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HomeMy WebLinkAbout2013-03-26 - RESOLUTIONS - MC 12-132 HABITAT FOR HEROES (2)RESOLUTION NO. 13-15 A RESOLUTION OF THE CITY OF SANTA CLARITA TO ADOPT THE MITIGATED NEGATIVE DECLARATION PREPARED FOR THE PROJECT AND APPROVE MASTER CASE 12-132 (GENERAL PLAN AMENDMENT 12-001, TENTATIVE TRACT MAP 072039, RIDGELINE ALTERATION PERMIT 12-001, HILLSIDE REVIEW 12-001, CONDITIONAL USE PERMIT 12-009, INITIAL STUDY 12-006) TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM BUSINESS PARK (BP) TO A GENERAL PLAN LAND USE DESIGNATION OF URBAN RESIDENTIAL 3 (UR3) AND A ZONING DESIGNATION OF RESIDENTIAL MODERATE (RM) TO ALLOW FOR THE CONSTRUCTION OF 87 AFFORDABLE HOUSING UNITS LOCATED AT ASSESSOR'S PARCEL NUMBER 2836-015-029, JUST SOUTH OF THE INTERSECTION OF CENTRE POINTE PARKWAY AND GOLDEN TRIANGLE ROAD, IN THE CITY OF SANTA CLARITA, WITH THE ATTACHED ZONE CHANGE (EXHIBIT "A"), GENERAL PLAN AMENDMENT (EXHIBIT `B"), AND CONDITIONS OF APPROVAL (EXHIBIT "C") WHEREAS, in June 2011, the City Council adopted the General Plan of the City of Santa Clarita and certified the Envirormiehtal Impact Report. The City's General Plan Land Use and Zoning Maps presently designate the subject property as Business Park (BP); ' WHEREAS, on September 21, 2012, Habitat for Humanity (the applicant) filed an application (Master Case 12-132) for the construction of a 87 affordable housing units located at assessor's parcel number 2836-015-029, just south of the intersection of Centre Point Parkway and Golden Triangle Road in the City of Santa Clarita; WHEREAS, The project will provide low and very low income housing to veterans of the United States Military and their families; WHEREAS, the proposed residential units can be considered as part of the City of Santa Clarita's Regional Housing Needs Assessment for affordable housing; WHEREAS, the subject property has a gross acreage of approximately 22.8 acres. A total of 9.4 acres will be disturbed by the project; WHEREAS, the application includes General Plan Amendment 12-001 and Zone Change 12-001 to change the Zoning and General Plan land use designation of the subject site from Business Park (BP) to a General Plan land use designation of Urban Residential 3 (UR3) and a Zoning designation of Residential Moderate (RM), Tentative Tract Map 072039 for the creation of a single lot subdivision with 87 condominium lots, Ridgeline Alteration Permit 12-001 and Hillside Review 12-001 for development on an identified significant ridgeline, and Conditional Use Permit 12-009 for the import of more than 100,000 cubic yards of earth for grading ' purposes; WHEREAS, the surrounding land uses include a Bowman High School to the south, Creative Years Preschool to the north, professional office space to the east and undeveloped land to the west; WHEREAS, the application was deemed incomplete on October 8, 2012, lacking the necessary information to process the development application. The applicant worked with staff to provide the necessary information to deem the application complete on November 15, 2012; WHEREAS, the Planning Commission held a duly noticed public hearing on this project commencing on February 19, 2013, at 6:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita; WHEREAS, at the hearing described above, the Planning Commission considered the staff report, staff presentation, applicant presentation, and public testimony on the proposal and unanimously approved Resolution P13-001, recommending the City Council approve Master Case 12-132; WHEREAS, at the hearing described above, the Planning Commission directed staff to include an additional Condition of Approval to require testing of soil for hazardous materials; WHEREAS, the City Council held a duly noticed public hearing on this project commencing on March 26, 2013 at 6:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita; and I WHEREAS, at the hearing described above, the City Council considered the staff report, staff presentation, applicant presentation, public testimony and conducted their own deliberations. NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Santa Clarita, California, as follows: SECTION 1. FINDINGS FOR A GENERAL PLAN AMENDMENT. Based on the foregoing facts and findings and the entire record, the City Council hereby finds as follows: a. Following approval of General Plan Amendment 12-001 amending the Land Use Element Land Use Map, Master Case 12-132 is consistent with the land use designation of Urban Residential 3 (UR3). Furthermore, General Plan Amendment 12-001 is consistent with the goals and policies established in the General Plan as follows: • Goal H2: Assist in the development of adequate housing to meet the needs of extremely low, very low, low and moderate income households, The proposed project would provide 87 affordable housing units to be offered to , veterans of the United States military and their families. The proposed housing product would be offered at or below Low Income (80% median income) or Very Low Income (50% median income). 2 • Policy H 2.1.3: Encourage the development of housing affordable to lower income groups in meas well served by public transportation, schools, retail, and other services; The proposed project is located within a regional commercial center containing various retail uses, grocery uses and professional services. In addition to the recreational amenities on-site, the subject property is within close proximity to the City's George A. Caravalho Sports Complex which offers a wide variety of recreational and community functions. The subject property is also in close proximity to the bike path that runs along Soledad Canyon Road connecting the subject property to nearly 70 miles of community -wide trails and paseos. Finally, the project site would be served by a bus stop along the project frontage and is in proximity to the Santa Clarita Metrolink station. C Program 112.7: Collaborate with Non -Profit Affordable Housing Developers; Founded in 1976, Habitat for Humanity International is a non-profit organization that develops affordable housing units for the community. • Policy LU 1.3.5. Encourage flexible siting and design techniques within hillside areas in order to preserve steep slopes or other unique physical features, including clustering of residential units provided all residential lots meet the applicable minimum lots size requirements of the Land Use Element and the Zoning Ordinance, including the Community Special Standards Districts; The project proposes to retain all significant ridgelines by clustering development near the existing roadway, away from the ridge on portions of the site that were previously disturbed. Although the project site is nearly 23 acres in size, only 9.4 acres are proposed for development. The balance of the project site, approximately 13.6 acres, will remain undisturbed. b. The RM zone allows for a density -maximum of 1 1 units per gross acre. However, given the average cross slope of the subject property the maximum number of units is 88. The proposal calls for 87 units is within the threshold. Further, the proposed project complies with all of the standards and requirements for residential development as defined by the Unified Development Code (UDC) Section 17.15.020. SECTION 2 TENTATIVE TRACT MAP FINDINGS. Based on the foregoing facts and findings for Tentative Tract Map 072039, the City Council hereby find as follows: a. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the City of Santa Clarita General Plan, Unified Development Code, and any specific plan; 3 As identified and described in Section 1(a), the proposed project is consistent with the General Plan Housing Element Goal H 2, Policy H 2.1.3, Program H 2.7 and Policy LU 1.3.5. It is also consistent with the density requirements of the proposed Urban Residential (UR3) General Plan land use designation and Residential Moderate (RM) zoning designation. The project is also consistent with all requirements for residential development described in Sections 17.15 and 17.18 of the UDC. b. The project site is physically suited for the type of development; Following the approval of General Plan Amendment 12-001, the project site will be suitable for residential development. The project site will assume a maximum density of 1 I units per gross acre. Given the cross slope of the subject property the maximum number of units is 88. The proposal calls for 87 units which is within the threshold. In addition, the project is consistent with the allowable height for structures in the Residential Moderate (RM) zone. C. The site is physically suitable for the proposed density ofdevelopment; The proposed project calls for a one -lot subdivision including 87 condominium lots. The project site will assume a maximum density of 11 units per gross acre. Given the cross slope of the subject property the maximum number of units is 88. The proposal calls for 87 units which is within the threshold. d. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat; A Mitigated Negative Declaration (MND) was prepared for the project and concluded that all impacts to the environment, fish and wildlife can be mitigated to a level that is less than significant. No special status plant or wildlife species were observed on-site during a biological assessment performed for the project. However, there is a moderate to high probability that five special status plant species and two special status wildlife species could occur on site. Mitigation measures have been incorporated to reduce impacts to a level that is less than significant. e. The design of the subdivision or type of improvements is not likely to cause serious health problems, A Mitigated Negative Declaration (MND) was completed for the project and concluded that impacts associated with the project will have a less than significant impact on public health. Furthermore, a Phase I Environmental assessment was completed for the project and concluded that: • The subject property is not expected to constitute the potential for recognized ' enviromnental conditions, 4 • The nature and extent of previous operations on the subject property are not expected to constitute the potential for business environmental risk; and The subject property does not constitute a material threat to public health or the environment f The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, or for access through or use of property within the proposed subdivision; The applicant shall dedicate all required rights-of-way and easements as required by the project. As such, there is no conflict with easements acquired by the public at large. SECTION 3 RIDGELINE ALTERATION PERMIT FINDINGS. Based on the foregoing facts and findings for Ridgeline Alteration Permit 12-001, the City Council hereby finds as follows: a. The proposed use in in conformance with the various goals and policies of the General Plan; As identified and described in Section 1, the proposed project is consistent with the General Plan Housing Element Goal H 2, Policy H 2.1.3, Program H 2.7 and LU 1.3.5. b. The use or development will not be materially detrimental to the visual character of the neighborhood or community, nor will it endanger the public health, safety or general we fare; A Mitigated Negative Declaration (MND) was prepared for the project and concluded that any impacts to visual character, public health and safety or the general welfare will be less than significant. Further, as described in Section 2(e), a Phase I Environmental assessment was completed for the project and concluded that the proposed project does not constitute a material threat to public health or the environment. The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property, away from the ridgeline. Approximately 13.4 acres will remain undisturbed. Further, no structures would extend beyond the ridge top, and structure height is within the maximum allowable height for the Residential Moderate (RM) zone. C. The appearance of the use or development will not be different than the appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline in the vicinity; A Mitigated Negative Declaration (MND) was prepared for the project and concluded that that any visual impacts as a result of the project would be less than significant. The project site is in an urbanized area and between fully improved commercial and institutional uses within an active business park. Under the current BP (Business Park) 5 General Plan land use designation and zoning designation, the development of 355,000 square feet of commercial space could potentially be supported. The proposed 87 residential units are less intensive than the highest use the current zone would allow. As a result, the project would produce fewer visual impacts on the surrounding area than what the current land use designation and zone could potentially support. The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property, away from the ridgeline. Approximately 13.4 acres will remain undisturbed. Further, no structures would extend beyond the ridge top, and structure height is within the maximum allowable height for the Residential Moderate (RM) zone. d. The establishment of the proposed use or development will not impede the normal and orderly development and improvement of surrounding property, nor encourage inappropriate encroachments to the ridgeline area; The proposed development is in an urbanized area and between fully improved commercial and institutional uses within an active business park and, as a result, will not impede the normal and orderly development of surrounding property nor encourage inappropriate encroachments to the ridgeline area. e. The proposed use or development will not violate the visual integrity of the ridgeline area as has been demonstrated through precise illustration and depiction required in Unified Development Code (UDC) Section 17.80.030, A Mitigated Negative Declaration (MND) was prepared for the project and, through the use of a visual analysis and simulation prepared for the project, concluded that visual impacts from the project will be less than significant. f The use or development minimizes the effects of grading to the extent practicable to ensure that the natural character of the ridgeline is preserved; The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property, away from the ridgeline on previously disturbed portions of the site. Approximately 13.4 acres will remain undisturbed. g. The proposed use or development maintains the appearance of natural ridgelines with uses and development consistent with density requirements established in UDC Section 17.80.035; As described in Section 2(b), the proposed project will comply with the City of Santa Ciarita's maximum density_requirements for hillside development as identified_ by UDC Section 17.80.035. The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered 6 PASSED, APPROVED, AND ADOPTED this 26th clay of March 2013. WAIr,��II- DATE: -/Y'l3 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS. CITY OF SANTA CLARITA) I, Armine Chaparyan, Interim City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 26th day of March 2013, by the following vote: AYES: COUNCILMEMBERS: Weste, Boydston, McLean, Ferry, Kellar NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None 15 a 1 FRIM RK es _o w tv tv cc V) o � • �d rel a �I _c 0 �r d o N c N _, 00 7 U toward the eastern edge of the property, away from the ridgeline. Approximately 13.4 acres will remain undisturbed. Further,, no structures would extend beyond the ridge top, and structure height is within the maximum allowable height [or the Residential Moderate (RM) zone. h. The proposed use or development utilizes or creates minimally invasive grading techniques, creates visual interest in the project site design and/or spacing of development that significantly exceeds the minimum standards identified in the City of Santa Clarita Hillside Development Guidelines,,- The uidelines; The proposed project will comply with the Hillside Development standards by: • Retaining all significant ridgelines by clustering development near the existing roadway. Although the project site is 22.8 acres in size, only 9.4 acres are proposed for development • Not resulting in any structures that would extend into the skyline above the ridge. The extent of the project will extend no further than 33 feet below the crest of the ridge; • Keeping the proposed project from extending beyond the ridge top, and maintaining structure height within the maximum allowable height for the Residential Moderate ' (RM) zone; and • Employing curvilinear street design. The proposed use or development is designed to rnimic the existing topography to the greatest extent possible through the use of landform contour grading; Grading for the project will follow the natural grand to the maximum extent possible and manufactured slopes will be revegetated to soften the appearance of the slope and provide soil stability. j. The proposed use or development demonstrates creative and imaginative site design resulting in a project that will complement the community character and provide a direct benefit to current and future community residents of not only the proposed use or development, but the residents of the City ofSanta Clarita as a whole; The project site is in an urbanized area and between fully improved commercial and institutional uses within an active business park. Under the current BP (Business Park) General Plan land use designation and zoning designation; the development of 355,000 square feet of commercial space could potentially be supported. The proposed 87 residential units is less intensive than the current zone would allow. As a result, the project would produce fewer visual impacts oil the surrounding area than what the current land use designation and zone could potentially support. In addition, the area proposed for development is clustered on the eastern_ portion of the subject property away from the ridgeline. Finally, approximately 60% of the project site would remain undisturbed in order to protect the existing character of the site for surrounding uses and aesthetic VA impacts. k _ The proposed use or development does not alter natural landmarks and prominent natural features of the ridgelines, A Mitigated Negative Declaration (MND) was prepared for the project and concluded that impacts to natural landmarks and prominent natural features will be less than significant. 1. The provisions and implementation of this section do not create an undue economic hardship or deny the minimal use of the land, The proposed project complies with the maximum unit density requirement based on the cross slope analysis provided and all requirements of the UDC for residential development. As a result, it does not create an undue economic hardship or deny the minimal use of land. The project proposes to provide affordable housing units to veterans of the United States military and their families. The units will be available to low and very low income families and be included toward the City's Regional Housing Needs Assessment (RHNA) obligation. SECTION 4. HILLSIDE REVIEW FINDINGS. Based on the foregoing facts and findings for Hillside Review 12-001, the City Council hereby find as follows: a. That the natural topographic features and appearances are conserved by means of landform grading so as to blend any manufactured slopes or required drainage benches into the natural topography, The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property, away from the ridgeline. Approximately 13.4 acres will remain undisturbed. The manufactured slopes will be revegetated to blend into the existing site and reduce visual impacts. Visual simulations prepared for the project demonstrate that aesthetic impacts will be minimal. A Mitigated Negative Declaration (MND) was prepared for the project and concluded_ that impacts to natural landmarks and prominent natural features will be less than significant. b. That natural, prominent topographic features are retained to the maximum extent possible, The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property, away fi-om the ridgeline. Approximately 13.4 acres will remain undisturbed. As described in Section 2(b), the proposed project will comply with the City of Santa Clarita's maximum density requirements for hillside development as identified by UDC Section 17.80.035. The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property, away from the ridgeline. Approximately 13.4 acres will remain undisturbed. Further, no structures would extend beyond the ridge top, and structure height is within the maximum allowable height for the Residential Moderate (RM) zone. A Mitigated Negative Declaration (MND) was prepared for the project and concluded that impacts to natural landmarks and prominent natural features will be less than significant. C. That clustered sites and buildings are utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and erre compatible with existing neighborhoods, ' The entire subject property is approximately 22.8 acres in size. The disturbed footprint of the project is approximately 9.4 acres in size and is clustered toward the eastern edge of the property and on portions of the site that were previously disturbed, away from the ridgeline. Approximately 13.4 acres will remain undisturbed. A Mitigated Negative Declaration (MND) was prepared for the project and found that: • Seven oak trees are in the vicinity of the project site. Oak tree 44, which is on the project site, is dead. Oak Tree #6, a heritage oak, is located off of the project site, but a portion of its canopy extends over the northern boundary of the project site. The remaining five oaks are located entirely off of the project site to the north. Neither Oak Tree #4 nor Oak Tree 46 is within the grading envelope of the proposed project and will not be encroached upon. No oak trees will be removed as part of the proposed project. Impacts to oak trees will be less than significant; • The project will not extend further than 33 feet below the ridgeline; and • Impacts to natural landmarks and prominent natural features will be less than significant. d. That building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain are utilized,,: The proposed project complies with all requirements for residential development as identified by the Santa Clarita UDC Sections 17.15 and 17.18. As a result, all setbacks, heightsand building forms within the proposed project are appropriate for the subject M property. The maximum height of the proposed shructures is 23 feet which is within the maximum allowable height for the Residential Moderate (RM) zone. None of the proposed structures will extend into the skyline beyond the top of the ridge. e. That plant materials are conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, reduce the maintenance cost to public and private property owners; Conditions of approval for the project require all final landscape plans to: • Demonstrate the application of jute netting to all graded slopes five feet in elevation and elsewhere as needed for erosion control; and • Demonstrate that all graded slopes shall be landscaped to prevent slope erosion at a rate of one 24" box tree per 150 square feet of slope area and one l -gallon sized shrub per 100 square feet of slope area (pending fire] modification requirements). f That curvilinear street design and improvements that serve to minimize grading alterations and emulate the natural contours and character of the hillsides are utilized,- Grading tilized; Grading for the project will follow the natural grand to the maximum extent possible and I manufactured slopes will be revegetated to soften the appearance of the slope and provide soil stability. g. That grading designs that serve to avoid disruption to adjacent properties are utilized,- Grading tilized; Grading for the project will follow the natural grand to the maximum extent possible and manufactured slopes will be revegetated to soften the appearance of the slope and provide soil stability - That site design and grading that provide the minimum disruption of view corridors and scenic vistas from and around any proposed development are utilized; A Mitigated Negative Declaration (MND) was prepared for the project and concluded that that any visual impacts as a result of the project would be less than significant. The project site is in an urbanized area and between fully improved commercial and institutional uses within an active business park. Under the current Business Park (BP) General Plan land use designation and zoning designation, the development of 355,000 square feet of commercial space could potentially be supported. The proposed 87 residential units are less intensive than the highest use the current zone would allow. As a result, the project would produce fewer -visual impacts on the surrounding area than what the current land use designation and zone could potentially support. Further, the ' project is not on or adjacehf to any state scenic highways, and will not encroach further than 33 feet below the ridgeline. Impacts to view corridors as a result of the proposed 10 project are less than significant. SEC'T'ION 5. CONDITIONAL USE PERMIT FINDINGS. Based on the foregoing facts and findings for Conditional Use Permit 12-009, the City Council hereby find as follows: U. The proposed location, size, design, and operating characteristics of the proposed project is in accordance with the purpose of the Unified Development Code, the purpose of the zone in which the site is located, the Santa Clarita General Plan, and the development policies and standards of the City; The proposed residential project is consistent with the intent of the Unified Development Code (UDC) outlined in Section 17.01.020 and 17.11.010.A of the UDC in that it provides additional affordable housing units for the community while sustaining a balance of residential, commercial, and transportation options. Further, the project will support the goals and policies outlined in the Housing Element of the General Plan which encourage the development of affordable housing projects, throughout the City while encouraging the use of alternative transportation modes to reduce vehicle miles traveled throughout the City. The proposed . project is consistent with the standards for residential development identified in the Santa Clarita Unified Development Code (UDC) Section 17.15 and will ' not require approval of any variances. The,project requires the approval of a Conditional Use Permit to allow for the import of approximately 131,000 cubic feet of earth from an off-site location approximately 1/4 of a mile from the subject property. A Conditional Use Permit (CUP) is required for the import, of earth exceeding 100,000 cubic yards. With the approval of the proposed CUP, the project will be consistent with all regulations established in the City's UDC, as well as with the goals and policies outlined in the City's General Plan. Impacts will be minimized given the import site's proximity to the subject property. b. The location, size, design, and operating characteristics of the proposed project will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, buildings, structures, or natural resources, with consideration given to. 1. Harmony in scale, bulk, coverage, and density, Following approval of the proposed General Plan Amendment, Master Case 12-132 is consistent with the designation of Residential Moderate (RM). The RM zone allows for a density -maximum of 11 units per gross acre. However, given the average cross slope of the subject property the maximum number of units is 88. The proposal calls for 87 units is within the threshold. Further, the proposed ' project complies with all of the standards and requirements for residential development as defined by the Unified Development Code (UDC) Sections 17.15 and 17.18. 2. The availability ofpublic facilities, services and utilities; The project site is located in a developed portion of the City of Santa Clarita that is currently serviced by sewer, power, gas and water utilities and will not create a significant demand for additional utilities on the project site. Fire and police services are anticipated to be adequate for the area. 3. The harmful effect, if any, upon desirable neighborhood character, The project site is located on a commercial corridor in the City and is currently vacant. The construction of the proposed housing units on the project site will be compatible with and he served by the surrounding commercial uses and transportation infrastructure and will provide affordable housing units for the community. The proposed project complies with all requirements for residential development as identified by the Santa Clarita UDC Sections 17.15 and 17.18.. As a result, all setbacks, heights and building forms within the proposed project are appropriate for the subject property. The maximum height of the proposed structures is 23 feet which is within the maximum allowable height for the Residential Moderate (RM) zone. None of the proposed structures will extend into the skyline beyond I the top of the ridge. 4. The generation of traffic and the capacity and physical character of surrounding streets; The project site will take access from Center Pointe Parkway. The current zone and existing traffic system could support 355,000 square feet commercial or light industrial space. The proposed project calls for 87 multi -family units and is less traffic intensive than the current zone contemplates. The existing roadway network in the vicinity of the project site will accommodate the proposed project. The traffic study prepared for the project was reviewed by the City's Traffic Engineering Division and the proposed project was found to have no significant impact on the City's roadways. 5. The suitability of the site for the type and intensity of use or development which is proposed,- The roposed; The project site is located on a commercial corridor in the City and is currently vacant. The construction of the proposed housing units on the project site will be compatible with and be served by the surrounding commercial uses and transportation infrastructure and will provide affordable housing units for the community. The proposed project complies with all requirements for residential development 12 as identified by the Santa Clarita UDC Sections 17.15 and 17.18. As a result, all setbacks, heights and building forms within the proposed project are appropriate for the subject property. The maximum height of the proposed structures is 23 feet which is within the maximum allowable height for the Residential Moderate (RM) zone. None of the proposed structures will extend into the skyline beyond the top of the ridge. 6. The project will not have a harmful effect upon environmental quality and natural resources, An MND was completed for the project and concluded that impacts associated with the project will have a less than significant impact on public health. Furthermore, a Phase I Environmental assessment was completed for the project and concluded that: • The subject property is not expected to constitute the potential for recognized environmental conditions; • The nature and extent of previous operations on the subject property are not expected to constitute the potential for business environmental risk; and • The subject property does not constitute a material threat to public health or ' the environment. C. The proposed location, size, design, and operating characteristics and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity,' A MND was prepared for the project. All impacts associated with the project were found to either be less than significant or will be brought to a level of significance through the implementation of mitigation measures. d. The proposed use complies with each of the applicable provisions of this Code and does not require approval of a variance or adjustment; . The proposed project will comply with the Unified Development Code (UDC) including Section 17.15 (Property Development 'Standards) regarding the development of residential structures in the City and will provide the required parking consistent with Section 17.18 (Parking Standards) of the UDC. The project will not require a variance or adjustment. SECTION 6. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based on the foregoing facts and findings, the City Council find as follows: a. An Initial Study and a Mitigated Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA); 13 b. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The MND was posted and advertised on January 21, 2013, in accordance with CEQA. The public review period was open from January 21, 2013 through February 19, 2013; C. There is no substantial evidence that the project will have a significant effect on the environment. The MND reflects the independent judgment of the Planning Commission of the City of Santa Clarita; d. The location of the documents and other material which constitutes the record of proceedings upon which the decision of the City Council is made is the Master Case 12-132 project file within the Community Development Department and is in the custody of the Director of Community Development; and e. The City Council, based upon the findings set forth above, hereby finds that the Mitigated Negative Declaration for this project has been prepared in compliance with CEQA. SECTION 7. APPROVAL: Mitigated Negative Declaration and Master Case 12-132 (General Plan Amendment 12-001, Tentative Tract Map 072039, Ridgeline Alteration Permit 12-001, Hillside Review 12-001, Conditional Use Permit 12-009, Initial Study 12-006) to change the General Plan land use designation from Business Park (BP) to a General Plan Land Use Designation of Urban Residential 3 (UR3) to allow for the construction of 87 affordable housing units located at Assessor's Parcel Number 2836-015-029, just south of the intersection of Centre Point Parkway and Golden Triangle Road, in the City of Santa Clarita, are approved subject to the attached Zone Change (Exhibit "A"), General Plan Amendment (Exhibit "B") and Conditions of Approval (Exhibit "C"). 14 12 re c � Z m a) o � v Q) Q) J � a) CD !n � O L O L N m a) L N (L) N J D 4, m wi EXHIBIT C I MASTER CASE 12-132 FINAL CONDITIONS OF APPROVAL GENERAL CONDITIONS GCI. The approval of this project shall expire if the approved use is not commenced within two years from the date of conditional approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita's Unified Development Code (UDC). GC2. To the extent the rise approved with this project is a different use than previously approved for the property, the prior approval shall be terminated along with ally associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre -commencement approval period. Once commenced, any discontinuation of the use approved with this project for a continuous period of 180 calendar days or more shall terminate the approval of this use along with any associated vested rights to such use. The pre-existing legal use shall not he re-established or resumed after the 180 day period. Discontinuation shall include cessation of a use regardless of intent to resume. GC3. The applicant shall be responsible for notifying the Director of Community Development in writing of any change in ownership, designation of a new engineer, or change in the status of the developer, within 30 days of said change. GC4. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this project, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the city fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indenmify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both the following occur: 1) the City bears its own attorney's fees and costs; and 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. GCS. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC6. This grant shall not be effective for any purpose until the permittee and the owner of the, property involved (if other than the permittee)have filed with the Director of Community Fxhiba If. Condiii017e ofApproval Mosler Case #12-132 April 1, 2013 Page 2 of 17 Development, their affidavit (Acceptance Form) stating that they arc aware of, and agree to accept, all of the conditions of this grant. GC7. Details shown on the site plan are not necessarily approved. Any details which are inconsistent with the requirements of state or local ordinances, general conditions of approval, or City policies and not modified by this permit must be specifically approved in writing. GCB. It is further declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, of ordinance is violated, the City may commence proceedings to revoke this approval. PLANNING DIVISION: PLI. Guest parking shall be provided on the project site at a ratio of one guest parking stall for every two units. Based on the 87 proposed units, a minimum of 44 guest parking stalls. PL2. The applicant shall provide open space/recreational amenities on the project site in addition to, or in place of, the area designated as a community garden. The closest recreational opportunities for the development are at the City of Santa Clarita Sports Complex and Aquatics Facility nearly one mile away from the project site. Open space is required to be provided for each residential unit in accordance with Section 17.15.020.J.4 of the Unified Development Code as follows: a) Studio Units — 200 square feet b) One Bedroom Units — 300 square feet c) Two (or more) Bedroom Units — 400 square feet d) Single-family Detach ed/Townhome Units — 650 square feet Please be aware that at least 50% of the open space mentioned above must be provided as exclusive use area for each residential unit, with the remaining open space to be provided for the use of recreational amenities for the community as a whole. PL3. Each residential unit shall have a two -car garage measuring a minimum of 20 feet by 20 feet measured on the interior Wall of each garage. PL4. All buildings are required to provide 360° architecture. In addition, the City has adopted Community Character and Design Guidelines that can be found at http://www.santa- clarita.conn/hndex.aspx7page=674. E. Mbit A. Conditions Of Approval Master Case #12-132 April 1, 2013 Page 3 of 17 PL5. Setbacks shall be provided as follows a) A minimum setback from Centre Pointe Parkway shall be 20'-0" b) A minimum setback from all side property lines (the daycare and school properties) of 5'-0" c) A minimum setback of 10'-0" shall be provided between each residential unit/structure on the project site. PL6. All on-site lighting shall be directed down and shall be screened from adjacent properties, including the public street. PL7. The applicant shall demonstrate that on-site lighting will not spill over on to adjacent properties as demonstrated in a photometric plan. PL8. All units shall be sold to veterans and their families within HUD Income Limits at or below "Low Income (80%)" or "Very Low Income (50%)" for the region as defined by Los Angeles County and the property shall be deed restricted for 30 years to require any resale of a unit within that 30 year period would require recordation of a new 30 year deed restriction for such unit on the same terms. PL9. The applicant shall work with the adjacent schools during grading and constriction to limit exposure to students and faculty. PL1O. The applicant shall comply with all mitigation measures outlined by the Mitigation Plan included with the Initial Study and Mitigated Negative Declaration prepared for this project. PL11. Any environmental alterations from project related grading shall be restored to the satisfaction of the City Engineer. Landscape Requirements General Comments LRI. Prior to issuance of grading permits, the applicant shall provide final landscape, lighting and irrigation plans (Landscape Document Package) for the Director of Community Development Department review and approval. The plan must be prepared by a California -registered landscape architect and shall be designed with the plant palette suitable for Santa Clarita (Sunset Western Garden Book Zone 18, minimum winter night temperatures typically 20° to 30° F, maximum summer high temperatures typically 1.05.'.F to 110° F). The landscape design plan shall meet the design criteria of the State Water Exhibit A. Condilions oJApproval 1 Uas[er Case 112-132 April 1, 2013 Page 4 of 17 Gfficicncy Landscape Ordinance as well as all other current Municipal Code / Unified Development Code requirements. LR2. The applicant shall be aware that additional fees will be required to be paid by the applicant for the review of required landscape and irrigation plans by the City's landscape consultant based on an hourly rate. An invoice will be provided to the applicant at the completion of the review of the plans. The applicant will be required to pay all associated fees to the City of Santa Chnita prior to the release of the approved landscape and irrigation plans for the project. LR3. The planting and irrigation plans shall be submitted to the City Arborist/Oak Tree Specialist for review and approval for compliance with the Oak 'Free Preservation Ordinance (17.17.90). Standard Landscape Requirements and Conditions LR4. Required Landscape Plan Elements. Final landscape plans shall contain all elements as listed in the checklist for preliminary landscape plans and shall conform to the following: (a) The plant palette shall not include any plants listed as invasive exotic pest plants by the California Invasive Plant Council (lists available at littp://groups.ucanr.org/ceppc�, or other plants determined to be invasive by a competent botanist or biologist. (b) Landscape plans shall show plant material to screen at maturity all trash enclosures, transformer boxes, vault boxes, backflow devices, and other exterior mechanical equipment. Screening material may include trees, shrubs (15 gallon minimum size), clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures shall be screened with both shrubs and clinging vines. (c) Landscape plans shall show all lighting fixtures, base dimensions, and typical finish elevations. (d) The applicant shall apply jute netting to all graded slopes five feet (5') and higher in vertical elevation and elsewhere where needed for erosion control, and shall landscape graded slopes. (e) The faces of cut and fill slopes more than five feet in height shall be protected against damage by erosion by installing jute netting and planting with groundeover. In addition, slopes shall be planted with one (1) 24" -box tree per 150 square feet of slope area and one (1) 1 -gallon sized shrub per 100 square feet of slope area. Should this requirement become impossible or impracticable because of fuel modification requirements, the applicant may substitute a proportionate number of appropriate larger specimen trees to the satisfaction of the Director of Community Development. F.xhibil A: Conditions oJApproval Master Case U12-1 32 April 1, 2013 Page 5 of 17 (� The applicant shall place water -conserving mulching material on all exposed soil it) planting areas not covered by turf grass. Mulching material may include, and is not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must be at least three (3) inches deep. (g) Prior to occupancy, the applicant shall install all proposed irrigation and landscaping, including irrigation controllers, staking, mulching, etc., to the satisfaction of the Director of Community Development. The Director may impose inspection fees for more than one landscape installation inspection. Fuel Modification Zone LRS. The project site is located within the high fire severity fuel modification zone. As a result, the landscape and irrigation plans will require the review and approval of the Los Angeles County Fuel Modification Unit. The applicant shall submit the final set landscape and irrigation plans for review to the Fuel Modification Unit and the City at the same time to allow for a concurrent review of the plans. Other Conditions LR6. The applicant shall work with the City to plant mature landscape material as appropriate throughout the project site. LR7. The City shall work with the applicant in the future to allow the City to plant trees on and construct trail improvements to the approximately 13.6 acres of undisturbed land located on the project site at the City's sole expense and without the requirement for additional funding resources from the applicant. The City and the Applicant shall work together to develop all necessary agreements to build and maintain the improvements identified by this condition. ENGINEERING DIVISION: General Requirements ENI. At issuance of permits or other grants of approval, the applicant agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.] HN2. Prior to issuance of building permits, a Tract Map prepared by or under the direction of a person licensed to.practice land _surveying _in the,State of California shall be filed in the FshibilA. Condilions gfitpploval A4asler Case 1112-132 ' Api 1, 20/3 Page Page G of 17 Office of the County Recordei, in compliance with applicable City of Santa Clarita, County of Los Angeles, and State of California Codes. EN3. At map check submittal, the applicant shall provide a preliminary Tract Map guarantee. A final Tract Map guarantee is required prior to Tract Map approval. EN4. Prior to Tract Map approval, the applicant shall establish a Property/Home Owners' Association (POA/HOA), or similar entity, to ensure the continued maintenance of all shared/conunon lots and drainage devices not transferable to the County Flood Control District. EN5. Prior to Tract Map approval, the applicant shall obtain approval fi-om the City Engineer and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for this development. The applicant shall reimburse the City for the City Attorney's review and approval fee. The CC&Rs shall include a disclosure to comply with the Geologist's recommendations in the Geology Report concerning restrictions on watering, irrigation, and recommend plant types. EN6. Prior to Tract Map approval, the applicant shall provide a Will Serve Letter from all necessary utilities, stating that service will be provided to this property. ENT Prior to building final, the applicant is required to install distribution lines and individual service lines for Community Antenna Television service (CATV) for all new development. Condominium/Lease Requirements EN8. Prior to Tract Map approval, the applicant shall submit a notarized affidavit to the City Engineer, signed by all owners of record at the time of filing of the map with the City, stating that any proposed condominium building have not been constricted or that all buildings have not been occupied or rented and that said building will not be occupied or rented until after the filing of the map with the County Recorder, Grading, Drainage & Geology Requirements EN9. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent with the approved tentative map, oak tree report and conditions of approval. The grading plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations. EN10. The site plan shows an in of 131,986 CY of dirt to the project. A. Prior to issuance of a grading permit for this project, the applicant shall submit a copy of the grading permit for the exporting site and an exhibit of the proposed haul route. Exhibit A. Conditions ofApproval Master Case #12-132 April 1, 2013 f17 Page 7 a� 17 The applicant is responsible to obtain approval from all applicable agencies for the dirt hauling operation. B. The applicant shall comply with the following requirements for the dirt hauling operation: 1. Obtain an encroachment permit for the work. 2. The hours of operation shall be established and approved by the City Traffic Engineer. 3. Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the City Engineer. 4, Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer. C. Prior to issuance of grading permit, the applicant shall pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $100,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be, determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. D. Prior to issuance of building permits, the applicant shall repair any pavement damaged by the dirt hauling operation to the satisfaction of the City Engineer. The limits of the road repairs shall be consistent with the approved haul route. EN11. Prior to the issuance of grading permit, the applicant shall obtain approval and connection permit from the Los Angeles County Department of Public Works, Land Development Division to connect the on-site storm drain system to a public storm drain system. EN12. Prior to grading permit, the applicant shall obtain approval of a drainage concept study for the proposed public storm drain system from the Los Angeles County Department of Public Works, Land Development Division. EN13. Prior to grading permit, the applicant shall have approved by the City Engineer, a drainage study demonstrating that post -development flows from the site will not be increased from pre -development flows, or mitigate for the increase. EN14. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for grading over any easements. EN15. Prior to Tract Map approval, the applicant shall place a note on the map, prohibiting the lot owners within this development from interfering with the established drainage and /:rhibil A. Conditions of Approval Alover Case #12-132 ' April 1, 2013 Page 8 n/l7 from erecting concrete block walls or similar solid constructions, except as approved by the City Engineer. EN16. Prior to issuance of building permits, the applicant shall construct all grading and drainage facilities within the project site. ENIT This project is a development planting priority project under the City's NPDES Municipal Stormwater Permit as a development with 10 or more dwelling units. Prior to issuance of grading permit, the applicant shall have approved by the City Engineer, an Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post construction best management practices (BMPs), maximizes pervious surfaces, and includes infiltration into the design of the project. Refer to the Standard Urban Stormwater Mitigation Plan (SUSMP) guide for details. EN18. On November 8, 2012, a new Los Angeles County storm water NPDES permit was adopted by the Regional Water Quality Control Board. Under the provisions of this permit, applicants will be required to install Low -Impact Development (infiltration) post - construction BMPs and address hydro -modification. This permit may impact the project in the future, depending on grading permit issuance timeline. ' EN19. This project will disturb one acre or more of land. Therefore, the applicant must obtain coverage under a statewide General Constriction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the applicant shall file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the City, the applicant shall have approved by the City Engineer a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI. Street Improvement Requirements EN20. Prior to any construction (including, but not limited to, drive approaches, sidewalks, curb and gutter, etc.), trenching or grading within public or private street right-of-way, the applicant shall submit a street improvement plan consistent with the approved tentative map, oak tree report and conditions of approval and obtain encroachment permits from the Engineering Division. EN21. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site shall be installed underground. EN22. Prior to street plan approval, the applicant shall submit a street tree location plan to the City's Urban Forestry Division for review and approval. The location of the street trees shall not conflict with sewer or storm drain infrastructure. The plan shall include proposed sewer lateral locations and storm drain infrastructure for reference. Exhibi/ A: Condi ions gfAppruval Master Cuse #12-132 April 1. 2013 Page 9 of 17 EN23. Prior to Tract Map approval, the applicant shall record an irrevocable offer of dedication, for the future Golden Triangle Road right-of-way within the project site, a total width of 70 feet from railroad's (MTA) right-of-way limits, as directed by the City Engineer. EN24. Prior to Tract Map approval, the applicant shall record an irrevocable offer of dedication for a slope easement within the project site, to accommodate the future extension of Golden Triangle Road, as directed by the City Engineer. EN25. Prior to the Tract Map being filed with the County Recorder, the applicant shall not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements; unless subordinated to the proposed grant or dedication. If easements are granted after the date of tentative map approval, subordination roust be executed by the easement holder prior to the filing of the Tract Map. EN26. Prior to street plan approval, the applicant shall show on the street plan drive approaches using a modified commercial driveway design (APWA 110-1, Type C or equivalent) that will provide a street/drive approach transition with a maximum algebraic grade difference of 7%. Construction details shall be shown on the street plan providing a transition no greater than this maximum. EN27. Prior to building final, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and refurbish the half section of pavement on streets within or abutting the project, to the satisfaction of the City Engineer. Sewer Improvement Requirements EN28. The on-site sewer shall be a privately maintained system. All sewer lines shall have a minimum 2% slope and pipe inverts shall be 6 feet below the curb grade. Prior to grading plan approval, the applicant shall demonstrate that all sewer pipes meet these requirements with the proposed building pad elevations. Private on-site sewers are reviewed and approved by the City's Building & Safety Division. EN29. Prior to sewer plan approval, the applicant shall provide a sewer area study in accordance with City policies for review and approval by the City Engineer. EN30. Prior to issuance of building permits, the applicant shall annex the property into the County Sanitation District. The applicant shall provide the City's Building & Safety Division with written confirmation from the Sanitation District that the property has been annexed, EN31. Prior to issuance of building permits, the proposed building(s) shall be connected to the existing sewer main in Centre Pointe Parkway (PC 10044). 1 Gshibil A. Conditions gfApprowd Mosler Case 112-132 April 1, 2013 Page 10 of 17 EN32. Prior to building final, the applicant shall construct any sewer upgrades per the approved sewer area study, to the satisfaction of the City Engineer. Bonds, Fees and Miscellaneous Requirements EN33. Prior to issuance of encroachment permits for public improvements (Street, Sewer, Storm Drain, Water), the applicant, by agreement with the City Engineer, shall guarantee installation of the improvements through faithful performance bonds, letters of credit or any other acceptable means. Building final shall be withheld if the improvements are not completed. EN34. Prior to Tract Map approval, the applicant shall pay the applicable Bridge and Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan as a means of mitigating the traffic impact of this project. This project is located in the Via Princessa B&T District. The current rate for this District is $18,890. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Townhouse/Condo = the number of units (87) x the district rate ($18,890) x 0.8 = $1,314,744 until June 30, 2013. EN35 Soils testing equivalent to that performed on hauled -in soil, but with such additional testing as is necessary to test for perchlorates and volatile organic compounds, shall be performed prior to disturbing any of the site for grading. Such testing shall take place at six (6) different locations on the project site, subject to the approval of the City Engineer. Any contaminated soil will be remediated prior to issuance of building permits. TRAFFIC ENGINEERING DIVISION: TEL Adequate sight visibility is required at all project driveways and shall follow the latest Caltrans manual for applicable requirements. TE2. Minimum width of all interior private driveways/fire lanes shall be 26 feet. TE3. All project driveways shall intersect with the adjacent roadway at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). TE4. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. Exhibit A. Conditions of Approval Alaster Cuse #12-132 April 1, 2013 ' oge 11 of 17 _ TE5. The location, width and depth of all project driveways and drive aisles shall conform to the approved site plan. No additional driveways shall be permitted. TE6. Any dead-end drive aisles shall have a hammerhead or turn -around area to facilitate vehicular movements. LOS ANGELES COUNTY FIRE DEPARTMENT: FDL The applicant shall comply with the following Conditions of Approval provided by the Los Angeles County Fire Dcpatmcnt: A. The applicant shall provide the required fire flow of 1,500 gallons per minute for 2 hours. B. The applicant shall provide water mains in the street fronting the subject property capable of delivering a fire flow of 20 pounds -per -square -inch residual pressure. C. The applicant may use 2 hydrants flowing simultaneously to achieve the required fire flow. D. The applicant shall provide fire hydrants 6" x 4" x 'h" in size and conform to American Water Woks Association (AWWA) C503-75 or equivalent standards. E. The applicant shall install all fire hydrants to meet Fire Department specifications. F. The applicant shall install all fire hydrants in accordance with the Utility Manual of Ordinance 7834. G. The applicant shall have all installed fire hydrants inspected and flow tested prior to final approval. H. The applicant shall install 3 public fire hydrants. I. The applicant shall provide a Fire Flow Test for 3 existing fire hydrants. J. The applicant shall provide a complete Form 195 with required fire flow from existing public fire hydrants located on Centre Pointe Parkway. K. The applicant shall indicate private driveways on the final map as "Private Driveway and Fire Lane" with widths clearly depicted. These shall be maintained in accordance with the Fire Code. L. The applicant shall have all required fire hydrants installed, tested and accepted prior to project construction. E_rhibil A. Condilions'o/dpproral Aluslei Caen N12-132 ' flpril 1, 2013 Page 12 of 17 M. The applicant shall post "No Parking Fire Lane" signs throughout the development. N. The applicant shall submit 4 sets of drawings showing required fire hydrant locations to be installed. BUILDING AND SAFETY DIVISION: General Comments BSI. Plans for all new buildings and structures shall be submitted to the Building and Safety Division for plan review and building permits. Any detached accessory buildings or strictures will receive separate permits. BS2. Plans submitted for plan review shall show full compliance with the California Building Codes in effect at the time the building permit application is submitted. The current California codes are: 2010 California Building, Mechanical, Plumbing, and Electrical Codes, and the 2008 California Energy Code. BS3. Single Family Residences and dwelling units shall also comply with the detailed architectural requirements of the 2010 California Residential Code and the 2010 California Green Building Standards Code. BS4. The City of Santa Clarita has amended some portions of the California Building & Residential Codes. A copy of these amendments is available at the Building and Safety public counter and on our website at: www.Santa-clarita.com/index.asux'lpaae-552. BSS. Plans submitted to Building and Safety for plan review shall be 100% complete. The submitted plans shall include architectural and structural plans, structural and energy calculations, soil/geology report, and truss drawings and calculations if used. BS6. Plans for new buildings shall be prepared by a licensed Architect or Engineer unless the building filly complies with conventional framing requirements. Incomplete plans of plans prepared by unqualified individuals may delay your project. BST All new residential dwelling units shall have a fully automatic fire sprinkler system installed. BSB. Prior to submitting plans to Building and Safety, please contact a Permit Specialist at (661) 255-4935, for project addressing. ' BS9. A complete soils and geology report will be required for the project. The report shall be formally submitted to Development Services Division (Engineering) for review and F,xhibil A. Conditions of Approval Mover Case #12-132 April 1. 2013 Page 13 of 17 approval with a copy of the report submitted to Building & Safety at time of plan submittal. BS10. Prior to issuance of building permits: any rough grading and/or re -compaction that are recommended in the soil/geology report must be completed. A final compaction report and pad certification shall be submitted to and approved by the Engineering Division. BS 11, On-site drain, waste and sewer lines and laterals shall have a minimum 2% slope per the California Plumbing Code. BS12. Prior to issuance of building permits, additional clearances from these agencies will be required. a. L.A. County Fire Prevention Bureau, b. William S. Hart School District and appropriate elementary school district, c. Castaic Lake Water Agency, d. L. A. County Sanitation District, An agency referral list is available at the Building and Safety public counter. Specific Continents BSI 3. The site for this project is located within City's Fire Hazard Zone. All new construction, alterations, additions and remodels shall comply with the California Residential Code Section R327: MATERIALS AND CONSTRUCTION METHODS FOR EXTERIOR WILDFIRE EXPOSURE. A summary of these requirements are available at the Building and Safety's public counter or on the city's website at. www.santa- clarita.comllndcx.aspx'?page=552. The plans submitted to Building & Safety shall show all Fire Zone requirements. BS14. The new development shall be connected to the public sewer system unless the available sewer connection is over 200 feet from the building. (CPC Section 713.4) BS 15. The proposed project is located adjacent to graded slopes. All structures (including pools and fences) adjacent to slopes shall comply with Section 1808.7 of the California Building Code. Depending on the height of slopes, buildings may need to be setback up to 15 feet from the toe of slopes and up to 40 feet from the top of slopes. BS 16. These conditions are based on a review of conceptual plans submitted by the applicant for this DRC. Additional comments and more detailed building code requirements will be listed during the plan review process when plans are submitted to Building and Safety. E,driha A: Conditions ofApprova( Master Cose #12-132 ' April 1, 2013 Page 14 of 17 ENVIRONMENTAL, SERVICES DIVISION: ESI. All new construction projects valuated greater than $500,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. ES2. C&D Materials Recycling Ordinance: • A Construction and Demolition Materials Management Plan (C&DMMP) must be prepared and approved by the Environmental Services Division prior to obtaining any grading or building permits. • A minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D waste must be recycled or reused rather than disposing in a landfill. • A deposit of 3% of the estimated total project cost of $25,000, whichever is less, is required. The full deposit will be returned to the applicant upon proving that 50% of the inert and remaining C&D waste was recycled or reused. ES3. All projects within the City that are not self -hauling their waste materials must use one of the City's franchised haulers for temporary and roll -off bin collection services. Please contact Environmental Services staff at 661-286-4098 for a complete list of franchised haulers in the City. ES4. The applicant shall provide trash enclosures in place of individual cart service if space can be provided for a sufficient number of trash enclosures to house the required number of 4 -yard bills for trash, recycling, and green waste. If the applicant decides to use this option, the trash enclosures must meet the following guidelines. • Shown on the site plan with dimensions • Designed consistent with the surrounding architecture • Constructed with a solid roof • Provide convenient pedestrian and collection vehicle access. The applicant is encouraged to work with the City and the City's residential franchised waste hauler to determine the best solution for all parties. SPECIAL DISTRICTS: Landscape Maintenance and Special Districts SDI. No on-site private property landscaping shall be maintained by the Landscape Maintenance District (LIVID). Exhibit A. Conditions o/Approva/ Marler Cave r#12-132 April 1, 2013 Page 15 of 17 SD2. The applicant shall annex the property into the City's Streetlight Maintenance District (SMD) for the operations and maintenance of streetlighting and traffic signals. A minimum of 120 days is required to process the annexation, which must be completed prior to final map approval or building permit issuance, whichever occurs first. Oak Trees SD3. The presence of native oak trees (including scrub oak species) does not exist in the area shown on the current site plan that was submitted. There are native oak trees located to the north, northeast and west of the proposed development. Any impact to these oak trees shalt require the applicant to apply for an oak tree permit. This would include the submittal of an oak tree report as required by the City of Santa Clarita Oak Tree Ordinance and Preservation and Protection Guidelines. Street Trees SD4. The applicant shall be required to make all landscape improvements to the existing parkway that fronts the project site that have not already been installed as part of the original landscape for Centre Pointe Business Park. SD5. Landscape improvements shall include the planting of parkway trees within the public I right of way along the frontage of the property. SD6. All landscape improvements shall be consistent with the Centre Pointe Business Park master landscape plan. SD7. Prior to planting, parkway trees shall be inspected and approved by the City of Santa Clarita Urban Forestry Division. Trees that do not meet or exceed City of Santa Clarita specifications shall be returned to nursery at no cost to the city. Applicant shall give the Urban Forestry Division 48 hour prior notice of any trees arriving on site. SD8. All trees planted within the parkway shall meet and / or exceed the California Department of Forestry and Fire Protection Specification Guidelines for container -grown nursery trees. Trees that have been topped or are infested or diseased, damaged, have broken limbs or girdled roots shall not be accepted. SD9. All trees shall be planted and staked according to the City of Santa Clarita Tree Planting and Staking Detail Sheet which may be obtained by contacting Urban Forestry at (661) 294-2548. SDI 0, Tree species shall be the approved tree for Centre' Pointe Drive. The Chinese flame tree (Koelrueleria bipinnata) is the approved tree at this time. 1 Exhihir A. Conditions of 1pproiail Maser Care #12-132 ' April /, 2013 Page 16 of 17 SD 11. The applicant shall be required to install and maintain approved irrigation to all parkway landscape including all parkway trees planted within the public right of way. Irrigation to Parkway trees shall consist of two bubblers per tree. All landscape and irrigation plans shall be reviewed and approved by Community Development and Urban Forestry. SD12. Parkway trees that are planted within a turf landscape shall have a minimum 36" inch diameter mulched tree well installed at the base of the tree. Arbor guards no less than eight (8") inches tall shall be installed at the base of each tree. SDI 3. The presence of native oak trees (including scrub oak species) does not exist in the area shown on the current site plan that was submitted. There are native oak trees located to the north, northeast and west of the proposed development. These oak trees shall be shown on all future site plans including but not limited to Grading, Construction, Street Improvement Plan, Landscape and Tract Maps. SD14. Any impact to these oak trees shall require the applicant to apply for an oak tree permit. This would include the submittal of an oak tree report as required by the City of Santa Clarita Oak Tree Ordinance and Preservation and Protection Guidelines. SD15. The applicant shall be required to incorporate native species of oak on any cut or fill slope that requires hillside landscape. Oak Trees shall be planted at a 1:5 ratio for every tree required on a slope, subject to County of Los Angeles Fire Department requirements for Fuel Modification. Approved species include Coast live oak Quercus agrifolia Blue oak Quercus douglasii, or Canyon oak Quercus chrysolepis. SD16. The applicant may contact the City of Santa Clarita Urban Forestry Division for any questions related to the above comments. The Oak Tree Specialist may be reached at (661)294-2548. PARKS PLANNING DIVISION: PRL Prior to the recordation of an applicable final tract/parcel map, the applicant shall pay the required Park Dedication Fee equal to the value of the amount of land established per the City's General Plan, "Parks and Recreation Element." The applicant shall be required to provide a certified MAI real estate appraisal to establish the fair market value (FMV) of an acre of land within this project. TRANSIT DIVISION: TRI. At this time the Transit Impact Fee does apply to this project, Currently the rate is $200 per residential unit. The applicant shall pay the current fee at the time of building permit issuance. @ihihil A. COI]di6aI9P gfAppraval Maser Case Nl2-132 April 1, 20/3 Page 17 of 17 TR2. Applicant shall provide a bus stop at the location of. • Southbound Centre Pointe Parkway near -side of "A" Place (first driveway). TR3. Applicant shall construct a pedestrian path from the bus stop to the development's residential units that is compliant with the Americans with Disabilities Act. TR4. The bus stop shall consist of a 10' x 25' concrete passenger waiting pad placed behind the sidewalk. TR5. The bus stop location shall be a minimum of 60' from the curb return or as specified by City staff. TR6. At the location of the bus stop, the sidewalk shall meet the street for no less than 25'. TR7. Applicant shall construct an in -street concrete pad pursuant to the current City standard and APWA 131-1. TRS. The bus stop shall comply with all ADA regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (Ca1Dag). Proposed disabled access shall be drawn on all plans. TR9. Bus stop shall be shown and labeled on the site plan. TRI 0. Prior to occupancy of the first building, the bus stop/s shall be installed to the satisfaction of city staff.