HomeMy WebLinkAbout2012-11-13 - AGENDA REPORTS - TTM 52829 PRE ANNEX AGMT (2)Agenda Item: 13
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval: �-- �-
Item to be presented by: Jeff Hogan
DATE: November 13, 2012
SUBJECT: PRE -ANNEXATION AGREEMENT BETWEEN THE CITY OF
SANTA CLARTTA AND COPPER HILL ESTATES, LLC, FOR
COUNTY OF LOS ANGELES APPROVED VESTING
TENTATIVE TRACT MAP 52829, NORTH COPPER HILL
ANNEXATION
DEPARTMENT: Community Development
RECOMMENDED ACTION
City Council:
Conduct a public hearing.
2. Authorize the City Manager and/or designee to execute a Pre -Annexation Agreement
between the City of Santa Clarita and Copper Hill Estates, LLC for County of Los
Angeles approved Vesting Tentative Tract Map 52829, for the North Copper Hill
Annexation, subject to City Attorney approval.
BACKGROUND
LAFCO Process/North Copper Hill Annexation
On August 23, 2011, the City Council approved the North Copper Hill Annexation and directed
staff to submit an annexation application to the Local Agency Formation Commission (LAFCO).
The annexation was submitted to LAFCO on October 25, 2011. The annexation area includes the
area generally east of San Francisquito Road, and west of Bouquet Canyon Road, between the
existing City boundary on the south and the Angeles National Forest on the north. The
annexation area includes territory south of Bouquet Canyon Road, north of Plum Canyon Road in
the vicinity of Plum Canyon Elementary School and Santa Catarina Road. Vesting Tentative
Tract Map (VITM) 52829 is part of, and included in, the North Copper Hill Annexation. Copper
Hill Estates, LLC (Applicant), was notified of the annexation and has been in contact with the
City over the last four years, while working with the County of Los Angeles (County) to record
their map.
On June 26, 2012, and August 28, 2012, the City Council approved the property tax transfer
resolutions for the North Copper Hill Annexation that includes the transfer of approximately $1.3
million to the City beginning July 1, 2013, provided the annexation is complete by December 1,
2012. These tax transfers were accepted by the other applicable agencies, including the County,
and forwarded to LAFCO to conduct the necessary LAFCO hearings for the North Copper Hill
Annexation. Based on the tax transfer resolutions, if the annexation records after December 1,
2012, the City would not receive property taxes until July 1, 2014, while providing services to
the North Copper Hill area upon the final recordation of the annexation.
On October 10, 2012, a publicly noticed hearing was held by LAFCO for approval of the North
Copper Hill Annexation. LAFCO heard testimony from: (1) the applicant regarding the need for
additional time to allow for the recordation of their map or a City of Santa Clarita approved
Pre -Annexation Agreement, and (2) from the City regarding the timing of the transfer of property
taxes from the County to the City identified in the property tax transfer resolutions and the need
to have the annexation recorded by the December 1, 2012, deadline. Given the sensitivity of the
LAFCO board to both the City and the applicant, LAFCO voted unanimously to continue the
public hearing on the North Copper Hill Annexation and allow representatives of the City,
County, LAFCO, and the applicant to meet and negotiate a possible resolution to the issues
raised at the public hearing. LAFCO further voted to add two special meetings on October 24,
2012, and November 28, 2012, to accommodate the December 1, 2012, deadline for the property
tax transfer.
Pre Annexation Agreement
Following the October 10, 2012, LAFCO meeting and per LAFCO's direction, City staff met
with LAFCO staff, County representatives, and the applicant on October 17. In the meeting it
was determined the applicant would not be able to record their tract map with the County in time
for the December 1, 2012, annexation completion date, resulting in City staff preparing a draft
Pre -Annexation Agreement. If approved by the City Council, the agreement would provide the
applicant with a deadline of March 19, 2014, to record their map with the City with the allowable
time extensions pursuant to the City's Unified Development Code (UDC) and Subdivision Map
Act. In exchange for the City recognizing and honoring VTTM 52829, the applicant agreed to
support the City's North Copper Hill Annexation during the LAFCO process, thereby ensuring
the North Copper Hill Annexation would stay on track to be completed by December 1, 2012. A
copy of the Pre -Annexation Agreement is attached for the City Council's review and
consideration. With this Pre -Annexation Agreement, the project is consistent with the City's
General Plan and UDC. The applicant has reviewed the Pre -Annexation Agreement and supports
the agreement.
It is important to note in the agreement if the applicant is not able to record the map within the
time (including any approved time extensions) prescribed in the Pre -Annexation Agreement, or
substantially deviates from the County -approved map, the applicant would be required to
resubmit the new or modified project to the City. The new or modified project must fully comply
with the City's General Plan, UDC, and other regulations including, but not limited to, permitted
uses, parking, setbacks, right-of-way improvements, landscaping, and hillside development. Any
substantial redesign and/or reconfiguration or new tract map would require the applicant to
further cluster the development within the existing hillside than what was originally approved by
the County.
On October 24, 2012, LAFCO conducted the continued public hearing for the North Copper Hill
Annexation. City staff and the applicant stated to the LAFCO board that both parties were in
agreement subject to the Santa Clarita City Council approving the Pre -Annexation Agreement at
their November 13, 2012, meeting. Based on this information, the LAFCO board voted
unanimously to approve the North Copper Hill Annexation and conduct the protest hearing on
November 28, 2012.
VTTM52829
The Los Angeles County Board of Supervisors approved VTTM 52829 and Conditional Use
Permit 99-020 for the creation of 95 single-family lots with 1 open space lot, 1 privately
maintained park lot, and 2 landscaped lots for a total of 99 lots on March 1, 2005. Following the
approval by the Board of Supervisors, the Applicant proceeded to submit various technical plans
to the Los Angeles County Public Works Department that would allow for the recordation of the
final map as approved. For the applicant to continue their vested rights for the project after
annexation, a Pre -Annexation Agreement needs to be approved by the City Council prior to
annexation, allowing the continued vested rights of the tract map. The Pre -Annexation
Agreement would allow the applicant to record the tract map with the City rather than the County
since the tract map would then be in the City. Pursuant to Section 17.01.080(G) of the City's
UDC, the City Council may enter into an agreement with a developer prior to annexation of
territory.
LAFCO — Next Steps
On November 28, 2012, LAFCO will conduct the protest hearing for the North Copper Hill
Annexation. If no protest exists and the applicant does not request the LAFCO board to
reconsider the annexation, LAFCO will record the annexation with the State of California,
completing the North Copper Hill Annexation on November 29, 2012.
ALTERNATIVE ACTIONS
Other action as determined by the City Council.
FISCAL IMPACT
Upon completion of the North Copper Hill Annexation, the City will receive approximately $1.3
million dollars in property tax revenue annually. If the annexation records after December 1,
2012, the City will become the agency responsible for providing services to the North Copper
Hill Annexation, and will not receive any property tax revenues until July 1, 2014. Therefore,
3
failure to meet the December 1, 2012, deadline would impact the City's 2013 general fund by
approximately $1.3 million.
ATTACHMENTS
Pre -Annexation Agreement
Vicinity Map
Vesting Tentative Tract Map 52829 available in the City Clerk's Reading File
Los Angeles County Conditions of Approval for VTTM 52829 available in the City Clerk's
Reading File
PRE -ANNEXATION AGREEMENT BETWEEN THE CITY OF SANTA
CLARITA AND COPPER HILL ESTATES, LLC. REGARDING
ANNEXATION TO THE CITY OF SANTA CLARITA
SECTIONI. This PRE -ANNEXATION AGREEMENT (the "Agreement"), between the City
of Santa Clarita ("City") and Copper Hill Estates, LLC ("Owner") shall serve as the terms and
conditions for annexation of the property of Owner, its subsidiaries and affiliates to the City.
This PRE -ANNEXATION AGREEMENT is dated and effective as of
("Effective Date").
SECTION 2. The property subject to this Agreement is a private land holding of approximately
75.06 acres located north of the northerly terminus of Urbandale Drive and west of the westerly
terminus of Franwood Drive, having Los Angeles County Assessor Identification Numbers:
3244-035-003, 007, 008 ("Property"). The Property is located within the City's existing General
Plan planning area and has an Urban Residential 2 (5.0 du/ac) land use designation. Los Angeles
County has issued to Owner Zone Change Case No. 99-020-(5). Vesting Tentative Tract Map
No. 52829 and Conditional Use Permit No. 99-020-(5), and related approvals (collectively, the
"County Approvals"). Owner represents and warrants that it owns or has equitable rights to the
Property.
SECTION 3. The County Approvals allow for the construction of 95 single-family homes (the
"Project"). The County granted approval in 2005, which were originally submitted for
application in late 1998. By virtue of this Agreement and the requirements of the County
Approvals, the Project is deemed to be in compliance with all applicable state and local
regulations, codes and laws. Recordation of the Final Subdivision Tract map pursuant to the
Subdivision Map Act, Government Code Section 66410 et seq., was being processed with the
County of Los Angeles and would be expected to be completed by March 19, 2014, when the
existing County Approvals expire.
SECTION 4. The City and Owner agree to the following terms, covenants, and conditions as
follows:
1. On , 2012, the City Council adopted Resolution No._ of Application
pursuant to Government Code Section 56700 to initiate annexation proceedings affecting
the Property.
2. Owner agrees to support City's annexation of the Property and any associated properties
and to work with and support City planning efforts where such efforts promote and
advance the objectives set forth in this Pre -Annexation Agreement.
The City agrees to recognize and continue to treat the County Approvals as a vested right
to proceed in accordance with applicable County ordinances in effect on the date the
application for the County Approvals was deemed complete until March 19, 2014, when
the existing VTTM expires. The Owner shall be able to apply for any extensions of the
VTTM which is allowed by the Subdivision Map Act as of March 19, 2014. If such an
extension is approved by the City pursuant to the Subdivision Map Act, then the terms of
this Agreement shall be extended for the same period of time. The City will not impose
any other or additional requirements on Owner or the Property in connection with the
subdivision of the Property pursuant to the County Approvals; however, Owner agrees
that after annexation, City shall be entitled to enforce all provisions of the County
Approvals as though City were the County. City agrees to provide Owner a Planning
Division liaison to assist in expediting the project through all City departments in
connection with future submittals, and to make reasonable efforts to minimize delays
associated with any City policies or standards that may differ from those of the County.
The City further agrees to actively assist in the efforts to obtain the access through the
property owned by the Los Angeles Department of Water and Power which is part of the
County Approvals prior to the filing of a Final Map for the Project, and upon submittal of
same, consistent with the requirements of Government Code Section 66462.5, pursuant to
a subsequent reimbursement and acquisition agreement to be entered into by and between
City and Owner at that time, if necessary.
4. Pursuant to Section 17.01.080(G) of the City's Municipal Code and except as otherwise
stated in this Pre -Annexation Agreement, City hereby approves the following exceptions:
a. The City agrees to be bound by the County Approvals pertaining to, but not
limited to permitted uses, parking, setback, right-of-way improvements,
landscaping, and hillside development until March 19, 2014, and any extensions
provided by the Subdivision Map Act as of March 19, 2004, applied for by the
Owner and approved by the City.
b. During the term of this Agreement, any modification to VTTM 52829, so long as
the modification results in substantially the same design and configuration, shall
be in accordance with the City's General Plan and Unified Development Code
and pursuant to Subdivision Map Act, Government Code Section 66474.1.
c. The County Approvals will be subject to the City's development fee deferment
program, as adopted on August 29, 2009, and as currently in effect through June
30, 2013, and as such program may hereafter be extended.
d. When a final subdivision map is recorded, Owner will offer easements to the City
for public pedestrian access from Franwood Drive to the undisturbed open space
and trail to be located on Lot 98 on the Property, at locations to be reasonably
determined by City and on reasonable terms and conditions.
e. City shall not require any new development mitigation or in -lieu fees of any kind
until March 19, 2014, including extensions the County Approvals are eligible for
by virtue of the Subdivision Map Act and the City's Municipal Code as of March
19, 2014, other than those County fees applicable to the County Approvals in
effect at the time of the application for the County Approvals were complete.
Owner agrees to pay all necessary and applicable City standard plan check and
permit fees in effect from the date of submittal associated with processing and
implementing a recorded map.
5. Based upon its current undeveloped character, the Property will not be assessed any City
Landscape Maintenance District (LMD) or Streetlight Maintenance District (SMD) fees
until such time that a final subdivision map is recorded.
This Pre -Annexation Agreement shall be binding upon and inure to the benefit of Owner's
successors and assigns.
SIGNATURES ON THE NEXT PAGE
IN WITNESS WHEREOF, the Parties hereby execute this Pre -Annexation Agreement as
authorized by the City Council of the City of Santa Clarks and Copper Hill Estates, LLC.
Dated: 2012 CITY OF SANTA CLARITA
ATTEST:
Armine Chaparyan, Interim City Clerk
APPROVED AS TO FORM:
al
City Attorney
Frank Ferry, Mayor
COPPER HILL ESTATES, LLC
Name, Title
CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
MR61100
PROJECT LOCATION
PROJECT APPLICANT:
NOTICE OF PUBLIC HEARING
Vesting Tentative Tract Map (VTTM) No. 52829 Pre -Annexation
Agreement
Assessor Parcel Number 3244-035-003, 007, 008
Copperhill Estates, LLC.
PROJECT DESCRIPTION: On March 1, 2005, VTTM No. 52829 was approved by Los Angeles
County which allowed for 95 single-family homes located on a 75.06 acre parcel at the northerly
terminus of Urbandale Drive and west of the westerly terminus of Franwood Drive. The project
includes a privately -maintained park and approximately 18.5 acres of natural open space. In order
to record their County of Los Angeles -approved vesting tentative tract map with the City of Santa
Clarita, Copperhill Estates, LLC. has requested a Pre -Annexation Agreement with the City of Santa
Clarita. In accordance with Section 17.01.080(G) of the City's Unified Development Code, a
public hearing is required.
The City of Santa Clarita City Council will conduct a public hearing on this matter on the following
date:
DATE: November 13, 2012
TIME: 6:00 p.m.
LOCATION: City of Santa Clarita, Council Chambers
23920 Valencia Boulevard, First Floor
Santa Clarita, CA 91355
If you wish to challenge the action taken on this matter in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this notice, or written
correspondence delivered to the City of Santa Clarita, at or prior to, the public hearing.
For further information regarding this proposal, please contact the case planner at the City of Santa
Clarita Permit Center, 23920 Valencia Boulevard, Suite 140, Santa Clarita, CA 91355. Telephone:
(661) 255-4330.
Case Planner: Patrick Leclair, Associate Planner.
Posted: Santa Clarita City Hall Published: The Signal on October 23, 2012
/0
County Counsel
MINUTES OF THE BOARD OF SUPERVISORS
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
Violet Varona-Lukens, Executive Officer
Clerk of the Board of Supervisors
383 Kenneth Hahn Hall of Administration
Los Angeles, California 90012
At its meeting held March 1, 2005, the Board took the following
12
The following item was called up for consideration:
A0
MAR 82065
County Counsel's recommendation to adopt and certify the Mitigated
Negative Declaration and the Mitigation Monitoring Program prepared
for the project; adopt findings, revised conditions and order approving
Conditional Use Permit Case No. 99-020-(5) and Tentative Tract Map
Case No. 52829-(5), to authorize a density -controlled residential
development and to ensure compliance with hillside management
design review criteria; and to create 95 single-family residential lots,
1 open space lot with a hiking trail easement, 1 park lot and 2
landscape lots located at the terminus of Urbandale Ave. and
Franwood Ave., in the Canyon Country community, Newhall Zoned
District No. 118, petitioned by Dentec Holdings, Inc.,
On motion of Supervisor Knabe, seconded by Supervisor Antonovich, unanimously
carried (Supervisor Yaroslaysky being absent), the Board took the following actions:
Adopted and certified the Mitigated Negative Declaration and
the Mitigation Monitoring Program prepared for the project; and
Adopted the attached findings, revised conditions and order
approving Conditional Use Permit Case No. 99-020-(5) and
Tentative Tract Map Case No. 52829-(5), Newhall Zoned
District, petitioned by Demec Holdings, Inc.
d04030105_12
Attachment
Copies distributed:
Each Supervisor
Director of Planning
Acting Director of Public Works
Dentec Holdings, Inc.
(ALSO SEE BOARD ORDER NO. 63 THIS DATE)
a� COUNTY OF LOS ANGELES
�,.
OFFICE OF THE COUNTY COUNSEL
648 KENNETH HAHN HALL OF ADMINISTRATION
n 500 WEST TEMPLE STREET
. 4lpfocN�FX• LOS ANGELES. CALIFORNIA 90017-2713
RAYMOND G. FORTNF.R, JR.
County Counsel
February 11, 2005
The Honorable Board of Supervisors
County of Los Angeles
383 Kenneth Hahn Hall of Administration
500 West Temple Street
Los Angeles, California 90012
Re: CONDITIONAL USE PERMIT NUMBER 99-020-(5)
FIFTH SUPERVISORIAL DISTRICTITHREE-VOTE MATTER
TDD
(213) 633-0901
TELEPHONE
(213)974-1857
TELECOPKER
(213) 6177182
Agenda No. 11
05/27/03
Dear Supervisors:
Your Board previously conducted a hearing regarding the above -referenced
permit which proposes to construct a residential development on the subject property
consisting of 95 single-family residential lots, an 18.5 -acre natural open space lot with
a hiking trail easement, a two -acre privately maintained park, and two landscape lots in
the Canyon Country community of the Newhall Zoned District. At -the conclusion of the
hearing, you indicated an intent to approve the permit with revised conditions and
instructed us to prepare the appropriate findings and conditions for approval. Enclosed
are proposed findings and conditions for your consideration.
D RE
County COL
PJG:di
Enclosures
HOA.273238.1
pin
Very truly yours,
RAYMOND G. FORTNER, JR.
County C u sel
By
PET R J. GUTI E
Senior Deputy unty ounsel
Public Works Division
FINDINGS OF THE BOARD OF SUPERVISORS
AND ORDER
CONDITIONAL USE PERMIT NUMBER 99-020-(5)
The Los Angeles County Board of Supervisors ('Board") conducted a duly
noticed public hearing on this proposed Conditional Use Permit No. 99-020-(5)
on May 27, 2003. The Los Angeles County Regional Planning Commission
("Commission") conducted its duly noticed public hearing on this proposal on
December 5, 2001, February 20, 2002, April 10, 2002, June 5, 2002, and
September 4, 2002. This subdivision case was heard concurrently with
Vesting Tentative Tract Map No. 52829 and Zone Change No. 99-020-(5).
The applicant is proposing to construct a residential development on the subject
property consisting of 95 single-family residential lots, an 18.5 -acre natural open
space lot with a hiking trail easement, a two -acre privately maintained park, and
two landscape lots.
3. A conditional use permit is required to authorize the proposed density -controlled
residential development in a hillside management area, pursuant to
Sections 22.56.205 and 22.56.215 of the Los Angeles County Code ("County
Code").
A conditional use permit for a density -controlled development allows lot sizes to
be averaged to conform to the minimum lot area requirements of the proposed
zones and allows clustering of the units into the least environmentally sensitive
areas of the site using smaller lots than are customarily permitted in the zone in
which the development is proposed, while retaining the remaining portion of the
property in permanent open space.
5. A conditional use permit for development in a hillside management area protects
the resources in hillside areas from incompatible development, which may result
in or have the potential for environmental degradation and/or destruction of life
and property and ensures to the extent possible that development maintains and,
where possible, enhances the natural topography, resources, and amenities of
the hillside management area while allowing for limited controlled development
therein.
6. The subject site is located at the terminus of Urbandale Avenue and
Franwood Drive, in the Canyon Country community of the Newhall Zoned
District.
7. The site is 75.06 acres in size, is irregular in shape, and has hilly topography. It
is currently undeveloped.
270705_1
8. Properties to the north of the subject property are presently under construction
for development of single-family and multi -family residences. Directly west of the
site is a 100 -foot wide strip of property owned by the City of Los Angeles
Department of Water and Power containing power lines and pylons. Property
west of that strip is developed with multi -family residences. Property to the east,
located within the City of Santa Clarita, is developed with single-family
residences. To the south, also within the City of Santa Clarita. is an elementary
school and Bouquet Canyon Park.
g, The site is zoned A-2-2 (Heavy Agriculture, two acre minimum required area).
The zoning was established by Ordinance No. 7094, which became effective on
February 5, 1957. Concurrent with this approval, however, the Board considered
and indicated Its intent to approve Zone Change
a and after its 9-020-(effectivdateUpon
theisubject
nal
adoption of Zone Change No. 99-020-(5)
property will be zoned A-2-1 on 57.02 acres and R-1-7,000 on 18.04 acres.
10. The project is consistent with the proposed A-2-1 and R-1-7,000 zoning
classifications in that the proposed single-family residences and park are
permitted in such zones by Sections 22.20.070 and 22.24.120 of the
County Code and a density -controlled development is permitted by
Sections 22.20.100 and 22.24.150 of the County Code, subject to approval of
a conditional use permit,
11. Surrounding zoning is R-1-5,000, R-1-3,000, and C -2 -DP to the north.
RPD -1-11U zoning is located to the west. Adjacent to the site at the southeast
corner is property zoned A-2-2. Property to the south, east, and west of the site
is located within the City of Santa Clarita.
12. The subject property is depicted within the R (Non -Urban) and one (Low Density
Residential) categories of the Countywide General Plan ("General Plan"). The
Santa Clarita Valley Area Plan designates the site as follows:
HM Hillside Management 47.55 acres
5.04 acres
N2 Non -Urban 0.5-1 dwelling units per acre 6.84 acres
U1 Urban 1, 1.1-3.3 dwelling units per acre acres
U2 Urban 2, 3.4-6.6 dwelling units per acre 14.74 8acres
U3 Urban 3, 6.7-15 dwelling units per acre
13. The U1 -designated portion of the subject property and one of the U2 -designated
portions are located at the northern boundary of the site. These areas contain
steep hillsides and are less appropriate for development than property in the
N2 and HM -designated portions of the site. For this reason, the applicant has
requested that the urban density permitted by these categories be transferred to
non-urbanother the
General Planwhiich permit fur (
ban to non -urban transfer provisions
r when justified bythe
2
270705_1
topographic and geologic factors. Twenty units are proposed to be transferred
from the urban area to the non -urban area, from those portions of the site
designated U1 and U2 to those designated N2 and HM. The transfer of 20 units
is acceptable given the overall number of units and the topographic conditions.
After the density transfer, the project will consist of 52 dwelling units on
52.59 acres of the site designated as non -urban (N2 and HM) and 43 dwelling
units on 22.44 acres of the site designated U2 and U3. The density of the
proposed project is consistent with the land use classifications of the
Santa Clarita Valley Area Plan.
14. The proposed project Is consistent with the goals and policies of the
General Plan, including the Santa Clarita Valley Area Plan. The project
concentrates land use growth adjacent to existing urban development and the
proposed density transfer allows for preservation of hillsides and flexibility in
design.
15. Approval of Conditional Use Permit No. 99-020-(5) will not become effective
unless and until the Board has adopted an ordinance changing the zoning of the
site to A-2-1 and R-1-7,000, and the ordinance has become effective.
16. Vesting Tentative Tract Map No. 52829 is a related request to divide the subject
property into 95 single-family residential lots, an approximately two -acre privately
maintained park, an 18.5 -acre open space lot with a hiking trail easement, and
two landscape lots.
17. At its public hearing, the Commission heard staffs presentation, the applicant's
presentation, and responses and testimony from neighbors opposed to the
project. Project opponents cited concerns about traffic impacts, incompatibility
with the surrounding community and with the provisions of the draft One Valley,
One Vision plan, potential impacts from project lighting and grading, and the
overdevelopment of the Santa Clarita Valley. In addition, the City of
Santa Clarita expressed concerns regarding density, grading, and recreational
opportunities. The Commission also heard testimony from a representative of
the Saugus Union School District ("District") in support of the project.
18. Several letters from surrounding neighbors were received in opposition to the
project, as was a petition containing approximately 100 signatures mentioning
concerns about overdevelopment of the Santa Clarita Valley, trbffic Impacts,
especially on Urbandale Avenue and Rosedell Elementary School, and the
project's excessive density. The City of Santa Clarita also submitted a comment
fetter in opposition to the project. The District submitted a letter In support of the
project.
19, In response to the Commission's discussion of the proposed One Valley,
One Vision plan, the applicant conducted a public information meeting to gather
community input concerning the project.
270706_1 3
20. At the public hearing before the Board, three persons testified in opposition to
the project citing concerns regarding traffic impacts on Rosedell Elementary
School, use of Urbandale Avenue as a through street, Impacts from lights at the
proposed two -acre park, water availability, and impacts to the sewer main.
21. The applicant's site plan, labeled Exhibit "A," shows a 75.06 -acre irregularly
shaped property. The site plan depicts 95 single-family lots, ranging in size from
a minimum of 7,418 square feet to 64,988 square feet, an approximately two -
acre park lot, an 18.5 -acre open space lot with a hiking easement taking access
from "E" street, and two landscape lots, one of 400 square feet (Lot 1) and one
of 1,280 square feet (Lot 95), adjacent to the termination of "A" Street.
22. Access to the site Is presently provided by Urbandale Avenue and
Franwood Drive. Future access to the development will be provided from
Franwood Drive and a street connection ("B" Street) to Copperhiil Drive. No
access will be provided from Urbandale Avenue. The elimination of the future
extension of Urbandale Avenue was in response to concerns expressed in oral
and written testimony and the Commission's direction. A traffic analysis showing
that the elimination of the extension would not negatively impact traffic circulation
was reviewed by the Department of Public Works and the Forester and
Fire Warden who did not object to elimination of the additional access.
23. The Commission questioned the applicant on the future location of model homes
and the proposed access for potential buyers to view the project site and models.
The Commission and neighbors also discussed the Impact of grading equipment
accessing the site from local streets.
24. The applicant indicated that a $100,000 contribution toward the purchase of
playground equipment would be made to the District. The applicant has entered
into an agreement with the District, owner of the adjacent property located to the
south, to provide street access to the District property. The agreement also
permits off-site grading by the applicant on the District's property.
25. The applicant redesigned the project during the public hearing process to add an
approximately two -acre privately maintained park within the boundaries of the
project site and to provide a hiking easement through the open space lot, to
respond to the concerns expressed by the City of Santa Clarita. The park will be
developed by the project applicant and maintained by the future homeowner's
association.
26. The applicant proposes grading to be balanced on site. In response to concerns
raised by the City of Santa Clarita, the applicant agreed to utilize grading
techniques to be more compatible with the existing landform.
27. The proposed residential development will be required to comply with the
development standards and requirements applicable to the R-1 and A-2 zones,
as set forth in Sections 22.20.105 through 22.20.140 of the County Code.
2707051 4
28. The subject property contains natural slopes of 25 percent or greater. The
slope analysis prepared for the project indicates that 17.82 acres are in the
0-25 percent category, 31.83 acres are in the 25-.50 percent category, and
25.41 acres are in the 50 percent and above category. The slope analysis
prepared for. the project indicates that the maximum permitted residential density
for the subject property is 165 units and the low-density threshold is 68 units.
The proposed 95 -unit development exceeds the low-density threshold, requiring
a conditional use permit to ensure compliance with hillside management design
review criteria. 52.59 acres of the site are designated non -urban and
22.44 acres are designated urban. A total of 52 dwelling units are permitted in
the non -urban portion of the site, and 112 dwelling units are permitted in the
urban portion. The proposed project, consisting of 52 dwelling units In the non-
urban areas and 43 dwelling units in the urban designations, complies with these
density thresholds.
29. The proposed project's use of clustering, considerations given to size, scale, and
bulk, and modification In grading technique result in a visual quality that will
complement community character and benefit current and future community
residents.
30. Pursuant to Section 22.56.215.J.1 of the County Code, the proposed project is
required to contain open space in an amount not less than 25 percent of the net
urban hillside management area and not less than 70 percent of the net non-
urban hillside management area. The proposed project has the necessary
provisions for open space in that 18.5 acres will remain undeveloped as
permanent open space and a two -acre park, a hiking trail easement, and two
landscape lots of 400 square feet and 1,280 square feet are also provided.
These open space areas total 19 acres, representing approximately 25 percent
of the project area. Additional open space is comprised of portions of residential
yards and landscaped slope. The open space areas provided represent over
25 percent of the net urban hillside management area and in excess of
70 percent of the net non -urban hillside management area.
31. As required by Section 22.56.215.J.1 of the County Code, provisions will be
made for landscaping all common or open space areas not to be left in a natural
state, all utilities will be placed underground, and exterior elevation drawings
indicating building heights and major architectural features shall be submitted to
and approved by the Director of the Department of Regional Planning, prior to
the issuance of any building permit.
32. Pursuant to Section 22.56.205 of the County Code, the applicant shall provide
for the permanent reservation of all commonly owned areas, and no dwelling unit
shall be sold, conveyed, or otherwise alienated or encumbered separately from
an undivided interest in the commonly owned areas.
270705_1 5
33. The project is compatible with surrounding land use patterns. Residential
development surrounds the subject property to the north, east, and west with
vacant property to the south proposed for a future elementary school.
34. The subject property lies within an urban expansion area and the proposed
project is in compliance with the County's Development Monitoring System, in
that:
a. The proposed development is consistent with the infrastructure portion
(Urban Services Analysis) of the Development Monitoring System since
there is adequate water service, and sewage discharge capacity will not
exceed the Sanitation District's future planned capacity. These services
were analyzed as part of the environmental analysis and the resultant
environmental document. Appropriate fees will be paid for capital library
costs to insure sufficient increased capacity to serve the project's
demands. The applicant will also pay the appropriate fees to the District
and the Hart Union High School District, the districts serving the project
site.
b. The proposed development is consistent with the access. portion of the
Development Monitoring System since there is adequate road service and
commercial and employment facilities located in close proximity. The
road service was evaluated as part of the environmental analysis and the
resultant environmental document. The proximity to commercial and
employment facilities was evaluated as part of the field investigation
and/or general plan evaluation.
C. The proposed development is consistent with the environmental portion of
the Development Monitoring System since there are no significant
geotechnical, flood hazard, fire, and or natural resource impacts, and the
project does not affect publicly held or privately dedicated open space, as
shown in the General Plan. These resourceslhazards were evaluated as
part of the environmental analysis and the resultant environmental
document.
35. The estimated water demand for the project is approximately 53 -acre feet per
year. The project is within the service area of the Santa Ciarita Water Company.
The Santa Clarita Water Company has submitted a letter indicating that it has
sufficient water supplies and will serve the project.
36. The project is one of a number of development projects pending or approved In
the Santa Clarita Valley. An analysis of the cumulative effects of all projects
anticipated and accounted for in the County's Development Monitoring System
shows sufficient water exists to.serve these proposed projects.
270705 1 6
37. The project, In summary:
a. Avoids premature conversion of undeveloped land to urban use because
it is proximate to and a natural extension of existing development;
b. Promotes a distribution of population consistent with service system
capacity, resource availability, environmental limitations, and accessibility;
C. Directs urban development and revitalization efforts to protect natural and
man-made amenities and to avoid severe hazard areas, such as flood
prone areas, active fault zones, steep hillsides, landslide areas, and fire
hazard areas;
d. Encourages the efficient use of land through a more concentrated pattern
of urban development, including the focusing of new urban growth into
areas of suitable land;
e. Ensures that new development in urban expansion areas will occur in a
manner consistent with stated plan policies and will pay for the marginal
public costs that it generates;
f. Focuses intensive urban uses in an Inter -dependent system of activity
centers located to effectively provide services throughout the urban area,
including adequate transportation facilities; and
g. Provides for higher densities of housing to meet increasing demand in
areas which will have relatively lesser environmental consequences.
38. The access to this project is adequate for the needs of future residents and for
the deployment of fire fighting and other emergency service equipment in
emergency situations.
39. The proposed subdivision and the provisions for its design and improvement are
consistent and compatible with the objectives, goals, policies, general land uses,
and programs of the General Plan, including the Santa Clarita Valley Area Plan.
The project concentrates land use growth adjacent to existing urban
development, and the proposed density transfer allows for preservation of
hillsides and flexibility in design.
40. This site is suitable physically for the type of development and the density being
proposed since the property has adequate building sites to be developed in
accordance with the County grading ordinance, has access to County -
maintained streets, will be served by sanitary sewers, will be provided with water
supplies and distribution facilities with sufficient capacity to meet anticipated
2707051 7
domestic and fire protection needs, and will have all flood hazards and geologic
hazards mitigated in accordance with the requirements of the Department of
Public Works.
41. An Initial Study was prepared for this project and is in compliance with the
California Environmental Quality Act (Public Resources Code section 2100,
et seq.) ("CEQA"), the State CEQA Guidelines and the Environmental Document
Reporting Procedures and Guidelines of the County of Los Angeles. The Initial
Study identified potentially significant effects of the project on biota, archeology,
and visual resources. Prior to the release of the proposed Mitigated Negative
Declaration and Initial Study for public review, the applicant made or agreed to
revisions in the project that would avoid the effects or mitigate the effects to a
point where clearly no significant effects would occur. The Initial Study and
project revisions demonstrate that there is. no substantial evidence, in light of the
whole record before the Board, that the project as revised may have a.significant
effect on the environment. Based on the Initial Study and project revisions, the
Department of Regional Planning has prepared a Mitigated Negative Declaration
for this project. Conditions or changes in the proposed project which are
necessary in order to ensure the proposed project will not have a significant
effect on the environment have been included in the Mitigation Monitoring
Program.
42. Approval of this conditional use permit is conditioned on the permittee's
compliance with the attached conditions of approval as well as the conditions of
approval for Vesting Tentative Tract Map No. 52829. Additionally, the mitigation
measures contained in the Mitigated Negative Declaration are incorporated into
the conditions of approval for this permit.
43. The applicant has demonstrated the suitability of the subject property for the
proposed use. Establishment of the proposed use at such location is in
conformity with good zoning practice. Compliance with the conditions of
approval and implementation of the Mitigation Monitoring Program will ensure
compatibility with surrounding land uses and consistency with all applicable
General Plan and Santa Ciarita Valley Area Pian Policies.
44, The Board has reviewed and considered the information contained in the
Initial Study and Mitigated Negative Declaration together with any oral and
written comments received during the public review process and finds on the
basis of the whole record before it that there is no substantial evidence the
project will have a significant effect on the environment, and finds the Mitigated
Negative Declaration reflects the independent judgment and analysis of the
Board.
270705_1 8
45. The Board finds that the project is not de minimus in its effect on fish and wildlife
resources. Therefore, the project is not exempt from California Department of
Fish and Game fees pursuant to section 711.4 of the California Fish and Game
Code.
46. The location of the documents and other materials constituting the record of
proceedings upon which the Board's decision is based in this matter is the
Los Angeles County Department of Regional Planning, 13th Floor, Hall of
Records, 320 West Temple Street, Los Angeles, California 90012. The
custodian of such documents and materials shall be the Section Head of the
Land Divisions Section, Los Angeles County Department of Regional Planning.
BASED ON THE FOREGOING, THE BOARD OF SUPERVISORS CONCLUDES:
A. Granting this conditional use permit with the attached conditions and restrictions
will be consistent with applicable provisions of the adopted General Pian and
Santa Clarita Valley Area Plan;
B. With the attached conditions and restrictions, the requested use at the proposed
location will not adversely affect the health, peace, comfort, or welfare of persons
residing or working in the surrounding area, will not be materially detrimental to
the use, enjoyment, or valuation of property of other persons located in the
vicinity of the site, and will not jeopardize, endanger, or otherwise constitute a
menace to the public health, safety, and general welfare;
C. That the proposed site is adequate in size and shape to accommodate the yards,
walls, fences, parking and loading facilities, landscaping, and other development
features prescribed in Title 22, or as is otherwise required in order to integrate
said use with the used In the surrounding area;
D. That the proposed site is, or will be, adequately served by highways or streets of
sufficient width and improved as necessary to carry the kind and quantity of
traffic such use would generate and by other public or private facilities as are
required;
E. That the proposed project Is located and designed so as to protect the safety of
current and future community residents and will not create significant threats to
life and/or property due to the presence of geologic, seismic, slope instability,
fire, flood, mud flow, or erosion hazard;
F. That the proposed project is compatible with the natural biotic, cultural, scenic,
and open space resources of the area;
270705_1 9
G. That the proposed project is conveniently served by neighborhood shopping and
commercial facilities, can be provided with essential public services without
imposing undue costs on the total community, and is consistent with the
objectives and policies of the General Plan and Santa Clarita Valley Area Plan;
H. That the proposed development demonstrates creative and imaginative design,
resulting in a visual quality that will complement community character and benefit
current and future community residents; and
I. That the approval of the proposed development within a hillside management
area with dwelling units exceeding the number permitted by the low-density
threshold in non -urban hillsides and the midpoint of the permitted density range
in urban hillsides is based on the project's ability to mitigate problems of public
safety, design, and/or environmental considerations, as provided in the
Zoning Ordinance and the General Plan and Santa Clarita Valley Area Plan;
THEREFORE, THE BOARD OF SUPERVISORS:
1. Adopts the Mitigated Negative Declaration and its Mitigation Monitoring Program
and certifies that they have been completed in compliance with CEQA and the
State and County Guidelines related thereto; and
2. Approves Conditional Use Permit No. 99-020-(5) subject to the attached
conditions and further subject to final approval by the Board of Supervisors of
Zone Change No. 99-020-(5).
270705_1 10
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NUMBER 99-020-(5)
This grant authorizes the use of the 75.06 acre subject property for a maximum
of 95 single-family residential lots, one park lot, one open space lot with a hiking
trail easement, and two landscape lots in compliance with density -controlled
development and hillside management design review criteria, as depicted on the
approved Revised Exhibit "A," subject to all of the following conditions of
approval.
2. This grant shall not be effective for any purpose until the permittee, and the
owner of the subject property If other than the permittee, have filed at the office
of the Department of Regional Planning ("Department") an affidavit stating that
they are aware of and agree to accept all the conditions of this grant, and that
the conditions have been recorded as required by Condition No. 8, and until all
required monies have been paid pursuant to Condition Nos. 6, 9, and 45.
Further, this grant shall not become effective unless and until the Board of
Supervisors has approved Zone Change Case No. 99-020-(5) and an ordinance
reflecting such change has become effective.
3. Unless otherwise apparent from the context, the term "permittee" shall include
the applicant and any other person, corporation, or entity making use of this
grant.
4. if any provision of this grant is held or declared to be invalid, the permit shall be
void and the privileges granted hereunder shall lapse.
5. Notice is hereby given that any person violating a provision of this grant is guilty
of a misdemeanor. Notice is further given that the Regional Planning
Commission or Hearing Officer may, after conducting a public hearing, revoke or
modify this grant if they find that these conditions have been violated or that this
grant has been exercised in a manner detrimental to the public health or safety
or in a manner constituting a nuisance.
The subject property shall be developed and maintained in full compliance with
the conditions of this grant and any law, statute, ordinance, or other regulation
applicable to any development or activity on the subject property. Failure of the
permittee to cease any development or activity not in full compliance shall be in
violation of these conditions. Prior to the use of this grant, the permittee shall
deposit with the County of Los Angeles the sum of $1,500. These monies shall
be placed in a performance fund which shall be used exclusively to compensate
the Department for all expenses incurred white inspecting the premises to
determine the permittee's compliance with the conditions of approval, The fund
provides for ten biennial Inspections. The inspections shall be unannounced.
270488_1
7. 'if additional inspections are required to ensure compliance with the conditions of
this grant, or if any inspection discloses that the property is being used in
violation of any condition of this grant, the permittee shall be financially
responsible and shall reimburse the Department for all additional inspections and
for any enforcement efforts necessary to bring the subject property into
compliance. Inspections shall be made to ensure compliance with the conditions
of this grant as well as adherence to development in accordance with the
approved site plan on file. The amount charged for additional inspections shall
be the amount equal to the recovery cost at the time of payment (currently $150
per inspection).
8. The property owner or permittee shall record the terms and conditions of this
grant in the office of the County Recorder no later than concurrently with the
recordation of the final map for Vesting Tentative Tract Map No. 52829. In
addition, upon any transfer or lease of the subject property during the term of this
grant, the property owner or permittee shall promptly provide a copy of the grant
and its terms and conditions to the transferee or lessee of the subject property.
9. Within 15 days of the approval date of this grant, the permittee shall remit
processing fees payable to the County of Los Angeles in connection with the
filing and posting of a Notice of Determination in compliance with section 21152
of the Public Resources Code. The project is not de minimus in its effect on fish
and wildlife, and in order to defray the cost of wildlife protection and
management, the applicant is responsible for the payment of fees established by
the California Department of Fish and Game pursuant to section 711.4 of the
Fish and Game Code. The current fee amount is $1,275.
10. The permittee shall defend, indemnify, and hold harmless the County, its agents,
officers, and employees from any claim, action, or proceeding against the County
or its agents, officers, or employees to attack, set aside, void, or annul this permit
approval, which action is brought within the applicable time period of
Government Code section 65009 or any other applicable limitation period. The
County shall promptly notify the permittee of any claim, action, or proceeding,
and the County shall reasonably cooperate in the defense.
11. In the event that any claim, action, or proceeding as described in Condition
No. 10, above is filed against the County, the permittee shall, within ten days of
the filing, pay the Department an initial deposit of $5,000, from which actual
costs shall be billed and deducted for the purpose of defraying the expenses
Involved in the Department's cooperation in the defense, including but not limited
to, depositions, testimony, and other assistance to the permittee or permittee's
counsel. The permittee shall also pay the following supplemental deposits, from
which actual costs shall be billed and deducted:
270468_1
a. if during the litigation process actual costs incurred reach 80 percent of
the amount on deposit, the permittee shall deposit additional funds
sufficient to bring the balance up to the amount of the initial deposit.
There is no limit to the number of supplemental deposits that may be
required prior to completion of the litigation; and
b. At the sole discretion of the permittee, the amount of an initial or
supplemental deposit may exceed the minimum amounts defined herein.
The cost for collection and duplication of records and other related documents
will be paid by the permittee in accordance with the
Los Angeles County Code ("County Code") Section 2.170.010.
12. This grant shall expire unless used within two years after the recordation of a
final map for Vesting Tentative Tract Map No. 52829. Unless this grant is used
within the time specified, the grant shall expire. In the event that Vesting
Tentative Tract Map No. 52829 should expire without the recordation of a final
map, this grant shall expire upon the expiration of the tentative map. Entitlement
to the use of the property thereafter shall be subject to the regulations then in
effect.
13. The subject property shall be graded, developed, and maintained in substantial
compliance with the approved exhibit map on file marked Revised Exhibit "A."
An amended or revised tentative tract map approved for Vesting Tentative Tract
Map No. 52829 may, at the discretion of the Director of the Department of
Regional Planning ("Director"), constitute a Revised Exhibit "A." All revised plans
shall require the written authorization of the property owner.
14. All development shall comply with the requirements of the Zoning Ordinance and
of the specific zoning of the subject property, except as specifically modified by
this grant, as set forth in these conditions, including the approved Revised
Exhibit "A," or a further revision approved by the Director.
15. The area of individual lots shall substantially conform to the lots depicted on the
approved Revised Exhibit "A."
16. This project is approved as a density -controlled development in which the areas
of the proposed lots may be averaged to collectively conform to the minimum lot
area requirements of the proposed zones in accordance with Section 22.56.205
of the County Code. The associated tentative tract map, Vesting Tentative Tract
Map No. 52829, may record in phases as separate final maps, provided that the
average area of all lots shown on each final map in conjunction with all
previously recorded final maps complies with the minimum area requirements of
the zones where lots are proposed with reduced areas.
270468_1
17. The development of the subject property shall conform to the conditions
approved for Vesting Tentative Tract Map No, 52829.
18. All utilities shall be placed underground.
19. No structure shall exceed a height of 35 feet above grade, except for chimneys
and rooftop antennas.
20. All structures shall comply with the requirements of the Division of Building and
Safety of the Los Angeles County Department of Public Works.
21. Detonation of explosives or any other blasting devices or material shall be
prohibited unless all required permits have been obtained.
22. All grading and construction on the subject property and appurtenant activities,
including engine warm-up, shall be restricted to the hours between 7:00 a.m. and
6:00 p.m., Monday through Friday. No Saturday, Sunday, or holiday operations
are permitted.
23. The permittee shall implement a dust control program during grading and
construction to the satisfaction of the Director and the Director of the
Los Angeles County Department of Public Works.
24, The permittee shall, upon commencement of any grading activity allowed by this
permit, diligently pursue all grading to completion.
25. No construction equipment or vehicles shall be parked or stored on any existing
public or private streets.
26. No recreational vehicles shall be parked or stored on any street within the
development. The permittee shall provide for continuous enforcement of this
restriction in the project's Covenants, Conditions, and Restrictions ("CC&R's").
27. The permittee shall obtain all necessary permits from the Los Angeles County
Department of Public Works and shall maintain all such permits in full force and
effect throughout the life of this permit.
28. All construction and development within the subject property shall comply with
the applicable provisions of the County Building Code and the various related
mechanical, electrical, plumbing, fire, grading, and excavation codes as currently
adopted by the County of Los Angeles.
29. All structures, walls, and fences open to public view shall remain free of
extraneous markings, drawings, or signage. These shall include any of the
above that do not directly relate to the use of the premises or that do not provide
270466_1
pertinent information about said premises. The only exceptions shall be
seasonal decorations or signage provided under the auspices of a civic or
non-profit organization.
30. In the event such extraneous markings occur, the permittee shall remove or
cover said markings, drawings, or signage no later than 72 hours after such
occurrence, weather permitting. Paint utilized in covering such markings shall be
of a color that matches, as closely as possible, the color of the adjacent
surfaces.
31. The permittee shall utilize water -saving devices and technology in the
construction of this project to the extent feasible and consistent with Los Angeles
County Building and Plumbing Codes.
32. The property shall be developed and maintained in compliance with all
applicable requirements of the Los Angeles County Department of
Health Services. Adequate water and sewage facilities shall be provided to the
satisfaction of said department.
33. Upon approval of this grant, the permittee shall contact the Fire Prevention
Bureau of the Los Angeles County Forester and Fire Warden to determine what
facilities may be necessary to protect the property from fire hazard. Any
necessary facilities including, but not limited to water mains, fire hydrants, and
fire flow facilities, shall be provided to the satisfaction of and within the time
periods established by said department.
34. The permittee shall participate in an appropriate financing mechanism to provide
funds for fire protection facilities required by new residential developments in an
amount proportionate to the demand created by this project.
35. Prior to the issuance of building permits, the permittee shall pay all required
school mitigation fees.
36. Prior to the issuance of any grading or building permit, the permittee shall
provide evidence, to the satisfaction of the Director, that a payment of $100,000
has been made to the Saugus Union School District ("District") as a contribution
toward the purchase of playground equipment and that it has agreed to
undertake necessary grading work on the District's property adjacent to the
project site to expedite school construction plans.
37, No grading equipment shall use Franwood Drive or Urbandale Avenue to access
the project site. Prior to the issuance of any grading permit for on-site grading,
the "B" Street connection to Copperhill Drive must be constructed to provide
access to the site for purposes of grading.
270468_1
38. Prior to the issuance of any building permits, including building permits for model
homes or related facilities, the permittee shall submit evidence, to the
satisfaction of the Director, that access to the model homes shall be provided
only from "B" Street.
39. Prior to the issuance of any grading or building permit, the permittee shall submit
to the Director for review and approval three copies of a Revised Exhibit "A" (fully
dimensioned, detailed site plan), indicating that the proposed construction and
associated grading:
complies with the conditions of this grant and the standards of the zone;
and
b. is compatible with hillside resources.
Review of this site plan, within the limits established by geologic and engineering
constraints, shall emphasize grading amount and technique, preservation of
natural features, landscaping of altered open space and graded slopes, and
placement of residences on site.
If the permittee elects to grade in phases, a site plan which does not show walls,
parking, or building setbacks may be submitted prior to rough grading, provided
a subsequent site plan is submitted prior to fine grading or the issuance of
building permits.
40. All graded slopes (cut and fill) shall be re -vegetated. Prior to the Issuance of any
grading or building permit, three copies of a landscape plan, which may be
incorporated into a Revised Exhibit "A," shall be submitted to and approved by
the Director before issuance of any building permit. The landscape plan shail
show size, type, and location of all plants, trees, and watering facilities. All
landscaping shall be maintained in a neat, clean, and healthful condition,
including proper pruning, weeding, removal of litter, fertilizing, and replacement
of plants when necessary.
In addition to the review and approval by the Director, the landscaping plans will
be reviewed by the staff biologist of the Department and the Los Angeles County
Forester and Fire Warden. Their review will include an evaluation of the balance
of structural diversity (e.g., trees, shrubs, and groundcover) that could be
expected 18 months after planting in compliance with fire safety requirements.
The landscaping plan must show that at least 50 percent of the area covered by
landscaping will contain only locally indigenous species, including not only trees,
but shrubs and ground covering as well. However, if the permittee demonstrates
to the satisfaction'of the Director that compliance with this requirement is not
possible due to County fire safety requirements, then the Director may determine
270468l 6
that a lower percentage of such planting shall be required. In those areas where
the Director approves a lower percentage, the amount of such required locally
indigenous vegetation shall be at least 30 percent. The landscaping will include
trees, shrubs, and ground covering at a mixture and density determined by the
Director and the Forester and Fire Warden. Fire retardant plants shall be given
first consideration.
Permitted Plantings. Trees, shrubs, and ground covering indigenous to the local
region may be used for the required 50 percent landscaping. Fire retardant and
locally Indigenous plants that may also be used for such required 50 percent
landscaping can be found on the attached list (marked Exhibit "B") compiled by
the Los Angeles County Forester and Fire Warden. This list may be amended
as approved by the Los Angeles County Forester and Fire Warden.
Timing of Planting. Prior to the issuance of building permits for any construction,
-the-permittee-shall submit a landscaping phasing plan for the landscaping
associated with that construction to be approved by the Director. This phasing
plan shall establish the timing and sequencing of the required landscaping,
Including required plantings within six months and expected growth during the
subsequent 18 months.
The planting shall begin at the time of occupancy of each building. The required
planting of new trees, shrubs, and ground covering shall be completed within
six months following occupancy.
The approved phasing plan shall set forth goals for the growth of the new plants
in order to achieve established landscaping within 18 months following
completion of the required planting. The permittee shall supply Information for
review by the Director of the completed landscaping to confirm completion in
accordance with the approved landscaping plan. In the event that some plants
have not flourished at the time of review, the Director may require replacement
planting as necessary to assure completion In accordance with such plan.
These requirements shall not apply to areas which have been previously
landscaped and irrigated during other phases of development.
41. No grading permit shall be issued prior to the recordation of a final map except
as authorized by the Director.
42. Open space shall comprise not less than 70 percent of the net area of the
project. Pursuant to Section 22.56.215 (J) of the County Code, such open space
may include the portions of private yards outside the building pads as depicted
on the approved Revised Exhibit "A," landscaped areas adjacent to streets and
highways, and areas graded for the rounding of slopes to contour appearance.
2704681 7
43. Concurrent with the recordation of the first final map, record a covenant with the
County of Los Angeles agreeing to comply with the required environmental
mitigation measures contained in the Mitigation Monitoring Program. Prior to
recordation, submit a copy of the covenant to the Director for review and
approval.
44. The environmental mitigation measures contained in the Mitigation Monitoring
Program are incorporated herein by reference and made conditions of this grant.
As a means of ensuring the effectiveness of the mitigation measures, the
permittee shall submit Mitigation Monitoring Reports to the Director for approval.
The reports shall describe the status of the permittee's compliance with the
required mitigation measures.
The reports shall be submitted in the following sequence:
a. Prior to or concurrent with submittal of the Revised Exhibit "A" to be
approved by the Director;
b. Prior to issuance of grading permits;
C. At the time of building permit issuance, including verification of payment of
applicable fees. If the project is phased, a report shall be submitted at
each successive phase;
d. Prior to occupancy clearances by the Department of Public Works; and
e. Additional reports shall be submitted as required by the Director.
45. Within 30 days of the approval of this grant, the permittee shall deposit the sum
of $3,000 with the Department to defray the cost of reviewing the permittee
reports and verifying compliance with the Mitigation Monitoring Program. The
permittee shall retain the services of a qualified Environmental Mitigation
Monitoring Consultant, subject to the approval of the Director, to ensure that all
applicable mitigation measures are implemented and reported in the required
Mitigation Monitoring Reports.
270468 1 8
COUNTY OF LOS ANGELES
OFFICE OF THE COUNTY COUNSEL
648 KENNETH 14AHN HALL OF ADMINISTRATION
!' 500 WEST TEMPLE STREET
��100pM�\ LOS ANGELES, CALIFORNIA 90012-2713
RAYMOND G. FORTNER. JR.
County Counsel
February 11, 2005
The Honorable Board of Supervisors
County of Los Angeles
383 Kenneth Hahn Hall of Administration
500 West Temple Street
Los Angeles, California 90012
Re: VESTING TENTATIVE TRACT MAP NUMBER 52829
FIFTH SUPERVISORIAL DISTRICT/THREE-VOTE MATTER
Dear Supervisors:
TDD
(213) 633-0901
TELEPHONE
(213) 974-1857
TELECOPIER
(213)617-7182
Agenda No. 11
05/27/03
Your Board previously conducted a hearing regarding the above -referenced
permit which proposes to construct a residential development on the subject property
consisting of 95 single-family residential lots, an 18.5 -acre natural open space lot with a
hiking trail easement, a two -acre privately maintained park, and two landscape lots In the
Canyon Country community of the Newhall Zoned District. At the conclusion of the hearing,
you indicated an intent to approve the permit with revised conditions and instructed us to
prepare the appropriate findings and conditions for approval. Enclosed are proposed
findings and conditions for your consideration.
Very truly yours,
RAYMOND G. FORTNER, JR.
Courity Q uunnsel
By / " `OTIER
PETER J. Z
Senior Depnty Counsel
Public Works Division
PJG:di
Enclosures
HOA.273239_1
FINDINGS OF THE BOARD OF SUPERVISORS
AND ORDER
VESTING TENTATIVE TRACT MAP NUMBER 52829
The Los Angeles County Board of Supervisors ('Board") conducted a duly
noticed public hearing on this proposed Vesting Tentative Tract Map No. 52829
on May 27, 2003. The Los Angeles County Regional Planning Commission
("Commission") conducted its duly noticed public hearing on this proposal on
December 5, 2001, February 20, 2002, April 10, 2002, June 5, 2002, and
September 4, 2002. This subdivision case was heard concurrently with
Conditional Use Permit No. 99-020-(5) and Zone Change. No. 99-020-(5).
2. The applicant is proposing to construct a residential development on the subject
property.
3. Vesting Tentative Tract Map No. 52829 is a proposal to subdivide the subject
property into 95 single-family residential lots, an approximately two -acre privately
maintained park, an 18.5 -acre open space lot with a hiking trail easement, and
two landscape lots.
4. The subject'site is located at the terminus of Urbandale Avenue and
Franwood Drive in the community of Canyon Country.
5. The site is 75.06 acres in size, is irregular in shape, and has hilly topography. It
is currently undeveloped.
6. The site is zoned A-2-2 (Heavy Agriculture, two acre minimum required area).
The zoning was established by Ordinance No. 7094, which became effective on
February 5, 1957. Concurrent with this approval, however, the Board considered
and indicated its intent to approve Zone Change No. 99-020-(5). Upon final
adoption of Zone Change No. 99-020-(5) and after its effective date, the subject
property will be zoned A-2-1 on 57.02 acres and R-1-7,000 on 18.04 acres. The
proposed subdivision is consistent with the A-2-1 and R-1-7,000 zoning
classifications in that the proposed single-family residences and park are
permitted in such zones by Sections 22.20.070 and 22.24.120 of the Los Angeles
County Code ("County Code") and a density -controlled development is permitted
by Sections 22.20.100 and 22.24.150 of the County Code, subject to approval of
a conditional use permit.
7. Surrounding zoning is R-1-5,000, R-1-3,000, and C -2 -DP to the north.
RPD -1-11U zoning is located to the west. Adjacent to the site at the southeast
corner is property zoned A-2-2. Property to the south, east, and west of the site
is located within the City of Santa Clarita.
253593_1
Properties to the north of the subject property are presently under construction
for development of single-family and multi -family residences. Directly west of the
site is a 100 -foot wide strip of property owned by the City of Los Angeles
Department of Water and Power containing power lines and pylons. Property
west of that strip is developed with multi-famlly residences. Property to the east,
located within the City of Santa Clarita, is developed with single-family
residences. To the south, also within the City of Santa Clarita, is an elementary
school and Bouquet Canyon Park.
9. The subject property is depicted within the R (Non -Urban) and 1 (Low -Density
Residential) categories of the Countywide General Plan ("General Plan"). The
Santa Clarita Valley Area Plan designates the site as follows:
HM Hillside Management 47.55 acres
N2 Non -Urban 0.5-1 dwelling unit per acre 5.04 acres
U1 Urban 1, 1.1-3.3 dwelling units per acre 6.84 acres
U2 Urban 2, 3.4-6.6 dwelling units per acre 14.74 acres
U3 Urban 3, 6.7-15 dwelling units per acre .89 acres
10. The subject property contains natural slopes of 25 percent or greater. The
slope analysis prepared for the project indicates that 17.82 acres are in the
0-25 percent category, 31.83 acres are in the 25-50 percent category, and
25.41 acres are in the 50 percent and above category. The slope analysis
prepared for the project indicates that the maximum permitted residential density
for the subject property is 165 units and the low-density threshold is 68 units.
The U1 -designated portion of the subject property and one of the U2 -designated
portions are located at the northern boundary of the site. These areas contain
steep hillsides and are less appropriate for development than property in the
N2 and HM -designated portions of the site. For this reason, the applicant has
requested a conditional use permit to authorize the urban density permitted by
these categories to be transferred to other non -urban portions of the site in
accordance with the provisions of the General Plan which permits urban to
non -urban transfer when justified by topographic and geologic factors. Twenty
units are proposed to be transferred from the urban area to the non -urban area
from those portions of the site designated U1 and U2 to those designated N2 and
HM. The transfer of 20 units is acceptable given the overall number of units and
the topographic conditions.
After the density transfer, the project will consist of 52 dwelling units on
52.59 acres of the site designated as non -urban (N2 and HM) and 43 dwelling
units on 22.44 acres of the site designated U2 and U3. The density of the
proposed project is consistent with the land use classifications of the
Santa Clarita Valley Area Plan.
2636931 2
11. Approval of Vesting Tentative Tract Map No. 52829 will not become effective
unless and until the Board has adopted an ordinance effecting a change of zone
to A-2-1 and R-1-7,000, and the ordinance has become effective.
12. Conditional Use Permit No. 99-020-(5) is a related request to authorize the
proposed development in compliance with density -controlled residential
development standards and hillside management design review criteria. A
density -controlled development allows lot sizes to be averaged to conform to the
minimum lot area requirements of the proposed zones and allows clustering of
the units into the least environmentally sensitive areas of the site using smaller
lots than are customarily permitted in the zone in which the development is
proposed, while retaining the remaining portion of the property in permanent
open space. A conditional use permit for development in a hillside management
area protects the resources in hillside areas from incompatible development,
which may result in or have the potential for environmental degradation and/or
destruction of life and property, and ensures to the extent possible that
development maintains and, where possible, enhances the natural topography,
resources, and amenities of the hillside management area while allowing for
limited controlled development therein.
13. At its public hearing, the Commission heard staffs presentation, the applicant's
presentation, and responses and testimony from neighbors opposed to the
project. Project opponents cited concerns about traffic impacts, incompatibility
with the surrounding community and with the provisions of the draft One Valley,
One Vision plan, potential impacts from project lighting and grading, and the
overdevelopment of the Santa Clarita Valley. In addition, the City of
Santa Clarita expressed concerns regarding density, grading, and recreational
opportunities. The Commission also heard testimony from a representative of
the Saugus Union School District ("District") in support of the project.
14. Several letters from surrounding neighbors were received in opposition to the
project, as was a petition containing approximately 100 signatures citing
concerns about overdevelopment of the Santa Clarita Valley, traffic impacts on
Urbandale Avenue and Rosedeli Elementary School, and alleged excessive
density. The City of Santa Clarita also submitted a comment letter in opposition
to the project. The District submitted a letter in support of the project.
15. In response to the Commission's discussion of the proposed One Valley,
One Vision plan, the applicant conducted a public information meeting to gather
community input concerning the project.
16. At the public hearing before the Board, three persons testified in opposition to the
project citing concerns regarding traffic impacts on Rosedell Elementary School,
use of Urbandale Avenue as a through street, impacts from lights at the
proposed two -acre park, water availability, and impacts to the sewer main.
263693_1
17. Access to the site is presently provided by Urbandale Avenue and
Franwood Drive. Future access to the development will be provided from
Franwood Drive and "B" Street to Copperhill Drive. No future access will be
provided from Urbandale Avenue. The elimination of the future extension of
Urbandale Avenue was in response to concerns expressed in oral and written
testimony and the Commission's direction. A traffic analysis showing that the
elimination of the extension would not negatively impact traffic circulation was
reviewed by the Department of Public Works and the Forester and Fire Warden
who did not object to elimination of the additional access.
18. The applicant indicated that a $100,000 contribution toward the purchase of
playground equipment would be made to the District. The applicant has entered
into an agreement with the District, which owns the adjacent property located to
the south, to provide street access to the District property. The agreement also
permits off-site grading by the subdivider on the District's property.
19. The applicant redesigned the project during the public hearing process to add
an approximately two -acre privately maintained park on-site, provide a hiking
easement through the open space lot, and utilize grading more compatible
with the existing landform to respond to the concerns expressed by the
City of Santa Clarita. The park will be developed by the project applicant and
maintained by the future homeowner's association.
20. The proposed development is compatible with surrounding land use patterns.
Residential development surrounds the subject property to the north, east, and
west with vacant property to the south proposed for a future elementary school.
21. The subject property lies within an urban expansion area and the proposed
subdivision is in compliance with the County's Development Monitoring System in
that:
a. The proposed development is consistent with the infrastructure portion
(Urban Services Analysis) of the Development Monitoring System since
there is adequate water service, and sewage discharge capacity will not
exceed the Sanitation District's future planned capacity. These services
were analyzed as part of the environmental analysis and the resultant
environmental document. Appropriate fees will be paid for capital library
costs to insure sufficient increased capacity to serve the project's
demands. The applicant will also pay the appropriate fees to the District
and the Hart Union High School District, the districts serving the project
site.
b. The proposed development is consistent with the access portion of the
Development Monitoring System since there is adequate road service and
commercial and employment facilities located in close proximity. The
road service was evaluated as part of the environmental analysis and the
2636931 4
resultant environmental document. The proximity to commercial and
employment facilities was evaluated as part of the field investigation
and/or general plan evaluation.
C. The proposed development is consistent with the environmental portion of
the Development Monitoring System since there are no significant
geotechnical, flood hazard, fire, and or natural resource impacts, and the
project does not affect publicly held or privately dedicated open space, as
shown in the General Plan. These resources/hazards were evaluated as
part of the environmental analysis and the resultant environmental
document.
22. The estimated water demand for the project is approximately 53 -acre feet per
year. The project is within the service area of the Santa Clarita Water Company.
The Santa Clarita Water Company has submitted a letter indicating that it has
sufficient water supplies and will serve the project.
23. The project is one of a number of development projects pending or approved in
the Santa Clarita Valley. An analysis of the cumulative effects of all projects
anticipated and accounted for in the County's Development Monitoring System
shows sufficient water exists to serve these proposed projects.
24'. The proposed development, in summary:
a. Avoids the premature conversion of undeveloped land to urban use
because it is proximate to and a natural extension of existing
development;
b. Promotes a distribution of population consistent with service system
capacity, resource availability, environmental limitations, and accessibility;
C. Directs urban development and revitalization efforts to protect natural and
man-made amenities and to avoid severe hazard areas, such as flood
prone areas, active fault zones, steep hillsides, landslide areas, and fire
hazard areas;
d. Encourages the efficient use of land through a more concentrated pattern
of urban development, including the focusing of new urban growth into
areas of suitable land;
e. Ensures that new development in urban expansion areas will occur in a
manner consistent with stated plan policies and will pay for the marginal
public costs that it generates;
f. Focuses intensive urban uses in an inter -dependent system of activity
centers located to effectively provide services throughout the urban area,
including adequate transportation facilities; and
263693_1
g. Provides for a higher density of housing to meet increasing demand in an
area which will have relatively lesser environmental consequences.
25. The access to this project is adequate for the needs of future residents and for
the deployment of fire fighting and other emergency service equipment in
emergency situations.
26. The proposed subdivision and the provisions for its design and improvement are
consistent and compatible with the objectives, goals, policies, general land uses,
and programs of the General Plan, including the Santa Clarita Valley Area Plan.
The project concentrates land use growth adjacent to existing urban
development, and the proposed density'transfer allows for preservation of
hillsides and flexibility in design.
27. This site is suitable physically for the type of development and the density being
proposed since the property has adequate building sites to be developed in
accordance with the County grading ordinance, has access to County -maintained
streets, will be served by sanitary sewers, will be provided with water supplies
and distribution facilities with sufficient capacity to meet anticipated domestic and
fire protection needs, and will have all flood hazards and geologic hazards
mitigated in accordance with the requirements of the Department of
Public Works.
28. The division and development of the property in the manner set forth on this map
will not unreasonably interfere with the free and complete exercise of public entity
and/or public utility rights-of-way and/or easements within this map since the
design and development as set forth in the conditions of approval and shown on
the tentative map provide adequate protection for any such rights-of-way and
easements.
29. The design of the subdivision and the type of improvements will not cause
serious public health problems since sewage disposal, storm water drainage, fire
protection, and geologic and soil factors are addressed in the conditions of
approval.
30. The design of the subdivision and the proposed improvements will not cause
substantial environmental damage or substantial and avoidable injury to fish or
wildlife or their habitat. The subject property is not located in a significant
ecological area and does not contain any stream courses or high value riparian
habitat.
31. The design of the subdivision provides to the extent feasible for future passive or
natural heating or cooling opportunities therein since the lots are of sufficient size
so as to permit orientation of structures in an east -west alignment for southern
exposure or to take advantage of shade or prevailing breezes.
263683_1 6
32. The design of the subdivision and the type of improvements will not conflict with
public easements for access through or use of property within the proposed
subdivision since the design and development as set forth in the conditions of
approval and shown on the tentative map provide adequate protection for any
such easements.
33. Pursuant to Article 3.5 of the Subdivision Map Act, the proposed subdivision
does not contain or front upon any public waterway, river, stream, coastline,
shoreline, lake, or reservoir.
34. The discharge of sewage from this land division into the public sewer system will
not violate the requirements of the California Regional Water Quality Control .
Board pursuant to Division 7 (commencing with section 13000) of the California
Water Code.
35. The housing and employment needs of the region were considered and balanced
against the public service needs of local residents and available fiscal and
environmental resources when the project was determined to be consistent with
the General Plan and the Santa Ciarita Valley Area Plan.
36. This tract map has been submitted as a "Vesting" Tentative Tract Map, and as
such, it is subject to the provisions of Section 21.38.010 through 21.38.080 of the.
County Code.
37. An initial Study was prepared for this project in compliance with the California
Environmental Quality Act (Public Resources Code section 21000, et seq.)
("CEQA"), the State CEQA Guidelines, and the Environmental Document
Reporting Procedures and Guidelines of the County of Los Angeles. The
Initial Study identified potentially significant effects from the project on biota,
archeology, and visual resources. Prior to the release of the proposed
Mitigated Negative Declaration and Initial.Study for public review, the applicant
made or agreed to revisions in the project that would avoid the effects or mitigate
the effects to a point where clearly no significant effects would occur. The
Initial Study and project revisions demonstrate that there is no substantial
evidence, in light of the whole record before the Board, that the project as revised
may have a significant effect on the environment. Based on the Initial Study and
project revisions, the Department has prepared a Mitigated Negative Declaration
for this project. Conditions or changes in the proposed project which are
necessary in order to ensure the proposed project will not have a significant
effect on the environment have been included in the Mitigation Monitoring
Program.
38. The Board has reviewed and considered the information contained in the
Initial Study and Mitigated Negative Declaration together with any oral and
written comments received during the public review process and finds on the
basis of the whole record before it that there is no substantial evidence the
263693_1 7
project will have a significant effect on the environment, and finds the Mitigated
Negative Declaration reflects the independent judgment and analysis of the
Board.
39. The Board finds that the project is not de minimus in its effect on fish and wildlife
resources. Therefore, the project is not exempt from California Department of
Fish and Game fees pursuant to section 711.4 of the California Fish and Game
Code.
40. The location of the documents and other materials constituting the record of
proceedings upon which the Board's decision is based in this matter is the
Los Angeles County Department of Regional Planning, 13th Floor, Hall of
Records, 320 West Temple Street, Los Angeles, California 90012. The
custodian of such documents and materials shall be the Section Head of the
Land Divisions Section, Los Angeles County Department of Regional Planning.
THEREFORE, THE BOARD OF SUPERVISORS:
1. Adopts the Mitigated Negative Declaration and its Mitigation Monitoring Program
and certifies that they have been completed in compliance with CEQA and the
State and County Guidelines related thereto; and
2 Approves Vesting Tentative Tract Map No. 52829 subject to the attached
conditions and further subject to final approval by the Board of Supervisors of
Zone Change No, 99-020-(5).
263693_1
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NUMBER 52829
1. Conform to the applicable requirements of Titles 21 and 22 of the Los Angeles
County Code ("County Code") including Sections 22.20.105 and 22.52.1180 and
Conditional Use Permit No. 99-020-(5).
2. Except as otherwise specified in Condition No. 3 and by Conditional Use
Permit No. 99-020-(5), conform to the applicable lot area requirements of the
R-1-7,000 and A-2-1 zones.
3. In accordance with Conditional Use Permit No. 99-020-(5), this land division is
approved as a density -controlled development in which the areas of the
proposed lots may be averaged to collectively conform to the minimum lot area
requirements of the R-1-7,000 and A-2-1 zones. If multiple final maps are
recorded, the average area of all lots shown on each final map and all previously
recorded final maps shall comply with the minimum lot area requirements of the
applicable R-1-7,000 and A-2-1 zones.
4. Recordation of the final map is contingent upon the effectuation of an ordinance
changing the zoning of the property from A-2-2 to R-1-7,000 and A-2-1 as
recommended under Zone Change No. 99-020-(5).
5. Permission is granted to adjust lot lines to the satisfaction of the Department of
Regional Planning ("Department").
6. Provide at least 40 feet of street frontage at the property line and approximately
radial lot lines for each lot fronting on the knuckles and cul-de-sacs and at least
50 feet of street frontage on all other lots, except flag lots.
7. Flag lots shall have fee access strips of at least ten feet in width where
contiguous to other strips and 15 feet where not contiguous to other strips. In
cases where there are hillside slopes or footings for walls or planters adjacent to
the access strips, the width of the access strips shall be sufficient to
accommodate the full width of the required driveway paving.
8. Provide reciprocal easements over the multiple access strips for the benefit of
the lots served. Submit to the Department for approval both a notarized letter
agreeing to record the easement documents when the lots are sold and a copy of
the easement document.
263680_1
9. Label all common driveways as "Private Driveway - Fire Lane" on the final map.
10. Construct or bond with the Department of Public Works for the construction of
driveway paving on the flag lots, from the street to the building pads, to the
satisfaction of the Department and the Department of Public Works as follows:
a minimum of 15 feet in width where serving one residence or 20 feet in
width where the driveway is 150 feet or more in length;
a minimum of 20 feet in width where serving two residences; and
a minimum of 24 feet in width where serving three residences.
11. Post all common driveways with signs stating "No Parking - Fire Lane" and
provide for continuous posting and enforcement of this restriction in the project's
covenants, conditions and restrictions ("CC&R's") or in a maintenance
agreement. Submit a copy of the CC&R's or maintenance agreement to the
Department for review and approval.
12. Provide for the ownership and maintenance of the common driveways through a
recorded maintenance agreement binding on the owners of the lots served. Prior
to recording the agreement, submit a copy of the proposed agreement to the
Department for review and approval.
13. Show "A" through "G" Streets as private and future streets on the final map.
14. Provide for the ownership and maintenance of the private and future streets by a
Homeowner's Association in the CC&R's or a maintenance district.
15. Grant to all persons holding title to lands within the County of Los Angeles
("County") and their heirs, successors, and assigns, as their interests may now or
hereafter appear of record, a non-exclusive easement for ingress and egress,
and for road and utility purposes over the private and future streets in this
subdivision to the satisfaction of the Department and the Department of
Public Works.
16. Permission is granted to use the alternate cross section to the satisfaction of the
Department and Department of Public Works.
17. Dedicate construction rights over the open space lot (Lot 98), landscape lots
(Lots 1 and 95), and the park lot (Lot 99) to the County of Los Angeles on the
final map to the satisfaction of the Department.
18. Provide at least 15 feet of street frontage or access easement for the open space
lot on the final map.
2636801 2
19. Provide for the ownership and maintenance of the park lot (Lot 99) through the
Homeowner's Association or a landscape maintenance district to the satisfaction
of the Department.
20. Provide for the ownership and maintenance of the open space lot (Lot 98) and
landscape lots (Lots 1 and 95) through the Homeowner's Association or a
landscape maintenance district to the satisfaction of the Department.
21. Dedicate the hiking trail to the Homeowner's Association or other appropriate
entity to the satisfaction of the Department.
22. Permission is granted to create additional open space lots to the satisfaction of
the Department.
23. Dedicate to the County ori the final map the right to prohibit the construction of
more than one residence and accessory structures on lots having twice the
required area.
24. Provide slope planting and an irrigation system in accordance with the
Grading Ordinance. Include conditions in a covenant which would require
continued maintenance of the plantings for lots having planted slopes. Submit a
copy of the document to be recorded to the Department for approval.
25. In accordance with Section 21.32.195 of the County Code, the subdivider or his
successor shall plant or cause to be planted one tree within the front yard of each
residential lot. The location and the species of the trees may be incorporated
into the landscape plan to be approved by the Department and the
County Forester and Fire Warden. Prior to final map approval, a bond shall be
posted with the Department of Public Works, or other verification shall be
submitted to the satisfaction of the Department to insure the planting of the
required trees.
26. A final tract map is required for this land division. A waiver is not allowed.
27. Permission is granted to file a parcel map over the property as the first unit final
map, provided all lots contain minimum lot areas of 20 acres and all applicable
conditions, are met to the satisfaction of the Department of Public Works and
Department.
28. Permission is granted to record multiple final maps. The boundaries of the final
unit maps shall be to the satisfaction of the Department of Public Works and the
Department. Each final unit map to record shall comply on Its own, or in
combination with previously recorded maps, with the open space and lot area
requirements of the General Plan, the Zoning Ordinance, and Conditional Use
Permit No. 99-020-(5). Prior to approval of each final unit map submit the
following:
263680_1
a. A phasing map indicating the boundaries of the current final map, the
boundaries and status of all previously filed final maps, and the expected
boundaries and phasing of all future final maps; and
b. A summary sheet indicating the number and type of all lots shown on the
current and previous final maps.
29. Within 15 days of the tentative map approval date, the subdivider shall remit
processing fees payable to the County in connection with the filing and posting
of a Notice of Determination in compliance with section 21152 of the
Public Resources Code. The project is not de minimus in Its effect on fish and
wildlife and in order to defray the cost of wildlife protection and.management,
the applicant is responsible for the payment of fees established by the California
Department of Fish and Game pursuant to section 711.4 of the California Fish
and Game Code. No land use project subject to this requirement is final, vested,
or operative until the fee is paid. The current fee amount is $1,275.
30. Within 30 days of the tentative map approval date, the subdivider shall deposit
the sum of $3,000 with the Department to defray the cost of reviewing the
subdivider's reports and verifying compliance with the Mitigation Monitoring
Program.
31. Pursuant to Chapter 22.72 of the County Code, the subdivder or his successor
in interest shall pay a library facilities mitigation fee to the Los Angeles County
Librarian prior to issuance of any building permit in the amount required by
Chapter 22.72 at the time of payment and provide proof of payment to the
Department. The current fee amount Is $640 per dwelling unit ($640 x 95
dwelling units = $60,800). The permittee may contact the County Librarian at
(562) 940-8430 regarding payment of fees.
32. The mitigation measures set forth In the Mitigation Monitoring Program for the
project are incorporated by this reference and made conditions of the tentative
map. Record a covenant and agreement and submit a copy to the Department
for review and approval, agreeing to the mitigation measures Imposed by the
Mitigation Monitoring Program for this project. To ensure the effectiveness of the
mitigation measures, the subdivider shall submit mitigation monitoring reports to
the Department as frequently as the department may require. The reports shall
describe the status of the subdivider's compliance with the required mitigation
measures.
33. The subdivider shall record the terms and conditions of Conditional Use Permit
No. 99-020-(5) in the Office of the County Recorder no later than recordation of
the first final map.
263680_1 4
34. The subdivider hall defend, indemnify, and hold harmless the County, its
agents, officers, and employees from any claim, action, or proceeding against
s
the County or its agents, officers, or employees to attack, set aside, void, or
annul this tract map approval or related discretionary project approvals, whether
legislative or quasi-judicial, which action is brought within the applicable time
period of Government Code section 66499.37, or any other applicable limitation
period. The County shall promptly notify the subdivider of any claim, action, or
proceeding and the County shall cooperate fully in the defense.
35. In the event that any claim, action, or proceeding as described above is filed
against the County, the subdivider shall within ten days of the filing pay the
Department an initial deposit of $5,000 from which actual costs shall be billed
and deducted for the purpose of defraying the expense involved in the
Department's cooperation in the defense, including but not limited to, depositions,
testimony; and other assistance to the subdivider or the subdivider's counsel.
The subdivider shall also pay the following supplemental deposits from which
actual costs shall be billed and deducted:
a. If during the litigation process, actual costs incurred reach 80 percent of
the amount on deposit, the subdivider shall deposit additional funds to
bring the balance up to the amount of initial deposit. There is no limit to
the number of supplemental deposits that may be required prior to
completion of litigation.
b. At the sole discretion of the subdivider, the amount of an initial or
supplemental deposit may exceed the minimum amounts defined herein.
36. The cost for collection and duplication of records and other related documents
will be paid by subdivider in accordance with Section 2.170.010 of the
County Code.
37. Except as expressly modified hereinabove, this approval is subject to all those
conditions set forth in the attached reports recommended by the Los Angeles
County Subdivision Committee.
2636801
00
R
DEPARTMENT OF PUBLIC WORKS Page 1/2
LAND DEVELOPMENT DIVISION - SUBDIVISION
TRACT NO. 52829 (RevTENTATIVE MAP DATED 10-16-2002
.)
The following reports consisting of 19 pages are the recommendations of the
Department of Public Works.
The subdivision shall conform to the design standards and policies of the Department of
Public Works, in particular, but not limited to the following items:
Details and notes shown on the tentative map are not necessarily approved. Any
details or notes which may be inconsistent with requirements of ordinances,
general conditions of approval, or Department policies must be specifically
approved in other conditions, or ordinance requirements are modified to those
shown on the tentative map upon approval by the Advisory agency.
2. Easements are tentatively required, subject to review by the Director of Public
Works to determine the final locations and requirements.
3. Easements shall not be granted or recorded within areas proposed to be granted,
dedicated, or offered for dedication for public streets, highways, access rights,
building restriction tights, or other easements until after the final map is filed with
the Registrar-Recorder/County Clerk's Office. If easements are granted after the
date of tentative approval, a subordination must be executed by the easement
holder prior to the filing of the final map.
4. In lieu of establishing the final specific locations of structures on each lot/parcel
at this time, the owner, at the time of issuance of a grading or building permit,
agrees to develop the property in conformance with the County. Code and other
appropriate ordinances such as the Building Code, Plumbing Code, Grading
Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance,
Underground of Utilities Ordinance, Water Ordinance, Sanitary Sewer and
Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and
other requirements may be imposed pursuant to such codes and ordinances.
5. All easements existing at the time of final map approval must be accounted for
on the approved tentative map. This includes the location, owner, purpose, and
recording reference for all existing easements. If an easement is blanket or
indeterminate in nature, a statement to that effect must be shown on the tentative
map in lieu of its location. If all easements have not been accounted for, submit
a corrected tentative map to the Department of Regional Planning for approval.
6. Adjust, relocate; and/or eliminate lot lines, lots, streets, easements, grading,
geotechnical protective devices, and/or physical improvements to comply with
ordinances, policies, and standards in effect at the date the County determined
the application to be complete all to the satisfaction of Public Works.
®® .
DEPARTMENT OF PUBLIC WORKS Page 2/2
LAND DEVELOPMENT DIVISION - SUBDIVISION
TRACT NO. 52829 (Rev.) TENTATIVE MAP DATED 10-16-2002
7. Furnish Public Works' Street Name Unit with a list of street names acceptable to
the subdivider. These names must not be duplicated within a radius of 20 miles.
8. A Mapping 8 Property Management Division house numbering clearance is
required prior to approval of the final map.
9. If the subdivider intends to file multiple final maps, he must so inform the
Advisory Agency at the time the tentative map is filed. The boundaries of the unit
final maps shall be designed to the satisfaction of the Director of Public Works
and the Department of Regional Planning.
10. The first unit of this subdivision shall be filed as Tract No. 52829-01, the second
unit, Tract No. 52829-02, ........... and the last unit, Tract No. 52829.
11. A final tract map must be processed through the Director of Public Works prior to
being filed with the Registrar-Recorder/County Clerk's Office.
12. Prior. to submitting the tract map to the Director of Public Works for examination
pursuant to Section 66442 of the Government Code, obtain clearances from all
affected Departments and Divisions, including a clearance from the Subdivision
Mapping Section of the Land Development Division of the Department of Public
Works for the following mapping items; mathematical accuracy; survey analysis;
and correctness of certificates, signatures, etc.
13. A final guarantee will be required at the time of filing of the final map with the
Registrar-Recorder/County Clerk's Office.
14. Label driveways and multiple access strips as "Private Driveway and Fire Lane"
and delineate on the final map to the satisfaction of Public Works.
15, Show open space lots on the final map and dedicate residential construction
rights over the open space lots.
-�W/for
Name Barry S Witler Phone (626) 458-4915 Date 11-18-2002
msw
yCOUNTY LOS ANGELES DEPARTMENT OFA ®IC WORKS
,o�ssoo`2
o LAND DEVELOPMENT DIVISION
ruaucwaaris SUBDIVISION PLAN CHECKING SECTION
2�DRAINAGE AND GRADING UNIT
SaMce'n`0��
TRACT NO. 52829 (Rev 4) REVISED TENTATIVE MAP DATED 10116/2002
Page 1 of 2
DRAINAGE CONDITIONS
[X] Portions of the existing property lying In and adjacent to the natural drainage courses are subject to flood hazard
[X] Portions of the existing property are subject to sheet overflow, ponding, and high velocity scouring action.
[XI Comply with the following requirements to the satisfaction of Director of Public Works prior to the filing of the final map:
[X] Provide drainage facilities to remove the flood hazard and dedicate and show nlacessary easements and/or right of
way on the final map.
[X] Show the City of Los Angeles right of way for the Department of Water and Power on the final map. A permit will
be required for any construction affecting the right of way or facilities.
[X] Contact the State Water Resources Control Board to determine If a Notice of Intent (NOI) and a Storm Water Pollution
Prevention Plan (SWPPP) are required to meet National Pollution Discharge Elimination System (NPDES) construction
requirements for this site.
[X] A deposit is required to review documents and plans for final map clearance with Section 21.36.010 of the Subdivision
Ordinance.
[X] Comply with the requirements of the Drainage Concept/Standard Urban Stormwater Mitigation Plan (SUSMP) which was
conceptually approved on October 12. 2000 to the satisfaction of the Department of Pubic Works. SUSMP devices
proposed In the drainage concept are not necessarily approved. Current SUSMP requirements may require the storm drain
system to be non -debris. carrying. If necessary, the subdivider shall redesign the storm drain system to accommodate
appropriate SUSMP devices and to provide appropriate drainage facilities to debulk the system, to the satisfaction of the
Department of Public Works.
PX] A hydrology study for design of drainage facilities/delineation of flood hazard is required. Hydrology study shall be approved
prior to submittal of improvement plans.
[X] Notify the State Department of Fish and Game prior to commencement of work within any natural drainage courses.
[X] Contact the Corps of Engineers to determine If a 404 Permit Is required for any proposed work within the major watercourse.
Provide a copy of the 404 Permit upon processing of the drainage plans. Conditions of this permit must be compatible with
Department of Public Works maintenance criteria.
[X] Comments/Additional requirements: Drainage release letter/Covenants will be required from all property owners affected
by changes In drainage Patterns prior to approval of the improvement plans
GRADING CONDITIONS
[XJ A grading plan and soils report must be submitted and approved prior to approval of the final map.
[Xj The tentative map shows that proposed slopes will.cross loUparcel lines. For approval of grading plans, these slopes
or lot/parcel lines shall be adjusted so that lot/parcel lines are located at the top of the slopes, along the outside
edge of the drainage terraces, or at similar locations acceptance for establishment of slope maintenance
TRACT NO. 52829 (Rev 4i REVISED TENTATIVE MAP DATED 1011612002
Page 2 of 2
GRADING CONDITIONS CONT
[X) A deposit Is required to review documents and plans for final map clearance In accordance with Section 21.36.010(c) of
the Subdivision Ordinance.
[X) Delineate all line of sight easements on the grading and landscape plans.
[X) Offsite grading/drainage covenant will be required prior to approval of grading plans.
J� 67 v v Date hone (626) 458-4921
Name V
Tony Hui
TENTATNE CONDITIONS • COUNTY
D:lmyfile5kT0my\Tony HuhTENTATNE TRACT MAMT. Tmd 52B29JI,.Npd02/04/2002
e.el 1 bf 1. C Los Angeles Department of Public Wq&Uft DISTRIBUTION
GE01 qJFWAL AND MATERIALS ENGINEERING qrWN 1 Geologist
V15VVER CALLING HOURS GEOLOGIC REVIEW SHEET Soils Engineer
a.m. a 3-4 p.m. Mon.-Thurs. 900 S. Fremont Ave., Alhambra, CA 91803 1 LDMA/Proc. Center
TEL. (626) 4584925 1 Section File
1 Subdivision
INTATIVE TRACTIMINOR LAND SUBDIVISION 52829 TENTATIVE MAP DATED 10128/02 Revision)
)BDIVIDER Dentec Holdings Inc, LOCATION Bouquet Canyon
IGINEER Dentec Holdings Inc.
:OLOGIST AND SOILS ENGINEER Southwest Geotechnical, Inc. REPORT DATE 1/29101, 11/30/00, 8/1/00
TENTATIVE MAP FEASIBILITY IS RECOMMENDED FOR APPROVAL. PRIOR TO FILING THE FINAL LAND DIVISION
MAP, THE FOLLOWING CONDITIONS MUST BE FULFILLED:
[X] The final map must be approved by the Geology and Soils Sections to assure that all geotechnical (geolog)
and soils) factors have been properly evaluated.
(X] A grading plan must be geolechnically approved by the Geology and Soils Sections. This grading plan mus
be based on a detailed engineering geology report and/or soils engineering report and show al
recommendations. submitted. by them. It must also agree with the tentative map and conditions as approvec
by the Planning Commission. If the subdivision is to be recorded p8or 16 the completion and acceptance o
grading and completion of soils work, corrective grading bonds will be required.
(X] All geologic hazards associated with this proposed development must be eliminated,
or
delineate restricted use areas, approved by the consultant geologist and/or soils engineer, to the satisfaclior
of the Geology and Soils. Sections, and dedicate to the County the right to prohibit the erection of building:
or other structures within the restricted use areas.
[ ] A statement entitled: "Geotechnical Note(s), Potential Building Site: For grading and corrective wort
requirements for access and building areas for Lot(s) No(s). refer to the Soils Report(s) by _
_, dated "
[X] The Soils Engineering review dated W/f m'c- Is attached.
TENTATIVE MAP IS APPROVED FOR FEASIBILITY. THE FOLLOWING INFORMATION IS APPLICABLE TO THI:
DIVISION OF LAND:
[ ] This project may not qualify for a waiver of final map under section 21.48.140 of the Los Angeles County Titir
21 Subdivision Code.
[ j The subdivider Is advised that approval of this division of land Is contingent upon the Installation and use c
a sewer system.
[ ] A geology and/or soils engineering report may be required prior to approval of building or grading plans.
[X] Geotechnical Recordation Map verification deposit estimate 6 hours.
( ] Groundwater is less than 10 feet from the ground surface on lots
,.ry _
spared by Reviewed by
Charles Nestle
Dale 11/18/02
"Manuel for Preparation of Geotechnical Reports" prepared by County of Loc Angeles, Department of Public Works Is available on the Internal at the following
rags: http://dpw.co.1a,u.usimecVmonuol.pdf
UJ
M
COUNTY OF LOS ANGELES
DEPARTMENT OF PUBLIC WORKS
GEOTECHNICAL AND MATERIALS ENGINEERING DIVISION
SOILS ENGINEERING REVIEW SHEET
District Office 8.0
Address: 900 S. Fremont Ave.
Alhambra, CA 9 803
Sheet 1 of 1
Telephone: (626) 458-0925
Fax: 626 458-0913
Calling hours - Monday through Thursday 8-9 a.m. 8 3-4 P.M. DISTRIBUTION:
Tentative TractMap 52829
Review of:
Revised Tentallve. Tract Map Dated By Regional Planning
10128102
Previous review sheet dated 8/13/02
ACTION:
Tentative Map feasibility is recommended for approval, subJect to conditions below:
Drainage
_ Grading
Geo/Solis Central File
District Engineer
Geologist'
Soils Engineer
Engineer/Architect
REMARKS:
Submit two sets of grading plans to the Soils Section for verification of compliance with County codes and policies.
Prepared byReviewe
Yo ya Morisaku
NOTICE: Public safety, relative to geotechnical subsurface
excavations, Inclusive of the Los Angeles County Cdde, Chapte
18/02
men/ codes f
n Safety Order
lJ
DEPARTMENT OF PUBLIC WORKS
LAND DEVELOPMENT DIVISION - ROAD
TRACT MAP NO. 52829 (Rev.)
Page 1/5
TENTATIVE MAP DATED 10-16-2002
The subdivision shall conform to the design standards and policies of the Department of
Public Works, in particular, but not limited to the following items:
1. A minimum centerline curve length of 100 feet shall be maintained on all local
streets and a minimum centerline curve radius of 100 feet on all cul-de-sac streets.
Curves through intersections should be avoided when possible. If unavoidable, the
alignment shall be adjusted so that the proposed BC and EC of the curve through
the intersection are set back a minimum of 100 feet. away from the BCR's of the
intersection. Reversing curves of local streets need not exceed a radius of 1,500
feet and any curve need not exceed a radius of 3,000 feet.
Compound curves are preferred over broken -back curves. Broken -back curves
must be separated by a minimum of 200 feet of tangent. If compound curves are
used, the radius of the smaller curve shall not be less than two-thirds of the larger
curve. The curve length of compound curves shall be adjusted to exceed a
minimum curve length of 100 feet, When appropriate, in accordance with AASHTO
guidelines.
3. The minimum centerline radius is 350 feet on all local streets with 64 feet of right of
way and on all the streets where grades exceed 10%.
4. The minimum centerline radius on a local street with an intersection street on the
concave side should comply with design speeds perthe Subdivision Plan Checking
Section's "Requirements for Street Plans" and sight distances per the current
AASHTO.
5. The centerline of all local streets shall be aligned without creating jogs of less than
150 feet. A one -foot jog may be used where a street changes width from a 60 -foot
to a 58 -foot right of way.
6. The central angles of the right of way radius returns shall not differ by more than 10
degrees on local streets.
7. At tee intersections involving local streets, the maximum permissible grade of the
through street across the intersection is 10%.
8. Provide adequate landing area at a maximum three (3) percent grade on all tee
intersections to the satisfaction of Public Works.
9. Driveways will not be permitted within 25 feet upstream of any catch basins when
street grades exceed six (6) percent.
7_'Mi
DEPARTMENT OF PUBLIC WORKS
LAND DEVELOPMENT DIVISION - ROAD
TRACT MAP NO. 52829 (Rev.)
M
Page 2/5
TENTATIVE MAP DATED 10-16-2002
10. Design the intersection of "B" Street with Copper Hill Drive to provide a 60 mph sight
distance from "B" Street. Additional right of way or airspace easement dedication
and/or grading may be required.
11. . Provide intersection sight distance commensurate with a design speed of 30 mph
(310 feet) on "A" Street from "C" Street (southerly direction) and on "B" Street from
"A" Street (easterly direction) and from "F" Street (westerly direction). Line of sight
shall be within right of way or dedicate airspace easements to the satisfaction of
Public Works. Additional grading may be required.
12. Provide standard property line return radii of 13 feet at all street intersections to the
satisfaction of Public Works.
13. Dedicate right of way 32 feet from centerline on "B" Street between the easterly and
westerly tract boundaries and "G" Street.
14. Dedicate right of way 30 feet from centerline on "A" Street between "B" Street. and
"C" Street.
15. Dedicate right of way 29 feet from centerline on all remaining cul-de-sac streets.
16. Design "A" Street in the vicinity of the southerly tract boundary to provide a standard
cul-de-sac bulb in the vicinity of lot 3 to the satisfaction of Public Works.
17. Dedicate 60 feet of right of way and construct full street improvements including
street lights and street trees for a standard cul-de-sac bulb for the termination of the
existing Urbandale Avenue in the vicinity of lots 2 and 94 to the satisfaction of
Public Works.
18. Off-site street improvements are required, it shall be the sole responsibility of the
developer to acquire the necessary right of way and/or easement.
19. Provide 64 feet of offsite right of way or easement and construct full street
improvements including street lights and street trees on "B" Street between
Copper Hili Drive and the westerly property line to the satisfaction of Public Works.
The offsite alignment of "B" Street should be adjusted to the extent possible to
promote maximum intersection spacing (not less than 350 feet from other cross
streets) on Copper Hill Drive while meeting minimum horizontal and vertical
alignment standards. If the intersection of "B" Street at Copper Hill Drive cannot be
adjusted, the subdivider shall comply with signalization requirements as determined
by Public Works.
DEPARTMENT OF PUBLIC WORKS Page 3/5
LAND DEVELOPMENT DIVISION - ROAD
TRACT MAP NO. 52829 (Rev.) TENTATIVE MAP DATED 10=16-2002
20. Remove the existing temporary turnarounds on Franwood Drive and Urbandale
Avenue to the satisfaction of Public Works.
21. Construct curb, gutter, base, pavement and sidewalk on all streets. We have no
objections to alternate cross section on all local streets.
22. Construct transition improvements on "B" Street in the vicinity of the easterly tract
boundary to match the existing street section of Franwood Drive to the satisfaction
of Public Works.
23. Construct a slough wall outside the street right of way when the height of the slope
Is greater than five feet above the sidewalk and the sidewalk is adjacent to the
street right of way.
24. Construct drainage improvements and offer easements needed for street drainage
or slopes.
25. Plant street trees on all streets.
26. Comply with the following street lighting requirements:
a. Provide street lights on concrete poles with underground wiring on all streets
and highways to the satisfaction of Public Works.
b. Obtain Street Lighting Section's approval of the streetlight layout prior to
project recordation.
C: The proposed development, or portions thereof, are not within an existing
Lighting. District. Annexation and assessment balloting are required. Upon
tentative map approval, the applicant shall comply with conditions listed
below in order for the Lighting District to pay for the future operation and
maintenance of street lights. The Board of Supervisors must approve the
annexation and levy of assessment (should assessment balloting favor levy
of assessment) prior to filing of the final subdivision maps for each area with
the Registrar-Recorder/County Clerk.
(1) Request the Street Lighting Section to commence annexation and
levy of assessment proceedings.
DEPARTMENT OF PUBLIC WORKS
LAND DEVELOPMENT DIVISION - ROAD
TRACT MAP NO. 52829 (Rev.)
40®
Page 4/5
TENTATIVE MAP DATED 10-16-2002
(2) Provide business/property owner's name(s), mailing address(es), site
address, Assessor Parcel Number(s), and Parcel Boundaries in either
Microstation or Auto CADD format of territory to be developed to the
Street Lighting Section.
(3) Submit a map of the proposed development including any roadways
conditioned for street lights that are outside the proposed project area
to Street Lighting Section. Contact the Street Lighting Section for
map requirements and with any questions at (626) 300-47Q6.
d. For acceptance of street light transfer billing, all street lights in the
development, or the current phase of the development, must be constructed
according to Public Works approved plans and energized for at least one
year as of July 1st of the current year.
e. Note that the annexation and assessment balloting process takes
approximately five to six months to complete once the above information is
received and approved. Therefore, untimely compliance with the above will
result in a delay in receiving approval of the street lighting plans or in filing
the final subdivision map for recordation.
27. Provide and install street name signs prior to occupancy of buildings.
28. Install postal delivery receptacles in groups to serve two or more residential units.
29. Prior to final map approval, the subdivider shall enter into an agreement with the
County franchised cable TV operator (if an area is served) to permit the installation
of cable in a common utility trench. p
30. Underground all existing and new utility lines to the satisfaction of Public Works.
Please contact Construction Division at (626) 458=3129 for new location of any
above ground utility structure In the parkway. .
31. Comply with the traffic mitigation measures identified by our Traffic and Lighting
Division in the attached May 30, 2000 and September 10, 2002 letters to the
satisfaction of Public Works. If the mitigation measures include the installation of
signals and these signals are subsequently incorporated as district improvements
into the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District,
then the cost of such improvements may be credited against the project's District
fee obligation if approved by Public Works.
DEPARTMENT OF PUBLIC WORKS Page 5/5
LAND DEVELOPMENT DIVISION - ROAD
TRACT MAP N0. 52829 (Rev.) TENTATIVE MAP DATED 10-16-2002
32. Prior to final map approval, pay the fees established by the Board of Supervisors for
the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District in
effect at the time of recordation. The current applicable fee is $14,200.00 per
factored unit and is subject to change.
33. A deposit is required to review documents and plans for final map clearance.
Name Barry S. Witler Phone (626) 458-4915 Date 11-18-2002
msw
September 10, 2002
TO: Tom Hoagland
Land Development Division
Attention Randine M. Ruiz
FROM: John T. Walkerqll ►(��
Traffic and Lighti ivision
TENTATIVE TRACT NO. 52829
NEIGHBORHOOD TRAFFIC ANALYSIS (JULY 18, 2002)
SANTA CLARITA AREA
As requested, we have reviewed the above-mentioned document. The project site is Iodated
between Bouquet Canyon Park and Copper Hill Drive east of Haskell Canyon Road In the
unincorporated County of Los Angeles area of Santa Clar'ita.
The proposed project consists of. the development of 97 single-family dwelling units.
The proposed project is estimated to generate approximately 928"daily vehicle trips,
with 73 and 98 vehicle trips during the a.m. and p.m. peak hours, respectively.
The main access to the proposed project site Is via a new street connection, "B" Street,
Tentative Tract No. 52829, to Copper Hill Drive about 1,150 feet east of Haskell Canyon
Road. Two secondary accesses were previously proposed via two internal roadway
connections. Urbandale Avenue would link the proposed project to existing single-family
residential Tract No. 29474 to the south and Franwood Drive would link the proposed project
to existing single-family residential Tract No. 32264 to the east. The study analyzed the future
neighborhood traffic flow with and without the above-mentioned Urbandale Avenue
connection.
We agree with the study and our comments dated May 30, 2000 (copy attached) are still valid
and applicable tothis project with the exception of the pro -rate shares of cost to install traffic
signals with only one secondary internal roadway connection to Franwood Drive.
The developer shall enter Into a secured agreement with Public Works to pay for the
revised pro -rata shares of cost to install traffic signals at the Intersections shown on the
attached table. Traffic signals shall be installed onlywhen actual traffic conditions warrantthe
traffic signal.
If you have any questions, please contact Suen Fel Lau of our Traffic Studies Section
at Extension 4820.
SFL:sy
T-/P:\TLPUB\WPFILES\FILES\STU\FEI\EIR02185.wpd
Attach.
or OW
TABLE 1
TRAFFIC SIGNAL SHARES
TENTATIVE TRACT MAP NO. 52829
Rounded to the nearest ten dollars.
x The fee will be refunded in the event that the intersection Is realigned to a new location that will preclude
the need for a traffic signal.
��rpJei�t'
P'$Ycbrit
' Tot'a1:51graal
' ' Pioject
Intersection
Share
Cost
Cosfi'
1
Haskell Canyon Road/
8,7
F$179,000
$15,570
Copper HIII Drive
Old Spanish Trail ("A" Street-TT47657) and
38 1
$128,000
$46,770'
2
"B" Street • TT 52829/Copper HIII Drive
Rounded to the nearest ten dollars.
x The fee will be refunded in the event that the intersection Is realigned to a new location that will preclude
the need for a traffic signal.
Ll
May 30, 2000
Mr. Daniel Singh
Dentec Holdings, Inc.
1843 Business Center Drive
Duarte, CA 91010-2902
Dear Mr. Singh:
TRAFFIC IMPACT STUDY (FEBRUARY 5, 2000)
TENTATIVE TRACT 52829
SANTA CLARITA AREA
1
T-2
As requested, we have reviewed the Traffic Impact Study prepared for the project generally
located between Bouquet Canyon Park and Copper Hill Drive east of Haskell Canyon Road
in unincorporated Los Angeles County.
The project consists of the development of 97 single-family dwelling units with primary
access provided via a new street connection to Copper Hill Drive about 1,150 feet east of
Haskell Canyon Road. The project, at its build out Year 2003, is. estimated to generate
approximately 928 additional vehicle trips per day and 73 and 98 vehicle trips during the
a.m. and p.m. peak hours, respectively.
We agree with the study that the project alone will not have any significant impact on
County roadways in the area. The cumulative traffic generated by the project and other
related projects, however, will significantly Impact the.following County and County/City of
Santa Clarita intersections. The project should pay its fair share for the following mitigation
improvements:
Haskell Canyon Road/Cooper Hill Drive
North Approach: One left -turn lane, one through lane, and one shared
through/right-turn lane (convert shared through/left-turn lane to exclusive
left -turn lane, add one through lane, and convert exclusive right -turn lane to
shared through/right-turn lane).
0
Mr. Daniel Singh
May 30, 2000
Page 2
0
East Approach: One left -turn lane, one through lane, and one shared
through/right-turn lane (convert exclusive right -turn lane to shared
through/right-turn lane).
South Approach: Dual left -turn lanes and one shared through/right-turn lane
(convertthrough lane to second exclusive left -turn lane and convert exclusive
right -turn lane to shared through/right-turn lane).
It should be noted this lane configuration is different from what
Tentative Tract 47657 is proposing for the same approach at this
intersection. Tentative Tract 47657 proposed one left -turn lane, one through
lane, and a shared through/right -turn lane. However, since the traffic counts
taken for this project are more recent, we agree with the revised lane
configuration proposed in the traffic report for this project.
West Approach: One left -turn lane, one through lane, and one shared
through/right-turn lane (convert exclusive right -tum lane to shared
through/right-turn lane).
Agaianian Drive/Cooper Hill Drive
East Approach: One left -turn lane and two through lanes (convert shared
through/left-turn lane to exclusive left -turn lane and add two through lanes).
West Approach: One through lane and one shared through/right-turn lane
(add one through lane).
We recommend the developer enter Into a secured agreement with Public Works to pay
for the pro -rata shares of cost to install traffic signals at the intersections shown on the
enclosed table. Traffic signals should be installed only when actual traffic conditions
warrant the traffic signal.
The project should pay its fair share of the Bouquet Canyon Bridge and Major
Thoroughfare Construction Fee District.
Mr. Daniel Singh
May 30, 2000
Page 3
M
We recommend the City of Santa Clarita review this project for impacts/mitigations within
its jurisdiction.
if you have any questions, please contact Mr. Suen Fel Lau of our Traffic Studies Section
at(626)458-5909.
Very truly yours,
HARRY W. STONE
Dir for of Pkiblic Wgfks
JOHN H. SQUIER
Assistant Deputy Director
_) Traffic and Lighting Division
`, V C:vm
Q� Ts52929
Enc.
bc: Brian T. Sasaki
Land Development (Wong)
�Planning (Wliter)
yl3il�
TRAFFIC SIGNAL SHARES
TENTATIVE TRACT MAP 52829
' Rounded to the nearest ten dollars;
2 The fee will be refunded In the event that the intersection is realigned to a new location that will preclude
the need for a traffic signal.
VC:vm
T-21rS52829
5/30M
Project
No.
Intersection
Protect Percent
Total Signal
Traffic
Share
Cost
Signal Cost'
1
Haskell Canyon Road/
7.0
$162,000
$11,340
Copper Hill Drive
Old Spanish Trail (TT 47657
2
"A" Street) and TT 52829
32.6
$116,000
$37,820
"B" Street/Copper Hill Drive
TOTAL COST
$49,160
' Rounded to the nearest ten dollars;
2 The fee will be refunded In the event that the intersection is realigned to a new location that will preclude
the need for a traffic signal.
VC:vm
T-21rS52829
5/30M
Eli
DEPARTMENT OF PUBLIC WORKS
LAND DEVELOPMENT DIVISION - SEWER
TRACT MAP NO. 52829 (Rev.
rsi
Page 1/1
TENTATIVE MAP DATED 10-16-2002
The subdivision shall conform to the design standards and policies of the Department of
Public Works, in particular, but not limited to the following items:
The subdividershall install and dedicate main line sewers and serve each lotwith a
separate house lateral or have approved and bonded sewer plans on file with
Public Works.
2. The subdivider shall submit an area study to Public Works to determine if capacity
is available in the sewerage system to be used as the outlet for the sewers in this
land division. If the system is found to have insufficient capacity, upgrade of the
existing system is required to the satisfaction of Public Works.
3. The subdivider shall send a print of the land division map to the County Sanitation
District, witha request for annexation. The request for annexation must be
approved prior to final map approval.
4. Sewer reimbursement charges as determined by the Director of Public Works shall
be paid to the County of Los Angeles before the filing of this land division map.
5. Off-site improvements are required.
6. Easements are required, subject to review by Public Works to determine the final
locations and requirements.
7. City of Santa Clarita discharge approval is required.
8. A deposit is required to review documents and plans for final map clearance in
accordance with Section 21.36.010(c) of the Subdivision Ordinance.
r4c')If or
Name Barry S. Witler Phone (626) 458-4915 Date 11-18-2002
maw
7, 1
DEPARTMENT OF PUBLIC WORKS
LAND DEVELOPMENT DIVISION - WATER
TRACT MAP NO. 52829 (Rev.)
Page 1/1
TENTATIVE MAP DATED 10-16-2002
The subdivision shall conform to the design standards and policies of the Department of
Public Works, in particular, but not limited to the following items:
A water system maintained by the water purveyor, with appurtenant facilities to
serve all lots in the land division, must be provided. The system shall include fire
hydrants of the type and location as determined by the Fire Department. The water
mains shall be sized to accommodate the total domestic and fire flows.
There shall be filed with Public Works a statement from the water purveyor
I
ndicating that the water system will be operated by the purveyor, and that under
normal conditions, the system will meet the requirements for the land division and
that water service will be provided to each lot.
3. Off-site improvements are tentatively required.
Easements shall be granted to the County, appropriate agency or entity for the
purpose of ingress, egress, construction and maintenance of all infrastructure
constructed for this land division to the satisfaction of Public Works,
5. A deposit is required to review documents and plans for final map clearance in
accordance with Section 21.36.010(c) of the Subdivision Ordinance.
-tl GJ� fa r
Name Barry S. Witler Phone (626) 458.-4915 Date 11-18-2002
MM
COUNTY OF LOS ANGELES
I+IRE DEPARTMENT
5823 Rickenbacker Road
Commerce, California 40040
II'ATrR SYSTEM REOU1RrMENTS U1ViNCORPOBATED
abdivision No. 52829 Tentative Map Date October 16, 2002
evised Report yes
The County Forester and Fire warden is prohibited from setting requirements for water mains, fire hydrants and fire flows as a
condition of approval for this division of land as presently zoned and/or submitted. However, water requirements may be necessary
at the time of building permit issuance.
The required fire flow for public fire hydrants at this location is 1250 gallons per minute at 20 psi for a duration of _L hours, over
and above maximum daily domestic demand. _L Hydrant(s) flowing simultaneously may be used to achieve the required fire
flow.
] The required fire flow for private on-site hydrants is _ gallons per minute at 20 psi. Each private on-site hydrant must be
capable of flowing _ gallons per minute at 20 psi with two hydrants flowing simultaneously, one of which must be the
furthest from the public water source.
Fire hydrant requirements are as follows:
Install $ public fire hydrant(s). Upgrade / Verify existing public fire hydmnt(s).
Install , private on-site fire hydrant(s).
All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard 0503 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.
® Location: Asper map on file with the office.
❑ Other location:
9 All required fire hydrants shall be installed, tested and accepted or bonded for prior to Final Map approval. Vehicular access shall
be provided and maintained serviceable throughout construction.
] The County of Los Angeles Fire Department is not setting requirements for water mains, fire hydrants and fire flows as a
condition of approval for this division of land as presently zoned and/or submitted.
] Additional water system requirements will be required when this land is further subdivided and/or during the building permit
process.
] Hydrants and fire flows are adequate to meet current Fire.Department requirements.
] Upgrade not necessary, if existing hydrant(s) meet(s) fire flow requirements. Submit original water availability form to our office
omments:
II hydrants shall be installed in conformance with Title 20, County of Los Angeles Goverment Code and County of Los Angeles Fire Code, or appropriate city regulations.
tis shall include minimum six-inch diameter mains. Arrangements to meet these requirements must be made with the water purveyor serving the area.
y Inspector J. Yh" Date November 21, 2002
Land Development Unit — Fire Prevention Division — (323) 890-4243, Fax (323) 890-9783
[flon
,'� m g'
Subdivision: 52829
C 'TY OF LOS ANGELES
FIRE DEPARTMENT
3823 Rickenbackv Road
Commerce, California 90040
1.1
� 1 a ;• 1 .; 1 t 111 � I►Il a i I is y 1
Map Date October 16, 2002
C.U.P. 99-020 Vicinity Newhall North
�\ FIRE DEPARTMENT HOLD on the tentative map shall remain until verification from the Los Angeles County Fire Dept.
Planning Section is received, stating adequacy of service. Contact (323) 881-2404.
® Access shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 902 of the Fire Code, which requires all
weather access. All weather access may require paving.
® Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures.
® Where driveways extend further than 300 feel 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 their
integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for driveways that extend over 150
feet in length.
® The private driveways shall be indicated on the final map as "Private Driveway and Firelane" with the widths clearly depicted.
Driveways shall be maintained in accordance with the Fire Code.
® 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.
® 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. (Contact: Fuel
Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205 for details).
® Provide Fire Department or City approved street signs and building access numbers prior to occupancy.
❑ Additional fire protection systems shall be installed in lieu of suitable access and/or fire protection water.
❑ The final concept map, which has been submitted to this department for review, has fulfilled the conditions of approval
recommended by this department for access only.
❑ These conditions must be secured by a C.U.P. and/or Covenant and Agreement approved by the County of Los Angeles Fire
Department prior to final map clearance.
❑ The Fire Department has no additional requirements for this division of land.
Comments: Ws Recommend approval of the proposed tentative map as submitted with the following conditions:
No gates are allowed for the development.
All single and two adloining flag lots shall provide for 20' of paved vehicular access said paying shall be
Installed prior to construction.
Flag lots 96 & 97 shall provide a fire department turnaround indicated compliance on the final mac
3y Inspector: !f M-1 Date November 21, 2002
Land Development Unit — Fire Prevention Division — (323) 890-4243, Fax (323) 890-9783
1i;16/2002 13:45 21348703% PARKS AND REC 4TH FL PAS: 01/1'2
LOS ANGELES COUNTY
DEPARTMENT OF PARKS AND RECREATION
PARK OBLIGATION REPORT
-: !e:ide Map ar 52829DRP Map Daie;1011612002 SCM Date: 1111$12002 Report Date; 1111 112002
__"... cin,. Area 4 356 CASTAIC I VALVERDE Map Type:RE-V. (REV iECD)
Total Units 98 Proposed Units 96 'n+ Exempt Units I�
=''ions 21.24.340, 21.24.350, 21.26.120, 21.28.130, and 21.28.140, the County of Los Angeles Code, Title 21. Subdivhlon
^75-,anoe provide that the County will determine whether the development's park obligation Is to be mel by;
the dedication of land for public or private park purpose or,
2) the payment of In -lieu fees or,
3) the provision of amenities or any combination of the above.
"= s?eolfic determination of how the park obligation will be satisfied will be based on the conditions of approval by the edvlE cry
.c:S`cv as recommended by the Department of Parke and Recreation.
Perk lend obligation In acres or In -lieu fees: ACRES; 0.60
IN -LIEU FEES:. $109,000
CcndiVons of themap approveh
ark obtigatlon for thin development will be met by:
The payment of $109,800 In -lieu Tees.
Tills:
No trails. -.--- — — _ — -
Post-Ite Fax Note 7671
Dale I l e -t72 Pee D 2
To BFI-11. E W
IV
From apT
COJDePI.
Co. f'AC Mme,.
PhonoN _GAa2l
Phone 213 X58- a 72
Fax N 213 2 - O
Fax P 8 - Q go
Contect Petrocenle T. Sobrepeha, Acting Park Planner, Department of Parks and Recreation, 433 South Vermont Avenue, L i6
An.-O!er. Celifonlfe, 90020 at (213) 738-2972 for further information or an appointment to make an In -lieu fee payment.
=:r
c- formation o_V Hiking and Equestrian Trail requirements contact Tonda Lay, Trail Coordinator at (213) 738-2110.
4eserber,
Supv D 6' h
Advanced Planning Section Heed NoVember 18, 201 2 13:04:16
QI AB02F.F'RX
LOS ANGELES COUNTY
DEPARTMENT OF PARKS AND RECREATION
PARK OBLIGATION WORKSHEET
TenieUve map ft 82839 DRP Map Date; 10/16/2002 SMC Date: 11111)/2002
P!anning Area # 35B CASTAIC i VALVERDE
`tie formula for calculating the acreage obligation and or InAeu fee Is as follows;
(P)eople X (0.003) Goal X (U)nits c (X) acres obligation
(X) acres obligation x AFMV/Aore . In -Lieu Base Fee
Report Date: 11/1:12002
Map Type:REV. (REV ItECD)
awleaa�- , mr.:mairm.-
Where: P d Estimble of number or People per dwelling unit according to the 1
as
determined by the 1890 people for de
U.S. Census', Assuma • type of dwelling unit tached single-family resea
idences;
Assume' people for attached single-family (tovnhouca) residences, two-family residenow, and
apartment houses containing fewer than five dwelling units; Assume • people for apartment houses
containing five or more dwelling units; Assume' people for mobile homes.
Fork rvea e- a5B CASTAIC / VALVERDE
G021 = The subdivision ordinance allows for the goal of 3.0 acres of Pero land foreach 1,000
generated by the development, This goal Is calculated as -0.0030" In the fomtule. p@ople
U ' Total approved number of Dwelling Units.
X ' Local Park space obligation expressed in terms of acres.
AFMV/qpm c Average Fair Marked Value per Acre by Park Planning Area.
.._.._.._.._.._.._.._.._.._.._.._.._.._.._......_.._.._.._.._.._.._.._.._.._.. .......................................
Total Units 95 - Proposed Units 9s + Exempt Units p —I
iupv b Gth
November 18, 200:! 13!04;4:;
QN BOt F.FFU:
COUNTY Of Los ANGELES
DEPARTMENT of HEALTH SERVICES
Pubiic Health
THOMAS L. GARTHWAITE, M.D.
DIRECTOR and CHIEF MEDICAL OFFICER
FRED LEAF
CHIEF OPERATING OFFICER
JONATHAN E. FIELDING, M.D., M.P.H.
Director of Public Health and Health Officer
Environmental Health
ARTURO AGUIRRE, Director
Bureau of Environmental Protection
Mountain & Rural/Waler, Sewage 8 Subdivision Program
5050 Commerce Drive, Baldwin Park, CA 91706.1423
TEL (925)430.6360 • FAX (626)613.1016
V;".lapubllchealth.orglehiprogslenvirp.htm
November 12, 2002
Tract No: 52829
Vicinity: Santa Clatrita/Bouquet Canyon
Vesting Tentative Map (41 Revision) Date: October 16, 2002
0
BOARD OF SUPERVISORS
Gloria Molina
Find District
Yvonne erethwalte Burke
Second Diabicl
Zev Yamslaysky
Thin) District
Den Rose.
Fourth OISWd
Michael D. Anionovlch
FMN Oistftt
The Los Angeles County Department of Health Services has no objection to the approval of Vesting
Tentative Tract Map 52829, with the understanding that potable water needs will be supplied by a public
water system, Santa Clarita Water District, which guarantees water connection and service to all lots, and
wastewater treatment demands will be accommodated through public wastewater treatment facilities of the
Los Angeles Sanitation District 26 and 32 as proposed.
If you have any questions or need additional information, please contact Patrick Nejadian at 626-430-5380.
Respectfully,
Russell A. Johnson, R .H.S., Chief,
Mountain & Rural/Water, Sewage & Subdivision Program