three of the four Lost Canyon Road/Sand Canyon Road intersection options
could require an additional oak tree removal and/or up to two additional oak
tree encroachments.
As discussed at length below, the original Vista Canyon project has been revised
since the initial 2007 application for the Entitlements. As a general matter, the
modifications to the project reduce the amount and extent of site development,
thereby reducing environmental impacts and avoiding the creation of new impacts.
b. The City of Santa Clarita is also concurrently processing under Master Case 07-127 a
separate application to annex the Ancillary Annexation Area ("AAA") to the City of
Santa Clarita. The AAA includes unincorporated County of Los Angeles property
adjacent -to and -surrounding-the-Vista- Canyon -project -sites specifically Fair Oaks
Ranch (approximately 1,082 acres), Jakes Way (approximately 260 acres), and
portions of Sand Canyon (915 acres).
C. As indicated in Paragraph (a), above, the project originally proposed to develop 1,117
dwelling units (96 single-family residential lots and 1,021 attached condominiums
(up to 579 of these attached condominium units may be rented or leased)), and up to
950,000 square feet of commercial and medical office, retail, theater, restaurant, and
hotel uses within four Planning Areas (PA). A residential overlay within the corporate
office campus site would have allowed for the conversion of up to 250,000 square
feet of office floor area to 233 attached residential units. If implemented, this
conversion would have permitted a maximum of 1,350 residential units and 700,000
square feet of commercial floor area. The original project also entailed a new Multi -
Modal Transit Station ("Transit Station), consisting of a Metrolink Station and Bus
Transfer Station. As originally proposed, there would also be approximately 18 acres
of parks/recreation facilities, including the Oak Park, Town Green, Community
Garden, River Education/Community Center, up to six private recreation facilities,
and trails. Further, the original project also included approximately 10 acres of
proposed public streets, including the extension of Lost Canyon Road from Fair Oaks
Ranch to Vista Canyon Road and the construction of the Vista Canyon Road Bridge
to connect Lost Canyon Road and Soledad Canyon Road.
d. The Vista Canyon site primarily is surrounded by residentially -developed land.
Residential development, commercial development and' SR-14,'are -located tot e
north of the project site. The Colony Townhomes, a multi -family residential
community, is directly west of the project site. The Fair Oaks Ranch community,
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which is comprised of single-family and multi -family residential units, an elementary
school, and community park, lies to the south and west. The existing Metrolink rail
line is located to the south of the project site. The La Veda and Lost Canyon
residential areas, which consist of homes, and a public and private elementary school,
lie to the east. The Santa Clara River bisects the Vista Canyon site.
e. The project site is presently located in unincorporated Los Angeles County, directly
adjacent to the City of Santa Clarita. The Los Angeles County Land Use Map (as
amended through May 13, 2003) designates the project site as M (Industry) and W
(Floodplain/Floodway). The property is currently zoned M-1.5 (Light Industrial), A-
1-1 (Light Agriculture — 1 acre minimum lot size), R -A-8,000 (Residential
Agriculture — 8,000 square foot minimum lot size), and A-1-10,000 (Light
Agriculture — 10,000 square foot minimum lot size). Under the existing County light
industrial zoning designation of M-1.5 and taking into account parking and
landscaping requirements, the project site could be developed with approximately 1.0
million square feet of light industrial uses. The agricultural and residential zoned
portions of the project site could be developed with approximately 170 single-family
residential units.
f. On June 25, 1991, the City Council adopted the City of Santa Clarita General Plan via
Resolution No. 91-98. The- City's General Plan presently designates the Vista
Canyon project site as Business Park with portions of the site covered by a SEA
overlay. The City's General Plan Land Use Concept identifies the project site as a
"major sub -center" with Business Park/Office Uses. Under the Business Park
designation and taking into account City parking and landscaping requirements, the
project site could be developed with approximately 4.35 million square feet of
business park floor area.
g. The County of Los Angeles and City of Santa Clarita are presently completing One
Valley One Vision ("OVOV") — a joint effort, initiated in 2000, between the City and
County to create guidelines for the future growth and development of the Santa
Clarita Valley while also preserving natural resources. The jurisdictional planning
boundaries established in OVOV include the City and its four communities
(i.e., Canyon Country, Newhall, Saugus and Valencia), and the County communities
of Stevenson Ranch; Castaic, Val Verde, Agua Dulce, and the future Newhall Ranch.
The draft OVOV Land Use Plan (dated October 2008) issued by the County
designates the project site as UR2 (Urban2 - five dwelling units per acre) with an
SEA overlay over portions of the site. Under this draft land use designation, the
project site could be developed with up to 700 residential units. However, various
goals and policies within OVOV encourage transit oriented development ("TOD")
through the permitting of higher densities and intensities, and would allow for mixed-
use, compact development in close proximity to new or existing rail stations and/or
multi -modal transit facilities. As proposed, .the Vista Canyon project includes a new
Transit Station.
h. The Vista Canyon,site was originally a portion of Mitchell Ranch, which was first
settled in 1860 by Thomas Mitchell. Thomas Mitchell was born in Virginia,
subsequently moving to Texas where, in 1852, he served under Sam Houston in the
Texas Mounted Volunteers.. He went to California shortly thereafter, spending .
approximately eight years in the northern California mining districts. In 1860, he
moved to the Santa Clarita Valley to start a cattle ranch. Initially, he transported a
dismantled miner's cabin down from Tehachapi and erected it on the property, more
specifically in the southeastern portion of the project site. A few years later he
married Martha Taylor and built a more commodious adobe, about 40 feet from the
original cabin. The adobe was 60 by 45 feet in size and redwood shingled.
Eventually, Mitchell increased his holdings to nearly a thousand acres, on which he
raised cattle, produced honey, and farmed. With increasing population, and thus
children, in the valley, the Sulphur Springs School District was founded, circa 1872.
The school opened initially in the kitchen of Mitchell's adobe, was taught by Mrs.
Mitchell, and was the first school building in the Santa Clara Valley area. Circa 1885,
the student population had outgrown the single room and a wooden schoolhouse was
constructed at Sulphur Springs, on land donated by Mitchell. The Sulphur Springs
school location is directly east of the project site. Mitchell also built a two-story
home on the project site in 1888, then using the adobe as a guesthouse. Bricks from
the -adobe were- eventually removed from -the property and the school/adobe was
reassembled at Heritage Junction in Hart Park in Newhall.
In addition to the original miner's cabin, adobe, two-story wooden house, and likely a
number of outbuildings, a family cemetery was also present on the Mitchell Ranch.
This was used to inter the Mitchell family, and their friends and neighbors. None of
the buildings referenced above remain on the Vista Canyon site. The cemetery,
however, is still present and would be preserved and enhanced by the project.
Presently, the project site is comprised primarily of undeveloped, highly disturbed
land, including various utilities, and an equipment storage yard and a single-family
residence located on the western side of the project site, and the Mitchell family
cemetery located on the small elevated terrace on the northeastern portion of the
project site.
i. The project site is irregularly shaped, and includes the sandy bottom of the ephemeral
Santa Clara River, a small elevated terrace on the northeastern portion of the project
site, and a larger elevated terrace that forms the southern half of the project site.
These terraces drain towards the River. Elevations on the project site range from a
high of 1,555 feet above sea level at the northeastern portion of the site, to a low of
1,465 feet above sea level in the middle of the Santa Clara River.
j. Environmental conditions on the project site have been altered substantially by
existing and historical uses of the property, including outdoor storage, agricultural
cultivation, grading; -utility construction and maintenance-, 'and residential uses.
Unauthorized dumping also has occurred on the project site. There is little remaining
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natural vegetation remaining with the exception of a vegetated area on the
southeastern portion of the project site that includes oaks and introduced grasses.
k. The Vista Canyon project concentrates development on the flatter, disturbed, elevated
terraces on the project site, and as revised would preserve a River corridor averaging
over 800 feet in width. The majority of oak trees on the project site would be
preserved and incorporated into the project.
1. In accordance with the California Environmental Quality Act ("CEQA;" Pub.
Resources Code, §21000 et seq.), the City of Santa Clarita is the lead agency and the
City Council is the decision-making body for the Vista Canyon project. The City's
Planning Commission is a recommending body for the Vista Canyon project.
in. The City of Santa Clarita prepared an Initial Study for the Vista Canyon project,
which determined that the project may have a significant effect on the environment
and that an environmental impact report ("EIR") must be prepared. The Initial Study
determined that the following areas must be addressed in the EIR for the Vista
Canyon project: geotechnical hazards, flood, traffic/access, air quality, noise,
biological resources, land use, water services (including both water demand/supply
and water quality), solid waste disposal, education, library services, parks and
recreation, fire services; sheriff services, human made hazards, visual resources,
population/housing/employment, cultural resources,. agricultural resources, Santa
Clara River corridor, wastewater disposal, global climate change and utilities.
n. An initial Notice of Preparation ("NOP") for the Entitlements was circulated to
affected agencies, pursuant to CEQA and the State CEQA Guidelines (Cal. Code
Regs., tit. 14, §15000 et seq.), for thirty days, beginning on July 11, 2007. A revised
NOP, reflecting various modifications made to the project was circulated, pursuant to
CEQA and the State CEQA Guidelines, for thirty days, beginning on February 26,
2008. And, yet another revised NOP, reflecting the inclusion of the AAA, was
circulated, pursuant to CEQA and the State CEQA Guidelines, for thirty days,
beginning on October 1, 2009. Agencies that received the NOPs include, but are not
limited to, the County of Los Angeles, Los Angeles Regional Water Quality Control
Board, California Department of Fish and Game, South Coast Air Quality
Management District, law enforcement agencies, school districts, waste haulers,
water agencies and transportation agencies serving the Santa Clarita Valley in
accordance with CEQA's consultation requirements. Numerous comments from
public agencies, organizations, and members of the public were received in response
to the NOPs. '
o. A scoping meeting was held at the City of Santa Clarita Century Conference Room
on February 27, 2008, to obtain information from the public as to issues that should
be addressed in the EIR. Notice of the scoping meeting was published in The Signal
I newspaper on February 6, 2008, and was mailed to all property owners within 1,000
feet of the project site, in addition to approximately 80 agencies. Approximately 25
people attended the scoping meeting.
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p. On July 20, 2010, at 3:30 p.m., the Planning Commission conducted a site tour of the
Vista Canyon project site.
q. The City of Santa Clarita prepared a Draft EIR (October 2010; SCH No.
2007071039) for the Vista Canyon project that addressed all issues raised by the
Initial Study and in comments received on the NOPs. The Draft EIR was circulated
for review and comment by affected governmental agencies and the public, in
compliance with CEQA. Specifically, the Notice of Availability/Notice of
Completion for the Draft EIR was filed, posted and advertised on October 19, 2010,
and the 45 -day public review period ended on December 3, 2010, 5:00 p.m. in
accordance with CEQA.
r. The City also prepared a Planning'Commission Final EIR (February 2011; SCH No.
2007071039). The Planning Commission Final EIR complied with all applicable
CEQA requirements, and contained responses to all oral and written comments
received prior to January 18, 2011. The Planning Commission Final EIR also
contained a description of modifications to the Vista Canyon project made in
response to public comment, City staff recommendations, and Planning Commission
direction; copies of all comment letters received on the project; revised pages of the
Draft -EI -R; -and -additional supporting=mater-ials-in=appendices Notice. of the�Planning
Commission Final EIR's availability was sent to commenting agencies, organizations
and persons on February 4, 2011.
S. The Planning Commission held duly -noticed public hearings on the Vista Canyon
project on October 19, November 2, and December 21, 2010, and February 15, 2011.
These hearings were held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at
7:00 p.m. The Planning Commission closed the public hearing on December 21,
2010.
i. On October 19, 2010, the Planning Commission opened the public hearing for the
Vista Canyon project; received a presentation from staff on the Vista Canyon
Specific Plan; received a Draft EIR presentation from staff on several sections
(Geotechnical Hazards, Land Use, Solid Waster Disposal, Education Services,
Library Services, Fire Services, Sheriff Services, Hurhar%Made Hazards,
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Population, Housing and Employment, Cultural Resources, Agricultural
Resource, Utilities, and Ancillary Annexation Areas); received a presentation
from the applicant, and received public testimony regarding the project.
ii. On November 2, 2010, City staff responded to questions posed by the Planning
Commission and pubic on issues related to Schools, Traffic, Grading, Solid Waste
and Annexation. City staff also made a presentation. on various Draft EIR
Sections (Flood, Traffic and Access, Air Quality, Noise, Biological Resources,
Water --Services,-Water- Quality;- Parks. and Recreation, Visual .Resources, River .
Corridor, Wastewater Disposal, Global Climate Change, and Project
Alternatives). The Planning Commission also received a presentation from the
applicant and received public testimony regarding the project.
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iii. On December 21, 2010, City staff responded to questions and issues raised by the
Planning Commission related to Flood, Traffic, Air Quality, Noise, Biological
Resources, Water Services, Water Quality, Parks and Recreation, Visual
i Resources, River Corridor, Wastewater Disposal, Global Climate Change, and
Project Alternatives. In addition, the Planning Commission considered potential
F site plan modifications, noise-, dust- and traffic -related conditions, and additional
public testimony on the project. At the conclusion of the hearing, the Planning
Commission directed staff and the applicant to bring back a site plan reflecting
ivarious project modifications (detailed below), and directed staff to incorporate
the following specific requirements into the revised site plan and/or conditions of
approval for the project:
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! 1. Elimination of the 26 single-family lots located in the area adjacent
j to the existing La Veda neighborhood. ' Elimination of these lots
increased the size of the proposed Oak Park to over 10 acres,
eliminated the removal of one heritage oak tree, and allowed for
the preservation and enhancement of the north/south animal
movement corridor from the Santa Clara River through the project
site to undeveloped land to the south. This project revision
incorporated aspects of Draft EIR Alternative 5 (Open Space
Corridor):
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2. Selection of the "Roundabout" (Intersection Design Option 3) at
the Lost Canyon Road/Sand Canyon Road intersection.
3. Removal of the properties south of Placerita Canyon Road from
the AAA, with the exception of the City's Walker Ranch Open
Space property. Removal of these properties reduced the size of
the Sand Canyon annexation area from 1,723 acres to 915 acres.
4. Require, as a condition of approval, the project applicant to
minimize potential dust and vibration impacts associated with
project -related construction to the existing La Veda neighborhood.
5. Require, as a condition of approval, the project applicant to retain a
qualified biologist- to prepare an animal movement corridor plan,
which would address corridor design, specifications for an
undercrossing under Lost Canyon Road, and plant materials for the
corridor.
6. Require, as a condition of approval, the project applicant to
construct an eight -foot tall wall/berm in locations along the
southerly Metrolink right-of-way adjacent to the proposed station
to reduce train -related noise to off-site properties.
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7. Require the applicant to fund a crossing guard for a temporary time
period after the completion of the intersection improvements at
Lost Canyon Road/Sand Canyon Road.
t. On February 15, 2011, the modified site plan, Planning Commission Final EIR
(February 2011), resolutions and conditions of approval were presented to the
Planning Commission. The Commission also received public testimony regarding the
project. As a result of the project modifications made during the proceedings before
the Planning Commission, the revised site plan recommended by the Planning
Commission proposes a total of 1,091 residential units (1,324 under the residential
overlay), 950,000 square feet of commercial floor area (700,000 square feet under the
residential overlay), Transit Station, a 10 -acre neighborhood park and other
recreational amenities.
U. At the conclusion of the February 15, 2011 public hearing, the Planning Commission
voted to recommend that the City Council certify the Planning Commission Final EIR
(see Resolution No. PI1-02) and approve the Vista Canyon project as revised (see
Resolution No. PI 1-01). The Planning Commission also recommended that the City
Council adopt (i) a Statement of Overriding Considerations for those impacts of the
Vista Canyon project that cannot be mitigated to less -than -significant levels, and (ii)
the. Mitigation Monitoring and. Reporting Plan ("MMRP") (see. Resolution No. P I I -
02).
The Planning Commission considered the Draft EIR (October 2010) and Planning
Commission Final EIR (February 2011) prepared for the Vista Canyon project, as
well as information provided in staff reports, presented to the Planning Commission
from experts, and presented in public testimony, including letters submitted to the
Planning Commission following the close of the Draft EIR public comment period up
to January 18, 2011, prior to recommending approval of the Vista Canyon project.
V. Following the February 15, 2011 hearing, the City prepared the Final EIR (April
2011; SCH No. 2007071039). The Final EIR contained copies of all late written
comment letters; responses to all oral and written comments received on or after
January 18, 2011 and prior to April 8, 2011; and, a description of additional
modifications to the Vista Canyon project made in response to public comment, City
staff recommendations, and City Council direction (see Paragraph (w), below).
Notice of the Final EIR's availability was provided on April 15, 2011 to commenting
agencies, organizations and persons.
w. The City Council subsequently held duly -noticed public hearings on the Vista
Canyon project on March 22 and April 26, 201.1. These hearings were held at City
Hall, 23920 ,Valencia Boulevard, Santa Clarita, at 6:00 p.m. The City Council closed
the public hearing on April 26, 2011.
i. On March 22, 2011, the City Council conducted a public hearing on the Vista
Canyon project. At the conclusion of the hearing, the City Council directed staff
and the applicant to bring back a site plan and conditions reflecting various
project modifications (detailed below), and directed staff to incorporate the
following specific requirements into the revised site plan and/or conditions of
approval for the project:
Increase the length of the Vista Canyon Road Bridge over the
Santa Clara River from 650 feet to 750 feet.
2. Increase the River Corridor width in PA -1 and PA -2 by an average
of 100 feet (excepting the proposed water reclamation plant, which
is located in an area outside of California Department of Fish and
Game's jurisdiction). With this modification, the average width of
the River Corridor on the project site would be over 800 feet. This
change requires the redistribution of residential and commercial
land uses in PA -1 and PA -2.
3. Eliminate commercial development within PA -4 (Mitchell Hill),
resulting in no commercial or residential development north of the
Santa Clara River Corridor.
4. Relocate the Town Green in PA -2 from its present location
adjacent to the Metrolink right-of-way and Transit Station to a
location near the southern abutment of the Vista Canyon Road
Bridge. This relocation would locate the Town Green along the
Santa Clara River directly north of the office and hotel buildings
located to the east of Vista Canyon Road.
5. Eliminate the residential overlay and establish a residential and
commercial development cap on the project of 1,100 residential
units and 950,000 square feet of commercial floor area.
6. Add the following conditions to the project:
a. Require the staff and applicant to work together on a
Recreational Amenity Plan for the Mitchell Hill Open
Space. The plan would include site security improvements
and the construction of unimproved access (decomposed
granite or similar surface) to the Mitchell Hill Open Space.
The applicant shall also construct improvements identified
in the approved Recreational Amenity Plan. The applicant
shall receive Park Development Fee (PDF) credit for the
constructed improvements.
b. Require the applicant to pay all costs and complete the
restoration of the Mitchell Family cemetery, including the
extension of water and electricity to the cemetery.
C. Require the project's Landscape Maintenance District to
pay for ongoing maintenance of the Oak Park, River
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Corridor and Mitchell Hill Open Space (including the
Mitchell Family cemetery).
d. Require the applicant to provide $300,000 in funding to be
used for the City's construction of the Sand Canyon Road
Trail from Roadrunner Avenue to Lost Canyon Road, and
un -constructed portions of the Sand Canyon trail between
Roadrunner Avenue and Sultus Street.
e. Require that project lighting be decorative and down lit,
including along public roadways and the Vista Canyon
Road Bridge.
f. Require that no lighting be permitted on Lost Canyon Road
from La Veda Avenue to a point 300 feet from the eastern
project boundary due to the animal movement corridor.
g. Require that no lighting be permitted on trails adjacent to
the animal movement corridor or along the Santa Clara
River.
h. Require that the applicant use 'its best efforts; working with
City staff, to acquire an off-site, 20 -foot wide, trail
easement to be located on the property to the south of the
existing railroad undercrossing to allow for the connection
of the Vista Canyon trail system to the Fair Oaks
Ranch/Golden Valley trail system and to the City's trail
system at the western terminus of Roadrunner Avenue.
i. Require that the project's loop trail, from the project's
eastern boundary to the existing railroad undercrossing, be
decomposed granite (or similar surface) at a width of 20
feet.
Require that the project's loop trail, from the existing
railroad undercrossing_ to Vista Square,. be decomposed
granite (or similar surface) at a width of 12 feet.
k. Require that the slope of the bank stabilization in the area
of the animal movement corridor not exceed a grade of
2.5:1 to provide access for wildlife to enter into the River.
1. Require that a conservation easement be recorded over the
animal movement corridor on-site. and that the applicant
working .with City staff use -their best efforts -to- acquire a
conservation easement off-site on the property directly to
the south to preserve the animal corridor through the
project site and to the south.
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With these additional modifications incorporated, the Vista Canyon project would
result in the following land uses:
1. A maximum of 1,100 residential units.
2. A maximum of 950,000 square feet of commercial floor area.
3. A Transit Station, consisting of a Metrolink Station and Bus
Transfer Station.
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I 4. A water reclamation plant.
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5. Various infrastructure, recreation and open space improvements,
j including streets, utilities, the Oak Park, Town Green, Community
Garden, up to six private recreational areas, the River Corridor and
Mitchell Hill Open Space area.
X. On April 26, 2011, the City Council received public testimony, closed the public
hearing, certified the Final EIR, and adopted all of the necessary approval documents
(e.g., resolutions and ordinances) for approval of the project. The Draft EIR (October
2010), Planning Commission Final EIR (February 2011), and Final EIR (April 2011)
Have been prepared and circulated in cornpliance with CEQA.
y. Based upon the Draft EIR (October 2010), Planning Commission Final EIR (February
2011), and Final EIR (April 2011), staff and consultant presentations, staff reports,
applicant presentations, and public comments and testimony, the City Council finds
that the Vista Canyon project, as modified, will not adversely affect the health, peace,
comfort, or welfare of persons residing in the area; nor will the Vista Canyon project
be materially detrimental to the use, enjoyment, or valuation of property in the
vicinity of the project site; nor will the Vista Canyon project jeopardize, endanger or
otherwise constitute a menace to the public health, safety, or general welfare since the
project conforms with the zoning ordinance and is compatible with surrounding land
uses. The Vista Canyon project proposes the extension of all utilities and services to
the project site. Currently, all required utilities and services are available at locations
adjacent to the project site.
Z. Additionally, the City Council finds that all public hearings pertaining to the Vista
Canyon project were duly noticed in accordance with the noticing requirements for
each of the Entitlements. The project was advertised in The Signal, through on-site
posting 14 days prior to the hearing, and by direct first-class mailing to property
owners within 1,000 feet of the Vista Canyon project site and AAA. In addition, the
date and time of each public hearing was posted on three signs at the project site, as
well as eight off-site signs.
aa. The location of the documents and other materials that constitute the record of
proceedings upon which the decision of the City Council is based for the Master Case
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07-127 project file is with the Community Development Department; the record
specifically is in the custody of the Director of Community Development.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS. The
City Council does hereby make the following findings of facts:
a. On April 26, 2011, the City Council certified the Final EIR (SCH No. 2007071039) by
separate resolution for Master Case 07-127, which was prepared in compliance with
CEQA. For purposes of this finding, the Final EIR is comprised of the Draft EIR
(October 2010), Planning Commission Final EIR (February 2011), and Final EIR (April
2011).
SECTION 3. FINDINGS FOR GENERAL PLAN AMENDMENT 07-001A. Based on the
above findings of fact and recitals and the entire record, including, without limitation, the entire
Vista Canyon EIR, oral and written testimony and other evidence received at the public hearings,
reports and other transmittals from City staff to the Planning Commission and the City Council,
and upon studies and investigations made by the Planning Commission and City Council, and on
behalf of each, the City Council finds, as follows:
a. Following approval of General Plan Amendment 07-OOIA to the Land Use Element
Lan&U- se -Map, -the Vista -Canyon project is consistent-- with- the° General- Plan Specific
Plan designation for the project site.
Furthermore, General Plan Amendment 07-001 A is consistent with the City's General
Plan, as documented in the Vista Canyon EIR. Section 4.7 (Land Use) of the Vista
Canyon EIR contains a detailed analysis documenting the project's consistency with the
City's General Plan.
b. The proposed General Plan Amendment 07-OOIA is in compliance with Section
65358(b) of the Government Code in that the Land Use Element has been amended no
more than four times in the current calendar year.
c. Based upon the testimony and other evidence, if any, received at the public hearing, and
upon studies and investigations made by the City Council, the City Council further
finds and determines -that this proposal is consistent with the City's General Plan.
SECTION 4. FINDINGS FOR SPECIFIC PLAN 07-001. Based on the above findings of fact
and'recitals and'`the entire record, including, without limitation,'the entire Vista Canyon EIR, oral
and written testimony and other evidence received at the public hearings, reports and other
transmittals from City staff to the Planning Commission and the City Council, and upon studies
and investigations made by the Planning Commission and the City Council, and on behalf of
each, the City Council finds, as follows:
a. The Vista Canyon Specific Plan would promote arid- protect the. public hc'alt , safety
and welfare.
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b. The Vista Canyon Specific Plan would implement the objectives and policies of the
General Plan.
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c. The Vista Canyon Specific Plan would safeguard and enhance environmental
amenities, such as oak trees and significant ridgelines, and enhance the quality of
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development.
d. The Vista Canyon Specific Plan would attain the physical, social and economic
advantage resulting from comprehensive and orderly planned use of land resources.
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1 e. The Vista Canyon Specific Plan would lessen congestion and assure convenience of
access; secure safety from fire, flood and other dangers; provide for adequate light, air,
I sunlight and open space; promote and encourage conservation of scarce resources;
facilitate the creation of a convenient, attractive and harmonious community; attain a
desirable balance of residential and employment opportunities; and expedite the
provision of adequate and essential public services.
f. The Vista Canyon Specific Plan would facilitate development within the City in
accordance with the General Plan by permitting greater flexibility and, consequently,
more creative and imaginative designs for large-scale development projects than
generally are possible -under conventional zoning -regulations.
1
ig. The Vista Canyon Specific Plan would promote more economical and efficient use of
the land while providing a harmonious variety of housing choices and commercial and
i
industrial activities, a high level of urban amenities and preservation of natural and
scenic qualities of open space.
h. The Vista Canyon Specific Plan would provide a process for initiation, review and
regulation of large-scale comprehensively planned communities that affords the
maximum flexibility to the developer within the context of an overall development
program and specific, phased development plans coordinated with the provision of
necessary public services and facilities.
SECTION 5. FINDINGS FOR TENTATIVE TRACT MAP 69164. Based on the above findings
of fact and recitals and the entire record,. including, without limitation, the entire Vista Canyon
EIR, oral and written testimony and other evidence received at the public hearings, reports and
other transmittals from City staff to the Planning Commission and the City Council, and upon
studies and investigations made by the Planning Commission and the City Council, and on
behalf of each, the City Council finds, as follows:
a. The Vista Canyon project, together with the provisions for its design and improvements,
is consistent with the City of Santa Clarita's General Plan, as amended by General Plan
Amendment 07-001 A, and the Santa Clarita Unified Development Code, as amended by
Pre -zone 07-001 A.
13
The project, as revised, proposes to develop 1,100 dwelling units, and up to 950,000
square feet of commercial and medical office, retail, theater, restaurant, and hotel uses
within three PAs. The project would result in the construction of a 'new Transit Station,
which is comprised of both a Metrolink Station and Bus Transfer Station. There would
also be approximately 21 acres of parks/recreation facilities, including the Oak Park,
Town Green, Community Garden, private recreation facilities, and project trails. Up to
six private recreational facilities would be constructed throughout the project. Further,
there are approximately 10 acres of proposed public streets, including the extension of
Lost Canyon Road from Fair Oaks Ranch to Vista Canyon Road and the construction of
the Vista Canyon Road Bridge to connect Lost Canyon Road and Soledad Canyon Road.
All of the proposed uses listed above are not uses known to create public health
problems.
The proposed project design -has been reviewed by the appropriate City departments and
external agencies, including the Los Angeles County Fire Department, for compliance
with applicable codes and regulations. Conditions of approval and mitigation measures
have been placed on the project to ensure compliance with state and local regulations.
Additionally, the design of the subdivision and types of improvements are not likely to
cause serious health problems.
b. The- Vista Canyon project site is - physically suitable for the type of development
proposed.
Development within the site will be concentrated within three adjacent PAs. The project
is designed to deliver a premier mixed-use, transit -oriented neighborhood to the eastern
Santa Clarita Valley. The project will create a unique, environmentally sensitive
neighborhood where people can live, work, play and shop. The project's design includes
a new Transit Station to facilitate transit use and reduced automobile trips. Additionally,
the project creates a one -of -a -kind opportunity for new employment in the eastern Santa
Clarita Valley with premier office, retail and residential uses integrated within a street
system oriented around a "Main Street.".
The Vista Canyon project has been designed to preserve the Santa Clara River corridor
with over 50% of the site being dedicated to open space or recreation. Over four miles of
trails would be constructed by the project including significant extensions of the Santa
Clara River Trail.
Residential neighborhoods have been located on the project site in areas that are in close
proximity to regional roadways, transit, recreation and commercial uses.
Development within the PAs has also been designed to preserve most of the oak trees on-
site and preserve a river corridor with an average width of over 800 feet. Of the 41 oak
trees on-site; nine will be removed, and one of those will be relocated on site.
c. The Vista Canyon project site is physically suitable for the proposed density of
development.
14
i
i With approval of the General Plan Amendment 07-OOIA and Pre -zone 07-00IA, the
proposed project is appropriate for the subject property.
The project site consists of approximately 185 acres, directly adjacent to the City of Santa
Clarita. The project site is surrounded by developed land uses, which are primarily
residential and commercial development. The project site is located between the
Metrolink rail tracks and SR -14. Existing roadways provide access to the project site.
From the west is Lost Canyon Road (a major highway), which presently terminates just
beyond the Metrolink right-of-way. Access from the east also is provided by Lost
Canyon Road, which presently terminates directly west of La Veda Avenue. Access to
the north would be from Soledad Canyon Road (a major highway) via the proposed Vista
Canyon Road.
The project site is characterized by generally flat land on elevated terraces along both
sides of the Santa Clara River. The site includes a reach of the Santa Clara River
between Lost Canyon Road to the west and La Veda Avenue to the east. Surface flows
within this portion of the Santa Clara River are seasonal, generally occurring during the
winter months after periods of heavy rainfall. Additionally, the project site, including
this reach of the River, has been disturbed by various utility easements, illegal dumping
and unauthorized- off-road vehicles.
Under the existing County light industrial zoning designation of M-1.5 and taking into
account parking and landscaping requirements, the project site could be developed with
approximately 1.0 million square feet of light industrial uses. The agricultural and
residential zoned portions of the project site could be developed with approximately 170
single-family residential units. Industrial development of the property would not be
compatible with surrounding primarily residential land uses.
Project development would occur primarily in the flat, disturbed, elevated terraces along
the River and will be concentrated around the project's proposed Metrolink and bus
transfer stations. The City's General Plan strongly encourages the development of
transit -oriented, mixed-use .projects that reduce vehicle trips and encourage pedestrian
mobility. Additionally, the project would provide a diversity of housing types oriented
around services, transit and employment and recreational uses, while preserving and
enhancing the Santa Clara River corridor.
d. The design of the subdivision and the proposed improvements are not likely to cause
substantial environmental damage or substantially and unavoidably injure fish and
wildlife or their habitat.
The potential environmental impacts of the Vista Canyon project are analyzed in detail in
the EIR. The project includes many measures specifically designed to avoid
environmental impacts and to reduce the level of potential biological impacts to less than
significant. In fact, all of the project's biological impacts have been reduced to a less -
than -significant level due to project design and imposition of mitigation measures.
15
11
The project tailors its development to the site's physical features to minimize impacts to
the site's significant natural topographic prominent feature (Santa Clara River). Over
50% of the project site would be preserved as open space or recreational uses, including
preservation and enhancement of the Santa Clara River corridor through the project site.
Additionally, the project has been modified to pull back a majority of the bank
stabilization in PA -1 and PA -2 an average of 100 feet, extend the Vista Canyon Road
Bridge from 650 to 750 feet in length, and preserve and enhance a north/south animal
movement corridor through the project's proposed Oak Park. The majority of oak trees
located on-site would be preserved by the project.
e. The design of the subdivision and types of improvement will not conflict with easements,
acquired by the public at large for access through or use of property within the proposed
subdivision.
Adjacent properties can be accessed from the surrounding system of public streets and
roads. The Vista Canyon project site will be served by an internal street system with
primary access from Lost Canyon Road and Soledad Canyon Road (via Vista Canyon
Road). The project would also include over four miles of trails, including significant
extensions of the Santa Clara River Trail on both sides of the River.
SECTION 6. FINDINGS FOR CONDITIONAL USE PERMIT 07-009. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the entire Vista
Canyon EIR, oral and written testimony and other evidence received at the public hearings,
reports and other transmittals from City staff to the Planning Commission and the City Council,
and upon studies and investigations made by the Planning Commission and the City Council, and
on behalf of each, the City Council finds, as follows:
a. That the proposed location, size, design, and operating characteristics of the Vista
Canyon project are in accordance with the purpose of the City's Unified Development
Code, the purpose of the zones in which the project site is located, the City's General
Plan, as amended by General Plan Amendment 07-001A, and the development policies
and standards of the City.
The Vista -Canyon. Specific Plan includes,. residential, commercial, transit, open space and
recreational uses that are consistent with the proposed General Plan land use designations
and pre -zoning for the project site, as amended. Compliance with the Specific Plan zone
and the project's Specific Plan is required as a 6ndition of project approval.
b. That the location, size, design, and operating characteristics of the proposed use will be
compatible with and will not adversely affect or be materially detrimental to adjacent
uses, residents, buildings, structures, or natural resources, with consideration given to:
is Harinoriy in scale, bulk, coverage, and density -
ii. The availability of public facilities, services, and utilities;
iii. The harmful effect, if any, upon desirable neighborhood character;
U
iv. The generation of traffic and the capacity and physical character of surrounding
streets;
v. The suitability of the site for the type and intensity of use or development which is
proposed;
vi. The harmful effect, if any, upon environmental quality and natural resources.
The conditional use permit is necessary to permit the import of up to 500,000 cubic yard
of dirt to the project site to implement the Specific Plan.
The Vista Canyon project is in harmony in scale, bulk, coverage and density with
adjacent uses. As revised, development within the site will be concentrated within three
Planning Areas as follows:
• PA -1, located near the westerly project boundary, would include up to 480 multi-
family, attached units. These multi -family units would be located adjacent to
existing multi -family neighborhoods to the west. Three private recreational
facilities, trails, water quality improvements, surface and structure parking also
would be located in PA -1. The maximum building height in PA -1 is 50 feet
(excluding architectural elements, which can extend up to 60 feet). The project's
water reclamation plant would also be located in PA -1. Building heights would be
compatible with adjacent attached residential •neighborhoods to the west: -
• PA -2, located in the center of the project, includes 325 attached residential units,
646,000 square feet of office space, 164,000 square feet of retail space and a 200 -
room hotel. Up to four parking structures, the Transit Station, Vista Square and
the Town Green would be located within PA -2. PA -2 includes a unique mix of
office, retail and residential uses within a street system oriented around a "Main
Street." All residential structures within PA -2 would have a maximum height of
50 feet (excluding architectural elements, which can extend up to 60 feet). The
vast majority of commercial structures in PA -2 would be limited to a maximum
height of 55 feet (architectural elements could extend up to 66 feet). The office
buildings located at the intersection of Lost Canyon Road and Vista Canyon Road
and along Vista Canyon Road would vary in height from 50 feet to 95 feet (not
including architectural elements). The two, six -story office buildings are located
approximately 900 feet- from- the existing Fair Oaks neighborhood. and 2,000 feet
from the La Veda Avenue neighborhood. The Specific Plan would also permit
the transfer of up to 81 residential units from PA -2 to PA -3.
• PA -3 is located in the southeast portion of the project site and includes 295
residential units, which can either single-family or multi -family units. PA -3 also
includes the project's primary private recreational facility and the 10 -acre Oak
Park (including the River Education Center). Building heights in PA -3 would be
limited to 35 feet, consistent with existing residential development to the east.
The residential structures in PA -3 would be separated from the La Veda Avenue
neighborhood by the Oak Park and would be located approximately 450 feet from
the nearest existing home.
17
Public facilities, services and utilities are available to the Vista Canyon project and the
provision of these facilities, services and utilities will not adversely affect or be
detrimental to adjacent residents, buildings, structures, or natural resources. The project
site is in a sensible location for development. The project site is located in an area
surrounded by development is adjacent to existing infrastructure, utilities and other urban
services, public transit, and transportation corridors. The site has already been disturbed
and a portion of the site is being presently used for residential and storage uses. The
project includes mitigation measures and recommended conditions of approval that
provide for the coordination of public infrastructure development with development of
the site.
The Vista Canyon project has been designed to preserve the Santa Clara River corridor
and to provide extensive open space and recreational areas. Over 50% of the project site
would be retained as open space or recreational uses including the Santa Clara River
Corridor, Oak Park, Town Green, Community Garden and up to six private recreational
areas.
The Vista Canyon project is compatible with and will not adversely affect or be
materially detrimental to adjacent residents due to the generation of traffic and physical
character""of -surrounding` streets: V-ehicul"ar'°access--to and=from ;the --Specific Plan -site
would be from four existing roadways. Primary access to the site would be from: (a)
Soledad Canyon Road, via the new Vista Canyon Road Bridge, to the north; (b) the
westerly Lost Canyon Road within Fair Oaks Ranch which would be extended into the
project site; (c) Jakes Way, which would be extended easterly from its present terminus
to Lost Canyon Road; and, (d) secondary access via Lost Canyon Road, from its present
terminus near La Veda Avenue would be extended into the site as a residential connector
with extensive Access to the Vista Canyon project The EIR includes all feasible'
mitigation to minimize or reduce traffic impacts.
The Vista Canyon site is suitable for the type and intensity proposed and will not
adversely affect or be materially detrimental to adjacent residents or uses. Under the
existing County light industrial zoning designation of M-1.5 and taking into account
parking _and landscaping requirements, the project site could be developed with
approx-irnately 1-.0 million- square feet of light industrial uses. The agricultural and
residential zoned portions of the project site could be developed with approximately 170
single-family residential units. Industrial development of the property would not be
compatible with the surrounding land uses, which are`predomihately residential.
Project development would occur primarily in the flat, elevated terraces along the River
and will be concentrated around the project's Transit Station. The City's General Plan
strongly encourages the development of transit -oriented, mixed-use projects that reduce
vehicle trips and encourage pedestrian mobility. Additionally,�the project would provide
a11 diversity of housing`✓ types oriented arourid" services; transit - arid, --employment and -
recreational uses, while preserving and enhancing the Santa Clara River corridor.
K
The Vista Canyon project will be compatible with and not adversely affect or be
materially detrimental to adjacent residents, buildings, structures, or natural resources
with consideration given to the harmful effect of the project on the environment and
i natural resources. The potential environmental impacts of the Vista Canyon project are
analyzed in the EIR. The project includes many mitigation measures specifically
designed to avoid environmental impacts, or to reduce the level of potential impacts to
less than significant. Of the project's potential impacts, the majority are either less than
significant or have been reduced to a less -than -significant level through imposition of
feasible mitigation measures. Compliance with the conditions of approval and the
j mitigation measures contained in the MMRP for the Vista Canyon project ensures that
the project will be compatible with and that it will not be materially detrimental to
adjacent uses, residents, buildings, structures, or natural resources.
c. That the proposed location, size, design, and operating characteristics of the proposed use
and the conditions under which it would be operated or maintained will not be
detrimental to the public health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
The Vista Canyon project's potential impacts on the public health, safety and general
welfare and on properties or improvements in the vicinity were analyzed in the EIR.
Those impacts' were either less than significant or were= -significant but- reduced to a level
below significant through mitigation. The project site will not contain uses that will be
engaged in hazardous activities or that will be permitted to emit substantial amounts of
hazardous contaminants or pollutants into the air or water. The EIR found that the
proposed location, size, design, and operating characteristics of the project's proposed
uses and the conditions under which they would be operated or maintained would not be
materially injurious to properties or improvements in the vicinity.
d. That the proposed use will comply with each of the applicable provisions of the City's
Unified Development Code, except for an approved variance or adjustment.
The Vista Canyon project includes a Specific Plan. The Vista Canyon Specific Plan
establishes the development plans, development regulations, design guidelines, and
implementation program necessary to achieve orderly and compatible development of
Vista- Canyon. The Specific Plan has been prepared in conjunction with a pre -zone
request to designate the project site as SP. The City of Santa Clarita Municipal Code,
section 17.16.030, establishes provisions for the SP zone and the project is consistent
with those provisions. Therefore, the proposed project, with an approved General Plan
Amendment, Pre -zone, Vesting Tentative Tract Map, Conditional Use Permit, and Oak
Tree Permit is consistent with the objectives of the Unified Development Code, the
General Plan, and development policies of the City of Santa Clarita.
SECTION 7. FINDINGS FOR OAK TREE PERMIT 07-019.. Based on the above findings of
fact and recitals and the entire record, including, without limitation, the entire Vista Canyon EIR',
oral and written testimony and other evidence received at the public hearings, reports and other
transmittals from City staff to the Planning Commission and the City Council, and upon studies
19
and investigations made by the Planning Commission and the City Council, and on behalf of
each, the City Council finds, as follows:
a. The condition or location of the oak tree(s) requires cutting to maintain or aid its health,
balance or structure.
As described in the oak tree reports and addenda prepared for the proposed project, 41
oak trees exist on project site. Of these oaks, the majority would not be removed. Nine
oaks are proposed for removal and nine would be would be encroached upon. Of the
removals, three would be heritage oaks. Two off-site oak trees would be encroached
upon, one for the extension of a multi-purpose trail along Lost Canyon Road and the
other for "roundabout" intersection improvements at Lost Canyon Road/Sand Canyon
Road.
The proposed removals and encroachments are necessary in order to grade and develop
the project site under the Specific Plan. With regard to pruning and cutting of oak
trees, remaining oak trees which require clearance pruning necessary for oak tree
preservation during construction shall be completed in the presence of the project
arborist and/or by an approved qualified tree trimming contractor with ISA certified
staff. This will ensure that pruning take place as necessary and under the supervision of
a -licensed"arborist:
b. The condition of the tree(s) with respect to disease, danger of falling, proximity to
existing lots, pedestrian walkways or interference with utility services cannot be
controlled or remedied through reasonable preservation and/or preventative procedures
and practices.
Project grading and implementation requires the removal of nine on-site oak trees to
allow reasonable use of the property. All of the oak trees proposed for removal are
located in PA -2 on a small hill that is being cut as part of project improvements. The
removal of these oaks could not be remedied with any reasonable preservation or
preventative practices.
c. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of an
oaktree 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 Oak Tree Preservation Ordinance is intended to prevent uncontrolled and
indiscriminate destruction of oak trees. Development on the Vista Canyon project site
has been designed to avoid or minimize removals of and encroachments to the 41
protected oak trees on-site, 21 of which are heritage oaks as defined by the City. The
majority of oaks on-site occur in two locations, the first being the proposed Oak Park
and the"second onea small hill l'oeated-in the middle of the project site. 'Due to Vista
Canyon's design, 15 of the oak trees, which are located within the proposed Oak Park,
will not be affected by development. The nine oak trees proposed for removal are all
20
located on the small hill within the middle of the project site. Three of these trees are
heritage oak trees. Due to the trees being located on the side of the hill, relocation of
eight of the nine trees is not feasible. One of the trees is proposed for relocation. The
request would also permit encroachment into the protected zone of nine oak trees on-
site, as well pruning or trimming of seven of these nine trees. Off-site, encroachment
would occur on two oak trees related to project trail and roadway improvements.
Alternatives to avoid these trees would require a substantial modification to the project
design and would result in the loss of the Transit Station and a majority of the project's
office and retail uses. Therefore, it is necessary to remove, prune and encroach into the
protected zone of oak trees to enable. the reasonable use of the subject property that is
otherwise prevented by the presence of the trees and no reasonable alternative can be
accommodated due to the unique physical development constraints of the property.
d. The approval of the request will not be contrary to or in conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance.
The Oak Tree Preservation Ordinance is intended to prevent uncontrolled and
indiscriminate destruction of oak trees. Development on the Vista Canyon project site
has been designed to avoid or minimize removals of and encroachments to the 41
protected oak trees on-site, 21 of which are heritage oaks as defined by the City. -Please
see-d'scussi'on related -to finding a. above
The approval of the requested Oak Tree Permit would not conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance or with the adopted policies
of the General Plan. The proposed oak tree removals are necessary in order to
construct the necessary project improvements.
To mitigate for impacts to oak trees as a result of the proposed project, the applicant is
required to mitigate for the entire ISA (International Society of Arboriculture) dollar
value as required by the EIR. Adherence to the mitigation measures in the EIR ensures
consistency with the Oak Tree Preservation Ordinance.
e. No heritage oak tree shall be removed unless one or more of the above findings are
made and the decision maker also finds that the heritage oak tree's continued existence
would .prevent any reasonable development. of the property and that no reasonable
alternative can be accommodated due to the unique physical constraints of the property.
It shall further be found that the removal of such heritage oak tree will not be
unreasonably detrimental to the community and surrounding area.
As described in,the oak tree reports and addenda prepared for the proposed project, 41
oak trees exist on project site, including 21 heritage -sized oak trees. Of these oaks, the
majority would not be removed. The nine oak trees proposed for removal are all
located on the small hill within the middle of the project site. Three of these trees are
heritage oak trees: ' Alternatives to avoid these trees would' require a substantial
modification to the project design and would result in the loss of the Metrolink station,
bus transfer station and a majority of the project's office and retail uses. Therefore, it is
21
necessary to remove, prune and encroach into the protected zone of oak trees, including
heritage oak trees, to enable the reasonable use of the subject property that is otherwise
prevented by the presence of the trees and no reasonable alternative can be
accommodated due to the unique physical development constraints of the property.
SECTION 8. WATER SUPPLY ASSESSMENT. Pursuant to California Water Code Section
10911, the City Council hereby determines that, based on the above findings of fact and recitals
and the entire record, including, without limitation, the entire Vista Canyon EIR, oral and written
testimony and other evidence received at the public hearings, reports and other transmittals from
City staff to the Planning Commission and the City Council, and upon studies and investigations
made by the Planning Commission and the City Council, including, without limitation, the water
supply assessment prepared for the project and attachments thereto, projected water supplies will
be sufficient to satisfy the demands of the Vista Canyon project, in addition to existing and
planned future uses.
SECTION 9. The City Council hereby approves Master Case 07-127, which consists of. General
Plan 'Amendment 07-OOIA (amending the General Plan Land Use Map (Exhibit A) and
Circulation Element in order to designate the Vista Canyon site as SP, revising the Significant
Ecological Area ("SEA") overlay to correspond to the area proposed as Specific Plan -Open
Space ("SP -OS"), and establishing the alignment and roadway classification for Lost Canyon
Road""arid V sta'Canyon'Roa'd) Specific"P-1an 07-001--(Ex,hibit-B ---Incorporated by Reference)
Tentative Tract Map 69164 (Exhibit C — Incorporated by Reference), Conditional Use Permit 07-
009, and Oak Tree Permit 07-019 for the development and annexation of Vista Canyon Project,
into the City of Santa Clarita, subject to the Conditions of Approval (Exhibit D).
This Resolution will take effect upon the adjournment of the City Council's April 26, 2011 City
Council hearing. The change to the City's General Plan contemplated herein will take effect
upon adjournment of the hearing and simultaneously with any other changes to the General Plan
approved by the City Council at the same April 26, 2011 hearing, such that all changes to the
General Plan approved on April 26, 2011 shall constitute one amendment to the General Plan for
purposes of Government Code section 65358.
SECTION 10. 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.
1
22
F�
PASSED AND APPROVED this 26th day of April, 2011.
ATTEST: .
ACT IN16 CIT CLERK
DATE
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA
ss.
C
MAYOR
I, Kevin Tonoian, Acting City Clerk, of the City of Santa Clarita, do hereby certify that
the foregoing Resolution was regularly introduced and passed at a regular meeting of the City
Council on the 26th day of April, 2011 by the following vote:
AYES: COUNCILMEMBERS: Ender, Ferry, Weste, McLean
NOES: COUNCILMEMBERS: None
RECUSED: COUNCILMEMBERS: Kellar
ABSENT: COUNCILMEMBERS: None
23
I
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 11-23 adopted by the
City Council of the City of Santa Clarita, California on April 26, 2011, which is now or, file in
my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of 2011.
City Clerk
By
Deputy City Clerk
24
k
1
1
1
EXHIBIT A
GENERAL PLAN LAND USE MAP
ATTACHED
25
I
T",
8L
----------- ... . ........ . .... . L . . . ..... . . ........
�A
West Sand' '
CID Canyon /Fair Oaks Ranch
Communities
Proposed General Plan
Exhibit A
IiDi : .50 -NW
R d
M.IUPI F—ly: 3069 WiW
Specific Plane ED liesideMial Moderate
Business Park 0 Residential Estate
Open Space Parcel Outlines NMp
Cilyl-irrite
I
I
�I
EXHIBIT B
SPECIFIC PLAN
INCORPORATED BY REFERENCE
26
EXHIBIT C
TENTATIVE TRACT MAP 69164
INCORPORATED BY REFERENCE
1
27
i
EXHIBIT D
FINAL. CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GC 1. 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.
GC2. 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.
GC3. 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
PLI. The approval of Tentative Tract Map 69164, and other accessory entitlements, shall
expire if a Tract Map is not recorded within two (2) years from the date of conditional
approval, unless it is extended in accordance with the terms and provisions of the City of
Santa-C-larita-s--Unified Development Code (UDC).
PL2. The applicant may file for a one-year extension of the approved project during the initial
two-year approval, prior to the date of expiration. If such an extension is requested, it
must be filed no later than 60 days prior to expiration.
PL3. The applicant shall sign and have notarized the attached Acceptance Form. This form
shall be returned to the City's Planning Division.
PL4. The applicant shall be granted approval to- construct the proposed project in accordance
with the approved Specific Plan. The applicant shall comply with all of the requirements
of the Specific Plan, including the project's Sustainability Plan. All buildings and
parking areas and other site improvements and elements are subject to the approval of a
Development Review and approval of the Director of Community Development to ensure
conformance with the Specific Plan and all relevant development codes unless otherwise
stated in the Specific Plan.
PL5. All mitigation measures identified in the approved Mitigation Monitoring and Reporting
Program (MMRP) for the project shall be considered conditions of approval and
implemented in conformance with the approved MMRP.
PL6. Prior to project grading the City shall hire a mitigation monitoring consultant to ensure all
mitigation measures are completed in conformance with the requirements of the EIR.
All costs associated with this mitigation monitoring consultant shall be borne by the
applicant.
PL7. 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.
PL8. Decorative, downward directed lighting shall be used throughout the project, including
public roadways and the Vista Canyon Road Bridge to the satisfaction of the Director of
Community�D`eve'opm'erit. --- __ _ :_:.� _:_.. _ __a. ._, .;.. , , � ,..r.. __.... r..,-:. • -�- - - .,
PL9. When grading or other construction activities occur within the project's boundaries the
applicant shall be required to apply sufficient quantities of water or a stabilizing agent to
minimize the generation of visible dust plumes. Additionally, prior to initiating grading
or other construction activities within 2,500 feet of the western property lines for La
Veda Avenue, the applicant shall send a letter to each of the La Veda Avenue property
owners identifying a contact person, their phone number and e-mail address to file dust
complaints related to project grading. The applicant shall promptly respond, within one
business day, to these complaints and use its best efforts. to resolve them. In the event a
verifiable and measurable impact is visible at a homeowner's property, developer shall
immediately remedy the situation at its own cost and expense. The applicant and
homeowners shall work together in a reasonable manner to resolve any complaints or
concerns.
PL10. The portion of the project site adjacent to La Veda Avenue is proposed for the
development of a trail, the extension of Lost Canyon Road, and the Oak Park. The
project applicant `shall" be required to minimize, to the exfert`'feasible,''the'nse `"of' loaded`
trucks- or. heavy excavating. equipment. within 300 -feet of residences located along La
Veda Avenue. If it is necessary to use heavy equipment within 300feet of these
residences, the applicant shall provide advanced notice to. the residents advising that there
will be the potential for construction activity. Additionally, the project applicant shall
install -vibration -monitors along the-project--boundary-with the -residences -along -La -Veda- -
Avenue to ensure that peak particle -velocity" (°PPV)' does n`ot exceed3`02 PPV' at 'the
project boundary. A PPV equal to or greater than 0.2 PPV which is equal to or greater
then a vibration at a magnitude of 2.0 inches per second has the potential to cause
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superficial damage to structures. The vibration monitors will be maintained in proper
calibration and these records will also be made available to the City on a monthly basis.
The results of these vibration monitors shall be made available to the City on a monthly
basis.
The following two vibration "action level" threshold values will be used:
• "warning" vibration threshold value of 0.2 inches per second PPV,
• "stop work" vibration threshold value of 0.5 inches per second PPV,
These are described below.
• The vibration "warning" threshold level is 0.2 inches per second PPV. If this level is
exceeded then the situation will be reviewed to identify the potential cause.
• The vibration "stop work" threshold is 0.5 inches per second PPV. This threshold
level is the U.S. Bureau of Mines vibration criteria to avoid possible cosmetic damage
to structures with concrete foundations, timber framing. The potential causes of such
vibration will be reviewed and possible mitigation methods investigated.
Prior to initiating grading activities the applicant agrees to record (via videotape or digital
technology) the existing condition of the properties and exteriors of the structures along
La Veda Avenue, where expressed permission is granted to- enter such properties. The
applicant will make available copies of these recordings to the City. A copy of each
recording will also be sent to each corresponding property owner.
If damage is documented to a respective property as evidenced by the vibration monitors
or the recordings, the applicant shall remedy the situation in a timely manner at. its own
cost and expense. The work will be performed by a licensed Contractor or other
individual agreeable to both parties.
PL11. The project applicant shall retain a qualified biologist to prepare an animal movement
corridor plan which will address corridor design, specifications for an undercrossing
under Lost Canyon Road, and plant materials for the north/south corridor extending from
the Santa Clara River to undeveloped properties to the south on a portion of the Oak
Park. The slope of the bank stabilization in the area of the animal movement corridor
shall not exceed a grade of 2.5:1 toprovide access for wildlife to enter into the River
Corridor.
PL12. As shown on TTM 69164, the project applicant shall construct an eight -foot. tall
wall/berm in locations along the southerly Metrolink right-of-way adjacent to the
proposed Metrolink Station to reduce train related noise to off-site properties.
PL13. For a full school year following the completion of the intersection improvements at Lost
Canyon Road/Sand Canyon Road, the applicant shall fund a crossing guard at the
intersection during. morning and afternoon hours (prior. to and after school 6e.g. in
session) to the satisfaction of the City's Directors of Community Development and Public
Works.
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PL14. The location of the Town Green shall remain in the location as shown on the Tentative
Tract Map and Specific Plan, adjacent to the River Corridor and Vista Canyon Road
Bridge.
ENGINEERING DIVISION
General Requirements
EN 1. At issuance of permits or other grants of approval, the applicant agrees to develop the
property in accordance with City codes and other appropriate ordinances such as the
Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
EN2. Prior to issuance of building permits, a Tract Map prepared by or under the direction of a
person licensed to practice land surveying in the State of California shall be filed in the
Office of the County Recorder, in compliance with applicable City of Santa Clarita,
County of Los Angeles, and State of California Codes.
EN3. Prior to Tract Map approval, the applicant shall record a reciprocal access easement and
maintenance agreement for all shared driveways and drive isles within the project site, as
dire cted`bythe-City-Erigineer. -
EN4. Prior to Tract Map approval, the applicant shall remove existing structures.
ENS. Prior to Tract Map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, as directed by the City Engineer.
EN6. At map check submittal, the applicant shall provide a preliminary Tract Map guarantee
A final Tract Map guarantee is required prior to Final Tract Map approval.
ENT Prior to final map approval, the applicant must inform the City if they intend to file
multiple final maps. The boundaries and phasing plan of these maps shall be designed, as
directed by the City Engineer and the Director of Community Development.
EN8. Prior to final map_ approval,. the applicant.is_tentatively required to grant easements on the
final map (or if located outside the map boundary, the applicant shall grant easements by
means of separate document). The easements shall be reviewed and approved by the City
Engineer.
EN9'. Prior to the sale of any proposed lot, the applicant shall establish a Property/Home
Owners' Association (POA/HOA), or similar entity, to ;ensure the continued maintenance
of all shared/common lots and drainage devices not transferable to the County Flood
- Control -District.-
EN10. Prior to the sale of any proposed lot, the applicant shall obtain approval from the City
Engineer and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for
this development. The applicant shall reimburse the City for the City Attorney's review
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and approval fee. The CC&Rs shall include a disclosure to comply with the Geologist's
recommendations in the Geology Report concerning restrictions on watering, irrigation,
and recommend plant types.
ENI 1. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of easements/right-of-way:
A. The applicant shall secure, at the applicant's expense, sufficient title, or interest in
land to permit construction of any required off-site improvements.
B. If the applicant is unable to acquire sufficient title or interest to permit
construction of the required off-site improvements, the applicant shall notify the
City of this inability not less than six months prior to approval of the Tract/Parcel
Map. In such case, the City may thereafter acquire sufficient interest in the land,
which will permit construction of the off-site improvements by the applicant.
C. The applicant shall pay all of the City's costs of acquiring said off-site property
interests pursuant to Government Code Section 66462.5. Applicant shall pay such
costs irrespective of whether the Tract/Parcel Map is recorded or whether a
reversion occurs. The cost of acquisition may include, but is not limited to,
acguisitior `prices, damages;' engineering services; -expertfees; title - examination,
appraisal costs, acquisition services, relocation assistance services and payments,
legal services and fees, mapping services, document preparation, expenses, and/or
damages as provided under Code of Civil Procedures Sections 1268.510-.620 and
overhead.
D. The applicant agrees that the City will have satisfied the 120 -day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto
when it files its eminent domain action in superior court within said time.
E. At the time the applicant notifies the City as provided in "B" hereinabove, the
applicant shall simultaneously submit to the City in a form acceptable to the City
all appropriate appraisals, engineering specifications, legal land descriptions,
plans,- pleadings, and other documents deemed necessary by the City to
commence its -acquisition -proceedings. Said documents must be submitted to the
City for preliminary review and comment at least 30 days prior to the applicant's
notice described hereinabove at "B"
F. The applicant agrees to deposit with the City, within five days of request by the
City, such sums of money as the City estimates to be required for the costs of
acquisition. The City may require additional deposits from time -to -time.
G. The applicant shall -not sell any lot/parcel/unit shown on the Tract/Parcel Map
until the City has acquired said -sufficient land interest.
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H. If the superior court thereafter rules in a final judgment that the City may not
acquire said sufficient land interest, the applicant agrees that the City may initiate
proceedings for reversion to acreage.
I. The applicant shall execute any.agreements mutually agreeable prior to approval
of the Tract/Parcel Map as may be necessary to assure compliance with the
foregoing conditions.
J. Failure by the applicant to notify the City as required by "B" hereinabove, or
simultaneously submit the required and approved documents specified in
"E" hereinabove, or make the deposits specified in "F" hereinabove, shall
constitute applicant's waiver of the requirements otherwise imposed upon the City
to acquire necessary interests in land pursuant to Section 66462.5. In such event,
subdivider shall meet all conditions for installing or constructing off-site
improvements notwithstanding Section 66462.5.
EN12. Prior to final map approval, the applicant shall provide a Will Serve Letter stating that
Community Antenna Television service (CATV) will be provided to this project.
�..
EN 13. Prior to building final, the applicant is required to install distribution lines and individual
`service` hues "for` Corrimunty` Antenna' `Televisron� `service (CAT—V-)- for- all_ -new•-
development.
EN14. Prior to Tract Map approval, the applicant shall dedicate to the City the right to prohibit
the erection of building(s) and other structures within open space/common lots.
Grading, Drainage & Geology Requirements
EN 15. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent
with the approved tentative map, oak tree report and conditions of approval. The grading
plan shall be based on a detailed engineering geotechnical report specifically approved by
the geologist and/or soils engineer that addresses all submitted recommendations.
EN.16. The, project -includes. an import of up to 500,000 CY of dirt.
A. Prior to issuance of a grading permit for this project, the applicant shall submit a
copy of the grading permit for the export 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:
l . Obtain an ericroachinentI permit for'the work.
2. The hours of operation shall be between 8:30 am to 3:30 pm.
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1
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 $100,000, 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 issuance of building permits, the applicant shall repair any pavement
damaged by-the-dirt'hauli-ng`operati`on`to the satisfaction -of the -City -Engineer. The
limits of the road repairs shall be consistent with the approved haul route.
EN 17. Prior to storm drain plan approval, the applicant shall obtain written approval from the
Los Angeles County Flood Control District of all easements needed for future
maintenance by the District.
EN 18. Prior to grading permit, the applicant shall obtain approval of a drainage concept study
for the proposed public storm drain system from the Los Angeles County Department of
Public Works, Land Development Division.
EN19. Prior to issuance of grading permits affecting MTA right-of-way, the applicant shall
submit written approval from Metropolitan Transportation Authority (MTA) for the
proposed construction and the proposed drainage facilities within MTA right -of- way.
EN20. Prior to issuance of grading permits affecting Caltrans right-of-way, the applicant shall
submit written approval from Caltrans for the proposed construction within Caltrans
right -of- way.
EN21. Maintenance responsibilities for all slopes, retaining walls, drainage devices, and SUSMP
devices/systems not transferable to the County Flood Control District shall be the
responsibility of the POA/HOA.
EN22. Prior to grading permit, the applicanf 'shall obtain a notarized Letter of Permission for
grading over all easements.
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EN23. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for
grading outside of the property lines/tract boundary from the adjacent property owner(s).
EN24. 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.
EN25. Prior to issuance of grading permit, the applicant shall record in the Office of the County
Recorder slope easements from adjacent property owners, as directed by the City
Engineer.
EN26. Prior to issuance of grading permits in jurisdictional areas, the applicant shall acquire
permits from the Army Corps of Engineers, California Department of Fish and Game,
and the Regional Water Control Board for any work within any natural drainage course.
A copy of the permits, or a response letter from each agency indicating a permit is not
required, shall be submitted to the City prior to issuance of grading permits.
EN27. Prior to the City's release of any bond monies posted for the construction of storm drain
infrastructure, the applicant or subsequent property owners shall be responsible for
providing all required materials and documentation to complete the storm drain transfer
process from the City of Santa Clarita to the Los Angeles County Flood Control District.
The" apphca- t -or 'subsequent property 'owners--shall-d1so -be=,responsible--for -providinga-
regularly scheduled maintenance of the storm drain infrastructure, as directed by the
City Engineer, until such time that full maintenance is assumed by the Flood Control
District.
EN28. Prior to recordation of the Tract Map, the applicant shall form an assessment district to
finance the future ongoing maintenance and capital replacement of SUSMP
devices/systems identified on the project's approved storm drain plan. The applicant shall
cooperate fully with the City in the formation of the assessment district, including,
without limitation, the preparation of the operation, maintenance, and capital replacement
plan for the SUSMP devices/systems and the prompt submittal of this information to City
for review and approval. The applicant shall pay for all costs associated with the
formation of the assessment district. SUSMP devices/systems shall include but are not
limited. to catch basin inserts, debris excluders, biotreatment_ basins, vortex separation
-type-systems, and- other- devices/systems. for stormwater quality._ The applicant shall be
responsible for the maintenance of all SUSMP devices/systems until the district has been
established.
EN29. Prior to -Tract Map approval, the applicant shall place, a note on the map, prohibiting the
lot owners within this development from interfering with the established drainage and
from. erecting concrete block walls or similar solid constructions, except as approved by
the City Engineer.
EN30. This project is a- development planning priority project under the -"City's "NPDES'°
Municipal Stormwater Permit as a development with 10 or more dwelling units, a
commercial development greater than one acre in size and a parking lot 5,000 square feet
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1
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 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.
EN31. 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.
Flood Plain/Hazard Area Requirements
EN32. The project is located in FEMA Flood Zone (A) in accordance with the Federal Flood
Insurance Rate Maps (FIRMS).
A. Prior to grading plan approval, the applicant shall have approved by the City
Engineer and Los Angeles County Department of Public Works, a floodplain
analysis for FEMA flood zone(s) on the property. The floodplain analysis shall
analyze the 100 -year storm event and the proposed improvements shall contain
the more critical storm event. The study shall analyze upstream and downstream
of the proposed project to a point where the post -development flows and
velocities equal the pre -development flows and velocities. The design of the bank
protection and/or levee shall meet the design requirements of CFR Title 44
Chapter 65. 10, as applicable.
B. The applicant is required to comply with FEMA requirements to revise the Flood
Insurance Rate Map (FIRMS). Prior to issuance of a grading permit, the applicant
shall complete. a Conditional Letter of Map Revision (CLOMR). Prior to building
final, the applicant- shall -complete a Letter of Map Revision (LOMR).
Street Improvement Requirements
EN33. All streets shall be designed and built in accordance with the Specific Plan and City street
design criteria; construction shall be completed prior to building final.
EN34. 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 approve peci is
Plan and the conditions of approval and obtain encroachment permits from the
Engineering Division.
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EN35. 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.
EN36. 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.
EN37. Prior to the Tract Map being filed with the County Recorder, the applicant shall not grant
or record easements within areas proposed to be granted, dedicated, or offered for
dedication for public streets or highways, access rights, building restriction rights, or
other easements; unless subordinated to the proposed grant or dedication. If easements
are granted after the date of tentative map approval, subordination must be executed by
the easement holder prior to the filing of the Tract Map.
EN38. Prior to Tract Map approval, 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.
EN3'9`:` P"r'ior toYissuan"c'e of`bui'ldmg 'permits; "the applicant-'shal'1` construct street` pavement m
accordance with one of the following options:
A. The applicant shall construct the full pavement section including the final lift of
asphalt to finish grade in conformance with the design TI. Prior to building final,
the applicant shall refurbish the pavement to the satisfaction of the City Engineer.
B. The applicant shall construct a pavement section that is a minimum of 1'/2" lower
than finish grade, in conformance with the design TI. Prior to building final, the
applicant shall refurbish the pavement, and complete' the final lift of asphalt to
meet finish grade to the satisfaction of the City Engineer.
EN40. Prior to Tract Map approval, the applicant shall acquire and dedicate to the City the right-
- _ .. of: way_ required. for -all street improvements as identified in the Traffic Study, to the
-- satisfaction of t -he -Cit; Eng-ireer.
EN41. Prior to building final, the applicant shall construct full street improvements as shown in
the Specific'Plan within the affected portionr'of`tlie'p'roject site, aswelras` `therequi`re'&
offsite street improvements to the satisfaction of the City Engineer.
EN42. Prior to issuance of the 300th building permit of equivalent trip generation, the applicant
shall submit a bridge design plans for the Vista Canyon Bridge to the satisfaction of the
City -Engineer The bridge plans shall --be reviewed and approved by -the -City -Engineer: -
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EN43. The Vista Canyon Road Bridge shall be constructed and operational by the 680th
occupancy or equivalent trip generation in the project to the satisfaction of the City
Engineer.
EN44. Prior to building final, the applicant shall construct the final lift of asphalt on all public
streets using asphalt rubber hot mix (ARHM) in accordance with section 302-9 of the
latest edition of the Standards and Specifications for Public Works Construction and City
Standards. The design of the ARHM shall be reviewed and approved by the City
Engineer.
EN45. Prior to Tract Map approval, the applicant shall pay fees for signing and striping of
streets as determined by the City Engineer or shall prepare signing and striping plans for
all multi -lane highways/roadways within or abutting the project, as directed by the
City Engineer.
EN46. Prior to building final, the applicant shall install mailboxes and posts in accordance with
the City's standards, and secure approval of the U.S. Postal Service prior to installation.
EN47. Prior to building final, the applicant shall construct wheelchair ramps at intersections, as
directed by the City Engineer.
EN48 Prior to building final, the -applicant shall repair any broken- or-dama'ged curb, gutter, and
sidewalk, and refurbish the half section of pavement on streets within or abutting the
project, to the satisfaction of the City Engineer.
EN49. The applicant shall construct Intersection Design Option 3 ("Roundabout") at the
intersection of Lost Canyon Road/Sand Canyon Road to the satisfaction of the Director
of Public Works,
EN50. No roadway lighting shall be permitted on Lost Canyon Road from the project's eastern
boundary to a point 300 feet from the project's eastern boundary due to the animal
movement corridor. No street parking will be permitted in this area.
Sewer Improvement Requirements
EN.5.1. Prior to_ Tract Map_ approval, the applicant shall dedicate all necessary sewer easements.
The sewer plans shall be reviewed and approved by the Los Angeles County Department
of Public Works (Sewer Maintenance Division), Los Angeles County Sanitation District,
and the City Engineer.
EN52. Prior to issuance of building permits, the applicant shall construct main -line sewers with
separate laterals to serve each lot/parcel.
- EN53. The main -line sewers located in the public/private streets shall be_ a publicly maintained.
All- other sewer lines shall' be privately maintained. -- -
EN54. Prior to recordation of the Tract Map, the applicant shall form an assessment district to
finance the future ongoing operation, maintenance and capital replacement of the
38
proposed sewer treatment facility and the percolation ponds. The applicant shall
cooperate fully with the City in the formation of the assessment district, including,
without limitation, the preparation of the operation, maintenance, and capital replacement
plan for the proposed sewer treatment facility and the percolation ponds and the prompt
submittal of this information to City for review and approval. The applicant shall pay for
all costs associated with the formation of the assessment district. Timing of the turnover
of the water reclamation plant to the City and potential reimbursement costs from District
funds to the applicant will be subject to the review and approval of the Director of Public
Works.
EN55. The applicant shall secure permits from the California Department of Health and the
Regional Water Quality Control Board (Los Angeles Region) for the operation of the
project's water reclamation plant and use of recycled water within the project site.
EN56. Prior to Tract Map approval, the applicant shall dedicate all necessary easements for the
sewer treatment facility and percolation ponds. The sewer treatment plans and reports
shall be reviewed and approved by the City Engineer.
EN57. Prior to the first building occupancy, the applicant shall construct the sewer treatment
facility and the percolation ponds.
EN58. Prior to final map recordation the applicant shall enter into an agreement with Newhall
County Water District ("NCWD") to establish easements and/or convey fee property to
NCWD (at no cost to NCWD) within the Mitchell Hill open space area the project to
facilitate future sewer related improvements. The agreement shall be to the satisfaction
of the City's Director of Public Works.
EN59. The project proposes to connect to the existing Newhall County Water District sewer in
Soledad Canyon Road. The applicant shall secure approval from Newhall County Water
District for this connection.
EN60. Prior to Tract Map approval, the applicant shall send a print of the land division map to
the County Sanitation District with the request for annexation in writing.
--EN6�-. -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.
.. EN62.
Prior to first building final, the applicant shall' construct" al1`sewer upgrades'in accordance
with the_approved sewer area study, to the satisfaction of the City Engineer.
1
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Bonds, Fees and Miscellaneous Requirements
EN63. 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.
EN64. Prior to Tract Map approval, the applicant shall amend the Eastside B&T District to
include Lost Canyon Road and the Vista Canyon Road Bridge.
EN65. Prior to Tract Map approval, the applicant shall pay the applicable Bridge and
Thoroughfare (B&T) District Fee to implement the Circulation Element of the General
Plan as a means of mitigating the traffic impact of this project.
This project is located in the Eastside B&T District. The current rate for this District is
$16,850. The B&T rate is subject to change and is based on the rate at the time of
payment.
Standard B&T Fee Calculation:
Commercial = the gross acres x the district rate ($17,190) x 5.0 = $ until June 30, 2011.
Single Family = the number of units x the district rate ($17,190) _ $ until June 30, 2011.
Townhouse = the number of units x the district rate ($17,190) x 0.8 = $ until June 30,
2011.
EN66. Prior to Tract Map approval, the applicant shall pay street maintenance fees to cover the
cost of one-time slurry seal of public streets within the development.
EN67. The applicant shall install sewer main line in La Veda Avenue and extend a lateral to
each respective single-family property line in conjunction with road and sewer
improvements to the portion of Lost Canyon Road east of the project boundary.
Additionally, the applicant shall complete and pay all costs associated with the
annexation -of the La.Veda Avenue neighborhood to the .Santa Clarita Sanitation District.
T-he—La Veda- Avenue- homeowners- ,vill-be- responsible—for all -costs and improvements
within their respective properties to connect to the sewer system.
TRAFFIC ENGINEERING DIVISION
TE 1. Adequate sight visibility is required at all intersections (street -street intersections or
driveway -street intersections) and shall follow the latest Caltrans manual for applicable
requirements. Adequate sight visibility (including corner sight visibility) shall be
demonstrated on the final mapand- grading plan. All necessary easements for this -purpose
shall be recorded with the final map. This shall be- shown on all applicable "plans prior to
issuance of first building permit.
.N
TE2. All private driveways and roadways shall intersect with a public street at 90 degrees or as
close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown
on all applicable plans prior to issuance of first building permit.
TE3. All driveways shall have a minimum stacking distance of:
• 20 feet from face of curb off of residential local collectors.
• 40 feet from face of curb off of secondary or major highways.
® 100 feet from face of curb off of secondary or major highways with a potential traffic signal.
TE4. No access will be permitted within curb return. This shall be included as a note on all
applicable plans prior to issuance of first building permit.
TE5. Minimum width of all interior driveways and drive aisles shall be a minimum of 26 feet
and shall be shown on all applicable plans prior to issuance of first building permit.
TE6. Prior to issuance of the first building occupancy permit, the applicant shall obtain
approval from the L.A. County Fire Department for any private driveway sections.
TE7 Prior to issuance of the first building occupancy permit, the applicant shall post "No
LL.:..
Parking- Fire Lane" signs along all driveways with acurb-to=curb width of"less than'°34"
feet. This shall be shown on all applicable plans prior to issuance of first building permit.
TE8. The location, width and depth of all project driveways shall conform to the approved site
plan. This shall be shown on all applicable plans prior to issuance of first building
permit. No additional driveways shall be permitted.
TE9. 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.
TE10.. 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-ra ii- -
TE11.,:,No 4sirigle family -.nor detached, condominium residential driveways shall ,Abe permitted
along residential collector streets, residential roadways with greater than 60-foot}rig ht -of
way,; qr-along residential roadways- projected to carry over 2;OQ_0 vehicles, per day (per- -
UDC Section " 16.007.020) Such a restriction -is subject to the discretion of the City
Engineer.
e TE12 Any gates on private residential streets shall'be designedand located to provide adequatey
stacking and turn-aroundareas. N Prior` to issuance' of the first residential building
occupancy permits, the design for all residential gates shall be submitted to the City
Engineer prior to approval and subject to Los Angeles County Fire Department approval.
41
The necessary right-of-way shall be dedicated prior to map recordation. All residential
gates on private streets shall be shown on all applicable plans prior to approval.
TE13. The project applicant shall implement the mitigation measures identified in the Traffic
Section of the Final EIR.
TE 14. Prior to issuance of the first building occupancy permit, the applicant shall pay a traffic -
signal timing fee for the update of the traffic -signal timing at up to 20 intersections in the
surrounding area. The cost is $4,000 per intersection ($80,000 total). This fee shall be
used to improve traffic flow and minimize traffic congestion along the corridors impacted
by project -related traffic, through traffic signal retiming and related infrastructure
improvements.
TE15. The Vista Canyon Ranch EIR concludes that the Vista Canyon Ranch project will have a
significant unavoidable cumulative impact on a segment of Soledad Canyon Road
(between Sierra Highway and Soledad Canyon Road). This roadway segment is
constrained by right-of-way limitations and presently cannot be widened. In lieu of
mitigating impacts on this segment, the applicant has agreed to prepare a corridor study
for Soledad Canyon Road and Sand Canyon Road (from the northbound SR -14 on-ramp
to the Sand Canyon Bridge over the Santa Clara River). The corridor study shall include,
but not be limited to, ari analysis 6f'the following poteritial-, improvemients:- I')- traffic
signal operations (adaptive signal systems, ATSAC-type systems); 2) public transit
operation (bus turnouts, bus stop locations); 3) striping improvements to enhance
capacity; 4) access management - median modifications (potential closures or turn
restrictions); 5) alternative modes of transportation (identify gaps in the corridor that
impede non -motorized travel); 6) incorporate/promote Non -Motorized Plan.
TE16. Prior to issuance of the first commercial, building occupancy permit, the applicant shall
provide a travel demand management (TDM) plan for approval by the Director of Public
Works and the Director of Community Development. Programs in the TDM plan shall
include, but not be limited to, carpooling, vanpooling, public and/or private transit,
alternative work hours, walk/bike to work and telecommuting. The TDM plan shall
contain trip reduction goals and programs/incentives in an effort to meet those goals.
Specific _measures.may -include -bicycle -racks and bicycle lockers at.key locations within
the- projects showers and -change- facilities -within- non -residential -buildings,- direct- and
convenient pedestrian connections to public streets and transit stops, and conveniently -
located information kiosks providing current transit information (e.g. transit maps,
schedules, etc.). ' In addition, the applicant shall include applicable globale change
strategies as indicated in the March 2006 Climate Action Team. Report. to Governor
Arnold Schwarzenegger and the Legislature from Cal EPA within the TDM plan. The
applicant shall submit an annual report on the TDM program to the City.
BUILDING AND SAFETY DIVISION -
BS 1. At the time of application for a building permit, the applicant shall submit to the Building
and Safety Division the following construction documents for plan review:
42
A. Two sets of plans that include architectural, structural, mechanical, electrical and
plumbing plans.
B. Two sets of truss drawings & calcs, if used.
C. 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),
2008 Energy Codes, and the 2008 City of Santa Clarita amendments to the California
codes. A copy of the City amendments (including structural amendments) are available
at the Building and Safety public counter and on the city website at www.santa-
clarita.com.
BS3. All new buildings 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 recompaction.
B.'_ A� f riar` compaction` report aiid -"`a 'Pad Certification shall` `be `submitted =to an
approved by the Development Services Division (Engineering).
BSS. The project shall fully comply with the disabled access requirements as specified for
Housing Accessibility per chapter 11 A and for public accommodations in Chapter 11 B of
the California Building Code. The Federal ADA requirements are not reviewed by
California jurisdictions. However, ADA compliance is the responsibility of the owner,
architect and contractor.
BS6. The applicant shall show the disable access requirements including site accessibility
information and details on the architectural plans (vs. the civil plans) which will be
reviewed by the Building and Safety division. Civil plans used for grading purposes are
not reviewed or approved for site accessibility requirements.
-
-BS-'/-. Residential -accessibility --requirements shall - apply to -apartment -buildings containing 3 or,
more dwelling units and condominium buildings containing 4 or more condos. All
,ground floor single story units and all units within an elevator building shall comply with
chapter I IA of the Califorma`Building` Code. All' common use areas, such as `recreation
areas; pools; walkways, etc shall -be made. accessible for the. disabled with a path of travel
to the public way and at least one disabled accessible parking space.
BSB. Accessibility requirements now apply to multi -story dwelling units, such as townhomes
( y _ p ); multi story units on a single -parcel -or- siteshall -
formall exem t At least 10 /o o such
b& accessible which includes an accessible path'to theprimary 1`eve l entrance,`"all "ground` _"`
floor requirements, and at least one accessible bathroom on the primary entry_. level. All
public and common use areas such as recreation areas, pools, walkways, etc shall be
43
made accessible for the disabled with a path of travel to the public way and at least one
disabled accessible parking space.
BS9. Prior to submitting plans to Building and Safety, please contact Deanna Hamrick, (661)
255-4935, for project addressing.
BS 10. For an estimate of the building permit fees and the backlog time for plan review, please
contact the Building and Safety division directly.
BS 11. 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 Services (Health Dept. for restaurants),
F. L. A. County Environmental Programs (Industrial Waste),
G. State of California Division of Oil and Gas.
An agency referral list is available at the Building an&Safetypublic counter.
BS12. The site plan submitted to building and safety shall show all lot lines, any easements,
restricted use areas, flood hazard areas, etc. Any construction proposed in an easement
shall obtain the easement holders written permission.
BS 13. The submitted plans to building and safety shall have a Building Code Analysis .
containing the following minimum information: types of construction, occupancy groups,
occupant loads, a floor area justification (including any area increases from frontage
and/or fire sprinklers), height of building, number of stories, summary of the fire rated
walls, occupancy separations (or non -separated uses), identify any accessory occupancies
and incidental uses, and all other related data.
BS 14. The footings for all. new buildings. and -other structures, including retaining walls and
fences; shall- be- setback--from-any--adjacent--ascending or descendinb slopes.--See-.section.
1805.3 CBC and/or the Slope Setback handout.
BS 15. 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 ''/4" per
foot, or 2%, to the point of disposal. (CPC sec'708.0) Slopes shallower than 2% will not
be approved by the Building Official.
BS 16. 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.
M11
BS 17. For all non-residential buildings, please provide a means of egress plan indicating the
occupant load of all rooms and the means of egress system.
BS 18. For any Medical Office Building or future medical tenants that will be a licensed medical
clinic shall comply with OSHPD 3 requirements and must be identified as such at the
time of plan submittal of those buildings or tenant improvement plans.
BS 19. For any Medical Office Building or future medical tenants that will be providing
outpatient services or services to the mobility impaired, additional accessible parking -
spaces shall be required per Section 1129B.2 of CBC.
BS20. Each separate detached structure, such as trash enclosures, fences, retaining walls, shade
structures require separate applications and building permits. These other structures need
not be on separate plans, but may be part of the same plans for the main project.
BS21. 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.
BS22. 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)
ENVIRONMENTAL SERVICES DIVISION
ES 1. Based on the square footage of the proposed buildings on the submitted plans, the
-. - - -applicant-shall-provide_sufficient-trash_enclosures_for the. following-pla_nning_areas:
PA -1
Buildings 1,.2A, 2B, and 3
o For Miilti-Family Developments;. the Standard is one three-yard"recycling bin
and one three yard trash bin for the first 10 units with one three yard..recycling. bin.
and one three -yard trash bin for each 10 units thereafter. Always round up to an even
j # of bins. Bins should'be arranged in solid- waste enclosures large enough to house
either two or four bins. Half of the bins in each enclosure should be reserved for
� recycling _
i
® An underground parking structure is an inappropriate location for the bins unless it
provides a minimum of 20 feet overhead clearance.
Wi
. PA -2
Mixed Use Buildings- 5A, 6A, 613
• These buildings must have separate trash enclosures for commercial and residential
use. Having separate enclosures will allow the City's Commercial and Residential
Franchised haulers to provide the appropriate services to their customers. Every
effort shall be made to plan for adequate space to accommodate the franchised
haulers.
• The trash enclosures for the commercial portion of this Mixed -Use Project must have
two 3 -yard bins for the first 10,000 sq.ft. and 1 for each additional 20,000. Always
round up to an even # of bins.
• Projects shall be designed in such a manner so that trash vehicles will not need to
back-up as part of the normal trash collection process.
• The trash enclosures for the residential portion of this project must meet the City
Standard of housing one 3 yard recycling bin and one 3 yard trash bin for each 10
units. Bins should be arranged in solid waste enclosures large enough to house the
bins. Half of the bins in each enclosure should be reserved for recycling.
• The Residential and Commercial trash enclosures should be shown on the site plan
with dimensions, consistent with the surrounding architecture and. shall be
constructed with a, solid roof. Remember to incorporate the size of the bins you
choose to use when designing enclosures. The enclosures shall be locatedtoprovide
convenient pedestrian and collection vehicle access.
• An underground parking structure is an inappropriate location for the bins unless it
provides a minimum of 20 feet overhead clearance.
Commercial Buildings- 513, 6C, 8, 9A, 9B, 10A, 11A, 1113, 12A, 12B, 13A, 1313, 14
• For Commercial and Industrial Developments, the City standard is to have a
minimum of two three -yard bins for the first 10,000 square feet and one bin for each
additional 20,000 square feet. Always roundup to an even # of bins.
The enclosures to house the bins should be shown on the site plan with dimensions,
consistent with the surrounding architecture and shall be constructed with a solid
roof. The enclosures shall be located to provide convenient pedestrian and collection
vehicle access.
• An underground parking_strucfure-is an inappropriate location for the -bins unless it
provides a minimum of 20 feet overhead clearance.
Multi -Family -Buildings- Bldg 4, Bldg 7,
• For Multi -Family Developments the appropriate level of collection services will be
determined by the number of number of units. The' -Cif yStandard is one three -yard
recycling bin and one three -yard trash bin for the first 10 units, with one three -yard
recycling bin and one three -yard' trash bin for each 10 units thereafter. Always round
-up to an. -,even__# of -bins., Bins- should _be .arranged in solid waste enclosures large
enough=twhouse:either two or. four.bins.--Half of the bins in � each- enclosure should be.
reserved for recycling.
i • An underground parking structure. is an inappropriate location for the bins unless it
provides a minimum of 20 feet overhead clearance.
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PA -3A
• All single family residential dwellings shall be designed with space provided for three
90 -gallon trash bins.
PA -3B
• All single family residential dwellings shall be designed with space provided for three
90 -gallon trash bins.
PA -3C
• All single family residential dwellings shall be designed with space provided for three
90 -gallon trash bins.
PA -3D
• All single family residential dwellings shall be designed with space provided for three
90 -gallon trash bins.
• Projects shall be designed in such a manner so that trash vehicles will not need to
back-up as part of the normal trash collection process. This issue needs to be
addresses at the end of the street in Lot 119.
ES2. All new construction projects valuated greater than $500,000.00 must comply with the
City's Construction and Demolition Materials (C&D) Recycling Ordinance.
ES3. If the project is valuated above $500,000.00 the applicant shall:
• Divert a minimum of 50 percent of the entire project's inert (dirt, rock, bricks, etc.)
waste and 50 percent of the remaining C&D materials.
• Have a Construction and Demolition Materials Management Plan (C&DMMP)
approved by the Environmental Services Division prior to obtaining permits.
s Submit a deposit of three percent of the estimated total project cost or $50,000.00,
whichever is less. The deposit will be returned to the applicant upon proving that 50
percent of the inert and remaining C&D waste was diverted.
ES4. 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` roil=off bin collection -services-.P ease -
contact Environmental Services staff for a complete list of franchised haulers in the City.-
:,... SPECIAL'•D'ISTRI'CTS/ADMIN--ISTRATIVE SERVICES -
SD 1. The ` applicant shall annex the property into I. the `City's Streetlight Mdintenance__District
(SMD), -for -the operations and -maintenance. of. streetlight and.,traffic. signals. A.minimum
of 120 days is required to process the annexation, -with must be completed prior to final
_map .appro_val. or_.bu.ild_p_erm_it issuance, whichever occurs first Should efficient street
lrghting.technologies`;like convection or. LED be -in usetb S.outhernCahfornia Edison;
,. y ..
the applicant agrees to install such reduced energy fighting technology.
CFA
SD2. The applicant shall annex into the City wide Open Space Preservation District at the time
of annexation.
SD3. Should the City become responsible for channels, devices or drainage areas which have
the purpose of dealing with ground, nuisance or storm water, the applicant shall form a
Drainage Benefit Assessment District (DBAA) for the maintenance of repair of channels,
devices or drainage areas.
SD4. All landscape required under these conditions and within the public rights of way, the
Oak Park or where a landscape easement exists shall be maintained by the Landscape
Maintenance District (LMD). The applicant shall form a new City LMD zone to be for
the maintenance and repair of the landscape. In addition, this LMD shall include
maintenance of the Mitchell Hill Open Space (including the cemetery) and the River
Corridor.
SD5. . Areas to be landscaped include: medians, parkways, side panels, open areas, the Oak
Park, Mitchell Hill cemetery and roundabouts. Features within these areas could include
but not be limited to: -landscaping, planting, shrubbery, trees, grass, other ornamental
vegetation, irrigation systems, hardscapes, and fixtures; statuary, fountains and other
ornamental structures and facilities:. public lighting facilities; facilities which are
appurteiianUto any of` the foregou g or- whi'cli are necessary or 'convenient, or` the
maintenance or serving thereof, including, gutters, wall sidewalks, or paving or water
irrigation, drainage, or electrical facilities; and park or recreation improvement, including
but not limited to playground equipment, play courts, public restroom and paseos/trails.
SD6. The applicant shall submit landscaping 80% plans for areas to be maintained by LMD to
the Special Districts Office for approval for the entire project prior to issuance of building
permits.
SD7. Should the project's development be phased, the applicant shall submit completed
landscaping plans to the Special Districts Office for the phase under development before
the building permit is issued for that phase. If a phased development approach is not
pursued, the developer shall submit completed landscaping plans to the Special Districts
Office for the -entire- development- before- the- firstbuildingpermit is issued. , _ .-
SD8. All improvements to be maintained by the LMD shall be installed in accordance to LMD
standards or by approval of the Landscape Maintenance District Administrator.
LOS ANGELES COUNTY FIRE -DEPARTMENT
FDI. Access shall comply with Section 503 of the Fire code, which requires all weather access.
All weather access may require paving.
FD2. Fire Department Access shall be extended to within `150 feet distance of any exterior
portion of all.structures.
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FD3. Where driveways extend further than 150 feet and are of single access design,.
turnarounds suitable for fire protection equipment use shall be provided and shown on the
final map. Turnarounds shall be designed, constructed and maintained to insure there
integrity of Fire Department use. Where topography dictates, turnarounds shall be
provided for driveways that extend over 150 feet in length.
FD4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane"
with the widths clearly depicted and shall be maintained in accordance with the Fire
Code. All required fire hydrants shall be installed, tested and accepted prior to
construction.
FD5. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
FD6. This property is located within the area described by the Fire Department as "Very High
Fire Hazard Severity Zone, " (formerly Fire Zone 4). A "Fuel Modification Plan," shall
be submitted and approved prior to final map clearance, (Contract Fuel Modification
Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone
(626) 969-5205, for details).
FD7. The applicant shall provide the Fire Department or City with approved street signs and
building access numbers prior to occupancy.
FD8. The applicant shall provide water mains, fire hydrants and fire flows as required by the
County of Los Angeles Fire Department, for all land shown on map which shall be
recorded.
FD9. The required fire flow for public fire hydrants at this location is 3500 gallons per minute
at 20 psi for a duration of 3 hours, over and above maximum daily domestic demand. 2
Hydrant(s) flowing simultaneously may be used to achieve the required fire flow.
FD10. The required fire flow for private on-site hydrants is 2500 gallons per minute at 20 psi.
-. - -- -Each-private-on-site_ hydrant- must- be -capable of-flowing _1250_gap
llons_ er minute at 20
— � - -_..
-- - siwith-two-hy drunt. flowin simultaneousl-, one of which-must-be-the_fiirthest-from-the
public water source.
FD 11. Fire hydrant requirements are as follows:
t A -Install-59-public-fire- hydrants.. - -
FD12. All Hydrants shall measure 6°'x41x2-1/2" brass or bronze, corforinrig to current AVdWA
standard. C503 or approved equal. All on=site hydrants shall be installed a minimum of
25' feet from a structure or protected by a two (2) hour rated firewall- - --
A.' Loc'atiori" As per map "on file with the `office: The'focafion of the on=site fire
hydrants will be based on further development of each lot.
FD 13. All required fire hydrants shall be installed, tested and accepted or bonded for prior to
Final Map approval. Vehicular access must be provided and maintained serviceable
throughout construction.
FD 14. Additional water system requirements will be required when this land is further
subdivided and/or during the building permit process.
ADDITIONAL ACCESS REQUIREMENTS
FD 15. Due to the size of the proposed development, multiple means of access points are
required.
FD 16. On-site vehicular access is required for any building exceeding 150 feet from the public
street.
FD17. For buildings that are less than three stories and/or less than 35 feet in height, the
applicant shall provide a minimum unobstructive driveway width of 26 feet, clear -to -sky,
to be posted "No Parking -Fire Lane."
FD 18. For buildings that are more than three stories and/or 35 feet or greater, the applicant shall
provide a` minimum unobstructive driveway width of 28 feet; °clear-to=sky; to e posted.
"No Parking -Fire Lane." The center -line of access roadway shall be located parallel to
and within 30 feet of the exterior wall on at least one side of each proposed building.
FD 19. For streets or driveways separated by an island, the applicant shall provide a minimum
unobstructive driveway width of 20 feet, clear -to -sky, to be posted "No Parking -Fire
Lane." This includes the eastern connection to Lost Canyon Road.
FD20. The Fire Department Turnarounds shall be clearly identified, posted and red curbed "No
Parking -Fire Lane.
FD21. Additional access issues will be addressed with the submittal of the revised plans and
during building plan check.
ADDITION,, - AT -EP- S 'STEM-R.EQUIREM-ENTS
i
FD22. The Fire Flow Requirement for Planning Area 1 is 3500 GPM at 20 PSI for 3 hours. All
proposed structures and buildings are required to be fully fire sprinklered and have
minimum of Type V-1 hour construction or. greater.
i
3
FD23. The Fire Flow Requirement for Planning Area 2 is 3500 GPM at 20 PSI for 3 hours. All
proposed structures and buildings are required to be fully fire sprinklered and have
minimum of Type V -I hour construction or -greater. - - -
E FD24. The Fire Flow Requirement for Planning Area 3A & 3B is 2500 GPM at 20 PSI for 2
i hours. All proposed structures and buildings are required to befully fire sprinklered and
50
have minimum of Type V-1 hour construction or greater. The exact fire flow with a
possible flow reduction will be determined during the building plan.
FD25. The Fire Flow Requirement for Planning Area 3C & 31) is 1500 GPM at 20 PSI for 2
hours.
FD26. The Fire Flow Requirement for Planning 4 is 2500 GPM at 20 PSI for 2 hours. All
proposed structures and buildings are required to be fully fire sprinklered and have
minimum of Type V-1 hour construction or greater. The exact fire flow with a possible
flow reduction will be determined.
PARKS AND RECREATION
GENERAL CONDITIONS
PRI. The applicant shall comply with the City's Parkland Development Fee (PDF)
requirements. Prior to map recordation, the applicant will be required to provide an
appraisal of one acre of land within the project site to establish the fair market value and
this will be used as the basis for the PDF. Also prior to recordation of any map, the
applicant shall offer for dedication the Oak Park property to the City of Santa Clarita as
partial fulfillment of its parkland or park fee requirement. If at any time a map triggers
fees iri excess of tl ose satisfied' by`credits-associated'wi this` parkland;" a ' ee payment
will be required prior to map approval. The applicant shall receive PDF credit for the
portion of the ten -acre park property that meets local park criteria as determined by the
Director of Parks, Recreation and Community Services.
PR2. The applicant shall record a conservation easement in favor of the City over the wildlife
corridor and oak mitigation areas of the Oak Park.
PR3. The applicant shall use its best efforts, working with City staff, to obtain a conservation
easement on a portion of the property to the south of Vista Canyon to preserve the animal
movement corridor.
PR4. All water quality basins are to be fenced and screened from public view with
-- - --- --landscaping. No water. quality- _basins,__or-improvements should_ be located within the
- - - boundaries -of the-park,—except-those-required-to-mitigate water--quality-impacts associated_
with development of the park. Water quality basins or improvements required for the
park shall not be excluded from the project's PDF eligible acreage
PRS. Separate lots shall be provided for City dedicated
open space lots to the satisfaction of the D P nails, and for
ark land for. all river. t
Director of Parks, Recreation and Community
Services.
PR6 " 4 Property betweenf residential/commercial --property and the river --trail--shall not be - -
mairitairied Parks�`Recreatiori,-and"CommurirtySbrvices ` -
51
PR7. Prior to the issuance of grading permit, the applicant shall provide a letter from the
project archaeologist certifying what archaeological limitations may be on any property
proposed for dedication to the City. This letter shall specifically detail limitations related
to grading, trenching, maintenance, and landscaping.
PR8. Prior to the approval of the Tentative Map, the applicant shall provide a preliminary Park
and Trails Master Plan for the review and approval of the Director of the Parks,
Recreation and Community Services.
PR9. Prior to issuance of 1st building permit, the applicant shall provide preliminary landscape
and irrigation plans for the park, trail areas, and open space for the review and approval
of the Director of Parks, Recreation and Community Services.
PR10. Prior to issuance of the first occupancy of residential or commercial unit within an
approved phase of the project, the applicant shall provide a Park and Trails Master Plan,
landscape and irrigation plans for parks, trails, and open space areas within that phase for
the approval of the Director of Parks, Recreation and Community Services. All park and
trail amenities in approved phase shall be completed prior to the last occupancy permit
for said phase. Additionally, the applicant shall provide a Parks and Trail Plan
illustrating how parks and trails in the applicable phase integrate with the overall Master
Plan.
PRI 1. Prior to the 150th issuance of a Certificate of Occupancy in Planning Area 3 (PA -3) of
the project, the applicant is required to have completed construction of the Oak Park, the
River Education Center and the Santa Clara River Trail on both sides of the River or
provide acceptable security (bonds, etc.) for said improvements equal to an agreed upon
amount to the satisfaction of the Director of Parks, Recreation and Community Services.
In any event the Oak Park, River Education Center and River Trail shall be completed by
the 600th residential occupancy in the project. The applicant shall receive full PDF credit
for construction costs associated with the development of the Oak Park and River
Education Center. Internal trails, private recreational facilities and private parks shall be
completed in conjunction with development of each phase.
PR12. Prior to the -issuance. of any- grading_ permit,_ the applicant shall_ purchase approximately
four -(-+)- -acres- of the- City--owned--property -which—would--be--utilized--by- the _-_project..
applicant for development within Planning Area 3. The purchase price shall be based up
i' a fair market appraisal at the time of purchase. The City agrees to grant the applicant
temporary and permanent easements within its land for the construction of buried bank
stabilization, -.the Vista Canyon Road Bridge and other project. related improvements.
Uponcompletion of all river improvements required for the project the applicant shall
dedicate in fee and at no cost to the. City the applicant's River Corridor property, which
j when combined with the City's property will total approximately 87 acres. The applicant
shall_be responsible -for temporary maintenance ofthe-re-vegetated River-
Corridor
iverCorridor consistent with mitigation requirements and permits:
i
52
PR13. No manufactured slopes on project site shall be accepted for City ownership as open
space lots. All manufactured slopes must be maintained by the HOA unless it has been
accepted into the LMD maintenance district. -
PR14. The applicant shall provide project signage as it pertains to the City of Santa Clarita's
Beautification Master Plan for park, trails and open space. Prior to the issuance of the
first building permit, a final signage plan including the locations, content, and design of
the signs shall be submitted for the review and approval of the Director of the Parks,
Recreation and Community Services Department. Signs to be provided include a City of
Santa Clarita park monument sign at the corner of Lost Canyon Road and B Drive,
directional signs, four small trail monument signs, and any required environmental
interpretive signs to the satisfaction of the Director of Parks, Recreation and Community
Services.
PR15. The applicant shall comply with all details of the Tentative Tract Map subject to any
modifications permitted by the Vista Canyon Specific Plan.
PR16. The applicant shall bond for public park and trail improvements in each phase at the
appropriate time in conjunction with other bonding requirements, i.e. grading, street
improvements, depending on the type of improvement Bonds shall be processed through
Public Works,Development"Services"section.
PR17. Private parks including the Town Green, Community Garden and private recreational
facilities shall be maintained by an HOA or POA. Based on the project's extensive
private recreational facilities, the project applicant shall receive a 30% PDF credit.
PARK CONDITIONS
PR18. The applicant shall dedicate and build the Oak Park. The Oak Park amenity plan may
include the following amenities: Standard City park monument sign, off-street parking
lot containing 10 parking spaces, playground, splash pad, basketball court, tennis courts,
perimeter trail with benches and drinking fountains, trash receptacles, bike racks, horse
shoe pits, trellis shade structure with picnic tables, restroom building, multi-purpose field,
- and -connection--to---all._._trails-_and__,pas.eos__to__the_satisfaction-of the Director of Parks
-- - --- - ---- -- - --recreation,—and-Community-Ser-vices The-amenities-list-may-be-modified--and_amenities-.
may be substituted upon mutual agreement of the City and the applicant.
PR19 As proposed, the Vista Canyon project does not include any developed park area!'with`in
_the -10- 0 year. floodplain.- --No developed park area will be .allowed to he .located�withm the
10 year floodplain' This includes turf areas, pedestrian paths, vehicular paths, or any
structures. , : .
If the development requires •any approval from- outside agencies the applicant is to -- -
provide the''City of Sanfa Clarita with copies 'of all "applicable -permits` and letters "of
authorization that may include any portion of the dedicated park or trail/paseo areas.
53
PR21. The applicant shall create a Landscape Maintenance District to cover City maintenance
costs for the Oak Park, River Corridor and Mitchell Hill Open Space. Maintenance costs
shall be based upon an approved Engineering Report detailing the project's percentage
for maintenance of the above facilities.
TRAILS AND PASEOS
PR22. Prior to the issuance of the first residential occupancy permit for each phase, the
applicant shall complete all private parks, trails, paseos, and bike paths within that phase
to the satisfaction of the Director of Parks, Recreation, and Community Services.
PR23. Prior to the issuance of the 150th occupancy permit for Planning Area 3 of the project, the
applicant shall secure easements and construct a minimum 12' wide stabilized
decomposed granite trail connecting the Santa Clara River Trail on the south side of the
river to Sand Canyon Road. This trail shall be located adjacent to the River, to the north
of the two homes located along this portion of Lost Canyon Road. No flood protection
improvements will be required for this trail. If the applicant is unable to secure
easements for this trail, the applicant shall construct a minimum 8' wide stabilized
decomposed granite trail along the north side of Lost Canyon Road to the satisfaction of
the Director of Parks, Recreation, and Community Services.
PR24. The applicant shall reconstruct the Lost Canyon Trailhead next to SR14 to the
satisfaction of the Director of Parks, Recreation, and Community Services.
PR25. All lighting, including lighting near the Santa- Clara River corridor, shall be directed
down, back shielded, or fully hooded. No lighting shall be permitted on the trail adjacent
to the wildlife corridor in the Oak Park or on the Santa Clara River Trail.
PR26. All feeder trails and paseos shall be maintained by HOA or POA. Trial surfaces shall be
approved prior to installation to the satisfaction of the Director of Parks, Recreation, and
Community Services. The applicant shall provide a detailed circulation map showing all
public and, private paths of travel. All pathways shall be identified on the tentative tract
map and or final map.
PR2 —. -T-he-applicant-shall-pro ��de- a -notal of-$
a _ _
_ �. • 300,000-ir. funding to -the City of Santa _Clar-,ta_to_
be used for the construction of Sand Canyon Trail from Lost Canyon Road to Roadrunner
Avenue and for portions of the uncons.tructed trail between Roadrunner Avenue and
Sultus Street. The applicant shall provide the initial' $100,000 prior to July 1, 20127
,
contingent upon the City having all of the necessary easements-for.the. trail. If the -City
has not obtained the easements by July 1, 2012, this initial funding shall be due when the
easements are obtained but no later. than the 150 th occupancy in Planning Area 3.. The
remaining $200,000 shall be made due to the City prior to the 1.501 occupancy in
Planning Area 3:.-
PR28. The applicant shall use its best efforts, working with City staff, to acquire a 20 -foot wide
trail easement off-site on the property to the south of the existing railroad undercrossing
54
to ensure necessary easements to connect the Fair Oaks Ranch/Golden Valley trail system
and the City's proposed trail at the western terminus of Roadrunner Avenue to the Vista
Canyon trail system.
PR29. The project's loop trail, from the project's eastern boundary to the existing railroad
undercrossing, shall be decomposed granite or similar surface at a width of 20 feet.
PR30. The project's loop trail, from the existing railroad undercrossing to Vista Square, shall be
decomposed granite or similar surface at a minimum width of 12 feet.
MITCHELL HILL OPEN SPACE
PR31. The applicant shall pay all costs associated with and complete the restoration of the
Mitchell Family cemetery (including fencing, seating, landscaping, interpretive signage,
etc.) The applicant shall extend electricity and water to the Mitchell Family cemetery.
PR32. The applicant shall work with City staff on a recreational amenity plan for the Mitchell
Hill Open Space. This plan shall include site security improvements and the construction
of an unimproved access (decomposed granite or similar surface) from Vista Canyon
Road to the Mitchell Hill Open Space. Once a mutually acceptable plan is identified, the
applicant shall constructthe improvements in accorddA6T wrth"'the"Plan.' T e app icarit -
shall receive PDF credit for construction costs associated with the implementation of this
Plan.
PR33. The applicant shall receive PDF credit for the Mitchell Hill Open Space land in an
amount equal to 50% of the applicant's remaining fee obligation, after taking out PDF
credit for the Oak Park, Mitchell Hill Amenity Plan improvements, and the 30% private
recreation credit for the project.
PR34. Upon completion of the Mitchell Hill Amenity Plan improvements and project mitigation
requirements, the applicant shall dedicate the Mitchell Hill Open Space to the City of
Santa Clarita.
a
--. _.. --- 1 R—A- SYT--JD- TV-1-S10N_
Bus Stop
TS 1. The a`licant shall provide a
pp p bus stop at the location 'of'SouthboundLost °Canyon Riad
as shown -on -Tentative Tract Map 69.164: A sidewalkshall-.be constructed on the south
side of Lost Canyon Road, providing pedestriari access fo the bus stop from Fair Oaks
Ranch, theadjacent apartments and the:Vista Canyon project.
55
TS2. The bus stop shall be constructed as follows:
• A bus turnout/pullout shall be constructed to the required dimensions as
determined by the Department of Public Works and the City's Transit
Division.
• A 10'x25' concrete passenger waiting pad placed behind the sidewalk.
• A permanent stylized structure (no pre -fabricated), that compliments the
architecture of the Vista Canyon development, and consists of:
o a 10'x20' concrete pad placed behind the sidewalk,
o bench,
o trash receptacle,
o lighting (all electrical conduits shall be located within the shelter
structure)
TS3. Color evevations and materials board for the proposed bus shelter structure shall be
supplied to the Transit and Planning Divisions, for their review and approval, prior to
construction
TS4. The bus stop shall comply with all ADA regulations as specified in the most recent
version of the California Disabled Accessibility Guidebook (CalDag). Proposed disabled
access -shall' b'e"drawn ori all construction plans'. -
TS5. At the location of the bus stop, the sidewalk shall be directly adjacent to the street for no
less than 30'.
TS6. The bus stop location shall be a minimum of 100' from the intersection of Lost Canyon
Road and Jakes Way to the satisfaction of the Director of Administrative Services.
TS7. The applicant shall construct an in -street concrete pad within the street pursuant to the
current city standard and APWA 13 1 -1 at the bus stop location.
Metrolink Station/Bus Transfer Station/Transit Fee
TS8. The applicant shall comply with the requirements of the attached Transit Funding
Agreement to -the satisfaction of the Director -of Administrative -Services. - - -
URBAN FORESTRY DIVISION
OF 1. The applicant and all their contractors shall be in compliance, with the City of Santa
Clarita-`Oak Tree Ordinance and. Preservation and Protection Guidelines at all times
throughout the project. Failure to comply with these requirements shall be considered non
compliant and may result in the issuance of a Stop All Work notice, construction delays
and additional fees..
U172. The applicant and all their contractors shall adhere to all recommendations issued by the
applicant's Arborist of Record (AOR) both during on-site monitoring as well as those
listed within the project's oak tree reports and addendums. Failure to comply with these
56
recommendations shall be considered non compliant and may result in the issuance of a
Stop All Work notice, construction delays and additional fees.
UF3. The project applicant shall have permission to remove the following oak trees on the
project site: Tree Nos. 4, 25(H), 26, 27(H), 28, 29(H), 30, 31, and 32.
UF4. The project applicant shall have permission to encroach within the protected zone
(consistent with the project oak tree reports) of the following oak trees on the project site:
Tree Nos. 1, 3(H), 33, 34(H), 38(H), 47(H), 50, 52(H) and 71.
UFS. The project applicant shall have permission to trim live wood in excess of 2" in diameter,
consistent with the recommendations of the project's oak tree reports, on the following
oak trees on the project site: Tree Nos. 1, 3(H), 33, 34(H), 38(H), and 52(H).
U176. The City Council selected Lost Canyon Road/Sand Canyon Road Intersection Design
Option No. 3 ("Roundabout Option"). Based upon this decision, the project applicant
shall have permission to encroach within the protected zone of oak tree nos. 25B and 45
and trim live wood in excess of 2" in diameter (consistent with the project's oak tree
reports) on off-site Oak Tree No. 45.
UFTMitigation for the' oak'tree'impacts
'Yreferericed'above s`liatl mclu"de dedication to==t e -rty _ _
of Santa Clarita of the two -acre oak tree preserve located adjacent to the Oak Park. The
value of the two -acre property shall be appraised prior to dedication to the City with said
appraisal submitted to the City for review and approval. Dedication of this two -acre
property to the City shall occur in conjunction with dedication of the Oak Park. A deed
restriction shall be recorded over this two -acre preserve restricting its use to open space
only and prohibiting any future development or grading (excluding mitigation activities).
Signage shall be posted along the trail adjacent to the preserve indicating that this area is
an oak tree preserve/mitigation area.
Additionally, the applicant shall be required to plant mitigation oak trees on this two -acre
parcel; aswell as the Town Green and Mitchell Hill Open Space to the satisfaction of the
Director of Community Development. The oak preserve, Town Green, and Mitchell- Hill
- --- Open--Space-shall__be_the-primar_y_oak_mitigation_areas for _the project., Secondary oak tree
---- - -- -- ------mitigation-or-planting-areas-shall .nel�ade-trail coir-idor-s-throughout the_pro-j.e-ct_site.. Group
plantings of native . oaks are encouraged in areas that will accommodate the trees for
�..,; �.. ��;--.=17�a,,;iP� arP „acc;ve narks break areas_ oven landscane areas, new trails -
and.the entrance 'to commercial'and`residenflal portions of the protect
The planting of on-site mitigation oak trees referenced above shall bei equal to or exceed
r_
the International Society. -of ArtOrlculture (ISA) dollar value of all oak trees proposed for.
removal per the Qak -Tree,..Report'(mcludes the nine oak trees on-site' and the :one
nntt-n in' teak fiee ff=site).`Pr or toahe issuance of grading permits and the stat of, -
Arboriculture (ISA) dollar value of all oak trees proposed for removal.
57
U178. Prior to .the issuance of grading permits and the start of any construction, the applicant
shall have all required protective fencing installed around the oak trees. Oak trees that are
proposed for encroachment shall have the protective fence placed at the furthest point
away from the trunk that will allow for the necessary construction. All remaining oak
trees shall have the fence installed at the protected zone located five (5') feet out from
edge of dripline.
UF9. Protective fencing shall consist of five (5') foot standard chain link material supported by
steel post driven directly into the ground and evenly spaced at eight (8') feet on center.
36" inch silt fencing shall be installed at the base of all protective fencing and be
maintained in good repair throughout all phases of construction.
OF 10. A maximum of one non -gated three foot wide opening shall be left open on the opposite
side of construction to allow for required monitoring by City Staff and the applicant's
Arborist of Record. Openings shall be spaced every 100 feet or at a rate of one per tree.
UF11. The applicant shall be required to install proper signage that reads "THIS FENCE IS
FOR THE PROTECTION OF OAK TREES AND SHALL NOT BE REMOVED OR
RELOCATED WITHOUT WRITTEN AUTHORIZATION BY THE CITY
ARBORIST".
U1712. The applicant shall be required to submit a copy of all future site plans including but not
limited to grading plans, street improvement plans, construction plans and landscape
plans to the City of Santa Clarita Oak Tree Specialist. All site plans shall require written
approval from the City's Urban Forestry Division.
UF 13. Any oak tree approved for relocation (presently Tree No. 31 is proposed for relocation)
shall be completed by an approved qualified tree relocating company.
U1714. Any oak tree which is proposed for relocation shall be considered a removal. Any oak
tree that has been approved for relocation shall require an up to 90 day side box waiting
period before bottom roots may be removed. The final waiting period shall be
established by the Arborist of Record and the City's Oak Tree Specialist.
U-17-1-5. Any- oak-tree-whiclrhas-been-approved -for-relocation-shall---require-a .minimum- five year -
mitigation period, which shall include the submittal of all maintenance and monitoring
records completed on the tree. Monitoring reports. shall be submitted at the end of each
month for the first two years, quarterly+(four times per year) for the `following two years
and biannually for the final year. The bond (based upon a value equivalent to the oak
tree's ISA value) for the relocated tree will not be exonerated until the completion of the
required mitigation period.
UF_l-6._ The -applicant shall --be required to incorporate large-scale-treeswhich-include 48- inch and
60 inch box trees. This may also include the installation of specimentsize trees that range
from 72" box size to 84" box size.
58
UF17. Mitigation oak trees may include the following native species of oak; Coast live oak
(Quercus agrifolia), Canyon oak (Quercus chrysolepis) and Blue oak (Quercus douglasii).
Incorporating additional native species in areas immediately adjacent to where
established oak trees are present, may have a negative impact on the existing oak trees
and is not permitted.
LANDSCAPE
U1718. All proposed irrigation shall be placed outside the protected zone of any existing oak tree.
OF 19. Any landscape improvements including but not limited too plant material, walkways,
trails, water features, patios, lighting, statues or art that are proposed for within the
protected zone of an existing oak tree shall be approved by the City of Santa Clarita Oak
Tree Specialist.
U1720. Only drought tolerant native species of plant material may be placed within the protected
zone of an oak tree. This includes all mitigation oaks, relocated oak trees and existing oak
trees..
UF21. A minimum ten (10') foot critical zone (measured from the trunk) shall be maintained for
,
all pori
heritage oakFtrees and fifYeen'(15 fo`r allxherrtage oak°treesOrrl`y ari scape
boulders and approved mulch may be installed within this critical zone and shall be
approved by the City of Santa Clarita Oak Tree Specialist.
UF22. At no time shall any overhead irrigation be permitted to come in contact with an oak tree.
Only direct contact irrigation (drip and/or bubbler) systems may be installed within the
protected zone of an oak tree. Overhead irrigation which has been approved for outside
the protected zone shall.be directed away from the canopy of the oak tree.
UF23. The minimum protected zone for any non -established or existing oak tree.is fifteen (15')
feet: This includes all new oak. trees. that were planted for required mitigation. All turf
shalt -be : kept a minimum of 15 feet from any oak tree Lineal root barriers shall be
w .., _ _ - - _ _y,
required along the edge of any proposed walkways, trails, drive approaches, street aid
-- - — - -- any-other--form-of-hardscape-that-is.:appr_o.ved_for�within_the_protected zone of an oak tree.
U1724. Walkways and bike trails or any other form of hardscape that, is approved for within the
protected zone of an oak tree shall consist of an approved mateii' such a$ permeable
.'^.^:. c.. 3 2 h.ry.:' _
landscape pavers and asphalt: In some` cases, subject to the approval of the"'City'st Oak'
.Tree Specialist,Jhe applicant shall be -required to install approved aeration tubes
U125. Native trees including but not .limrtedto Platanus: "racemosa, Cercis occider tabs, Popu us.
Q
fremontii, Rhus integrifolia, . Heteromelcsa and uercus species shall be..
ti incorporated near pro�ectz trails along th7Saarbutifoli
e
nta Clara River and the Metrolink right of -
..,_ . - .... _iv.�,.._ �.. - ....;a-, .0 �. nF a. ..,,. ,. : . 3_ -n- -.• .' - rn=______."�_a_, ll,,. ,,,1...•..�, 0.-.4 ".. ._ 4:r ., v._. .. -._h, .-. ..r._.. �
way
59
U1726. Prior to grading and/or as required by the Community Development Department, the
applicant shall be required to submit a full set of preliminary landscape plans to the City
of Santa Clarita Urban Forestry Division for review. The final landscape plans shall be
reviewed and approved by the City of Santa Clarita Urban Forestry Division.
UF27. Prior to bond exoneration and upon completion of the installation of all required
mitigation oak trees, the applicant shall be required to submit a detailed GPS site plan
(consistent with the City's system) with the location of all mitigation oak trees. Included
on this site plan shall be a detailed legend identifying the number, size, species and cost
of all oak trees planted on site. This is required to confirm that all mitigation has properly
been documented and completed.
CONSTRUCTION & PRESER VATION.-
UF28. At no time shall the applicant or their contractors be permitted to place or store any form
of construction material, equipment, machinery or vehicles within the protected zone of
an oak tree.
U1729. At no time shall the applicant or their contractors be permitted to wash, rinse, clean or
,service any form of construction equipment, tools vehicles or machinery within 100 feet
of an oak tree.
UF30. At no time shall any form of liquid or dry contaminates including but not limited to oils,
gasoline, diesel fuel, concrete, plaster and mortars be permitted to enter the protected
zone of an oak tree.
UF31. The applicant shall be required to have approved on-site concrete rinse out stations
located throughout the project site. These and all other rinse out stations shall be located a
minimum of 100' feet from any oak tree.
U1732. All work completed within the protection zone of an oak tree shall be monitored by the
applicant's Arborist of Record.
UF33. - Any -root- or---roots-that are -encountered during. construction including grading, excavation
or -larger shall e_ reser_ved_at_all times
and-trenciiir�g-t hat-are-two-(2—')--ir�ch�es-m diameter-or-la.b.. ., .a.l b_ p
unless waived by the City of Santa Clarita Oak Tree Specialist.
UF34. Exposed roots shall be immediately covered with moistened layers ofburlap until backfill
can be completed. -Burlap may -be removed or left .on the. root.. Backfill. shall consist of
original native soil only.
UF35. Any root which has been approved for removal shall be cut clean with a proper pruning
-
,_ _-device.-;Proper pruning device will vary- dependingon-the size -of -the -root -All pruning of - -
roots shall be completed by or in the presence ofthe applicant's Ar6orist`of Record.
U1736. Any oak tree that has been approved for trimming shall be completed by an approved
qualified tree trimming contractor certified through the International Society of
Arboriculture (ISA) or in the presence of the applicant's Arborist of Record.
UF37. All non -infested wood chips generated from pruning shall be recycled and used as mulch
for existing oak trees.
UF38. The applicant and their contractors shall adhere to the American National Standards
Institute (ANSI) A300 Part I, Best Management Practices and the ISA Pruning Standards
for all oak tree care operations.
UF39. The applicant and their contractors shall adhere to ANSI A300 Part IV (Management of
Tree and Shrubs During Site Planning, Site Development and Construction) and Best
Management Practices (Managing Trees During Construction) throughout the project.
STREET TREES:
UF40. The applicant shall be required to install street trees within the parkways and medians of
all public and private streets. Street trees shall be a minimum size 24" box standard trunk
tree free from any incorrect pruning, stake damage, trunk damage, girdled roots and
broken branches.
U1741. All street trees shall be approved by the City of Santa Clarita Urban Forestry Division
(Oak Tree Specialist), Special Districts (LMD) and the Community Development
Department (Planning).
U1742. All trees shall meet and/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.
UF43. 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 Oak Tree Specialist.
--- --UF44--The-applicant shall -be -required to install and -maintain ir-r-i-gation to all--trees-pi_anted within_- _
the public right of way.
UF45. Prior'to' bond exoneration, the applicant shall submit a final landscape plan which`shows
all existing oak -trees, proposed rniti ation- oak- trees, required._oak .trees _and all parkway.-
. ,
trees. The landscape plan shall have a detail planting legend` identifying' all proposed oak "
trees- size, of° ro osed trees, number of species. in i`vidual:_symbols
p _p. p ,
is
within the public right of way.
61
1
ad -sheet which identifies the ---
py 'spread- of dIt trees3Nplanted
UF47. Upon completion of the project and completion of all required mitigation, the bond for
oak tree mitigation will be exonerated.
62
TRANSIT FUNDING AGREEMENT
REGARDING THE VISTA CANYON PROJECT'S TRANSIT FUNDING
As required by Condition of Approvalfor the Vista Canyon project (Master Case 07-
127), the City of Santa Clarita ("City") and Vista Canyon Ranch, LLC ("Vista"), a California
limited liability company and the project applicant, agree to implement the terms of this Funding
Agreement Regarding The Vista Canyon Project's Transit Funding ("Agreement").
This Agreement is made and entered into on the basis of the facts and understandings set
forth below:
A. Vista is the owner and developer of certain real property located in the
unincorporated northern portion of Los Angeles County in the Santa Clara River Valley, situated
south of State Route 14, west of Sand Canyon, east of Fair Oaks Ranch and north of the
Metrolink railroad tracks. The Vista Canyon project site will be annexed into the City, along
with various adjacent properties.
Los,_AngelesCounty.;, emorer specifically,
within the Santa Clarita Valley.
C. The Vista Canyon project includes a new Multi -Modal Transit Station ("Transit
Station"), which consists of a Metrolink Station and Bus Transfer Station. The Transit Station
will serve residents within the eastern Santa Clarita Valley, including future residents and
employees of the Vista Canyon project.
D. The Transit Station will likely be constructed in two phases. The first phase will
consist of 500 surface parking spaces, a station platform, and associated track work. The second
phase will include a 750 -space parking structure, the Bus Transfer Station, and additional track
work. ' The City and Vista will coordinate with the Southern California Regional Rail Authority,
Metrolink, -and Metropolitan Transit Authority, as necessary, -in -designing the Transit Station and
when undertaking improvements within the rights-of-way of these agencies.
-- _ - -ting,
"-- ---'--E. -- T11e Metrolink-Station--component-of-the-Transit Station -will -replace -the -ex sting,--
temporary Via Princessa Metrolink Station ("Via Princessa Station"). The Via Princessa Station
temporary
w g q 3S order to provide temporary Metrolink
as constructed after the_1994 Northnd e Earth uake m
_
to residents"within the"eaStan` SaritaClarita Valley un F& more perinanent'facility "could '
service ti
be provided ._The Via Princessa_Station provides 392 parkin
F The=.City . and Vista desire to`_work'_ ogeth_er to :obtain_ funding to- construct the,
Transit :Station Existing funding sources, for construction of the Transit Station include direct
contributions from the applicant: and transitfunds from the City Additionally, federal and/or
_r us _..x state funding "for transit -oriented" developments; 'such"as the'iVistaY'Ganyon project, may be= _
To date, Vista has approximately $200,000 on plans and consultants directly
secured: expended
related to the design, construction -and funding for the. Transit Station.
63
G. Consistent with the requirements of the Vista Canyon Parking Demand Analysis
("Parking Analysis"), parking provided (750 parking spaces at buildout) for the Transit Station
will be exclusively allocated to the City for park-and-ride purposes on weekdays from the hours
of 6:00 a.m. to 6:00 p.m. On weekends, a minimum of 169 parking spaces will be provided for
the Transit Station from the hours of 6:00 a.m. to 6:00 p.m. As indicated in the Parking
Analysis, the Vista Canyon project will have a surplus of over 1,000 parking spaces between
6:00 p.m. and 6:00 a.m. on weekdays, and a surplus of 1,803 parking spaces on weekends.
Though Vista will receive use of the Transit Station parking spaces as surplus parking during the
off -hours referenced above, the Transit Station parking is not required to meet the demands of
the non-residential uses in the Vista Canyon project per the Parking Analysis.
In furtherance of the common objectives regarding the construction of the Transit Station,
the City and Vista hereby agree as follows:
1.0 The City will work with Vista and use its best efforts to obtain federal and/or state
funding for the construction and acquisition of the Transit Station. Additionally, the City will
contribute from its Transit Budget to the construction of the Transit Station, an amount that is
equivalent to the land value of the Via Prineessa Station based upon the conversion of that
station to recreational uses. The applicant will be required to pay for all NEPA environmental
documentation and receive credit for those costs.
2.0 Vista will remit payment of the Vista Canyon project transit fee upon issuance of
each individual building permit at the rates described below:
Single Family Residential — $1,311 per dwelling unit
Multi -Family Residential - $1,412 per dwelling unit
Retail Commercial - $2.93 per square foot
Professional,. Medical Office, Hospitality — $0.68 per square foot
Based .on the. above rates and the approved plan, the Vista_Canyon project will generate up to
$2,562,140 in transit fees that will be directed to the construction of the Transit Station. Vista
- -
shall- receive -a-transit- fee credit -for -funds -expended -prior -to building -permit related to the, design,.
construction ana funding-ortlie-i r aii„t Station.---- ---- -- - - -- --- --- - - -- - -- - -- - -
3.0 Vista will dedicate to the City the Bus Transfer Station site and grant the City a
permanent easement for parking purposes over the parking structure associated with the Transit
Station-.- Vista's land -and easement dedications -will -be.at no- costto._the City. However, if federal
and/or state funds are received -and allocated to land acquisition/easement costs, as discussed in
Paragraph 1.0 above, the City shall,. reimburse Vista the fair market value. for the land. and
easement.
_, v. _
- 4.0 "Vista w hr create~ a -Community Facilities--District`(”CFD")'over-the commercial.
properties within the Vista Canyon project. The City agrees to work with and facilitate the
formation of this CFD, and Vista commits to allocate 15% of the proceeds of this CFD to
M
construction of the Transit Station. Total proceeds from this CFD are estimated to be between
$10 million and $15 million.
5.0 The first phase of the Transit Station will be in place and operational prior to
Vista's receipt of a certificate of occupancy for more than 250,000 square feet of commercial
floor area in the Vista Canyon project.
1
1
65
v