Prior Hearing Documents (available in the City Clerk's reading file) — Santa Clarita City Council, October 22, 2024 (part 2 of 3)

Attachment D
Hydrology Report

TABLE OF CONTENTS
 Section 1.0: PROJECT SUMMARY
 1.1 Design Parameters
 1.2 Overview of Analysis Procedure
 1.3 Project Purpose and Scope
 1.4 Existing and Proposed Drainage conditions
 1.5 Hydrologic Analysis
 1.6 Low Impact Development Analysis
 1.7 Hydraulic Analysis
 1.8 Conclusion
 Section 2.0: HYDROLOGY CALCULATIONS
 Section 3.0: LOW IMPACT DEVELOPMENT CALCULATIONS
 Section 4.0: HYDRAULIC CALCULATIONS
 Appendix A: HYDROLOGY/LOW IMPACT DEVELOPMENT MAP
Section 1.0

PROJECT SUMMARY

1.1 DESIGN PARAMETERS
References: Los Angeles Department of Public Works, Hydrology Manual Los Angeles County Department of Public Works, LID Manual Rainfall Isohyet:
85th Percentile, 24-Hr Rainfall:

Soil Type:

Manning's Roughness Coefficient:

6.6 in (50yr – 24hr)

0.95 in
020
n=0.009, PVC
Note: Project not within County Adopted Flood Plain or Floodway. Project not within FEMA Flood Zone.

A Hydrology map delineating the Tributary Drainage areas and tabulated findings within this project for this tract is included in the Appendix of this report.

1.2 OVERVIEW OF ANALYSIS PROCEDURES
Analysis of the stormdrain runoff for both the existing and proposed conditions used the same techniques for analysis. Those being as follows:
 Used LA County HydroCalc Program to determine times of concentration and peak flow rates.
 Used LA County HydroCalc program to determine the SWQDv from the 85th percentile, 50-yr storm.

1.3 PROJECT PURPOSE AND SCOPE
The project site is the existing Santa Clarita Plaza Commercial Center located at 26111 to 26135 Bouquet Canyon Road, APNs 2811-003-016; -017, and -018. The site analyzed is

4.87 acres with existing infrastructure including buildings, parking lots, and underground utilities. The project proposes the development of an apartment building on the site along with surrounding parking stalls and planters. Additionally, the project site proposes the development of an overflow parking area to provided additional parking spaces for residents and customers of the neighboring businesses.

1.4 EXISTING & PROPOSED DRAINAGE CONDITIONS
The site’s existing conditions and terrain force the runoff to sheet flow west bound across the parking lots, ultimately reaching existing catch basins that direct the runoff off site via an underground storm drainage system.

The site’s proposed conditions and modifications change the drainage patterns of the site; the site continues to drain westbound and the runoff is collected by a network of concrete swales that convey it to catch basins connected to the existing storm drainage system. As part of the scope of work, a currently undeveloped lot will be resurfaced to allow for vehicle access and parking. The runoff will drain through this parking lot and reach a proposed underground infiltration trench beneath this lot.

1.5 HYDROLOGIC ANALYSIS
The methodology used to compute stormwater runoff was that described in the latest County of Los Angeles Hydrology Manual. The LA County HydroCalc program was also used for stormwater runoff calculation purposes. A 50-yr Storm is used for this analysis.

The site’s existing conditions were broken up and analyzed as three separate subareas (1A, 2A, and 3A). These subareas drain westbound, ultimately leaving the site through three outlet points at existing catch basins.

Subarea 1A is the north portion of the site, while subarea 2A is the central portion of the site, and subarea 3A is the southernmost portion of the site. The terrain of the site allows for runoff to sheet flow across the lot and eventually leave the property.

The table below summarizes the Existing Conditions Hydrologic Analysis.

Subarea Area (ac) Flowline (ft) TC (min) Q50 (cfs)
1A 0.65 343 5 2.23
1B 2.18 374 5 7.61
1C 2.04 740 9 5.29
Site Total 4.87 - - 15.13
There is a total area analyzed is 4.87 acres and generates a Q50 runoff of 15.13 cfs.

In the proposed conditions, the site breaks up into 3 separate subareas (1A, 2A, and 3A).

Subarea 1A consists of the northern half of the project site. This subarea includes a redesigned parking lot, trash enclosure, and a proposed apartment building. The runoff from this subarea drains west through a concrete swale and is intercepted by catch basins and routed off site. Subarea 2A consists of the lower half of the project site. This subarea includes the development of the overflow parking area occurring on APN: 2811-003-016.

Runoff from this subarea sheet flows westward and is collected at a catch basin and a proposed storm drainage pipe conveys the runoff to a proposed area of infiltration.

The table below summarizes the Proposed Conditions Hydrologic Analysis:

Subarea Area (ac) Flowline (ft) TC (min) Q50 (cfs)
1A 2.83 417 6 8.99
1B 2.04 740 8 5.82
Site Total 4.87 - - 14.81
Comparing the existing and the proposed conditions, the runoff caused by the 50 yearstorm decreased by -0.32 cfs for the proposed site.

The decrease in flow rate is due to the change in flow line lengths between the subareas analyzed in the two separate conditions. In the existing conditions, the site has three outlet locations and therefore is divided into three subareas. The proposed improvements modify the drainage pattern to only have two outlet points. Because of this, the runoff was rerouted and consequently extended the flow line length. This caused the time of concentration (Tc) to increase and therefore minimizes the amount of runoff at the point of confluence at any point in time, resulting in a decreased runoff rate.

1.6 LOW IMPACT DEVELOPMENT ANALYSIS
The methodology used for the Low Impact Development Analysis was that described in the County of Los Angeles Department of Public Works: Low Impact Development Standards manual February 2014. The HydroCalc Program was also used for Stormwater Quality Design Volume (SWQDv) calculation purposes. The 85th Percentile storm for the site is 0.95 inches, which is greater than the 0.75 inch storm; the 85th Percentile Storm was used to generate the SWQDv.

The site is analyzed as 1 subarea (1A), where the runoff drains westward.

The method in which the SWQDv will be handled will be through an underground infiltration device beneath the proposed overflow parking lot.

The table below summarizes the Low Impact Development Analysis.

Subarea Area
(ac)
Flowline
(ft)

IMP QPM
(cfs)
SWQDv
(ft3)
1A 2.04 740 0.82 0.36 5275
Site Total 2.04 - - 0.36 5275
The total area analyzed is 2.04 acres not including offsite areas and generates a QPM of

0.36 cfs and a SWQDv of 5275 ft3.

1.7 HYDRAULIC ANALYSIS
The methodology used to analyze the Hydraulic capacity of the drainage devices on the site is Manning's equation. The roughness coefficient used is n=0.009 for PVC pipe and the design flow for these pipes are 70% full. The design storm used is the 50-yr storm runoff.

The proposed drainage system onsite is comprised of a 10” PVC pipe. The slope of the pipe is 9.3% and the actual flow in the system is calculated to be 5.82 cfs. The storm drain system has been designed to flow 70% full however the proposed pipe drains at a much lower volume than the 70% design value. See Section 4.0 for information on the pipe system including flow depth, flow velocity, and pipe max capacity.

1.9 CONCLUSION
The site is comprised of 3 lots with existing infrastructure located at 26111 to 26135 Bouquet Canyon Road in the City of Santa Clarita, Ca. The runoff of the site generally sheet flows to the west where it enters an underground drainage system and drains offsite.

The proposed conditions include the incorporation of a residential building and improvements to the parking lot area to provide additional parking stalls and planters.

The runoff from areas that are affected by the improvements will continue to drain west and will be collected by respective catch basins and conveyed to an underground infiltration trench within the property. The overall drainage design of the site has been adequately designed to handle the runoff of a 50-yr storm and is consistent with the requirements of the County of Los Angeles, Department of Public Works.

Section 2.0

HYDROLOGIC CALCULATIONS
(EXISTING CONDITIONS - HYDROCALC CALCULATOR)
Peak Flow Hydrologic Analysis
File location: F:/Job Files/3525- IHOP/Civil/Hydrology/Calculations/Existing/Output/3525 SC PLAZA EX Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name 3525 SC PLAZA EX
Subarea ID 1A
Area (ac) 0.65
Flow Path Length (ft) 343.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 6.6
Percent Impervious 0.8
Soil Type 20
Design Storm Frequency 50-yr
Fire Factor 0.34
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 6.6
Peak Intensity (in/hr) 3.9377
Undeveloped Runoff Coefficient (Cu) 0.6585
Developed Runoff Coefficient (Cd) 0.8517
Time of Concentration (min) 5.0
Clear Peak Flow Rate (cfs) 2.18
Burned Peak Flow Rate (cfs) 2.233
24-Hr Clear Runoff Volume (ac-ft) 0.2677
24-Hr Clear Runoff Volume (cu-ft) 11662.659
Peak Flow Hydrologic Analysis
File location: F:/Job Files/3525- IHOP/Civil/Hydrology/Calculations/Existing/Output/3525 SC PLAZA EX Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name 3525 SC PLAZA EX
Subarea ID 2A
Area (ac) 2.18
Flow Path Length (ft) 374.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 6.6
Percent Impervious 0.87
Soil Type 20
Design Storm Frequency 50-yr
Fire Factor 0.34
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 6.6
Peak Intensity (in/hr) 3.9377
Undeveloped Runoff Coefficient (Cu) 0.6585
Developed Runoff Coefficient (Cd) 0.8686
Time of Concentration (min) 5.0
Clear Peak Flow Rate (cfs) 7.4564
Burned Peak Flow Rate (cfs) 7.6141
24-Hr Clear Runoff Volume (ac-ft) 0.9582
24-Hr Clear Runoff Volume (cu-ft) 41740.5938
Peak Flow Hydrologic Analysis
File location: F:/Job Files/3525- IHOP/Civil/Hydrology/Calculations/Existing/Output/3525 SC PLAZA EX Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name 3525 SC PLAZA EX
Subarea ID 3A
Area (ac) 2.04
Flow Path Length (ft) 740.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 6.6
Percent Impervious 0.82
Soil Type 20
Design Storm Frequency 50-yr
Fire Factor 0.34
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 6.6
Peak Intensity (in/hr) 2.9872
Undeveloped Runoff Coefficient (Cu) 0.6054
Developed Runoff Coefficient (Cd) 0.847
Time of Concentration (min) 9.0
Clear Peak Flow Rate (cfs) 5.1614
Burned Peak Flow Rate (cfs) 5.2865
24-Hr Clear Runoff Volume (ac-ft) 0.8562
24-Hr Clear Runoff Volume (cu-ft) 37296.2203
Section 2.0

HYDROLOGIC CALCULATIONS
(PROPOSED CONDITIONS - HYDROCALC CALCULATOR)
Peak Flow Hydrologic Analysis
File location: F:/Job Files/3525- IHOP/Civil/Hydrology/Calculations/Proposed/Output/3525 PROP Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name 3525 PROP
Subarea ID 1A
Area (ac) 2.83
Flow Path Length (ft) 417.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 6.6
Percent Impervious 0.84557318
Soil Type 20
Design Storm Frequency 50-yr
Fire Factor 0.34
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 6.6
Peak Intensity (in/hr) 3.6144
Undeveloped Runoff Coefficient (Cu) 0.6406
Developed Runoff Coefficient (Cd) 0.8599
Time of Concentration (min) 6.0
Clear Peak Flow Rate (cfs) 8.796
Burned Peak Flow Rate (cfs) 8.9939
24-Hr Clear Runoff Volume (ac-ft) 1.2166
24-Hr Clear Runoff Volume (cu-ft) 52993.7042
Peak Flow Hydrologic Analysis
File location: F:/Job Files/3525- IHOP/Civil/Hydrology/Calculations/Proposed/Output/3525 PROP Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name 3525 PROP
Subarea ID 2A
Area (ac) 2.04
Flow Path Length (ft) 740.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 6.6
Percent Impervious 0.957041515
Soil Type 20
Design Storm Frequency 50-yr
Fire Factor 0.34
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 6.6
Peak Intensity (in/hr) 3.1573
Undeveloped Runoff Coefficient (Cu) 0.6153
Developed Runoff Coefficient (Cd) 0.8878
Time of Concentration (min) 8.0
Clear Peak Flow Rate (cfs) 5.718
Burned Peak Flow Rate (cfs) 5.8158
24-Hr Clear Runoff Volume (ac-ft) 0.9668
24-Hr Clear Runoff Volume (cu-ft) 42113.9065
Section 3.0

LOW IMPACT DEVELOPMENT CALCULATIONS
(85th PERCENTILE STORM - HYDROCALC CALCULATOR)
Peak Flow Hydrologic Analysis
File location: F:/Job Files/3525- IHOP/Civil/Hydrology/Calculations/LID/Output/3525 SC PLAZA LID Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name 3525 SC PLAZA LID
Subarea ID 1A
Area (ac) 2.04
Flow Path Length (ft) 740.0
Flow Path Slope (vft/hft) 0.01
85th Percentile Rainfall Depth (in) 0.95
Percent Impervious 0.82
Soil Type 20
Design Storm Frequency 85th percentile storm
Fire Factor 0.34
LID True
Output Results
Modeled (85th percentile storm) Rainfall Depth (in) 0.95 Peak Intensity (in/hr) 0.2271
Undeveloped Runoff Coefficient (Cu) 0.1
Developed Runoff Coefficient (Cd) 0.756
Time of Concentration (min) 35.0
Clear Peak Flow Rate (cfs) 0.3503
Burned Peak Flow Rate (cfs) 0.3584
24-Hr Clear Runoff Volume (ac-ft) 0.1211
24-Hr Clear Runoff Volume (cu-ft) 5274.5435
STORM

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DETENTION / INFILTRATION
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(rain gardens)

NO HEAVY
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Section 4.0

HYDRAULIC CALCULATIONS
Date: 04/14/23
Job: 3525 Santa Clarita Plaza
Hydraulic Calculations
Formula: Q= 50-yr Flow (cfs)
k'= 0.498 (at full capacity, See Hydraulic Table)
n= 0.009/0.013 (PVC/RCP, Mannings Roughness Coeff.)
b= Pipe Diameter (ft)
s= Slope of Pipe (ft/ft)
D= Flow Depth (ft)
A= Flow Area (ft2
)
f'= Hydraulic Constant, see Hydraulic Table
v= flow velocity (ft/s)
d'= Depth Ratio, See Hydraulic Table
Line Q50 (cfs) b (in) s (ft/ft) k' d' D (ft) f' A (ft2) v (ft/s) QMAX (cfs) 1A 5.82 10 0.093 0.279 0.56 0.47 0.4626 0.321 18.1 10.38 1 of 1

Appendix A

HYDROLOGY/LOW IMPACT DEVELOPMENT MAP

CITY OF SANTA CLARITA

ADMINSTRATIVE HEARING
~ Minutes ~
Wednesday, April 17, 2024 2:00 PM The Centre, Oak Room

CALL TO ORDER
Hearing Officer, Jason Crawford, called the meeting to order at 2:03 p.m.

Rachel Clark, Hearing Clerk, made an announcement outlining the meeting procedures.

ITEM 1
MASTER CASE 21-086: MINOR USE PERMIT 21-012, ARCHITECTURAL DESIGN REVIEW 21-015, AND DEVELOPMENT REVIEW 21-011 The applicant, Harvard 826 Property, LLC, requests a Minor Use Permit (MUP), Development Review (DR), and Architectural Design Review (ADR) to construct the Promenade Flats Mixed-Use Project on a

1.53-acre site at 26111-26135 Bouquet Canyon Road (APNs 2811-003-016, -017, and -018), within the Mixed-Use Corridor (MXC) zone.

RECOMMENDED ACTION:

Staff recommends the Hearing Officer:

1. Receive staff presentation;

2. Conduct the hearing; and

3. Approve Master Case 21-086, including Minor Use Permit 21-012, Architectural Design Review 21-015, and Development Review 21-011, allowing construction of the Promenade Flats Mixed-Use Project at 26111-26135 Bouquet Canyon Road, subject to conditions of approval (Exhibit B).

Andy Olson, Associate Planner, presented on the item.

Public comment portion of the hearing opened at 2:15 p.m.

Hunt Braly, of the applicant team, spoke on behalf of the project.

There were six public speakers in opposition to the project noting concerns of adequate parking for on-site uses, spillover parking onto neighboring properties, property maintenance concerns, safety and security in the parking lot, and convenient parking.

Hunt Braly responded to comments noting that Table B of the parking demand study indicates sufficient spaces provided, walkability of the property, convenient parking and perceived tenant impacts, adjacent center parking issues and offered to work with nearby commercial centers to incorporate into parking management plan and enforcement to assist in reducing potential/perceived parking overflow. He also mentioned that they would ask tenants to have employees park in the new lot to free up spaces closer to the businesses for more convenient customer parking.

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Robert Neman, developer of the project, provided an update on the property maintenance and Code Enforcement case noting that landscaping is in process.

Public comment portion of the hearing closed at 2:51 p.m.

Jason Crawford requested staff to provide an update on the open Code Enforcement case related to upkeep and maintenance of the existing center, clarify driveway improvements, and explain the parking layout and parking demand study. Andy Olson provided updates on the current status of the Code Enforcement case confirming that the building maintenance items have been resolved and the aesthetic landscape items were in progress and added that the current project would be conditioned to require the landscaping and building to be maintained. Andy described the driveway improvements to both of the driveways. Ian Pari, Senior Traffic Engineer, added an explanation of the traffic improvements which would improve traffic flow and sight lines. Andy also demonstrated the disbursement of parking provided across the project site while reiterating that the parking provided meets the code-required spaces and although a parking demand study was not required, the applicant provided one as part of the application.

Jason Crawford asked the applicant team to provide more details on the parking management plan. Hunt Braly responded stating that a company would be hired to assist with enforcement of resident parking through “tag” identification, enforcement and towing of vehicles identified that are not associated with the center, and to work with commercial tenants for employee parking in the new southwest parking lot.

Jason Crawford asked if the project is currently conditioned to include security cameras and lighting in the new southwest parking lot (mentioned by the applicant in their presentation) and if not, would the applicant be comfortable with that condition. Andy Olson confirmed that it is not conditioned and the applicant confirmed that they would be comfortable with that condition.

Jason Crawford asked the City Attorney, Ephraim “Eppi” Margolin, to explain state law and the City’s authority on housing/residential related project approvals. Eppi Margolin noted that this project is in accordance with the Housing Crisis Act of 2019 and Senate Bill 330 which, when the project meets the City’s objective standards and does not have an un-mitigatable effect on public health and safety, requires the City to undergo ministerial approval and removes discretionary action of the City and cannot be denied.

Jason Crawford acknowledged the issues and concerns raised by the public comment but per the state laws and bills mentioned, the project is approved, with the added condition to include security cameras and lighting to the new southwest parking lot.

Patrick Leclair, Planning Manager, reminded the attendees of the 15-day appeal period noting that an appeal request and appropriate fee is due by May 2.

ADJOURNMENT
The meeting was adjourned by Jason Crawford at 3:04 p.m.

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Agenda Item: 1

CITY OF SANTA CLARITA

PLANNING COMMISSION

AGENDA REPORT

PUBLIC HEARINGS
PLANNING MANAGER APPROVAL:

DATE: June 18, 2024
SUBJECT: Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project (Master Case 21-086)
APPLICANT: Harvard 826 Property, LLC
LOCATION: 26111-26135 Bouquet Canyon Road
CASE PLANNER: Andy Olson

RECOMMENDED ACTION
Staff recommends the Planning Commission:

1. Receive staff presentation;

2. Conduct the public hearing;

3. Determine that the project is exempt from environmental review pursuant to California Environmental Quality Act Guidelines § 15332, as a Class 32 categorical exemption consisting of an in-fill development project; and,

4. Adopt Resolution P24-11, denying Appeal 24-001 and affirming the Hearing Officer approval of a request by Harvard 826 Property, LLC to construct and operate the Promenade Flats Mixed-Use Project (Master Case 21-086).

REQUEST
The appellant, Cornerstone Realty Advisors, on behalf of Cinema Park, LLC, is appealing the decision of the Hearing Officer to approve Harvard 826 Property, LLC’s request for a Minor Use Permit (MUP), Development Review (DR), and Architectural Design Review (ADR) to construct the Promenade Flats Mixed-Use Project on a 1.53-acre portion of the existing shopping center at 26111-26135 Bouquet Canyon Road (APNs 2811-003-016, -017, and -018), within the Mixed-Use Corridor (MXC) zone.
1 Packet Pg. 6

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BACKGROUND
Project Setting
The project site is a 1.53-acre portion of an existing 4.84-acre existing commercial shopping center known as Santa Clarita Plaza (shopping center). The shopping center is located at 26111 to 26135 Bouquet Canyon Road (APNs 2811-003-016, -017, and -018). Santa Clarita Plaza includes several single-story commercial buildings located around courtyard areas, as well as a standalone restaurant building, occupied by IHOP. Parking is provided via 253 stalls located on all sides of the existing commercial center, including existing parking stalls in the northwest corner of the shopping center, behind the existing IHOP restaurant building. APN 2811-003-016 is an undeveloped, vacant lot located in the southwest corner of the existing shopping center.

One Stop Review
On June 6, 2019, the applicant submitted a preliminary One Stop Review to the Planning Division for a new four-story mixed use building to be located in the parking lot of the existing commercial shopping center (Santa Clarita Plaza) located at 26111-26135 Bouquet Canyon Road (APNs 2811-003-016, -017, and -018) (project site). The One Stop Review was completed August 1, 2019.

Formal Project Submittal
On April 3, 2021, the applicant submitted a formal application for an MUP, an ADR, and a DR for the proposed project. The formal submittal included revisions to address One Stop comments, including setting the building back from residential uses, reconfiguring on-site circulation, and proposing architecture consistent with the existing center. The project underwent multiple reviews by the City’s Development Review Committee (DRC) and the applicant has addressed the comments provided throughout the DRC process. The proposed project is summarized below under Project Description.

PROJECT DESCRIPTION
The proposed project would be located on a 1.53-acre portion of the shopping center. The fourstory mixed-use building would be located in the existing parking lot behind the IHOP restaurant. No existing commercial structures would be demolished or removed by the project.

The first floor would include new commercial space, divided into several tenant spaces and totaling 7,234 square feet, as well as utility space and access to the upper residential floors. The upper floors include 26 one-bedroom apartments along with four live-work units and common space for residents. The live-work units would provide a total of 1,640 square feet of additional commercial space. A rooftop outdoor space would also be provided for residents. Covered resident parking would be constructed on the north and west sides of the new building, and screened from public view by the new building.

The project would also include construction of a new parking lot on vacant land in the southwest corner of the shopping center. This parking lot would construct 40 new parking stalls for use by 1 Packet Pg. 7

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commercial tenants and customers in the center. The parking lot also provides paved access to an existing gate for the Las Flores apartment complex, located immediately to the west, behind the existing shopping center. This complex also has existing access via the north drive aisle of the project site. Parking would be provided on site for the new project. A summary of parking for existing uses and the proposed project is provided in Table 1 below. Detailed parking requirements for the existing shopping center and the proposed mixed-use building are provided in the attached Parking Analysis.

Table 1 – Parking Analysis
Land Use Required Parking Proposed Parking
Existing Commercial 156
249 Proposed Residential 49 1
Proposed Commercial 44
Total 249
1 Includes 34 covered parking spaces for residents
An aerial map depicting the location of the site and the proposed site plans, floor plans, and elevations and renderings are provided herein.

Entitlement Summary
Implementation of the proposed project would require approval of the following entitlements:

Minor Use Permit 21-012
Required to permit construction of less commercial square footage than required by the MXC zone on the 1.53-acre project site, to permit the incorporation of live-work units into the project, and to permit the use of carports for covered residential parking.

Development Review 21-011
Required to ensure that the project complies with all of the provisions of the City of Santa Clarita’s (City) Unified Development Code (UDC), the General Plan, and other applicable requirements.

Architectural Design Review 21-015
Required to ensure that the architecture complies with the provisions of the UDC, the General Plan, Community Character and Design Guidelines, and other applicable requirements.

ZONING AND LAND USES
The subject property has a General Plan designation and zoning designation of Mixed Use Corridor (MXC). The MXC zone is “intended for mixed use development, which is encouraged along specified commercial corridors in which revitalization of underutilized parcels or aging buildings is desired, subject to the applicable requirements of the code” (UDC Section

17.35.010). This designation contemplates both residential and commercial development, and establishes both minimum and maximum residential densities and commercial floor-area ratios (FARs) for development proposals.
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The project site is surrounded by developed properties with a mixture of multifamily and commercial uses. Table 2 below summarizes the land use and zoning designations and current land uses for nearby properties.

Table 2 – Land Use, Zoning, and Existing Uses
General Plan Zoning
Designation
Existing Uses
Project
Site MXC MXC Santa Clarita Plaza commercial centerVacant lot North MXC MXC Cinema Park commercial center
East Public/Institutional (PI)
Industrial (I)
PI
I
Railroad right-of-way
Industrial uses (Burrtec)
South MXC MXC Apartments at 26087 Bouquet Canyon Road
Automotive services and commercial businesses
West MXC MXC Las Flores apartments
Self-storage (Extra Storage)

ANALYSIS
General Plan Consistency
As described above, the project site’s land use designation of MXC is intended to encourage revitalization of underutilized parcels. The proposed project would introduce mixed-use development into an existing commercial site consisting of single-story development and surface parking.

The proposed project would be consistent with the goals, objectives, and policies of the General Plan, including, without limitation:

Objective LU 2.1: Provide adequate, suitable sites for housing, employment, business, shopping, public facilities, public utility facilities, and community services to meet current needs and the anticipated needs of future growth.

Objective LU 2.3: Increase mixed-use development where appropriate to create more livable neighborhoods, walkable business districts, and to reduce vehicle trips, while ensuring land use compatibility, through mixed-use zoning.

Policy LU 3.1.2: Provide a mix of housing types within neighborhoods that accommodate households with varied income levels.

Policy LU 3.1.3: Promote opportunities for live-work units to accommodate residents with home-based businesses.

The development proposal is consistent with the intent and goals of the MXC land use designation. The project would provide opportunities for both housing and new commercial uses in an area intended for mixed-use development, and would provide both one-bedroom apartments along with live-work housing types. The proposed development increases the mix of uses on site and in the immediate surroundings.
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Unified Development Code Consistency
The project meets the definition of a housing development project in accordance with the Housing Crisis Act of 2019 (Government Code section 66300; added by Senate Bill 330). As such, the objective standards of the UDC for the MXC zone, as well as the City’s Community Character and Design Guidelines (CCDG), were applied to this project. The project complies with these objective standards.

Allowable Density and Floor Area Ratio (FAR)
The MXC zone establishes both minimum and maximum allowable residential densities and commercial square footages. The zone allows for a minimum of 11 units per acre, and a maximum of 30 units per acre. This translates to a minimum of 16 dwelling units, and a maximum of 45 dwelling units, on the 1.53-acre project site. The proposed 30-unit development is consistent with these required residential densities.

The minimum allowable commercial FAR in the MXC zone is 0.25 and the maximum FAR is

1.0. This translates to a minimum of 16,662 square feet of commercial space on the 1.53-acre project site. The proposed project would provide 8,874 square feet of new commercial space, in addition to the 5,448 square feet provided by the existing IHOP restaurant building on the 1.53- acre project Site. The resulting 14,322 square feet of commercial space does not meet the minimum for the MXC zone, and thus an MUP is required. With the granting of an MUP, the proposed commercial square footage is consistent with the MXC zone’s standards.

Parking Standards
The development proposal would provide 249 parking spaces to accommodate the existing and proposed uses on site. As demonstrated in the attached parking analysis, the mixture of existing and proposed uses on site would require 249 parking stalls. As a result, the provided parking satisfies the UDC’s requirements. The project includes 34 covered parking stalls for the residential units, and, with the granting of a Minor Use Permit, the proposed carports would be consistent with the UDC requirements for residential parking. The project also includes 16 parking stalls for residential guests and 199 parking stalls to support the commercial uses on site.

Parking is provided at a ratio of 1 space per 200 square feet for the new commercial space.

Staff surveyed the existing parking lot on multiple occasions to evaluate the existing conditions.

While 253 stalls are currently provided on site, parking was not fully utilized on any site visit. In addition to meeting the UDC requirements for parking, the applicant has prepared a parking demand study (attached) evaluating the proposed mixture of uses on site. The parking demand study utilized industry-standard calculations and determined that, at the peak (e.g. busiest) hours on both weekdays and weekends, surplus parking would be available based on anticipated demand. During the weekday peak hour a surplus of 19 stalls would be available, and during the weekend peak hour, a surplus of 25 stalls would be available.

The applicant has also proposed a parking management plan (attached) in order to regulate and enforce parking on site. Resident and guest parking is located in close proximity to the new 1 Packet Pg. 10

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building, and commercial parking is provided throughout the shopping center. The proposed plan would include assigning residential spaces and prohibiting residents from parking in commercial parking spaces. The conditions of approval require the applicant to implement a parking management plan to address the parking concerns raised during the public noticing process (refer to PL5).

Architecture and Site Planning
The proposed building is consistent with the 50-foot height limit permitted in the MXC zone, and is sufficiently set back from the right-of-way and adjacent properties. The development proposal also includes sufficient landscaping, as required by the UDC. New lighting would be provided on site, and would be shielded and directed to minimize light spillover and glare on the public rightof-way and adjacent properties. New drive aisles are a minimum of 26 feet wide, except where required to be 28 feet wide by the Los Angeles County Fire Department.

The project utilizes the two existing and permitted driveways for the existing center. The applicant would be required to dedicate easements and to improve these driveways to meet current Americans with Disabilities Act (ADA) standards (refer to conditions EN11 and EN 12 in the draft conditions of approval, attached in Exhibit A). The City’s Traffic Engineering Division has reviewed the existing driveways and the project is conditioned to refurbish the existing no stopping zone adjacent to the northern driveway, and to extend the existing no stopping zone adjacent to the southern driveway, to ensure that sufficient sight lines are provided for ingress and egress. In addition, 40 parking stalls would be constructed in the vacant southwest corner of the site. There is currently one access point to the Las Flores apartments, located directly west of the project site, via the shopping center’s northern drive aisle. The proposed project would provide a second means of access to the Las Flores apartments through the new southwestern parking lot, improving access for those residents via the southern drive aisle.

Staff worked with the applicant throughout the DRC process to ensure that the proposed architecture is consistent with the requirements of the CCDG. In response, the applicant prepared several iterations of proposed architecture throughout the development review process, resulting in the final proposed architecture. This includes revising architecture to enhance prominent corners of the building, creating a distinct look between the ground floor and the upper floors, and providing curved balconies. The proposed building design incorporates key design elements required for the Valencia community, including the use of earth tones for paint and materials, incorporation of towers and other elements to provide vertical and horizontal articulation, and integration of balconies to provide 360-degree architecture as required by the UDC. The architecture also incorporates a substantial amount of brick to provide additional texture and to tie the new building into the existing shopping center’s architecture. As a result, the proposed architecture is complementary to the existing architecture on site and is consistent with the CCDG.

Compliance with Other Governmental Agencies
1 Packet Pg. 11

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In addition to obtaining the necessary local land use entitlements, the applicant is required to comply with all applicable requirements of other government agencies that include the Los Angeles County Fire Department.

ENVIRONMENTAL STATUS
The project is exempt from the California Environmental Quality Act as a Class 32 In-Fill Development Projects exemption, pursuant to CEQA Guidelines Section 15332. A Class 32 exemption consists of projects characterized as in-fill development. The Notice of Exemption and supporting documentation is attached for reference.

ADMINISTRATIVE HEARING AND APPEAL OF DECISION
Minor Use Permit Noticing
On February 26, 2024, a public notice was sent to all tenants and adjacent property owners regarding the proposed project. During the noticing period, three written requests for an Administrative Hearing were received. The written requests cited concerns about parking, safety, and traffic. Therefore, on April 4, 2024, notices were mailed out regarding the Administrative Hearing for the project.

Administrative Hearing
On April 17, 2024, the Administrative Hearing was conducted for the project. The hearing was attended by the applicant (Harvard 826 Property, LLC) and approximately 15 members of the public. The Hearing Officer received the staff presentation, opened the public hearing, and received comments from the applicant’s representative, Hunt Braly, and from six public speakers who spoke in opposition to the project. Key concerns raised by the public speakers regarded parking, traffic safety, parking lot safety, and property maintenance.

Following the close of the public comment portion of the administrative hearing, the City Attorney clarified the project meets the definition of a housing development in accordance with Senate Bill 330, the Housing Crisis Act of 2019. This type of housing development cannot be denied if it meets the City’s objective standards for development. As such, the project is subject to and must be evaluated based on compliance with the objective standards of the UDC for the MXC zone and the City’s Community Character and Design Guidelines (CCDG). The Hearing Officer determined that the project was consistent with the City’s objective standards for a housing development project and met the City’s parking requirements, and approved the project, with an additional condition of approval to address parking lot safety. The draft conditions of approval (attached) reflect this additional condition.

Filing Of Appeal
On April 29, 2024, the Planning Division received a formal appeal letter and payment of the appeal fee (Appeal 24-001) by Cornerstone Realty Advisors, on behalf of Cinema Park LLC, appealing the Hearing Officer’s approval of the project to the Planning Commission. UDC 1 Packet Pg. 12

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Section 17.07.040 Initiation of Appeals states that a request for appeal must state specifically whether:

1. A determination or interpretation is not in accord with the purposes of this code; or

2. It is claimed that there was an error or abuse of discretion; or

3. The record includes inaccurate information; or

4. A decision is not supported by the record.

The appellant has stated that all of the above apply, but that item number one above is the primary reason for the appeal and that, in their view, parking is not being assessed thoroughly.

The appellant has not provided further specific documentation to support the basis of their appeal.

PUBLIC NOTICING
On May 28, 2024, as required by UDC Sections 17.24.120 (D) and 17.06.110, public notices regarding the proposed project were mailed to all property owners and residents with 1,000 feet of the project site, as well as to all tenants on the project site and all parties requesting notification regarding the project. In addition, a notice was published in The Signal. On June 3, 2024, a notice of public hearing sign was posted on the project site.

The original requests for an administrative hearing, along with other correspondence received prior to the administrative hearing are attached. To date, two comments have been received prior to the Planning Commission hearing. All requests and comments are attached for reference.

CONCLUSION
The proposed project is consistent with the City’s General Plan and UDC, would not endanger the public, and is physically suited for the subject site. Staff has drafted the necessary findings for approval of a MUP as set forth in Section 17.24.120 of the UDC, subject to the attached Conditions of Approval in Exhibit A of the draft resolution.

ATTACHMENTS
Resolution P24-11
Exhibit A - MC21-086 Draft Conditions of Approval
Aerial and Zoning Map
Site Plans
Floor Plans
Elevations and Renderings
Appeal Request, PC Public Notice, and Comments
Parking Analysis, Demand Study, and Management Plan
CEQA Notice of Exemption
Administrative Hearing Agenda Packet (available in the Planning Commission reading file) 1 Packet Pg. 13
RESOLUTION P24-11

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DENYING APPEAL 24-001 AND AFFIRMING THE HEARING OFFICER APPROVAL OF MASTER CASE 21-086, INCLUDING MINOR USE PERMIT 21- 012, ARCHITECTURAL DESIGN REVIEW 21-015, AND DEVELOPMENT REVIEW 21-011, TO CONSTRUCT AND OPERATE THE PROMENADE FLATS MIXED-USE PROJECT LOCATED AT 26111-26135 BOUQUET CANYON ROAD (ASSESSOR’S PARCEL NUMBERS 2811-003-016, -017, AND -018), IN THE CITY OF SANTA CLARITA

THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. FINDINGS OF FACT FOR MASTER CASE 21-086. The Planning Commission makes the following findings of fact:

A. An application for Master Case 21-086 (Minor Use Permit 21-012, Architectural Design Review 21-015, and Development Review 21-011) was filed by Harvard 826 Property, LLC (hereinafter “applicant”), with the City of Santa Clarita (City) on April 3, 2021. The property for which this application was filed is located at Assessor’s Parcel Numbers 2811-003-016, -017, and -018 (hereinafter “subject site”); B. The application was deemed complete on July 14, 2021; C. The applicant proposes to construct the Promenade Flats Mixed-Use Project on a 1.2-acre site at 26111-26135 Bouquet Canyon Road. The project would construct a new four-story mixed-use building in the parking lot behind the existing restaurant pad and would also construct a new parking lot on vacant land in the southwest corner of the commercial center. The new building would include 7,234 square feet of commercial space on the first floor with 30 one-bedroom apartments on the upper floors, along with rooftop amenity space for residents. Four of the apartments would be live-work units, providing an additional 1,640 square feet of commercial space, for a total of 8,874 new commercial square feet;
D. The zoning and General Plan designation for the subject site is Mixed Use Corridor (MXC) zone;
E. The surrounding land uses include an existing commercial shopping center to the north, railroad right-of-way and industrial uses to the east, multifamily residences and commercial and automotive uses to the south, and multifamily apartments and selfstorage to the west; F. On April 17, 2024, a duly noticed administrative hearing was held before the City of Santa Clarita Hearing Officer at 2:00 p.m. at The Centre, Oak Room, 20880 Centre Pointe Parkway, Santa Clarita, CA 91350;

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Attachment: Resolution P24-11 (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Resolution P24-11
Master Case 21-086
June 18, 2024

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G. At the administrative hearing, the Hearing Officer considered the staff report, the staff presentation, the applicant presentation, and public testimony, and approved Master Case 21-086, determining that it was consistent with the City’s objective standards for a housing development project and met the City’s parking requirements; H. On April 29, 2024, Ryan House of Cornerstone Realty Advisors, on behalf of Cinema Park, LLC, filed a formal appeal (Appeal 24-001) and payment of the appeal fee, appealing the Hearing Officer’s approval to the City of Santa Clarita Planning Commission;
I. On June 18, 2024, a duly noticed public hearing regarding the appeal was held before the City of Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; and
J. At this public hearing, the Planning Commission considered the staff report, the staff presentation, the applicant presentation, and public testimony.

SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. The City reviewed the environmental impacts of this Project under the California Environmental Quality Act (Public Resources Code § 21000, et seq. “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. § 15000, et seq., the “CEQA Guidelines”). Based upon the foregoing facts and findings, the Planning Commission hereby finds as follows:

A. The project is exempt from additional review under the California Environmental Quality Act as a Class 32 In-Fill Development Projects categorical exemption, pursuant to CEQA Guidelines Section 15332. A Class 32 exemption consists of projects characterized as infill development. Consequently, a Notice of Exemption was prepared for this project in compliance with CEQA;
B. The documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based is the Master Case 21-086 project file, located within the Community Development Department and in the custody of the Director of Community Development;
C. Based upon the findings set forth above, the Planning Commission finds the Notice of Exemption for this Project was prepared in compliance with CEQA; and D. This Resolution and its findings are made based upon the evidence presented to the Commission at its June 18, 2024, hearing, including, without limitation, the Staff Report submitted by the Community Development Director.

SECTION 3. GENERAL FINDINGS FOR MASTER CASE 21-086. Based on the foregoing facts and findings for Master Case 21-086, the Planning Commission determines as follows:

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Attachment: Resolution P24-11 (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Resolution P24-11
Master Case 21-086
June 18, 2024

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A. The proposal is consistent with the General Plan;
The project site is designated as Mixed Use Corridor (MXC) under the Santa Clarita General Plan, which states that mixed-use development “will be encouraged along specified commercial corridors in which revitalization of underutilized parcels or aging buildings is desired, as shown on the Land Use Map, subject to the applicable requirements of the zoning ordinance.” The proposed project would introduce mixed-use development into an existing commercial site consisting of single-story development and surface parking.

The proposed project would be consistent with the goals, objectives, and policies of the General Plan, including without limitation:

Policy LU 3.1.2: Provide a mix of housing types within neighborhoods that accommodate households with varied income levels.

Policy LU 3.1.3: Promote opportunities for live-work units to accommodate residents with home-based businesses.

B. The proposal is allowed within the applicable zone and complies with all other applicable provisions of the code:

A Multifamily Dwelling residential land use is permitted by right in the MXC zone. In addition, commercial and mixed-use development is permitted in the MXC zone, subject to the development standards in UDC Chapters 17.51 and 17.55. Any future tenants in the new commercial spaces constructed by the project will be subject to the requirements of UDC Section 17.35.010(B), the permitted use chart for the MXC zone. The proposed project complies with the development standards for the MXC zone and is located on an existing parking lot and a vacant lot within an existing shopping center.

The UDC requires the project to provide 249 parking spaces, and 249 parking spaces are

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Attachment: Resolution P24-11 (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Resolution P24-11
Master Case 21-086
June 18, 2024

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provided. The building meets the MXC zone’s height requirement of 50 feet, and would comply with the drive aisle, parking lot, and landscaping requirements for mixed-use development. The project provides an appropriate residential density for the MXC zone, and although the project provides less commercial square footage than required by the MXC zone, with the approval of an MUP, the project would be consistent with the underlying zoning requirements.

C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property or uses in the vicinity and zone in which the property is located:

The proposed project is not located on a hazardous site and would not include any hazardous materials. Standard construction materials and methods would be utilized to ensure safety during construction. The applicant will be required to comply with all applicable laws, ordinances, and regulations, including, without limitation: the California Building Standards Code and Fire Code. Sufficient access for firefighting purposes has been provided and verified by the Los Angeles County Fire Department (LACFD), and the applicant is conditioned to comply with all LACFD requirements. As described above, the proposed project complies with the zoning regulations for the MXC zone, including FAR, building height, residential density, and parking.

D. The proposal is physically suitable for the site. The factors related to the proposal’s physical stability for the site shall include, but are not limited to, the following:
• The design, location, shape, size, and operating characteristics are suitable for the proposed use:

The subject property includes existing commercial development and surface parking, along with a vacant lot. The proposed building and parking areas comply with the City’s standards for mixed-use development, including compliance with setbacks, building height, drive aisle width, and landscaping. The parking analysis for the project demonstrates that sufficient parking is provided for both the existing and proposed uses on site as required by the UDC. In addition, a parking demand analysis for the project determined that at the peak hours on both weekdays and weekends, sufficient parking will be available on site.
• The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate:

The project is accessed via the existing Bouquet Canyon Road, and no improvements to the roadway are required. The applicant is conditioned to comply with all Cityimposed engineering requirements when constructing any improvements in the rightof-way, such as sewer laterals, parkway tree installation, and ADA paths of travel at

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Attachment: Resolution P24-11 (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Resolution P24-11
Master Case 21-086
June 18, 2024

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the driveways. The project will not have a significant effect on vehicle miles traveled (VMT) or traffic, and existing driveway ingress and egress from the site will be maintained.
• Public protection services are readily available:

The Project will have public protection services provided by both the Los Angeles County Sheriff’s Department (LASD) and LACFD, and will not require any additional resources or services from those organizations as a result of its operation.

The proposal would also be required to comply with all applicable requirements of the LACFD and LASD.
• The provision of utilities is adequate to serve the site:

The proposed use would be located within an existing commercial center, which is located within a developed area with available and adequate utilities to serve the site.

The proposed project would connect to this existing infrastructure on site. As analyzed in the Class 32 California Environmental Quality Act exemption, water and sewer capacity is available to serve the proposed project.

SECTION 5. APPROVALS. The Planning Commission takes the following actions:

Adopt Resolution P24-11, denying Appeal 24-001 and affirming the Hearing Officer approval of a request by Harvard 826 Property, LLC to construct and operate the Promenade Flats Mixed-Use Project (Master Case 21-086).

SECTION 6: RELIANCE ON RECORD. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 7: SUMMARIES OF INFORMATION. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 7: NOTICE. The Secretary is directed to provide a copy of this Resolution to the Planning Commission and any other person requesting a copy.

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Attachment: Resolution P24-11 (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Resolution P24-11
Master Case 21-086
June 18, 2024

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SECTION 8: EFFECTIVE DATE. This Resolution becomes effective immediately upon adoption and memorializes the Planning Commission’s final decision made on June 18, 2024.

PASSED, APPROVED, AND ADOPTED this 18
th day of June, 2024.

TIM BURKHART, CHAIRPERSON

PLANNING COMMISSION
ATTEST:

RACHEL CLARK, SECRETARY

PLANNING COMMISSION

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES )

CITY OF SANTA CLARITA )
I, Rachel Clark, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 18
th day of June, 2024, by the following vote of
the Planning Commission:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

PLANNING COMMISSION SECRETARY

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Attachment: Resolution P24-11 (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

EXHIBIT A
MASTER CASE 21-086
MINOR USE PERMIT 21-012, ARCHITECTURAL DESIGN REVIEW 21-015, AND DEVELOPMENT REVIEW 21-011

DRAFT CONDITIONS OF APPROVAL
In addition to all applicable provisions of the Santa Clarita Municipal Code (“SCMC”), Harvard 826 Property, LLC, agrees to comply with the following provisions as conditions for the City of Santa Clarita’s approval of Master Case 21-086.

GENERAL CONDITIONS
GC1. The approval of this project will expire if the approved use is not commenced within two years from the date of this approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita’s (City) Unified Development Code (UDC).

GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval is terminated along with any associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre-commencement approval period. Once commenced any discontinuation of the use approved with this project for a continuous period of two years or more terminates the approval of this use along with any associated vested rights to such use. The use may not be re-established or resumed after the two-year period. Discontinuation includes cessation of a use regardless of intent to resume.

GC3. The permittee may file for an extension of the conditionally-approved project before the date of expiration. If such an extension is requested, it must be filed not later than 60 days before the date of expiration.

GC4. Unless otherwise apparent from the context, the term “permittee” includes the permittee and any other persons, corporation, or other entity making use of this grant. The permittee must 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 by the City, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City will promptly notify the permittee. If the City fails to notify the permittee or if the City fails to cooperate fully in the defense, the permittee is not thereafter responsible to defend, indemnify, or hold harmless the City.

Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) the City bears its own attorneys’ fees and costs; and 2) the City defends the action in good faith. The permittee is not required to pay or perform any settlement unless the settlement is approved by the permittee.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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GC5. The permittee and property owner must comply with all inspections requirements as deemed necessary by the Director of Community Development.

GC6. The project site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date-stamped consistent with this approval, unless revisions and/or additional conditions are specifically required herein.

GC7. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with the Conditions of Approval, are binding upon Permittee’s successors in interest. The Conditions of Approval may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the SCMC.

GC8. Any proposed deviations from the Exhibits, Project Description, or Conditions of Approval must be submitted to the Director of Community Development for review and approval. Any unapproved deviations from the project approval will constitute a violation of the permit approval.

GC9. When exhibits and/or written Conditions of Approval are in conflict, the written Conditions of Approval prevail.

GC10. The effectiveness of this project will be suspended for the time period that any Condition of Approval is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Condition of Approval is invalidated by a court of law, the project must be reviewed by the City and substitute conditions may be imposed.

GC11. The Permittee is responsible for ascertaining and paying all City fees as required by the SCMC. This condition serves as notice, pursuant to Government Code § 66020(d) that the City is imposing development impact fees (DIFs) upon the project in accordance with the Mitigation Fee Act (Government Code § 66000, et seq.) and the SCMC. The permittee is informed that it may protest DIFs in accordance with Government Code § 66020.

GC12. The Permittee must sign these Conditions of Approval, as set forth below, to acknowledge acceptance, within 30 days from the date of approval.

GC13. The City will only issue permits for the development when the construction documents (e.g., building plans) substantially comply with the approved plans.

Substantial conformity is determined by the Director of Community Development.

GC14. This decision is not effective until Permittee acknowledges acceptance of all project conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal.

By use of the entitlements granted by a development application, the Permittee acknowledges agreement with the Conditions of Approval.

GC15. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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application and/or plans which are defective as to, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any entitlements granted by this approval null and void. Construction must cease until all requirements of this approval are complied with. Development entitlements may be withheld until violations of the SCMC are abated.

GC16. The City will not issue a final certificate of occupancy until the Permittee complies with all project conditions.

GC17. Permittee must reimburse the City for all attorneys' fees expended by the City that are directly related to the processing of this project. The City will not issue a Final Certificate of Occupancy or other final occupancy approval until all attorneys' fees are paid by the permittee.

ADMINISTRATIVE HEARING CONDITIONS
AH1. The permittee must implement a safety and security plan for the project site, covering all parking areas, to include, but not limited to, incorporation of security lighting, cameras, and other security measures. Prior to issuance of a building permit, the permittee must submit a photometric lighting plan for review and approval of the Director of Community Development.

PLANNING DIVISION
PL1. The permittee is hereby granted approval to construct the Promenade Flats Mixed-Use Project, including a four-story mixed use building located in the existing northern parking lot at 26111-26135 Bouquet Canyon Road and a new parking area in the southwest corner of the site. The project includes 7,234 square feet of first-floor commercial space and 30 residential units, including four livework units, on floors two through four. The four live-work units comprise 1,640 square-feet of nonresidential space (410 square feet per unit).

PL2. The construction of the project must be consistent with the approved plans, elevations, colors, materials, and other elements on file with the Planning Division. Any modification to the approved project and plans is subject to further review and approval of the Director of Community Development.

PL3. The building is approved at the heights shown on the approved elevations, and must not exceed 50 feet in height.

PL4. The permittee must provide a minimum of 249 parking stalls on site, including 34 covered parking spaces for apartment residents, at all times. Guest parking for the residential use may be shared with commercial parking on site.

PL5. The permittee must implement and maintain a Parking Management Plan (PMP) to enforce parking requirements on site.

PL6. The permitted uses in the commercial building are subject to the permitted use chart for the underlying MXC zone.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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PL7. The permittee must market the units as live-work units for a minimum of 6 months after receiving their certificates of occupancy. If, after this timeframe, units are not rented as live-work space, the work component may be converted and rented as additional residential space for the unit. The work portions of the units must continue to meet all requirements for work space (including maintaining ADA accessibility requirements) so as not to preclude future nonresidential use.

When a resident using the work space as living space terminates their lease, the permittee must make a good faith effort to rent the live-work unit as both live and work space, prior to re-renting the work space as residential space. Should the permittee apply and receive approval for a subdivision in the future to create and sell condominium units, additional live-work conditions may apply.

PL8. Permitted uses for the live-work units include arts/crafts uses, professional office uses (lawyer, accountant, architect, interior design, real estate agents, computer industry consultants, and similar) and other limited small-scale business activities as approved by the Director of Community Development and as permitted in the MXC zone.

PL9. The hours of operation for customer/client visits and for commercial deliveries for the live-work units are limited to 8:00 a.m. to 8:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on weekends and holidays.

Changes to the hours of operation must be requested in writing and will be subject to the discretion of the Director of Community Development.

PL10. Each live-work unit must be occupied and used only by the owner or residential tenant of each unit. The work space may be occupied by only one business. The work operator may have one additional employee, excluding the residential tenant.

PL11. All roof-mounted and ground-mounted equipment must be screened from public view.

PL12. During construction, prior to painting of buildings, the permittee must provide paint color samples for all paint colors for review by Planning staff in the field. If at any time a color or material is proposed to be changed, the permittee must provide updated samples to the Planning Division for review and approval prior to making the change.

LANDSCAPING
LR1. Prior to issuance of grading permit(s), the permittee must provide final landscape, lighting and irrigation plans (Landscape Document Package) for Planning Division review and approval. The plan must be prepared by a Californiaregistered landscape architect and must be designed with the plant palette suitable for Santa Clarita (Sunset Western Garden Book Zone 18, minimum winter night temperatures typically 20º to 30º F; maximum summer high temperatures typically 105º F to 110º F). The landscape design plan must meet the design

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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criteria of the State Water Efficiency Landscape Ordinance as well as all other current Municipal Code/UDC requirements.

LR2. The permittee must be aware that additional fees will be required to be paid by the permittee for the review of required landscape and irrigation plans by the City’s landscape consultant. An invoice will be provided to the permittee at submittal of the landscape and irrigation plans. The permittee will be required to pay all associated fees to the City of Santa Clarita prior to the release of the approved landscape and irrigation plans for the project.

LR3. The permittee must coordinate with the City’s Special Districts Division regarding any landscaping installed on City right-of-way. Special Districts must review the landscape and irrigation plans when submitted, and all such landscaping must be approved by Special Districts prior to installation. The permittee must receive final approval for the installed landscape prior to final building occupancy on site.

LR4. Prior to occupancy, the permittee must 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.

LR5. Prior to occupancy, the permittee must submit to the Director of Community Development a letter from the project landscape architect certifying that all landscape materials and irrigation have been installed and function according to the approved landscape plans.

ENGINEERING SERVICES DIVISION
General Requirements
EN1. At issuance of permits or other grants of approval, the permittee agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.

EN2. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site must be installed underground.

Grading and Geology Requirements
EN3. Prior to issuance of grading permit, the permittee must submit a grading plan consistent with the approved plans oak tree report, and conditions of approval.

The grading plan must be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses geologic hazards and all submitted recommendations.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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EN4. Prior to issuance of building permits, the permittee must construct all grading and drainage facilities within the project site, obtain rough grade certifications, and a compaction report approved by the City Engineer.

EN5. The Preliminary Plan shows an export of 1500 CY of dirt from the project.

A. Before the City Engineer, or designee, issues a grading permit for this project, the permittee must submit a copy of the grading permit for the export/receiving site and an exhibit of the proposed haul route. The permittee is responsible to obtain approval from all applicable agencies for the dirt hauling operation.

B. The permittee must comply with the following requirements for the dirt hauling operation:

1. Obtain an encroachment permit for the work.

2. The hours of operation shall be between 8:30 am to 3:30 pm.

3. Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the City Engineer.

4. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer.

C. Before the City Engineer, or designee, issues a grading permit, the permittee must pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation.

The limits and scope of the repairs must be determined by the City Engineer.

In order to receive a refund of the Deposit, the permittee or subsequent property owners must 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 will seek additional funds from the permittee.

D. Before the building final, the permittee must repair any pavement damaged by the dirt hauling operation to the satisfaction of the City Engineer. The limits of the road repairs must be consistent with the approved haul route.

Drainage Requirements
EN6. Prior to issuance of grading permit, the permittee must 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 to the satisfaction of the City Engineer.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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Water Quality Requirements
EN7. This project will disturb one acre or more of land. Therefore, the permittee must obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the permittee must file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the City, the permittee must have approved by the City Engineer a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP must include a copy of the NOI and must reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI.

EN8. This re-development project is a development planning priority project under the City’s NPDES Municipal Stormwater Permit as a development that results in the creation, addition, or replacement of 5,000 square feet or more of impervious surface area on an already developed site. Prior to issuance of grading permit, the permittee must 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 (and maintenance) into the design of the project. Refer to the Low Impact Development ordinance and the County of Los Angeles Low Impact Development manual for details.

Street Light Requirements
EN9. Prior to building final, the permittee must install street lights along the frontage of property on Bouquet Canyon Road.

EN10. Prior to street plan approval, the permittee must submit a Street Light Plan to the Engineering Services Division for review and approval. Street-lighting systems must be designed as City-owned and maintained on the LS-2 rate schedule, using LED fixtures approved by the City’s Street Lights Maintenance District.

Street Improvement Requirements
EN11. Prior to any construction (including, but not limited to, drive approaches, sidewalks, sewer laterals, curb and gutter, etc.), trenching or grading within public street right-of-way, the permittee must submit a revised street improvement plan consistent with the approved Plan, oak tree report, and conditions of approval; and obtain encroachment permits from the Engineering Services Division.

EN12. Prior to issuance of building permits, the permittee must dedicate sidewalk easements sufficient to encompass ADA requirements for sidewalks installed with drive approaches per the current City standard APWA 110-2, Type C, or equivalent.

EN13. Prior to building final, the permittee must construct the ADA compliance path across the two driveways abutting the project. Revision to street improvement plan and encroachment permit must be required to do this work.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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EN14. Prior to building final, the permittee must repair any broken or damaged curb, gutter and sidewalk abutting the project, to the satisfaction of the City Engineer.

An encroachment permit will be required from the Engineering Services division to do any work within the public right of way.

Sewer Improvement Requirements
EN15. The on-site sewer must be a privately maintained system. Prior to Grading Plan approval the permittee must submit an “on-site sewer plan.” The “on-site sewer plan” must be designed per the California Plumbing Code and approved by the City’s Building & Safety Division prior to Grading Plan approval.

EN16. Prior to issuance of building permits, the proposed building lateral line must be connected to the existing onsite sewer main (8-inch sewer per PC 9971). Prior to issuance of building permits, the permittee must coordinate with the Building & Safety Division regarding payment of additional annexation fees, if required, to annex the property into the County Sanitation District.

EN17. Prior to building final, the permittee must construct all sewer upgrades per the approved sewer area study, to the satisfaction of the City Engineer.

EN18. The permittee must also obtain a permit from Los Angeles County Building & Safety Division to install a new saddle by Los Angeles County Sewer Maintenance Division, if the wye does not exist.

TRAFFIC ENGINEERING DIVISION
TE1. The location, width, and depth of all project driveways, access locations and drive aisles must conform to the approved site plan. This must be shown on all applicable plans prior to issuance of first building permit. No additional driveways or access locations must be permitted.

TE2. The permittee must be aware that the site must 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.

TE3. Minimum width of all interior drive aisles must be 26 feet and must be shown on all applicable plans prior to issuance of first building permit. All drive aisle dimensions must be shown on the site plan. (Note: Fire Department may require drive aisles wider than 26 feet.)
TE4. Any dead-end drive aisles must have a hammerhead or turn-around area to facilitate vehicular movements. This must be shown on all applicable plans prior to issuance of first building permit. If a hammerhead or turn-around area is not provided, the permittee must demonstrate that vehicles can adequately maneuver into and out of the parking spaces at the terminus of a dead-end drive aisle.

TE5. The permittee must extend and refurbish the existing No Stopping/No Parking Zone, located north of the southerly driveway, by an additional 40 feet, for a total

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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of 60 feet. The permittee must also refurbish the existing No Stopping/No Parking Zone, located north of the northerly driveway.

TE6. Prior to issuance of building permits, the permittee must 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 Valencia B&T District. The current rate for this District is $28,710. The B&T rate is subject to change and is based on the rate at the time of payment.

Standard B&T Fee Calculation:

B&T District fees for non-residential uses on an under-utilized parcel that does not include a land division will be calculated as follows:

Retail Commercial = 14,321 sf x $28,710 x 5 = $ 125,850 16,335
Apartment = the number of units (30) x the district rate ($28,710) x 0.7 = $602,910
Total = $125,850 + $602,910 = $728,760
Note: Live/Work units may result in reduced B&T Fee.

LOS ANGELES COUNTY FIRE DEPARTMENT
FD1. All on-site Fire Apparatus Access Roads must be labeled as “Private Driveway and Fire Lane” on the site plan along with the widths clearly depicted on the plan.

Labeling is necessary to assure the access availability for Fire Department use.

The designation allows for appropriate signage prohibiting parking.

FD2. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner prior to and during the time of construction (Fire Code 501.4).

FD3. All fire lanes must be clear of all encroachments and must be maintained in accordance with the Title 32, County of Los Angeles Fire Code.

FD4. For buildings where the vertical distance between the access roadway and the highest roof surface exceeds 30 feet from the lowest level of the Fire Apparatus Access Road, provide a minimum unobstructed width of 28 feet, exclusive of shoulders and an unobstructed vertical clearance “clear to sky” Fire Apparatus Access Roads to within 150 feet of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building. At least one required access route meeting this condition must be located such that the edge of the Fire Apparatus Access Roadway, not including shoulders, that is closest to the building being served, is between 10 feet and 30 feet from the building, as determined by the Fire Code Official, and must be positioned parallel to one entire side of the building. The side of the building on which the Fire Apparatus Access Road is positioned must be approved by the Fire Code Official (Fire Code 503.1.1; 503.2.1.2; 503.2.1.2.2 & 503.2.1.2.2.1).

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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FD5. The dimensions of the approved Fire Apparatus Access Roads must be maintained as originally approved by the Fire Code Official (Fire Code 503.2.2.1).

FD6. Fire Apparatus Access Roads must be designed and maintained to support the imposed load of fire apparatus weighing 75,000 pounds and must be surfaced to provide all-weather driving capabilities (Fire Code 503.2.3).

FD7. Dead-end Fire Apparatus Access Roads in excess of 150 feet in length must be provided with an approved Fire Department turnaround. Refer to Figure 503.2.5(2) in Chapter 5 of the Fire Code. The turnaround must be orientated on the access roadway in the proper direction of travel (Fire Code 503.2.5).

FD8. The Fire Apparatus Access Roads must be provided with a minimum of a 32-foot centerline turning radius (Fire Code 503.2.4).

FD9. A minimum 5-foot-wide approved firefighter access walkway leading from the Fire Apparatus Access Road to all required openings in the building's exterior walls must be provided for firefighting and rescue purposes (Fire Code 504.1).

FD10. Security barriers, visual screen barriers or other obstructions must not be installed on the roof of any building in such a manner as to obstruct firefighter access or egress in the event of fire or other emergency. Parapets must not exceed 42 inches from the top of the parapet to the roof surface on more than two sides. These sides should face an access roadway or yard sufficient to accommodate ladder operations (Fire Code 504.5).

FD11. Approved building address numbers, building numbers or approved building identification must be provided and maintained to be plainly visible and legible from the street fronting the property. The numbers must contrast with their background, be Arabic numerals or alphabet letters, and be a minimum of 4 inches high with a minimum stroke width of 0.5 inch (Fire Code 505.1).

FD12. All fire hydrants must measure 6”x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal, and must be installed in accordance with the County of Los Angeles Fire Code.

FD13. The required fire flow for the public fire hydrants for this project is 2000 GPM at 20 psi residual pressure for 2 hours. Two (2) public fire hydrants flowing simultaneously may be used to achieve the required fire flow. An approved automatic fire sprinkler system is required for the proposed building within this development (Fire Code 507.3 & Appendix B).

FD14. The required fire flow for a single private fire hydrant is 1,250 GPM @ 20 psi residual pressure for 2 hours. One (1) on-site fire may be used to achieve the required fire flow (Fire Code 106.1).

FD15. Install one (1) private on-site fire hydrant as noted by the Fire Department. All required private on-site fire hydrants must be installed, tested, and approved prior to building occupancy (Fire Code 901.5.1).

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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FD16. Plans showing underground piping for private on-site fire hydrants must be submitted to the Sprinkler Plan Check Unit for review and approval prior to installation (Fire Code 901.2 & County of Los Angeles Fire Department Regulation 7).

FD17. All private fire hydrants must be installed a minimum of 25 feet from a structure or protected by a 2-hour rated firewall. For fully sprinkled multi-family structures, private fire hydrants may be installed a minimum of 10 feet from the structure (Fire Code Appendix C106.1).

BUILDING & SAFETY DIVISION
Plans and Permits
BS1. Construction drawings must be prepared and submitted to the Building & Safety Division for plan review and building permit issuance. Supporting documents; such as structural and energy calculations, and geotechnical reports must be included with the plan submittal.

BS2. Construction drawings submitted for plan review must show full compliance with all applicable local, county, state, and federal requirements and codes. The project must comply with the building codes in effect at time of building permit application submitted to Building & Safety Division. Projects submitted to Building & Safety after January 1, 2023 must comply with the following: the 2022 California Building (CBC), Mechanical (CMC), Plumbing (CPC), Electrical (CEC), Fire (CFC), Energy Code, and the 2022 California Green Building Standards Code (CalGreen).

BS3. Construction drawings submitted for plan review must be complete. Submitted plans must show all architectural, accessibility, structural, mechanical, plumbing, and electrical work that will be part of this project. Civil plans, if prepared, may be submitted for reference and for review by City Engineering Services.

Landscape plans, if prepared, may be submitted for reference and for review by the City’s Planning Division.

BS4. Construction drawings must be prepared by qualified licensed design professionals (California licensed architects and engineers).

BS5. The City of Santa Clarita has amended some portions of the California Building Codes. A copy of these amendments is available at the Building & Safety public counter and on our website at:
https://santaclarita.gov/building-safety/building-codes-design-criteria/.

BS6. Construction drawings may be submitted electronically or by submitting paper plans. In either case an “eService Account” must be created to access our permitting system. Please log in to the following link and create an account by clicking “register for an Account.”:
https://aca-prod.accela.com/SANTACLARITA/Default.aspx.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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BS7. For general information on how to obtain a building permit for tenant improvement projects, an informative presentation may be seen at:
https://santaclarita.gov/building-safety/training-and-informational-videos/.

BS8. Construction drawings submitted to Building & Safety must include a complete building code analysis and floor area justification for the proposed building per chapters 5 and 6 of the California Building Code. The code analysis and justification must contain the following minimum information: types of construction, occupancy groups, occupant loads, any required area increases, height of building, number of stories, summary of all fire rated walls, occupancy separations and all other related data.

BS9. The submitted site plan must show all parcel/lot lines, easements, fire separation distances, restricted use areas, etc. Any construction proposed in an easement must obtain the easement holder’s written permission or the easement must be removed. Parcel lines that overlap any proposed buildings must be removed (lot line adjustment) prior to building permit issuance.

BS10. For an estimate of the building permit fees and the estimated time for plan review, please contact the Building & Safety Division directly at (661) 255-4935.

BS11. Prior to submitting plans to Building & Safety, please contact a Permit Specialist at (661) 255-4935, for project addressing.

Electric Vehicle, Bicycle, and Clean Air Parking – Commercial BS12. Electric Vehicle (EV) parking spaces (EV capable spaces and EV stations) must be provided for the commercial portions of the building with the infrastructure installed to facilitate EV charging per CalGreen 5.106.5.3. EV capable spaces and EV charging stations must be identified on the site plan.

BS13. EV capable parking spaces (without charging equipment), and EV charging stations (with charging equipment installed), must be provided based on the total number of actual parking spaces provided and the number of EV capable spaces provided per CalGreen section 5.106.5.3.1. For the new 20 parking spaces provided for the new commercial portion of the new building, 4 EV capable parking spaces must be provided. For the 4 EV capable spaces required, no EV charging stations are required to be installed.

A. For the additional 41 new commercial parking spaces provided, 8 EV Capable parking spaces must be provided. For the 8 EV Capable spaces required, 2 EV Charging Stations must be installed.

BS14. Short-Term Bicycle Parking must be provided for the commercial portions of the project is based on 5 percent of the total number of anticipated visitor (customer) parking spaces with a minimum of one two-bike rack.

BS15. Long-term bicycle parking (lockable) must be provided based on 5 percent of the total number of tenant-occupant (employee) parking spaces with a minimum of one bicycle parking facility (CalGreen 5.106.4.1.2).

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
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A. Clean Air Vehicle parking spaces are not required. The previous CalGreen Code (2019) section 5.106.5.2 has been deleted in the new 2022 CalGreen Code.

Electric Vehicle Parking – Multifamily
BS16. For new multifamily projects, ten (10) percent of the total number of residential parking spaces provided must be EV capable charging spaces, capable of supporting future Level 2 electric vehicle supply equipment (EVSE). An additional 25 percent of the total number of parking spaces must be EV ready, and equipped with low power Level 2 EV charging receptacles (CalGreen 4.106.4.2).

For the proposed 49 new residential parking spaces, 5 spaces must be EV capable and 13 spaces must be EV ready.

A. When the multifamily project has over 20 dwelling units, an additional five (5) percent of the parking spaces must be equipped with Level 2 EV charging stations (CalGreen 4.106.4.2.2).

BS17. Where common use parking is provided at least one EV space must be located in the common use area and available for use by all residents.

Agency Clearances
BS18. Prior to issuance of building permits, clearances from the following agencies will be required:

A. Santa Clarita Planning Division;
B. Santa Clarita Engineering Services (soil report review and grading); C. Santa Clarita Environmental Services (Construction & Demolition Plan deposit);
D. Santa Clarita Traffic & Transportation Planning;
E. Santa Clarita Parks Planning
F. Los Angeles County Fire Prevention Bureau;
G. Los Angeles County Environmental Programs (Industrial Waste); H. Los Angeles County Sanitation District;
I. Santa Clarita Valley Water Agency; and
J. William S. Hart School District and appropriate elementary school district An agency referral list with contact information is available at the Building & Safety public counter. Please contact the agencies above to determine if there are any plan review requirements and/or fees to be paid. Clearances from additional agencies may be required and will be determined during the plan review process.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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Accessibility
BS19. All applicable disabled access requirements of CBC Chapter 11B for commercial portions, and CBC Chapter 11A for the multi-family residential portions of the project (including live/work units), must be shown on the architectural plans versus civil plans.

BS20. The accessible parking spaces must be calculated separately for each parking facility (residential, new commercial, and existing commercial with new parking), and must be dispersed and located on the shortest accessible route to accessible entrances. Accessible parking spaces for the residential portion of the project will be based on the following:

A. Where assigned parking spaces are provided, accessible parking spaces must be provided at the rate of 2 percent of all assigned parking.

B. Where unassigned and visitor parking spaces are provided, accessible parking spaces must be provided at the rate of 5 percent of all unassigned parking.

Designated guest or visitor parking must be provided with at least one accessible parking space.

C. Accessible parking spaces must be located and dispersed to be on the shortest possible accessible route to accessible building entrances.

D. Accessible parking spaces must be dispersed proportionately between the various types of parking amenities (surface, carport, and garages).

BS21. At least one EV Charging Station (or future EV Charging Space) must be provided for each parking facilities (residential, new commercial, and existing commercial with new parking) and must be sized to be van accessible and located on an accessible route to the building entrance(s). The van accessible EV parking space(s) must be 12-foot wide with a 5-foot side aisle on the passenger side.

When less than five EV spaces are provided at a facility, no disabled access signage is required. The side access aisle for any accessible EV parking space must not overlap the side access aisles required for the regular accessible parking spaces (CBC sections 11B-228.3 and 11B-812).

BS22. Buildings containing multi-family dwelling units must also follow all applicable accessibility regulations including federal requirements that may be more restrictive. Please refer to the following:

A. Fair Housing Act (FHA) Design Manual.

B. Joint Statement of the Department of Housing and Urban Development (HUD) and the Department of Justice (DOJ) issued April 30, 2013 (www.hud.gov).

C. Dwelling units constructed as senior citizen housing may also be subject to the Unruh Civil Rights Act. Refer to Division 1, Part 2 of the California Civil Code. For additional information regarding application, interpretation and enforcement, contact the California Department of Fair Employment and Housing.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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FHA, HUD and DOJ regulations are not enforced by the local Building & Safety jurisdictions. However, they are the responsibility of the designer, architect, owner and developer.

Soil Reports and Grading
BS23. A complete soils and geology investigation report will be required. The report must be formally submitted to the Engineering Division for review and approval.

The recommendations of the report must be followed and incorporated into the construction drawings. A copy of the report must be submitted to Building & Safety at time of plan submittal.

BS24. All grading, compaction and building pad certification must be completed prior to the issuance of building permits.

BS25. All new buildings, additions, and other structures, including retaining walls and fences, must be setback from any adjacent ascending or descending slopes. See Section 1808.7 CBC and the Slope Setback handout.

Hazard Zones
BS26. Indicate in the project data of the plans that this project IS NOT LOCATED in a Fire Hazard Zone, IS NOT LOCATED in a Flood Hazard Zone, and IS NOT LOCATED in the Alquist-Priolo Earthquake fault zone.

Additional Information
BS27. After the project receives a final building inspection, a Certificate of Occupancy will be issued. Shell portions of the building will receive separate Certificate of Occupancies after each tenant improvement is completed.

BS28. Each separate new detached building or structure, such as carports, trash enclosures, fences, retaining walls, shade structures, will require separate applications and building permits. These other structures need not be on separate plans, but may be part of the same plans of the main project.

BS29. Live/work units must comply with Section 508.5 of the 2022 CBC.

BS30. These general comments are based on a review of conceptual plans submitted by the permittee. Additional comments and more detailed building code requirements will be listed during the plan review process when a building permit application and plans are submitted to Building & Safety.

ENVIRONMENTAL SERVICES DIVISION
ES1. Commercial Component: Provide sufficient trash enclosures to house at least two 3-yard bins. One of the bins should be reserved for recyclable materials only. In addition, space must be added for organics/food waste recycling per AB1826/SB1383.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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ES2. Residential Component: Provide sufficient trash enclosures to house at least six 3- yard bins. Three of the bins should be reserved for recyclable materials only. In addition, space must be added for organics/food waste recycling per AB1826/SB1383.

ES3. Current plans reviewed by the City as of January 31, 2024, are sufficient to meet Environmental Services requirements.

ES4. The enclosures must be shown on the site plan with dimensions and bin layout/floor plan, consistent with the surrounding architecture and must be constructed with a solid roof. The enclosures must be located to provide convenient pedestrian and collection vehicle access.

ES5. All demolition projects regardless of valuation, all commercial construction projects valuated greater than $200,000 or over 1,000 square feet for new construction, all new residential construction projects, and all residential additions and improvements that increase building area, volume, or size must comply with the City’s Construction and Demolition Materials (C&D) Recycling Ordinance.

ES6. C&D Materials Recycling Ordinance:

A. 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.

B. A minimum of 65 percent of the entire project’s inert (dirt, rock, bricks, etc.) waste and 65 percent of the remaining C&D waste must be recycled or reused rather than disposing in a landfill.

C. For renovation or tenant improvement projects and new construction projects, a deposit of 2 percent of the estimated total project cost or $15,000, whichever is less, is required. For demolition projects, a deposit of 10 percent of the estimated total project cost or $15,000, whichever is less, is required. The full deposit will be returned to the permittee upon proving that 65 percent of the inert and remaining C&D waste was recycled or reused.

ES7. Per the California Green Building Standards Code, 100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing must be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed.

ES8. 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 or visit GreenSantaClarita.com for a complete list of franchised haulers in the City.

PARKS AND RECREATION DIVISION
PR1. Prior to issuance of the building permit, the permittee must 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.” An estimate is attached. The

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

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permittee may 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.

PR2. Credit for private open space. Where private open space usable for active recreational purposes is provided in a proposed planned development, real estate development, stock cooperative, community apartment project, or condominium project, partial credit, not to exceed thirty percent, may be given against the requirement of land dedication or payment of fees in lieu thereof. Credit will only be given when the approving authority finds that it is in the public interest to do so and that all standards are met.

TECHNOLOGY SERVICES DIVISION
TS1. Prior to the issuance of a Grading Permit, the permittee must demonstrate compliance with UDC Section 17.51.007 (Connected City Infrastructure Program) requiring conduit from a location to be determined in the public right‐of‐way to the Minimum Point of Entry (MPOE) or similar location within the project area that serves as the main telecommunications closet.

TRANSIT DIVISION
TR1. The Transit Impact Fee does apply. Currently the rate is $200 per residential unit.

This fee is currently under revision. The permittee must pay the fee in place at the time of building permit issuance. At this time the Transit Impact Fee does not apply to commercial/industrial developments. This fee is currently under revision.

The permittee must pay the fee in place at the time of building permit issuance.

TR2. The permittee must provide a bus stop Southbound Bouquet Canyon Road, on the project frontage before the existing driveway and in front of the existing IHOP restaurant.

TR3. The permittee must construct a pedestrian path from the bus stop to the development. The bus stop may require additional right-of-way (ROW) as approved by the City Engineer.

TR4. At the location of the bus stop, the permittee must provide a permanent stylized shelter structure. The bus stop must consist of: a 10' x 25' concrete pad placed behind the sidewalk, a bench, a trash receptacle, and lighting. Proposed shelter structure and all bus stop amenities must be approved by City Transit staff prior to installation. All specifications and appropriate paperwork must be supplied to the Transit Division prior to installation.

TR5. The permittee must provide a site plan showing amenities within a 100-foot radius of the bus stop. This plan must show the locations of all utility meters, utility structures, landscaping, buildings, pedestrian walkways, and parking spaces. This plan must also show all other items not listed above located within the 100-foot radius of the bus stop.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

Page 18 of 22 ends

TR6. All mechanical devices (including electric meter) or vault boxes must be screened from public view either by location or with mature landscape, vines, etc (please contact the Parks Division for information). Shelter design, structure and amenities must be approved by appropriate City staff including Transit, Planning, Building & Safety, and Engineering. All specifications and appropriate paperwork for the bus stop must be supplied to the Transit Division prior to installation.

TR7. A color elevations and materials board for the proposed bus shelter must be provided for review and approval by the Director of Economic Development.

TR8. The bus stop location must be a minimum of 100 feet from the curb return or as specified by City staff.

TR9. At the location of the bus stop, the sidewalk must meet the street for no less than 25 feet.

TR10. The permittee must construct an in-street concrete pad pursuant to the current city standard and APWA 131-1.

TR11. The bus stop must comply with all ADA regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (CalDag).

Proposed disabled access must be drawn on all plans.

TR12. The bus stop must be shown and labeled on the site plan.

TR13. Prior to occupancy, the bus stop must be installed to the satisfaction of City staff.

SPECIAL DISTRICTS DIVISION
Urban Forestry – Parkway Trees
SD1. The permittee is required to install parkway trees within the public right-of-way along Bouquet Canyon Road fronting the property / project site. The Permittee is required to work with Special Districts (Urban Forestry) with the location, spacing, and number of parkway trees required.

SD2. Before issuance of grading permits, or as required by Planning, the permittee must submit a final landscape plan for review and approval by Special Districts (Urban Forestry). Landscape plan must be prepared by a California Licensed Landscape Architect.

SD3. The permittee is required to install concrete tree wells along Bouquet Canyon Road to accommodate the required, approved number of parkway trees. Minimum size tree well must be no less than 4-feet by 6-feet, and must not exceed 4-feet by 8-feet. All tree wells must be the same size.

SD4. The permittee is required to install and maintain an approved irrigation system to all required parkway trees. Irrigation must be approved by Special Districts (Urban Forestry). Irrigation must be included with the final landscape plans.

SD5. The permittee is required to tunnel below any existing concrete as needed to install the required irrigation to each tree. One two-inch (2”) schedule 80 sleeve

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

Page 19 of 22 ends

must be installed below any / all concrete to allow for all lateral lines to reach the tree well.

SD6. Irrigation to the required parkway trees must consist of schedule 40 PVC pipe, with two Rainbird RWS-B-C-1401 watering systems per tree. Each watering tube must be placed on opposite ends of the root ball and run parallel with the sidewalk.

SD7. The permittee is required to install 24-inch lineal root barrier at the inner edge of the tree well. Root barrier must overlap a minimum of six inches or as required by manufacturer specifications. Century Root Barrier, NDS, and Villa are all acceptable products. Irrigation lines must enter the tree well below the bottom of the root barrier to eliminate having to cut into the root barrier.

SD8. Parkway trees must consist of 24-inch box, standard trunk trees. Each tree must have a natural canopy, with strong central leader, with a minimum in-ground height of 6-7 feet at time of planting. Parkway trees must also meet and or exceed the California Department of Forestry and Fire Protection; Guideline Specifications for Nursery Tree Quality.

SD9. Approved parkway tree species for this location must not exceed a 25-30-foot maximum height, and be approved / recommended for planting below powerlines.

Approved species for this location includes the following trees; Coral Gum (Eucalyptus torquata), Purple Orchid Tree (Bauhinia variegate), Eastern Red Bud (Cercis canadensis), Narrow-Leaf Pittosporum (Pittosporum phillyraeoides).

SD10. Parkway trees must be planted according to the City of Santa Clarita Tree Planting & Staking Detail Sheet and / or the APWA (American Public Works Association) “Standard Plans for Public Works Construction”.

SD11. Prior to planting, all parkway trees must be inspected and approved by a qualified representative of Urban Forestry. Trees which do not meet the minimum specifications will be rejected and must be returned to the nursery and replaced at no cost to the City of Santa Clarita. Permittee must give a minimum of 48 hours prior notice for the delivery date and time.

SD12. Parkway trees, as it specifically relates to trimming is the responsibility of the City of Santa Clarita Special Districts (Urban Forestry). The permittee and their tenants are advised that parkway trees will not be trimmed for sign visibility.

SD13. Upon completion of irrigation and planting, the tree well must be mulched with natural woodchips (Foothill Soils Forest Floor or similar product with same specifications).

SD14. The parkway tree(s) are a shared responsibility between the property owner and the City of Santa Clarita. Maintaining the tree well and keeping it free of weeds and debris, making any necessary repairs to the irrigation, and making sure the tree is not over or under watered, is the primary responsible of the permittee and / or current and future property owners. It is the responsibility of the City of Santa Clarita Urban Forestry Division to trim the tree(s) as needed during regular grid trimming.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

Page 20 of 22 ends

SD15. The permittee is required to reach out to the City of Santa Clarita Urban Forestry Division to discuss the recent pruning to the on-site oak trees which took place on or around October 2023. These oak trees are protected under both the Oak Tree Ordinance, and the Parkway Tree Influence Ordinance. City Arborist will provide available resources to correct and repair the damage that was done to the trees as a result of the recent pruning.

Landscape Maintenance District
SD16. This parcel is located within Landscape Maintenance District (LMD) Zone 2008-1, which was established to fund the construction and maintenance of landscaped medians on major thoroughfares throughout the City of Santa Clarita.

Prior to issuance of Certificate of Occupancy, the permittee is required to financially contribute to Zone 2008-1 in a manner reflective of this LMD zone’s assessment methodology.

SD17. The permittee is advised that these parcels are currently being assessed based upon the current land use. As a result of the proposed project, the current assessment rate will be adjusted to reflect the changes based upon the zones current methodology.

Streetlight Maintenance District
SD18. Pending the requirement of having to underground any existing utilities, or make street improvements, the permittee will be required to install replacement streetlights to the satisfaction of the City Engineer, Director of Public Works, and the Director of Administrative Services.

SD19. These parcels were originally annexed by County of Los Angeles into a Lighting District with a maximum assessment of $12.38 per EBU (Equivalent Benefit Unit) without a cost of living index/escalator. The permittee will be required to annex the parcel into the Santa Clarita Landscaping and Lighting District (SCLLD), Streetlighting Zone “Original”. The District funds the operation and maintenance of various landscaping and lighting improvements throughout the City that provide special benefits to properties within the District.

The annexation will bring the EBU rate current (FY 22/23, $93.91) and add the cost of living escalator (CPI). There is a one-time annexation fee of $500.00 + $100.00 per Equivalent Benefit Unit (EBU). Benefit Units are based on land use and vacant/unimproved parcels are not assessed. Additional information may be required from the permittee to calculate the fee.

A. Following the completed annexation there will be an annual assessment included on the property tax bill. The assessments are based on land use, see attached EBU rate sheet. The proposed assessment to be calculated by assessment engineer.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21-086; MUP21-012, ADR21-015, and DR21-011
Draft Conditions of Approval
June 18, 2024

Page 21 of 22 ends

B. A minimum of 120 days is required to process the annexation, which must be completed prior to final map approval, grading or building permit issuance, whichever occurs first.

C. Developer will work with Special Districts and obtain approval on the LED light fixtures, if any, to be installed on public streets.

D. Ownership of all new streetlights installed on public streets will be transferred to City of Santa Clarita.

E. Developer will work with Special Districts to determine if the streetlights will be metered or unmetered.

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Master Case 21
-086; MUP21-012, ADR21-015, and DR21-011
Conditions of Approval
April 17, 2024

Page 22 ends

Attachment A– Estimated Parks Dedication Fee

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Attachment: Exhibit A - MC21-086 Draft Conditions of Approval (Appeal of the Hearing Officer Approval of MC21
-086 Attachment A
Vicinity Map

PROJECT
SITE
Cinema Drive

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Attachment: Aerial and Zoning Map (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) MC21
-086 Attachment A
Zoning Map

PROJECT
SITE
Cinema Drive
MX-C
OS
PI
I

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Attachment: Aerial and Zoning Map (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) NORTH
PROJECT 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248
PROMENADE FLATS 2022 PROMENADE FLATS 26111 BOUQUET CANYON RD SANTA CLARITA CA 91350 APN: 2811-003-018 2811-003-016 GENERAL NOTES 1- STORY RETAIL, 3-STORY RESIDENTIAL & ROOF TOP BUILDING FULLY SPRINKLERED TYPE OF CONSTRUCTION: V - A LOT SIZE: 1.2 ACRES BUILDING [E] IHOP AREA: 5448 S.F. NEW BUILDING AREA: 52,259 S.F. PROJECT DATA OCCUPANCY TYPE: B - R2 GOVERNMENT AGENCIES OWNER ARCHITECT CONSULTANTS SCOPE OF WORK ·· LOS ANGELES COUNTY BUILDING & SAFETY LOS ANGELES COUNTY FIRE DEPARTMENT VICINITY MAP LANDSCAPE ARCHITECT 3A-1.3 7 1 A-2.0 3A-3.0 LEGEND SHEET INDEX TITLE BLOCK SHEET INDEX T1.0 STRUCTURAL ENGINEER MEP ENGINEER DRY UTILITIES ENGINEER DRC ENGINEERING, INC. 160 SOUTH OLD SPRINGS ROAD SUITE 210, ANAHEIM HILLS, CA 92808 T: 714.685.6860 X372 C: 714.318.9320 EMAIL: [email protected] CIVIL ENGINEER GEOTECHNICAL ENGINEER ENVIRONMENTAL ENGINEER · 1.d Packet Pg. 44
Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) NORTH PROJECT SD1.0 OVERALL SITE PLAN OVERALL SITE PLAN 1 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 NEW BUILDING LOT VIEW OVERALL VIEW

PROMENADE FLATS

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Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

UP UP EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT ENTR ENTR ENTR ENTR ENTR ENTR

ENTR ENTR EXIT EXIT UP
CONTROLLER CONTROLLER A 1 BCDEFGHIJK 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UP UP A 1 BCDEFGHIJK 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CONTROLLER CONTROLLER 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 SD1.1 LANDSCAPE & COMMERCIAL AREAS 26575 Ruether Ave 2nd floor CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 SITE & BLDG PARKING LANDSCAPING AREAS 2 LANDSCAPE AREAS 1 NEW PARKING LOT LANDSCAPING AREAS L E G E N D FIRST FLOOR - COMMERCIAL AREAS COMMERCIAL AREAS 3 L E G E N D 2ND LEVEL - LIVE / WORK COMMERCIAL AREA 4 3RD LEVEL - LIVE / WORK COMMERCIAL AREA 5 TYP LIVE / WORKS UNITS - WORK PORTION 6 NOTE: PLEASE SEE A5.1 FOR MORE DETAILS

PROMENADE FLATS

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Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) NORTH PROJECT 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 PARKING PLAN & ANALYSIS 1 SD1.2 PARKING PLAN ACCESIBLE PARKING TYP
1 1 FUEL EFFICIENT V.P. L E G E N D

PROMENADE FLATS

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Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) C .0

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Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) UP PROPOSED BUILDING EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PROPERTY BOUNDARY @ EXISTING WALL

BOUQUET CANYON ROAD

EXISTING

PARKING

EXISTING

PARKING

RIGHT OF WAY

EXISTING APARTMENTS
PROPERTY BOUNDARY @ EXISTING WALL PROPERTY BOUNDARY @ EXISTING WALL EXISTING APARTMENTS 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX DATE: NOT FOR CONSTRUCTION Jordan T. Crystal PE S CA HC T E CT I AR AND L ICE NS E D L Signature Renewal Date Date A RNI CAL IF O S T AT E OF JORDAN T. CR Y S T A L 5 8 4 3 NOV 30, 2025 JAN. 29, 2024 ADDRESS: 3639 HARBOR BLVD. SUITE 202
VENTURA, CA. 93001
PHONE: (805) 232-5218
EMAIL: [email protected]
WEB ADDRESS: WWW.CVADESIGNCONSULTANTS.COM
PROJECT NAME:

SANTA CLARITA PLAZA APARTMENTS
PROJECT ADDRESS:
26111-26135 BOQUET CANYON ROAD
SANTA CLARITA, CA. 91350 SHEET TITLE: SCALE: DRAWN BY: JOB NUMBER: SHEET: CLIENT: THE MADISON GROUP 9631W. OLYMPIC BLVD BEVERLY HILLS, CA. 90212 01/29/2024 2021122701 NORTH 0' 16' 24' 32' 48' SCALE: 1/16" = 1'-0" 4' 8' 12' NOTES: DATE: DRC SUBMITTAL #1 02/15/22 JC DRC SUBMITTAL #2 01/16/23 DRC SUBMITTAL #3 07/26/23 DRC SUBMITTAL #4 01/29/24 PLANTING PLAN 1/16" = 1'-0" L-3.01 MATCHLINE SEE SHEET L-3.02 EXISTING PLANTING TO REMAIN PROTECT IN PLACE EXISTING PLANTING TO REMAIN PROTECT IN PLACE EXISTING OAK TREE TO REMAIN PROTECT IN PLACE EXISTING OAK TREE TO REMAIN PROTECT IN PLACE EXISTING COURTYARD PLANTING TO REMAIN PROTECT IN PLACE EXISTING SEQUOIA COURTYARD TREES TO REMAIN PROTECT IN PLACE EXISTING BIRCH TREES TO REMAIN PROTECT IN PLACE PET FACILITY SYNTHETIC TURF BICYCLE PARKING (6) SPACES EMPLOYEE BREAK AREA ROOT BARRIER ROOT BARRIER EXISTING HOLLYWOOD JUNIPER TREES ALONG NORTH PROPERTY BOUNDARY SHALL BE REMOVED DUE TO SITE CONSTRAINTS 1.d Packet Pg. 49
Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) EXISTING BUILDING EXISTING BUILDING PROPERTY BOUNDARY @ EXISTING WALL

BOUQUET CANYON ROAD EXISTING PARKING

EXISTING

PARKING

EXISTING

PARKING

RIGHT OF WAY
PROPERTY BOUNDARY @ EXISTING WALL 36" BOX 36" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX 24" BOX PROPERTY BOUNDARY @ EXISTING WALL PROPERTY BOUNDARY 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX 36" BOX DATE: NOT FOR CONSTRUCTION Jordan T. Crystal P
E
S CA

HC T E CT
I
AR
AN
D

L ICE NS E D
L Signature Renewal Date Date
A

RNI CAL IF O

S T AT E
OF
JORDAN T. CR Y S T A L 5 8 4 3 NOV 30, 2025 JAN. 29, 2024 ADDRESS: 3639 HARBOR BLVD. SUITE 202
VENTURA, CA. 93001
PHONE: (805) 232-5218
EMAIL: [email protected]
WEB ADDRESS: WWW.CVADESIGNCONSULTANTS.COM
PROJECT NAME:

MATCHLINE SEE SHEET BELOW
MATCHLINE SEE SHEET ABOVE EXISTING PLANTING TO REMAIN PROTECT IN PLACE EXISTING OAK TREE TO REMAIN PROTECT IN PLACE EXISTING PLANTING TO REMAIN PROTECT IN PLACE EXISTING SYCAMORE COURTYARD TREES TO REMAIN PROTECT IN PLACE EXISTING PINE TREE TO REMAIN PROTECT IN PLACE EXISTING PLANTING TO REMAIN PROTECT IN PLACE ROOT BARRIER ROOT BARRIER 1.d Packet Pg. 50
Attachment: Site Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

UP UP EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT ENTR ENTR ENTR ENTR ENTR ENTR ENTR A 1 BCDEFGHIJK 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ENTR EXIT EXIT CONTROLLER CONTROLLER UP A 1 BCDEFGHIJK 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CMSD SD G SD CMSD G CMSD SD G SD CMSD CMSD G SD CMSD CMSD SD SD CMSD SD G EXIT CMSD CMSD SD G G SD G EXIT CMSD G G G G CONTROLLER CONTROLLER 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 1ST FLOOR 1 2ND FLOOR 2 A1.0 1ST & 2ND FLOOR PLAN NORTH PROJECT NORTH PROJECT

PROMENADE FLATS

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Attachment: Floor Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

CMSD SD

G SD CMSD

G CMSD SD

G SD CMSD CMSD

G SD CMSD CMSD SD SD CMSD SD

G EXIT CMSD CMSD SD
G G SD
G 2 - HRS SHAFT
5'x5' CLR

IN FRONT OF LIFT EXIT CMSD
G G G

G UP UP
A
1 BCDEFGHIJK
2 3
4 5
6 7
8 9 10 11 12 13 14 15

CONTROLLER CONTROLLER
A
1 BCDEFGHIJK
2 3
4 5
6 7
8 9 10 11 12 13 14 15 CMSD SD

G SD CMSD

G CMSD SD

G SD CMSD
8 CMSD

G SD CMSD CMSD SD SD CMSD SD

G EXIT CMSD CMSD SD
G G SD

G EXIT CMSD
G G G
G UP UP CONTROLLER 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 3RD FLOOR 1 4TH FLOOR2 A1.1 3RD & 4TH FLOOR PLAN

NORTH PROJECT

PROMENADE FLATS

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Attachment: Floor Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) A
1 BCDEFGHIJK
2 3
4 5
6 7
8 9 10 11 12 13 14 15
7 EXIT CMSD EXIT CMSD DOWN CONTROLLER DOWN
A
1 BCDEFGHIJK
2 3
4 5
6 7
8 9 10 11 12 13 14 15 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 5TH FLOOR 1 ROOF PLAN2 A1.2 5TH FLOOR PLAN & ROOF PLAN

NORTH PROJECT

PROMENADE FLATS

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Attachment: Floor Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) UP

CONTROLLER CONTROLLER UP UP
CONTROLLER CONTROLLER UP UP CONTROLLER DOWN CONTROLLER DOWN 26575 Ruether Ave 2nd floor CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248
PROMENADE FLATS 2022 OPEN SPACE, OCC LOAD & DAYLIGHT PLAN A1.3 FIRST FLOOR 1 SECOND FLOOR2 THIRD FLOOR3 FOURTH FLOOR4 FIFTH FLOOR5 OPEN SPACE CALCULATION & PLANS OCCUPATION LOAD CHARTS 6 DAYLIGHT PLAN7 1.e
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Attachment: Floor Plans (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 NORTH ELEVATION 1 SOUTH ELEVATION2 ELEVATIONS IN COLOR A4.0 WEST ELEVATION 3 EAST ELEVATION
4 PROMENADE FLATS

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Attachment: Elevations and Renderings (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 TOP VIEW RENDERS A4.1 RESIDENCIAL ACCESS VIEW LIVE / WORK UNIT ACCESS VIEW & RESIDENTIAL PARKING VIEW COMMON SPACE - PET AREA VIEW RESIDENTIAL ACCESS VIEW & RESIDENTIAL PARKING WITH SOLAR CARPORT VIEW RESIDENTIAL ACCESS VIEW - CARPORTS & BIKE LOCKERS VIEW

PROMENADE FLATS

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Attachment: Elevations and Renderings (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 RENDERS A4.2 RETAIL AREA & NEW COMMERCIAL PARKING VIEW EMPLOYEE AREA VIEW CONTEXT VIEW NEW PARKING LOT VIEW ILLUMINATION VIEW BUILDING ROOF TOP COMMON OPEN SPACE - BBQ ZONE - RESIDENTIAL USE ONLY

PROMENADE FLATS

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Attachment: Elevations and Renderings (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 26575 Ruether Ave 2nd floor
CHARC
d e s i g n
Santa Clarita, CA 91350 661.383.2352 - 818.919.2248 2022 ELEVATIONS IN COLOR A4.3 VALENCIA COMMUNITY CHARACTER & DESIGN GUIDELINES NOTES BUILDING LOCATION IN THE VALENCIA COMMUNITY NORTH ELEVATION (CINEMA FACADE) 1 SOUTH ELEVATION (SANTA CLARITA PLAZA FACADE) 2 WEST ELEVATION (LAS FLORES FACADE) 3 EAST ELEVATION (IHOP FACADE) 4

PROMENADE FLATS

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Attachment: Elevations and Renderings (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Requests for Appeal

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use 1 Andy Olson
From: Ryan House <[email protected]>
Sent: Friday, May 17, 2024 12:22 PM
To: Andy Olson
Cc: Patrick Leclair; Erika Iverson; Ryan House
Subject: RE: Appeal for Promenade Flats Mixed Use
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Andy,
As I mentioned in previous emails, I believe Reason 1 below is the primary reason for the appeal, Cinema Park LLC feels that Reason 1‐4 all pertain to the reasoning for the appeal, but again, we feel the parking is not being assessed thoroughly.

On another note, does this development require a zone change? I see the current zoning is MX‐C, Mixed Use Corridor, so I am assuming a zone change isn’t required, but will you clarify? Thank you!
Ryan House
President
DRE License #01476622
25020 W. Avenue Stanford, Suite 50
Valencia, CA 91355
DRE License #01406461
661‐295‐9000 | 661‐295‐9005 Fax
From: Andy Olson <AOLSON@santa‐clarita.com>
Sent: Wednesday, May 15, 2024 5:31 PM
To: Ryan House <[email protected]>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: RE: Appeal for Promenade Flats Mixed Use
Good evening Ryan,
I wanted to follow up on the response for this item.

Thank you,
Andy
From: Andy Olson
Sent: Thursday, May 9, 2024 5:24 PM
To: 'Ryan House' <[email protected]>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: RE: Appeal for Promenade Flats Mixed Use

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use 2 Good afternoon Ryan,
Thank you for taking the time to talk this evening. As we discussed, please let me know by end of day Tuesday (5/14) if you have any additional information regarding this.

Thank you,
Andy
From: Ryan House <[email protected]>
Sent: Wednesday, May 8, 2024 7:09 PM
To: Andy Olson <AOLSON@santa‐clarita.com>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: RE: Appeal for Promenade Flats Mixed Use
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

In my last email, I believe #1 was most applicable. Not sure 2‐4 are relevant.

Thank you!
Ryan House
President
DRE License #01476622
25020 W. Avenue Stanford, Suite 50
Valencia, CA 91355
DRE License #01406461
661‐295‐9000 | 661‐295‐9005 Fax
From: Andy Olson <AOLSON@santa‐clarita.com>
Sent: Wednesday, May 08, 2024 10:13 AM
To: Ryan House <[email protected]>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: RE: Appeal for Promenade Flats Mixed Use
Good morning Ryan,
I wanted to follow up with you on your request for appeal. Will you be able to provide us with your reason for the appeal this week?
Thank you,
Andy
From: Andy Olson
Sent: Tuesday, April 30, 2024 2:15 PM
To: 'Ryan House' <[email protected]>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: RE: Appeal for Promenade Flats Mixed Use

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use 3 Good afternoon Ryan,
I’ve attached the Findings for the project here for your reference. The Planning Commission process does not vary between the items below; rather we need the reason you are appealing the project.

Thank you,
Andy
From: Ryan House <[email protected]>
Sent: Tuesday, April 30, 2024 2:06 PM
To: Andy Olson <AOLSON@santa‐clarita.com>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: RE: Appeal for Promenade Flats Mixed Use
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Andy,
Reena asked me to send her the various codes that needed to be interpreted in order to approve this development. Would you send that to me, so I can forward it to her? With regard to the question below it would seem that #1 is the most applicable, however, how do any one of the four reasonings affect the Planning Commission approval process? Thank you!
Ryan House
President
DRE License #01476622
25020 W. Avenue Stanford, Suite 50
Valencia, CA 91355
DRE License #01406461
661‐295‐9000 | 661‐295‐9005 Fax
From: Andy Olson <AOLSON@santa‐clarita.com>
Sent: Monday, April 29, 2024 5:34 PM
To: Ryan House <[email protected]>
Cc: Patrick Leclair <PLECLAIR@santa‐clarita.com>; Erika Iverson <EIVERSON@santa‐clarita.com> Subject: Appeal for Promenade Flats Mixed Use
Good afternoon Ryan,
We have received your appeal for the Promenade Flats Mixed‐Use Project, Master Case 21‐086. Your receipt and confirmation are attached.

I do need some additional information from you regarding the appeal. The City’s development code requires that you provide your reasoning for the appeal, specifically whether you are stating that:

1. A determination or interpretation is not in accord with the purposes of the code; or

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use 4 2. It is claimed that there was an error or abuse of discretion; or

3. The record includes inaccurate information; or

4. The decision is not supported by the record.

Please get me this additional info by Thursday. I will let you know if we need anything further as we review the appeal request. We are working on scheduling the appeal hearing before the Planning Commission.

Thank you,
Andy
__________________________
Andy Olson, AICP
Associate Planner
Planning Division
City of Santa Clarita
Phone: (661) 255-4973
Email: [email protected]
Web: http://www.santa-clarita.com

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Public Notice for Appeal to
Planning Commission

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use

CITY OF SANTA CLARITA

COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Published: The Signal, May 28, 2024

NOTICE OF PUBLIC HEARING TO CONSIDER AN APPEAL OF HEARING OFFICER APPROVAL OF MASTER CASE 21-086
APPLICATION: Appeal 24-001 regarding Master Case 21-086: Minor Use Permit 21-012, Architectural Design Review 21-015, and Development Review 21-011 PROJECT LOCATION: 26111-26135 Bouquet Canyon Road
(Assessor’s Parcel Numbers 2811-003-016, -017, and -018) PROJECT APPLICANT: Harvard 826 Property, LLC
PROJECT DESCRIPTION: The applicant, Harvard 826 Property, LLC, is requesting a Minor Use Permit (MUP) to construct the Promenade Flats Mixed-Use Project on a 1.2-acre site at 26111-26135 Bouquet Canyon Road. The project would construct a new four-story mixed-use building in the parking lot behind the existing IHOP restaurant, and would also construct a new parking lot on vacant land in the southwest corner of the commercial center. The new building would include 7,234 square feet of commercial space on the first floor with 30 one-bedroom apartments on the upper floors, along with rooftop amenity space for residents. Four of the apartments would be live-work units, providing an additional 1,640 square feet of commercial space. The project site is within the Mixed-Use Corridor (MX-C) zone.

HEARING OFFICER ACTION: On April 17, 2024, an administrative hearing was conducted for the proposed project and Master Case 21-086 was approved by the Hearing Officer. On April 29, 2024, Cornerstone Realty Advisors, on behalf of Cinema Park, LLC, filed an appeal of the Hearing Officer decision to approve the project. Therefore, the Planning Commission will conduct a public hearing on this matter on the following date:

DATE: Tuesday, June 18, 2024
TIME: At or after 6:00 p.m.

LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
ENVIRONMENTAL REVIEW: The project is exempt from the California Environmental Quality Act as a Class 32 In-Fill Development Projects exemption, pursuant to Article 19 Categorical Exemptions, Section 15332. A Class 32 exemption consists of projects characterized as in-fill development.

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 hearings described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. If you wish to have written comments included in the materials the Planning Commission receives prior to the public hearing, those comments must be submitted to the Community Development Department by Friday, June 7, 2024.

For further information regarding this proposal, you may contact the project planner, by appointment, at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone:
(661) 255-4330. Website: www.santaclarita.gov/planning. Send written correspondence via email to [email protected], or by US mail to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355.

Project Planner: Andy Olson, AICP, Associate Planner.

Patrick Leclair
Planning Manager

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use

PROPOSED PROJECT SITE
Master Case 21-086: Promenade Flats Mixed Use Project
26111-26135 Bouquet Canyon Road
(Assessor’s Parcel Numbers 2811-003-016, -017, and -018) Project Site
Cinema Drive

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Comment Letters Received During Appeal
Public Noticing Period

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use DOC 7236770.DSCV
June 4, 2024
Ref. DOC 7236030
VIA EMAIL [email protected]
Mr. Andy Olson, AICP, Associate Planner
City of Santa Clarita
Community Development Department
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Dear Mr. Olson:

NOPH Response to Master Case 21-086:

Minor Use Permit 21-012, Architectural Design Review 21-015, and Development Review 21-011 This is in reply to your notice, which was received by the Santa Clarita Valley Sanitation District (District) on May 30, 2024. The proposed project is located within the jurisdictional boundary of the District. We offer the following comments regarding sewerage service:

1. The project proponent is advised that the subject project is located less than half a mile from the District’s Saugus Water Reclamation Plant, a publicly owned wastewater treatment plant.

2. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the District, for conveyance to the District’s “District #26 Interceptor Trunk Sewer”, located in a private right-of-way west of Bouquet Canyon Road north of Cinema Drive. The District’s 33– inch diameter trunk sewer has a capacity of 16.3 million gallons per day (mgd) and conveyed a peak flow of 5.8 mgd when last measured in 2018.

3. The District operates two water reclamation plants (WRPs), the Saugus WRP and the Valencia WRP, which provide wastewater treatment in the Santa Clarita Valley. These facilities are interconnected to form a regional treatment system known as the Santa Clarita Valley Joint Sewerage System (SCVJSS). The SCVJSS has a capacity of 28.1 mgd and currently processes an average flow of 18.6 mgd.

4. The expected increase in average wastewater flow from the project, described in the notice as 8,874 square feet of commercial space and 30 residential apartment units, is 7,564 gallons per day. For a copy of the Districts’ average wastewater generation factors, go to www.lacsd.org, under Services, then Wastewater Program and Permits and select Will Serve Program, and click on the Table 1, Loadings for Each Class of Land Use link.

5. The District is empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the District’s Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the District for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the District’s Sewerage System. For more information and a copy of the Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Mr. Andy Olson 2 June 4, 2024
DOC 7236770.DSCV
impact to the Sewerage System and applicable connection fees, the District will determine the user category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, the developer should contact the District’s Wastewater Fee Public Counter at [email protected] or (562) 908-4288, extension 2727.

6. In order for the District to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the District’s wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions of District’s facilities must be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity of the District’s treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service, but is to advise the applicant that the District intends to provide this service up to the levels that are legally permitted and to inform the applicant of the currently existing capacity and any proposed expansion of District’s facilities.

If you have any questions, please contact the undersigned at (562) 908-4288, extension 2708 or at [email protected].

Very truly yours,
Shirly Wang
Customer Service Specialist
Facilities Planning Department
SW:sw

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use 1 Andy Olson
From: [email protected]
Sent: Tuesday, June 4, 2024 12:05 PM
To: Andy Olson
Cc: Suzanne Graff
Subject: Appeal 24-001 Master Case 21-086
Attachments: Parking Lot - Friday 5-31.jpg
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Hello Mr. Olson,
I am sending you this correspondence regarding the Promenade Flats Mixed Use Project appeal scheduled for June 18th at City Hall. I would like for this correspondence to be included in the materials that the Planning Commission receives prior to the public hearing:

My name is Jennifer Larson and the office I manage is called the Santa Clarita Valley Teacher’s AssociaƟon. We are a local non‐profit organizaƟon located on the property owned by Harvard 826 Property, LLC and we are directly adjacent to the projected site of the Promenade Flats Mixed Use Project. This project will directly impact our office in many ways.

Our office is a regional California Teachers AssociaƟon office serving the Santa Clarita Valley. We have 6 regional teachers associaƟons in Santa Clarita Valley that use this office for personal office space or to hold meeƟngs, including Hart District Teachers AssociaƟon, Castaic Teachers AssociaƟon, Newhall Teachers AssociaƟon, Newhall EducaƟonal Support Professionals, Saugus Teachers AssociaƟon, and Sulphur Springs Teachers AssociaƟon. We can expect up to 30 people or more at a Ɵme during union meeƟngs and it is criƟcal for us to have flexible parking available. To construct an approximately 7,000 sq.Ō. building in the parking lot will take away all the convenient parking for our office as well as the adjacent businesses. We have been told by the property owners at the last public hearing that our office is only required to have 8 parking spaces. Considering the high rent we pay of $10,511.32 per month for our approximately 2,800 sq. Ō. of office/conference room space, it was very discouraging to hear that they do not care about our office needs. We chose this office for the large parking lot and the central locaƟon, and we have been excellent tenants for over 15 years.

We were told at the last public hearing that with an added parking lot at the southwest end of the property that it will meet the MINIMUM requirement of parking spaces. This is very concerning as doing the minimum of anything will not serve the community well. With 30 apartments with mulƟple vehicles per apartment, it would be negligent to think this will work out well for anyone other than the property owner. I have personally spoken to two other business owners in the center, and they are very unhappy with the project and how it could negaƟvely affect their business. I am confident that most of the businesses in this center are not in favor of this project as it would force their customers to park farther away in search of available spaces. Older people may decide to no longer do business at the center if forced to do so. If Santa Clarita is as pro small business as they say they are, then this project should be of great concern.

Please consider the negaƟve impact on these small businesses, as well as our non‐profit organizaƟonal office and ask yourselves if the Promenade Flats Mixed Use Project truly serves the needs of this local community. *Please see aƩached picture of the exisƟng parking lot of the proposed site of the building project. This picture was taken on Friday, May 31 at 12:00 PM and is provided to show how full the parking lot can be on busier days.

Thank you for your Ɵme and consideraƟon in this maƩer.

Best Regards,

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use 2 Jennifer Larson
Associate Staff
SCV UniServ / SCVTA
26111 Bouquet Canyon Road, Suite #H5
Santa Clarita, CA 91350
Phone: (661) 255‐0311
Fax: (661) 255‐6404

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use

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Attachment: Appeal Request, PC Public Notice, and Comments (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Parking Analysis

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Attachment: Parking Analysis, Demand Study, and Management Plan (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed New Construction Residential Units or SF Parking Ratio Parking Required 1 Bedrooms 26 1 per unit 26
Joint‐Live Work 4 2 per unit 8Guest Spaces 30 0.5 per unit 15 Commercial Square Feet
First Floor 7233.7 1:200 36.1685
Rooftop 0 1:200 0Joint‐Live Work 1640 1:200 (4 units @ 410 SF) 8.2 8,874
Existing Site Building / Unit Business Name Land Use Category Area (Square Feet) Parking Ratio Parking Required B005 CA Spectrum Care Business Support Service 1,340 1:400 3.35D003B Zoom Room Instructional G1634/R2028=3662 1:200/1:250 16.28G003 Santa Clarita Chiropractic Medical 1,710 1:200 8.55G001 Military & Veterans Affairs Office 1:400 7.10 2,838H001 Military & Veterans Affairs Office 1:400 6.74 2,697D005 VIP Veterinary Services Veterinary 3126 1:250 12.50 A005 Farmers Insurance Personal Service 640 1:400 1.60
B005 Finally the Right Salon Salon 486 1:250 1.94
B004 Gold Buyer Depot Personal Service 487 1:400 1.22I000 IHOP Restaurant 5448 County approved 30.00C001 Jill’s Cake Creations Retail 810 1:250 3.24A001 Math Support Services Office 1453 1:400 3.63A003 N Style Salon Salon 1320 1:250 5.28B001 Numero Uno Pizzeria Restaurant 1386 1:100 13.86D003 Santa Clarita Flooring Retail 4141 1:400 10.35H003 Santa Clarita Uniserv Office 3293 1:400 8.23A007 The Tea Gardens Restaurant 1687 1:100 16.87G005 California Spectrum Care Office 997 1:400 2.49G006 Vacant Vacant 997 1:400 2.49 Totals Required Parking Provided Parking SurplusNew Residential 49New Commercial 44Existing Commercial 156Total 249 249 0Existing Parking Demand (no project) 155.74Existing Parking Supply 253

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Attachment: Parking Analysis, Demand Study, and Management Plan (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed

NOTICE OF EXEMPTION
TO: FROM:
[X] County Clerk City of Santa Clarita
County of Los Angeles Community Development
12400 E. Imperial Hwy., Rm. 2001 23920 Valencia Boulevard, Suite #302 Norwalk, CA 90650 Santa Clarita, CA 91355
[X] Office of Planning and Research
1400 Tenth Street
Sacramento, CA 95814
DATE: June 18, 2024
PROJECT NAME: Master Case 21-086: Minor Use Permit 21-012, Architectural Design Review 21-015, and Development Review 21-011
PROJECT APPLICANT: Harvard 826 Property, LLC
PROJECT LOCATION: 26111-26135 Bouquet Canyon Road
(Assessor’s Parcel Numbers 2811-003-016, -017, and -018) PROJECT DESCRIPTION: The applicant, Harvard 826 Property, LLC, is requesting a Minor Use Permit (MUP) to construct the Promenade Flats Mixed-Use Project on a 1.2-acre site at 26111-26135 Bouquet Canyon Road. The project would construct a new four-story mixed-use building in the parking lot behind an existing restaurant building and would also construct a new parking lot on vacant land in the southwest corner of the commercial center. The new building would include 7,234 square feet of commercial space on the first floor with 30 one-bedroom apartments on the upper floors, along with rooftop amenity space for residents. Four of the apartments would be live-work units, providing an additional 1,640 square feet of commercial space. The project site is within the Mixed-Use Corridor (MX-C) zone. On April 29, 2024, Cornerstone Realty Advisors, on behalf of Cinema Park, LLC, filed an appeal of the Hearing Officer decision to approve the project.

This is to advise that the [ ] Hearing Officer [X] Planning Commission [ ] City Council of the City of Santa Clarita approved the above project on June 18, 2024. Review of the project by the Planning Commission found that the project is categorically exempt from additional environmental review under the California Environmental Quality Act.

EXEMPT STATUS: The project is exempt from additional review under the California Environmental Quality Act as a Class 32 In-Fill Development Projects categorical exemption, pursuant to CEQA Guidelines Section 15332. A Class 32 exemption consists of projects characterized as in-fill development.

Person or agency carrying out the project: City of Santa Clarita, Community Development Department This is to certify that the Notice of Exemption with comments/responses and record of project approval is available for public review at:

City of Santa Clarita
Community Development Department
23920 Valencia Boulevard, Suite 302
Santa Clarita, California 91355
(661) 255-4330
Contact Person/Title: Andy Olson, Associate Planner
Signature:

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Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

MEMORANDUM
Date: November 16, 2023
To: City of Santa Clarita Planning Department
From: Envicom Corporation, CEQA Environmental Consultants Subj: Assessment of Santa Clarita Plaza Apartments Project for a Categorical Exemption as a Class 32 In-Fill Development (Envicom Project No. 2021-053-01) This document has been prepared for the City of Santa Clarita, as the CEQA lead agency, for consideration of the proposed Santa Clarita Plaza Apartments Project (the project) located at 26111 Bouquet Canyon Road in the City of Santa Clarita as eligible for a Class 32 Categorical Exemption under the California Environmental Quality Act (CEQA) as an infill project. The following documentation and justifications have been compiled pursuant to the 2023 CEQA updates.

Categorical exemptions are defined in CEQA for various types of projects which the Secretary of the Resources Agency of the State of California has determined do not have a significant effect on the environment, and therefore are not subject to further environmental review under CEQA.

The Class 32 exemption (Section 15332 of the State CEQA Guidelines) is intended to promote infill development within urbanized areas. The class consists of environmentally benign infill projects, which are consistent with local general plan and zoning requirements.

Pursuant to Section 15332 of the State CEQA Guidelines, for a project to be eligible for a Categorical Exemption as a Class 32 In-fill Development project, it must meet the following conditions or “Criteria”:

A. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

B. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

C. The project site has no value as habitat for endangered, rare or threatened species.

D. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

E. The site can be adequately served by all required utilities and public services.

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Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
Santa Clarita Plaza Apartments Project for a Categorical Exemption as a Class 32 In-Fill Development (Envicom Project No. 2021-053-01)

Page 2 ends

In addition, pursuant to CEQA Section 15300.2, to qualify for a Class 32 Exemption under CEQA, none of the following “Exceptions” can apply to the project:

A. The project and successive projects of the same type in the same place will result in cumulative impacts.

B. There are unusual circumstances creating the reasonable possibility of significant effects.

C. The project may result in damage to scenic resources, including, but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within an officially designated scenic highway.

D. The project is located on a site that the Department of Toxic Substances Control and the Secretary of the Environmental Protection have identified, pursuant to Government code section 65962.5, as being affected by hazardous wastes or clean-up problems.

E. The project may cause a substantial adverse change in the significance of an historical resource.

The justification for use of a Class 32 Categorical Exemption for the proposed project as an infill development in compliance with CEQA is provided below in the following format: I. Project Description, II. Evaluation of Class 32 Exemption Criteria, III. Consideration of Exceptions, and IV. Conclusion.

I. PROJECT DESCRIPTION
Existing Conditions
The project site comprises a total of approximately 1.2 acres located on an existing parking lot for the Santa Clarita Plaza, a small, one-story shopping center with an address of 26111 Bouquet Canyon Road in the Saugus community of the City of Santa Clarita. The project site is located between Santa Clarita Plaza to the south, Cinema Park shopping center to the north, the Las Flores Apartments to the west and an IHOP restaurant to the east. The proposed building is located on the same parcel as the IHOP restaurant. Access is provided from two existing driveways to Bouquet Canyon Road. Bouquet Canyon Road is a six-lane major arterial running north-south. It connects to Valencia Boulevard, a nine-lane major arterial, approximately 0.25 miles to the north. West of the intersection Valencia Boulevard curves south behind the project site approximately 0.25 miles away. Cinema Drive, a three-lane road located 200 feet north of the project site, runs east-west and connects Bouquet Canyon Road to Valencia Boulevard. Magic Mountain Parkway, another major arterial connects to Bouquet Canyon Road approximately .25 miles south.

The south fork of the Santa Clara River is approximately 400 feet west of the project site, and the Santa Clara River itself a little over .25 miles to the north. To the east on the other side of Bouquet Canyon Road are railroad tracks and a series of hills. Apart from these physical barriers buildable land surrounding the project site is mostly developed. Industrial, light industrial, and commercial uses are located south of the site below Magic Mountain Parkway. Southwest of the site below the Parkway are large residential subdivisions. North and west of the site commercial developments appear to occupy all of the available buildable land.

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Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
Santa Clarita Plaza Apartments Project for a Categorical Exemption as a Class 32 In-Fill Development (Envicom Project No. 2021-053-01)

Page 3 ends

Project
The proposed project consists of the construction, operation, and maintenance of a 52,418 squarefoot, four-story mixed-use building with 26 one-bedroom residential units, four one-bedroom live/work units, and seven commercial suites. Total residential floor area is 43,512 square-feet and total commercial floor area is 14,394 square-feet. Commercial floor area includes 7,266 square-feet of commercial suites, 1,640 of live/work area, and 5,488 square-feet for the existing IHOP restaurant located on the east end of the parcel. The first floor of the new building will contain the commercial suites plus a residential lobby, the second and third floors will contain eight one-bedroom units, two live/work units, and a residential amenity room, the fourth floor will contain 10 one-bedroom units plus a terrace, and there will be a deck with BBQ area on the rooftop for residents. In addition to the mixed-use building 41 new parking spaces will be built on a 0.33-acre vacant parcel south of the project site behind (west) the Santa Clarita Plaza shopping center.

The project would require the following land use entitlements from the City of Santa Clarita:
• A Development Review (DR) to review the proposed development; • An Architectural Design Review (ADR) to review the proposed architecture; and, • Minor Use Permit (MUP) for development in the MXC zone that does not meet the minimum commercial square footage and for live/work quarters.

Construction
The site of the proposed building is previously developed, and the site of the proposed parking lot has been previously graded. The asphalt parking lot will be removed, but no import or export of soil is proposed as earthwork is expected to be balanced on site with existing soils excavated and recompacted.

II. EVALUATION OF CLASS 32 EXEMPTION CRITERIA
The following subsections provide discussion and analysis of the project’s consistency with the criteria listed in Section 15332 of the State CEQA Guidelines, for a project to be eligible for a Categorical Exemption as a Class 32 In-fill Development project.

A. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

The project site is zoned MXC (Mixed-Use Corridor), and the land use designation is Mixed-Use Corridor (MXC)1. Both the zoning and the land use designation allow a residential density up to 30 dwelling units per acre and maximum FAR of 1.0 for a non-residential component. The proposed project has 25 units per acre and a FAR of approximately 0.27. 1 City of Santa Clarita, Mapping Your City application, Accessed June 21, 2023 at https://maps.santaclarita.com/portal/apps/webappviewer/index.html?id=4b3cfb271314475db6518999b4747876

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Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
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The project meets the development standards for the zone and is contextually appropriate for the location given the existing adjacent commercial and residential uses, and therefore is consistent with the applicable policies and regulations of the General Plan and zoning designation and meets criteria A.

B. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The project site is approximately 1.2 acres and is located within an urbanized area within the City of Santa Clarita. The project site is an existing parking lot located between Santa Clarita Plaza shopping center to the south, Cinema Park shopping center to the north, the Las Flores Apartments to the west and an IHOP restaurant to the east. Physical barriers such as the Santa Clara River and its south fork to the north, south and west, and railroad tracks and hills to the east preclude development in those locations, but the area is otherwise nearly completely urbanized.

The area bordered by Valencia Boulevard to the north and west, Bouquet Canyon Road to the East, and Magic Mountain Parkway to the south, where the project site is located, is fully developed primarily with commercial uses, but also includes some multi-family residential south of the project site. East of Valencia Boulevard along Magic Mountain Parkway are a string of auto dealerships and more large commercial shopping centers. Therefore, the project meets criteria B.

C. The project site has no value as habitat for endangered, rare or threatened species.

The site of the proposed mixed-use building is a paved parking lot with some minor landscaping.

There is no potential habitat for endangered, rare or threatened species on the site. The vacant lot where the new parking will be constructed is surrounded by asphalt pavement and buildings and is covered in non-native annual grasses and ruderal species. There are no shrubs or trees or native flowering plants that may attract native species for nesting or feeding, and therefore no habitat that could potentially support some endangered, rare or threatened species, as these are species with specific habitat needs. The project therefore meets criteria C.

D. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic Effects
The project would have a significant impact if it would conflict or be inconsistent with CEQA Guidelines section 15064.3(b)(1) relating to Vehicle Miles Traveled (VMT). A transportation memorandum by LSA2 determined, per the City’s Transportation Analysis Updates in Santa Clarita document published May 2020, that the project meets the City’s VMT screening criteria.

The Transportation Analysis Updates in Santa Clarita recommends that locally serving retail uses (less than 50,000 sf) and residential uses located in a low VMT area are screened from a VMT analysis. The project is located in a low VMT area and includes 8,906 square-feet of commercial floor space in the building (first floor commercial plus live/workspace). If the existing IHOP 2 Transportation Memorandum for the Santa Clarita Plaza Project, LSA, April 28, 2022.

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restaurant located on the same parcel was included in the calculation the total would only amount to 14,394 square-feet, well below the screening criteria. Because construction traffic is temporary, there is no permanent increase in VMT and effectively no VMT related impacts. The memorandum discusses other transportation considerations but for the purposes of a Class 32 Categorical Exemption traffic impacts are limited to CEQA Guidelines section 15064.3(b)(1).

Therefore, there would be no significant effects relating to traffic.

Noise Effects
A noise study was prepared for the project by LSA Associates to evaluate potential noise impacts expected to result from the proposed project.3 Both construction and operational impacts were assessed.

Existing Conditions
Short-term and long-term noise measurements were made in order to determine existing ambient noise levels in the vicinity of the project site. Short term noise measurements were conducted on a Wednesday and Thursday, January 25 and 26, 2021 at three locations adjacent to the project site. Long term noise measurements were conducted on the same dates for 24 hours at two locations. The results are shown in Table 1, Project Site Ambient Noise Measurements.

Table 1
Project Site Ambient Noise Measurements
Number Location1 Leq2 Lmax3 Lmin4 Primary Noise Sources Short Term-1 26135 Bouquet
Canyon Road

69.1 84.0 52.0 Traffic on Bouquet Canyon Road
Short Term-2 26135 Bouquet
Canyon Road

51.8 66.4 46.2 Traffic on Bouquet Canyon Road
Short Term-3 26123 Bouquet
Canyon Road

52.3 71.4 44.6 Traffic on Bouquet Canyon Road
Number Location Leq CNEL5 Primary Noise Sources
Long Term-1 26135 Bouquet
Canyon Road

47.9-59.7 62.0 Traffic on Bouquet Canyon Road,
Metrolink trains, commercial activity.

Long Term-2 26135 Bouquet
Canyon Road

46.1-61.9 60.4 Traffic on Bouquet Canyon Road,
Metrolink trains, commercial activity.

Source: LSA Noise and Vibration Impact Analysis Memorandum, Attachment B. 1 See noise study for precise locations. 2 Leq is the average noise level equivalent to the energy content of the time period. 3 Lmax is the maximum measured sound level 4 Lmin is the minimum measured sound level
5 CNEL: Community Noise Equivalent Level, a weighted average of noise over a 24 hour period 3 LSA, Noise and Vibration Impact Analysis Memorandum for the proposed Promenade Flats Project at 26135 Bouquet Canyon Road in Santa Clarita, California, August 9, 2023

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Noise Standards
Section 11.44.040 of the City’s Municipal Code has established daytime and nighttime exterior noise limits in regions designated as residential, and commercial and manufacturing, as shown in Table 2, Santa Clarita Maximum Exterior Noise Limits.

Table 2
Santa Clarita Maximum Exterior Noise Limits
Area Time Period dBA
Residential Day 7AM – 9PM 65
Night 9PM-7AM 55
Commercial &
Manufacturing
Day 7AM – 9PM 80
Night 9PM-7AM 70
Source: Santa Clarita MC Section 11.44.040
Construction
The Santa Clarita Municipal Code requires construction to take place between 7:00 AM to 7:00 PM on weekdays, 8:00 AM to 6:00 PM on Saturdays, and no construction is allowed on Sundays or national holidays (SCMC Section 11.44.080). The City does not set any limits on the level of construction noise, only allowed hours. Provided the project respects the allowed construction hours, as it must, it would comply with the standards. However, a significant increase in noise above accepted nuisance thresholds could constitute an impact. Therefore, project construction noise was estimated and compared to the 80 dBA Leq standard for noise impacts at a residential use utilized by the Federal Transit Administration (FTA). The FTA does not have jurisdiction over the project, however, it is helpful to compare the project to a standardized threshold to evaluate potential impacts.

The noise study calculates that the worst-case combined noise level during construction would be during the grading phase if/when a grader, bulldozer, and water truck are in use at the same time.

The combined noise generated during such a scenario would be 88 dBA Lmax at a distance of 50 feet from the active construction area. When the usage factor of the equipment is added to the equation (the percentage of time during construction that a piece of equipment is operating at full power, i.e., producing peak noise), the worst-case scenario drops to 84 dBA Leq at a distance of 50 feet. Noise energy dissipates over distance so any receptor further than 50 feet away would experience less noise than the projected Lmax and Leq. The nearest residences are approximately 175 feet west of the proposed new building, and 75 feet north of the proposed new parking lot.

Max noise emanating from the site of the new building would be 73 dBA Leq (77 Lmax) at the residences, and max noise emanating from the site of the new parking lot would be 78 dBA Leq (82 Lmax) at the residences. The average noise level (Leq) in both instances would be below the 80 dBA Leq FTA standard, therefore, project construction would not result in significant effects relating to noise.

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Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
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Operation
The project will introduce new traffic trips to the area which will add to existing traffic noise, and introduce new stationary equipment, such as HVAC equipment, to the project site. Existing traffic noise on Bouquet Canyon Road was calculated in the Noise Study. With an estimated ADT (average daily trips) of 37,650 daily trips at 112 feet from the centerline of the road the noise level is calculated at 70 dBA CNEL. The project is anticipated to add 636 ADT to the area, resulting in an estimated 38,286 ADT. This increase would not change perceptible noise levels as a doubling of traffic is necessary to produce a 3 dBA increase in noise, which is a change perceptible to the human ear only in an enclosed environment. The addition of 636 ADT would only increase noise by 0.07 dBA and therefore would not be perceptible and not result in an impact. Noise generated by the coming-and-going of vehicles from the new development would add to noise in the existing driveways and parking lots, however, the amount of activity would not be intense enough to create a doubling of noise in the immediate area and should not create a perceptible increase in noise. Vehicles traveling at a slow speed, as through a parking lot, do not generate the same amount of noise as high speed traffic, and impacts from the general activity of the proposed project would not result in a significant noise impact.

New stationary noise sources introduced by the project would primarily be 40 new HVAC units on the rooftop. According to the noise study each commercial HVAC unit would generate a sound power level (SWL) that ranges between 76.0 dBA and 79.0 dBA, which would be equivalent to noise levels of 44.4 dBA Leq and 47.4 dBA Leq at a distance of 50 ft. Each HVAC unit associated with residential uses would generate a sound pressure level (SPL) ranging between 36.3 dBA Leq and 39.3 dBA Leq at a distance of 50 ft. The composite noise level of all 40 HVAC units would be 56.2 dBA at a distance of 50 ft. As the units are on top of the roof they are attenuated by the roofline, and the parapet surrounding the roofline, which would reduce noise by a minimum of 8 dBA. At the existing residential units the noise generated by HVAC units on the proposed building would result in 37.6 dBA Leq, and the nearest commercial structure would experience 49.1 dBA Leq. The amount of noise generated by HVAC units would therefore be below the noise measured (Leq) at each short-term monitoring location as shown in Table 1.

Therefore, noise from the HVAC units would not result in a noticeable change in the intensity of noise (3 dBA or greater), would not violate City noise limits shown in Table 2, and would not result in a significant impact.

Therefore, as demonstrated, neither project construction nor project operation would not result in significant noise impacts.

Potential vibration impacts were also assessed in the noise study but are not presented here as they are not considered in the evaluation of a Categorical Exemption. The study found no significant impacts according to thresholds not applicable to the project’s Class 32 exemption.

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Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
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Air Quality Effects
An air quality study was prepared for the project by LSA Associates to evaluate potential air quality impacts expected to result from the proposed project.4 Both project construction and operations were assessed.

Air Quality
The primary regulator of air quality in the area is the South Coast Air Quality Management District (SCAQMD), the agency responsible for air pollution control within the South Coast Air Basin (SCAB), of which Los Angeles County is part of. Rules and regulations promulgated by the SCAQMD are derived from the federal Clean Air Act and state Clean Air Act which mimics the federal legislation and provides stricter controls in certain instances. The primarily regulatory and policy document the SCAQMD is tasked with implementing is the Air Quality Management Plan (AQMP) which is developed by the SCAQMD and the Southern California Association of Governments (SCAG). SCAG develops portions of the AQMP that address transportation control measures, land use, and growth projections within districts that have not met air quality standards.

The 2022 AQMP relies on the growth estimates and transportation control measures found in the SCAG 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS). The SCAQMD has established project-level significance thresholds which are used to assess regional and localized impacts of project-related criteria pollutant emissions. Nonexceedance of these thresholds is used to determine consistency with the AQMP. According to the AQMP, the principal contributor to air quality challenges in the air basin is mobile source emissions.

The project’s maximum daily emissions of criteria air pollutants during construction were estimated using the California Emissions Estimator Model (CalEEMod) version 2011.1. Projects in the SCAQMD with daily emissions that exceed any of the following emission thresholds may be considered significant for purposes of an evaluation under CEQA.

Table 3
SCAQMD CEQA Daily Emissions Thresholds
Pollutant Construction Operations
Reactive Organic Gasses (ROG) 75 55
Oxides of Nitrogen (NOX) 100 55
Carbon Monoxide (CO) 550 550
Particulate Matter (PM-10) 150 150
Particulate Matter (PM-2.5) 55 55
Sulphur Oxides (SOX) 150 150
Source: SCAQMD CEQA Air Quality Significance Thresholds. Revision March 2023.

Construction activity emissions are modeled based on the size of the project site, the amount and character of demolition activities, the estimated soil excavation and export, and construction of 4 LSA, Air Quality and Greenhouse Gas Emissions Impact Analysis Memorandum for the proposed Promenade Flats Project in Santa Clarita, California, August 23, 2023

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site features. The following table summarizes the project’s maximum daily emissions estimated by CalEEMod for short-term construction.

Table 4
Maximum Daily Construction Emissions (pounds/day)
Daily Emissions VOC NOX CO SO2 PM-10 PM-2.5
Construction1
Max. Daily Construction Emissions 3 19 18 <1 4 2
SCAQMD Thresholds 75 100 550 150 150 55
Significant Impact? Y/N No No No No No No
Source: Air Quality and Greenhouse Gas Emissions Impact Analysis Memorandum, Attachment C 1 Construction emissions reflect required compliance with fugitive dust control per SCAQMD Rule 403.

As shown in the table, the project would not exceed SCAQMD significance thresholds for air quality impacts.

Localized Significance Thresholds (LSTs) were developed to evaluate ambient air quality on a local level in addition to the more regional emissions-based thresholds of significance. The LST methodology addresses specific emissions, namely oxides of nitrogen (NOx), carbon monoxide (CO), and particulate matter (PM-10 and PM-2.5). LSTs represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard, and they are developed based on the ambient concentrations of that pollutant for each source receptor area and distance to the nearest sensitive receptor. Sensitive receptors are populations with the greatest sensitivity to air pollution exposure and include elderly, young children, the acutely and chronically ill, and persons engaged in strenuous work or exercise. The closest sensitive receptors that could potentially be subject to localized air quality impacts associated with construction of the proposed project would be the residences to the west, because they may be occupied for extended periods, and residents may be outdoors when exposure is highest.

This evaluation is based on maximum daily onsite construction emissions that would occur during any phase of project construction. Daily averages would be lower than the reported maximum amounts. Table 5, Project Construction Related LST Evaluation below shows the relevant threshold and the estimated peak daily onsite emissions during the construction phases that would generate the highest level of onsite emissions for each pollutant evaluated for LST impacts.

As shown in the table, the project’s maximum daily onsite construction emissions would not exceed the relevant LST screening table thresholds for LST-related criteria pollutants, and impacts would be less than significant.

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Packet Pg. 100 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
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Table 5
Project Construction Related LST Evaluation
LST 1.2 acre/25 meters Project Construction LST Emissions (pounds/day) NOx CO PM-10 PM-2.5
Peak Onsite Daily Emissions 16 16 1 1
LST Threshold 124 647 4 3
Significant Impact? Yes/No No No No No
Source: LSA Air Quality and Greenhouse Gas Emissions Impact Analysis Memorandum, Attachment C LST variables: Santa Clarita Valley, 1.2 acre, 25 meter receptor distance Construction emissions reflect required compliance with fugitive dust control per SCAQMD Rule 403.

Operational air quality impacts were assessed and the results are presented in Table 6, Maximum Daily Operations Emissions (pounds/day).

Table 6
Maximum Daily Operations Emissions (pounds/day)
As shown above, project operations would not result in the violation of any SCAQMD thresholds and there would be no significant impacts.

Odors
During construction heavy‐duty equipment use would emit odors, however, construction‐ produced odors would be intermittent and cease to occur after each workday and once construction is completed. No other sources of objectionable odors would be present during construction. During operations the project would not be expected to produce objectionable odors as the use, residential units and a commercial component are not the type of use that results in the production of significant odor impacts such as oil refineries, agricultural use, or some industrial uses. Odor impacts would be less than significant.

Potential greenhouse gas impacts were also assessed in the LSA study but are not presented here as they are not considered in the evaluation of a Categorical Exemption. The study found no significant impacts according to analysis that is not applicable to the project’s Class 32 exemption.

Emissions Sources VOC NOX CO SO2 PM-10 PM-2.5
Area 1 <1 2 <1 <1 <1
Energy <1 <1 <1 <1 <1 <1
Mobile 2 1 15 <1 3 <1
Total 3 0.16 17 <0.00 3 <1
SCAQMD Thresholds 55 55 550 150 150 55
Significant Impact? Y/N No No No No No No
Source: LSA Air Quality and Greenhouse Gas Emissions Impact Analysis Memorandum, Attachment C

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Packet Pg. 101 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
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Water Quality Effects
The proposed project would add a structure and landscaping to a site that is currently covered by impervious surfaces and would add an impervious surface to a lot that is currently undeveloped.

This will not result in significant effects to water quality either during construction or postconstruction. According to Section 10.04.070 of the Santa Clarita Municipal Code the project must produce a Stormwater Pollution Prevention Plan (SWPPP) prior to issuance of grading or building permits. The plan must demonstrate which Best Management Practices (BMPs) are to be employed to retain sediments from areas disturbed by construction; retain construction-related materials, wastes, spills, or residues; contain runoff from equipment and vehicle washing; and control any potential erosion. The project will be required to submit a SWPPP, to demonstrate code compliance to the satisfaction of the City prior to final plan approval. Compliance with these regulations would ensure no significantly impacts to water quality during construction.

A hydrology report from CRC Enterprises5 evaluated the existing conditions of the site, the proposed conditions, and the proposed stormwater system and determined the project meets the requirements of the Los Angeles County Department of Public Works LID Manual. The proposed building is not adding any new impervious surfaces to the site, as the site is currently paved. As such, runoff from the new building will be routed into the existing drainage network as the system adequately handles the required 50-year storm event threshold (0.95 inches). The new parking lot adds new impervious area to the site and as such adds an underground infiltration trench within the confines of the new lot to capture stormwater from a 0.95 inch rain event within its drainage area. The report determines the overall drainage design of the site is adequately designed to handle runoff from a 50-year storm event, and is consistent with the requirements of the County of Los Angeles, Department of Public Works. Therefore, operation of the project would not result in significant impacts to water quality.

E. The site can be adequately served by all required utilities and public services.

The project site is located within an existing shopping center surrounded by commercial buildings to the north, south, and east, and a multifamily residential complex to the west. All necessary utilities are present and serving the shopping center or existing apartment complex and will be available for the new development. Water and sewer capacity is available for the project. As stated in the SCV Water 2020 Urban Water Management Plan existing and planned water supplies are adequate to meet demand during normal, single and multiple-dry year periods through 2050 within the SCV Water service area, based upon their growth assumptions. Project sewage will be treated at the Saugus Water Reclamation Plant which has a design capacity of 6.5 million gallons of wastewater per day (MGD) and is currently processing 5.2 MGD, and therefore has capacity to serve the project.6
5 Hydrology Report, 2611-26135 Bouquet Canyon Road, CRC Enterprises, April 18, 2023 6 5.2 MGD estimate from email correspondence with Basil Hewitt, Public Information Supervisor with Los Angeles County Sanitation District on June 28, 2023.

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A small mixed-use residential building would not require an expansion of any necessary public services, such as police, fire, or garbage collection, all of which currently serve the site and area.

Therefore, the site can be adequately served by required utilities and public services.

III. CONSIDERATION OF EXCEPTIONS
Section 15300.2 of the CEQA Statutes and Guidelines provides a list of exceptions for consideration of a project as categorically exempt. As listed in the City’s Class 32 Requirements, those exceptions relevant to the Class 32 Categorical Exemption, and justification that none of the Exceptions would apply to the proposed project are discussed below:

A. Cumulative Impact – The project and successive projects of the same type in the same place would not result in cumulative impacts.

The project would be constructed within an urbanized area of the City on a previously developed site, consistent with the General Plan land use designation and zoning, and consistent with the land use assumptions that underlie the Southern California Association of Governments (SCAG) 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy, the regional document certified by CARB to meet the State’s 2035 GHG reduction targets. The project therefore falls within anticipated growth rates for the City and region. In the 6th cycle Regional Housing Needs Allocation Santa Clarita has been allocated 10,031 housing units for which it must identify suitable sites to accommodate that amount of new housing. The project provides 30 housing units toward the allocation and projects of the same type in the same area would add more. As infill redevelopment the project is providing new housing and commercial space in the most efficient and environmentally benign manner possible. As such, the project and others of its type would contribute to the required housing needs of the City in an efficient manner and would not be anticipated to result in cumulative impacts.

B. Unusual Circumstances – There are no unusual circumstances that would create a reasonable possibility of significant effects.

The project site is already developed, as are the parcels surrounding it, and the existing shopping center and apartments have been in operation for decades. There is nothing unusual about the project site or setting with the exception of the south fork of the Santa Clara River west of the project site. This is unusual only in that it is not typical. All of the development in the immediate area is in proximity to the south fork or the main channel, and as far as the project is concerned, as infill redevelopment surrounded by development that is near the south fork, it is not an unusual circumstance of concern. Regardless, the presence of the south fork nearby is not an unusual circumstance that could reasonably be argued to result in the project creating a significant impact.

C. Scenic Highways – The project would not result in damage to scenic resources, including, but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within an officially designated scenic highway.

The closest potential State Scenic Highway to the project site is a portion of Interstate 5 that is eligible for designation, beginning where it intersects Highway 14 and ending where it intersects

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Highway 126. The project site is not near or visible from the interstate and would not result in damage to any scenic resources associated with it.

D. Hazardous Waste Sites – The project is not located on a site that the Department of Toxic Substances Control and the Secretary of the Environmental Protection have identified, pursuant to Government Code section 65962.5, as being affected by hazardous wastes or clean-up problems.

The Department of Toxic Substance Control (DTSC) EnviroStor database7 indicates there are no existing or past hazardous waste facilities or cleanup sites within 1,000 feet of the project site.

The State Water Resources Control Board’s GeoTracker8 database indicates that the United Oil gas station located at 26015 Bouquet Canyon Road is the site of a former LUST (leaking underground storage tank) cleanup. A leak was detected in 1986 and a vapor extraction well was installed in 1987. The site underwent soil vapor extraction from 1989 to 1991. The USTs present at the site were all removed and replaced in 1999. The case was closed in 2006 when there were no detectable traces of pollutants in nearby monitoring wells.

The project site itself is not associated with any record in the Cortese List (the resource list compiled pursuant to Government Code section 65962.5), as indicated via the EnviroStor database and the State Water Resources Control Board’s GeoTracker database. The United Oil station is not close enough to the project site to have been affected by it, and the case has been closed at the satisfaction of the DTSC. Therefore, the project is not located on a site that the Department of Toxic Substances Control and the Secretary of the Environmental Protection have identified, pursuant to Government Code section 65962.5, as being affected by hazardous wastes or clean-up problems.

E. Historical Resources – The project would not cause a substantial adverse change in the significance of an historical resource.

Neither the project site nor any properties in the immediate vicinity of the project site have been designated as historic resources or identified as a potential historic resources in the Cultural and Historical Resources section of the Conservation and Open Space element of the General Plan, or the Historic Preservation Survey & Planning Analysis from August 2009. There are no structures on the site, construction of the project would not require demolition or modification of any structures, and none of the adjacent structures are identified as potential historic resources nor would they be eligible as such as all were constructed in or after 1987, therefore, the project would not cause a substantial adverse change in the significance of an historical resource. 7 Department of Toxic Substances Control, EnviroStor, Accessed June 22, 2023 at:
https://www.envirostor.dtsc.ca.gov/public/map/. 8 State Water Resources Control Board, GeoTracker, Accessed June 22, 2023 at:
https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=26111+bouquet+canyon+rd.

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IV. CONCLUSION
Based on the above information and attached documentation, this analysis shows that development of the proposed Canyon Country Energy Storage project would be consistent with the criteria for a Class 32 Categorical Exemption per CEQA Statute Section 15332.

Attachments:

Attachment A – Transportation Memorandum
Attachment B – Noise Study
Attachment C – Air Quality Study
Attachment D – Hydrology Report

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Attachment A
Transportation Memorandum

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Packet Pg. 106 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net

MEMORANDUM
DATE: April 28, 2022
TO: Robert Neman, Harvard 826 Property LLC, Manager
FROM: Dean Arizabal, LSA, Principal
SUBJECT: Transportation Memorandum for the Santa Clarita Plaza Project (LSA Project No. HAV2001)
The purpose of this transportation memorandum is to describe and document potential transportation impacts associated with the implementation of the proposed Santa Clarita Plaza Project (project). This technical information is provided for project review under the California Environmental Quality Act (CEQA).

PROJECT DESCRIPTION
Harvard 826 Property LLC is proposing to construct 30 multifamily residential units (inclusive of four live/work units), 7,266.1 square feet (sf) of first‐floor retail space, and a 3,027.4 sf rooftop yoga studio in a four‐story building at 26135 Bouquet Canyon Road in Santa Clarita (Figures 1 and 2; all figures are in Attachment A). The approximately 1.2‐acre project site is located along the west side of Bouquet Canyon Road, north of Magic Mountain Parkway and south of Cinema Drive (Assessor’s Parcel No. 2811‐003‐018) in the community of Valencia. Access to the project site will be provided via an existing full‐access driveway on Bouquet Canyon Road.

TRANSPORTATION ANALYSIS
This section includes an analysis of the project’s impacts to the transportation system based on the significance thresholds in Appendix G of the State CEQA Guidelines and provides a thorough justification for the conclusions provided herein.

Regulatory Setting
The following is a summary of State, regional, and local regulations that apply to transportation and circulation within the project study area.

State
Senate Bill 743. On September 27, 2013, Governor Jerry Brown signed Senate Bill (SB) 743 into law and codified a process that revises the approach to determining transportation impacts and mitigation measures under CEQA. SB 743 directed the Governor’s Office of Planning and Research (OPR) to administer new CEQA guidance for jurisdictions by replacing the focus on automobile vehicle delay and level of service (LOS) or other similar measures of vehicular capacity or traffic

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Packet Pg. 107 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 4/28/22 «P:\HAV2001\Traffic\Transportation Memo2.docx» 2 congestion in the transportation impact analysis with vehicle miles traveled (VMT). This change shifts the focus of the transportation impact analysis from measuring impacts to drivers, such as the amount of delay and LOS at an intersection, to measuring the impact of driving on the local, regional, and statewide circulation system and the environment. This shift in focus is expected to better align the transportation impact analysis with the statewide goals related to reducing greenhouse gas emissions, encouraging infill development, and promoting public health through active transportation. As a result of SB 743, the California Office of Administrative Law cleared the revised State CEQA Guidelines on December 28, 2018, with a statewide implementation date of July 1, 2020. The OPR Technical Advisory on Evaluating Transportation Impacts in CEQA (OPR Technical Advisory)1 provides a resource for agencies to use at their discretion.

Regional
Southern California Association of Governments. The Southern California Association of Governments (SCAG) is an association of county and city governments to address regional transportation issues. Its members include six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura) and 191 cities in an area covering more than 38,000 square miles. As the federally designated Metropolitan Planning Organization and the State‐designated Regional Transportation Planning Agency, SCAG is responsible for developing long‐range regional transportation plans, including sustainable communities strategy and growth forecast components, regional transportation improvement programs, regional housing needs allocations, and a portion of the South Coast Air Quality Management District plans.

Local
City of Santa Clarita. The project is located in Santa Clarita. As such, the Circulation Element of the City of Santa Clarita General Plan2 and Transportation Analysis Updates in Santa Clarita3 are the guidance documents for the City of Santa Clarita (City) transportation system. These guidelines are intended to ensure that the traffic impacts of a development proposal on the existing and/or planned major street system are adequately addressed. Transportation Analysis Updates in Santa Clarita states that intersections where a project would add 50 or more net new trips during the a.m. and p.m. peak hours should be included in a Local Transportation Assessment (LTA).4

1 Governor’s Office of Planning and Research. 2018. Technical Advisory on Evaluating Transportation Impacts in CEQA. December. p. 12. 2
City of Santa Clarita. 2011. Circulation Element. City of Santa Clarita General Plan. June. Website:
https://www.codepublishing.com/CA/SantaClarita/html/SantaClaritaGP/4%20‐%20Circulation%20 Element.pdf (accessed December 2020). 3
City of Santa Clarita. 2020. Transportation Analysis Updates in Santa Clarita. May. Website: https://santa‐ clarita.com/Home/ShowDocument?id=18536 (accessed December 2020). 4 Ibid.

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Packet Pg. 108 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 4/28/22 «P:\HAV2001\Traffic\Transportation Memo2.docx» 3 Environmental Setting
Existing Circulation System
Bouquet Canyon Road is a five‐lane, north‐south roadway (three northbound lanes and three southbound lanes) along the project frontage. Bouquet Canyon Road is classified as a Major Highway in the Circulation Element of the City of Santa Clarita General Plan.1 A sidewalk is provided on the west side of the street. On‐street parking is permitted in select locations on the west side of the street.

Impact Analysis
a. Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Less Than Significant Impact. In order to assess the impact of the project on the surrounding circulation system, vehicle trips were generated for temporary construction activities based on the anticipated number of workers and trucks, as well as for typical operations of the project.

Construction of the project is anticipated to take approximately 66 weeks and will include the following five phases (daily worker and truck estimates and phase durations):
 Phase 1: Site Preparation (8 workers per day for 1 week)  Phase 2: Grading (10 workers per day for 1 week)
 Phase 3: Building Construction (32 workers and 7 vendor trucks per day for 58 weeks)  Phase 4: Paving (15 workers per day for 3 weeks)
 Phase 5: Architectural Coating (6 workers per day for 3 weeks) It is assumed that workers would arrive at the site in the a.m. peak hour and depart the site during the p.m. peak hour. Truck trips are anticipated to occur throughout the day. A passenger car equivalent (PCE) factor of 2.0 has been applied to the trucks.

Tables A and B (all tables provided in Attachment B) present the construction and operational trip generation for the project.

As shown in Table A, Phase 3 (Building Construction) is the period of construction with the highest trip generation. Over approximately 58 weeks, Phase 3 is anticipated to generate 92 average daily trips (ADT), including 36 trips (34 inbound and 2 outbound) in the a.m. peak hour and 36 trips (2 inbound and 34 outbound) in the p.m. peak hour, in PCEs. All other construction phases would generate 30 or fewer ADT, including 15 or fewer peak‐hour trips, in PCEs.

1 City of Santa Clarita. 2011. Circulation Element. City of Santa Clarita General Plan. June. Website:
https://www.codepublishing.com/CA/SantaClarita/html/SantaClaritaGP/4%20‐%20Circulation%20 Element.pdf (accessed December 2020).

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Packet Pg. 109 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 4/28/22 «P:\HAV2001\Traffic\Transportation Memo2.docx» 4 The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition,1 is a nationally recognized source for estimating site‐specific trip generation. The ITE trip rates for Land Use Code 221 (Multifamily Housing [Mid‐Rise]), Land Use Code 822 (Strip Retail Plaza), and Land Use Code 492 (Health/Fitness Club) were applied to the project uses. As shown on Table B, the project has the potential to generate 636 ADT, including 32 trips (15 inbound and 17 outbound) in the a.m. peak hour and 70 trips (37 inbound and 33 outbound) in the p.m. peak hour.

The project would generate a maximum of 36 peak‐hour trips for any period of construction and a maximum of 32 a.m. and 70 p.m. peak‐hour trips once the project is operational. According to Transportation Analysis Updates in Santa Clarita, intersections where a project would add 50 or more net new trips during the a.m. and p.m. peak hours should be included in an LTA.2 The project would not generate 50 or more trips during both peak hours, and the project would not contribute 50 or more peak‐hour trips to any surrounding intersections. As such, the project is not anticipated to result in any LOS or operational deficiencies to the surrounding circulation system based on its low number of trips for temporary construction and typical operations.

The project would not make any changes to the public right‐of way in the project vicinity or generate a substantial number of daily or peak‐hour vehicle trips for construction or typical operations to warrant modifications to any transportation facilities (e.g., vehicular, transit, bicycle, or pedestrian). The project would not preclude alternative modes of transportation or facilities (e.g., transit, bicycle, or pedestrian). Therefore, the project would not conflict with the Circulation Element of the City of Santa Clarita General Plan. No mitigation is required. b. Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b)?
Less Than Significant Impact. State CEQA Guidelines Section 15064.3, subdivision (b), states that transportation impacts for land use projects are to be measured by evaluating the project’s VMT or the amount and distance of automobile travel attributable to the project, as outlined in the following:

Vehicle miles traveled exceeding an applicable threshold of significance may indicate a significant impact. Generally, projects within one‐half mile of either an existing major transit stop or a stop along an existing high‐quality transit corridor should be presumed to cause a less than significant transportation impact.

The OPR Technical Advisory and Transportation Analysis Updates in Santa Clarita both provide guidance for screening land use projects from a detailed VMT analysis and the presumption of a less than significant transportation impact, such as project size, locally serving retail use, and project located in a low VMT area.
1 Institute of Transportation Engineers. 2021. Trip Generation Manual. 11th ed. 2 City of Santa Clarita. 2020. Transportation Analysis Updates in Santa Clarita. May. Website: https://santa‐ clarita.com/Home/ShowDocument?id=18536 (accessed December 2020).

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Packet Pg. 110 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 4/28/22 «P:\HAV2001\Traffic\Transportation Memo2.docx» 5 Transportation Analysis Updates in Santa Clarita recommends that locally serving retail uses (less than 50,000 sf) and residential uses located in a low VMT area (a City‐identified area that is already 15 percent below the baseline VMT) are screened from a VMT analysis.1 The project includes 10,293.5 sf of locally serving retail use (7,2661 sf of first‐floor retail space and a 3,027.4 sf yoga studio) and is located in a low VMT area (as shown in Figure 5 of Transportation Analysis Updates in Santa Clarita [provided in Attachment C]). Because the project meets the City’s VMT screening criteria, it is not subject to a VMT analysis and is presumed to have a less than significant transportation impact.

As such, the proposed would not conflict or be inconsistent with State CEQA Guidelines Section 15064.3(b). Potential impacts would be less than significant, and no mitigation is required. c. Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less Than Significant Impact. Regional access to the project is provided by Bouquet Canyon Road.

Site access is provided via an existing full‐access driveway on Bouquet Canyon Road. Access would not change as part of the project. As such, the project would not substantially increase hazards for vehicles due to a geometric design feature or incompatible uses, and impacts would be less than significant. No mitigation is required.
d. Would the project result in inadequate emergency access? Less Than Significant Impact. Site access would not change as part of the project and would continue to be provided from a full‐access driveway on Bouquet Canyon Road. Since the project would not modify the existing configuration of the driveway along Bouquet Canyon Road, emergency access to the site would not be affected. Therefore, impacts associated with emergency access would be less than significant. No mitigation is required.

Attachments: A: Figures 1 and 2
B: Tables A and B
C: Figure 5 of Transportation Analysis Updates in Santa Clarita

1 City of Santa Clarita. 2020. Transportation Analysis Updates in Santa Clarita. May. Website: https://santa‐ clarita.com/Home/ShowDocument?id=18536 (accessed December 2020).

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Packet Pg. 111 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

T RANSPORTATION MEMORANDUM
APRIL 2022

S ANTA CLARITA P LAZA P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Traffic\Transportation Memo2.docx «04/28/22»

ATTACHMENT A
FIGURES 1 AND 2

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Packet Pg. 112 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) SOURCE: ArcGIS Online Topographic Map (2020)
Ventura
County
Los
Angeles
County
27 170
126 14
118
405
210
5 I:\HAV2001\G\Project_LocaƟon.ai (6/1/2021)
FIGURE 1
Santa Clarita Plaza
Project LocaƟon
Project Vicinity
FEET
LEGEND
Project Site
0 500 1000
Project Location

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Packet Pg. 113 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

BUILDING DATA

SANTA CLARITA PLAZA APARTMENTS

L E G E N D
[E] IHOP
23 22 21 20 19 18 17 16 15 14
13 12 11 10 9 8 76 54 3 2 1
24 27
28 29
30 OPEN
SPACE
12 11
10 9
8 7
6 5432
1 13
31 3233
34 36
37 35
38 127 126 125 124 123 122 121 120 119 118 117 116 115 114 113 112
134
135 136 137 138 139 140 141 142 143 144 145 146 147 148 131
130
landscaping landscaping
NEW PARKING AREA landscaping
74 73 72 71 70 69 68 67 66 65 64 63 62 61 60 59 58 57 56 55 54 189
192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209
149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 75 77
78 76
79 80
82 83
81 84
85 86
91 93
92 94
96 95
97 99
98 100
102
101
103
105
104
106
108
107
109
111
110
87 89
88 90
230
228
227
229
226
225
224
223
222
231
233
234
232
235
237
238
236
221
220
219
218
216
215
214
213
212
211
210
6 8
9 10
11 12

TRANSFORMER

OPEN SPACESEPARATED FROM
PARKING BY A WALL42" HIGH

LANDSCAPE PLANTER
AT THREE (3) FEET INWIDTH
SIX (6) FOOT HIGH

MASONRY WALLS
SIX (6) FOOT HIGH

MASONRY WALLS
20' MAX. BETWEEN

TREES, BETWEEN

RESIDENTIAL AND

COMMERCIAL

PATH OF TRAVEL PATH OF TRAVEL

LOADING SPACE
IHOP
2526 13 12 11 10 9 8 7 6 54 32 1
1 2 3
4 5
39 40 41 42 43 44 45 46 47 48 49 50 51 52 53
7 PATH OF TRAVEL
EXIT

EXIT EXIT EXIT EXIT EXIT
EXIT
EXIT
ENTR
EXIT

ENTR ENTR ENTR

ENTRENTR
ENTR
ENTR

PATH OF TRAVEL PATH OF TRAVEL PATH OF TRAVEL

PATH OF TRAVEL

PATH OF TRAVEL
129 128
133132
187 188
190 191
239

VAN ACCESIBLE
EVCS

STANDARD

ACCESIBLE
EVCS

NOT PART

OF THE PROJECT
SOURCE: CHARC Design
FEET
0 30 60
FIGURE 2
I:\HAV2001\G\Site_Plan.ai (6/1/2021)
Santa Clarita Plaza
Site Plan
LEGEND
Project Site

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Packet Pg. 114
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats

T RANSPORTATION MEMORANDUM
APRIL 2022

S ANTA CLARITA P LAZA P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Traffic\Transportation Memo2.docx «04/28/22»

ATTACHMENT B

TABLES A AND B

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Packet Pg. 115 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Duration1 Description No. Type PCE ADT In Out Total In Out Total Site

1. Preparation 1 week Workers 2 8 Passenger 1 16 8 0 8 0 8 8

2. Grading 1 week Workers 2 10 Passenger 1 20 10 0 10 0 10 10 Workers 2 32 Passenger 1 64 32 0 32 0 32 32
Building Vendor Trucks 2 7 Truck 2 28 2 2 4 2 2 4

3. Construction 58 weeks Total 92 34 2 36 2 34 36

4. Paving 3 weeks Workers 2 15 Passenger 1 30 15 0 15 0 15 15 Architectural

5. Coating 3 weeks Workers 2 6 Passenger 1 12 6 0 6 0 6 6 1 Construction is anticipated to occur from August 2022 to December 2023. 2 Workers are assumed to arrive during the a.m. peak hour and depart during the p.m. peak hour.

Truck trips are assumed to occur throughout the day.

ADT = average daily trips
PCE = passenger car equivalent. A worker vehicle has a PCE of 1 and a truck has a PCE of 2.

PM Peak Hour
Description
Table A: Construction Trip Generation
Construction Phase Daily Vehicles AM Peak Hour
P:\HAV2001\Traffic\xls\trip generation.xlsx\Construction_Apr 2022 (4/28/2022)

1.i
Packet Pg. 116 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) In Out Total In Out Total
Multifamily Mid‐Rise du 4.54 0.09 0.28 0.37 0.24 0.15 0.39 Retail TSF 54.45 1.42 0.94 2.36 3.30 3.29 6.59
Health/Fitness Club TSF 34.50 0.67 0.64 1.31 1.97 1.48 3.45 Multifamily Mid‐Rise 30 du 136 3 8 11 7 5 12
Retail 7.2661 TSF 396 10 7 17 24 24 48
Health/Fitness Club 3.0274 TSF 104 2 2 4 6 4 10
Total 636 15 17 32 37 33 70 1 Trip rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021).

Land Use Code 221 ‐ Multifamily Housing (Mid‐Rise) ‐ Between 4 and 10 Levels Land Use Code 822‐ Strip Retail Plaza ‐ Less than 40 TSF of Gross Leasable Area Land Use Code 492 ‐ Health/Fitness Club
ADT = average daily trips
du = dwelling unit
TSF = thousand square feet
Trip Rates1
Project Trip Generation
Table B: Project Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
P:\HAV2001\Traffic\xls\trip generation.xlsx\ITE 11th (4/25/2022)

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Packet Pg. 117 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

T RANSPORTATION MEMORANDUM
APRIL 2022

S ANTA CLARITA P LAZA P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Traffic\Transportation Memo2.docx «04/28/22»

ATTACHMENT C
FIGURE 5 OF TRANSPORTATION ANALYSIS UPDATES IN SANTA CLARITA

1.i
Packet Pg. 118 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

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The VMT metrics illustrated in Figure 5 can be used to screen residential projects in low VMT areas. Specifically, if a residential project is proposed in a TAZ that has VMT at least 15 percent lower than the citywide average, the project would also be expected to generate VMT at least 15 percent lower than the citywide average.

Project Site (within a low VMT area of greater than 15% below City baseline)

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Packet Pg. 119
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats November 16, 2023
Santa Clarita Plaza Apartments Project for a Categorical Exemption as a Class 32 In-Fill Development (Envicom Project No. 2021-053-01)

Page 16 ends

Attachment B
Noise Study

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Packet Pg. 120 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net

MEMORANDUM
DATE: August 9, 2023
TO: Robert Neman, Harvard 826 Property, LLC
FROM: Jason Lui, Associate/Senior Noise Specialist
SUBJECT: Noise and Vibration Impact Analysis Memorandum for the proposed Promenade Flats Project at 26135 Bouquet Canyon Road in Santa Clarita, California

INTRODUCTION
This noise and vibration impact analysis has been prepared to evaluate the potential noise and vibration impacts associated with the proposed Promenade Flats Project in Santa Clarita, California (project). This report is intended to satisfy the City of Santa Clarita (City) requirement and the California Environmental Quality Act (CEQA) for a project‐specific noise and vibration impact analysis by examining the impacts of the proposed uses on the project site and determining whether reduction measures would be required to reduce noise and vibration impacts.

PROJECT LOCATION
The project site is located along the west side of Bouquet Canyon Road, north of Magic Mountain Parkway and south of Cinema Drive at 26135 Bouquet Canyon Road (Assessor’s Parcel Number 2811‐003‐018) in the community of Valencia. The project site has a Mixed Use Corridor (MXC) zoning designation. Figure 1, below, shows the project location.

PROJECT DESCRIPTION
The proposed project would remove a portion of the existing parking lot to accommodate a new four‐story, mixed‐use building on 1.2 acres. The proposed project would include a total of 15,741.50 square feet (ft) of commercial use consisting of a 7,266.10 sf first‐floor retail space, a 3,027.40 sf rooftop yoga studio, and the existing 5,448 sf International House of Pancakes (IHOP) restaurant. In addition to the new commercial uses, the proposed building would include four live/work units and 26 one‐bedroom units on floors two through four. Additionally, a new 14,359 sf (0.33 acre) parking lot would be constructed on an adjacent vacant parcel to offset the parking that would be removed as part of the project. Construction of the proposed project would start in August 2022 and would be completed in approximately 16 months. Figure 2 shows the site plan. Figures 3 through 5 show the floor plans of the proposed mixed‐use building.

1.i
Packet Pg. 121 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) SOURCE: ArcGIS Online Topographic Map (2020)
Ventura
County
Los
Angeles
County
27 170
126 14
118
405
210
5 I:\HAV2001\G\Project_LocaƟon.ai (10/6/2023)
FIGURE 1
Promenade Flats
Project LocaƟon
Project Vicinity
FEET
LEGEND
Project Site
0 500 1000
Project Location

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Packet Pg. 122 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

NOT PART

OF THE PROJECT
SOURCE: CHARC Design
FEET
0 30 60
FIGURE 2
I:\HAV2001\G\Site_Plan.ai (10/6/2023)
Promenade Flats
Site Plan
LEGEND
Project Site

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Packet Pg. 123
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats I:\HAV2001\G\Site_Plan_1st-2nd_Floor.ai (10/6/2023)
FIGURE 3
First and Second Floor Plan
Promenade Flats
UP
A
1 B
C
D
E
F
G
H
I
J
K
2 3 4 5 6 7 8 9 10 11 12 13 14 15
EXIT
EXIT
EXIT

EXIT EXIT EXIT EXIT EXIT
EXIT
EXIT

ENTR ENTR ENTR ENTR
ENTR
ENTR
ENTR
ENTR
1 1 1 1 1
1 1
1 4
4 4
4 4 4 4
4 4
3 A
1 B
C
D
E
F
G
H
I
J
K
2 3 4 5 6 7 8 9 10 11 12 13 14 15
7 8
8 8
9 10
11 CM
SD
SD
G
7 8
8 11
SD
9 CM
SD
G
8 8
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10 11
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CM
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CM
SD
SD
G
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8 9
G
8 SD
G

IN FRONT

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EXIT
4 CM
SD
G G G
G
10 10 10
1ST FLOOR 1
2ND FLOOR 2

NORTH PROJECT

NORTH PROJECT
SOURCE: CHARC Design
FEET
0 25 50

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Packet Pg. 124
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats I:\HAV2001\G\Site_Plan_3rd-4th_Floor.ai (10/6/2023)
FIGURE 4
Third and Fourth Floor Plan
Promenade Flats
SOURCE: CHARC Design
FEET
0 25 50
UP
A
1 B
C
D
E
F
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H
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J
K
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SD
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G
10 10 10
3RD FLOOR 1
4TH FLOOR 2

NORTH PROJECT

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Packet Pg. 125
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats I:\HAV2001\G\Site_Plan_5th_Floor.ai (10/6/2023)
FIGURE 5
FiŌh Floor Plan
Promenade Flats
A
1 B
C
D
E
F
G
H
I
J
K
2 3 4 5 6 7 8 9 10 11 12 13 14 15
7 EXIT 4
CM
SD
EXIT
4 CM
SD
5TH FLOOR 1

NORTH PROJECT
SOURCE: CHARC Design
FEET
0 25 50

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Packet Pg. 126
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 7

CHARACTERISTICS OF SOUND
Sound is increasing to such disagreeable levels in the environment that it can threaten quality of life.

Noise is usually defined as unwanted sound. Noise consists of any sound that may produce physiological or psychological damage and/or interfere with communication, work, rest, recreation, and sleep.

To the human ear, sound has two significant characteristics: pitch and loudness. Pitch is generally an annoyance, while loudness can affect the ability to hear. Pitch is the number of complete vibrations, or cycles per second, of a wave resulting in the tone’s range from high to low. Loudness is the strength of a sound that describes a noisy or quiet environment and is measured by the amplitude of the sound wave. Loudness is determined by the intensity of the sound waves combined with the reception characteristics of the human ear. Sound intensity refers to how hard the sound wave strikes an object, which in turn produces the sound’s effect. This characteristic of sound can be precisely measured with instruments. The analysis of a project defines the noise environment of the project area in terms of sound intensity and its effect on adjacent sensitive land uses.

Measurement of Sound
Sound intensity is measured through the A‐weighted scale to correct for the relative frequency response of the human ear. That is, an A‐weighted noise level de‐emphasizes low and very high frequencies of sound similar to the human ear’s de‐emphasis of these frequencies. Decibels, unlike the linear scale (e.g., inches or pounds), are measured on a logarithmic scale, which is a scale based on powers of 10.

For example, 10 decibels (dB) is 10 times more intense than 0 dB, 20 dB is 100 times more intense than 0 dB, and 30 dB is 1,000 times more intense than 0 dB. Thirty decibels (30 dB) represents 1,000 times as much acoustic energy as 0 dB. The decibel scale increases as the square of the change, representing the sound pressure energy. A sound as soft as human breathing is about 10 times greater than 0 dB. The decibel system of measuring sound gives a rough connection between the physical intensity of sound and its perceived loudness to the human ear. A 10 dB increase in sound level is perceived by the human ear as only a doubling of the loudness of the sound. Ambient sounds generally range from 30 dB (very quiet) to 100 dB (very loud).

Sound levels are generated from a source, and their decibel level decreases as the distance from that source increases. Sound dissipates exponentially with distance from the noise source. For a single point source, sound levels decrease approximately 6 dB for each doubling of distance from the source. This drop‐off rate is appropriate for noise generated by stationary equipment. If noise is produced by a line source (e.g., highway traffic or railroad operations), the sound decreases 3 dB for each doubling of distance in a hard‐site environment; however, line source noise in a relatively flat environment with absorptive vegetation decreases 4.5 dB for each doubling of distance.

There are many ways to rate noise for various time periods, but an appropriate rating of ambient noise affecting humans also accounts for the annoying effects of sound. The equivalent continuous sound level (Leq) is the total sound energy of time‐varying noise over a sample period. However, the predominant rating scales for human communities in the State of California are Leq and the Community Noise Equivalent Level (CNEL) or the day‐night average noise level (Ldn) based on A‐weighted decibels (dBA). CNEL is the time‐varying noise over a 24‐hour period, with a 5 dBA

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Packet Pg. 127 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 8 weighting factor applied to the hourly Leq for noises occurring from 7:00 p.m. to 10:00 p.m. (defined as relaxation hours), and a 10 dBA weighting factor applied to noises occurring from 10:00 p.m. to 7:00 a.m. (defined as sleeping hours). Ldn is similar to the CNEL scale but without the adjustment for events occurring during relaxation hours. CNEL and Ldn are within 1 dBA of each other and are normally interchangeable. The City uses the CNEL noise scale for long‐term noise impact assessment.

Other noise rating scales of importance during assessment of the annoyance factor include the maximum noise level (Lmax), which is the highest exponential time‐averaged sound level that occurs during a stated time period. The noise environments discussed in this analysis for short‐term noise impacts are specified in terms of maximum levels denoted by Lmax, which reflects peak operating conditions and addresses the annoying aspects of intermittent noise. It is often used together with another noise scale, or noise standards in terms of percentile noise levels, in noise ordinances for enforcement purposes. For example, the L10 noise level represents the noise level exceeded 10 percent of the time during a stated period. The L50 noise level represents the median noise level.

Half the time the noise level exceeds this level, and half the time it is less than this level. The L90 noise level represents the noise level exceeded 90 percent of the time and is considered the background noise level during a monitoring period. For a relatively constant noise source, Leq and L50 are approximately the same.

Noise impacts can be described in three categories. The first category includes audible impacts, which refers to increases in noise levels noticeable to humans. Audible increases in noise levels generally refer to a change of 3 dB or greater because this level has been found to be barely perceptible in exterior environments. The second category, potentially audible, refers to a change in the noise level between 1 dB and 3 dB. This range of noise levels has been found to be noticeable only in laboratory environments. The last category includes changes in noise levels of less than 1 dB, which are inaudible to the human ear. Only audible changes in existing ambient or background noise levels are considered potentially significant.

Physiological Effects of Noise
Physical damage to human hearing begins at prolonged exposure to noise levels higher than 85 dBA.

Exposure to high noise levels affects the entire system, with prolonged noise exposure in excess of 75 dBA increasing body tensions, thereby affecting blood pressure and functions of the heart and the nervous system. In comparison, extended periods of noise exposure above 90 dBA would result in permanent cell damage. When the noise level reaches 120 dBA, a tickling sensation occurs in the human ear, even with short‐term exposure. This level of noise is called the threshold of feeling. As the sound reaches 140 dBA, the tickling sensation is replaced by the feeling of pain in the ear (the threshold of pain). A sound level of 160–165 dBA will result in dizziness or loss of equilibrium. The ambient or background noise problem is widespread and generally more concentrated in urban areas than in outlying, less developed area. Table A lists definitions of acoustical terms, and Table B shows common sound levels and their sources.

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Packet Pg. 128 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 9 Table A: Definitions of Acoustical Terms
Term Definitions
Decibel, dB A unit of sound level that denotes the ratio between two quantities that are proportional to power; the number of decibels is 10 times the logarithm (to the base 10) of this ratio.

Frequency, Hz Of a function periodic in time, the number of times that the quantity repeats itself in one second (i.e., the number of cycles per second).

A‐Weighted Sound
Level, dBA
The sound level obtained by use of A‐weighting. The A‐weighting filter de‐emphasizes the very low and very high frequency components of the sound in a manner similar to the frequency response of the human ear and correlates well with subjective reactions to noise. (All sound levels in this report are A‐ weighted, unless reported otherwise.)
L01, L10, L50, L90 The fast A‐weighted noise levels that are equaled or exceeded by a fluctuating sound level 1%, 10%, 50%, and 90% of a stated time period, respectively.

Equivalent Continuous
Noise Level, Leq
The level of a steady sound that, in a stated time period and at a stated location, has the same A‐ weighted sound energy as the time varying sound.

Community Noise
Equivalent Level, CNEL
The 24‐hour A‐weighted average sound level from midnight to midnight, obtained after the addition of 5 dBA to sound levels occurring in the evening from 7:00 PM to 10:00 PM and after the addition of 10 dBA to sound levels occurring in the night between 10:00 PM and 7:00 AM.

Day/Night Noise Level,
Ldn
The 24‐hour A‐weighted average sound level from midnight to midnight, obtained after the addition of 10 dBA to sound levels occurring in the night between 10:00 PM and 7:00 AM.

Lmax, Lmin The maximum and minimum A‐weighted sound levels measured on a sound level meter, during a designated time interval, using fast time averaging.

Ambient Noise Level The all‐encompassing noise associated with a given environment at a specified time, usually a composite of sound from many sources from many directions, near and far; no particular sound is dominant.

Intrusive The noise that intrudes over and above the existing ambient noise at a given location. The relative intrusiveness of a sound depends upon its amplitude, duration, frequency, and time of occurrence and tonal or informational content, as well as the prevailing ambient noise level.

Source: Handbook of Acoustical Measurements and Noise Control (Harris 1991).

Table B: Common Sound Levels and Their Noise Sources
Noise Source A‐Weighted Sound
Level in Decibels Noise Environments Subjective Evaluations Near Jet Engine 140 Deafening 128 times as loud
Civil Defense Siren 130 Threshold of Pain 64 times as loud Hard Rock Band 120 Threshold of Feeling 32 times as loud Accelerating Motorcycle at a Few Feet Away 110 Very Loud 16 times as loud Pile Driver; Noisy Urban Street/Heavy City Traffic 100 Very Loud 8 times as loud Ambulance Siren; Food Blender 95 Very Loud —
Garbage Disposal 90 Very Loud 4 times as loud
Freight Cars; Living Room Music 85 Loud —
Pneumatic Drill; Vacuum Cleaner 80 Loud 2 times as loud Busy Restaurant 75 Moderately Loud —
Near Freeway Auto Traffic 70 Moderately Loud Reference level Average Office 60 Quiet One‐half as loud
Suburban Street 55 Quiet —
Light Traffic; Soft Radio Music in Apartment 50 Quiet One‐quarter as loud Large Transformer 45 Quiet —
Average Residence without Stereo Playing 40 Faint One‐eighth as loud Soft Whisper 30 Faint —
Rustling Leaves 20 Very Faint —
Human Breathing 10 Very Faint Threshold of Hearing
— 0 Very Faint —
Source: Compiled by LSA Associates, Inc. (2015).

FUNDAMENTALS OF VIBRATION
Vibration refers to ground‐borne noise and perceptible motion. Ground‐borne vibration is almost exclusively a concern inside buildings and is rarely perceived as a problem outdoors. Outdoors, the

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Packet Pg. 129 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 10 motion may be discernible, but without the effects associated with the shaking of a building, there is less adverse reaction. Vibration energy propagates from a source through intervening soil and rock layers to the foundations of nearby buildings. The vibration then propagates from the foundation throughout the remainder of the structure. Building vibration may be perceived by occupants as the motion of building surfaces, the rattling of items on shelves or hanging on walls, or a low‐frequency rumbling noise. The rumbling noise is caused by the vibration of walls, floors, and ceilings that radiate sound waves. Annoyance from vibration often occurs when the vibration exceeds the threshold of perception by 10 vibration velocity decibels (VdB) or less. This is an order of magnitude below the damage threshold for normal buildings.

Typical sources of ground‐borne vibration are construction activities (e.g., blasting, pile driving, and operating heavy‐duty earthmoving equipment), steel‐wheeled trains, and occasional traffic on rough roads. Ground‐borne vibration and noise from these sources are usually localized to areas within approximately 100 feet (ft) from the vibration source, although there are examples of ground‐borne vibration causing interference out to distances greater than 200 ft (FTA 2018). When roadways are smooth, vibration from traffic, even heavy trucks, is rarely perceptible. It is assumed for most projects that the roadway surface will be smooth enough that ground‐borne vibration from street traffic will not exceed the impact criteria; however, both construction of a project and freight train operations on railroad tracks could result in ground‐borne vibration that may be perceptible and annoying.

Ground‐borne noise is not likely to be a problem because noise arriving via the normal airborne path will usually be greater than ground‐borne noise. Ground‐borne vibration has the potential to disturb people and damage buildings. Although it is very rare for train‐induced ground‐borne vibration to cause cosmetic building damage, it is not uncommon for heavy‐duty construction processes (e.g., blasting and pile driving) to cause vibration of sufficient amplitudes to damage nearby buildings (FTA 2018). Ground‐borne vibration is usually measured in terms of vibration velocity, either the root‐ mean‐square (RMS) velocity or peak particle velocity (PPV). The RMS velocity is best for characterizing human response to building vibration, and PPV is used to characterize potential for damage. Decibel notation acts to compress the range of numbers required to describe vibration.

Vibration velocity level in decibels is defined as the following:

Lv = 20 log10 [V/Vref]
where Lv is the VdB, V is the RMS velocity amplitude, and Vref is the reference velocity amplitude, or 1 x 10‐6 inches/second (in/sec) used in the United States.

REGULATORY SETTING
Federal Regulations
Federal Transit Administration
Noise. The construction noise criteria included in the Federal Transit Administration (FTA) Transit Noise and Vibration Impact Assessment Manual (2018) was used to evaluated potential construction noise impacts because Section 11.44.080 of the City’s Municipal Code does not have daytime construction noise level limits for activities that occur within the specified hours. Table C shows the FTA’s Detailed Assessment Daytime Construction Noise Criteria based on the composite noise levels for each construction phase.

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Packet Pg. 130 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 11 Table C: Detailed Assessment Daytime
Construction Noise Criteria
Land Use Daytime 1‐hour Leq (dBA)
Residential 80
Commercial 85
Industrial 90
Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). dBA = A‐weighted decibels
Leq = equivalent continuous sound level
Vibration. Vibration standards included in the Federal Transit Administration (FTA) Transit Noise and Vibration Impact Assessment Manual (2018) are used in this analysis for ground‐borne vibration impacts on human annoyance. Table D provides the criteria for assessing the potential for interference or annoyance from vibration levels in a building.

Table D: Interpretation of Vibration Criteria for Detailed Analysis Land Use Maximum Lv (VdB)1 Description of Use
Workshop 90 Vibration that is distinctly felt. Appropriate for workshops and similar areas not as sensitive to vibration.

Office 84 Vibration that can be felt. Appropriate for office and similar areas not as sensitive to vibration.

Residential Day 78 Vibration that is barely felt. Adequate for computer equipment and low‐power optical microscopes (up to 20X).

Residential Night and
Operating Rooms 72
Vibration is not felt, but ground‐borne noise may be audible inside quiet rooms.

Suitable for medium‐power optical microscopes (100X) and other equipment of low sensitivity.

Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). 1 As measured in 1/3‐octave bands of frequency over the frequency range of 8 to 80 Hz.

FTA = Federal Transit Administration
Hz = hertz
LV = velocity in decibels
VdB = vibration velocity decibels
The criteria for environmental impact from ground‐borne vibration and noise are based on the maximum levels for a single event. Table E lists the potential vibration building damage criteria associated with construction activities, as suggested in the Transit Noise and Vibration Impact Assessment Manual (FTA 2018). FTA guidelines show that a vibration level of up to 102 VdB (equivalent to 0.5 in/sec in PPV [FTA 2018]) is considered safe for buildings consisting of reinforced concrete, steel, or timber (no plaster), and would not result in any construction vibration damage.

For non‐engineered timber and masonry buildings, the construction building vibration damage criterion is 94 VdB (0.2 in/sec in PPV).

Table E: Construction Vibration Damage Criteria
Building Category PPV (in/sec) Approximate LV (VdB)1
Reinforced concrete, steel, or timber (no plaster) 0.50 102 Engineered concrete and masonry (no plaster) 0.30 98
Non‐engineered timber and masonry buildings 0.20 94
Buildings extremely susceptible to vibration damage 0.12 90 Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). 1 RMS vibration velocity in decibels (VdB) is 1 µin/sec. µin/sec = microinches per second
FTA = Federal Transit Administration
in/sec = inches per second
LV = velocity in decibels
PPV = peak particle velocity
RMS = root‐mean‐square
VdB = vibration velocity decibels

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Packet Pg. 131 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 12 Local Regulations
City of Santa Clarita
Noise Element. The City’s General Plan Noise Element lists the objectives and policies required to meet the City’s noise‐related goals. The following lists the applicable goals, objectives, and policies, for the proposed project.
 Goal N1: A healthy and safe noise environment for Santa Clarita Valley residents, employees, and visitors.
○ Objective N1.1: Protect the health and safety of the residents of the Santa Clarita Valley by the elimination, mitigation, and prevention of significant existing and future noise levels. ■ Policy N1.1.1. Use the Noise and Land Use Compatibility Guidelines contained in Table F (Exhibit N‐8 in the Noise Element of the General Plan), which are consistent with State guidelines, as a policy basis for decisions on land use and development proposals related to noise.
■ Policy N1.1.4. Control noise sources adjacent to residential, recreational, and community facilities, and those land uses classified as noise sensitive.  Goal N2: Protect residents and sensitive receptors from traffic‐generated noise. ○ Objective N2.1: Prevent and mitigate adverse effects of noise generated from traffic on arterial streets and highways through implementing noise reduction standards and programs.
■ Policy N2.1.1. Encourage owners of existing noise‐sensitive uses, and require owners of proposed noise sensitive land uses, to construct sound barriers to protect users from significant noise levels, where feasible and appropriate. ■ Policy N2.1.2. Encourage the use of noise absorbing barriers, where appropriate.  Goal N3: Protect residential neighborhoods from excessive noise. ○ Objective N3.1: Prevent and mitigate significant noise levels in residential neighborhoods. ■ Policy N3.1.1. Require that developers of new single‐family and multi‐family residential neighborhoods in areas where the ambient noise levels exceed 60 dBA CNEL provide mitigation measures for the new residences to reduce interior noise levels to 45 dBA CNEL, based on future traffic and railroad noise levels. ■ Policy N3.1.2. Require that developers of new single‐family and multi‐family residential neighborhoods in areas where the projected noise levels exceed 65 dBA CNEL provide mitigation measures (which may include noise barriers, setbacks, and site design) for new residences to reduce outdoor noise levels to 65 dBA CNEL, based on future traffic conditions. This requirement would apply to rear yards areas for single‐family developments, and to private open space and common recreational and open space areas for multi‐family developments.

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Packet Pg. 132 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 13 Table F: City of Santa Clarita Noise and Land Use Compatibility Guidelines Land Use Category Community Noise Exposure, Ldn or CNEL, dB 55 60 65 70 75 80 85
Residential – Low Density
Single Family, Duplex, Mobile Homes

Residential
Multi‐Family

Transient Lodging
Motels, Hotels

Schools, Libraries, Churches, Hospitals,
Nursing Homes

Auditoriums, Concert Halls, Amphitheaters

Sports Arena, Outdoor Spectator Sports

Playgrounds, Neighborhood Parks

Golf Courses, Riding Stables, Water
Recreation, Cemeteries

Office Buildings, Business Commercial and
Professional

Industrial, Manufacturing, Utilities,
Agriculture

Normally
Acceptable
Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

Conditionally
Acceptable
New construction or development should be undertaken only after a detailed analysis of noise reduction requirements is made and needed noise insulation features included in the design.

Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.

Normally
Unacceptable
New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design. Sound walls, window upgrades, and site design modifications may be needed in order to achieve City standards.

Clearly
Unacceptable New construction or development should generally not be undertaken.

Source: City of Santa Clarita General Plan Noise Element (2011b).

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Packet Pg. 133 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 14 ■ Policy N3.1.3. Through enforcement of the applicable Noise Ordinance, protect residential neighborhoods from noise generated by machinery or activities that produce significant discernable noise exceeding recommended levels for residential uses. ■ Policy N3.1.4. Require that those responsible for construction activities develop techniques to mitigate or minimize the noise impacts on residences, and adopt standards that regulate noise from construction activities that occur in or near residential neighborhoods.
■ Policy N3.1.9. Implement a buyer and renter notification program for new residential developments where appropriate, to educate and inform potential buyers and renters of the sources of noise in the area and/or new sources of noise that may occur in the future. As determined by the reviewing authority, notification may be appropriate in the following areas:
a. Within one mile of Six Flags Magic Mountain theme park, potential buyers and renters should receive notice that noise may occasionally be generated from this facility and that the frequency and loudness of noise events may change over time. b. Within 1,000 feet of the railroad, potential buyers and renters should receive notice that noise may occasionally be generated from this facility and that the frequency and loudness of noise events may change over time.
c. Within 200 feet of commercial uses in mixed‐use developments, potential buyers and renters should receive notice that the commercial uses within the mixed‐use developments may generate noise in excess of levels typically found in residential areas, that the commercial uses may change over time, and the associated noise levels and frequency of noise events may change along with the use. d. Within 1,000 feet of the Saugus Speedway, in the event speedway operations are resumed in the future.

Municipal Code. Section 11.44.040 of the City’s Municipal Code has established daytime and nighttime exterior noise limits in regions designated as residential, and commercial and manufacturing, as shown in Table G.

Table G: City of Santa Clarita Maximum Exterior Noise Limits Region Time Period Noise Level
(dBA)
L25
(15 minutes)1
L8
(5 minutes)2
L2
(1 minute)3
Residential Zone Daytime 7:00 a.m. to 9:00 p.m. 65 70 75 85 Nighttime 9:00 p.m. to 7:00 a.m. 55 60 65 75
Commercial and
Manufacturing
Daytime 7:00 a.m. to 9:00 p.m. 80 85 90 100
Nighttime 9:00 p.m. to 7:00 a.m. 70 75 80 90
Source: City of Santa Clarita, Municipal Code. (2022).

Note: A correction to the noise limits of minus 5 dB for repetitive impulsive noise, steady whine, screech, or hum. 1 Noise occurring more than 5 minutes but less than 15 minutes per hour. 2 Noise occurring more than 1 minute but less than 5 minutes per hour. 3 Noise occurring less than 1 minute per hour. dBA = A‐weighted decibels

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Packet Pg. 134 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 15 Section 11.44.080 of the City’s Municipal Code prohibits any noise level from the use or operation of any machinery, equipment, pump, fan, air conditioning apparatus, refrigerating equipment, motor vehicle, or other mechanical or electrical device, or in repairing or rebuilding any motor vehicle, which exceeds the noise limits as set forth in Section 11.44.040 at any property line.

Section 11.44.080 of the City’s Municipal Code prohibits construction work that requires a building permit from the City on sites within 300 ft of a residentially zoned property except between the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday and between the hours of 8:00 a.m. to 6:00 p.m. on Saturday. No work shall be performed on New Year’s Day, Independence Day, Thanksgiving, Christmas, Memorial Day, and Labor Day.

EXISTING SETTING
Land Uses in the Project Vicinity
Land uses surrounding the proposed building include residences to the west and commercial uses to the north, east, and south. Land uses surrounding the new parking lot include residences to the north and southeast and commercial uses to the east, south, and west. Bouquet Canyon Road and the Metrolink rail are located east of the project.

Overview of the Existing Noise Environment
Transportation facilities make up the primary existing noise sources in the project area. Traffic on Bouquet Canyon Road and other roadways in the vicinity are a steady source of ambient noise. The Metrolink rail line to the east is a source of intermittent noise. Other sources of noise in the project area include commercial activity.

Ambient Noise Measurements
Short‐Term Noise Measurements
Short‐term (15‐minute) noise level measurements were conducted on January 25 and 26, 2021, using a Larson Davis Model 831 Type 1 sound level meter. Table H shows the results of the short‐ term noise level measurements along with a description of the measurement locations and noise sources that occurred during the measurement. As shown in Table H, the measured average noise levels in the project vicinity range from 51.8 to 69.1 dBA Leq, and the instantaneous maximum noise levels range from 66.4 to 84.0 dBA Lmax. Figure 6 shows the short‐term monitoring locations.

Long‐Term Noise Measurements
Two long‐term (24‐hour) noise level measurements were conducted from January 25 to January 26, 2021, using a Larson Davis Spark 706RC Dosimeter. Tables I and J show the hourly Leq, Lmax, and Lmin results from the long‐term noise level measurements, and Table K summarizes the long‐term noise level measurements. As shown in Table K, the noise levels on the project site range from 46.1 to

61.9 dBA Leq and calculated CNEL levels range from 60.4 to 62.0 dBA. Figure 6 shows the long‐term monitoring locations.

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Packet Pg. 135 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 16 Table H: Short‐Term Ambient Noise Level Measurements
Monitor
No. Location Date Start Time Noise Level (dBA) Noise Source(s) Leq Lmax Lmin ST‐1
26135 Bouquet Canyon Road. On the dirt
landscaping path in front of the IHOP
restaurant. Approximately 35 ft from the
edge of Bouquet Canyon Road.
1/26/21 4:25 PM 69.1 84.0 52.0
Traffic on Bouquet
Canyon Road.

ST‐2
26135 Bouquet Canyon Road. On the
north end of the parking lot.

Approximately 15 ft south from the wall.
1/25/21 3:18 PM 51.8 66.4 46.2
Traffic on Bouquet
Canyon Road and birds.

ST‐3
Vacant lot south of the Las Flores
Apartments. Approximately 28 ft south of
the wall and 18 ft west of the parking lot
edge.
1/26/21 4:55 PM 52.3 71.4 44.6
Traffic on Bouquet
Canyon Road and birds.

Source: Compiled by LSA Associates, Inc. (2021).
dBA = A‐weighted decibels
ft = foot/feet
Leq = equivalent continuous sound level
Lmax = maximum measured sound level
Lmin = minimum measured sound level

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Packet Pg. 136 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) SOURCE: Google Earth (2021)
FEET
0 100 200
FIGURE 6
Noise Monitoring Locations
Promenade Flats
I:\HAV2001\G\Noise_Monitor_Locs.ai (10/6/2023)
- Project Site Boundary- Short-term Noise Monitoring Location- Long-term Noise Monitoring Location LEGEND
LT-1ST-1
ST-2
ST-3
LT-2 LT-1 ST-1

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Packet Pg. 137
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 18 Table I: Long‐Term (24‐Hour) Noise Level Measurement Results at LT‐1 Start Time Date Noise Level (dBA)
Leq Lmax Lmin
1 4:00 PM 1/25/21 58.2 90.8 47.4
2 5:00 PM 1/25/21 59.1 85.0 47.6
3 6:00 PM 1/25/21 56.7 78.1 46.6
4 7:00 PM 1/25/21 58.0 86.2 45.7
5 8:00 PM 1/25/21 54.9 74.7 43.6
6 9:00 PM 1/25/21 52.8 72.4 41.9
7 10:00 PM 1/25/21 52.2 80.1 42.0
8 11:00 PM 1/25/21 49.3 67.8 41.0
9 12:00 AM 1/26/21 48.7 67.5 41.6
10 1:00 AM 1/26/21 47.9 64.6 40.9
11 2:00 AM 1/26/21 48.1 65.8 41.0
12 3:00 AM 1/26/21 49.6 67.3 42.0
13 4:00 AM 1/26/21 55.8 88.0 42.3
14 5:00 AM 1/26/21 58.7 88.2 46.5
15 6:00 AM 1/26/21 59.3 86.3 47.8
16 7:00 AM 1/26/21 59.7 76.8 52.1
17 8:00 AM 1/26/21 59.1 86.1 50.8
18 9:00 AM 1/26/21 58.9 86.7 52.2
19 10:00 AM 1/26/21 58.7 86.7 50.8
20 11:00 AM 1/26/21 59.1 79.0 50.0
21 12:00 PM 1/26/21 57.0 79.0 46.2
22 1:00 PM 1/26/21 58.4 85.9 46.5
23 2:00 PM 1/26/21 59.6 85.0 49.1
24 300 PM 1/26/21 59.3 86.6 48.8
Source: Compiled by LSA Associates, Inc. (2021).
dBA = A‐weighted decibel
Leq = equivalent continuous sound level
Lmax = maximum measured sound level
Lmin = minimum measured sound level

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Packet Pg. 138 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 19 Table J: Long‐Term (24‐Hour) Noise Level Measurement Results at LT‐2 Start Time Date Noise Level (dBA)
Leq Lmax Lmin
1 4:00 PM 1/25/21 58.2 90.8 47.4
2 5:00 PM 1/25/21 59.1 85.0 47.6
3 6:00 PM 1/25/21 56.7 78.1 46.6
4 7:00 PM 1/25/21 58.0 86.2 45.7
5 8:00 PM 1/25/21 54.9 74.7 43.6
6 9:00 PM 1/25/21 52.8 72.4 41.9
7 10:00 PM 1/25/21 52.2 80.1 42.0
8 11:00 PM 1/25/21 49.3 67.8 41.0
9 12:00 AM 1/26/21 48.7 67.5 41.6
10 1:00 AM 1/26/21 47.9 64.6 40.9
11 2:00 AM 1/26/21 48.1 65.8 41.0
12 3:00 AM 1/26/21 49.6 67.3 42.0
13 4:00 AM 1/26/21 55.8 88.0 42.3
14 5:00 AM 1/26/21 58.7 88.2 46.5
15 6:00 AM 1/26/21 59.3 86.3 47.8
16 7:00 AM 1/26/21 59.7 76.8 52.1
17 8:00 AM 1/26/21 59.1 86.1 50.8
18 9:00 AM 1/26/21 58.9 86.7 52.2
19 10:00 AM 1/26/21 58.7 86.7 50.8
20 11:00 AM 1/26/21 59.1 79.0 50.0
21 12:00 PM 1/26/21 57.0 79.0 46.2
22 1:00 PM 1/26/21 58.4 85.9 46.5
23 2:00 PM 1/26/21 59.6 85.0 49.1
24 300 PM 1/26/21 59.3 86.6 48.8
Source: Compiled by LSA Associates, Inc. (2021).
dBA = A‐weighted decibel
Leq = equivalent continuous sound level
Lmax = maximum measured sound level
Lmin = minimum measured sound level

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Packet Pg. 139 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 20 Table K: Long‐Term Ambient Noise Level Measurements
Monitor
No. Location Start
Date
Start
Time
Duration
(hours)
Noise Level (dBA) Noise Sources Leq CNEL
LT‐1
26135 Bouquet Canyon
Road. On the west side of
the parking lot.
1/25/21 4:00 PM 24 47.9–59.7 62.0
Traffic on Bouquet Canyon
Road, Metrolink train, and
commercial activity.

LT‐2
26135 Bouquet Canyon
Road. On the east side of
the parking lot.
1/25/21 4:00 PM 24 46.1–61.9 60.4
Traffic on Bouquet Canyon
Road, Metrolink trains, and
commercial activity.

Source: Compiled by LSA Associates, Inc. (2021).

CNEL = Community Noise Equivalent Level
dBA = A‐weighted decibels
Leq = equivalent continuous sound level
Existing Aircraft Noise
The Whiteman, Agua Dulce, and Van Nuys Airports are approximately 12.8 miles southwest, 13.8 miles northeast, and 14 miles south of the project site, respectively. Based on the airport influence area map in the Los Angeles County Airport Land Use Plan (Los Angeles County ALUC 2004), the project site is well beyond the airport influence areas for any of these airports.

Existing Traffic Noise
The Federal Highway Administration (FHWA) Highway Traffic Noise Prediction Model (FHWA‐RD‐77‐ 108) was used to evaluate highway traffic‐related noise conditions along roadway segments in the project vicinity. This model requires various parameters, including traffic volumes, vehicle mix, vehicle speed, and roadway geometry to compute typical equivalent noise levels during daytime, evening, and nighttime hours. The resultant noise levels are weighted and summed over 24‐hour periods to determine the CNEL values. The standard vehicle mix for Southern California roadways was used for traffic on these roadway segments. The 2008 average daily traffic (ADT) volume of 37,650 on Bouquet Canyon Road was obtained from the City’s Traffic Flow Map (City of Santa Clarita 2013). The City’s Traffic Flow Map show that the ADT volumes decreased greatly from 2008 to 2013 and were not projected to the existing 2021 year. For the reasons described above, the existing 2021 ADT volumes were assumed to be equivalent to the 2008 ADT volumes. Table L shows the modeled 24‐hour CNEL levels for the existing conditions. These noise levels represent the worst‐ case scenario, which assumes no shielding is provided between the traffic and the location where the noise contours are drawn. The specific assumptions used in developing these noise levels and model printouts are provided in Attachment B.

As shown in Table L, traffic noise levels along Bouquet Canyon Road directly adjacent to the project site are moderately high, with the 70, 65, and 60 dBA CNEL noise contours extending 112 ft, 344 ft, and 1,084 ft, respectively, from the roadway centerline.

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Packet Pg. 140 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 21 Table L: Existing Traffic Noise Levels
Roadway Segment ADT
Centerline
to
70 dBA
CNEL (ft)
Centerline
to
65 dBA
CNEL (ft)
Centerline
to
60 dBA
CNEL (ft)
CNEL (dBA) 50 ft
from Centerline
of Outermost
Lane
Bouquet Canyon Road north of
Magic Mountain Parkway 37,650 112 344 1,084 71.7
Source: Compiled by LSA Associates, Inc. (2021).

Note: Noise modeling performed using “Soft” setting and Southern California traffic percentages.

ADT = average daily traffic
CNEL = Community Noise Equivalent Level
dBA = A‐weighted decibels
ft = foot/feet

IMPACTS
Short‐Term Construction Noise Impacts
Two types of short‐term noise impacts would occur during project construction. The first type would be from construction crew commutes and the transport of construction equipment and materials to the project site and would incrementally raise noise levels on roadways leading to the site. The pieces of construction equipment for construction activities would move on site, would remain for the duration of each construction phase, and would not add to the daily traffic volume in the project vicinity. Although there would be a relatively high single‐event noise exposure potential causing intermittent noise nuisance (passing trucks at 50 ft would generate up to a maximum of 84 dBA), the effect on longer‐term ambient noise levels would be small because the number of daily construction‐related vehicle trips is small compared to existing daily traffic volume on Bouquet Canyon Road. The demolition phase would generate the most trips of all of the construction phases, at a Passenger Car Equivalent (PCE) of 260 trips per day based on the California Emissions Estimator Model (Version 2022.1). Based on Table L, Bouquet Canyon Road has an estimated existing ADT volume of 37,650 adjacent to the project site. Based on the information above, construction‐related traffic noise would increase by 0.03 dBA. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, no short‐term, construction‐ related impacts associated with worker commutes and transport of construction equipment and material to the project site would occur, and no noise reduction measures would be required.

The second type of short‐term noise impact is related to noise generated from construction activities. The proposed project anticipates site preparation, grading, building construction, paving, and architectural coating phases of construction. Construction is performed in discrete steps, each of which has its own mix of equipment and, consequently, its own noise characteristics. These various sequential phases change the character of the noise generated on a project site. Therefore, the noise levels vary as construction progresses. Despite the variety in the type and size of construction equipment, similarities in the dominant noise sources and patterns of operation allow construction‐related noise ranges to be categorized by work phase. Table M lists the Lmax recommended for noise impact assessments for typical construction equipment included in the FHWA’s Highway Construction Noise Handbook (2006), based on a distance of 50 ft between the equipment and a noise receptor.

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Packet Pg. 141 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 22 Table M: Typical Construction Equipment Noise Levels
Equipment Description Acoustical Usage Factor1 (%) Maximum Noise Level (Lmax) at 50 ft2 Backhoe 40 80
Compactor (ground) 20 80
Compressor 40 80
Crane 16 85
Dozer 40 85
Dump Truck 40 84
Excavator 40 85
Flatbed Truck 40 84
Forklift 20 85
Front‐End Loader 40 80
Grader 40 85
Impact Pile Driver 20 95
Jackhammer 20 85
Pavement Scarifier 20 85
Paver 50 85
Pickup Truck 40 55
Pneumatic Tools 50 85
Pump 50 77
Rock Drill 20 85
Roller 20 85
Scraper 40 85
Tractor 40 84
Welder 40 73
Source: Highway Construction Noise Handbook, Table 9.1 (FHWA 2006).

Note: The noise levels reported in this table are rounded to the nearest whole number. 1 The usage factor is the percentage of time during a construction noise operation that a piece of construction equipment is operating at full power. 2 Maximum noise levels were developed based on Specification 721.560 from the CA/T program to be consistent with the City of Boston, Massachusetts, Noise Code for the “Big Dig” project.

CA/T = Central Artery/Tunnel
FHWA = Federal Highway Administration
ft = foot/feet
Lmax = maximum instantaneous noise level
Typical noise levels range up to 88 dBA Lmax at 50 ft during the noisiest construction phases. The site preparation and grading phase tends to generate the highest noise levels because the noisiest construction equipment is earthmoving equipment. Earthmoving equipment includes excavating machinery such as backhoes, bulldozers, excavators, and front‐end loaders. Earthmoving and compacting equipment include compactors, scrapers, and graders. Typical operating cycles for these types of construction equipment may involve 1 to 2 minutes of full‐power operation followed by 3 to 4 minutes at lower power settings.

Project construction is expected to require the use of a grader, bulldozer, and water truck/pickup truck. Noise associated with the use of construction equipment is estimated to be between 55 dBA Lmax and 85 dBA Lmax at a distance of 50 ft from the active construction area for the site preparation and grading phase. As shown in Table M, the maximum noise level generated by a grader is assumed to be approximately 85 dBA Lmax at 50 ft from the grader. The dozer would generate approximately 85 dBA Lmax at 50 ft. The maximum noise level generated by a water truck/pickup truck is approximately 55 dBA Lmax at 50 ft. Each doubling of the sound sources with equal strength increases the noise level by 3 dBA. Assuming that each piece of construction equipment operates at some distance from the other equipment, the worst‐ case combined noise level during construction would

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Packet Pg. 142 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 23 be 88 dBA Lmax at a distance of 50 ft from the active construction area. Based on a usage factor of 40 percent, the worst‐case combined noise level during construction would be 84 dBA Leq at a distance of 50 ft from the active construction area.

The closest residences are located approximately 175 ft west from the center of the proposed building and approximately 75 ft north from the center of the new parking area, which may be subject to short‐term construction noise reaching 77 dBA Lmax (73 dBA Leq) and 82 dBA Lmax (78 dBA Leq), respectively. Construction noise is temporary and would stop once project construction is completed. The project would be required to comply with the construction hours allowed under the City’s Municipal Code Noise Ordinance, and standard conditions for construction listed below would minimize construction noise. Furthermore, construction related noise levels would be below the FTA noise level standard of 80 dBA Leq for residential uses. Therefore, no noise impacts from construction activities would occur, and no noise reduction measures are required.  The construction contractor shall limit construction activities to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday and between the hours of 8:00 a.m. and 6:00 p.m. on Saturday. No construction shall be permitted outside of these hours or on Sundays and New Year’s Day, Independence Day, Thanksgiving, Christmas, Memorial Day, and Labor Day.  During all project site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.
 The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction‐related noise sources and most noise‐sensitive receptors nearest the project site during all project construction.
 The construction contractor shall place all stationary construction equipment so that the emitted noise is directed away from the sensitive receptors nearest the project site.

Short‐Term Construction Vibration Impacts
This construction vibration impact analysis discusses the level of human annoyance using vibration levels in VdB and will assess the potential for building damages using vibration levels in PPV (in/sec) because vibration levels calculated in RMS are best for characterizing human response to building vibration whereas vibration level in PPV is best used to characterize potential for damage. As shown previously in Table E, the FTA guidelines indicate that a vibration level up to 102 VdB (equivalent to

0.5 PPV [in/sec]) is considered safe for buildings consisting of reinforced concrete, steel, or timber (no plaster) and would not result in any construction vibration damage (FTA 2018). For a non‐ engineered timber and masonry building, the construction vibration damage criterion is 94 VdB (0.2 PPV [in/sec]). For a fragile building, the construction vibration damage criterion is 90 VdB (0.12 PPV [in/sec]).

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Packet Pg. 143 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 24 Table N shows the reference vibration levels at a distance of 25 ft for each type of standard construction equipment from the FTA’s Transit Noise and Vibration Impact Assessment Manual (2018). Outdoor site preparation and grading for the proposed project are expected to require the use of a small bulldozer (with rubber tires) and loaded trucks, which would generate ground‐borne vibrations of up to 58 VdB (0.003 PPV [in/sec]) and 86 VdB (0.076 PPV [in/sec]), respectively, when measured at 25 ft.

Table N: Vibration Source Amplitudes for Construction Equipment Equipment Reference PPV/LV at 25 ft
PPV (in/sec) LV (VdB)1
Pile Driver (Impact), Typical 0.644 104
Pile Driver (Sonic), Typical 0.170 93
Vibratory Roller 0.210 94
Large Bulldozer 0.089 87
Caisson Drilling 0.089 87
Loaded Trucks2 0.076 86
Jackhammer 0.035 79
Small Bulldozer2 0.003 58
Sources: Transit Noise and Vibration Impact Assessment Manual (FTA 2018). 1 RMS vibration velocity in decibels (VdB) is 1 µin/sec. 2 Equipment shown in bold is expected to be used on site. µin/sec = microinch/microinches per second
ft = foot/feet
FTA = Federal Transit Administration
in/sec = inches per second
LV = velocity in decibels
PPV = peak particle velocity
RMS = root‐mean‐square
VdB = vibration velocity decibels
The greatest vibration levels are anticipated to occur during the site preparation and grading phase.

All other phases are expected to result in lower vibration levels. The distance to the nearest buildings for vibration impact analysis is measured between the nearest off‐site buildings and the project boundary (assuming the construction equipment would be used at or near the project boundary), because vibration impacts normally occur within the buildings. An exception to this would be the location of loaded trucks. Loaded trucks would be limited to certain areas on the project site and would not operate at the project construction boundary.

The following provides the formula for vibration transmission:

LvdB (D) = LvdB (25 ft) – 30 Log (D/25) and PPVequip = PPVref x (25/D)1.5 Table O lists the projected vibration level from various construction equipment expected to be used on the project site of the proposed building and the parking lot to the nearest buildings in the project vicinity. As shown in Table O, the closest residential buildings are located west of the proposed building and southeast of the proposed parking lot site and would experience vibration levels of up to 84 VdB (0.058 PPV [in/sec]) and 93 VdB (0.164 PPV [in/sec]), respectively. These vibration levels have the potential to result in community annoyance because vibration levels would exceed the FTA annoyance threshold of 78 VdB for daytime residences. However, this vibration level

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Packet Pg. 144 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 25 Table O: Summary of Construction Equipment and Activity Vibration Construction
Area Land Use Direction Equipment/Activity
Reference Vibration Level at 25 ft Distance
(ft)
Maximum Vibration Level
VdB PPV VdB PPV
Proposed
Building
Commercial North Small Bulldozers 58 0.003 10 70 0.012
Loaded Trucks 86 0.076 301 84 0.058
Commercial East
Small Bulldozers 58 0.003 10 70 0.012
Loaded Trucks 86 0.076 301 84 0.058
Commercial South Small Bulldozers 58 0.003 45 50 0.001
Loaded Trucks 86 0.076 45 78 0.031
Residential West
Small Bulldozers 58 0.003 30 56 0.002
Loaded Trucks 86 0.076 30 84 0.058
Proposed
Parking Lot
Commercial North Small Bulldozers 58 0.003 40 52 0.001
Loaded Trucks 86 0.076 40 80 0.038
Commercial East
Small Bulldozers 58 0.003 60 47 0.001
Loaded Trucks 86 0.076 60 75 0.020
Residential Southeast Small Bulldozers 58 0.003 15 65 0.006 Loaded Trucks 86 0.076 15 93 0.164
Commercial South Small Bulldozers 58 0.003 25 58 0.003
Loaded Trucks 86 0.076 25 86 0.076
Commercial West Small Bulldozers 58 0.003 10 70 0.012
Loaded Trucks 86 0.076 301 84 0.058
Source: Compiled by LSA Associates, Inc. (2021).

Note: The FTA‐recommended building damage threshold is 0.2 PPV (in/sec) or approximately 94 VdB at the receiving building structure. 1 Loaded trucks would be limited to certain areas on the project site and would not operate at the project construction boundary. ft = foot/feet
in/sec = inches per second
FTA = Federal Transit Administration
PPV = peak particle velocity
VdB = vibration velocity decibels
would not have the potential to result in building damage because vibration levels would not exceed the FTA damage threshold of 94 VdB (0.2 PPV [in/sec]) since the residential buildings would be constructed of non‐engineered timber and masonry.

Also, Table O shows that the closest commercial buildings, which are located north and east of the proposed building and west of the proposed parking lot site, would experience vibration levels of up to 84 VdB (0.058 PPV [in/sec]). This vibration level would not have the potential to result in community annoyance because the vibration levels would exceed the FTA annoyance threshold of 84 VdB for buildings not as sensitive to vibration. In addition, this vibration level would not have the potential to result in building damage because vibration levels would not exceed the FTA damage threshold of 94 VdB (0.2 PPV [in/sec]) since the commercial buildings would be constructed of non‐ engineered timber and masonry. Other adjacent buildings to the project site are farther away and would experience lower vibration levels. Therefore, no construction vibration impacts would occur, and no vibration reduction measures are required.

Long‐Term Aircraft Noise Impacts
As discussed above, the Whiteman, Agua Dulce, and Van Nuys Airports are approximately 12.8 miles southeast, 13.8 miles northeast, and 14 miles south of the project site, respectively. Based on the airport influence area map for these airports in the Los Angeles County Airport Land Use Plan (Los Angeles County ALUC 2004), the project site is well beyond the airport influence area for noise impacts. Therefore, the project would not expose people working or residing in the project area to excessive noise levels.

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Packet Pg. 145 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 26 Long‐Term Traffic Noise Impacts
The proposed project is estimated to generate an ADT volume of 636 based on the proposed 7,266.10 sf of retail, 3,027.40 sf of rooftop yoga studio (health/fitness club), and 30 multifamily residential units from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021). As discussed above, the existing 2021 ADT volume on Bouquet Canyon Road is assumed to be 37,650. It takes a doubling of traffic to increase traffic noise levels by 3 dBA. The project‐related traffic would increase traffic noise along Bouquet Canyon Road by up to 0.07 dBA. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, no traffic noise impacts from project‐related traffic on off‐site sensitive receptors would occur, and no noise reduction measures are required.

Land Use Compatibility
The proposed project’s on‐site uses were assessed based on the City’s exterior noise standard of 65 dBA CNEL contained in the Noise Element of the City’s General Plan and an interior noise standard of 45 dBA CNEL, which is consistent with the State’s noise insulation standards.

Exterior Noise Levels
As discussed above, exterior noise levels in the project area include traffic on Bouquet Canyon Road, train noise from the Metrolink rail line, and commercial activity. The project site is located well beyond the airport influence area of the closest airports and the contribution of aircraft noise in the project area would be minimal to negligible. The long‐term noise level measurements at LT‐1 and LT‐2 are composite noise levels of all the noise sources in the project area described above, and the calculated CNEL levels at LT‐1 and LT‐2 were 62.0 and 60.4 dBA, respectively.

To assess the future exterior noise levels on the project site, the composite existing exterior noise level at the ground floor of Receptors R‐1 and R‐2 were calculated based on traffic noise on Bouquet Canyon Road and train noise from the Metrolink rail line to ensure that it is consistent with the measured noise level. Figure 7 shows the modeled receptor locations. Receptor R‐1 represents the area east of the proposed building, which is in the approximate location of LT‐1. Receptor R‐2 represents the area west of the proposed building, which is in the approximate location of LT‐2.

Existing traffic noise levels on Bouquet Canyon Road are shown in Table L, which has a traffic noise level of 65 dBA CNEL at 344 ft from the roadway centerline. The existing commercial buildings north, east, and south of the project site would provide an estimated traffic noise reduction of 5 dBA and 3 dBA at Receptors R‐1 and R‐2, respectively. The existing train noise was estimated to be 62.4 dBA CNEL at 50 ft based on a reference noise level of 57 dBA Leq at 50 ft with 21 daytime trips, 4 evening trips, and 5 nighttime trips. The existing commercial buildings north, east, and south of the project site would provide an estimated train noise reduction of 6 dBA and 4 dBA at Receptors R‐1 and R‐2, respectively.

Table P shows that the calculated existing composite noise levels at Receptors R‐1 and R‐2 are 63 and 61 dBA CNEL, respectively, which are levels considered in agreement with the measured noise levels at LT‐1 and LT‐2. Table C‐1 in Attachment C shows the detailed noise calculations for the existing ground floor noise levels at Receptors R‐1 and R‐2.

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Packet Pg. 146 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) SOURCE: Google Earth (2021)
FEET
0 50 100
FIGURE 7
Bouquet Canyon Rd
Modeled Receptor Locations
Promenade Flats
I:\HAV2001\G\Modeled_Receptor_Locs.ai (10/6/2023)
Project Site BoundaryReceptor Location
LEGEND
R-1
R-1
R-2

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Packet Pg. 147
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 28 Table P: Exterior and Interior Noise Levels
Receptor No.

Noise Level (dBA CNEL) Noise Reduction
to Meet 45 dBA
CNEL Interior
Noise Standard
Existing
Ground Floor
Exterior
Existing
Upper Floor
Exterior
Future
Upper Floor
Exterior
Interior
with Windows
and Doors Open1
R‐1 63 68 69.0 57.02 24.0
R‐2 61 64 65.0 53.0 20.0
Source: Compiled by LSA Associates, Inc. (2021). 1
Interior noise levels were calculated using an exterior‐to interior noise reduction of 12 dBA based on the EPA’s Protective Noise Levels (EPA 1978) and standard construction in California (warm climate) with a combination of exterior walls, doors, and windows. 2 Numbers shown in bold exceed the interior noise standard of 45 dBA CNEL.

CNEL = Community Noise Equivalent Level
dBA = A‐weighted decibels
EPA = United States Environmental Protection Agency
The existing and future upper floor exterior noise levels were then calculated at Receptors R‐1 and R‐2 without shielding from the existing commercial buildings to the north, east, and south because the proposed residences would be located on the upper floors (floors 2 through 4) and the existing commercial buildings would not provide any noise reduction. The future traffic volume on Bouquet Canyon Road was estimated to have an average daily traffic (ADT) volume of 45,000 based on an ADT capacity of 9,000 vehicles per lane from the General Plan Circulation Element (City of Santa Clarita 2011a) and an existing five‐lane divided roadway (three lanes in the northbound direction and two lanes in the southbound direction) on Bouquet Canyon Road in the project area. The future ADT volume of 45,000 would have a traffic noise level of 65 dBA CNEL at a distance of 411 ft based on the FHWA Traffic Noise Prediction Model (FHWA‐RD‐77‐108). This noise level represents the worst‐case scenario, which assumes no shielding is provided between the traffic and the location where the noise contours are drawn. The specific assumptions used in developing the noise level and model printout are provided in Attachment B.

Table P shows the existing and future upper floor exterior noise levels at R‐1 and R‐2. Tables C‐2 and C‐3 in Attachment C shows the detailed noise calculations for the existing and future upper floor noise levels at Receptors R‐1 and R‐2. As shown in Table P, future upper floor exterior noise levels at Receptors R‐1 and R‐2 are predicted to be 69.0 dBA CNEL and 65.0 dBA CNEL, respectively. The proposed outdoor private living areas (e.g., balconies or common outdoor areas) would have exterior noise levels that exceed the City’s exterior noise standard of 65 dBA CNEL for residential uses in the future as traffic increases. A minimum barrier height of 6 ft surrounding the private balconies of residential dwelling units and the rooftop terrace would provide a minimum noise reduction of 5 dBA and would reduce exterior noise levels to 65 dBA CNEL or below. In addition, the project would comply with Policy N3.1.9 in the Noise Element of the General Plan by providing notification to all potential buyers or renters of the residential dwelling units of noise sources in the area, new noise sources that may occur in the future, commercial uses that may generate noise in excess of levels for residential uses, that commercial uses may change over time, and that noise levels and frequency of noise events may change along with the change in commercial use because the proposed project would be located within 1,000 ft of the Metrolink rail line and within 200 ft of commercial uses. Therefore, no exterior noise impacts would occur with implementation of balcony barriers and rooftop terrace barriers and compliance with Policy N3.1.9 in the City’s General Plan Noise Element.

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Packet Pg. 148 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 29 Table P: Exterior and Interior Noise Levels
Receptor No.

Noise Level (dBA CNEL) Noise Reduction
to Meet 45 dBA
CNEL Interior
Noise Standard
Existing
Ground Floor
Exterior
Existing
Upper Floor
Exterior
Future
Upper Floor
Exterior
Interior
with Windows
and Doors Open1
R‐1 63 68 69 572 24
R‐2 61 64 65 53 20
Source: Compiled by LSA Associates, Inc. (2022). 1
Interior noise levels were calculated using an exterior‐to interior noise reduction of 12 dBA based on the EPA’s Protective Noise Levels (EPA 1978) and standard construction in California (warm climate) with a combination of exterior walls, doors, and windows. 2 Numbers shown in bold exceed the interior noise standard of 45 dBA CNEL.

CNEL = Community Noise Equivalent Level
dBA = A‐weighted decibels
EPA = United States Environmental Protection Agency
Interior Noise Levels
Table P shows the interior noise levels with windows and doors open for Receptors R‐1 and R‐2.

Interior noise levels with windows and doors open were calculated using an exterior‐to‐interior noise reduction of 12 dBA based on the United States Environmental Protection Agency (EPA) Protective Noise Levels (EPA 1978) and standard construction in California (warm climate) with a combination of exterior walls, doors, and windows. As shown in Table P, interior noise levels with windows and doors open would range from 53 to 57 dBA CNEL, which would exceed the interior noise standard of 45 dBA CNEL. Therefore, mechanical ventilation systems such as air conditioning would be required for all residential units so that windows and doors could remain closed for a prolonged period of time. Because the project plans show that air conditioning systems are included as part of the project, no additional measures are required.

Table P also shows that an exterior‐to‐interior noise reduction of 20 to 24 dBA is required to meet the interior noise standard of 45 dBA CNEL. To calculate and estimate the noise reduction provided by an exterior wall assembly, the transmission loss at the octave band frequencies for wall material by type is combined to provide an overall noise reduction. The rating of the wall and window or windows within the assembly will often be referred to as a sound transmission class (STC) rating.

The program INSUL was used to estimate the window ratings to ensure that compliance is achieved.

Based on wall details presented in the project plans, the following elements make up the assumed exterior wall assembly:
 7/8‐inch‐thick, three‐coat stucco
 One layer of 0.5‐inch‐thick plywood or oriented strand board (OSB)  One layer of 5/8‐inch‐thick gypsum board
 2‐inch x 6‐inch wood stud wall channels spaced at 16 inches and a minimum R‐19 fiberglass insulation
 One layer of 5/8‐inch‐thick gypsum board
In addition to the wall construction details, information from the VPI Quality Windows Endurance Series, which is energy and sound rated, was used to determine window STC ratings. The required window STC ratings and the composite noise level reduction are provided for the sensitive rooms based on the project floor plans. Attachment D provides the results of the INSUL model.

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Packet Pg. 149 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 30 The results of the analysis indicated that for the living room of the corner units facing east towards Bouquet Canyon Road, windows and glass doors with a minimum rating of STC‐31 are required due to the high wall exposure area and high window‐to‐wall ratio. For all other noise‐sensitive rooms within the project site (i.e., living room and bedrooms), windows and glass doors with a minimum rating of STC‐28 would achieve interior noise levels of 45 dBA CNEL or below.

Long‐Term Off‐Site Stationary Noise Impacts
The project would be potentially exposed to stationary source noise impacts from truck deliveries and unloading activities, parking lot activities, and heating, ventilation, and air conditioning (HVAC) equipment. The following provides a detailed noise analysis and discussion of each stationary noise source.

Truck Delivery and Truck Unloading Activities
The project would include truck delivery and unloading activities associated with the first floor retail space. Truck delivery and truck unloading activities would occur in the designated parking space near the IHOP restaurant or near the south side of the proposed building. Existing truck delivery and truck unloading activities occur in the project area for the IHOP restaurant and the commercial uses to the south. Noise levels generated by truck deliveries and truck unloading activities from the proposed retail uses would occur at a similar location as the existing commercial uses to the south and would not increase the ambient noise environment in the project area. Therefore, no noise impacts from truck deliveries and truck unloading activities would occur, and no noise reduction measures are required.

Parking Lot Activity
The proposed project would include a total of 41 new parking spaces located on an adjacent parcel.

Noise generated from parking lot activities would include noise generated by vehicles traveling at slow speeds, engine start‐up noise, car door slams, car horns, car alarms, and tire squeals. The existing residences north of the new parking spaces are already exposed to noise levels generated from parking activities associated with their own parking spaces and from the commercial uses to the east. Noise levels generated by parking activities from the new parking spaces would not increase the ambient noise environment in the project area. Therefore, no noise impacts from parking activities would occur, and no noise reduction measures are required.

HVAC Equipment
The proposed project would include a total of 40 rooftop HVAC units for the proposed residential/ retail building. The HVAC equipment could operate 24 hours per day. Each HVAC unit associated with the retail spaces would generate a sound power level (SWL) that ranges between 76.0 dBA and

79.0 dBA, which would be equivalent to noise levels of 44.4 dBA Leq and 47.4 dBA Leq at a distance of 50 ft. Each HVAC unit associated with residential uses would generate a sound pressure level (SPL) ranging between 60.0 dBA Leq and 63.0 dBA Leq at a distance of 3.3 ft. At a distance of 50 ft, noise levels would range between 36.3 dBA Leq and 39.3 dBA Leq. The composite noise level of all 40 HVAC units would be 56.2 dBA at a distance of 50 ft. The composite HVAC noise calculations are provided in Attachment E.

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Packet Pg. 150 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 31 The 40 rooftop HVAC units would be shielded by the roofline and parapet, which would provide a minimum noise reduction of 8 dBA. Table Q summarizes the noise levels generated by the rooftop HVAC units at the adjacent land uses. As shown in Table Q, noise levels generated by the rooftop HVAC units would range from 37.6 to 49.1 dBA Leq. These noise levels would not exceed the City’s daytime and nighttime exterior noise standards of 65 dBA and 55 dBA for residential uses, respectively. In addition, these noise levels would not exceed the City’s daytime and nighttime exterior noise standard of 80 dBA and 70 dBA for commercial uses, respectively. Therefore, no noise impacts from on‐site HVAC equipment would occur, and no noise reduction measures are required.

Table Q: HVAC Noise Levels
Land Use Direction
Reference
Noise
Level1
(dBA Leq)
Reference
Distance
(ft)
HVAC
Equipment
to Property Line
Distance (ft)
Distance
Attenuation
(dBA)
Shielding2
(dBA)
Noise
Level
(dBA Leq)
Commercial North 56.2 50 85 4.6 8 43.6
Commercial East 56.2 50 50 0.0 8 48.2
Commercial South 56.2 50 45 ‐0.9 8 49.1
Residential West 56.2 50 170 10.6 8 37.6
Source: Compiled by LSA Associates, Inc. (2022). 1 The composite noise level of 40 HVAC units. The detailed composite noise level calculations are provided in. Attachment E 2 The roofline and high parapet would provide a minimum noise reduction of 8 dBA. dBA = A‐weighted decibels
ft = foot/feet
HVAC = heating, ventilation, and air conditioning
Leq = equivalent continuous sound level
Long‐Term Ground‐Borne Noise and Vibration
The proposed project would not generate vibration levels. In addition, vibration levels generated from project‐related traffic on the adjacent roadway (Bouquet Canyon Road) are unusual for on‐road vehicles because the rubber tires and suspension systems of on‐road vehicles provide vibration isolation. Therefore, no long‐term vibration impacts from long‐term operations of the project would occur, and no vibration reduction measures are required.

STANDARD CONDITIONS AND REGULATORY COMPLIANCE
Short‐Term Construction Noise Impacts
The following measures would further minimize construction noise:
 The construction contractor shall limit construction activities to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday and between the hours of 8:00 a.m. and 6:00 p.m. on Saturday. No work shall be performed outside of these hours or on Sundays, New Year’s Day, Independence Day, Thanksgiving, Christmas, Memorial Day, and Labor Day.  During all project site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.
 The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction‐related noise sources and most noise‐sensitive receptors nearest the project site during all project construction.

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Packet Pg. 151 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) 10/9/23 «P:\HAV2001\Noise\Product\Noise Memo_20231009.docx» 32  The construction contractor shall place all stationary construction equipment so that the emitted noise is directed away from the sensitive receptors nearest the project site.

Traffic Noise Impacts
The following measure is required to comply with Policy N3.1.9 in the Noise Element of the General Plan:
 Notification shall be provided to all potential buyers or renters of the residential dwelling units of noise sources in the area, new noise sources that may occur in the future, commercial uses that may generate noise in excess of levels for residential uses, commercial uses may change over time, and noise levels and frequency of noise events may change along with the change in commercial use.

REDUCTION MEASURES
Short‐Term Construction Noise Impacts
No noise reduction measures are required.

Short‐Term Construction Vibration Impacts
No vibration reduction measures are required.

Aircraft Noise Impacts
No noise reduction measures are required.

Traffic Noise Impacts
The following on‐site noise reduction measures would be required for the proposed project.  All residential dwelling units and the rooftop terrace shall have a balcony barrier or rooftop terrace barrier with a minimum height of 6 ft.
 The exterior wall assembly shall meet or exceed the assumptions above.  All windows and glass doors in the living rooms of the corner units on the east side of the project site facing Bouquet Canyon Road shall have a minimum STC rating of 31.  All windows and glass doors in other habitable rooms (i.e., bedrooms and living rooms) shall have a minimum STC rating of 28.

Long‐Term Stationary Noise Impacts
No noise reduction measures are required.

Long‐Term Vibration Impacts
No vibration reduction measures are required.

Attachments: A – References
B – FHWA Traffic Noise Model Printouts
C – Detailed Exterior Noise Calculations
D – INSUL Printouts
E – Composite HVAC Noise Calculations

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Packet Pg. 152 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

NOISE AND VIBRATION I MPACT A NALYSIS
A UGUST 2023

P ROMENADE F LATS P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Noise\Product\Noise Memo_20231009.docx «10/09/23»

ATTACHMENT A

REFERENCES
City of Santa Clarita. 2011a. General Plan, Circulation Element. June. Website: https://www.code publishing.com/CA/SantaClarita/html/SantaClaritaGP/4%20‐%20Circulation%20Element.pdf (accessed August 2023).
_____. 2011b. General Plan, Noise Element. June. Website: https://www.codepublishing.com/ CA/SantaClarita/html/SantaClaritaGP/5%20‐%20Noise%20Element.pdf (accessed August 2023).
_____. 2013. City of Santa Clarita Traffic Flow Map. April. Website: https://www.santa‐clarita.com/ home/showpublisheddocument?id=7621 (accessed May 2022). _____. 2023. Municipal Code. April 25.

Federal Highway Administration (FHWA). 1977. Highway Traffic Noise Prediction Model, FHWA‐RD‐77‐108.
_____. 2006. Highway Construction Noise Handbook. Roadway Construction Noise Model, FHWA‐HEP‐06‐015. DOT‐VNTSC‐FHWA‐06‐02. NTIS No. PB2006‐109012. August.

Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment Manual.

FTA Report No. 0123. September. Website: https://www.transit.dot.gov/sites/fta.dot.gov/ files/docs/research‐innovation/118131/transit‐noise‐and‐vibration‐impact‐assessment‐ manual‐fta‐report‐no‐0123_0.pdf (accessed August 2023).

Harris, Cyril M., editor. 1991. Handbook of Acoustical Measurements and Noise Control, Third Edition.

Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual. 11th ed.

Los Angeles County Airport Land Use Commission (ALUC). 2004. Los Angeles County Airport Land Use Plan. December 1.

United States Environmental Protection Agency (EPA). 1978. Protective Noise Levels, Condensed Version of EPA Levels Document. EPA 550/9‐79‐100. November.

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Packet Pg. 153 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

NOISE AND VIBRATION I MPACT A NALYSIS
A UGUST 2023

P ROMENADE F LATS P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Noise\Product\Noise Memo_20231009.docx «10/09/23»

ATTACHMENT B

FHWA TRAFFIC NOISE MODEL PRINTOUTS

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Packet Pg. 154 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) TABLE Existing-01

FHWA ROADWAY NOISE LEVEL ANALYSIS
RUN DATE: 05/28/2021
ROADWAY SEGMENT: Bouquet Canyon Road
NOTES: Santa Clarita Plaza - Existing
______________________________________________________________________ * * ASSUMPTIONS * *
AVERAGE DAILY TRAFFIC: 37650 SPEED (MPH): 45 GRADE: .5

TRAFFIC DISTRIBUTION PERCENTAGES

DAY EVENING NIGHT
--- ------- -----
AUTOS

75.51 12.57 9.34

M-TRUCKS

1.56 0.09 0.19

H-TRUCKS

0.64 0.02 0.08
ACTIVE HALF-WIDTH (FT): 28 SITE CHARACTERISTICS: HARD
______________________________________________________________________ * * CALCULATED NOISE LEVELS * *
CNEL AT 50 FT FROM NEAR TRAVEL LANE CENTERLINE (dB) = 71.73

DISTANCE (FEET) FROM ROADWAY CENTERLINE TO CNEL
70 CNEL 65 CNEL 60 CNEL 55 CNEL
------- ------- ------- -------
112.0 343.9 1084.3 3427.5
______________________________________________________________________

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Packet Pg. 155 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) TABLE Future-01

FHWA ROADWAY NOISE LEVEL ANALYSIS
RUN DATE: 05/28/2021
ROADWAY SEGMENT: Bouquet Canyon Road
NOTES: Santa Clarita Plaza - Future
______________________________________________________________________ * * ASSUMPTIONS * *
AVERAGE DAILY TRAFFIC: 45000 SPEED (MPH): 45 GRADE: .5

TRAFFIC DISTRIBUTION PERCENTAGES

DAY EVENING NIGHT
--- ------- -----
AUTOS

75.51 12.57 9.34

M-TRUCKS

1.56 0.09 0.19

H-TRUCKS

DISTANCE (FEET) FROM ROADWAY CENTERLINE TO CNEL
70 CNEL 65 CNEL 60 CNEL 55 CNEL
------- ------- ------- -------
132.6 410.7 1295.8 4096.5
______________________________________________________________________

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Packet Pg. 156 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

NOISE AND VIBRATION I MPACT A NALYSIS
A UGUST 2023

P ROMENADE F LATS P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Noise\Product\Noise Memo_20231009.docx «10/09/23»

ATTACHMENT C

DETAILED EXTERIOR NOISE CALCULATIONS

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Packet Pg. 157 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Reference
Noise Level
(dBA CNEL)
Reference
Distance (ft)
Roadway
Centerline to
Receptor
Distance (ft)
Shielding
(dBA)
Noise Level
(dBA CNEL)
Reference
Noise Level
(dBA CNEL)
Reference
Distance (ft)
Rail
Centerline to
Receptor
Distance (ft)
Shielding
(dBA)
Noise Level
(dBA CNEL)
R‐1 65 344 222 5 63 64.2 50 311 6 46 63R‐2 65 344 386 3 61 64.2 50 476 4 46 61 Table C‐1: Existing Ground Floor Exterior Noise Levels (Calibration) Source: Compiled by LSA Associates, Inc. (2021).CNEL = Community Noise Equivalent Level dBA = A‐weighted decibels
ft = foot/feet
Receptor No.

Bouquet Canyon Road Metrolink
Composite
Noise Level
(dBA CNEL)

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Packet Pg. 158
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Reference
Noise Level
(dBA CNEL)
Reference
Distance (ft)
Roadway
Centerline to
Receptor
Distance (ft)
Shielding
(dBA)
Noise Level
with
Shielding
(dBA CNEL)
Reference
Noise Level
(dBA CNEL)
Reference
Distance (ft)
Rail
Centerline to
Receptor
Distance (ft)
Shielding
(dBA)
Noise Level
with
Shielding
(dBA CNEL)
R‐1 65 344 222 0 68 64.2 50 311 0 52 68R‐2 65 344 386 0 64 64.2 50 476 0 50 64 Table C‐2: Existing Upper Floor Exterior Noise Levels
ft = foot/feet
Receptor No.

Composite
Noise Level
(dBA CNEL)
Source: Compiled by LSA Associates, Inc. (2021).CNEL = Community Noise Equivalent Level dBA = A‐weighted decibels
Bouquet Canyon Road Metrolink

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Packet Pg. 159
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Reference
Noise Level
(dBA CNEL)
Reference
Distance (ft)
Roadway
Centerline to
Receptor
Distance (ft)
Shielding
(dBA)
Noise Level
with
Shielding
(dBA CNEL)
Reference
Noise Level
(dBA CNEL)
Reference
Distance (ft)
Rail
Centerline to
Receptor
Distance (ft)
Shielding
(dBA)
Noise Level
with
Shielding
(dBA CNEL)
R‐1 65 411 222 0 69 64.2 50 311 0 52 69R‐2 65 411 386 0 65 64.2 50 476 0 50 65 Table C‐3: Future Upper Floor Exterior Noise Levels
Note: The Predicted Future Noise Level was calculated by adding the Future Increase in Noise Level (Future Modeled Noise Level minus Existing Modeled Noise Level) to CNEL = Community Noise Equivalent Level
dBA = A‐weighted decibels
ft = foot/feet
Receptor No.

Composite
Noise Level
(dBA CNEL)
Bouquet Canyon Road Metrolink
Source: Compiled by LSA Associates, Inc. (2021).

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Packet Pg. 160
Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats

NOISE AND VIBRATION I MPACT A NALYSIS
A UGUST 2023

P ROMENADE F LATS P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Noise\Product\Noise Memo_20231009.docx «10/09/23»

ATTACHMENT D

INSUL MODEL RESULTS PRINTOUTS

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Packet Pg. 161 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

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Packet Pg. 162 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

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Packet Pg. 163 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

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Packet Pg. 164 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

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Packet Pg. 165 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project)

NOISE AND VIBRATION I MPACT A NALYSIS
A UGUST 2023

P ROMENADE F LATS P ROJECT

S ANTA CLARITA , C ALIFORNIA
P:\HAV2001\Noise\Product\Noise Memo_20231009.docx «10/09/23»

ATTACHMENT E

COMPOSITE HVAC NOISE CALCULATIONS

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Packet Pg. 166 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) Area
Served Unit Space
Model
No. Capacity
Sound Power
Level (SWL)
Sound Pressure
Level (SPL dBA)
SPL
Reference
Distance (ft)
Noise Level
at 50 ft
(dBA) Energy
1‐1 Tenant #101 36 77 45.4 50 45.4 34673.7
1‐2 Tenant #102 36 77 45.4 50 45.4 34673.7
1‐3 Tenant #103 24 76 44.4 50 44.4 27542.3
1‐4 Tenant #104 36 77 45.4 50 45.4 34673.7
1‐5 Tenant #105 36 77 45.4 50 45.4 34673.7
1‐6 Tenant #106 48 79 47.4 50 47.4 54954.1
1‐7 Tenant #107 36 77 45.4 50 45.4 34673.7
2‐1 Unit #1 24 n/a 60 3.28 36.3 4265.8
2‐2 Unit #2 24 n/a 60 3.28 36.3 4265.8
2‐3 Unit #3 24 n/a 60 3.28 36.3 4265.8
2‐4 Unit #4 24 n/a 60 3.28 36.3 4265.8
2‐5 Unit #5 38MBRQ 36 n/a 63 3.28 39.3 8511.4
2‐6 Unit #6 24 n/a 60 3.28 36.3 4265.8
2‐7 Unit #7 24 n/a 60 3.28 36.3 4265.8
2‐8 Unit #8 24 n/a 60 3.28 36.3 4265.8
2‐9 Unit #9 24 n/a 60 3.28 36.3 4265.8
2‐10 Unit #10 38MBRQ 36 n/a 63 3.28 39.3 8511.4
3‐1 Unit #11 24 n/a 60 3.28 36.3 4265.8
3‐2 Unit #12 24 n/a 60 3.28 36.3 4265.8
3‐3 Unit #13 24 n/a 60 3.28 36.3 4265.8
3‐4 Unit #14 24 n/a 60 3.28 36.3 4265.8
3‐5 Unit #15 38MBRQ 36 n/a 63 3.28 39.3 8511.4
3‐6 Unit #16 24 n/a 60 3.28 36.3 4265.8
3‐7 Unit #17 24 n/a 60 3.28 36.3 4265.8
3‐8 Unit #18 24 n/a 60 3.28 36.3 4265.8
3‐9 Unit #19 24 n/a 60 3.28 36.3 4265.8
3‐10 Unit #20 38MBRQ 36 n/a 63 3.28 39.3 8511.4
4‐1 Unit #21 24 n/a 60 3.28 36.3 4265.8
4‐2 Unit #22 24 n/a 60 3.28 36.3 4265.8
4‐3 Unit #23 24 n/a 60 3.28 36.3 4265.8
4‐4 Unit #24 24 n/a 60 3.28 36.3 4265.8
4‐5 Unit #25 24 n/a 60 3.28 36.3 4265.8
4‐6 Unit #26 24 n/a 60 3.28 36.3 4265.8
4‐7 Unit #27 24 n/a 60 3.28 36.3 4265.8
4‐8 Unit #28 24 n/a 60 3.28 36.3 4265.8
4‐9 Unit #29 24 n/a 60 3.28 36.3 4265.8
4‐10 Unit #30 24 n/a 60 3.28 36.3 4265.8
4‐11 Gym Room 24 n/a 60 3.28 36.3 4265.8
4‐12 Rec Room 24 n/a 60 3.28 36.3 4265.8
4‐13 Lobby? 24 n/a 60 3.28 36.3 4265.8
Combined Leq at 50 ft 56.2
HVAC Equipment and Noise Level Calculations
Retail
Residential
25HCE4
38MAQB
38MAQB
38MAQB
38MAQB
38MAQB

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Packet Pg. 167 Attachment: CEQA Notice of Exemption (Appeal of the Hearing Officer Approval of the Promenade Flats Mixed Use Project) November 16, 2023
Santa Clarita Plaza Apartments Project for a Categorical Exemption as a Class 32 In-Fill Development (Envicom Project No. 2021-053-01)

Page 17 ends

Santa Clarita City CouncilOctober 22, 2024

Santa Clarita City Council
October 22, 2024