Santa Clarita City Council
May 13, 2025

CITY OF SANTA CLARITA

CITY COUNCIL

REGULAR MEETING
Tuesday, May 13, 2025
6:00 PM
City Council Chambers
23920 Valencia Blvd.

Santa Clarita, CA 91355
AGENDA
Joint Meeting with
Board of Library Trustees
How to Address the City Council
Pursuant to Government Code section 54954.3 members of the public are afforded the opportunities to address the City Council. You may address the Council once per meeting during Public Participation on any matter within the Council's jurisdiction that is not listed on the agenda. Public Participation speaker's cards must be submitted to the City Clerk BEFORE this portion of the meeting begins. To address the Council regarding an item on the agenda, please fill out a speaker's card and submit it to the City Clerk BEFORE the Mayor announces the item.

Each person addressing the Council is given three minutes to speak (with double the time allotted to non-English speakers using a translator) indicated by a colored light system on the Council dais. If you wish to provide information to the Council, please present the City Clerk with 10 copies. Otherwise, your materials will simply be added to the official record. Please note use of City Council Chamber technology equipment to present electronic material during meetings is not allowed.
______________________________________________________________________________ In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office, (661) 255-4391. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. (28CFR 35.102-35.104 ADA Title II) Pursuant to Government Code 54957.5 any writings or documents distributed to a majority of the members of the City Council regarding any open session item on this agenda will be made available for public inspection in the City Clerk’s Office located at 23920 Valencia Boulevard, Suite 120, during normal business hours. View public meeting agendas here, inclusive of all attachments and reading file material.
______________________________________________________________________________

INVOCATION
Weste

CALL TO ORDER

ROLL CALL

FLAG SALUTE

EXECUTIVE MEETING
This time has been set aside for Councilmembers to review the agenda and obtain any further information that may be needed. Council will also discuss each individual item during the course of the meeting with the exception of the Consent Calendar, which may be approved in its entirety by one motion, unless there is a request to pull an item for discussion. No action will be taken on public agenda items during the Executive Meeting.

AWARDS AND RECOGNITIONS
Mental Health Awareness Month Proclamation

PUBLIC PARTICIPATION
This time has been set aside for the public to address the City Council on items NOT listed on the agenda. The City Council will not act upon these items at this meeting other than to review and/or provide direction to staff. All speakers must submit a speaker’s card to the City Clerk PRIOR to the beginning of this portion of the meeting. Thirty minutes are allotted for public input at this time. The FIRST TEN people to submit a speaker card prior to the beginning of Public Participation will be heard.

STAFF COMMENTS

COMMITTEE REPORTS/COUNCILMEMBER COMMENTS

PUBLIC HEARINGS

1. NEWHALL MIXED USE (MASTER CASE 24-134) - CONTINUED - Public Hearing regarding a request for a new five-story mixed-use building with 78 units and approximately 5,200 square-feet of commercial on the corner of Main Street, Market Street, and Railroad Avenue.

RECOMMENDED ACTION:

City Council:

1. Continue the public hearing.

2. Determine that the project is exempt from additional review under the California Environmental Quality Act as the project was contemplated and will comply with all mitigation measures established under the Old Town Newhall Specific Plan Final Environmental Impact Report.

3. Adopt a resolution approving Master Case 24-134 (Conditional Use Permit 24-007, Minor Use Permit 24-015, Adjustment Permit 24-005, Architectural Design Review 24-017, and Development Review 24-012) for the construction of a new five-story, mixed-use building and demolition and delisting of the Masonic Lodge/Courthouse building at the corner of Main Street, Market Street, and Railroad Avenue, subject to the attached Conditions of Approval (Exhibit A).

2. 2025 MUNICIPAL CODE UPDATES - FIRST READING - Public Hearing regarding proposed amendments to the Santa Clarita Municipal Code, Old Town Newhall Specific Plan, the Lyons Corridor Plan, and the Soledad Canyon Road Corridor Plan for 2025.

RECOMMENDED ACTION:

City Council:

1. Conduct a public hearing.

2. Determine that the project is exempt from environmental review pursuant to California Environmental Quality Act under CEQA Guidelines Section 15061(b)(3), the common-sense exemption.

3. Introduce and pass to second reading an ordinance entitled: “AN ORDINANCE OF

THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 24-112, CONSISTING OF UNIFIED
DEVELOPMENT CODE 24-001 (UDC24-001) AND SPECIFIC PLAN
AMENDMENT 24-001 (SP24-001), AMENDING THE SANTA CLARITA

MUNICIPAL CODE, OLD TOWN NEWHALL SPECIFIC PLAN, LYONS

CORRIDOR PLAN, AND SOLEDAD CANYON ROAD CORRIDOR PLAN AS SHOWN IN EXHIBITS A-H,” waive reading of the text and consent to read by title only, as listed on the agenda.

3. ADJUST CONSOLIDATED FIRE PROTECTION DISTRICT DEVELOPER FEES - Public Hearing regarding the Consolidated Fire Protection District developer fees pay for the cost of fire stations, related fire protection improvements, and fire apparatuses. The resolution would adjust developer fees by $0.0534 per square foot for fire protection facilities in keeping with the latest Los Angeles County Development Fee Schedule adopted by the Los Angeles County Board of Supervisors and required under the Developer Fee Detailed Fire Station Plan.

RECOMMENDED ACTION:

City Council:

1. Conduct a public hearing.

2. Adopt a resolution to adjust the Consolidated Fire Protection District developer fee from $1.6176 per square foot to $1.6710 per square foot in accordance with the Developer Fee Agreement between the City of Santa Clarita and the Consolidated Fire Protection District of Los Angeles County.

4. METROWALK SPECIFIC PLAN AMENDMENT (MASTER CASE 24-230) - The applicant, BluMax Santa Clarita, LLC requested amendments to the MetroWalk Specific Plan.

RECOMMENDED ACTION:

City Council continue the item to their regularly scheduled meeting for May 27, 2025.

NEW BUSINESS

5. FIRST RESPONDER TRIBUTE PROJECT - City Council to receive a presentation sharing the proposed location and approach to honor Santa Clarita's first responders.

RECOMMENDED ACTION:

City Council review and discuss the proposed concept for the First Responder Tribute Project, and provide direction to staff.

CONSENT CALENDAR
All matters listed under the Consent Calendar are considered routine and will be enacted by one motion by the City Council. The items are not individually discussed by the City Council unless a request is made by a member of the public or the Council, in which case, the item(s) will be removed from the Consent Calendar and will be considered separately.

6. APPROVAL OF SPECIAL MEETING MINUTES – The minutes of the City Council are submitted for approval.

RECOMMENDED ACTION:

City Council approve the minutes of the April 22, 2025 Special Meeting.

7. APPROVAL OF REGULAR MEETING MINUTES – The minutes of the City Council are submitted for approval.

RECOMMENDED ACTION:

City Council approve the minutes of the April 22, 2025 Regular Meeting.

8. CHECK REGISTER NOS. 09 AND 10 - Check Register No. 09 for Period 03/21/25 through 04/03/25 and 04/10/25. Electronic Funds Transfers for the Period 03/24/25 through 04/04/25. Check Register No. 10 for Period 04/04/25 through 04/17/25 and 04/24/25. Electronic Funds Transfers for the Period 04/07/25 through 04/18/25.

RECOMMENDED ACTION:

City Council approve and ratify for payment the demands presented in Check Register No. 09 and Check Register No. 10.

9. LIT FIBER TRANSPORT SERVICE AGREEMENT FOR THE MASTER'S UNIVERSITY - City Council consider approving a three-year contract allowing the City to utilize its fiber optic network and connection to Downtown Los Angeles to provide lit transport service to The Master's University.

RECOMMENDED ACTION:

City Council:

1. Approve a three-year agreement, with two one-year renewal options, that will allow the City to provide lit transport service to The Master’s University.

2. Authorize an increase of $10,000 in Fiscal Year 2024-25 to revenue account 100- 431111 Dark Fiber Lease.

3. Authorize an increase of $9,000 annually in Fiscal Year 2025-26 through Fiscal Year 2027-28 to revenue account 100-431111 Dark Fiber Lease.

4. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

10. MICROSOFT ENTERPRISE LICENSE AGREEMENT - The City of Santa Clarita utilizes Microsoft software to operate desktop computers, servers, databases, applications, and email. This item makes a recommendation that the City Council consider approving the use of a piggyback agreement to execute a three-year Microsoft Enterprise Agreement to keep the City's critical software infrastructure properly licensed and supported.

RECOMMENDED ACTION:

City Council:

1. Approve the use of a “piggyback” agreement using Riverside County Master Agreement #ITARC-00934 with Dell Inc. to enter into a three-year contract for the continued use of Microsoft products in the amount of $179,923, and authorize a ten percent contingency in the amount of $17,992 for potential new licenses, for a total contract amount not to exceed $197,915.

2. Appropriate funds from the General Fund (Fund 100) to Expenditure Account 1002200-516101 in the annual ongoing amount of $18,000 beginning in Fiscal Year 2025-26, contingent upon the appropriation of funds in the annual budget for such fiscal years.

3. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

11. CONTRACT FOR VIRTUALIZATION SOFTWARE AND SUPPORT - City Council consider the approval of utilizing a "piggyback" agreement authorizing the City to contract with CDW-G for VMware software and support services for three years.

RECOMMENDED ACTION:

City Council:

1. Approve the use of a “piggyback” agreement using Sourcewell contract # 121923- CDW with CDW Government, LLC for a total three-year contract amount not to exceed $136,000 for VMware software and support services.

2. Authorize the City Manager or designee to execute all documents, subject to City Attorney approval.

12. HYDROPOINT DATA SYSTEMS LMD SUBSCRIPTION AGREEMENT
RENEWAL - Council consider the renewal of subscriptions and warranties for Landscape Maintenance District irrigation controllers.

RECOMMENDED ACTION:

City Council:

1. Award a seven-year service agreement to HydroPoint Data Systems, Inc., in an amount not to exceed $2,294,349 for wireless, data management, and warranty services to support the existing weather-based irrigation controller system.

2. Appropriate funds in the amount of $1,897,548 from the Landscape Maintenance District Fund Balance (Fund 357), $381,361 from Areawide Fund Balance (Fund 367), and $15,440 from Transit Fund Balance (Fund 700), for a total of $2,294,349, to the operational accounts identified in Attachment 1, effective July 1, 2025.

3. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

13. RESOLUTIONS INITIATING THE ANNUAL LEVY OF SPECIAL DISTRICTS FOR FISCAL YEAR 2025-26 - City Council consider this required procedural matter providing the adoption of resolutions initiating proceedings for the Annual Levy of Special Districts for Fiscal Year 2025-26.

RECOMMENDED ACTION:

City Council adopt resolutions initiating proceedings for the levy and collection of assessments for Fiscal Year 2025-26 for the Landscape and Lighting District, Drainage Benefit Assessment Areas, the Golden Valley Ranch Open Space Maintenance District, and the Open Space Preservation District.

14. RESOLUTION TO INCORPORATE SENATE BILL 1, ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017, LOCAL STREETS AND ROADS, ROAD

MAINTENANCE AND REHABILITATION FUNDS INTO THE CAPITAL
IMPROVEMENT PROGRAM - City Council consider Senate Bill 1, Road Repair and Accountability Act of 2017, Local Streets and Roads, Road Maintenance and Rehabilitation Account funds requiring the City of Santa Clarita to identify project(s) using these funds through the adoption of a resolution at a regular public meeting.

RECOMMENDED ACTION:

City Council:

1. Adopt a resolution declaring the incorporation of a list of projects proposed to be funded by Senate Bill 1, Road Repair and Accountability Act of 2017, Local Streets and Roads, Road Maintenance and Rehabilitation for Fiscal Year 2025-26 into the Capital Improvement Program.

2. Authorize the City Manager or designee to execute all documents, subject to City Attorney approval.

15. TAX-SHARING RESOLUTIONS FOR SANITATION DISTRICT, ANNEXATION NOS. 1139 AND 1141 - The Santa Clarita Valley Sanitation District provides wastewater treatment services within the District's service area. To provide wastewater treatment service to properties located outside the District's service area, the boundary must be expanded through the annexation process. The District has requested the City Council consider adopting resolutions for two annexations.

RECOMMENDED ACTION:

City Council:

1. Adopt the Santa Clarita Valley Sanitation District's resolutions approving and accepting the negotiated exchange of property tax revenues resulting from Santa Clarita Valley Sanitation District Annexation Nos. 1139 and 1141.

2. Authorize the City Manager or designee to execute all documents, subject to City Attorney approval.

16. PARKS MAINTENANCE YARD IMPROVEMENTS, PROJECT P4028 - DESIGN CONTRACT - This item considers awarding a design contract to provide construction documents for the Parks Maintenance Yard Improvements project. The improvements include a new maintenance building, additional staff parking area, and enhanced vehicular and pedestrian circulation. This project will also incorporate maintenance facilities, vehicle and equipment storage, and technology upgrades.

RECOMMENDED ACTION:

City Council:

1. Extend the current design contract and authorize an increased expenditure authority for design services with Psomas, in the amount of $1,007,695 and authorize a contingency in the amount of $100,770, for a total additional contract amount not to exceed $1,108,465.

2. Authorize the City Manager or designee to execute all documents, subject to City Attorney approval.

17. 2025 ON-CALL ENVIRONMENTAL PLANNING SERVICES CONTRACTS - City Council consider awarding contracts to qualified vendors to provide as-needed California Environmental Quality Act services to the City of Santa Clarita.

RECOMMENDED ACTION:

City Council:

1. Award three-year contracts to Chambers Group, Inc.; Dudek; EcoTierra Consulting; HELIX Environmental Planning, Inc.; Kimley-Horn; Michael Baker International, Inc.; PlaceWorks, Inc.; and SWCA Environmental Consultants to provide on-call

California Environmental Quality Act services, for a combined total contract amount not to exceed $1,500,000.

2. Authorize the City Manager or designee to execute up to two additional one-year renewal options, for a total contract amount not to exceed $500,000 between all contactors per year.

3. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

18. OBJECTIVE DESIGN STANDARDS CONTRACT - This item considers awarding a two-year contract to RRM Design Group to create objective design and development standards for multifamily and mixed-use residential projects in the City of Santa Clarita.

RECOMMENDED ACTION:

City Council:

1. Award a two-year contract to RRM Design Group to create objective design and development standards for multifamily and mixed-use residential projects for a total contract amount not to exceed $250,000.

2. Appropriate funds in the amount of $250,000 to Miscellaneous Grant Fund (Fund 259) Planning Grant expenditure account 2593110-516101 and increase Miscellaneous Grant Fund (Fund 259) revenue account 259-462101 by $250,000.

3. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

19. OCCUPATIONAL HEALTH SERVICES CONTRACT - This item considers awarding contracts for outsourcing occupational health services.

RECOMMENDED ACTION:

City Council:

1. Award a one-year contract to Concentra Medical Centers and AFC Urgent Care of Santa Clarita to provide occupational health services for a combined annual amount not to exceed $76,186.

2. Authorize the City Manager or designee to execute up to three additional one-year renewal options beginning in year two, not to exceed the annual contract amount, plus an adjustment in compensation consistent with the appropriate Consumer Price Index, upon request of the contractor, and contingent upon the appropriation of funds by the City Council in the annual budget for such fiscal year.

3. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

20. LICENSE AGREEMENT WITH VERIZON WIRELESS FOR THE

INSTALLATION AND OPERATION OF CELLULAR COMMUNICATIONS
IMPROVEMENT EQUIPMENT ON CITY-OWNED PROPERTY - The item considers the authorization to execute an agreement with Verizon Wireless for the purpose of installing and operating cellular improvement equipment on City-owned property.

RECOMMENDED ACTION:

City Council:

1. Approve a License Agreement with Verizon Wireless for the installation of cellular communications equipment on City-owned property, Assessor’s Parcel Number 2811-067-906.

2. Increase revenue account 100-401204 by $5,000 for Fiscal Year 2024-25 with an ongoing increase of $30,000 beginning in Fiscal Year 2025-26, subject to a Consumer Price Index adjustment on the anniversary of the commencement of the License Agreement.

3. Authorize the City Manager or designee to execute all contracts and associated documents, subject to City Attorney approval.

21. AGREEMENT FOR THE PURCHASE AND DELIVERY OF RENEWABLE DIESEL FUEL - City Council consider use of a Sourcewell Cooperative Agreement with TACenergy, LLC, for the purchase and delivery of renewable green diesel fuel.

RECOMMENDED ACTION:

City Council:

1. Approve the use of a cooperative agreement through Sourcewell contract #121-522- TAC through February 10, 2027, for the purchase and delivery of renewable green diesel fuel from TACenergy, LLC, for a total contract amount not to exceed $350,000.

2. Authorize the City Manager or designee to execute a one-year extension, contingent upon renewal of contract #121-522-TAC by Sourcewell, in an amount not-to-exceed $225,000.

3. Authorize the City Manager or designee to execute all contracts and associated documents, or modify the award in the event issues of impossibility of performance arise, subject to City Attorney approval.

PUBLIC PARTICIPATION
This time has been set aside for any speakers that have turned in speaker cards and were not heard in the first thirty minutes allotted to address the City Council on items that are NOT on the agenda. Speaker cards may not be submitted relating to any items listed on the agenda.

STAFF COMMENTS

ADJOURNMENT
In memory of Kathryn L. Fay

FUTURE MEETINGS
The next regular meeting of the City Council will be held May 27, 2025, at 6:00 PM in the Council Chambers, 1st floor of City Hall, 23920 Valencia Blvd., Santa Clarita, CA.

CERTIFICATION
On May 8, 2025, I, Mary Cusick, do hereby certify that I am the duly appointed and qualified City Clerk for the City of Santa Clarita and that the foregoing agenda was posted at City Hall. _____________________________
Mary Cusick
City Clerk
Santa Clarita, California

PROCLAMATION
Mental Health Awareness Month
May 2025
WHEREAS, mental health is essential to the overall well-being of individuals, families, and communities, and it is crucial to recognize the importance of early intervention, access to care, and reducing stigma associated with mental health challenges; and WHEREAS, Mental Health Awareness Month serves as a vital opportunity to educate the public, encourage open conversations, and advocate for continued support and resources for mental health services; and
WHEREAS, the mental health and well-being of our children, youth, and families is directly tied to the strength and resilience of our community, and investing in accessible, high-quality mental health care leads to safer schools, stronger families, and a healthier Santa Clarita Valley; and WHEREAS, the Child & Family Center has been the cornerstone of the Santa Clarita Valley since 1976, providing comprehensive mental health services, crisis intervention, and supportive resources to children, youth, and families facing emotional and behavioral health challenges; and WHEREAS, the Child & Family Center is committed to breaking down barriers to mental health care, fostering hope, and ensuring that no one in our community has to struggle alone.

NOW, THEREFORE, the City of Santa Clarita does hereby proclaim May 2025, as Mental Health Awareness Month.

Signed this 13th day of May, 2025.

William A. Miranda, Mayor
Santa Clarita, California
a
Packet Pg. 11
Attachment: Mental Health Awareness Month Proclamation 2025 (Mental Health Awareness Month Proclamation)

Agenda Item: 1

CITY OF SANTA CLARITA

AGENDA REPORT

PUBLIC HEARINGS
CITY MANAGER APPROVAL:

DATE: May 13, 2025
SUBJECT: NEWHALL MIXED USE (MASTER CASE 24-134) - CONTINUED DEPARTMENT: Community Development
PRESENTER: Erika Iverson

RECOMMENDED ACTION
City Council:

1. Continue the public hearing.

2. Determine that the project is exempt from additional review under the California Environmental Quality Act as the project was contemplated and will comply with all mitigation measures established under the Old Town Newhall Specific Plan Final Environmental Impact Report.

3. Adopt a resolution approving Master Case 24-134 (Conditional Use Permit 24-007, Minor Use Permit 24-015, Adjustment Permit 24-005, Architectural Design Review 24-017, and Development Review 24-012) for the construction of a new five-story, mixed-use building and demolition and delisting of the Masonic Lodge/Courthouse building at the corner of Main Street, Market Street, and Railroad Avenue, subject to the attached Conditions of Approval (Exhibit A).

BACKGROUND
Request
The proposed project is a request by Serrano Development Group, for a Conditional Use Permit (CUP), Minor Use Permit (MUP), Adjustment Permit (ADJ), Architectural Design Review (ADR), and Development Review (DR) for the redevelopment of the project site into a new fivestory, mixed-use project and demolition of the Masonic Lodge/Courthouse building located at 24300, 24308, 24316 Main Street and 22505 Market Street (Assessor’s Parcel Numbers 2831- 012-022 through -026), within the Arts & Entertainment (AE) zone of the Old Town Newhall Specific Plan (OTNSP).
1 Packet Pg. 12

Planning Commission Hearing
On March 18, 2025, a public hearing was held before the Planning Commission. After receiving the staff presentation, testimony from the applicant and members of the public, the Planning Commission approved a resolution recommending the City Council approve the project with additional conditions of approval. A copy of the Planning Commission staff report is available in the City Clerk’s Reading File.

City Council Hearing
On April 22, 2025, the City Council held a public hearing during which it received the staff presentation, opened the public hearing, and received comments from the applicant and members of the public. Public comments in support of the project generally expressed support for housing and commercial development in Old Town Newhall. Public comments of concern on the project included concerns regarding parking, potential construction noise impacts to the neighboring KHTS Radio Station building, and the demolition of the Masonic Lodge/Courthouse building.

Following deliberation, the City Council voted to continue the item to May 13, 2025, with the comment portion of the public hearing remaining open. The City Council expressed that additional time was needed for the applicant to reach an agreement with the owners of the neighboring KHTS Radio Station, and that additional time was needed to review documentation that was provided by the applicant on April 22, the day of the meeting, which included:

1. A feasibility analysis and cost estimate, prepared by Pacific Empire Builders, for the relocation of the historically designated Masonic Lodge/Courthouse.

2. A technical memorandum, prepared by Westside Acoustics, regarding construction noise.

The City Council also asked the applicant to work with the Council on additional architectural refinements, and to ensure that the Railroad Avenue building elevation be designed to ensure traffic safety.

Applicant Letter of April 28, 2025
Following the City Council hearing, the applicant has continued discussion with the neighboring KHTS Radio Station to address the concerns. As a result of the discussions, the applicant has submitted an alternative proposal for a monetary contribution to the City to address the demolition of the Masonic Lodge/Courthouse building. Their original proposal was a contribution to the City of Santa Clarita (City) of $750,000 for future historic preservation efforts. As outlined in the attached applicant letter dated April 28, 2025, their alternative proposal is a contribution to the City of $300,000 for future historic preservation efforts, as they work with KHTS to address construction noise impacts.

The staff recommendation continues to be the proposal as originally presented, with a contribution in the amount of $750,000 to the City for future historic preservation efforts, which is the recommendation made by the Planning Commission. If the City Council decides to accept 1 Packet Pg. 13

the revised proposal by the applicant, the Council should direct staff to modify the applicable draft Condition of Approval (PL 7) and include the revised contribution amount in a motion to approve the project.

Separately, the property owner of the Masonic Lodge/Courthouse building received a $22,440 grant (Grant) from the City for building maintenance in 2015. The grant funds would be required to be repaid to the City’s General Fund if the building were to be demolished. If approved, the applicant’s contribution would include repayment of the grant.

Applicant Letter of May 7, 2025
The applicant submitted a second letter, requesting and offering their consent to the addition of a Condition of Approval that would place limitations on the hours of construction for drilling soldier piles and placing garage shoring, such that these activities would not occur within 20 feet of the KHTS Radio Station property line between the hours of 7:00 a.m. and 8:00 a.m., as outlined the attached applicant letter dated May 7, 2025.

If the Council decides to incorporate this as a Condition of Approval, the Council should direct staff to include the additional condition in a motion to approve the project.

Pacific Empire Builders - Historic Building Relocation Feasibility Assessment A feasibility assessment by Pacific Empire Builders for the potential relocation of the Masonic Lodge/Courthouse building was submitted by the applicant and is provided as an attachment to the agenda report. The scope of the assessment covers a potential relocation route and the technical components associated with demolition, separation, transport, site preparations, and reassembly of the historic building. In their assessment, Pacific Empire Builders outlines an estimated cost of $2.98 million to $4.04 million for relocation efforts of the Masonic Lodge/Courthouse building and recommends against relocation efforts for reasons of engineering difficulty, public infrastructure impacts, and potential risks to the preservation of the historic integrity of the building.

Westside Acoustics - Construction Noise Review
The applicant provided an evaluation of the expected construction noise levels for the proposed project, prepared by Westside Acoustics. Westside Acoustics relied on a 2016 acoustical analysis that was prepared for a previous project at Lyons Avenue and Railroad Avenue to evaluate existing noise exposure. Their assessment evaluated the existing noise exposure in the vicinity and the expected project construction noise exposure to provide a comparison. Westside Acoustics determined that the noise level exposure to the radio station, due to construction activities, was comparable to the noise levels that currently exist due to current train activities.

Assembly Bill 2097
In addition to the items that the City Council requested of the applicant, there was discussion and questions by the City Council on the provided parking and the application of Assembly Bill (AB) 2097. Under AB 2097, the City cannot require parking minimums unless the City can make 1 Packet Pg. 14

written findings, within 30 days of the receipt of a completed application, that not imposing or enforcing minimum automobile parking requirements on the development would have a substantially negative impact, supported by a preponderance of the evidence in the record, on the City’s ability to meet its share of specified housing needs or existing residential or commercial parking within one-half mile of the housing development.

In order to assess the parking proposed by the project, the applicant was required to submit a parking demand study. The parking study provided for this project compared the parking demand for similar projects, in relation to the available parking in Newhall. The study concluded that the project, with the onsite parking as proposed, and payment of the in-lieu fee, would not have a negative impact on residential or commercial parking, and therefore would be sufficient for the project.

Separately, the City conducted a parking study of the Old Town Newhall Specific Plan area in 2015, and re-evaluated that study in 2022. The City’s survey evaluated the available public and private parking supply within the entire 22-block OTNSP and it evaluated the parking supply in the 15-block Main Street subarea. Based on the focused Main Street subarea analysis that was evaluated in 2022, there is an existing parking supply that exceeds the peak parking demand, leaving a surplus of 197 spaces.

The applicant’s parking demand study was reviewed in light of the City’s existing parking study and reviewed by the City’s Traffic Engineering division for methodology. The findings of the applicant parking demand study are consistent with the City’s previous analysis of the parking demand and supply in the Main Street subarea. As a result of this analysis, no written findings were provided to the applicant requiring more parking than set forth in the applicant’s study within the thirty (30) days after the applicant’s application was deemed complete. Therefore, under AB 2097, the City cannot require parking above that proposed by the applicant.

As new developments come forward, City staff will continue to track the parking supply. New projects relying on AB 2097 for reduced parking will be required to evaluate their project parking demand and provide project parking accordingly.

Project Height
There was some discussion about the height of the project. This project is subject to the provisions of the State Housing Accountability Act (“HAA”). A housing or mixed-use project that is consistent with the objective standards in the City’s Municipal Code must be approved.

Further, under the HAA the City must notify an applicant of any standards that the project does not meet within thirty (30) days of the project application being deemed complete. If no notice is given by that deadline, the project is deemed consistent with the City’s objective criteria.

The 55-feet height for this project is based upon an interpretation that this project, which spans the whole block of Market Street, between Main Street and Railroad Avenue, constitutes a whole block development, consistent with the prior approval of the Newhall Crossings project; accordingly, no notice of height inconsistency was provided to the applicant within thirty (30) days of the project application being deemed complete. Therefore, in addition to consistency with the prior interpretation of the specific plan, the project is also deemed consistent with the 1 Packet Pg. 15

height requirements under the HAA.

CONCLUSION
The Newhall Mixed-Use Project is consistent with the provisions outlined in the General Plan, Santa Clarita Municipal Code, and Old Town Newhall Specific Plan. The applicant’s commemoration proposal for the historic building is consistent with the City’s Historic Preservation Ordinance and mitigation measures in the OTNSP Environmental Impact Report.

Therefore, Planning Commission recommends the City Council adopt a resolution approving Master Case 24-134 (CUP24-007, MUP24-015, ADJ24-005, ADR24-017, and DR24-012) for the construction of a new five-story mixed-use building and demolition and delisting of the Masonic Lodge/Courthouse building at the corner of Main Street, Market Street, and Railroad Avenue, subject to the attached Conditions of Approval (Exhibit A).

As of the writing of this agenda report, one additional comment letter from the property owner of the Masonic Lodge/Courthouse building has been received and is provided as an attachment.

ALTERNATIVE ACTION
Other action as determined by the City Council.

FISCAL IMPACT
The applicant would be required to pay various development impact fees, including, but not limited to, Bridge and Thoroughfare and park dedication (Quimby) fees. Upon receipt of a monetary contribution, $22,440 would be deposited into the General Fund (Fund 100) for historic preservation grant repayment, and the remaining money would be deposited into the Site Improvement Fee Fund (Fund 431) to support local historic preservation efforts.

ATTACHMENTS
Resolution
Aerial and Zoning Map
Site & Floor Plans
Elevations & Renderings
Parking Demand Study
Historical Society Letter
Proposal for Demo of Historic Resource
Pacific Empire Builders - Historic Building Relocation Feasibility Assessment Westside Acoustics - Construction Noise Review
Applicant Letter to Amend Proposed Contribution
Applicant Letter to Request Additional Condition of Approval Comment Letter
1 Packet Pg. 16

CEQA Notice of Determination
MC24-134 Prior Hearing Documents (available in the City Clerk's Reading File) Public Notice (available in the City Clerk's Reading File) 1 Packet Pg. 17

RESOLUTION NO. 25-__
A RESOLUTION OF THE CITY COUNCIL APPROVING MASTER CASE 24-134, CONSISTING OF CONDITIONAL USE PERMIT 24-007, MINOR USE PERMIT 24-015, ADJUSTMENT PERMIT 24-005, ARCHITECTURAL DESIGN REVIEW 24-017, AND DEVELOPMENT REVIEW 24-012, FOR THE CONSTRUCTION OF A NEW FIVE-STORY

MIXED-USE BUILDING AND DEMOLITION AND DELISTING OF THE MASONIC LODGE/COURTHOUSE BUILDING LOCATED AT 24300, 24308, 24316 MAIN STREET AND 22505 MARKET STREET (ASSESSOR’S PARCEL NUMBERS: 2831-012-022 THROUGH -026), IN THE CITY OF SANTA CLARITA, CALIFORNIA, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (EXHIBIT A).

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

SECTION 1. FINDINGS OF FACT FOR MASTER CASE 24-134. The City Council makes the following findings of fact and conclusions:

A. On June 28, 2024, the applicant (Serrano Development Group) initiated Master Case 24-134, consisting of Conditional Use Permit (CUP) 24-007, Minor Use Permit (MUP) 24-015, Adjustment Permit (ADJ) 24-005, Architectural Design Review (ADR) 24-017, and Development Review (DR) 24-012. The properties affected by the initial application are Assessor’s Parcel Numbers (APN) 2831-012-023 through -026; B. On November 27, 2024, the application was revised to include an additional property which is APN 2831-012-022;
C. The application was deemed complete on November 27, 2024; D. The project site consists of five parcels totaling approximately three-quarters of an acre. It is located at the three-way corner of Main Street, Market Street, and Railroad Avenue, across the street from the Jan Heidt Metrolink Station. The project proposes to demolish three existing buildings on-site: Mac’s Pool Supply (24316 Main Street), Soundsations (24300 and 24308 Main Street), and the City Council-designated historic Masonic Lodge/Courthouse (22505 Market Street);
E. The project site is located within the Arts & Entertainment (AE) zone of the Old Town Newhall Specific Plan (OTNSP);
F. The applicant proposes to delist and demolish the existing structures on-site to construct a new five-story mixed-use building at approximately 52 feet in height. The ground level includes 5,223 square feet of commercial floor area and 78 apartment units. A total of 122 parking stalls are proposed within one subterranean and first-floor parking level. The project includes the closure of one driveway on Main Street and would allow for the addition of three public parking spaces on Main Street. Vehicle access to the project site would be provided via new driveways from both Railroad Avenue and Market Street. The project requests relief from the requirements of the OTNSP to include a 20-percent reduction from

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the shared residential amenity space and to increase the allowable floor area ratio above 200 percent of the structure’s first-floor footprint;
G. In compliance with Assembly Bill 2097, the applicant is proposing to provide residential and on-street guest parking to avoid a negative impact on commercial and residential parking within one-half mile of the project site, as demonstrated in the parking demand study on file with the Planning Division. Specifically, the study proposes to provide a 1.56 residential parking ratio on-site instead of the 2.0 ratio required by the OTNSP. The study also proposes a 0.25 per unit ratio for guest parking to be accommodated on-street, instead of the required

0.5 per unit ratio. The proposed development is utilizing the OTNSP Parking In-Lieu fee program to meet the commercial parking requirement;
H. The project proposes to demolish a building designated as historic by the City Council under the Historic Preservation Ordinance and the OTNSP. The OTNSP Final Environmental Impact Report (FEIR) includes mitigation measure (MM) CUL-1, which governs the demolition of historical structures. The applicant has submitted a letter from the Santa Clarita Historical Society, which states that this structure is no longer historically significant. The applicant would fulfill the requirements of MM-CUL-1 by recording the building in accordance with a Historic Architectural Building Survey, installing a commemorative plaque on the exterior of the new building, placing a dedicatory art installation within the residential lobby, and making a monetary contribution of $750,000 to support local historic preservation efforts;
I. On March 18, 2025, a duly noticed public hearing was held before the City of Santa Clarita (City) Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita;
J. During this public hearing, the Planning Commission considered the staff report, the staff presentation, the applicant presentation, and public testimony. The Planning Commission voted 5-0 to adopt Resolution P25-03, recommending the City Council approve the proposed project. The Planning Commission recommended the addition of two conditions of approval to the project: PC1 requiring the creation of a Parking Management Plan, and PC2 requiring a construction plan to ensure the structural integrity of the neighboring building; K. On April 22, 2025, a duly noticed public hearing was held before the City of Santa Clarita (City) City Council at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita;
L. During this public hearing, the City Council considered the staff report, the staff presentation, the applicant presentation, and public testimony, and voted 4-0 to continue the public hearing to May 13, 2025; and
M. The City Council continued the public hearing on Master Case 24-134 on May 13, 2025. At this public hearing, the City Council considered the staff report, the staff presentation, the applicant presentation, and public testimony. This resolution, and its findings, are based upon the entire administrative record including, without limitation, the staff reports, testimony, written evidence, and meeting minutes provided during the public hearings.

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SECTION 2. ENVIRONMENTAL ASSESSMENT OF MASTER CASE 24-134. Based upon the foregoing facts and conclusions, the City Council finds as follows:

A. The project was contemplated under the OTNSP FEIR and the project will comply with all mitigation measures to ensure compliance with the FEIR. In particular, the applicant would fulfill the requirements of MM-CUL-1. As demonstrated by the letter on file from the Santa Clarita Historical Society, the Masonic Lodge/Courthouse has been substantially altered and no further action under the California Environmental Quality Act (CEQA) is required.

Consequently, a Notice of Determination 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 City Council is based is the Master Case 24-134 project file. This project file is located within the Community Development Department in the custody of the Director of Community Development; and
C. Based upon the findings set forth above, the City Council hereby finds the Notice of Determination for this Project has been prepared in compliance with CEQA.

SECTION 3. GENERAL FINDINGS FOR MASTER CASE 24-134. Based on the foregoing facts and findings for Master Case 24-134, the City Council determines as follows:

A. That the proposal is consistent with the General Plan; The proposed project is consistent with the goals, objectives, and policies of the General Plan, including, without limitation:

The proposed project is consistent with the following policies of the General Plan:

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.

The development proposal is consistent with the intent and goals of the General Plan. The project would provide a combination of residential and commercial spaces, helping to meet the housing and business needs of both current and future residents. The project would add a mixed-use building in a walkable and transit-friendly area. The development includes a variety of unit mixes, ensuring accessibility for households of different sizes and income levels.

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B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of the Santa Clarita Municipal Code (SCMC) and Old Town Newhall Specific Plan (OTNSP);
The proposed project would be consistent with the following findings of the OTNSP:

OTNSP-1: That the proposed use or project is consistent with the Old Town Newhall Specific Plan.

OTNSP-2: That the proposed use or project meets the development requirements for the Zone within which it is located including parking, architecture, and ground-floor uses.

A Stacked Dwelling building type is permitted-by-right in the AE zone of the OTNSP only as part of a vertical mixed-use project with upper floor residential. Any future tenants in the new commercial spaces constructed by the project are subject to the requirements of OTNSP Table 4.2-1, the permitted use chart for the AE zone. A CUP would allow an increase to the allowable FAR above 200 percent of the structure’s first floor footprint for the Stacked Dwelling building type of the OTNSP. An ADJ is requested to reduce the shared residential amenity space requirement up to 20-percent from OTNSP standards. The building is consistent with the Western Victorian architectural style of the OTNSP. The proposed project complies with all other development standards for the AE zone and Stacked Dwelling building type. With the Conditions of Approval, the project will comply with Titles 16 and 17 of the SCMC and the OTNSP.

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; and
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, including, without limitation: the California Building Standards Code and Fire Code.

Sufficient access for firefighting purposes is provided and verified by the Consolidated Fire Protection District of Los Angeles County (LACFD), and the applicant must comply with all LACFD requirements.

D. The proposal is physically suitable for the site. The factors related to the proposal’s physical suitability for the site shall include, but are not limited to, the following:

1. The design, location, shape, size, and operating characteristics are suitable for the proposed use;
The subject site includes existing commercial development and surface parking. The parking demand study for the project demonstrates that sufficient parking is provided for the proposed building. The proposed building complies with the City’s standards for mixed-use development, including compliance with setbacks, building height, drive-aisle

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width, and landscaping.

2. 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 Market Street and Railroad Avenue, and improvements to the roadway are required for the proposed building. The applicant must comply with all Cityimposed engineering requirements when constructing any improvements in the right-ofway, such as sewer laterals, parkway tree installation, and ADA paths of travel at the driveways. The project will not have a significant effect on vehicle miles traveled or traffic, and existing driveway ingress and egress from the site will be maintained. With the proposed improvements along the project’s frontage, the project will comply with all requirements of the City’s Department of Public Works.

3. Public protection services (e.g. Fire protection, Sheriff protection, etc.) are readily available; and
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.

4. The provision of utilities (e.g. potable water, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.

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

The proposed project would connect to this existing infrastructure on-site.

SECTION 4: ADDITIONAL FINDINGS FOR THE RELOCATION OR DEMOLITION OF A HISTORIC RESOURCE. As required by SCMC Section 17.64.100, the City Council must approve the relocation or demolition of a property or structure that has been designated as a historic resource. Based on the foregoing facts and findings for Master Case 24-134, the City Council determines as follows:

A. That the City Council must make findings to relocate a historic structure. Alternatively, upon completion of environmental review, if any, and upon making the determination that relocation is infeasible and there are no feasible alternatives to demolition, the Council may direct the Building Official to issue the permit for demolition.

As identified in the letter provided by the Santa Clarita Historical Society, relocation of the Masonic Lodge/Courthouse building is not feasible. In addition, the historical integrity of the building was compromised by a remodel in 1968. No interior features remain from its use as a Los Angeles County Courthouse. As described above, the project is consistent

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with the previously prepared FEIR for the OTNSP, including MM-CUL-1. The applicant is conditioned to record the building in accordance with a Historic Architectural Building Survey, install a commemorative plaque on the exterior of the new building, place a dedicatory art installation within the residential lobby, and make a monetary contribution of $750,000 to support local historic preservation efforts. Therefore, the requirements of the SCMC and the OTNSP for the delisting and demolition of a building designated as a historic resource are met.

SECTION 5: FINDINGS FOR ADJUSTMENT PERMIT. As required by SCMC Section

17.24.100, based on the foregoing facts and findings for Master Case 24-134, the City Council determines as follows:

1. That the adjustment does not authorize a use or activity that is not allowed in the zone; The ADJ is consistent with the development standards of the OTNSP and will not authorize a use or activity that is prohibited under the zone. All proposed uses and activities remain within the scope of the OTNSP. The proposed project furthers the goal of creating a vibrant and active Main Street, and would further enliven the area by providing street-level retail space along with additional residential density in this urban environment.

2. That granting an adjustment is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone which would otherwise be denied to the property for which the adjustment is sought; and The proposed project meets the intent and goals of the OTNSP, as described above, and provides meaningful shared amenity space as required by the specific plan. The applicant is providing 10,929 square feet of amenity space, 20 percent less than the 13,560 square feet required by the OTNSP. The provided amenities include an outdoor courtyard with pool and spa, a residential clubhouse/lounge, lobby, garden corridor, and bike room for residents of the proposed development. The provided amenities meet the intent of the OTNSP and the provided square footage is appropriate given the compact, high-density nature of the development, while remaining within the height requirements of the OTNSP.

3. That the granting of the adjustment will not be materially detrimental to the public health, safety, or welfare, or injurious to the property or improvements in such vicinity and zone in which the property is located.

As described above, the development, including the granting of the ADJ, will not be materially detrimental to the public health, safety, or welfare, or injurious to the property as it is providing a reduction to a development standard that has been evaluated and reviewed by all appropriate agencies.

SECTION 6: APPROVALS. The City Council takes the following actions:

Adopt this resolution approving Master Case 24-134, Conditional Use Permit 24-007, Minor Use Permit 24-015, Adjustment Permit 24-005, Architectural Design Review 24- 017, and Development Review 24-012, for the construction of a new five-story mixeduse building at the three-way corner of Main Street, Market Street, and Railroad Avenue

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and the delisting and demolition of the Masonic Lodge/Courthouse building, subject to the conditions of approval (Exhibit A).

SECTION 7: 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 City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 8: 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 9: NOTICE. The City Clerk is directed to provide a copy of this Resolution to the City Council and any other person requesting a copy.

SECTION 10: EFFECTIVE DATE. This resolution becomes effective immediately upon adoption and memorializes the City Council’s final decision made on ______, 2025.

SECTION 11: The City Clerk shall certify to the adoption of this resolution.

PASSED, APPROVED, AND ADOPTED this __ day of ________ 2025. ______________________________
MAYOR
ATTEST:
_______________________________

CITY CLERK
DATE:__________________________

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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.

CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution No. 25- was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the __ day of ____ 2025, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
______________________________

CITY CLERK

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134))

EXHIBIT A
MASTER CASE 24-134
CONDITIONAL USE PERMIT 24-007, MINOR USE PERMIT 24-015, ADJUSTMENT PERMIT 24-005, ARCHITECTURAL DESIGN REVIEW 24-017, AND DEVELOPMENT REVIEW 24-012

DRAFT CONDITIONS OF APPROVAL
In addition to all applicable provisions of the Santa Clarita Municipal Code (SCMC), the permittee agrees to comply with the following provisions as conditions for the City of Santa Clarita’s (City) approval of Master Case 24-134.

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 SCMC.

GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval must be 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 60 calendar days or more must terminate the approval of this use along with any associated vested rights to such use. The use must not be re-established or resumed after the 60-day period. Discontinuation must include 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, 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.

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

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) GC6. The project site must be developed and/or used in the manner requested and must be in substantial conformity with the plans date-stamped on file, 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 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, to acknowledge acceptance, within 30 days from the date of approval by the City Council.

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.

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 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.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) 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.

PLANNING COMMISSION
PC1. Before the Building Official issues a building permit, the permittee agrees to develop a parking management plan in a form approved by the Director for both construction and permanent parking.

PC2. Before the Building Official issues a building permit, the permittee must provide a plan for the Director’s approval to ensure structural integrity of immediately adjacent structures during construction.

PLANNING DIVISION
PL1. The permittee is granted approval to construct the Newhall Mixed-Use Project, including a five-story mixed use building located on the corner of Main Street, Market Street, and Railroad Avenue. The project includes 5,223 square feet of first-floor commercial space, 78 residential units on floors two through five, and subterranean and first floor garaged parking consistent with the approved plans on file for Master Case 24-134.

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.

PL3. The building is approved at the heights shown on the approved elevations and cannot exceed 55 feet in height. Architectural enhancements extending above the roofline are permitted only as shown on the approved plans and may not exceed an additional 12 feet in height.

PL4. The permittee is providing less parking than required by the Old Town Newhall Specific Plan (OTNSP) pursuant to Government Code § 65863.2. To address the potential for a substantially negative impact to residential and commercial parking within one-half mile of the project site, the permittee must provide a minimum of 122 parking stalls on-site (1.56 stalls per unit residential parking ratio). Tandem stalls are permitted as shown on the approved site plan. Guest parking is satisfied with 20 public on-street stalls (0.25 stalls per unit guest parking ratio).

PL5. In lieu of constructing 12 parking stalls for the commercial portion of the project, the permittee is required to pay $70,261.20 ($5,855.10 per required parking stall) into the OTNSP Parking In-Lieu Fee Program before the Building Official issues any building

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) permit. This fee is subject to revision and the applicant will be responsible for the fee in place at the time the fee is paid
PL6. Before any permit is issued including, without limitation, a demolition permit, grading permit, or building permit, the permittee must complete all required recordation of the Masonic Lodge/Courthouse building, as required by the OTNSP FEIR MM-CUL-1 and the permittee’s commitments to preserving the building’s history as approved by the City Council.

PL7. Before the Building Official issues a demolition permit, the permittee must donate $750,000 to support local historic preservation efforts.

PL8. Before the Building Official issues the first Certificate of Occupancy, the permittee must install a commemorative plaque on the building exterior and provide an art installation within the lobby to commemorate the Masonic Lodge/Courthouse building.

PL9. Before the Building Official issues the first Certificate of Occupancy, the permittee must obtain a Temporary Use Permit and install two murals on the North Elevation as shown on the approved plans on file with the Planning Division.

PL10. The uses in the commercial building are subject to the permitted use chart for the AE zone of the OTNSP.

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

PL12. No signage is approved by this permit. All future signage requires a sign permit application in accordance with the OTNSP. Exposed neon is not permitted.

Landscaping Conditions
LR1. Before the City Engineer issues grading permit(s), the permittee must provide final landscape, lighting and irrigation plans (Landscape Document Package) for the Director’s review and approval. The Landscape Document Package must be prepared by a California-registered 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 Document Package must meet the design criteria of the State Water Efficiency Landscape Ordinance as well as all other SCMC requirements.

LR2. The permittee is required to pay all associated fees to the City before the release of the approved Landscape Document Package for the project.

LR3. The permittee must coordinate with the Director of Administrative Services regarding any landscaping installed on City right-of-way. The Director of Administrative Services must review the landscape and irrigation plans when submitted, and all such landscaping must be approved by the Director of Administrative Services before installation. The permittee must receive final approval for the installed landscape before the Building Official issues a final Certificate of Occupancy.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) LR4. Before the Building Official issues a final Certificate of Occupancy, the permittee must install all proposed irrigation and landscaping, including irrigation controllers, staking, mulching, etc., to the satisfaction of the Director. The Director may impose inspection fees for more than one landscape installation inspection.

LR5. Before the Building Official issues a final Certificate of Occupancy, the permittee must submit to the Director a letter from the project landscape architect certifying that all landscape materials and irrigation were installed and function according to the approved Landscape Document Package.

ENGINEERING SERVICES DIVISION
General Requirements
EN1. Before the City Engineer, or designee, issues a grading permit, the permittee must provide an approval letter from Southern California Edison (Distribution Division and/or Transmission Division, as appropriate) and from all other affected utilities for the proposed grading and improvements adjacent to their existing facilities, as required by the City Engineer.

EN2. Before the Building Official issues first Certificate of Occupancy, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site must be installed underground by the permittee.

Certificate of Compliance Requirements
EN3. Before the Building Official issues any building permit, a Certificate of Compliance for Lot Line Adjustment encompassing all parcels within the boundaries of this project prepared by or under the direction of a person licensed to practice land surveying in the State of California must be recorded in the Office of the County Recorder; in compliance with applicable law
Grading and Geology Requirements
EN4. Before the City Engineer, or designee, issues a grading permit, the permittee must submit a grading plan to the City Engineer or designee for review and approval. The grading plan must be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations, including seismic hazards associated with liquefaction.

EN5. Before the Building Official issues building permit, 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, or designee.

EN6. This project anticipates export of 18,972 CY of dirt. 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 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.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) A. The permittee must comply with the following requirements for the dirt hauling operation:
i. Obtain an encroachment permit for the work.
ii. The hours of operation must be between 8:30 am to 3:30 pm. iii. 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. iv. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer.

B. The permittee must pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $75,000, 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 is determined by the City Engineer. 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 permittee. If the Deposit is insufficient to complete the repairs, the City will seek additional funds from the permittee.

C. Before the Building Official issues first Certificate of Occupancy, 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.

EN7. Before the City Engineer, or designee, issues a grading permit, the permittee must obtain and submit to Engineering Services Division a notarized Letter of Permission for review and approval for grading over easements/outside of the property lines from the affected easement holder/adjacent property owner(s).

Drainage Requirements
EN8. Before the City Engineer, or designee issues a grading permit, the permittee must have the site drainage study approved by the City Engineer demonstrating that postdevelopment flows from the site will not be increased from pre-development flows, or mitigate for the increase.

Water Quality Requirements
EN9. Before the City Engineer, or designee, issues a grading permit, the permittee must submit to Engineering Services Division for review and approval an Urban Stormwater Mitigation Plan.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) Street Light Relocation Requirements
EN10. Before street plan approval, the permittee must submit a revised Street Light Plan to the City Engineer or designee for review and approval. Before the Building Official issues first Certificate of Occupancy, the permittee must relocate the existing street light along Railroad Avenue per the approved revised plan, to the satisfaction of the City Engineer.

Street Improvement Requirements
EN11. Before the revised street plan approval and any construction within public street right-ofway, the permittee must submit to the City Engineer or designee a revised street improvement plan for review and approval to obtain encroachment permits from the City Engineer, or designee.

EN12. Before the revised street plan approval, the permittee is required to dedicate a portion of its property to City for public right-of-way to meet the requirements of SCMC Section

17.55, creating a clear sight triangle ensuring unobstructed views for drivers. Permittee may, but is not required to, reserve property rights to include all projections, such as awnings, within the airspace of the dedicated public right-of-way. Such reservation must be approved as to form by the City Attorney.

EN13. Before the revised street plan approval, the permittee must submit a street tree location plan to the Urban Forestry Administrator for review and approval. The plan must include proposed sewer lateral locations, storm drain infrastructure, and trees must not conflict with the proposed infrastructure.

EN14. Before the Building Official issues first Certificate of Occupancy, the permittee must construct an Americans with Disability Act (ADA) compliant Curb Ramp (per the Standard Plans for Public Works Construction (SPPWC), Standard Plan 111-5, CASE A, Type 1) along the property frontage corner at the intersection of Railroad Avenue and Market Street and dedicate necessary easement to the City, as directed by the City Engineer.

EN15. Before the Building Official issues first Certificate of Occupancy, the permittee must construct an ADA compliance Curb Ramp (per SPPWC Standard Plan 111-5, CASE A, Type 1) at all three other corners of the intersection of Railroad Avenue and Market Street per the State of California DOT Design Information Bulletin (DIB) 82-06 and as directed by the City Engineer. Railroad Avenue is designated as a State Route and any modification at the intersection, requires existing nonstandard curb ramps to be reconstructed to current standards per DIB 82-06.

EN16. Before the Building Official issues first Certificate of Occupancy, the permittee must dedicate sidewalk easements sufficient to encompass ADA requirements for sidewalks installed with drive approaches per the current SPPWC Standard Plan 110-2, Type C, or equivalent.

EN17. Before the Building Official issues first Certificate of Occupancy, the permittee must replace the abandoned driveway(s) with standard curb, gutter, sidewalk, and pavement in

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) accordance with SPPWC standards and in compliance with OTNSP, to the satisfaction of the City Engineer. A revised street plan and encroachment permit is required.

EN18. Before the Building Official issues first Certificate of Occupancy, the permittee must repair any broken or damaged curb, gutter and sidewalk, and refurbish the half section of pavement on streets abutting the project, to the satisfaction of the City Engineer.

Sewer Improvement Requirements
EN19. Before the Building Official issues first Certificate of Occupancy, the proposed building(s) lateral line(s) must connect to the existing public sewer main in Market Street (8” sewer per PC CI2520), and 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.

EN20. The on-site sewer is a privately maintained. Before grading plan approval, the permittee must submit an “on-site sewer plan.” The “on-site sewer plan” are designed per the California Plumbing Code and approved by the Building Official before Grading Plan approval.

EN21. Before the Building Official issues Certificate of Occupancy, the permittee must construct all sewer upgrades per the approved sewer area study, to the satisfaction of the City Engineer.

EN22. The permittee must also obtain a permit from LA County Building Official to install a new saddle on the existing public sewer by LA County Sewer Maintenance Division, if the wye does not exist on the existing public sewer.

Bond, Fees and Miscellaneous Requirements
EN23. Before City Engineer, or designee issue encroachment permits for public improvements (Street), the permittee, by agreement with the City Engineer, must guarantee installation of the improvements through faithful performance bonds, letters of credit or any other acceptable means in a form approved by the City Attorney. Certificate of Occupancy/Occupancies are withheld if the improvements are not completed.

TRAFFIC ENGINEERING DIVISION
TE1. Before the City Engineer issues street plan approval, the permittee must show on the street plan drive approaches using a modified commercial driveway design (APWA 110- 2, Type C or equivalent) that will provide a street/drive approach transition with a maximum algebraic grade difference of 10%. Construction details will be shown on the street plan providing a transition no greater than this maximum.

TE2. Before the Building Official issues the first Certificate of Occupancy, the permittee must modify the intersection of Railroad Avenue and Market Street to eliminate the curb bulbout on the southbound (Railroad Avenue) approach.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) TE3. Before the Building Official issues the first Certificate of Occupancy, the permittee must restripe Market Street per the attached exhibit (Striping Exhibit – Market Street) to the satisfaction of the Director of Public Works.

TE4. Before the Building Official issues the first Certificate of Occupancy, the permittee will pay the applicable Bridge and Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan as a means of mitigating the traffic impact of this project. This project is located in the Via Princessa B&T District. The current rate for this District is $22,710. The B&T rate is subject to change and is based on the rate at the time of payment.

Standard B&T Fee Calculation:

Apartments = the number of units (78) x the district rate ($22,710) x 0.7 = $1,239,966 B&T District fees for non-residential uses on an under-utilized parcel that does not include a land division must be calculated as follows:

Retail Commercial = 5,223 sf x $22,710 x 5 = $36,306
16,335

LOS ANGELES COUNTY FIRE DEPARTMENT
FD1. All fire lanes must be clear of all encroachments and must be maintained in accordance with Section 503 of County of Los Angeles Fire Code, Title 32, as adopted by the SCMC, which requires all weather access. All weather access may require paving.

FD2. Main Street, Market Street & Railroad Avenue serve as the Fire Apparatus Access roads for this project. 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).

FD3. 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).

FD4. 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 allweather driving capabilities (Fire Code 503.2.3).

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) FD5. A minimum 5-foot-wide approved firefighter access walkway leading from the Fire Department Access Road to all required openings in the building's exterior walls must be provided for firefighting and rescue purposes (Fire Code 504.1).

FD6. 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).

FD7. 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, as adopted by the SCMC (Fire Code 501.4).

FD8. The required fire flow for the public fire hydrants for this project is 3500 GPM at 20 psi residual pressure for 3 hours. Three public fire hydrants flowing simultaneously may be used to achieve the required fire flow (Fire Code 507.3 & Appendix B).

FD9. An approved automatic fire sprinkler system is required for the proposed buildings within this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit for review and approval before installation.

FD10. Install 1 public fire hydrant as noted by the Fire Department. All required public fire hydrants must be installed, tested and accepted before beginning construction. 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, as adopted by the SCMC (Fire Code 501.4).

FD11. A digital copy of the Water Plans for the required public fire hydrant must be submitted to the Fire Department's Land Development Unit for review and approval. Compliance is required before project construction. Submittal must be provided through EPIC-LA using the following Plan Type: Fire Land Development–Water Plan & System Review.

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. 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 owner’s written permission or the easement must be removed. Parcel lines that overlap any proposed buildings must be removed (lot line adjustment) before the Building Official issues a building permit.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) BS3. Construction drawings must incorporate mitigation measures identified by a noise study prepared by a qualified noise engineer.

Electric Vehicle Parking Spaces for the residential portion of the project per CalGreen BS4. EV Ready parking spaces with receptacles for the multi-family portion of the project must be equipped with low power Level 2 EV charging receptacles at the rate of 40% of the total number of parking spaces provided for the residential use. For the receptacle power source and configuration see CalGreen 4.106.4.2.2.

BS5. Additionally, EV Ready parking spaces with EV chargers for the multi-family portion of the project must be equipped with Level 2 EV chargers at the rate of 10% of the total number of parking spaces provided for the residential use. At least 50% of these EV chargers must be equipped with J1772 connectors.

Accessibility for the residential portion of the project BS6. All applicable disabled access requirements of California Building Standards Code (CBSC) Chapter 11A, as adopted by the SCMC, must be shown on the architectural plans versus civil plans.

BS7. If the project receives any public funds such as tax credits, incentives or similar programs the multi-family project must comply with the public housing requirements of the California Building Code, Chapter 11B.

Soil Reports and Grading
BS8. A complete soils and geology investigation report will be required for this project. The report must be formally submitted to the City Engineer for review and approval. The recommendations of the report must be followed and incorporated into the plans for the project.

Hazard Zones
BS9. Indicate on the cover sheet of the plans this project IS NOT LOCATED in a Fire Hazard Zone, IS NOT LOCATED in the Flood Hazard Zone, and IS NOT LOCATED in the Alquist-Priolo Earthquake Fault Zone.

Additional Information
BS10. Separate Demolition Permit will be required to raze any building to be removed on the site. Clearances from the City Planning Division, City Environmental Services (for construction demolition deposit) and AQMD will be required before the Building Official issues a demolition permit.

ENVIRONMENTAL SERVICES DIVISION
ES1. At plan check and before a building permit is issued, the permittee must demonstrate appropriate, detailed safety measures for resident access to organics bins as well as to bins with chute connections.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) ES2. At plan check and before a building permit is issued, the permittee must provide confirmation to utilize “push-out” service provided by the waste hauler, to avoid the need for a bin staging area along Market Street.

ES3. At plan check and before a building permit is issued, the permittee must provide elevations and/or site plans for the chute system that identify the correct location and placement of both chutes and corresponding bins within the trash rooms.

ES4. Before a building, demolition, or grading permit is issued, the permittee must submit a Construction and Demolition Materials Management Plan (CDMMP) and receive approval from the Environmental Services Manager or Designee if the project meets the parameters below (S.C.M.C.§15.46.300):

A. All demolition projects (regardless of valuation), all commercial projects of new construction or additions over 1,000 square feet and all tenant improvements, alterations or new construction valued greater than $200,000, 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. S.C.M.C.§15.46.200 B. A minimum of 65% of the entire project’s inert (dirt, rock, bricks, etc.) waste and 65% of the remaining C&D waste must be recycled or reused rather than disposing in a landfill. S.C.M.C.§15.46.610 and CALGreen sections 4.408, 5.408, 301.1.1 and 301.3
C. For renovation or tenant improvement projects and new construction projects, a deposit of 2% of the estimated total project cost or $15,000, whichever is less, is required. For demolition projects, a deposit of 10% 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% of the inert and remaining C&D waste was recycled or reused. S.C.M.C.§15.46.400
ES5. All projects within the City that are not self-hauling waste materials must use one of the City’s franchised haulers for temporary and roll-off bin collection services.

S.C.M.C.§15.44.220

PARKS AND RECREATION DIVISION
PR1. Before the Building Official issues a 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.” The 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. Final Parkland dedication obligation calculation to be based on current density per dwelling and fair market value rates at time of payment. An estimate is attached.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134))

TECHNOLOGY SERVICES DIVISION
TS1. Before the City Engineer, or designee, issues a Grading Permit, the permittee must demonstrate compliance with SCMC 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. Conduit for this condition must be reflected on development plans.

TRANSIT DIVISION
TR1. The current Transit Impact Fee is $216 per residential unit. Permittee must pay the fee in place at the time of building permit issuance.

SPECIAL DISTRICTS
SD1. This permittee is required to protect and preserve in place all existing Landscape Maintenance District (LMD) landscape located within the public right of way along Main Street and Market Street. For this project, landscape includes without limitation, trees, shrubs, irrigation, lighting, electrical outlets, pilasters with Trex / wood cross rails, decking, brick pavers, brick planters, raised planters, wrought iron, potted plants on city irrigation, and any other amenity items located within the existing landscape planters and walkways.

SD2. This project is located within the Downtown Newhall Corridor and Old Town Newhall Specific Plan. As a result, all required landscape improvements must be consistent with the Old Town Newhall Specific Plans and design guidelines.

SD3. Before the Building Official issues first Certificate of Occupancy, the permittee is required to install full landscape improvements along Main Street where the current drive approach to Mac’s Pool supply is located. These improvements must close the gap, and connect the two existing planters located on opposite sides of the drive approach. The current preliminary plan is showing a Schinus molle “California pepper” tree as a proposed tree in this area. Schinus molle is not an approved tree and must be replaced with an approved species.

SD4. New landscape includes without limitation: connecting to and extending the brick pavers (walkway), existing planters, irrigation, and the installation of new planters consisting of trees shrubs, lighting and other landscape features similar to those in the existing planters.

SD5. Before the City Engineer issues a grading permit, the permittee must submit final landscape plans prepared by a licensed landscape architect and receive approval by LMD.

SD6. Existing parkway trees and landscape along Main Street, Market Street, and Railroad Avenue are required to be protected and preserved in place. This may include having to install approved temporary protective fencing around the edge of the planters to protect trees, shrubs, irrigation and other landscape amenities located within the planter during construction.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) SD7. Unless waived by the Director of Administrative Services, the planter located at the back edge of the sidewalk shared by both Mac’s Pool Supply and the adjacent KHTS building must be protected and preserved in place. If this planter cannot be protected in place, the permittee will be required to repair and / or replace this planter to the satisfaction of the Director of Administrative Services.

SD8. Full parkway landscape improvements will be required along both Railroad Avenue and Market Street. These landscape improvements must be consistent with the improvements currently along Railroad Avenue and 5th Street fronting the Hotel Lexen. This includes installing amenities such as bollard / hitching post, and protected electrical outlets.

SD9. If at any time during the project, the irrigation to any existing landscape is turned off, the permittee and their contractors will be responsible to provide supplemental irrigation / water to all trees and shrubs throughout the duration of the project by any means necessary at no cost to the City. Trees and shrubs which die, or decline to a condition unacceptable by Director of Administrative Services, must be replaced by the permittee at no cost to the City.

SD10. The permittee is responsible for replacing any missing landscape shrubs in the planters fronting the project site.

SD11. The permittee is responsible for replacing or repairing any damaged or missing pavers or decking located within the public right-of-way fronting the project on both Main Street and Market Street.

SD12. The permittee is required to show all existing landscape which fronts the project on Main Street to scale on all future sets of site plans including, without limitation; demolition, grading, construction and landscape plans (preliminary and final).

SD13. At no time is any construction material, equipment or vehicles permitted to be stored or placed within a landscape planter where trees and shrubs exist. At no time is any form of hazardous material including runoff water from washing and cleaning of tools and equipment be permitted to enter any existing or proposed landscape planter.

SD14. The permittee is advised that parkway trees are maintained by the City’s LMD. At no time will any parkway tree be pruned for sign visibility. This information must be included with all paperwork for all future tenants.

SD15. Any impacts to root system of an existing City maintained tree must be approved by the City Arborist. Work completed within the “Tree Protected Zone” (TPZ) must be completed by hand in the presence of a qualified consulting arborist with documented experience with monitoring trees during construction. The permittee will be required to retain the services of a qualified consulting arborist to perform all required monitoring.

This will be completed at no cost to the City of Santa Clarita.

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134)) Landscape Maintenance Districts
SD16. These parcels are located within LMD Zone 28, which was established to fund the construction and maintenance of landscapes located in the Newhall area. Before the Building Official issues a Certificate of Occupancy, the permittee is required to financially contribute to LMD Zone 28 in a manner reflective of this zone’s assessment methodology.

SD17. These parcels are located within LMD Areawide Zone 2008-1, which was established to fund the construction and maintenance of landscaped medians on major thoroughfares located throughout the City of Santa Clarita. Before the Building Official issues a Certificate of Occupancy, the permittee is required to financially contribute to the Areawide Zone in a manner reflective of this zone’s assessment methodology.

Streetlight Maintenance District
SD18. 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 all parcels into the Santa Clarita Landscaping and Lighting District (SCLLD), Street-lighting Zone B. 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.

SD19. As part of any required street improvements, the permittee may be required to add, relocate, or update streetlights along both Railroad Avenue and Market Street. All streetlights and their locations must be reviewed and approved by the City of Santa Clarita Streetlight Maintenance District (SMD).

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Resolution (NEWHALL MIXED USE (MASTER CASE 24-134))

AERIAL AND ZONING MAP
Master Case 24-134: Conditional Use Permit 24-007, Minor Use Permit 24-015, Adjustment Permit 24-005, Development Review 24-012, and Architectural Design Review 24-017 24300, 24308, 24316 Main Street and 22505 Market Street (Assessor’s Parcel Numbers 2831-012-022 through -026)
Aerial Map

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Attachment: Aerial and Zoning Map (NEWHALL MIXED USE (MASTER CASE 24-134)) Zoning Map

ZONING KEY
– Old Town Newhall Specific Plan – Arts & Entertainment – Old Town Newhall Specific Plan – Neighborhood
S:\CD\!PLANNING DIVISION\CURRENT\!2024\MC24-134 (ADJ, ADR, DR, CUP, MUP Market & Main Mixed-Use)\5. Planning Commission\3. MC24-134 Aerial and Zoning Map.doc

AE (OTNSP)

N (OTNSP)
Project Site

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Attachment: Aerial and Zoning Map (NEWHALL MIXED USE (MASTER CASE 24-134))

SITE & FLOOR PLANS
Master Case 24-134: Conditional Use Permit 24-007, Minor Use Permit 24-015, Adjustment Permit 24-005, Architectural Design Review 24-017, and Development Review 24-012 24300, 24308, 24316 Main Street and 22505 Market Street (Assessor’s Parcel Numbers 2831-012-022 through -026)

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Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134)) N
0' 15' 60' 30'
SCALE: 1" = 30'-0"

RAMP UP

EXIT TO RAILROAD AVE
38B 40B 39B38A 40A 39A 41 42 43 44
45B45A
46B46A
47B47A
48B48A
50B50A
49B49A
51B 52B 53B 54B
54A 53A 52A 51A
55 56 57 58 29 60 61 62 63
78 77 76A
76B
75A75B
74A 73A
73B 74B
72A72B
71A 70A
70B 71B
69A69B
68A68B
67A67B
66A
66B
65A65B
64A64B

RESIDENTIAL PARKING
67 STALLS

UTILITIES

MECHANICAL
ROOM
STAIRS
STAIRS
ELEV. ELEV . RM

STORAGE

STORAGE

UTILITIES
Planning Submittal
Santa Clarita, CA
Copyright 2024 SAE
Old Town Newhall−Mixed Use Development
BASEMENT FLOOR PLAN A05

PROJECT INFORMATION

PARKING TABULATION
EV READY SPACES − 27
EV CHARGING SPACES − 7
ACCESSIBLE EVCS − 1
ACCESSIBLE SPACES − 1
VAN ACCESSIBLE SPACES − 1
TANDAM SPACES − 52 (26)
SINGLE SPACE − 15
TOTAL BASEMENT PARKING − 67 STALLS

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Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134)) N
0' 15' 30' 60'
SCALE: 1" = 30'-0"





BIKE /

FLEX SPACE
348 SF



RAMP DN

FROM RAILROAD AVE

EXIT / ENTRYFROM MARKET ST
01 02 03 04 05 06 07 08 09 10
21 20 19 18 17 16
11A 12A
11B 12B
37A
37B
36A
35B 36B
35A 34A 32A 33A
32B 34B 33B
31A
31B
30A
30B
26A26B
23 25A
25B
ELEV.



RESIDENTIAL
LOBBY

MAILROOM

LEASING OFFICE


24 28A 29A
28B 29B
27A
27B

 22

MAIN STREET

MARKET STREET


RAILROAD AVENUE

13A 14A 15A
13B 14B 15B

PARKING SETBACK
35' - 9"
164' - 10 1/8"
40' - 0" MINIMUM STACKING DISTANCE
20' - 0"
MIN. STACKING DISTANCE




 


 
 
 
 
 
 
 
      

PARKING ENTRY/EXIT
(RIGHT IN, RIGHT

OUT ONLY)

1.c
Packet Pg. 46
Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134)) N
0' 15' 60' 30'
SCALE: 1" = 30'-0"
POOL
SPA

CENTRAL

COURTYARD
(OPEN TO SKY)

GARDEN CORRIDOR

LOUNGE /

AMENITIES
1A
1A
1A
1A
1A
1A 1A 1A
2A
2B
2B
2E
2D 3A
2G
2F 2F
1B
Planning Submittal
Santa Clarita, CA
Copyright 2024 SAE
Old Town Newhall−Mixed Use Development
SECOND FLOOR PLAN A07

PROJECT INFORMATION
UNIT TABULATION (2ND FLOOR)
1 BEDROOM UNITS − 9
2 BEDROOM UNITS − 8
3 BEDROOM UNITS − 1
TOTAL UNITS − 18

1.c
Packet Pg. 47
Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134)) N
0' 15' 60' 30'
SCALE: 1" = 30'-0"
1A 1A
1A
1A
1A
1A
1A 1A 1A 2A
2B
2B
2C
2E
2D 3A
2G
2F 2F
1B
Planning Submittal
Santa Clarita, CA
Copyright 2024 SAE
Old Town Newhall−Mixed Use Development
THIRD FLOOR PLAN A08

PROJECT INFORMATION
UNIT TABULATION (3RD FLOOR)
1 BEDROOM UNITS − 10
2 BEDROOM UNITS − 9
3 BEDROOM UNITS − 1
TOTAL UNITS − 20

1.c
Packet Pg. 48
Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134)) N
0' 15' 60' 30'
SCALE: 1" = 30'-0"
1A 1A
1A
1A
1A
1A
1A 1A 1A
2A
2B
2B
2C
2E
2D 3A
2G
2F 2F
1B
Planning Submittal
Santa Clarita, CA
Copyright 2024 SAE
Old Town Newhall−Mixed Use Development
FOURTH FLOOR PLAN A09

PROJECT INFORMATION
UNIT TABULATION (4TH FLOOR)
1 BEDROOM UNITS − 10
2 BEDROOM UNITS − 9
3 BEDROOM UNITS − 1
TOTAL UNITS − 20

1.c
Packet Pg. 49
Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134)) N
0' 15' 60' 30'
SCALE: 1" = 30'-0"
1A 1A
1A
1A
1A
1A
2A 1A 1A 1A
2B
2B
2C
2E
2D 3A
2G
2F 2F
1B
Planning Submittal
Santa Clarita, CA
Copyright 2024 SAE
Old Town Newhall−Mixed Use Development
FIFTH FLOOR PLAN A10

PROJECT INFORMATION
UNIT TABULATION (5TH FLOOR)
1 BEDROOM UNITS − 10
2 BEDROOM UNITS − 9
3 BEDROOM UNITS − 1
TOTAL UNITS − 20

1.c
Packet Pg. 50
Attachment: Site & Floor Plans (NEWHALL MIXED USE (MASTER CASE 24-134))

ELEVATIONS & RENDERINGS
Master Case 24-134: Conditional Use Permit 24-007, Minor Use Permit 24-015, Adjustment Permit 24-005, Architectural Design Review 24-017, and Development Review 24-012 24300, 24308, 24316 Main Street and 22505 Market Street (Assessor’s Parcel Numbers 2831-012-022 through -026)

1.d
Packet Pg. 51
Attachment: Elevations & Renderings (NEWHALL MIXED USE (MASTER CASE 24-134)) 0' 10' 20' 40'
SCALE: 1" = 20'-0"
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 4
LEVEL 5

ROOF LEVEL
MAX. HEIGHT
8' - 10" 51' - 2"
60' - 0"
9' - 4 7/8" 9' - 6 3/8" 9' - 6 3/8" 9' - 6 3/8" 13' - 2" 



 



          
 


























 























 

   


1.d
Packet Pg. 52
Attachment: Elevations & Renderings (NEWHALL MIXED USE (MASTER CASE 24-134)) 0' 10' 20' 40'
SCALE: 1" = 20'-0"
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 4
LEVEL 5

ROOF LEVEL
MAX. HEIGHT
60' - 0"
8' - 10" 51' - 2"
9' - 4 7/8" 9' - 6 3/8" 9' - 6 3/8" 9' - 6 3/8" 13' - 2" 



 




 

  
  


























 























 

 


  
 


1.d
Packet Pg. 53
Attachment: Elevations & Renderings (NEWHALL MIXED USE (MASTER CASE 24-134)) 0' 10' 20' 40'
SCALE: 1" = 20'-0"
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 4
LEVEL 5

ROOF LEVEL
MAX. HEIGHT
8' - 10" 51' - 2"
60' - 0"
9' - 4 7/8" 9' - 6 3/8" 9' - 6 3/8" 9' - 6 3/8" 13' - 2" 
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1.d
February 5, 2025
Tai Lane
Serrano Development Group
24 N. Marengo Avenue
Pasadena, CA 91101
LLG Reference No. 2.24.4807.1
Subject: Parking Demand Analysis for the
Downtown Newhall Mixed-Use Project
Santa Clarita, California
Dear Ms. Lane:

As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis for the proposed mixed-used project development in the Downtown Newhall section of the City of Santa Clarita. The project is located on the north-east corner of Main Street and Market Street in Downtown Newhall, and is addressed at 24300, 24308 and 24316 Main Street and 24307 Railroad Avenue.

The Project proposes to demolish three existing retail buildings to construct a 78-unit multifamily development, inclusive of 5,223 square-feet (SF) of ground floor retail.

Parking will be provided via a gated basement level which would take access from Railroad Avenue and would consist of 67 spaces, inclusive of 26 tandem (second access) spaces. Additional at grade parking would be provided via gated access from Market Street consisting of 55 spaces, inclusive of 18 tandem (second access) spaces, for a combined parking total of 122 spaces.

Based on our understanding, a detailed parking assessment is needed to justify a reduced parking requirement for the site when compared to the City’s code parking requirements. As such, the following items have been considered.  Parking requirements documented in the Old Town Newhall Specific Plan updated May 2022
 Research of relevant parking reductions (i.e. Assembly Bill 2097, ITE, other comparable Cities, etc.)
 Hourly off-site parking demand counts in the immediate area of the Project

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February 5, 2025

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PROJECT INFORMATION
Project Location and Description
The proposed Project is located on the north-east corner of Main Street and Market Street in Downtown Newhall, and is addressed at 24300, 24308 and 24316 Main Street and 24307 Railroad Avenue in the Downtown Newhall section of the City of Santa Clarita. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the overall Project site in the context of the surrounding street system.

The proposed Project includes the development of a five-story building, with basement, consisting of 78 apartment units, above a two-level parking structure. The Project’s unit mix will consist of 39 one-bedroom units, 35 two-bedroom units, and 4 three-bedroom units, with 5,223 square-feet (SF) of ground floor retail space.

Parking will be provided via a gated basement level which would take access from Railroad Avenue and would consist of 67 spaces, inclusive of 26 tandem (second access) spaces. Additional at grade parking would be provided via gated access from Market Street consisting of 55 spaces, inclusive of 18 tandem (second access) spaces, for a combined parking total of 122 spaces. Table 1, attached to this letter, provides a summary of the Project development, inclusive of the Project’s proposed parking supply. Figure 2 presents the proposed Project site plan prepared by SAE Architecture Interiors. As shown on Figure 2, with the closure of the existing driveway on Main Street, an additional 3 on-street parking spaces will be provided with the construction of the proposed Project.

PARKING ANALYSIS
Code Parking Requirements
The code parking calculation for the residential component of the Project is based on the City’s requirements as outlined in Chapter 17.42 – Residential Use Types of the City of Santa Clarita Municipal Code while the commercial component of the Project is based on the Old Town Newhall Specific Plan updated May 2022. Based on the above the City’s Code specifies the following parking requirements:
 Multifamily Residential: two (2) space per unit plus one-half (0.5) space per unit for guest parking
 Retail: 1 space per first 1,500 SF, remaining square footage calculated at 1 space per 350 SF

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February 5, 2025

N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Newhall Mixed-Use Project 2-5-2025.doc On that basis, Table 2 presents the code parking requirements for the proposed Project. Review of the upper portion of Table 2 presents the residential component which identifies a 195-space requirement. When compared to the proposed on-site parking supply of 122 spaces, a 73-space code-calculated shortfall is indicated. It should be noted that based on research of relevant parking reductions as well as actual demand studies for multifamily residential projects shows that the City code requirement is overstated. Later in the letter provides further justification and recommendations.

The lower portion of the Table 2 shows the commercial component which identifies that 12 spaces are required. The Old Town Newhall Specific Plan identifies a Parking In-Lieu Fee program for which the Project would be required to contribute to. The fee would be applied to the commercial parking component of the Project, as determined by the City. The fee shall be established by separate resolution of the City Council.

Funds collected by the City from fee payments may be used to finance the creation or expansion of public parking through the purchase of property and the construction of new facilities, including debt service and signage that identifies the location of parking within the business district. As such, the Project’s retail parking requirements will be satisfied via its contribution towards this Parking In-Lieu Fee program.

Assembly Bill 2097
The City’s residential parking ratio of 2.0 spaces per unit is considered high when compared to ITE, other Cities and based on empirical data. As such, it is recommended that a reduced parking ratio be applied to the residential component of the Project.

Further, given the location of the Project, which is across the street from the Metrolink Train Station, Assembly Bill 2097 (AB 2097), which states the following, would be applicable to the Project.

This bill would prohibit a public agency from imposing any minimum automobile parking requirement on any residential, commercial, or other development project, as defined, that is located within ½ mile of public transit, as defined.

Due to the project’s proximity to the Jan Heidt Metrolink Station, AB 2097 can be applied to the Project. However, per the City of Santa Claritia Director’s Policy:

Assembly Bill 2097 dated March 6, 2024, for AB 2097 to be applied to the Project it must demonstrate that the reduced parking requirement would not negatively impact existing residential or commercial parking within one-half mile of the project. As such, research of the following parking ratios was considered for the Project.

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N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Newhall Mixed-Use Project 2-5-2025.doc TOD Multifamily Residential Parking Ratios
Research of multifamily residential code requirements has been conducted. Table 3 presents the parking requirements from ITE and other cities in the region. Review of the first column from Table 3 presents the residential parking requirements for Santa Clarita. The other columns presents the ITE parking requirements and other City parking requirements for Transit Oriented Developments (TOD’s).

Review of Table 3 shows that multiple sources have multifamily parking ratios well below the City of Santa Clarita code ratio. As such, it can be concluded that the City’s ratio is considered high and a reduced parking ratio would be appropriate. It should be noted that the City code parking requirement for resident guest of 0.5 spaces per unit is also considered high. As such, it is recommended that a ratio of 0.25 spaces per unit be applied to the resident guest component of the Project.

Empirical Parking Ratios For Multifamily Residential
Individual multifamily residential projects and local settings may have unique parking characteristics that may not be well represented in typical city code requirements.

There are increasing concerns among parking/traffic engineering and planning experts over City code parking ratios and parking minimums being outdated, causing multifamily developments to have either inadequate or excessive supply, and that the “one-size-fits-all” approach to estimating parking requirements inherent in city parking codes may not reflect actual, more current and realistic parking needs, operations, and management.

Notwithstanding the requirements of Santa Clarita’s City code, the actual parking requirements for multifamily residential uses have been found to be less than the City’s own Code requirement as illustrated by LLG’s previous field studies of actual parking demand at existing sites.

Table 4 presents a comparison of site development and parking ratios from the thirteen (13) apartment communities in southern California, inclusive of the source of parking survey data. Additional details for the comparable sites are also provided inclusive of the location, development summary, parking facility type, and parking supply. It should be noted that the ratios provided in Table 4 include demand related to resident and resident guest.

It should be noted that sites 12 and 13 in Table 4 were included per direction of the City to include additional comparable sites that are more aligned with the size of Project.

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N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Newhall Mixed-Use Project 2-5-2025.doc Both Edgeway and Newhall Crossings provide subterranean gated parking for their residents. Appendix A presents the parking demand count sheets for these sites.

Review of the rightmost column of Table 4 presents the tenant and guest peak parking ratio (spaces per unit) for each of the comparable sites. This array of peak parking rates yields an average ratio of 1.28 spaces per unit, an 85th percentile ratio of 1.43 spaces per unit, and a 95th percentile ratio of 1.46 spaces per unit. Direct comparison between the 95th percentile ratio of 1.46 to what the Project is proposing, which is

1.56 spaces per unit shows the Project would exceed the 95th percentile by 0.10 spaces per unit. It should be noted that the 95th percentile ratio includes demand related to the resident guest component. Therefore, the projected surpluses in parking would be approximately 0.25 spaces per unit greater than what is identified. Given the above, LLG concludes that the parking ratios derived from the thirteen comparable sites are accurate representations for the unique parking characteristics of the proposed Project that are not reflected in the City code ratio and would be a good indicator of the parking demand of the proposed Project. It should also be noted that twelve (12) of the thirteen (13) sites observed were not directly across from a train station and as a result larger surpluses could occur. The thirteenth site observed is located approximately 650 feet north of the site along Main Street within walking distance to the train station.

Closer inspection of the parking demand data shows that the resident component of that project is gated and does not allow for guest parking to occur within the gated areas. As such, the parking ratio for the residential component, excluding the resident guest component, of the Newhall Crossings apartment project is 1.07 spaces per units (gated demand 48 spaces divided by 45 occupied units = 1.07 spaces per unit). The ratio of

1.07 excludes any resident guest or commercial employee/guest since they park in the public parking structure. It should be noted that Newhall Crossing was approved at a ratio of 1.5 spaces per unit, but they provided 1.85 spaces per unit. The Newhall Crossings project is considered the most appropriate site for comparison since it has a similar number of units, is located in close proximity to the site, would likely have similar resident demographics and is located in walking distance to the Metrolink Station. As such, it can be concluded that the residential component of the Project is considered to have ample parking to support its needs.

Resident Guest Parking Requirements
As noted above, the project will not provide on-site parking to support the resident guest component of the project and will rely on public on-street parking within the vicinity of the project. The residential guest would require 20 spaces based on the assumption of

0.25 spaces per unit.

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N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Newhall Mixed-Use Project 2-5-2025.doc To further assess the parking requirements of the Project and the potential for the Project to utilize “off-site” parking within public on-street parking areas, parking demand surveys were conducted hourly within the vicinity of the site from 9:00 AM through 9:00 PM by AimTD on Thursday and again on Saturday (April 25 and 27, 2024). All parked vehicles during each hourly survey round were counted and recorded. In addition, the parking counts were conducted on a weekend while shows were scheduled at the Canyon Theatre Guild which would be representative of an “active evening”. Figure 3 presents the key parking areas which would be available for use by the Project. Appendix B contains the weekday and weekend survey data.

Tables 5 and 6 present the weekday and weekend shared parking approach for the proposed Project and compares the forecasted hourly parking demand of the Project against the available parking surplus in off-site areas, respectively. Column (1) presents parking survey data collected along the on-street spaces within the vicinity of the site. Column (2) presents the ULI shared parking demand of the resident guest.

Column (3) presents the expected joint-use parking demand on an hourly basis, while Column (4) summarizes the hourly parking surplus/deficiency for the Project compared to the on-street parking supply of 135 based on the existing supply of 132 spaces plus 3 additional on-street spaces created by the project as a result of closing the driveway on Main Street. Appendix C presents the detailed shared parking table.

As indicated in Column (4) of Table 5, the weekday evening peak parking demand with the Project totaled 112 spaces at 8:00 PM, corresponding to a surplus of 23 spaces when compared to the proposed on-street parking supply of 135 spaces. As indicated in Column (4) of Table 6, the weekend evening peak parking demand with the Project totaled 131 spaces at 8:00 PM, corresponding to a surplus of 4 spaces when compared to the proposed on-street parking supply of 135 spaces. As such, Tables 5 and 6 shows that based on the ULI shared parking profiles for the proposed Project, the parking demand for the resident guest can be accommodated by on-street parking within the area of the Project.

PARKING MANAGEMENT PLAN (PMP)
To ensure adequate parking is provided for both tenants and guests of the Project, it is recommended that when the Property Owner and/or Property Management Company deems it necessary, the following key Parking Management Strategies be implemented by the Property Owner and/or Property Management Company:
 The PMP should identify where location of short-term parking spaces for potential tenants and use by the leasing office.

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N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Newhall Mixed-Use Project 2-5-2025.doc  The PMP should restrict residents to parking in their assigned garage spaces.  The PMP should provide rules of conduct for tenants and guests to abide by.

Strict enforcement shall be adhered to.

PMP Measures
The following measures are available to the Project to mitigate any parking impacts or deficiencies in the event the proposed onsite parking supply is determined to be greater than what is provided.

Residential Component

1. The Property Owner/Property Management Company shall assign one (1) parking space to every unit. Additional spaces may be assigned to any unit that requests additional assigned spaces dependent on the number of bedrooms provided within said unit. Residents may not park more than two (2) vehicles in the complex. The 2nd access/tandem spaces should be assigned to two-bedroom and three-bedroom units, however the Property Owner/Property Management Company has the flexibility to assign the 2nd access/tandem spaces to one-bedroom units. The Property Owner/Property Management Company shall determine the allocation of parking spaces for resident tenants, inclusive of spaces designated and signed for prospective resident tenants.

2. Residents will be provided a transponder or similar device (fob or key card, etc.) for remote access to the gated residential parking area within the Project’s apartment parking structure.

3. Every resident will be required to register their vehicle. The registered owner must be a lease holding resident. No permits will be issued to non-lease holders, or vehicles not registered to a lease holder. This registration will be updated annually at the time of recertification.

4. Vehicles lacking current registration will not be issued a permit. Vehicles that have lapsed registration will be towed by the Property Owner/Property Management Company. The storage of inoperable or unregistered vehicles is prohibited.

5. Vehicles may not occupy unassigned spaces for more than twenty-four (24) hours, without contacting the leasing office in advance. Violators are subject to towing at the vehicle owner’s expense.

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6. If you obtain a new vehicle, you must provide new registration and will be given a new permit (transferring permits is not permissible).

7. Violation of the PMP strategies contained herein may result in the towing of the vehicle at the vehicle owner’s expense.

8. The enforcement of resident on-site parking requirements summarized herein will be handled by the Property Owner/Property Management Company to ensure compliance.

Through this monitoring and cooperation with the residents as a result of the annual review/monitoring, a partnership will be formed to ensure that residential tenants and retail employees and Management Company personnel on the property work together to ensure adequate parking is available.

CONCLUSIONS
Based on research of relevant parking reductions as well as actual demand studies for multifamily residential projects shows that the City code requirement is overstated.

Review of the data supports a reduced parking ratio. It can be concluded that the proposed residential ratio provided by the Project of 1.56 can adequately support the needs for the residential component. In addition, the commercial parking requirement of twelve (12) parking stalls will be waived via the parking in-lieu fee program identified in the Old Town Newhall Specific Plan.

Furthermore, the weekday evening peak parking demand with the Project totaled 113 spaces at 8:00 PM, corresponding to a surplus of 22 spaces when compared to the proposed on-street parking supply of 135 spaces. Additionally, the weekend evening peak parking demand with the Project totaled 131 spaces at 8:00 PM, corresponding to a surplus of 4 spaces when compared to the proposed on-street parking supply of 135 spaces. As such, the parking demand for the resident guest can be accommodated by on-street parking within the area of the Project.

To ensure adequate parking is provided, the Project has the ability to implement a PMP, inclusive of assignment of tandem stalls for specific units, to maintain adequate parking for all residents of the Project. Therefore, it can be concluded that the Project would adhere to the City of Santa Claritia Director’s Policy: Assembly Bill 2097 dated March 6, 2024, and would not negatively impact existing residential or commercial parking within one-half mile of the project.

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N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Newhall Mixed-Use Project 2-5-2025.doc * * * * * * * * * *
We appreciate the opportunity to prepare this analysis. Should you have any questions or need additional assistance, please do not hesitate to call us at (949) 825- 6175.

Very truly yours,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.

Principal
cc: Shane S. Green, P.E., Senior Transportation Engineer Attachments

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TABLE 1
PROJECT DEVELOPMENT SUMMARY1

DOWNTOWN NEWHALL MIXED-USE PROJECT, SANTA CLARITA
Land Use / Project Description
Basement Level 1 Level 2 Level 3 Level 4 Level 5 Total Project Development
 Residential Component
 1 Bedroom -- -- 9 units 10 units 10 units 10 units 39 units  2 Bedrooms -- -- 8 units 9 units 9 units 9 units 35 units  3 Bedrooms -- -- 1 unit 1 units 1 units 1 units 4 units Total Residential Units: -- -- 18 units 20 units 20 units 20 units 78 units  Retail/Commercial Component
 Retail Shop A -- 1,744 SF -- -- -- -- 1,744 SF
 Retail Shop B -- 1,460 SF -- -- -- -- 1,460 SF
 Retail Shop C -- 2,019 SF -- -- -- -- 2,019 SF
Total Retail/Commercial Space: -- 5,223 SF -- -- -- -- 5,223 SF  Parking Structure Supply
1st Access Space 41 spaces 37 spaces -- -- -- -- 78 spaces 2nd Access (Tandem) Space 26 spaces 18 spaces -- -- -- -- 44 spaces Total Parking Supply 67 spaces 55 spaces -- -- -- -- 122 spaces 1 Source: SAE Architecture | Interiors, Site Plan dated November 4, 2024

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CITY CODE PARKING REQUIREMENT

DOWNTOWN NEWHALL MIXED-USE PROJECT, SANTA CLARITA
Land Use / Project Description Size Parking Ratio2 Spaces Required
Multifamily Apartments
 One (1) Bedroom Units 39 DU 2.0 spaces per unit 78
 Two (2) Bedroom Units 35 DU 2.0 spaces per unit 70
 Three (3) Bedroom Units 4 DU 2.0 spaces per unit 8
 Resident Guest 78 DU 0.5 spaces per unit 39
Total 78 units 195
A. Total Residential Parking Code Requirement: 195
B. Proposed Residential Parking Supply: 122
C. Residential Parking Surplus/Deficiency (+/-) [Row B – Row A]: -73 Retail Commercial
 Retail 5,223 SF
1 space per first 1,500 SF, remaining square
footage calculated at 1 space per 350 SF3 12
2 Source: City of Santa Clarita Municipal Code, Chapter 17.42 – Residential Use Types. 3 Source: Old Town Newhall Specific Plan updated May 2022.

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CITY CODE VS ITE AND DOWNTOWN/TOD PARKING REQUIREMENTS FOR MULTIFAMILY IN MIXED-USE SETTING

DOWNTOWN NEWHALL MIXED-USE PROJECT, SANTA CLARITA
Project Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Ratio Multi-Family Residential
Studio 1 sp/unit 1.31 sp/unit 1.47 sp/unit 1.12 sp/unit 1.27 sp/unit 1 sp/unit 1 sp/unit 0.5 sp/unit 1 sp/unit 1 sp/unit 1 sp/unit 1.1 sp/unit 1 sp/unit 1 sp/unit 1-Bedroom 2 sp/unit 1.31 sp/unit 1.47 sp/unit 1.12 sp/unit 1.27 sp/unit 1 sp/unit 1 sp/unit 1 sp/unit 1.25 sp/unit 1 sp/unit 1 sp/unit 1.1 sp/unit 1 sp/unit 1 sp/unit 2-Bedroom 2 sp/unit 1.31 sp/unit 1.47 sp/unit 1.12 sp/unit 1.27 sp/unit 1 sp/unit 1 sp/unit 1.5 sp/unit 1.75 sp/unit 1.5 sp/unit 1.5 sp/unit 1.1 sp/unit 1 sp/unit 1 sp/unit 3-Bedroom 2 sp/unit 1.31 sp/unit 1.47 sp/unit 1.12 sp/unit 1.27 sp/unit 1.5 sp/unit 1 sp/unit 1.5 sp/unit 2 sp/unit 1.5 sp/unit 1.5 sp/unit 1.1 sp/unit 1 sp/unit 1 sp/unit Resident Guest Parking
Studio 0.5 sp/unit inc inc inc inc 0.25 sp/unit 0.25 sp/unit 0.25 sp/unit inc 0.067 sp/ inc inc inc inc 1-Bedroom 0.5 sp/unit inc inc inc inc 0.25 sp/unit 0.25 sp/unit 0.25 sp/unit inc 0.067 sp/ inc inc inc inc 2-Bedroom 0.5 sp/unit inc inc inc inc 0.25 sp/unit 0.25 sp/unit 0.25 sp/unit inc 0.067 sp/ inc inc inc inc 3-Bedroom 0.5 sp/unit inc inc inc inc 0.25 sp/unit 0.25 sp/unit 0.25 sp/unit inc 0.067 sp/ inc inc inc inc & Mixed Use) >10% low income) for TODs Code for TODs (Traditional District) City of Sacramento
Municipal Code (Average) (85th % ile) (Average) (85th % ile) Downtown Long Beach Blvd. City of San Diego Monica (for TODs Village Ctr & Gen Plan Redevelopment
AB 2345:amends CA
for TODs
Downtown, TCRP Report 128 City of Los Angeles
City of Santa
No Nearby Transit No Nearby Transit Near Transit Near Transit ITE Parking Generation (5th Ed) Multifamily Housing (Mid-Rise) City of Redlands City of Long Beach City of Santa Clarita Density Bonus Law;

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EMPIRICAL PARKING DEMAND RATIOS
DOWNTOWN NEWHALL MIXED-USE PROJECT, SANTA CLARITA Tenant & Tenant & Peak Parking Saturday Peak
Ratio Ratio
Spaces per DU Spaces per DU
(Peak Hour) (Peak Hour)
1 580 Anton
Boulevard
Apartments [a]
Costa
Mesa
580 Anton
Blvd
250 Unit Apartments
• 5 Studio Units
• 168 1-Bedroom Units
• 77 2-Bedroom Units
Garage
440 Spaces
• Residents - 419 sp.
• Public/Guests - 21 sp.

Wednesday &
Saturday
6PM-3AM

1.28 (@ 2:00 AM)

1.24 (@ 3:00 AM)
2 Main Street
Village [b] Irvine 2555 Main Street
481 Unit Apartments
• 265 1-Bedroom Units
• 200 2-Bedroom Units
• 16 3-Bedroom Units
Structure
1,020 Spaces
• Residents - 847 sp.
• Public/Guests - 173
sp.

Wednesday &
Thursday
10PM-12AM

1.42 (@ 12:00 AM) --
3 Paragon at Old
Town [b] Monrovia
700 S.

Myrtle
Avenue
163 Unit Apartments
• 82 1-Bedroom Units
• 81 3-Bedroom Units
Surface
Lot, OnStreet
Parking
404 Spaces
• Residents - 329 sp.
• Public/Guests - 75 sp.

Wednesday &
Thursday
6PM-12AM

1.48 (@ 11:00 PM) --
4 Trio
Apartments [b] Pasadena
44 N.

Madison
Avenue
304 Unit Apartments
• 46 Studio Units
• 141 1-Bedroom Units
• 117 2-Bedroom Units
Surface
Lot, OnStreet
Parking
480 Spaces
• Residents - 450 sp.
• Public/Guests - 30 sp.

Wednesday &
Thursday
10PM-12AM

1.22 (@12:00 AM) --
5 Adagio on the
Green [c]
Mission
Viejo
2660 Oso
Parkway 256 Unit Apartments
Garage,
Surface
Lot
512 Spaces
• Residents - 424 sp.
• Public/Guests - 88 sp.

Wednesday &
Thursday
7PM-2AM
Saturday: 12PM-3PM,
7PM-2AM

1.45 (@12:00 AM)

0.97 (@ 2:00 PM &
3:00 PM)
6 Apex Laguna
Niguel [c]
Laguna
Niguel
27960 Cabot
Road
284 Unit Apartments
• 32 Studio Units
• 161 1-Bedroom Units
• 91 2-Bedroom Units
Garage
539 Spaces
• Residents - 461 sp.
• Public/Guests - 78 sp.

Wednesday &
Thursday
7PM-2AM
Saturday: 12PM-3PM,
7PM-2AM

1.28 (@ 2:00 AM)

1.13 (@ 3:00 PM)
7 Nineteen01 [d] Santa Ana 1901 E First
St
254 Unit Apartments
• 123 1-Bedroom Units
• 125 2-Bedroom Units
• 6 3-Bedroom
Units
Gated
Residential
Structure
559 Spaces Thursday & Saturday
12AM-11:59PM

1.354
(@12:00 AM)

1.346
(@12:00 AM)
8 The Marke [d] Santa Ana
100 E
MacArthur
Blvd
300 Unit Apartments
• 155 1-Bedroom Units
• 131 2-Bedroom Units
• 14 3-Bedroom Units
Gated
Residential
Structure
660 Spaces
• Residents - 600 sp.
• Public/Guests - 60 sp.

Thursday & Saturday
12AM-11:59PM

0.767
(@12:00 AM)

0.643
(@ 2:00 PM &
3:00 PM)
9 Core
Apartments
[d][e]
Anaheim
1815
Westside
Drive
222 Unit Apartments
• 328 Bedrooms Structure 726 Spaces
Thursday, Friday &
Saturday
5PM-12AM

1.38 (@12:00 AM)

1.33 (@12:00 AM)
10 Baker Block [d] Costa
Mesa
125 Baker
Street
240 Unit Apartments
• 349 Bedrooms Structure 466 Spaces
Thursday, Friday &
Saturday
5PM-12AM

1.30 (@12:00 AM)

1.24 (@12:00 AM)
11 Rize [d] Irvine 1100
Synergy
363 Unit Apartments
• 511 Bedrooms Structure 564 Spaces Tuesday & Saturday5PM-12AM

1.18 (Peak Hour N/A)

1.22 (Peak Hour N/A)
12 Edgeway [f] Bellflower 9735 Oak
Street
91 Unit Apartments
• 52 1-Bedroom Units
• 31 2-Bedroom Units
• 8 3-Bedroom Units
Structure
137 Spaces
• Residents - 129 sp.
• Guests - 8 sp.

Thursday
12AM

1.28 (@12:00 AM) --
13 Newhall
Crossings [g]
Santa
Clarita
22551 9th
Street
47 Unit Apartments
• 5 1-Bedroom Units
• 32 2-Bedroom Units
• 10 3-Bedroom Units
Structure 99 Spaces Thursday
12AM

1.27 (@12:00 AM) --
Average: 1.28 --
85th Percentile: 1.43 --
95th Percentile: 1.46 --
Notes:
[a] Source: Counts collected by Counts Unlimited on May 2023. [b] Source: Parking Demand Analysis for the Proposed Fifth Avenue/Huntington Drive Mixed-Use Project City of Monrovia, California, prepared by LLG, Oct. 2012 [c] Source: Counts collected by LLG on December 2016.
[d] Source: Revised Parking Study for Brea Plaza Shopping Center, prepared by LSA, January 2022. [e] At the time of the surveys, 222 of the 400 units were occupied. [f] At the time of the surveys, 89 of the 91 units were occupied. [g] At the time of the surveys, 45 of the 47 units were occupied.

Comparable Site City Address Development
Summary
Parking
Facility Parking Supply Survey Period

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WEEKDAY SURVEY PLUS SHARED PARKING [1]

DOWNTOWN NEWHALL MIXED-USE PROJECT, SANTA CLARITA
Land Use Resident Guest
Size 78 DU Total
Pkg Rate 0.25 /DU Spaces = Comparison w/
Gross 20 Spc. 32 Parking Supply
Spaces Shared 135 Spaces [2]
Number of Number of Parking Surplus
Time of Day Spaces Spaces Demand (Deficiency)
9:00 AM 53 57 78
10:00 AM 58 62 73
11:00 AM 58 62 73
12:00 PM 68 72 63
1:00 PM 81 85 50
2:00 PM 69 73 62
3:00 PM 62 66 69
4:00 PM 68 72 63
5:00 PM 75 83 52
6:00 PM 85 96 39
7:00 PM 92 111 24
8:00 PM 94 113 22
9:00 PM 68 87 48
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020.

Existing OnStreet Demand
4 4
4 4
4 4
8 11
19 19
19 [2] There is an existing on-street parking supply of 132 spaces. With the closure of the driveway along Main Street that will occur with the construction of the Project an additional 3 on-street parking spaces will be provided.
4 4

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WEEKEND SURVEY PLUS SHARED PARKING [1]

DOWNTOWN NEWHALL MIXED-USE PROJECT, SANTA CLARITA
Land Use Resident Guest
Size 78 DU Total
Pkg Rate 0.25 /DU Spaces = Comparison w/
Gross 20 Spc. 32 Parking Supply
Spaces Shared 135 Spaces [2]
Number of Number of Parking Surplus
Time of Day Spaces Spaces Demand (Deficiency)
9:00 AM 77 81 54
10:00 AM 85 89 46
11:00 AM 86 90 45
12:00 PM 87 91 44
1:00 PM 91 95 40
2:00 PM 96 100 35
3:00 PM 95 99 36
4:00 PM 95 99 36
5:00 PM 99 107 28
6:00 PM 103 115 20
7:00 PM 104 124 11
8:00 PM 111 131 4
9:00 PM 95 115 20
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] There is an existing on-street parking supply of 132 spaces. With the closure of the driveway along Main Street that will occur with the construction of the Project an additional 3 on-street parking spaces will be provided.

Existing OnStreet Demand
4 4
4 4
4 4
4 4
20 20
20 8
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APPENDIX A

EDGEWAY AND NEWHALL CROSSINGS PARKING
COUNTS

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Edgeway Bellflower 9735 Oak Street, Bellflower, CA 90706Friday, November 8th , 2024 Supply Demand
Regular 110 88
Handicap 3 2
Electric Vehicle 16 12
Subtotal 129 102
Total Occupancy 129 102
Total Percent 79%
Supply Demand
Handicap 1 1
Guest [a] 8
Leasing / Guest 3 3
Subtotal -- 12
Total Occupancy -- 12
Notes
[a] Parking supply consists of guest parking provided in alleyway to the westof the building and on-street parking to the north and south of the building.

Garage
Guests
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268

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Newhall Crossings 22551 9th Street, Santa Clarita, CA 91321Friday, November 8th , 2024 Supply Demand
Regular 97 48
Handicap 2 0
Subtotal 99 48
Total Occupancy 99 48
Total Percent 48%
Supply Demand
Street Parking [a] 9
Subtotal -- 9
Total Occupancy -- 9
[a] Parking supply consists of spaces in the public portion of the parkingstructure and on-street parking along Main Street, 9th Street, and RailroadAvenue.

Garage
Guests
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268

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APPENDIX B

EXISTING COUNTS

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Attachment: Parking Demand Study (NEWHALL MIXED USE (MASTER CASE 24-134)) Thursday 4/25/2024
2A 2B 4 6A 6B 8 10A 10A 10B 7B 7B 3B 3B 1A 1B 3A 3A 3A 5A 5B 7A 7A 9A 9B Total Reg Reg Reg Reg Reg Reg Reg Yellow Reg Reg Disabled Reg Disabled Reg Reg Reg Moto Disabled Reg Reg Reg Disabled Reg Reg 9:00 AM 7 4 4 3 4 0 0 1 0 5 0 9 0 1 2 9 0 0 2 1 1 0 0 0 53 10:00 AM 6 3 5 3 4 0 0 1 1 6 0 8 0 1 2 8 0 0 3 1 6 0 0 0 58 11:00 AM 7 3 3 3 1 0 0 0 4 2 1 7 1 1 3 9 0 0 5 2 4 0 0 2 58 12:00 PM 7 3 4 0 3 1 0 0 4 1 0 9 0 1 4 12 0 1 7 2 8 1 0 0 68 1:00 PM 6 3 4 1 4 0 2 0 5 9 0 8 0 1 4 12 0 0 6 2 12 1 0 1 81 2:00 PM 6 3 1 2 3 0 2 0 4 4 0 8 0 1 5 12 0 0 7 2 8 0 1 0 69 3:00 PM 4 3 2 2 2 0 1 0 2 4 0 9 0 1 4 12 0 1 6 2 5 0 1 1 62 4:00 PM 7 3 1 2 3 0 2 0 2 5 1 9 1 1 4 12 0 0 5 1 7 0 1 1 68 5:00 PM 6 3 1 0 3 0 1 0 1 7 1 8 1 1 3 12 0 1 6 3 12 0 3 2 75 6:00 PM 7 2 1 1 5 0 3 0 4 11 1 9 0 1 2 12 0 1 7 2 12 1 0 3 85 7:00 PM 6 4 1 2 5 0 3 0 6 10 1 10 0 1 3 12 0 1 6 2 12 1 1 5 92 8:00 PM 7 4 1 2 5 0 2 0 7 11 1 7 1 1 5 11 0 1 6 3 11 1 2 5 94 9:00 PM 7 4 0 1 3 0 2 0 2 8 0 6 0 1 5 8 0 0 5 3 10 1 0 2 68 Inventory 8 4 6 3 5 9 6 8 11 1 9 1 3 5 12 2 1 8 3 12 1 4 10 132 Available Parking 1 0 1 0 0 8 3 -1 1 0 0 -1 0 2 0 0 2 0 1 0 0 0 1 5 38 Santa Clarita Parking Study
Prepared by AimTD LLC [email protected]

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Packet Pg. 82
Attachment: Parking Demand Study (NEWHALL MIXED USE (MASTER CASE 24-134)) Saturday 4/27/2024
2A 2B 4 6A 6B 8 10A 10A 10B 7B 7B 3B 3B 1A 1B 3A 3A 3A 5A 5B 7A 7A 9A 9B Total Reg Reg Reg Reg Reg Reg Reg Yellow Reg Reg Disabled Reg Disabled Reg Reg Reg Moto Disabled Reg Reg Reg Disabled Reg Reg 9:00 AM 7 3 3 3 5 2 2 1 2 11 0 9 0 2 2 12 0 1 4 2 6 0 0 0 77 10:00 AM 7 3 4 3 5 0 3 1 3 11 0 8 0 3 4 12 0 1 5 2 10 0 0 0 85 11:00 AM 7 4 4 3 5 0 3 0 4 11 1 9 1 2 4 12 0 1 4 2 9 0 0 0 86 12:00 PM 6 4 2 1 5 1 2 0 7 10 0 9 0 1 4 12 0 1 5 3 12 1 0 1 87 1:00 PM 5 3 1 2 5 0 4 0 7 11 0 9 0 1 3 12 0 1 5 2 12 1 2 5 91 2:00 PM 7 4 2 2 5 0 4 0 6 11 0 9 0 1 3 12 0 1 5 2 12 0 3 7 96 3:00 PM 8 4 1 1 5 0 4 0 7 11 0 8 0 1 4 12 0 1 6 2 12 0 1 7 95 4:00 PM 7 4 0 1 5 0 5 0 7 10 1 8 1 1 4 12 0 1 5 2 11 0 4 6 95 5:00 PM 7 3 1 3 5 1 4 0 7 11 1 8 1 1 4 12 0 1 6 2 12 0 3 6 99 6:00 PM 7 4 1 2 5 2 4 0 7 11 1 9 0 2 4 12 1 0 6 2 12 1 3 7 103 7:00 PM 6 3 0 0 5 5 5 0 7 11 1 9 0 2 4 12 0 1 6 2 12 1 4 8 104 8:00 PM 6 4 1 1 5 7 5 0 7 11 1 9 1 2 4 11 0 1 6 2 12 1 4 10 111 9:00 PM 6 4 0 1 5 5 4 0 7 9 0 8 0 1 4 10 0 0 6 2 11 1 3 8 95 Inventory 8 4 6 3 5 9 6 8 11 1 9 1 3 5 12 2 1 8 3 12 1 4 10 132 Available Parking 0 0 2 0 0 2 1 -1 1 0 0 0 0 0 1 0 1 0 2 0 0 0 0 0 21 Santa Clarita Parking Study
Prepared by AimTD LLC [email protected]

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Attachment: Parking Demand Study (NEWHALL MIXED USE (MASTER CASE 24-134)) LINSCOTT, LAW & GREENSPAN, engineers
N:\4800\2244807 - Newhall Mixed-Use Project, Santa Clarita\Report\4807 Appendix Cover.doc

APPENDIX C

SHARED PARKING DEMAND

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Attachment: Parking Demand Study (NEWHALL MIXED USE (MASTER CASE 24-134)) Land Use
Size 78 DU
Pkg Rate[2] 0.25 /DU
Mode Adjust
Non-Captive Ratio
Gross
Spaces
Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of # Of % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3] Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3] Spaces Peak [3] Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 100% 0 90% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 10% 2 2 2 2 2 2 2 2 2 2 2 2 2 2 100% 0 76% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 2 2 2 2 2 2 2 2 2 2 2 2 2 8:00 AM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 64% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 9:00 AM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 52% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 10:00 AM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 48% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 11:00 AM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 43% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 12:00 PM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 38% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 1:00 PM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 38% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 2:00 PM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 38% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 3:00 PM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 38% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4:00 PM 19% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 43% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 5:00 PM 38% 8 8 8 8 8 8 8 8 8 8 8 8 8 8 100% 0 48% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8 8 8 8 8 8 8 8 8 8 8 8 8 8 6:00 PM 57% 11 11 11 11 11 11 11 10 10 11 11 11 11 11 100% 0 57% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11 11 11 11 11 11 11 10 10 11 11 11 11 11 7:00 PM 95% 19 19 19 19 19 19 19 18 18 19 19 19 19 19 100% 0 67% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 19 19 19 19 19 19 19 18 18 19 19 19 19 19 8:00 PM 95% 19 19 19 19 19 19 19 18 18 19 19 19 19 19 100% 0 76% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 19 19 19 19 19 19 19 18 18 19 19 19 19 19 9:00 PM 95% 19 19 19 19 19 19 19 18 18 19 19 19 19 19 100% 0 81% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 19 19 19 19 19 19 19 18 18 19 19 19 19 19 10:00 PM 95% 19 19 19 19 19 19 19 18 18 19 19 19 19 19 100% 0 90% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 19 19 19 19 19 19 19 18 18 19 19 19 19 19 11:00 PM 76% 15 15 15 15 15 15 15 14 14 15 15 15 15 15 100% 0 92% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 15 15 15 15 15 15 15 14 14 15 15 15 15 15 12:00 AM 48% 10 10 10 10 10 10 10 10 10 10 10 10 10 10 100% 0 95% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10 10 10 10 10 10 10 10 10 10 10 10 10 10 Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020. [2] Parking rates for all land uses based on City code. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 20 Guest Spc. 0 Reserv Spc. 0 Resid. Spc. 20 Total Spaces Appendix C
RESIDENTIAL (Studio)
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]

1.00 1.00

1.00 1.00

1.00 1.00
Guest Parking Demand Reserved Parking Demand Resident Parking Demand Residential (Studio)
Shared Parking Demand

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Attachment: Parking Demand Study (NEWHALL MIXED USE (MASTER CASE 24-134)) Land Use
Size 78 DU
Pkg Rate[2] 0.25 /DU
Mode Adjust
Non-Captive Ratio
Gross
Spaces
Time % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec % Of # Of % Of Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec Peak Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec L. Dec of Day Peak [3] Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Peak [3] Spaces Peak [3] Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces 6:00 AM 0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 100% 0 100% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 95% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 8:00 AM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 88% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 9:00 AM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 80% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 10:00 AM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 75% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 11:00 AM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 70% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 12:00 PM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 68% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 1:00 PM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 65% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 2:00 PM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 65% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 3:00 PM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 68% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4:00 PM 20% 4 4 4 4 4 4 4 4 4 4 4 4 4 4 100% 0 71% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 5:00 PM 40% 8 8 8 8 8 8 8 8 8 8 8 8 8 8 100% 0 74% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8 8 8 8 8 8 8 8 8 8 8 8 8 8 6:00 PM 60% 12 12 12 12 12 12 12 11 11 12 12 12 12 12 100% 0 77% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12 12 12 12 12 12 12 11 11 12 12 12 12 12 7:00 PM 100% 20 20 20 20 20 20 20 19 19 20 20 20 20 20 100% 0 80% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 20 20 20 20 20 20 20 19 19 20 20 20 20 20 8:00 PM 100% 20 20 20 20 20 20 20 19 19 20 20 20 20 20 100% 0 83% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 20 20 20 20 20 20 20 19 19 20 20 20 20 20 9:00 PM 100% 20 20 20 20 20 20 20 19 19 20 20 20 20 20 100% 0 86% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 20 20 20 20 20 20 20 19 19 20 20 20 20 20 10:00 PM 100% 20 20 20 20 20 20 20 19 19 20 20 20 20 20 100% 0 89% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 20 20 20 20 20 20 20 19 19 20 20 20 20 20 11:00 PM 80% 16 16 16 16 16 16 16 15 15 16 16 16 16 16 100% 0 92% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 16 16 16 16 16 16 16 15 15 16 16 16 16 16 12:00 AM 50% 10 10 10 10 10 10 10 10 10 10 10 10 10 10 100% 0 100% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10 10 10 10 10 10 10 10 10 10 10 10 10 10 Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Third Edition, 2020.

Appendix C
Reserved Parking Demand
Residential (Studio)
Guest Parking Demand Resident Parking Demand Shared Parking Demand WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
RESIDENTIAL (Studio)

1.00 1.00

1.00 1.00

1.00 1.00
20 [2] Parking rates for all land uses based on City code. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 20 Guest Spc. 0 Reserv Spc. 0 Resid. Spc. Total Spaces

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Packet Pg. 86
Attachment: Parking Demand Study (NEWHALL MIXED USE (MASTER CASE 24-134)) Santa Clarita Valley Historical Society | PO Box 221925, Newhall CA 91322-1925 | scvhs.org February 28, 2025
To whom it may concern:

As a longtime supporter of the goals of the City of Santa Clarita’s Downtown Newhall Specific Plan, and after careful consideration, the Board of Directors of the Santa Clarita Valley Historical Society (“the Board”) voted unanimously on February 24, 2025, to support the redevelopment of the area of Newhall bounded by Railroad Avenue, Market Street, Main Street, and the building at 24316 Main Street (the former location of Mac’s Pool Supply).

To that end, the Board unanimously recorded its non-opposition to the removal of the building at 24307 Railroad Avenue/22505 Market Street, commonly known as “Ye Olde Courthouse.” The building is listed as one of the City of Santa Clarita’s Historic Resources. The City’s Historic Preservation Ordinance (17.03.145 UDC) states that upon a finding that the removal of a Historic Resource is necessary to proceed with a development project consistent with and supportive of identified goals and objectives of the General Plan,
… the City Council shall direct the property owner to relocate the designated historic structure to a site within the City of Santa Clarita and approved by the City Council. Such relocation may include the assistance of the developer, the City of Santa Clarita, the Santa Clarita Valley Historical Society, or other entity as appropriate. Alternatively, upon completion of appropriate environmental review, if any, and upon making the determination that relocation is infeasible and there are no feasible alternatives to demolition, the City Council may direct the Building Official to issue the permit for demolition.

The Board suspects it would be infeasible to relocate the building, whose historical integrity was severely compromised by an unfortunate 1968 remodel. Upon review, the Board is aware that no interior features remain from its use as a County Courthouse (1932-1971). Should the City deem it necessary to issue a demolition permit, the Board believes it appropriate for the City to exact an impact fee from the applicant comparable in amount to the estimated cost of relocating and restoring the building to its original historical condition, such fee revenue to be restricted to the advancement of historical preservation goals within the City of Santa Clarita.

Further, the Board urges the City to require the developer to cooperate with the City and the Historical Society to add plaques in several locations throughout the project to identify the historical uses of the property.

Alan Pollack
President, Santa Clarita Valley Historical Society

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Packet Pg. 87
Attachment: Historical Society Letter (NEWHALL MIXED USE (MASTER CASE 24-134)) Proposal for Redevelopment of 24307 Railroad Ave (Old Courthouse) Background:

The property at 24307 Railroad Ave, commonly known as the Old Courthouse, was constructed in 1931 to serve as both the Santa Clarita Courthouse on the ground floor and the Masonic Lodge on the second floor. In 1960, the Newhall Masonic Building Company liquidated the property, and the courthouse was relocated to Valencia in 1968. Since then, the building has undergone multiple renovations, including conversion of the ground floor to office space. At one point, a coffee shop operated there for train commuters, though it has since closed.

The building was designated as a historical structure following the adoption of the Old Town Newhall Specific Plan (OTNSP) in 2005, which included the establishment of a historical preservation ordinance. Due to its local significance, the building was included among the structures to be preserved. It currently serves as office space for a law firm and as a meeting venue for the Rafter’s AA group.

Proposal:

Old Town Main II, LLC proposes to redevelop this property, along with immediately adjacent parcels, into a 78-unit mixed-use apartment building with ground-floor retail along Main Street. This redevelopment will align with the requirements and guidelines established in the OTNSP, ensuring that the project enhances the continuity and vibrancy of Old Town Newhall’s historical significance while embracing future growth.

Findings:

Section 17.64.100(B) of the Santa Clarita Municipal Code permits the relocation of a historic resource if such relocation is necessary for a project that aligns with and supports the identified goals and objectives of the General Plan. The relocation must not significantly impact the purposes of the code, or any impact must be outweighed by the benefits of the new project. Furthermore, the structure must be movable without compromising its historical or architectural integrity, as demonstrated by an expert in historic preservation or building relocation.

This section also permits the demolition of a historical resource if relocation is infeasible and no feasible alternatives to demolition exist.

The proposed project meets the goals and objectives of the General Plan and conforms to the intent and guidelines established in the OTNSP. The project will add 78 dwelling units to Old Town Newhall, along with high-quality retail space consistent with the Arts and Entertainment (AE) zone designation for this site. This will contribute to the area’s economic development, vibrancy, and vitality. The architectural features of the proposed building will draw inspiration from historical references to buildings that previously existed on the site and within its immediate neighborhood, paying homage to Old Town Newhall’s historical character.

Following an evaluation of relocation possibilities, the extensive modifications, additions, and alterations to the original structure render relocation infeasible based on discussions with local stakeholders and representatives from the Santa Clarita Historical Society.

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Packet Pg. 88
Attachment: Proposal for Demo of Historic Resource (NEWHALL MIXED USE (MASTER CASE 24-134)) Proposed Mitigation Measures:

While the Old Courthouse structure is proposed to be demolished, we are committed to preserving its historical significance through the following measures:

1. Installation of a permanent commemorative plaque at a prominent location on the new building’s exterior, identifying the site as the location of the Old Courthouse and describing its history.

2. Documentation and professional photography of the Old Courthouse in its current condition, with a display of these photographs and descriptive text as a collage within the lobby of the new mixed-use building.

3. A $750,000 monetary contribution from Old Town Main II, LLC to support the mission of the Santa Clarita Historical Society.

We appreciate your consideration of this request and look forward to collaborating on a development that fosters the continued growth and vibrancy of Santa Clarita while respecting its rich historical heritage.

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Attachment: Proposal for Demo of Historic Resource (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134))

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Attachment: Pacific Empire Builders - Historic Building Relocation Feasibility Assessment (NEWHALL MIXED USE (MASTER CASE 24-134)) Ph | 213.282.9800
www.westsideacoustics.com
801 S. Grand Ave., Suite 1020
Los Angeles, California
Santa Clarita Development
Construction Noise Review
Project No. 25.0170
April 16, 2025
Tai Lane, Senior Development Manager
Serrano Development Group
24 North Marengo
Pasadena, California 91101
Dear Tai,
Westside Acoustics and Vibration Engineering (Westside) has evaluated the subject project for expected exterior construction noise level production to the surrounding community; particularly to the nearby radio station (KHTS Radio), which has expressed concern over construction activities. Westside has evaluated expected construction noise levels to this particular receptor and compared these to existing environmental noise levels that the KHTS Radio experiences to opine on the true impact of the anticipated construction noise. This letter documents our findings and conclusions.

1.0 EXECUTIVE SUMMARY
The full analysis of existing noise exposure and future anticipated construction noise exposure to the nearby radio station to the subject project are included in the following sections. However, below is a brief summary of Westside’s findings:
• Due to the nearby railroad, which includes freight train passby’s, the radio station is currently exposed to high noise levels.
• Calculated construction noise level activities, assuming standard construction noise mitigation measures, are comparable to the existing noise environment. • It is Westside’s professional opinion that construction noise should not substantially impact the radio station given it is not expected to be louder than the current noise environment.

2.0 EXISTING NOISE EXPOSURE
As a benchmark for comparison, Westside has evaluated existing noise levels at the radio station in question from two separate sources. Anticipated construction noise levels will be compared to these results in the next section.

2.1 Newhall Mixed-Use Acoustical Report
An acoustical analysis report, prepared by another consultant, was provided for a nearby project. The report is titled “Old Town New Hall Mixed-Use” and was prepared

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Packet Pg. 103 Attachment: Westside Acoustics - Construction Noise Review (NEWHALL MIXED USE (MASTER CASE 24-134)) Westside Project No. 25.0170
Santa Clarita Development
Construction Noise Review
April 16, 2025 | Page 2 of 5
November 8, 2016 by Christopher Jean & Associates Inc. This project is located at the corner of Railroad Avenue and Lyons Avenue, but is partially shielded from railroad and traffic noise along Railroad Avenue by another building.

Based on data presented in this report, Westside expects the east façade of the radio station is subject to an average daytime hourly noise level of approximately 70 dB solely due to train activity (entirely controlled by freight train noise). Note there is no substantial difference in expected noise level at the radio station compared to the report subject building due to similar setback distances (< 1dB). See Figure 1 below showing an aerial image of the subject project site and radio station relative to the nearby railroad.

Figure 1: Aerial Site Map

2.2 Freight Train Noise Analyses
Per the nearest crossings inventory data provided by the Department of Transportation (DOT) Federal Railroad Administration (FRA) Office of Safety Analysis website, train crossing events consist of both commuter and freight trains. For the purposes of this analysis, Westside has solely evaluated noise from freight train passby’s. The crossing inventory report indicates that this area is not a “quiet zone;” which means that trains are required to sound their horns as they approach a crossing with a roadway. Train horns are generally the loudest part of a train operations when moving through a crossing.

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Packet Pg. 104 Attachment: Westside Acoustics - Construction Noise Review (NEWHALL MIXED USE (MASTER CASE 24-134)) Westside Project No. 25.0170
Santa Clarita Development
Construction Noise Review
April 16, 2025 | Page 3 of 5
Westside utilized previously measured freight train noise data from other projects to evaluate expected noise levels from single-event train passby’s at the radio station. After adjusting for appropriate measurement distance (185-feet, see previous section), freight train events are expected to be approximately between 76 dB and 82 dB. Freight train events can last anywhere from 120 seconds to over 5 minutes depending on the size, speed, length of train and whether or not there are delays in operations.

3.0 EXPECTED CONSTRUCTION NOISE EXPOSURE

3.1 Typical Construction Equipment
Given the subject project size and scope, Westside has anticipated typical construction equipment used for a construction project of this nature but has limited analysis to the “noisiest” equipment pieces. Table 1 below is the list of equipment used in the following analysis. Construction phases are bundled based on types of equipment anticipated, not actual construction schedule. Equipment sound levels and analysis methodology are all per the Federal Highway Administration (FHWA) Highway Construction Noise Handbook (August 2006, Final Version).

Table 1: Expected Construction Equipment
Construction Phase Anticipated Equipment
Demolition Backhoe, Bulldozer, Crane, Excavator
Grading/Excavation
Backhoe, Bulldozer, Crane, Excavator,
Front-end Loader, Generator, Grader,
Jackhammer, Paver, Truck(s), Pile Driver
(screw or vibration)
Building Construction
Crane, Concrete Mixer Truck, Concrete
Saw, Generator, Pneumatic Tool(s),
Truck(s)

3.2 Calculated Construction Noise Levels
In addition to equipment being separated into different phases based on use, analysis of construction noise exposure was separated based on anticipated separation distances:
average separation distance, minimum separation distance, and truck-route distances.

1. The average separation distance analysis takes all equipment sound levels into consideration simultaneously and assumes they are all located at the project center. This is of course never the case but is the average physical distance each piece of equipment would likely be away from the radio station building at any given time, or over the course of the phase of construction. This could be considered the “average” noise exposure level.

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Packet Pg. 105 Attachment: Westside Acoustics - Construction Noise Review (NEWHALL MIXED USE (MASTER CASE 24-134)) Westside Project No. 25.0170
Santa Clarita Development
Construction Noise Review
April 16, 2025 | Page 4 of 5

2. The minimum separation distance only accounts for one equipment piece at a time and assumes the minimum separation distance between the project boundary and the radio station. This could be considered the “maximum” noise exposure level.

3. The truck route is unique because it is the only noise source that is not bound by the property boundary; trucks deliver materials to or remove materials from the site. Typical construction plans often include strategic truck routing to avoid sensitive receptors for noise, and other reasons. It is assumed that this will be implemented and therefore this noise source is not included in the analysis.

Finally, this assessment assumes that typical construction mitigation measures are implemented, including but not limited to properly functioning, adjusted mufflers on appropriate equipment, limiting construction hours to those specified in the city municipal code, locating continuously running equipment (e.g., generators, pumps, etc.) away from sensitive noise receptors, strategic truck routes, and conducting a more in depth construction noise study.

See Table 2 below for Westside’s calculated construction noise exposure levels per the discussion items above.

Table 2: Calculated Construction Noise Levels
Construction
Phase
Construction Noise Level
[dB] per Setback Distance
Calculated Freight Train
Exposure Noise Levels [dB]
Average
Separation
Minimum
Separation Average Maximum
Demolition 77 79
76 82 Grading/Excavation 79 80
Building
Construction 77 79
These calculated noise levels are comparable to those of the typical train operations evaluated in section 2.0.

4.0 CONCLUSIONS
Westside understands that a nearby radio station to the subject project has expressed concerns over construction noise exposure affecting their operations. Westside has conducted an evaluation of anticipated existing noise exposure to the radio station due to transit noise sources and compared these levels to calculated construction noise levels expected to reach the station.

Existing noise exposure to the radio station is expected to be high, both on an hourly average noise level basis and a single event level basis, due to the adjacent railroad which has regular freight train passby’s.

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Packet Pg. 106 Attachment: Westside Acoustics - Construction Noise Review (NEWHALL MIXED USE (MASTER CASE 24-134)) Westside Project No. 25.0170
Santa Clarita Development
Construction Noise Review
April 16, 2025 | Page 5 of 5
Construction noise level exposure to the radio station was calculated based on typical equipment expected for a project of this nature and assuming typical construction noise mitigation measures. Noise levels were found to be comparable to those already experienced due to train activities.

Given the existing high-noise acoustic environment created by nearby train activity, it is Westside’s professional opinion that construction noise will not substantially add to the noise environment and therefore would not represent a substantial acoustic impact.

Please feel free to contact us with any questions.

Sincerely,
Westside Acoustics
John LoVerde, FASA
Acoustician

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Packet Pg. 107 Attachment: Westside Acoustics - Construction Noise Review (NEWHALL MIXED USE (MASTER CASE 24-134))

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Packet Pg. 108
Attachment: Applicant Letter to Amend Proposed Contribution (NEWHALL MIXED USE (MASTER CASE 24-134))

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Packet Pg. 109
Attachment: Applicant Letter to Request Additional Condition of Approval (NEWHALL MIXED USE (MASTER CASE 24-134)) Mindy Bish, Esq
22505 Market St Suite 104
Newhall, CA 91321
(213) 392 - 3385
[email protected]
April 28, 2025
The City Council of Santa Clarita
23920 Valencia Blvd #120
Valencia, CA 91355
Honorable Members of the City Council of Santa Clarita:

My name is Mindy Bish. I am the owner of the building on Market Street and Railroad Avenue that houses both my law firm and the Rafter’s. Firstly, thank you all for doing the due diligence expected of you by the good people of Santa Clarita. As a resident of Santa Clarita since 1993, I appreciate the work to ensure the city grows responsibly and respectfully. I wanted to take the time to address your concerns about the inclusion of the building in the work being proposed by Serrano development: the historic nature of the building, the issue of parking, and the relocation of the Rafter’s clubhouse. I thank you in advance for your time reviewing this letter.

In regard to the historic nature of the building; unfortunately what remains is tenuous at best.

Nothing exists documenting the original form of the building to determine if the building in its current form is, in any way, the same as it was. There is nothing to see on the exterior of the building. The building attracts no visitors based on its alleged historic value. No one showed any interest in the building as a historic landmark until the time it was up for inclusion by Serrano in their development plans. While I respect people’s desire to keep important landmarks of the past, especially as a History major myself, this building simply is not the landmark, in any way, it’s being ascribed to be.

Parking is a major issue in Downtown Newhall. No one refutes this as an issue. However, that problem exists whether or not this development goes forward. Parking is a problem that needs to be resolved regardless of this development. That resolution should come quickly in the form of another parking structure. Placing the burden on Serrano to build much needed and required housing and fix a long-standing problem is an undue burden that will result in less housing not more parking. I would ask the council allow the parking to go forward as specified and move forward with a new parking structure to fix the current parking problem in the area.

The Rafters has found a new place for its clubhouse. While the Rafters does good work in the community they have not been good tenants. They did not respond timely to requests to keep common areas clean or to ask their members to avoid loitering for prolonged periods. As such, they were asked to find a new place regardless of the building’s inclusion in this development.

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Packet Pg. 110 Attachment: Comment Letter (NEWHALL MIXED USE (MASTER CASE 24-134)) Further, the Rafters stands to get an incredible amount of help for their move if the development proceeds. In that situation they’ll be able to remove as much of the interior of their clubhouse as they’d like and get $25,000 in assistance to renovate their new space plus they’ll also be provided with discounted contractor work from Hahn Contractors. Rafters stands to gain if the development is allowed to proceed.

Lastly, while I have enjoyed my time in Santa Clarita, I have relocated to Florida for the past three years to help an elderly colleague transition to retirement. As such, I will be moving to sell the building regardless of the outcome of the development. In doing so, the building will likely, as the Mayor indicated, be sold to someone else trying to develop it. Someone who might not have the same kind of interest as Serrano in building something as mutually beneficial. And someone who may adhere to the letter of the law when it comes to what is required of them. I believe it will result in the best possible outcome for this building and the city for Serrano to take ownership, a known partner to the city, as opposed to leaving this work for someone else.

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Packet Pg. 111 Attachment: Comment Letter (NEWHALL MIXED USE (MASTER CASE 24-134))

NOTICE OF DETERMINATION
[X] County Clerk [ ] State Clearinghouse
County of Los Angeles 1400 Tenth Street
12400 E. Imperial Hwy., Rm. 1007 Sacramento, CA 95815
Norwalk, CA 90650

PROJECT
NAME:

Newhall Mixed-Use Project: Master Case 24-134

PROJECT
LOCATION:
24300, 24308, 24316 Main Street and 22505 Market Street (Assessor’s Parcel Numbers (APNs) 2831-012- 022 through -026)

PROJECT
DESCRIPTION:

The applicant is requesting a Conditional Use Permit (CUP), Minor Use Permit (MUP), Adjustment Permit (ADJ), Development Review (DR), and Architectural Design Review (ADR) for the redevelopment of the Mac’s Pool Supply (24316 Main Street), Horseshoe on Main (24300 Main Street), and the potentially historic Masonic Lodge/Courthouse (22505 Market Street) buildings located on the three-way corner of Main Street, Market Street, and Railroad Avenue. The project is a full-block development consisting of the demolition of the existing structures to construct a new five-story mixed-use building at approximately 52 feet in height. The ground level includes approximately 5,300 square feet of commercial floor area and ground-level parking within the building footprint. The upper levels include 78 apartment units. A total of 122 parking stalls are proposed within one subterranean and the first-floor levels. Vehicle access to the project site would be provided from Railroad Avenue and Market Street. The project requires a CUP to increase the allowable floor area ratio. An MUP with City Council approval is required to demolish the onsite potentially historic building. The applicant is requesting an ADJ for a 20-percent reduction in the amount of shared amenity space to be provided. The subject properties are located in the Arts & Entertainment zone of the Old Town Newhall Specific Plan (OTNSP). The project was contemplated under the OTNSP Final Environmental Impact Report (FEIR) and the project will comply with all mitigation measures to ensure compliance with the FEIR.

PROJECT
APPLICANT:

Serrano Development Group
This is to advise that the City of Santa Clarita has made the following determinations regarding the project described above:
1) The project was approved by the [] Director of Community Development [ ] Planning Commission [X] Mayor and City Council on the following date: April 22, 2025.
2) [ ] A Negative Declaration was prepared for this project pursuant to the provisions of CEQA (Section 15070 {a}). 3) [ ] A Negative Declaration was prepared for this project pursuant to the provisions of CEQA (Section 15070 {b}). 4) [X] An Environmental Impact Report (EIR) was prepared for this project pursuant to the provisions of CEQA. 5) [ ] An Addendum to the Final EIR was prepared for this project pursuant to the provisions of CEQA. 6) The project [ ] WILL [X] WILL NOT have a significant impact on the environment. 7) Mitigation measures [X] WERE [ ] WERE NOT made a condition of project approval. 8) A Statement of Overriding Considerations [ ] WAS [X] WAS NOT adopted for this project.

This is to certify that the [ ] NEGATIVE DECLARATION [X] ENVIRONMENTAL IMPACT REPORT [ ] ADDENDUM with record of project approval is available for public review at:

DEPARTMENT OF COMMUNITY DEVELOPMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, California 91355
(661) 255-4330
Contact Person/Title: Emily Rubalcava, Assistant Planner I Signature: ________________________________________________

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Packet Pg. 112 Attachment: CEQA Notice of Determination (NEWHALL MIXED USE (MASTER CASE 24-134))

Agenda Item: 2

CITY OF SANTA CLARITA

AGENDA REPORT

PUBLIC HEARINGS
CITY MANAGER APPROVAL:

DATE: May 13, 2025
SUBJECT: 2025 MUNICIPAL CODE UPDATES - FIRST READING
DEPARTMENT: Community Development
PRESENTER: Andy Olson

RECOMMENDED ACTION
City Council:

1. Conduct a public hearing.

2. Determine that the project is exempt from environmental review pursuant to California Environmental Quality Act under CEQA Guidelines Section 15061(b)(3), the common-sense exemption.

3. Introduce and pass to second reading an ordinance entitled: “AN ORDINANCE OF THE

CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 24-112, CONSISTING OF UNIFIED DEVELOPMENT CODE 24-001 (UDC24-001) AND SPECIFIC PLAN AMENDMENT 24-001 (SP24-001), AMENDING

THE SANTA CLARITA MUNICIPAL CODE, OLD TOWN NEWHALL SPECIFIC

PLAN, LYONS CORRIDOR PLAN, AND SOLEDAD CANYON ROAD CORRIDOR PLAN AS SHOWN IN EXHIBITS A-H,” waive reading of the text and consent to read by title only, as listed on the agenda.

BACKGROUND
The project was placed on the agenda for the regular City Council meeting on April 22, 2025.

Prior to opening the public hearing, the City Council voted 4-0 to continue the item to May 13, 2025.

The City of Santa Clarita (City) periodically updates the Santa Clarita Municipal Code (SCMC) and other planning documents to reflect current legislation and regulations, planning trends, and newly-identified planning issues. This helps to clarify code language in an effort to keep it relevant, fresh, and easy to understand and implement. The last comprehensive planning update 2 Packet Pg. 113

of the SCMC was in July 2022. The proposed updates include text amendments to SCMC Chapter 2 (Administration and Personnel), Chapter 17 (Zoning), and Chapter 23 (Neighborhood Preservation); the Old Town Newhall Specific Plan (OTNSP); the Lyons Corridor Plan (LCP); and the Soledad Canyon Road Corridor Plan (SCP).

City staff presented these proposed amendments to the City Council Development Committee on February 18, 2025, and to the Planning Commission on March 18, 2025. The Planning Commission, in a 5-0 vote, adopted a resolution recommending the City Council adopt an ordinance and approve Master Case 24-112, with its associated entitlements. The Planning Commission agenda report is available in the City Clerk’s reading file.

PROJECT DESCRIPTION
The proposed project would update the SCMC, OTNSP, LCP, and SCP. The proposed amendments were prepared by City staff in coordination with the City Attorney’s Office. The project consists of text amendments only; no changes to the City’s zoning map or development densities are proposed. The proposed amendments would address state and federal legislation and regulatory requirements, streamline processes, enhance customer service, and improve consistency and clarity in the SCMC. No construction or development is proposed as part of the project.

Amendments to Address State and Federal Legislation and Regulation Parking Minimums: Assembly Bill (AB) 2097 limits the City’s ability to impose minimum parking requirements within one-half mile of a major transit stop. Generally, parking requirements may not be enforced on a project unless the City can identify substantially negative impacts on existing residential or commercial parking within one-half mile of the project. The proposed amendments would require those applicants invoking AB 2097 to prepare a parking demand study.

Wireless Communications Facilities (WCF): The Federal Communications Commission expanded the area where ground-mounted equipment is required to be permitted when a new WCF co-locates with an existing facility. The amendments would allow ground-mounted equipment within 30 feet of existing ground-mounted equipment.

Accessory Dwelling Units (ADU): Senate Bill (SB) 897 and AB 2221 increased the allowable heights for ADUs from 16 feet to up to 18 to 25 feet. In addition, AB 1211 increased the number of detached ADUs permitted on multifamily properties from two ADUs to eight, and also prohibited the City from requiring the replacement of any parking that is demolished to construct an ADU. The proposed amendments reflect these changes.

Thrift Stores: The City’s current zoning regulations require a Minor Use Permit (MUP) for secondhand stores and a Conditional Use Permit for thrift stores; AB 2632 requires that thrift stores now be permitted in the same manner as non-thrift retail stores. The proposed amendments would update use charts to treat secondhand and thrift stores similarly to non-thrift stores and also create standards for any proposed donation collections at thrift stores. 2 Packet Pg. 114

SB 35 Projects: Proposed language addresses AB 2668, which requires that projects meeting the provisions of SB 35 cannot be subjected to conditional use permits and other non-legislative discretionary permits.

Amendments to streamline processes and enhance customer service Jobs Creation Overlay Zone (JCOZ): The 21-day JCOZ appeal period conflicts with the standard 15-day appeal period for public hearings. The proposed language would make the appeal period consistent with the standard 15-day appeal period for JCOZ projects that are approved or denied at a public hearing.

Architectural Enhancement: Commercial, industrial, and higher density residential zones allow for additional height beyond the building height for architectural screening and enhancements. Proposed language would make the Mixed-Use Corridor zone, LCP, and SCP consistent with these zones.

Mobile Pickup for Retail Businesses: Proposed language would establish clear development standards, including lighting and parking stall size, and allow for streamlined review for mobile pickup improvements for retail businesses.

Golf Cart and Low-Speed Vehicle Sales and Services: Proposed language would expand and rename the Motorcycle Sales and Services land use category to incorporate sales and services of golf carts and other low-speed vehicles.

Drive-Through Queuing: Proposed language would update the queuing analysis requirements for new drive-through uses to require local examples, when available.

Residential Energy Storage: Proposed language would establish the setbacks and planning requirements for residential energy storage (e.g., backup battery systems), consistent with standards for other wall-mounted or freestanding equipment (e.g., water heaters, air conditioners, heaters).

Residential Accessory Structures: Proposed language would revise the number of residential accessory structures (e.g., pool houses, barns, and detached garages) permitted-by-right (without an MUP) to be based on lot size instead of zoning designation. This would not alter the number of ADUs permitted on a property, or unenclosed structures, such as patio covers.

Public Nuisance Enforcement: Proposed language would broaden the entities that can be held accountable for public nuisances, such as vacation rental companies.

Amendments for consistency and clarity
The proposed amendments also include minor updates for consistency and clarity, including:
• Reference corrections for ridgeline preservation and commercial gating; 2 Packet Pg. 115

• Correction of a footnote for Personal Services in the OTNSP; • Clarification that the City Council will make any necessary determinations that are related to consistency with the General Plan in compliance with Government Code Section 65402;
• Replacing the term “open space” language for multifamily developments to instead reference private outdoor space and shared recreation facilities; • Elimination of affordable housing and density bonus land use charts that are superseded by state legislation;
• Clarification that commercial auto storage is usually, but not always, for a fee; and • Clarification of development standards for emergency generators and detached residential patio covers.

Entitlement Summary
A Zoning Code Amendment (UDC24-001) is required to update the SCMC, LCP, and SCP and a Specific Plan Amendment (SP24-001) is required to update the OTNSP. These entitlements are subject to the zoning code amendment and specific plan amendment processes listed in UDC Section 17.28.110(H) and 17.28.120(I).

ENVIRONMENTAL STATUS
A Notice of Exemption was prepared for the proposed project. The project is exempt from additional environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines (14 Cal. Code of Regs. § 15000, et seq.) Section 15061(b)(3), the common-sense exemption. The activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

PUBLIC NOTICING
All notices required by law were completed which consisted of a one-eighth page legal advertisement in The Signal newspaper on April 1, 2025. As of the writing of this staff report, City staff has received two letters regarding the proposed amendments from the community.

CONCLUSION
The proposed amendments to the SCMC, OTNSP, LCP, and SCP are consistent with the General Plan and support economic development and the general welfare of the City. Accordingly, City staff drafted the necessary findings of support, and the Planning Commission recommended approval of the proposed amendments to the City Council.

ALTERNATIVE ACTION
Other action as determined by the City Council.
2 Packet Pg. 116

FISCAL IMPACT
There is no fiscal impact.

ATTACHMENTS
Public Hearing Notice
Notice of Exemption
Ordinance
Comment Letters
Planning Commission Agenda Packet (available in the City Clerk's Reading File) 2 Packet Pg. 117

CITY OF SANTA CLARITA

COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355

NOTICE OF PUBLIC HEARING
APPLICATION: Master Case 24-112: Unified Development Code Amendment 24-001 and Specific Plan Amendment 24-001
PROJECT LOCATION: Citywide
PROJECT APPLICANT: City of Santa Clarita
PROJECT DESCRIPTION: The City of Santa Clarita (City) is requesting amendments to the City’s Municipal Code, including the zoning code (commonly referred to as the Unified Development Code or UDC), as well as amendments to the Old Town Newhall Specific Plan, Lyons Corridor Plan, and Soledad Canyon Road Corridor Plan. The proposed amendments are generally ministerial in nature, and are a part of the City’s ongoing efforts to address current legislation and to review, update, and improve the UDC.

PLANNING COMMISSION ACTION: On March 18, 2024, the Planning Commission voted 5-0 to recommend that the City Council approve the proposed amendments. Therefore, the City Council will conduct a public hearing on this matter on the following date:

DATE: Tuesday, April 22, 2025
TIME: At or after 6:00 p.m.

LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
A NOTICE OF EXEMPTION was prepared for the proposed project. The project is exempt from the California Environmental Quality Act (CEQA) under Article 5 Section 15061(b)(3), the common-sense exemption. The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings.

For further information regarding this proposal, you may contact the project planner at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255- 4330. Website: www.santa-clarita.com/planning. Send written correspondence to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Andy Olson, [email protected].

Mary Cusick, MMC
City Clerk
Published: The Signal, April 1, 2025

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Packet Pg. 118 Attachment: Public Hearing Notice (2025 Municipal Code Updates - First Reading)

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
[ ] Office of Planning and Research
1400 Tenth Street
Sacramento, CA 95814
DATE: May 27, 2025
PROJECT NAME: 2025 Santa Clarita Municipal Code Updates PROJECT APPLICANT: City of Santa Clarita, Department of Community Development (Contact: Andy Olson; 661.255.4973)
PROJECT LOCATION: Citywide
PROJECT DESCRIPTION: The City of Santa Clarita is updating the Santa Clarita Municipal Code (SCMC), including text amendments to Chapter 2 (Administration and Personnel), Chapter 17 (Zoning) and Chapter 23 (Neighborhood Preservation); the Old Town Newhall Specific Plan; the Lyons Corridor Plan; and the Soledad Canyon Road Corridor Plan.

This is to advise that the [ ] Director of Community Development [ ] Planning Commission [X] City Council of the City of Santa Clarita has approved the above project on May 13, 2025. Review of the project by the Department of Community Development found that the project is exempt from the provisions of the California Environmental Quality Act.

EXEMPT STATUS: A Notice of Exemption was prepared for the proposed project. The project is exempt from additional environmental review pursuant to CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.) Section 15061(b)(3), the common sense exemption. The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

Person or agency carrying out the project: City of Santa Clarita, Department of Community Development.

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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Packet Pg. 119 Attachment: Notice of Exemption (2025 Municipal Code Updates - First Reading)

ORDINANCE NO. 25-__

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 24-112, CONSISTING OF UNIFIED DEVELOPMENT CODE 24-001 (UDC24-001) AND SPECIFIC PLAN AMENDMENT 24-001 (SP24-001), AMENDING THE SANTA CLARITA MUNICIPAL

CODE, OLD TOWN NEWHALL SPECIFIC PLAN, LYONS CORRIDOR PLAN, AND

SOLEDAD CANYON ROAD CORRIDOR PLAN AS SHOWN IN EXHIBITS A-H

THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. FINDINGS OF FACT FOR MASTER CASE 24-112. The City Council makes the following findings of fact:

A. The City of Santa Clarita (City) periodically prepares updates to the Santa Clarita Municipal Code (SCMC), including the zoning regulations (Title 17), and to the City’s specific plans and corridor plans;
B. Title 17 of the SCMC was last updated in July 2022; the Old Town Newhall Specific Plan (OTNSP) was last updated in May 2022; and the Lyons Corridor Plan (LCP) and Soledad Corridor Plan (SCP) were last updated in December 2020; C. The project was duly noticed in accordance with the public hearing noticing requirements of the SCMC, and a one-eighth page advertisement was placed in The Signal Newspaper on April 1, 2025;
D. The City reviewed the project’s environmental impacts pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code §§ 21000, et seq.) and the CEQA Guidelines (14 California Code of Regulations §§15000, et seq.; collectively, CEQA);
E. City staff presented the project to the City Council Development Committee on February 18, 2025;
F. The Planning Commission held a duly noticed public hearing on this issue commencing on March 18, 2025, at 6:00 p.m., or later, at City Hall, 23920 Valencia Boulevard, Santa Clarita, California;
G. At the hearing described above, the Planning Commission considered a staff presentation, staff report, and public testimony on the SCMC, OTNSP, LCP, and SCP amendments proposed as part of this project. At the close of the public hearing, the Planning Commission in a 5-0 vote, recommended the City Council approve Master Case 24-112 and its associated entitlements, as shown in Exhibits A-H, which are incorporated by reference.

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Packet Pg. 120 Attachment: Ordinance (2025 Municipal Code Updates - First Reading)

H. The project was placed on the agenda for the regular City Council meeting on April 22, 2025. Prior to opening the public hearing, the City Council voted 4-0 to continue the item to May 13, 2025; and
I. The City Council held a duly noticed hearing on Master Case 24-112 on May 13, 2025. This Ordinance, and its findings, are made based upon the evidence presented to the City Council at its May 13, 2025, hearing including, without limitation, the staff report submitted by the Community Development Director.

SECTION 2. ENVIRONMENTAL ASSESSMENT OF MASTER CASE 24-112. Based upon the foregoing facts and findings, the City Council finds as follows:

A. A Notice of Exemption for this project was prepared in compliance with CEQA; B. The project is exempt from CEQA under CEQA Guidelines Section 15061(b)(3), the common sense exemption. The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA;
C. The documents and other materials that constitute the record of proceedings upon which the decision of the City Council is based is the Master Case 24-112 project file and that this project file is located within the Community Development Department and is in the custody of the Director of Community development; and D. Based upon the findings set forth above, the City Council recommends that the City Council find the Notice of Exemption for this project was prepared in compliance with CEQA.

SECTION 3. GENERAL FINDINGS FOR MASTER CASE 24-112. Based on the foregoing facts and findings for Master Case 24-112, the City Council determines as follows:

A. That the proposal is consistent with the General Plan; The project does not include any new development and is consistent with the General Plan’s objectives, policies, and procedures. The proposed amendments will assist the City in implementing the General Plan by creating consistent planning documents and updating SCMC sections. Amendments reflect current recent legislation, streamline processes and enhance customer service, and clarify and make consistent code language in an effort to keep the code relevant, useful, and helpful to the residents and businesses of the City.

B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of the SCMC and OTNSP;

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Packet Pg. 121 Attachment: Ordinance (2025 Municipal Code Updates - First Reading)

The proposed project would be consistent with the following findings of the OTNSP:

OTNSP-1: That the proposed use or project is consistent with the Old Town Newhall Specific Plan.

OTNSP-2: That the proposed use or project meets the development requirements for the Zone within which it is located including parking, architecture, and ground-floor uses.

The proposed amendments do not require a consistency finding with the existing code or OTNSP because the project would amend the SCMC, OTNSP, LCP, and SCP in general.

While no consistency finding is required, the proposed amendments would not change development densities or the City’s zoning map, and the changes are considered to be minor in nature, making the amendments consistent with these aspects of the SCMC. As described above, the project does not include any new development or construction.

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; and Nothing contained in the proposed amendments would endanger, jeopardize, or otherwise constitute a hazard to the public. The proposed amendments consist of minor updates to the SCMC, OTNSP, LCP, and SCP, and are intended to update these planning documents to reflect recent laws, development trends, and to clarify portions of the code where there are inconsistencies or ambiguity.

D. The proposal is physically suitable for the site. The factors related to the proposal’s physical suitability for the site shall include, but are not limited to, the following:

1. The design, location, shape, size, and operating characteristics are suitable for the proposed use;

2. 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;

3. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily available; and

4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.

The proposed amendments do not include development of any specific site, and would amend the SCMC in general. The amendments are minor and do not change the scope or goals of the various planning documents or the City’s General Plan. No development is

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Packet Pg. 122 Attachment: Ordinance (2025 Municipal Code Updates - First Reading)

proposed or would be approved by the amendments, and any future development that may occur under the revised amendments would require development review and environmental analysis at the time the projects are submitted. The City currently receives adequate service from the Los Angeles County Fire Department and the Los Angeles County Sheriff’s Department. The project area is likewise served by all applicable utilities. Nothing in the proposed amendments would increase the need for fire or police protection services, or increase demand for utilities.

SECTION 4. ADDITIONAL FINDINGS FOR UDC24-001. Based upon the foregoing facts and findings for Master Case 24-112 including UDC24-001, the City Council finds as follows:

A. The amendments are consistent with the adjacent area, if applicable; The proposed amendments would apply to properties throughout the City and are consistent with the principles of the General Plan. No new development is included with the proposed amendments.

B. The amendments are consistent with the principles of the General Plan; The proposed amendments would not alter the General Plan Land Use Map or Zoning Map, nor would the proposed amendments change development densities or population projections for the City. The proposed amendments reflect the requirements of new legislation, revise certain code sections to improve processes and clarify standards, and ensure the code is consistent and easy to interpret.

Specifically, the proposed amendments would implement the following objectives and policies of the General Plan:

Objective LU 1.2: Maintain the distinctive community character of villages and neighborhoods throughout the planning area by establishing uses, densities, and design guidelines appropriate to the particular needs and goals of each area.

Objective LU 4.3: Enhance older commercial and industrial areas.

Policy LU 4.1.4: Promote economic opportunity for all segments of the community, including small businesses and new businesses.

Policy LU 4.1.5: Provide a clear and consistent planning and permitting process to encourage new development that conforms to the General Plan.

Policy LU 4.3.4: Promote business development that upgrades and revitalizes older commercial corridors, including Lyons Avenue, Railroad
Avenue/Newhall Avenue, Main Street and Soledad Canyon Road, in a manner that reflects each area’s character, architecture, and history.

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Packet Pg. 123 Attachment: Ordinance (2025 Municipal Code Updates - First Reading)

The proposed amendments are consistent with the objectives and policies listed above because they would ensure the City remains compliant with current legislation and provide planning documents that are internally consistent, easier to read, and that provide clearer direction than the existing code documents provide. The proposed amendments support the character of the City’s neighborhoods and promote economic opportunities by providing development standards that are easier to understand and that provide a clear review process.

C. Approval of the amendments will be in the interest of public health, convenience, safety, and general welfare and in conformity with good zoning practice; The proposed amendments would support the public health, convenience, safety, and general welfare of the community, and are in conformity with good zoning practice because the proposed amendments would standardize planning language and development standards across the planning documents, updating certain sections to reflect new legislation, clarify certain code sections for readability and ease of use, and add new land use categories that support existing and future businesses.

D. The amendments are consistent with other applicable provisions of this code; and The proposed text amendments to the SCMC were drafted to be consistent with all other provisions of this code. Further, the proposed text amendments enhance consistency between the SCMC, OTNSP, LCP, and SCP.

E. Is necessary to implement the General Plan and/or that the public convenience, the general welfare or good zoning practice justifies such action.

The proposed amendments are consistent with the applicable provisions of the SCMC, OTNSP, LCP, and SCP and the proposed revisions would standardize language between the documents and make the documents more consistent with each other. Therefore, the amendments would promote the general welfare and public convenience and would constitute good zoning practice.

SECTION 5: DETERMINATION; APPROVALS. The City Council approves Master Case 24-112, consisting of the proposed SCMC, OTNSP, LCP, and SCP amendments as described above and set forth in Exhibits A-H, which are incorporated by reference.

SECTION 6: RELIANCE ON RECORD. Each and every one of the findings and determinations in this ordinance 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

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Packet Pg. 124 Attachment: Ordinance (2025 Municipal Code Updates - First Reading)

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 8. This ordinance becomes effective 30 days after its passage and adoption.

SECTION 9. The City Clerk will certify to the passage of this ordinance and cause it to be published as required by law.

PASSED, APPROVED, AND ADOPTED this ___ day of ______, 2025. ______________________________
MAYOR
ATTEST:

CITY CLERK
DATE:________________________

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.

CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 25- ___was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the __ day of _______ 2025. That thereafter, said ordinance was duly passed and adopted at a regular meeting of the City Council on the __ day of _____2025, by the following vote, to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 25- and was published in The Signal newspaper in accordance with State Law (G.C. 40806). ______________________________

CITY CLERK

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Packet Pg. 125 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 1 EXHIBIT A:

SCMC– REDLINE/STRIKETHROUGH
Note that new proposed language is shown in blue underline and current language proposed to be removed is shown in red strikethrough.

STATE AND FEDERAL LAW LEGISLATION

17.42.010(4) – Residential Use Types:
c. Multifamily—includes a building designed and intended for occupancy by three (3) or more families living independently of each other, each in a separate dwelling unit, which may be owned individually or by a single landlord. Includes apartments, townhomes, row houses, triplexes, and fourplexes. Accessible parking stalls shall be required in accordance with the Building Code.
(1) Studio—1 enclosed
parking space per unit
(2) One bedroom—2
enclosed parking spaces
per unit
(3) Two bedroom—2
enclosed parking spaces
per unit
(4) Guest parking—1
parking space per each
two units (for
complexes with more
than 3 units)
(5) For senior/age
restricted
developments, one
parking space per each
two units, plus required
guest parking
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I
X X X X X X X P P P M1, 2 C2 C2 X X
1 Notwithstanding the above, a multifamily project that includes at least twenty percent (20%) of total project units as affordable to lower income households shall be permitted without need for use permit on any of the following parcels:
2861-058-072, 2861-058-073, 2861-058-074, 2861-058-075, 2861-058-076, 2861-058-077, 2861-058-079, 2861-058- 080, 2861-058-081, 2861-058-082, 2861-058-083, 2861-058-084, 2861-058-085, and 2861-058-071. 2 Projects subject to and compliant with all requirements of Government Code Section 65913.4 are permitted without a conditional use permit or any other non-legislative discretionary approval.

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Packet Pg. 126 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 2 17.35, 17.43 and 17.66 Thrift Stores:

17.43.010(21) Commercial Use Types

21. Retail Sales, Specific Parking
o. Second Hand Stores—includes establishments selling pre-owned or used items, including, but not limited to, apparel, electronics, furniture and household goods, but does not include antique, coin, vintage clothing, or sporting goods/memorabilia stores. Such establishments must be in accordance with the provisions of Section 17.66.135 (Second Hand and Thrift Stores).
1 space per 250
square feet
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X MP MP MP MP X
p. Swap Meets and Flea Markets—an occasional or periodic market held in an open or enclosed structure where groups of individual sellers offer goods for sale to the public.

As determined by the
Director
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X C X X X C
q. Thrift Stores—includes a shop selling second hand goods, such as clothes, often to benefit a charity; also called thrift shop. Thrift stores may, but are not required to have, merchandise donation facilities. Such establishments shall be in accordance with the provisions of Section 17.66.135 (Second Hand and Thrift Stores).
1 space per 250
square feet, plus
parking for
merchandise donation
facilities
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X CP CP CP CP X

17.35.010(B) Mixed Use Corridor (MXC) Zone Permitted Uses Commercial Use Types

12. Retail Sales, General P

13. Retail Sales, Specific
a. Department Stores M
b. Discount Stores P
c. Drugstores P
d. Food Stores P
e. Liquor Stores C
f. Second Hand Stores MP
g. Thrift Stores P
gh. Vendors, Long-Term M

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Packet Pg. 127 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 3 17.35.020(B) Mixed Use Neighborhood (MXN) Zone Permitted Uses Commercial Use Types

12. Retail Sales, General P

13. Retail Sales, Specific
a. Department Stores M
b. Discount Stores M
c. Drugstores P
d. Food Stores P
e. Liquor Stores C
f. Second Hand Stores MP
g. Thrift Stores P
hg. Vendors, Long-Term M

17.35.030(B) Mixed Use Urban Village (MXUV) Zone Permitted Uses Commercial Use Types

12. Retail Sales, General P

13. Retail Sales, Specific
a. Department Stores M
b. Discount Stores P
c. Drugstores P
d. Food Stores P
e. Liquor Stores C
f. Second Hand Stores MP
g. Thrift Stores P
gh. Vendors, Long-Term M

17.66.135 Thrift Stores and Second Hand Stores
All second hand, thrift, and other retail stores which accept donations are subject to the following, unless otherwise permitted by the Director of Community Development through an Administrative Permit:

A. Donations may only be collected within the tenant space. Any outdoor collection areas, if permitted, must be screened from public view. The tenant space and surrounding property must be kept free of merchandise, donated items, litter, and refuse.

B. Donations may only be collected during the approved hours of operation for the store.

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Packet Pg. 128 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 4 C. The donation process must be operated by store employees and all donations must be collected and received by an employee.

D. Donations are an accessory use to the primary retail use and must be limited to 10 percent of the square footage of the store.

E. All merchandise, collected donations, and other materials must be stored entirely within the tenant space. No outdoor storage may be permitted.

F. Metal storage containers are prohibited.

G. Any exterior improvements, such as façade changes, striping and site design, or accessory structures related to donations and collections are subject to the appropriate review process, including architectural design review and development review.

H. Prior to any permit issuance, the store operator must provide a plan describing how donations will be processed, resold, and disposed of, to the Director for review and approval.

I. Donations must be managed in order to prevent any public nuisance. Any dumping at the tenant space is the responsibility of the store and must be removed immediately.

J. All signage is subject to separate permit and must be in accordance with Section 17.51.080.

The Director may require signage as needed in regards to donations, hours of operation, prohibitions of dumping, and other regulations as needed.

17.51.060(N) – Modification of Off-Street Parking Requirements:

4. Parking Within One-Half Mile of a Major Transit Stop. Except as otherwise provided, parking standards established by this code for developments within one-half mile of a major transit stop may not be imposed. Parking standards within one-half mile of a major transit stop may, however, be imposed when the approving authority finds upon substantial evidence that failing to impose such parking standards would substantially impact (a) the City’s ability to meet its share of housing for low and very low income households as established by the Housing Element of the General Plan; (b) the City’s ability to meet special housing needs for the elderly or persons with disabilities; or (c) existing residential or commercial parking within one-half mile of the project site. A request for a reduction in the number of parking spaces required by this code and all specific and corridor plans identified in this code is subject to the following requirements:
a. Parking Demand Study. To ensure that waiving the minimum parking standards in a development would not substantially negatively impact existing residential or commercial parking within one-half mile of a project, any project seeking to avoid the parking standards of this code in accordance with California law must provide a parking demand study for the proposed project, conducted by a licensed traffic engineer or other traffic professional acceptable to the Director. The parking demand study must demonstrate that there is not a negative impact and identify the amount of on-site parking required to prevent a negative impact. The parking demand study is a requirement of the City’s entitlement submittal checklists, and a project application may not be deemed complete until a satisfactory parking demand study is submitted to and approved by the Director of Community Development.

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Packet Pg. 129 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 5 b. Conditions of Approval. The approving authority may impose conditions governing the duration of the permit; operation of the land use; regulation of hours of operation; or such other conditions that the approving authority may deem necessary to ensure the compatibility of the use with surrounding uses, and to preserve the public health, safety, or welfare.
c. Permit Does Not Run with the Land. Approval for a reduction of parking within onehalf mile of a major transit stop is valid as long as the specific land use(s) remains including, without limitation, tenancy, hours of operation, services or goods offered and a mix activities within the use. The permit does not run with the land. Any change in land use requires a reevaluation of the parking standards.

17.57.040(L) – Accessory Dwelling Units:

17.57.040(L)(2)
d. Height. Accessory dwelling units shall must not exceed sixteen (16) feet in height unless constructed completely within an existing structure or otherwise permitted below. Height shall be measured as defined in Sections 17.03.030(C) and 17.11.020. ADUs that exceed sixteen (16) feet in height shall require an adjustment permit pursuant to Section 17.24.100. However, aAccessory dwelling units may be permitted additional height as described below:
i. Where an attached accessory dwelling unit is located on a single-family or multifamily parcel, the accessory dwelling unit must not exceed 25 feet in height or the maximum height permitted for the primary dwelling by the zone, whichever is lower. An accessory dwelling unit is not permitted to exceed two stories in height. ii. Where a detached accessory dwelling unit on a single-family parcel or a multifamily parcel is located within a one-half mile walking distance of public transit, the accessory dwelling unit must not exceed 18 feet in height as measured at the top plate of the structure.

An additional two feet, for a total height of 20 feet, may be permitted only to provide a minimum roof pitch of 2:12. The roof pitch must be consistent with the primary unit to utilize this provision.
iii. Where a detached accessory dwelling unit is located on a lot with an existing or proposed multifamily, multistory dwelling unit, the accessory dwelling unit may not exceed 18 feet in height.

Accessory dwelling units may not exceed the heights described above, unless an adjustment permit is granted pursuant to Section 17.24.100.
f. Parking. One (1) standard parking space (nine (9) feet wide by eighteen (18) feet deep) is required for each new construction accessory dwelling unit. The required parking space shall be

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Packet Pg. 130 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 6 located on the same parcel upon which the primary dwelling unit and the accessory dwelling unit are located.
i. Notwithstanding the above, no parking is required for an accessory dwelling unit if:
(A) the accessory dwelling unit is within one-half (1/2) mile walking distance of public transit, (B) the accessory dwelling unit is entirely within the proposed or existing primary residence or accessory structure, (C) the accessory dwelling unit has no bedrooms, (D) when on-street parking permits are required but not offered to the accessory dwelling unit, or (E) where there is a car share vehicle located within one (1) block of the accessory dwelling unit.
ii. Where a garage, carport, or covered parking space, or uncovered parking space is demolished or converted in conjunction with the construction of an accessory dwelling unit, replacement parking is not required for the primary unit, except that replacement parking is required for the primary unit where a junior accessory dwelling unit is constructed in an attached garage.

17.57.040(L)(3)(b)
ii. Detached Accessory Dwelling Units. Not more than eight (8) detached accessory dwelling units are permitted on a lot with an existing multifamily dwelling, provided that the number of accessory dwelling units does not exceed the number of existing units on the lot. Not more than two (2) detached accessory dwelling units are permitted per lot with a proposed multifamily dwelling. Each accessory dwelling unit shall have at least four (4) foot side and rear yard setbacks and be no more than sixteen (16) feet in height. Required parking, open space, or other amenities or site improvements required by the conditions of approval that are demolished to construct these accessory dwelling units shall be replaced on site prior to occupancy of the first accessory dwelling unit. Detached accessory dwelling units are not permitted on a lot that includes one (1) or more attached accessory dwelling units.

17.69.030(F) – Co-locations and Modifications on All Property Other Than City Right-ofWay:

4. A proposal that includes excavation or deployment of equipment outside the current wireless communications facility site, except that, for towers other than towers in the public right-of-way, it entails any excavation or deployment of transmission equipment outside the current site by more than 30 feet in any direction. The site boundary from which the 30 feet is measured excludes any access or utility easements currently related to the site. For the purposes of this provision, “outside of the current wireless communications facility site” means:
a. Outside the boundaries of the controlled, leased or owned property surrounding the wireless tower and base station and any access or utility easements related to the site as shown on the approved plans with respect to a facility outside of a public right-of-way; and

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Packet Pg. 131 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 7 b. Outside the proximity of the footprint of the existing ground-mounted transmission equipment with respect to a facility that extends into the public right-of-way.

STREAMLINING & CUSTOMER SERVICE

17.38.015 JC – Jobs Creation Overlay Zone:

5. Appeals. If a written request for an appeal to the Planning Commission is received prior to the close of business on the twenty-first day after the notice is dated, a public hearing with the Planning Commission shall be scheduled. Appeals shall be conducted consistent with Section

17.07.040. If the request for a public hearing is rescinded prior to the noticing of the public hearing, no public hearing will be required. Where a project utilizing the provisions of the JC overlay zone is considered in a public hearing, a written request for an appeal must be received before the close of business on the 15th day after the decision.

17.55.020(A)(1)(b) – Mixed Use Development Standards:
b. MXC and MXUV Zones. Buildings and structures in the MXC and MXUV zones may be permitted a height of up to fifty (50) feet. Buildings and structures exceeding fifty (50) feet in height shall require approval of a conditional use permit. i. At the Director’s discretion, architectural treatments may exceed 50 feet in height without a conditional use permit; provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 60 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within 50 feet.

17.53.020 Commercial and Industrial Development Standards W. Mobile Pickup Areas. Parking stalls dedicated to mobile order pickup or other pickup services for commercial retail businesses must comply with all commercial development standards unless otherwise approved by the Director. The following standards will apply to any mobile order pickup or similar pickup area located in a commercial parking lot:

1. Any canopies or other structures must be architecturally consistent with the existing commercial buildings on site, and are subject to an Architectural Design Review.

2. All new lighting must meet the requirements of this code and be shielded and may not spill over to adjacent properties.

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Packet Pg. 132 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 8 3. A clear and safe path of travel must be provided between the commercial use and mobile pickup area. Walkways must be designed to ensure pedestrian safety and effective traffic flow.

4. Parking stalls and loading zones must comply with all parking dimensions and standards identified in this code. Sufficient loading areas must be provided for all parking stalls.

5. A permanent pedestrian ramp must be installed, if no existing ramp is provided, to allow carts to access the pickup area from the commercial business.

6. Parking stalls for mobile pickup areas are counted as required parking for a business.

7. Modifications to drive aisles or driveways, or other changes to the configuration of the site are subject to the Development Review process.

8. No signage is permitted except as otherwise allowed by this code as to private property.

WX. Unless otherwise stated in Chapter 17.47 (Temporary Use Types), the occupancy of vehicles, including recreational vehicles, trailers, or vessels, as a residence, temporary or permanent, is prohibited in all zones. (Ord. 13-8 § 4 (Exhs. A, D), 6/11/13; Ord. 20-10 § 6, 12/8/20)

17.43 and 17.38 Golf Cart and Low Speed Vehicle Sales and Services

17.43.010(27)(d) – Vehicle Sales and Services
d. Motorcycle Personal/Other Vehicle Sales and Services—includes establishments primarily engaged in the sale, repair, rental and/or servicing of motorcycles, motorized bikes, all-terrain vehicles, golf carts, low-speed vehicles, and personal watercraft, and other similar vehicles. 1 space per each
400 square feet
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X C C C M M

17.38.100 VS – Vehicle Services Overlay Zone

1. Vehicle Sales and Services
a. Automobile and Light Truck Sales and Services
i. Body Repair and Painting M
ii. Commercial Storage M
iii. Gas Sales P
iv. Repair and/or Maintenance P
v. (A) Sales X

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Packet Pg. 133 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 9 (B) Rentals P
b. Boat and Camper/R.V. Sales and Services
i. Commercial Storage M
ii. Repair P
iii. Sales and Rental P
c. Motorcycle Personal/Other Vehicle Sales and Services P

17.57 – Solar Batteries and Energy Storage Devices:

17.57.020 – Residential Development Standards
H. Modifications of Garages. Conversions of existing required garages into habitable space are permitted only following the issuance of a certificate of occupancy for a new garage consistent with the residential parking requirements. Modifications shall are not be permitted which reduce the interior dimensions to less than twenty (20) feet by twenty (20) feet for two (2) car garages, or two (2) ten- (10) foot by twenty (20-) foot garages in the case of single car garages. Clear entry shall must be provided for all garages at a minimum of sixteen (16) feet for two (2) car garages and eight (8) feet for single car garages. Accessory dwelling units located within a garage shall beare subject to Section 17.57.040(L). Wall-mounted equipment within the minimum required garage space identified above must clear a minimum of three and a half feet above the ground and may not impede vehicle parking.

17.57.050 – Distance Between Buildings
C. Projections Permitted Between Buildings. The following projections are permitted within the required distance between buildings, provided they are developed subject to the same standards as and not closer to a line midway between such buildings than is permitted in relation to a side lot line within a required interior side yard:

1. Eaves and cantilevered roofs;

2. Fireplace structures, buttresses and wing walls;

3. Rain conductors and spouts, water tables, sills, capitals, cornices and belt courses;

4. Awnings and canopies;

5. Water heaters, water softeners, wall-mounted air conditioning units, electric vehicle chargers, solar batteries and other energy storage equipment, gas or electric meters, including service conductors and pipes, or other similar utilities as determined by the Director;

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Packet Pg. 134 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 10 6. Stairways and balconies above the level of the first floor.

17.57.040(K) –Accessory Structure/Outbuilding:
a. The parcel shall be zoned any of the following categories: NU1, NU2, NU3, NU4, NU5, UR1, UR2, UR3, UR4, UR5, MXC, MXN, MXUV, PI, OS, OS-A, OS-NF, or OS-BLM. b. The parcel shall contain a legal single-family dwelling as the primary use (primary dwelling unit).
c. Only one (1) accessory structure/outbuilding shall be permitted per parcel in the UR1, UR2, UR3, UR4, UR5, MXC, MXN, MXUV, and PI zones, unless an approved minor use permit is obtained. Up to three (3) accessory structures/outbuildings are permitted per parcel in the NU1, NU2, NU3, NU4, NU5, OS, OS-A, OS-NF, or OS-BLM zone, unless an approved minor use permit is obtained.
c. The number of accessory structures/outbuildings permitted per parcel is as follows:
i. For parcels less than 20,000 square feet in size, a maximum of one accessory structure/outbuilding is permitted.
ii. For parcels that are at least 20,000 square feet, but less than one acre in size, a maximum of two accessory structure/outbuildings are permitted.
iii. For parcels that are one acre or greater in size, a maximum of three accessory structure/outbuildings are permitted.
iv. Additional accessory structures/outbuildings beyond the number described above may be permitted if a minor use permit is obtained.
v. Additional accessory structures/outbuildings which do not require a building permit (e.g. storage sheds) may be permitted at the discretion of the Director.

17.66.030(D) – Drive-Through Uses:

D. All drive-through uses shall have a queuing analysis on file with the Planning Division that details the anticipated operations for the existing or proposed drive-through use. Construction and operation of drive through uses shall comply with the queuing analysis and provide the designated vehicle stacking capacity identified in the analysis. The queuing analysis must include at least one local example of the proposed use or, if none is operational in the City, the analysis must include one comparable local use. However, at no time shall a proposed drivethrough use provide vehicle stacking capacity any less than the following minimums:

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Packet Pg. 135 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 11 23.30 – Public Nuisances:

23.30.020 Definitions
“Hosting platform” means a person or entity who collects or receives, a fee, subscription, commission, or other consideration for conducting a booking transaction for home-sharing or vacation rental using any medium of facilitation.
“Responsible person” means any person or entity, who is an owner or an agent, occupant, tenant, manager, or representative of an owner, that allows, causes, commits, or maintains any public nuisance violation, as defined by this code, to exist, by any act or the omission of any act or duty.

A responsible person is liable for all costs related to a public nuisance violation, regardless of whether the responsible person was present at the real property at the time of the violation. Prior knowledge of Code violations is not required for a finding that an individual is a responsible person.
“Responsible person” means any person or persons creating, causing, committing or maintaining any public nuisance as defined by this code including, without limitation, any person owning, leasing, occupying or having charge or possession of real property.

23.30.040 Nuisances Designated
It is unlawful and it is declared to be a public nuisance for any responsible person owning, leasing, occupying, or having charge or possession of or hosting platform to allow, cause, commit, or maintain any property within the City to maintain such property in such a manner that any of the conditions listed below are found to exist. This section is not the exclusive definition or designation of what constitutes a nuisance within this City. It supplements and is in addition to other regulatory codes, statutes, and ordinances enacted by the City, State, or any other legal entity or agency having jurisdiction. Designated public nuisances include the following:

CONSISTENCY AND CLEANUP ITEMS

17.26.130 – Ridgeline Alteration Permit:

B. Applicability. A ridgeline alteration permit shall be filed as a Class V application, subject to this chapter. The reviewing authority shall review an application for a ridgeline alteration permit for any development, including but not limited to grading permits, building permits and land use entitlements, in the vicinity of a generally designated significant ridgeline designated on the ridgeline preservation overlay zone. Exceptions include minor improvements to existing, developed, single-family homes and property, where the Director may approve projects that require minor grading or are limited in scope such as those regarding yard areas for pool/spa

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Packet Pg. 136 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 12 construction, landscaping, additions to existing structures or construction of accessory structures.

A proposed development may also be exempt from the RP overlay zone in accordance with Section 17.38.070(B). When limited in scope and associated with existing single-family residences, the Director may also review projects, or may refer projects to the Planning Commission and/or City Council that require grading of large, flat areas, such as sports courts or riding rings.

17.48.010(27) – Gating of Access and Roadways:
d. Commercial property gating in accordance with Section 17.66.050.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X MAP APM APM APM APM

02.26.050 – Duties:

G. If requested, Review review proposals for acquisition of property for street, park or other public purposes and report to the appropriate City department as to conformity thereof with the general plan. Notwithstanding any other regulation in this code, the City Council will act as the Planning Agency for all projects requiring findings of General Plan consistency in accordance with Government Code § 65402.

17.49.010 – Development Activities/Miscellaneous Use Types:

6. Affordable Housing
Affordable housing density bonus shall be in accordance with Section 17.68.030 (Density Bonus Requirements).

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X P P P X X X X X

7. Amenities Density or FAR Bonus
Amenities density and FAR bonuses shall be in accordance with Section 17.68.030 (Density Bonus Requirements).

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

C C C C C C C C C C C C C X X

87. Railroad Rights-of-Way
Includes the following uses within railroad rights-of-way:
a. Operational Activities—includes activities related to the operation of the railroad, including, but not limited to, stations, transit stops, and park and ride facilities.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

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Packet Pg. 137 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 13 87. Railroad Rights-of-Way

X X X X X X X X X X X X X X X
b. Accessory Activities/Uses—includes trails, bike paths, sidewalks, picnic areas, passive park activities, and landscaping.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X X X X X X
c. Storage—includes the storage of any materials, vehicles, goods, and supplies not related to subsection (8)(a) of this section.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X X X X X X

17.43.010(27)(a) – Automobile and Light Truck Sales and Services:
(2) Commercial Storage—includes facilities providing overnight and/or long-term storage of automobiles usually, but not always, for a fee, but excludes impound yards. This is an independent use type and does not include parking that is required for uses pursuant to this code. Typical uses include commercial parking garages.

As determined
by the Director

17.57.060(H) – Setbacks

2. Ground-mounted air conditioners, swimming pool pumps, waterfalls (not exceeding six (6) feet in height), heaters, filters and fans may be located in required rear yards; provided, that they are located not closer than two and one-half (2 1/2) feet to any lot line. These items, as well as other similar appurtenances, are not permitted in the required side yard. Backup generators for incidental, emergency use and any associated equipment or fuel tanks must be located at least five feet from the side and rear property lines; must be screened from view; and otherwise comply with this code.

3. Unenclosed stairways and balconies above the level of the finished elevation of the first floor attached to the primary structure may project a maximum of five (5) feet into a required rear yard; provided, however, that an open work railing not to exceed three and one-half (3 1/2) feet in height may be installed.

4. Swimming pools and spas are permitted in required rear yards; provided, that they are located not closer than five (5) feet from any property line. The setback shall be measured from the water line of a sunken pool or spa or from the structure of an above-ground pool or spa.

5. Structures not exceeding one (1) foot above ground level may be used in any required yard.

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Packet Pg. 138 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 14 6. Built-in barbecues, fire pits, detached fireplaces and built-in entertainment centers shall be five (5) feet away from property lines and less than ten (10) feet in height, including smoke stacks and chimneys.

7. Except as described elsewhere in this code, accessory buildings and structures, including detached patio covers, may be located within a required rear yard; provided, that they are not closer than five (5) feet to any lot line.

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Packet Pg. 139 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 1 EXHIBIT B:

SCMC– PROPOSED AMENDMENTS

STATE AND FEDERAL LAW LEGISLATION

17.42.010(4) – Residential Use Types:
c. Multifamily—includes a building designed and intended for occupancy by three (3) or more families living independently of each other, each in a separate dwelling unit, which may be owned individually or by a single landlord. Includes apartments, townhomes, row houses, triplexes, and fourplexes. Accessible parking stalls shall be required in accordance with the Building Code.
(1) Studio—1 enclosed
parking space per unit
(2) One bedroom—2
enclosed parking spaces
per unit
(3) Two bedroom—2
enclosed parking spaces
per unit
(4) Guest parking—1
parking space per each
two units (for
complexes with more
than 3 units)
(5) For senior/age
restricted
developments, one
parking space per each
two units, plus required
guest parking
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I
X X X X X X X P P P M1, 2 C2 C2 X X
1 Notwithstanding the above, a multifamily project that includes at least twenty percent (20%) of total project units as affordable to lower income households shall be permitted without need for use permit on any of the following parcels:
2861-058-072, 2861-058-073, 2861-058-074, 2861-058-075, 2861-058-076, 2861-058-077, 2861-058-079, 2861-058- 080, 2861-058-081, 2861-058-082, 2861-058-083, 2861-058-084, 2861-058-085, and 2861-058-071. 2 Projects subject to and compliant with all requirements of Government Code Section 65913.4 are permitted without a conditional use permit or any other non-legislative discretionary approval.

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Packet Pg. 140 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 2 17.35, 17.43 and 17.66 Thrift Stores:

17.43.010(21) Commercial Use Types

21. Retail Sales, Specific Parking
o. Second Hand Stores—includes establishments selling pre-owned or used items, including, but not limited to, apparel, electronics, furniture and household goods, but does not include antique, coin, vintage clothing, or sporting goods/memorabilia stores. Such establishments must be in accordance with the provisions of Section 17.66.135 (Second Hand and Thrift Stores).
1 space per 250
square feet
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X P P P P X
p. Swap Meets and Flea Markets—an occasional or periodic market held in an open or enclosed structure where groups of individual sellers offer goods for sale to the public.

As determined by the
Director
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X C X X X C
q. Thrift Stores—includes a shop selling second hand goods, such as clothes, often to benefit a charity; also called thrift shop. Thrift stores may, but are not required to have, merchandise donation facilities. Such establishments shall be in accordance with the provisions of Section 17.66.135 (Second Hand and Thrift Stores).
1 space per 250
square feet, plus
parking for
merchandise donation
facilities
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X P P P P X

17.35.010(B) Mixed Use Corridor (MXC) Zone Permitted Uses Commercial Use Types

12. Retail Sales, General P

13. Retail Sales, Specific
a. Department Stores M
b. Discount Stores P
c. Drugstores P
d. Food Stores P
e. Liquor Stores C
f. Second Hand Stores P
g. Thrift Stores P
h. Vendors, Long-Term M

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Packet Pg. 141 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 3 17.35.020(B) Mixed Use Neighborhood (MXN) Zone Permitted Uses Commercial Use Types

12. Retail Sales, General P

13. Retail Sales, Specific
a. Department Stores M
b. Discount Stores M
c. Drugstores P
d. Food Stores P
e. Liquor Stores C
f. Second Hand Stores P
g. Thrift Stores P
h. Vendors, Long-Term M

17.35.030(B) Mixed Use Urban Village (MXUV) Zone Permitted Uses Commercial Use Types

12. Retail Sales, General P

13. Retail Sales, Specific
a. Department Stores M
b. Discount Stores P
c. Drugstores P
d. Food Stores P
e. Liquor Stores C
f. Second Hand Stores P
g. Thrift Stores P
h. Vendors, Long-Term M

17.66.135 Thrift Stores and Second Hand Stores
All second hand, thrift, and other retail stores which accept donations are subject to the following, unless otherwise permitted by the Director of Community Development through an Administrative Permit:

A. Donations may only be collected within the tenant space. Any outdoor collection areas, if permitted, must be screened from public view. The tenant space and surrounding property must be kept free of merchandise, donated items, litter, and refuse.

B. Donations may only be collected during the approved hours of operation for the store.

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Packet Pg. 142 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 4 C. The donation process must be operated by store employees and all donations must be collected and received by an employee.

D. Donations are an accessory use to the primary retail use and must be limited to 10 percent of the square footage of the store.

E. All merchandise, collected donations, and other materials must be stored entirely within the tenant space. No outdoor storage may be permitted.

F. Metal storage containers are prohibited.

G. Any exterior improvements, such as façade changes, striping and site design, or accessory structures related to donations and collections are subject to the appropriate review process, including architectural design review and development review.

H. Before the Director issues any permit, the store operator must provide a plan describing how donations will be processed, resold, and disposed of, to the Director for review and approval.

I. Donations must be managed in order to prevent any public nuisance. Any dumping at the tenant space is the responsibility of the store and must be removed immediately.

J. All signage is subject to separate permit and must be in accordance with Section

17.51.080. The Director may require signage as needed in regards to donations, hours of operation, prohibitions of dumping, and other regulations as needed.

17.51.060(N) – Modification of Off-Street Parking Requirements:

4. Parking Within One-Half Mile of a Major Transit Stop. Except as otherwise provided, parking standards established by this code for developments within one-half mile of a major transit stop may not be imposed. Parking standards within one-half mile of a major transit stop may, however, be imposed when the approving authority finds upon substantial evidence that failing to impose such parking standards would substantially impact (a) the City’s ability to meet its share of housing for low and very low income households as established by the Housing Element of the General Plan; (b) the City’s ability to meet special housing needs for the elderly or persons with disabilities; or (c) existing residential or commercial parking within one-half mile of the project site. A request for a reduction in the number of parking spaces required by this code and all specific and corridor plans identified in this code is subject to the following requirements:
a. Parking Demand Study. To ensure that waiving the minimum parking standards in a development would not substantially negatively impact existing residential or commercial parking within one-half mile of a project, any project seeking to avoid the parking standards of this code in accordance with California law must provide a parking demand study for the proposed project, conducted by a licensed traffic engineer or other traffic professional acceptable to the Director. The parking demand study must demonstrate that there is not a negative impact and identify the amount of on-site parking required to prevent a negative impact. The parking demand study is a requirement of the City’s entitlement submittal checklists, and a project application may not be deemed

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Packet Pg. 143 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 5 complete until a satisfactory parking demand study is submitted to and approved by the Director.
b. Conditions of Approval. The approving authority may impose conditions governing the duration of the permit; operation of the land use; regulation of hours of operation; or such other conditions that the approving authority may deem necessary to ensure the compatibility of the use with surrounding uses, and to preserve the public health, safety, or welfare.
c. Permit Does Not Run with the Land. Approval for a reduction of parking within onehalf mile of a major transit stop is valid as long as the specific land use(s) remains including, without limitation, tenancy, hours of operation, services or goods offered and a mix activities within the use. The permit does not run with the land. Any change in land use requires a reevaluation of the parking standards.

17.57.040(L) – Accessory Dwelling Units:

17.57.040(L)(2)
d. Height. Accessory dwelling units must not exceed 16 feet in height unless constructed completely within an existing structure or otherwise permitted below. Accessory dwelling units may be permitted additional height as described below:
i. Where an attached accessory dwelling unit is located on a single-family or multifamily parcel, the accessory dwelling unit must not exceed 25 feet in height or the maximum height permitted for the primary dwelling by the zone, whichever is lower. An accessory dwelling unit is not permitted to exceed two stories in height. ii. Where a detached accessory dwelling unit on a single-family parcel or a multifamily parcel is located within a one-half mile walking distance of public transit, the accessory dwelling unit must not exceed 18 feet in height as measured at the top plate of the structure.

An additional two feet, for a total height of 20 feet, may be permitted only to provide a minimum roof pitch of 2:12. The roof pitch must be consistent with the primary unit to utilize this provision.
iii. Where a detached accessory dwelling unit is located on a lot with an existing or proposed multifamily, multistory dwelling unit, the accessory dwelling unit may not exceed 18 feet in height.

Accessory dwelling units may not exceed the heights described above, unless an adjustment permit is granted pursuant to Section 17.24.100.
f. Parking. One (1) standard parking space (nine (9) feet wide by eighteen (18) feet deep) is required for each new construction accessory dwelling unit. The required parking space shall be

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Packet Pg. 144 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 6 located on the same parcel upon which the primary dwelling unit and the accessory dwelling unit are located.
i. Notwithstanding the above, no parking is required for an accessory dwelling unit if:
(A) the accessory dwelling unit is within one-half (1/2) mile walking distance of public transit, (B) the accessory dwelling unit is entirely within the proposed or existing primary residence or accessory structure, (C) the accessory dwelling unit has no bedrooms, (D) when on-street parking permits are required but not offered to the accessory dwelling unit, or (E) where there is a car share vehicle located within one (1) block of the accessory dwelling unit.
ii. Where a garage, carport, covered parking space, or uncovered parking space is demolished or converted in conjunction with the construction of an accessory dwelling unit, replacement parking is not required for the primary unit, except that replacement parking is required for the primary unit where a junior accessory dwelling unit is constructed in an attached garage.

17.57.040(L)(3)(b)
ii. Detached Accessory Dwelling Units. Not more than eight detached accessory dwelling units are permitted on a lot with an existing multifamily dwelling, provided that the number of accessory dwelling units does not exceed the number of existing units on the lot. Not more than two detached accessory dwelling units are permitted per lot with a proposed multifamily dwelling. Each accessory dwelling unit shall have at least four foot side and rear yard setbacks and be no more than 16 feet in height. Required parking, open space, or other amenities or site improvements required by the conditions of approval that are demolished to construct these accessory dwelling units shall be replaced on site prior to occupancy of the first accessory dwelling unit. Detached accessory dwelling units are not permitted on a lot that includes one or more attached accessory dwelling units.

17.69.030(F) – Co-locations and Modifications on All Property Other Than City Right-ofWay:

4. A proposal that includes excavation or deployment of equipment outside the current wireless communications facility site, except that, for towers other than towers in the public right-of-way, it entails any excavation or deployment of transmission equipment outside the current site by more than 30 feet in any direction. The site boundary from which the 30 feet is measured excludes any access or utility easements currently related to the site. For the purposes of this provision, “outside of the current wireless communications facility site” means:
a. Outside the boundaries of the controlled, leased or owned property surrounding the wireless tower and base station and any access or utility easements related to the site as shown on the approved plans with respect to a facility outside of a public right-of-way; and

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Packet Pg. 145 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 7 b. Outside the proximity of the footprint of the existing ground-mounted transmission equipment with respect to a facility that extends into the public right-of-way.

STREAMLINING & CUSTOMER SERVICE

17.38.015 JC – Jobs Creation Overlay Zone:

5. Appeals. If a written request for an appeal to the Planning Commission is received prior to the close of business on the twenty-first day after the notice is dated, a public hearing with the Planning Commission shall be scheduled. Appeals shall be conducted consistent with Section

17.07.040. If the request for a public hearing is rescinded prior to the noticing of the public hearing, no public hearing will be required. Where a project utilizing the provisions of the JC overlay zone is considered in a public hearing, a written request for an appeal must be received before the close of business on the 15th day after the decision.

17.55.020(A)(1)(b) – Mixed Use Development Standards:
b. MXC and MXUV Zones. Buildings and structures in the MXC and MXUV zones may be permitted a height of up to fifty (50) feet. Buildings and structures exceeding fifty (50) feet in height shall require approval of a conditional use permit. i. At the Director’s discretion, architectural treatments may exceed 50 feet in height without a conditional use permit; provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 60 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within 50 feet.

17.53.020 Commercial and Industrial Development Standards W. Mobile Pickup Areas. Parking stalls dedicated to mobile order pickup or other pickup services for commercial retail businesses must comply with all commercial development standards unless otherwise approved by the Director. The following standards will apply to any mobile order pickup or similar pickup area located in a commercial parking lot:

1. Any canopies or other structures must be architecturally consistent with the existing commercial buildings on site, and are subject to an Architectural Design Review.

2. All new lighting must meet the requirements of this code and be shielded and may not spill over to adjacent properties.

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Packet Pg. 146 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 8 3. A clear and safe path of travel must be provided between the commercial use and mobile pickup area. Walkways must be designed to ensure pedestrian safety and effective traffic flow.

4. Parking stalls and loading zones must comply with all parking dimensions and standards identified in this code. Sufficient loading areas must be provided for all parking stalls.

5. A permanent pedestrian ramp must be installed, if no existing ramp is provided, to allow carts to access the pickup area from the commercial business.

6. Parking stalls for mobile pickup areas are counted as required parking for a business.

7. Modifications to drive aisles or driveways, or other changes to the configuration of the site are subject to the Development Review process.

8. No signage is permitted except as otherwise allowed by this code as to private property.

X. Unless otherwise stated in Chapter 17.47 (Temporary Use Types), the occupancy of vehicles, including recreational vehicles, trailers, or vessels, as a residence, temporary or permanent, is prohibited in all zones.

17.43 and 17.38 Golf Cart and Low Speed Vehicle Sales and Services

17.43.010(27)(d) – Vehicle Sales and Services
d. Personal/Other Vehicle Sales and Services—includes establishments primarily engaged in the sale, repair, rental and/or servicing of motorcycles, motorized bikes, all-terrain vehicles, golf carts, low-speed vehicles, personal watercraft, and other similar vehicles. 1 space per each
400 square feet
NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X C C C M M

17.38.100 VS – Vehicle Services Overlay Zone

1. Vehicle Sales and Services
a. Automobile and Light Truck Sales and Services
i. Body Repair and Painting M
ii. Commercial Storage M
iii. Gas Sales P
iv. Repair and/or Maintenance P
v. (A) Sales X
(B) Rentals P

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Packet Pg. 147 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 9 b. Boat and Camper/R.V. Sales and Services
i. Commercial Storage M
ii. Repair P
iii. Sales and Rental P
c. Personal/Other Vehicle Sales and Services P

17.57 – Solar Batteries and Energy Storage Devices:

17.57.020 – Residential Development Standards
H. Modifications of Garages. Conversions of existing required garages into habitable space are permitted only following the issuance of a certificate of occupancy for a new garage consistent with the residential parking requirements. Modifications are not permitted which reduce the interior dimensions to less than 20 feet by 20 feet for two car garages, or two ten-foot by 20-foot garages in the case of single car garages. Clear entry must be provided for all garages at a minimum of 16 feet for two car garages and eight feet for single car garages. Accessory dwelling units located within a garage are subject to Section 17.57.040(L). Wall-mounted equipment within the minimum required garage space identified above must clear a minimum of three and a half feet above the ground and may not impede vehicle parking.

17.57.050 – Distance Between Buildings
C. Projections Permitted Between Buildings. The following projections are permitted within the required distance between buildings, provided they are developed subject to the same standards as and not closer to a line midway between such buildings than is permitted in relation to a side lot line within a required interior side yard:

1. Eaves and cantilevered roofs;

2. Fireplace structures, buttresses and wing walls;

3. Rain conductors and spouts, water tables, sills, capitals, cornices and belt courses;

4. Awnings and canopies;

5. Water heaters, water softeners, wall-mounted air conditioning units, electric vehicle chargers, solar batteries and other energy storage equipment, gas or electric meters, including service conductors and pipes, or other similar utilities as determined by the Director;

6. Stairways and balconies above the level of the first floor.

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Packet Pg. 148 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 10 17.57.040(K) –Accessory Structure/Outbuilding:
a. The parcel must be zoned any of the following categories: NU1, NU2, NU3, NU4, NU5, UR1, UR2, UR3, UR4, UR5, MXC, MXN, MXUV, PI, OS, OS-A, OS-NF, or OS-BLM. b. The parcel must contain a legal single-family dwelling as the primary use (primary dwelling unit).
c. The number of accessory structures/outbuildings permitted per parcel is as follows:
i. For parcels less than 20,000 square feet in size, a maximum of one accessory structure/outbuilding is permitted.
ii. For parcels that are at least 20,000 square feet, but less than one acre in size, a maximum of two accessory structure/outbuildings are permitted.
iii. For parcels that are one acre or greater in size, a maximum of three accessory structure/outbuildings are permitted.
iv. Additional accessory structures/outbuildings beyond the number described above may be permitted if a minor use permit is obtained.
v. Additional accessory structures/outbuildings which do not require a building permit (e.g. storage sheds) may be permitted at the discretion of the Director.

17.66.030(D) – Drive-Through Uses:

D. All drive-through uses shall have a queuing analysis on file with the Planning Division that details the anticipated operations for the existing or proposed drive-through use. Construction and operation of drive through uses shall comply with the queuing analysis and provide the designated vehicle stacking capacity identified in the analysis. The queuing analysis must include at least one local example of the proposed use or, if none is operational in the City, the analysis must include one comparable local use. However, at no time may a proposed drivethrough use provide vehicle stacking capacity any less than the following minimums:

23.30 – Public Nuisances:

23.30.020 Definitions
“Hosting platform” means a person or entity who collects or receives, a fee, subscription, commission, or other consideration for conducting a booking transaction for home-sharing or vacation rental using any medium of facilitation.

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Packet Pg. 149 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 11 “Responsible person” means any person or entity, who is an owner or an agent, occupant, tenant, manager, or representative of an owner, that allows, causes, commits, or maintains any public nuisance violation, as defined by this code, to exist, by any act or the omission of any act or duty.

A responsible person is liable for all costs related to a public nuisance violation, regardless of whether the responsible person was present at the real property at the time of the violation. Prior knowledge of Code violations is not required for a finding that an individual is a responsible person.

23.30.040 Nuisances Designated
It is unlawful and it is declared to be a public nuisance for any responsible person or hosting platform to allow, cause, commit, or maintain any property within the City in such a manner that any of the conditions listed below are found to exist. This section is not the exclusive definition or designation of what constitutes a nuisance within this City. It supplements and is in addition to other regulatory codes, statutes, and ordinances enacted by the City, State, or any other legal entity or agency having jurisdiction. Designated public nuisances include the following:

CONSISTENCY AND CLEANUP ITEMS

17.26.130 – Ridgeline Alteration Permit:

B. Applicability. A ridgeline alteration permit shall be filed as a Class V application, subject to this chapter. The reviewing authority shall review an application for a ridgeline alteration permit for any development, including but not limited to grading permits, building permits and land use entitlements, in the vicinity of a generally designated significant ridgeline designated on the ridgeline preservation overlay zone. Exceptions include minor improvements to existing, developed, single-family homes and property, where the Director may approve projects that require minor grading or are limited in scope such as those regarding yard areas for pool/spa construction, landscaping, additions to existing structures or construction of accessory structures.

A proposed development may also be exempt from the RP overlay zone in accordance with Section 17.38.070(B). When limited in scope and associated with existing single-family residences, the Director may also review projects, or may refer projects to the Planning Commission and/or City Council that require grading of large, flat areas, such as sports courts or riding rings.

17.48.010(27) – Gating of Access and Roadways:
d. Commercial property gating in accordance with Section 17.66.050.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X AP AP AP AP AP

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Packet Pg. 150 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 12 02.26.050 – Duties:

G. If requested, review proposals for acquisition of property for street, park or other public purposes and report to the appropriate City department as to conformity thereof with the general plan. Notwithstanding any other regulation in this code, the City Council will act as the Planning Agency for all projects requiring findings of General Plan consistency in accordance with Government Code § 65402.

17.49.010 – Development Activities/Miscellaneous Use Types:

7. Railroad Rights-of-Way
Includes the following uses within railroad rights-of-way:
a. Operational Activities—includes activities related to the operation of the railroad, including, but not limited to, stations, transit stops, and park and ride facilities.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X X X X X X
b. Accessory Activities/Uses—includes trails, bike paths, sidewalks, picnic areas, passive park activities, and landscaping.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X X X X X X
c. Storage—includes the storage of any materials, vehicles, goods, and supplies not related to subsection (8)(a) of this section.

NU1 NU2 NU3 NU4 NU5 UR1 UR2 UR3 UR4 UR5 CR CC CN BP I

X X X X X X X X X X X X X X X

17.43.010(27)(a) – Automobile and Light Truck Sales and Services:
(2) Commercial Storage—includes facilities providing overnight and/or long-term storage of automobiles usually, but not always, for a fee, but excludes impound yards. This is an independent use type and does not include parking that is required for uses pursuant to this code. Typical uses include commercial parking garages.

As determined
by the Director

17.57.060(H) – Setbacks

2. Ground-mounted air conditioners, swimming pool pumps, waterfalls (not exceeding six (6) feet in height), heaters, filters and fans may be located in required rear yards; provided, that they are located not closer than two and one-half (2 1/2) feet to any lot line. These items, as well as other similar appurtenances, are not permitted in the required side yard. Backup generators for incidental, emergency use and any associated equipment or fuel tanks must be located at least

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Packet Pg. 151 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 13 five feet from the side and rear property lines; must be screened from view; and otherwise comply with this code.

3. Unenclosed stairways and balconies above the level of the finished elevation of the first floor attached to the primary structure may project a maximum of five (5) feet into a required rear yard; provided, however, that an open work railing not to exceed three and one-half (3 1/2) feet in height may be installed.

4. Swimming pools and spas are permitted in required rear yards; provided, that they are located not closer than five (5) feet from any property line. The setback shall be measured from the water line of a sunken pool or spa or from the structure of an above-ground pool or spa.

5. Structures not exceeding one (1) foot above ground level may be used in any required yard.

6. Built-in barbecues, fire pits, detached fireplaces and built-in entertainment centers shall be five (5) feet away from property lines and less than ten (10) feet in height, including smoke stacks and chimneys.

7. Except as described elsewhere in this code, accessory buildings and structures, including detached patio covers, may be located within a required rear yard; provided, that they are not closer than five (5) feet to any lot line.

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Packet Pg. 152 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 1 EXHIBIT C:

OLD TOWN NEWHALL SPECIFIC PLAN – REDLINE/STRIKETHROUGH
Note that new proposed language is shown in red underline and current language proposed to be removed is shown in red strikethrough.

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Packet Pg. 153 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) # LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
28 Pharmacies/Drugstores X X P P
29 Retail Sales, General X X P P
30 Retail Services X X X P
31 Secondhand Stores X MUP6MUP X
32 Specialty Food Stores X P P X
33 Specialty Retail Stores P3 PPX
34 Stationary Stores X P P X
35 Stores with Floor Area up to 6,000 square
feet XP P P
36 Stores with Floor Area between 6,000 and
20,000 square feet X MUP P P
37 Stores with Floor Area 20,000 square feet
or greater X X MUP MUP
38 Swap Meets/Flea Markets X X X X
39 Thrift Stores X CUP6CUP X
40 Tobacco Paraphernalia Stores X CUP CUP CUP UDC 17.11.020 41 Tourist/Visitor-Oriented Retail X P P X
42 Toy Stores X P P X
43 Vendors, Long Term X MUP MUP MUP

4. ENTERTAINMENT USES
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 Adult Business XX X P UDC 17.61
2 Gambling Uses XX X X
3 Hookah Bar/Cigar Club X CUP CUP X
4 Live Entertainment CUP3 MUP MUP MUP
5 Live Entertainment, Accessory Background
Music P3 P P P
6 Nightclub X CUP CUP CUP
7 Theater, Cinema or Performing Arts CUP3 PPP

5. SERVICES: BUSINESS, FINANCIAL, PROFESSIONAL
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 ATM XP P P
2 Banks/Credit Unions X P P P

3. RETAIL USES (CONTINUED)
7DEOHFRQWLQXHGRQWKHIROORZLQJSDJH
74 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE

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Packet Pg. 154 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) # LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
3 Business Support Services X P1 PP
4 Check Cashing/Currency Transfer Services X X P X
5 Financial Services X P1 PP
6 3URIHVVLRQDO2ɝFHV P3 P1 PP

6. SERVICES: GENERAL
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 Call Centers X X CUP CUP
2 Child Day Care: Large or Small Family Day
Care Home P X X X UDC 17.42.010
3 Day Care Center: Child or Adult MUP X MUP MUP
4 Drive-Through Service X X X X
5 (TXLSPHQW5HQWDO
LQGRRURQO\
 XX P P
6 /RGJLQJ
%HG %UHDNIDVWΔQQ
% %
PX P X
7 Lodging: Hotel or Motel X P P CUP
8 Maintenance Service: Client Site Services X X X P
9 Mortuary, Funeral Home X X P P
10 Personal Services MUP3 P2 PX
11 Personal Services, Restricted X X MUP CUP
12 Tattoo Parlors/Body Piercing Services X CUP CUP X

7. SERVICES: MEDICAL
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 Counseling/Lifestyle Management P3 P1 PP
2 Hospital Services X X X CUP
3 Medical Marijuana Dispensary X X X X
4 Medical Services: Clinic, Urgent Care X X P P
5 0HGLFDO6HUYLFHV
'RFWRU2ɝFH P3 P1 PP
6 Medical Services: Extended Care MUP X X CUP
7 Rehabilitation Facility X X X CUP

5. SERVICES: BUSINESS, FINANCIAL, PROFESSIONAL (CONTINUED) CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 75 P1 ___

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Packet Pg. 155 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) # LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
9 Wireless Communications Facility, in the
SXEOLFULJKWRIZD\QHZRUPRGLȴFDWLRQWR
existing wireless communications facility
greater than 250’ from any residential use
or zone

AP AP AP AP
Footnotes:
1 ([FHSWZKHUHSHUPLWWHGRWKHUZLVHWKURXJKWKHLVVXDQFHRID0LQRU8VH3HUPLWWKLVXVHLVDOORZHGRQO\RQDQXSSHUȵRRU RUEHKLQGWKHSULPDU\JURXQGȵRRUXVH
2 $OORZHGRQO\DVSDUWRIDYHUWLFDOPL[HGXVHSURMHFWZLWKXSSHUȵRRUUHVLGHQWLDOLQD&RPPHUFLDO%XLOGLQJ7\SH 38VHDOORZHGRQO\RQVWUHHWVWKDWKDYHH[LVWLQJEXVLQHVVHVRUWKDWDUHDGMDFHQWWRWKH&25DQGRU$(=RQHV7KLV SURYLVLRQLVLQWHQGHGWRSURYLGHȵH[LELOLW\IRUSDUFHOVDGMDFHQWWRRWKHUFRPPHUFLDOXVHVDQGLVQRWLQWHQGHGWRLQWURGXFH FRPPHUFLDODFWLYLWLHVLQWRQHLJKERUKRRGVWKDWDUHSULPDULO\UHVLGHQWLDO 4 $&83LVQRWUHTXLUHGLQFHUWDLQLQVWDQFHVZKHUHDQHQWLUHEORFNLVXQGHUGHYHORSPHQW6HHWKHGHVFULSWLRQVIRUWKH&25 $(DQG&%]RQHVIRUPRUHLQIRUPDWLRQ
5 $XWRPDWHG3DUNLQJORFDWHGEHORZJURXQGPD\EHSHUPLWWHGE\ULJKW$XWRPDWHG3DUNLQJORFDWHGDERYHJURXQGUHTXLUHV WKHDSSURYDORIDQ$UFKLWHFWXUDO'HVLJQ5HYLHZ3HUPLW
6Use subject to the Thrift Stores development standards in Section 17.66.135 of the UDC.

4.2.03. DEVELOPMENT STANDARDS BY ZONE
The following development standards apply to the Zones within the OTNSP area. 80 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE

2.c
Packet Pg. 156 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
A detached structure typically occupied by one primary
residence with private open space on a single lot. For
VWDQGDUGVUHODWHGWR$FFHVVRU\'ZHOOLQJ8QLWV
$'8
UHIHUWR
UDC 17.57.040.

D. PEDESTRIAN ACCESS
• Main entrance: Accessed directly from and facing the
primary street.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• $FFHVVYLDSULPDU\VWUHHWRUDOOH\
LISUHVHQW

• When alley is not present, parking and services shall be accessed by a driveway of 10 feet maximum width.
• For corner lots without access to an alley, vehicular access from side street by a driveway of 16 feet
maximum width.
• Parking Requirements:
• Residential: HQFORVHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

B. LOT
• Lot Width: 50' minimum
C1. BUILDING HEIGHT
• 1- to 2-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Attic space may be occupied and not counted as a story when applying the height limits of the applicable Zone.

1. HOUSE Table 4.3-2. House Type Standards
F. OPEN SPACE
F1. COMMON OPEN SPACE
• Not applicable
F2. PRIVATE RESIDENTIAL OPEN-SPACE
• Side yard: Not required
• Rear yard: 15% of lot area
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
F3. SHARED RESIDENTIAL AMENITIES
• Not applicable
86 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE _______________
_______________
________________
_____________

OUTDOOR SPACE

OUTDOOR SPACE

OUTDOOR SPACE
outdoor space

2.c
Packet Pg. 157 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
Duplexes, triplexes, and quadplexes are multiple-dwelling structures that appear as large houses that are appropriately scaled in relation to adjacent residential buildings. Dwellings can be organized side-by-side or stacked, and accommodate 2, 3, or 4 residential units respectively. For standards related WR$FFHVVRU\'ZHOOLQJ8QLWV
$'8
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D. PEDESTRIAN ACCESS
• Main entrance for all units: Accessed directly from and facing the primary street. For corner lots, entrances from both frontages are encouraged.
• Upper-level units: Accessed by enclosed or open stairs accessible from street or shared central space, e.g.,
courtyard, lobby, etc.

F. OPEN SPACE
C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• $FFHVVYLDSULPDU\VWUHHWRUDOOH\
LISUHVHQW

• When alley is not present, parking and services shall be accessed by a driveway of 10 feet maximum width.
• For corner lots without access to an alley, vehicular access from side street by a driveway of 16 feet
maximum width.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

B. LOT
• Lot Width: 50' minimum
F1. COMMON OPEN SPACE
• Not required
C1. BUILDING HEIGHT
• 2-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures shall be massed as large houses, composed
principally of 2-story volumes, each designed to a houselike scale. • Structures on corner lots shall have frontages that face and address each street.
• Attic space may be occupied and not counted as a story when applying the height limits of the applicable Zone.

2. DUPLEX, TRIPLEX, QUADPLEX
F2. PRIVATE RESIDENTIAL OPEN-SPACE
• *URXQGȵRRUXQLW
Private yard of at least 150 square
feet per unit.
• 8SSHUȵRRUXQLWV
Balconies subject to approval of
Director of Community Development.
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-3. Duplex, Triplex, Quadplex Type Standards
CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 87 ________________
________________
________________ OUTDOOR SPACE

OUTDOOR SPACE

OUTDOOR SPACE

2.c
Packet Pg. 158 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
An attached structure occupied by multiple dwelling units, each occupied by one primary residence, arrayed sideby-side, or a group of detached structures with minimal separations between structures. Each unit has private
open space. Parking may be accommodated at the ground
OHYHOZLWKLQHDFKXQLWVWUXFWXUH
DOVRNQRZQDVȊWXFNXQGHU
SDUNLQJȋ
RUFDQEHORFDWHGDVHSDUDWHVWUXFWXUH7KLVW\SHLV
also synonymous with “Townhouse.”
D. PEDESTRIAN ACCESS
• Main entrance for all units: Accessed directly from and facing the primary street.

F. OPEN SPACE
C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• Garages and services shall be accessed from an alley.

This Building Type is not allowed on a lot without an alley. • Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

B. LOT
• Lot Width: 25' minimum
F1. COMMON OPEN SPACE
• Not required
C1. BUILDING HEIGHT
• 2- to 3-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures on corner lots shall have frontages that face and address each street.
• ΔQDVWRU\FRQȴJXUDWLRQDVWRU\XQLWPD\EHVWDFNHG RYHUDVLQJOHVWRU\JURXQGȵRRUXQLWRUȊȵDWȋ7KHȵDWVKDOO be accessed by its own front door, and the upper-story
unit shall be accessed by a separate front door and stair.

3. ROWHOUSE
F2. PRIVATE RESIDENTIAL OPEN-SPACE
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
• Side yard: Not applicable.
• Rear yard: 15% of each unit's lot area.
• 8SSHUȵRRUXQLWV
Balconies subject to approval of
Director of Community Development.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-4. Rowhouse Type Standards
88 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE _____________
_____________
_____________
_____________ OUTDOOR SPACE

OUTDOOR SPACE

OUTDOOR SPACE
outdoor space

2.c
Packet Pg. 159 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
$YHUWLFDOO\VWDFNHGVWUXFWXUHRIVLQJOHȵRRUGZHOOLQJXQLWVRI VLPLODUFRQȴJXUDWLRQW\SLFDOO\ZLWKRQHVKDUHGSXEOLFHQWU\ e.g., lobby. Stacked dwellings may contain structured parking, either as a podium or multiple-level subterranean structure, or as an above-grade structure that is screened behind
active uses. A stacked dwellings structure may accommodate KRXVLQJHLWKHURQWKHJURXQGDQGRURQXSSHUȵRRUV
depending on the Zone. In the AE Zone, housing should be located above commercial uses. In the N Zone, housing could EHORFDWHGRQERWKWKHJURXQGDQGXSSHUȵRRUVVXEMHFW to the issuance of an MUP. In the N Zone, Live/Work units and limited non-residential uses may also be located on the ground level, subject to the issuance of an MUP.

D. PEDESTRIAN ACCESS
• Main entrance: Accessed directly from and facing the
primary street. For corner lots, entrances from both
frontages are encouraged.
• *URXQGȵRRUXQLWV
Accessed directly from and facing a
street.
• 8SSHUȵRRUXQLWV
Accessed via elevator or corridor.

F. OPEN SPACE
C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• Where an alley is present, parking may be accessed
through the alley.
• For corner lots without access to an alley, parking is accessed from the side street through the building.
• Where an alley is not present, parking is accessed from the street through the building.
• Required parking can be accommodated in a
subterranean structure, above-grade parking structure,
covered surface lot, or a combination.
• Tandem parking may be permitted subject to the
issuance of an MUP.

E. VEHICULAR ACCESS AND PARKING (CONTINUED)
• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

• Non-Residential:VSDFHIRUȴUVWVTXDUHIHHWRI new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

Parking shall be calculated for the entire property.

B. LOT
• Lot Width: 125' minimum
F1. COMMON OPEN SPACE
• Each stacked dwelling building shall have at least one common courtyard, forecourt, paseo, patio, roof-top
garden, or some other form of open space at ground,
podium, or upper levels.

F2. PRIVATE RESIDENTIAL OPEN-SPACE
Each residential unit shall have a private balcony, yard, or other private space, per the following:
•
•
•
C1. BUILDING HEIGHT
• Per Zone requirements in Section 4.2.

C2. BUILDING MASSING
• )LUVWȵRRU
Footprint per Section 4.2
• 6HFRQGȵRRU
8SWRRIȴUVWȵRRUIRRWSULQW
YLD
CUP
• 7KLUGȵRRU
8SWRRIȴUVWȵRRUIRRWSULQW
YLD
CUP
• $GGLWLRQDOȵRRUV
8SWRRIȴUVWȵRRUIRRWSULQW

via CUP
The total square-footage should not exceed 200% of the
VWUXFWXUHȇVȴUVWȵRRUIRRWSULQWXQOHVVDOORZHGYLDD&83 F3. SHARED RESIDENTIAL AMENITIES
Each stacked dwelling building shall have shared
UHFUHDWLRQDOIDFLOLW\DUHDVDQGRWKHUVKDUHGDPHQLWLHV HJ
SDUNFKLOGUHQ
VSOD\DUHDȴWQHVVIDFLOLW\VZLPPLQJSRRO
SDWLRHWF
SHUHDFKUHVLGHQWLDOXQLWSHUWKHIROORZLQJ

•
•
•

4. STACKED DWELLINGS Table 4.3-5. Stacked Dwellings Type Standards CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 89 Studio: 100 square feet
Studio: 50 square feet
One-bedroom: 75 square feet
Two- or more bedrooms: 100 square feet
One-bedroom: 150 square feet
Two- or more bedrooms: 200 square feet

OUTDOOR SPACE

OUTDOOR SPACE
outdoor space

OUTDOOR SPACE

2.c
Packet Pg. 160 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
An attached structure consisting of multiple live/work units arrayed side-by-side. One live/work unit consists of one GZHOOLQJXQLWDERYHDQGRUEHKLQGȵH[LEOHJURXQGȵRRU
VSDFHWKDWFDQEHXVHGIRUFRPPHUFLDOXVHVVXFKDVRɝFH retail, or other type of workspace, as allowed by the zone.

Each unit has private open space.

F. OPEN SPACE
C. BUILDING HEIGHT AND MASSING
B. LOT
• Lot Width: 25' minimum
F1. COMMON OPEN SPACE
• Not required
C1. BUILDING HEIGHT
• 2- to 3-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures on corner lots shall have frontages that face and address each street.
• 5HIHUWR8'&
-RLQW/LYLQJDQG:RUNLQJ
4XDUWHUV


5. LIVE/WORK
F2. PRIVATE RESIDENTIAL OPEN-SPACE
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
• Side yard: Not applicable.
• Rear yard: 15% of each unit's lot area.
• 8SSHUȵRRUXQLWV
Balconies subject to approval of
Director of Community Development.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-6. Live/Work Type Standards
D. PEDESTRIAN ACCESS
• 0DLQHQWUDQFHIRUȵH[LEOHJURXQGȵRRUVSDFH

Accessed directly from and facing the primary street.
• Entrance for living space:$FFHVVHGWKURXJKȵH[LEOH
JURXQGȵRRUVSDFHZKHQOLYLQJVSDFHLVORFDWHGEHKLQG
RUDERYHWKHȵH[LEOHVSDFH:KHQOLYLQJVSDFHLVORFDWHG above, the upper dwelling unit may be accessed by a
separate entrance or stair.

E. VEHICULAR ACCESS AND PARKING
• Garages and services shall be accessed from an alley.

This Building Type is not allowed on a lot without an alley. • Required parking shall be in a garage, which may be
attached to or detached from the dwelling.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Live/Work: VSDFHV
RIZKLFKVKDOOEHHQFORVHG
SHU
XQLW
SOXVUHTXLUHGQRQUHVLGHQWLDOSDUNLQJ

• Non-Residential:VSDFHIRUȴUVWVTXDUHIHHWRI new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

Parking shall be calculated for the entire property.
90 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE _____________ outdoor space
_______________
_______________
_______________

OUTDOOR SPACE

OUTDOOR SPACE

OUTDOOR SPACE

2.c
Packet Pg. 161 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
A structure designed for occupancy by commercial uses
RQHLWKHUWKHJURXQGȵRRURUXSSHUȵRRUV5HVLGHQWLDOXVHV PD\DOVRRFFXS\WKHXSSHUȵRRUV$ORQJ0DLQ6WUHHWLQWKH AE Zone, only retail, restaurant, entertainment, arts, and/ or similar uses allowed by Section 4.2 are permitted at the ground level fronting the street subject to the Director of &RPPXQLW\'HYHORSPHQW2ɝFHVHUYLFHUHVLGHQWLDODQG RWKHUVLPLODUXVHVVKDOOEHORFDWHGHLWKHURQXSSHUȵRRUVRUDW WKHJURXQGOHYHOEHKLQGWKHSULPDU\XVH*URXQGOHYHORɝFH and service uses are permitted in the COR Zone.

D. PEDESTRIAN ACCESS
• Main entrance for all commercial units: Accessed
directly from and facing the primary street. For corner lots, entrances from both frontages are encouraged.
• Main entrance for upper-level residential units:

Accessed through lobby directly from and facing a street.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• $FFHVVYLDSULPDU\VWUHHWRUDOOH\
LISUHVHQW

• For corner lots without access to an alley, parking is accessed from the side street through the building.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

• Non-Residential:VSDFHIRUȴUVWVTXDUHIHHWRI new development. See UDC for parking requirements
• in excess of 1,500 square feet of new development. In the AE zone, non-residential/commercial shall be
• calculated at 1:350. Parking shall be calculated for the entire property.

B. LOT
• Lot Width: 25' minimum
C1. BUILDING HEIGHT
• 1- to 2-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• )LUVWȵRRU
Footprint per Section 4.2
• 6HFRQGȵRRU
8SWRRIȴUVWȵRRUIRRWSULQW
YLD
CUP.

The total square-footage should not exceed 200% of the
VWUXFWXUHȇVȴUVWȵRRUIRRWSULQWXQOHVVDOORZHGYLDD&83 $Q083FDQDOORZXSWRRIWKHȴUVWȵRRUIRRWSULQW 0RGLȴFDWLRQVLQH[FHVVRIRIWKHȴUVWȵRRUIRRWSULQW may be allowed subject to the issuance of a CUP.

6. COMMERCIAL BUILDING
F. OPEN SPACE
F1. COMMON OPEN SPACE
• Each commercial building shall have at least one common courtyard, forecourt, paseo, patio, roof-top garden, or some other form of open space at ground, podium, or
upper levels.

F2. PRIVATE RESIDENTIAL OPEN-SPACE
For commercial buildings with housing, each residential unit shall have a private balcony, yard, or other private space, per the following:
• Studio: 50 square feet
• One-bedroom: 75 square feet
• Two- or more bedrooms: 100 square feet
F3. SHARED RESIDENTIAL AMENITIES
For commercial buildings with housing, shall have shared UHFUHDWLRQDOIDFLOLW\DUHDVDQGRWKHUVKDUHGDPHQLWLHV HJ
SDUNFKLOGUHQ
VSOD\DUHDȴWQHVVIDFLOLW\VZLPPLQJSRRO
SDWLRHWF
SHUHDFKUHVLGHQWLDOXQLWSHUWKHIROORZLQJ

• Studio: 100 square feet
• One-bedroom: 150 square feet
• Two- or more bedrooms: 200 square feet
Table 4.3-7. Commercial Building Type Standards
$VSDUWRI6WDFNHG'ZHOOLQJV
6WDQGDORQH&RPPHUFLDO%XLOGLQJ
CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 91

OUTDOOR SPACE

OUTDOOR SPACE

OUTDOOR SPACE
outdoor space

2.c
Packet Pg. 162 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
$GHWDFKHGRUDWWDFKHGVWUXFWXUH
HLWKHUQHZRUDGDSWLYHO\
UHXVHG
LQWHQGHGIRUDUWLVDQDOLQGXVWULDODFWLYLW\DQGVDOHRI products made on-site. Residential use is limited to no more than one dwelling unit for the business owner/operator or an on-site caretaker. The residential unit has private open space.

This Building Type provides an interior that is open-plan and supportive of a wide variety of fabrication and assembly activities, and often includes a mezzanine for supporting RɝFHDUHD
D. PEDESTRIAN ACCESS
• 0DLQHQWUDQFHIRUȵH[LEOHJURXQGȵRRUVSDFH

Accessed from any street or yard.
• Entrance for living space:$FFHVVHGWKURXJKȵH[LEOH
JURXQGȵRRUVSDFHZKHQOLYLQJVSDFHLVORFDWHGEHKLQG
RUDERYHWKHȵH[LEOHVSDFH:KHQOLYLQJVSDFHLVORFDWHG above, the upper dwelling unit may be accessed by a
separate entrance or stair.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• $FFHVVYLDSULPDU\VWUHHWRUDOOH\
LISUHVHQW

• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

• Non-Residential:VSDFHIRUȴUVWVTXDUHIHHWRI new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

In the AE zone, non-residential/commercial shall be
calculated at 1:350. Parking shall be calculated for the entire property.

B. LOT
• Lot Width: 25' minimum
C1. BUILDING HEIGHT
• 1-story volume per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Designed as large, single-volume space which may
contain a mezzanine space.

7. FLEX BUILDING
F. OPEN SPACE
F1. COMMON OPEN SPACE
• Not required
F2. PRIVATE RESIDENTIAL OPEN-SPACE
• Minimum 50 square feet at ground or upper level.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-8. Flex Building Type Standards
92 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE _____________
outdoor space
______________
______________
______________

OUTDOOR SPACE

OUTDOOR SPACE

OUTDOOR SPACE

2.c
Packet Pg. 163 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 2 EXHIBIT D:

OLD TOWN NEWHALL SPECIFIC PLAN – PROPOSED AMENDMENTS

2.c
Packet Pg. 164 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) # LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
28 Pharmacies/Drugstores X X P P
29 Retail Sales, General X X P P
30 Retail Services X X X P
31 Secondhand Stores X MUP6
32 Specialty Food Stores X P P X
33 Specialty Retail Stores P3 PPX
34 Stationary Stores X P P X
35 Stores with Floor Area up to 6,000 square
feet XP P P
36 Stores with Floor Area between 6,000 and
20,000 square feet X MUP P P
37 Stores with Floor Area 20,000 square feet
or greater X X MUP MUP
38 Swap Meets/Flea Markets X X X X
39 Thrift Stores X CUP6
40 Tobacco Paraphernalia Stores X CUP CUP CUP UDC 17.11.020 41 Tourist/Visitor-Oriented Retail X P P X
42 Toy Stores X P P X
43 Vendors, Long Term X MUP MUP MUP

4. ENTERTAINMENT USES
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 Adult Business XX X P UDC 17.61
2 Gambling Uses XX X X
3 Hookah Bar/Cigar Club X CUP CUP X
4 Live Entertainment CUP3 MUP MUP MUP
5 Live Entertainment, Accessory Background
Music P3 P P P
6 Nightclub X CUP CUP CUP
7 Theater, Cinema or Performing Arts CUP3 PPP

5. SERVICES: BUSINESS, FINANCIAL, PROFESSIONAL
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 ATM XP P P
2 Banks/Credit Unions X P P P

3. RETAIL USES (CONTINUED)
7DEOHFRQWLQXHGRQWKHIROORZLQJSDJH
74 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE P
6 P6
P
6 P6

2.c
Packet Pg. 165 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) # LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
3 Business Support Services X P1 PP
4 Check Cashing/Currency Transfer Services X X P X
5 Financial Services X P1 PP
6 3URIHVVLRQDO2ɝFHV P3 P1 PP

6. SERVICES: GENERAL
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 Call Centers X X CUP CUP
2 Child Day Care: Large or Small Family Day
Care Home P X X X UDC 17.42.010
3 Day Care Center: Child or Adult MUP X MUP MUP
4 Drive-Through Service X X X X
5 (TXLSPHQW5HQWDO
LQGRRURQO\
 XX P P
6 /RGJLQJ
%HG %UHDNIDVWΔQQ
% %
PX P X
7 Lodging: Hotel or Motel X P P CUP
8 Maintenance Service: Client Site Services X X X P
9 Mortuary, Funeral Home X X P P
10 Personal Services MUP3 PX
11 Personal Services, Restricted X X MUP CUP
12 Tattoo Parlors/Body Piercing Services X CUP CUP X

7. SERVICES: MEDICAL
# LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
1 Counseling/Lifestyle Management P3 P1 PP
2 Hospital Services X X X CUP
3 Medical Marijuana Dispensary X X X X
4 Medical Services: Clinic, Urgent Care X X P P
5 0HGLFDO6HUYLFHV
'RFWRU2ɝFH P3 P1 PP
6 Medical Services: Extended Care MUP X X CUP
7 Rehabilitation Facility X X X CUP

5. SERVICES: BUSINESS, FINANCIAL, PROFESSIONAL (CONTINUED) CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 75 P
P
1 2.c
Packet Pg. 166 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) # LAND USE TYPE
ZONES

ADDITIONAL REGULATIONS

N AE COR CB
9 Wireless Communications Facility, in the
SXEOLFULJKWRIZD\QHZRUPRGLȴFDWLRQWR
existing wireless communications facility
greater than 250’ from any residential use
or zone

AP AP AP AP
Footnotes:
1 ([FHSWZKHUHSHUPLWWHGRWKHUZLVHWKURXJKWKHLVVXDQFHRID0LQRU8VH3HUPLWWKLVXVHLVDOORZHGRQO\RQDQXSSHUȵRRU RUEHKLQGWKHSULPDU\JURXQGȵRRUXVH
2 $OORZHGRQO\DVSDUWRIDYHUWLFDOPL[HGXVHSURMHFWZLWKXSSHUȵRRUUHVLGHQWLDOLQD&RPPHUFLDO%XLOGLQJ7\SH 38VHDOORZHGRQO\RQVWUHHWVWKDWKDYHH[LVWLQJEXVLQHVVHVRUWKDWDUHDGMDFHQWWRWKH&25DQGRU$(=RQHV7KLV SURYLVLRQLVLQWHQGHGWRSURYLGHȵH[LELOLW\IRUSDUFHOVDGMDFHQWWRRWKHUFRPPHUFLDOXVHVDQGLVQRWLQWHQGHGWRLQWURGXFH FRPPHUFLDODFWLYLWLHVLQWRQHLJKERUKRRGVWKDWDUHSULPDULO\UHVLGHQWLDO 4 $&83LVQRWUHTXLUHGLQFHUWDLQLQVWDQFHVZKHUHDQHQWLUHEORFNLVXQGHUGHYHORSPHQW6HHWKHGHVFULSWLRQVIRUWKH&25 $(DQG&%]RQHVIRUPRUHLQIRUPDWLRQ
5 $XWRPDWHG3DUNLQJORFDWHGEHORZJURXQGPD\EHSHUPLWWHGE\ULJKW$XWRPDWHG3DUNLQJORFDWHGDERYHJURXQGUHTXLUHV WKHDSSURYDORIDQ$UFKLWHFWXUDO'HVLJQ5HYLHZ3HUPLW
6Use subject to the Thrift Stores development standards in Section 17.66.135 of the UDC.

4.2.03. DEVELOPMENT STANDARDS BY ZONE
The following development standards apply to the Zones within the OTNSP area. 80 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE

2.c
Packet Pg. 167 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
D. PEDESTRIAN ACCESS
• Main entrance: Accessed directly from and facing the
primary street.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• $FFHVVYLDSULPDU\VWUHHWRUDOOH\
LISUHVHQW

• When alley is not present, parking and services shall be accessed by a driveway of 10 feet maximum width.
• For corner lots without access to an alley, vehicular access from side street by a driveway of 16 feet
maximum width.
• Parking Requirements:
• Residential: HQFORVHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

B. LOT
• Lot Width: 50' minimum
C1. BUILDING HEIGHT
• 1- to 2-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Attic space may be occupied and not counted as a story when applying the height limits of the applicable Zone.

1. HOUSE Table 4.3-2. House Type Standards
F.
• Not applicable
• Side yard: Not required
• Rear yard: 15% of lot area
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
F3. SHARED RESIDENTIAL AMENITIES
• Not applicable
86 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE F1. COMMON OUTDOOR SPACE
F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
A detached structure typically occupied by one primary
residence with private outdoor space on a single lot. For VWDQGDUGVUHODWHGWR$FFHVVRU\'ZHOOLQJ8QLWV
$'8
UHIHUWR
UDC 17.57.040.

OUTDOOR SPACE

2.c
Packet Pg. 168 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
Duplexes, triplexes, and quadplexes are multiple-dwelling structures that appear as large houses that are appropriately scaled in relation to adjacent residential buildings. Dwellings can be organized side-by-side or stacked, and accommodate 2, 3, or 4 residential units respectively. For standards related WR$FFHVVRU\'ZHOOLQJ8QLWV
$'8
UHIHUWR8'&
D. PEDESTRIAN ACCESS
• Main entrance for all units: Accessed directly from and facing the primary street. For corner lots, entrances from both frontages are encouraged.
• Upper-level units: Accessed by enclosed or open stairs accessible from street or shared central space, e.g.,
courtyard, lobby, etc.

F. OUTDOOR SPACE
C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• $FFHVVYLDSULPDU\VWUHHWRUDOOH\
LISUHVHQW

• When alley is not present, parking and services shall be accessed by a driveway of 10 feet maximum width.
• For corner lots without access to an alley, vehicular access from side street by a driveway of 16 feet
maximum width.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

B. LOT
• Lot Width: 50' minimum
F1. COMMON OUTDOOR SPACE
• Not required
C1. BUILDING HEIGHT
• 2-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures shall be massed as large houses, composed
principally of 2-story volumes, each designed to a houselike scale. • Structures on corner lots shall have frontages that face and address each street.
• Attic space may be occupied and not counted as a story when applying the height limits of the applicable Zone.

2. DUPLEX, TRIPLEX, QUADPLEX
F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
• *URXQGȵRRUXQLW
Private yard of at least 150 square
feet per unit.
• 8SSHUȵRRUXQLWV
Balconies subject to approval of
Director of Community Development.
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-3. Duplex, Triplex, Quadplex Type Standards
CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 87

2.c
Packet Pg. 169 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
An attached structure occupied by multiple dwelling units, each occupied by one primary residence, arrayed side-byside, or a group of detached structures with minimal separations between structures. Each unit has private
outdoor space. Parking may be accommodated at the ground level within each unit/structure (also known as "tuck-under parking") or can be located in a separate structure. This type is also synonymous with “Townhouse.”
D. PEDESTRIAN ACCESS
• Main entrance for all units: Accessed directly from and facing the primary street.

F. OUTDOOR SPACE
C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• Garages and services shall be accessed from an alley.

This Building Type is not allowed on a lot without an alley. • Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Residential: FRYHUHGVSDFHVSHUXQLW
SOXVVSDFH
JXHVWSDUNLQJSHUXQLWIRUPXOWLIDPLO\GHYHORSPHQWV

B. LOT
• Lot Width: 25' minimum
• Not required
C1. BUILDING HEIGHT
• 2- to 3-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures on corner lots shall have frontages that face and address each street.
• ΔQDVWRU\FRQȴJXUDWLRQDVWRU\XQLWPD\EHVWDFNHG RYHUDVLQJOHVWRU\JURXQGȵRRUXQLWRUȊȵDWȋ7KHȵDWVKDOO be accessed by its own front door, and the upper-story
unit shall be accessed by a separate front door and stair.

3. ROWHOUSE
• Front yard:'HȴQHGE\VHWEDFNSHUDSSOLFDEOH=RQH
• Side yard: Not applicable.
• Rear yard: 15% of each unit's lot area.
• 8SSHUȵRRUXQLWV
Balconies subject to approval of
Director of Community Development.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-4. Rowhouse Type Standards
88 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE F1. COMMON OUTDOOR SPACE
F2. PRIVATE RESIDENTIAL OUTDOOR SPACE

2.c
Packet Pg. 170 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
A vertically-stacked structure of single-floor dwelling units of similar configuration, typically with one shared public entry, e.g., lobby. Stacked dwellings may contain structured parking, either as a podium or multiple-level subterranean structure, or as an above-grade structure that is screened behind
active uses. A stacked dwellings structure may accommodate housing either on the ground and/or on upper floors,
depending on the Zone. In the AE Zone, housing should be located above commercial uses. In the N Zone, housing could be located on both the ground and upper floors, subject to the issuance of an MUP. In the N Zone, Live/Work units and limited non-residential uses may also be located on the ground level, subject to the issuance of an MUP.

D. PEDESTRIAN ACCESS
• Main entrance: Accessed directly from and facing the
primary street. For corner lots, entrances from both
frontages are encouraged.
• Ground floor units: Accessed directly from and facing a street.
• Upper floor units: Accessed via elevator or corridor.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• Where an alley is present, parking may be accessed
through the alley.
• For corner lots without access to an alley, parking is accessed from the side street through the building.
• Where an alley is not present, parking is accessed from the street through the building.
• Required parking can be accommodated in a
subterranean structure, above-grade parking structure,
covered surface lot, or a combination.
• Tandem parking may be permitted subject to the
issuance of an MUP.

E. VEHICULAR ACCESS AND PARKING (CONTINUED)
Parking Requirements:
• Residential: 2 covered spaces per unit (plus ½ space
guest parking per unit for multifamily developments).
• Non-Residential: 1 space for first 1,500 square feet of new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

Parking shall be calculated for the entire property.

F. OUTDOOR SPACE
B. LOT
• Lot Width: 125' minimum
F1. COMMON OUTDOOR SPACE
• Each stacked dwelling building shall have at least one common courtyard, forecourt, paseo, patio, roof-top
garden, or some other form of outdoor space at ground,
podium, or upper levels.

F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
Each residential unit shall have a private balcony, yard, or other private space, per the following:
• Studio: 50 square feet
• One-bedroom: 75 square feet
• Two- or more bedrooms: 100 square feet
C1. BUILDING HEIGHT
• Per Zone requirements in Section 4.2.

C2. BUILDING MASSING
• First floor: Footprint per Section 4.2
• Second floor: Up to 85% of first-floor footprint; 100% via CUP
• Third floor: Up to 75% of first-floor footprint; 100% via CUP
• Additional floors: Up to 75% of first-floor footprint; 80% via CUP
The total square-footage should not exceed 200% of the
structure’s first-floor footprint, unless allowed via a CUP.

F3. SHARED RESIDENTIAL AMENITIES
Each stacked dwelling building shall have shared
recreational facility areas and other shared amenities (e.g., park, children's play area, fitness facility, swimming pool, patio, etc.) per each residential unit per the following:
• Studio: 100 square feet
• One-bedroom: 150 square feet
• Two- or more bedrooms: 200 square feet

4. STACKED DWELLINGS Table 4.3-5. Stacked Dwellings Type Standards CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 89 F. OUTDOOR SPACE

2.c
Packet Pg. 171 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
An attached structure consisting of multiple live/work units arrayed side-by-side. One live/work unit consists of one dwelling unit above and/or behind flexible ground floor space that can be used for commercial uses, such as office, retail, or other type of workspace, as allowed by the zone. Each unit has private outdoor space.

F. OUTDOOR SPACE
C. BUILDING HEIGHT AND MASSING
B. LOT
• Lot Width: 25' minimum
F1. COMMON OUTDOOR SPACE
• Not required
C1. BUILDING HEIGHT
• 2- to 3-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures on corner lots shall have frontages that face and address each street.
• Refer to UDC 17.66.080 (Joint Living and Working
Quarters).

5. LIVE/WORK
F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
• Front yard: Defined by setback per applicable Zone.
• Side yard: Not applicable.
• Rear yard: 15% of each unit's lot area.
• Upper floor units: Balconies subject to approval of
Director of Community Development.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-6. Live/Work Type Standards
D. PEDESTRIAN ACCESS
• Main entrance for flexible ground-floor space:

Accessed directly from and facing the primary street.
• Entrance for living space: Accessed through flexible
ground-floor space when living space is located behind
or above the flexible space. When living space is located above, the upper dwelling unit may be accessed by a
separate entrance or stair.

E. VEHICULAR ACCESS AND PARKING
• Garages and services shall be accessed from an alley.

This Building Type is not allowed on a lot without an alley. • Required parking shall be in a garage, which may be
attached to or detached from the dwelling.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Live/Work: 2 spaces (1 of which shall be enclosed) per unit (plus required non-residential parking).
• Non-Residential: 1 space for first 1,500 square feet of new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

Parking shall be calculated for the entire property.
90 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE

2.c
Packet Pg. 172 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
An attached structure consisting of multiple live/work units arrayed side-by-side. One live/work unit consists of one dwelling unit above and/or behind flexible ground floor space that can be used for commercial uses, such as office, retail, or other type of workspace, as allowed by the zone. Each unit has private outdoor space.

F. OUTDOOR SPACE
C. BUILDING HEIGHT AND MASSING
B. LOT
• Lot Width: 25' minimum
F1. COMMON OUTDOOR SPACE
• Not required
C1. BUILDING HEIGHT
• 2- to 3-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Structures on corner lots shall have frontages that face and address each street.
• Refer to UDC 17.66.080 (Joint Living and Working
Quarters).

5. LIVE/WORK
F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
• Front yard: Defined by setback per applicable Zone.
• Side yard: Not applicable.
• Rear yard: 15% of each unit's lot area.
• Upper floor units: Balconies subject to approval of
Director of Community Development.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-6. Live/Work Type Standards
D. PEDESTRIAN ACCESS
• Main entrance for flexible ground-floor space:

Accessed directly from and facing the primary street.
• Entrance for living space: Accessed through flexible
ground-floor space when living space is located behind
or above the flexible space. When living space is located above, the upper dwelling unit may be accessed by a
separate entrance or stair.

E. VEHICULAR ACCESS AND PARKING
• Garages and services shall be accessed from an alley.

This Building Type is not allowed on a lot without an alley. • Required parking shall be in a garage, which may be
attached to or detached from the dwelling.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Live/Work: 2 spaces (1 of which shall be enclosed) per unit (plus required non-residential parking).
• Non-Residential: 1 space for first 1,500 square feet of new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

Parking shall be calculated for the entire property.
90 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE

2.c
Packet Pg. 173 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
A structure designed for occupancy by commercial uses
on either the ground floor or upper floors. Residential uses may also occupy the upper floors. Along Main Street in the AE Zone, only retail, restaurant, entertainment, arts, and/ or similar uses allowed by Section 4.2 are permitted at the ground level fronting the street subject to the Director of Community Development. Office, service, residential, and other similar uses shall be located either on upper floors or at the ground level behind the primary use. Ground level office and service uses are permitted in the COR Zone.

D. PEDESTRIAN ACCESS
• Main entrance for all commercial units: Accessed
directly from and facing the primary street. For corner lots, entrances from both frontages are encouraged.
• Main entrance for upper-level residential units:

Accessed through lobby directly from and facing a street.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• Access via primary street or alley (if present).
• For corner lots without access to an alley, parking is accessed from the side street through the building.
• Tandem parking may be permitted subject to the
issuance of an MUP.
• Parking Requirements:
• Residential: 2 covered spaces per unit (plus ½ space
guest parking per unit for multifamily developments).
• Non-Residential: 1 space for first 1,500 square feet of new development. See UDC for parking requirements
• in excess of 1,500 square feet of new development. In the AE zone, non-residential/commercial shall be
• calculated at 1:350. Parking shall be calculated for the entire property.

B. LOT
• Lot Width: 25' minimum
C1. BUILDING HEIGHT
• 1- to 2-story volumes per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• First floor: Footprint per Section 4.2
• Second floor: Up to 85% of first-floor footprint; 100% via CUP.

The total square-footage should not exceed 200% of the
structure’s first-floor footprint, unless allowed via a CUP.

An MUP can allow up to 300% of the first-floor footprint.

Modifications in excess of 300% of the first-floor footprint may be allowed subject to the issuance of a CUP.

6. COMMERCIAL BUILDING
F. OUTDOOR SPACE
F1. COMMON OUTDOOR SPACE
• Each commercial building shall have at least one common courtyard, forecourt, paseo, patio, roof-top garden, orsome other form of outdoor space at ground, podium, or upper levels.

F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
For commercial buildings with housing, each residential unit shall have a private balcony, yard, or other private space, per the following:
• Studio: 50 square feet
• One-bedroom: 75 square feet
• Two- or more bedrooms: 100 square feet
F3. SHARED RESIDENTIAL AMENITIES
For commercial buildings with housing, shall have shared recreational facility areas and other shared amenities (e.g., park, children's play area, fitness facility, swimming pool, patio, etc.) per each residential unit per the following:
• Studio: 100 square feet
• One-bedroom: 150 square feet
• Two- or more bedrooms: 200 square feet
Table 4.3-7. Commercial Building Type Standards
As part of Stacked Dwellings
Stand-alone Commercial Building
CHAPTER 4: THE CODE OLD TOWN NEWHALL SPECIFIC PLAN | 91

2.c
Packet Pg. 174 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) A. OVERVIEW
A detached or attached structure (either new or adaptively reused) intended for artisanal industrial activity and sale of products made on-site. Residential use is limited to no more than one dwelling unit for the business owner/operator or an on-site caretaker. The residential unit has private outdoor space. This Building Type provides an interior that is openplan and supportive of a wide variety of fabrication and assembly activities, and often includes a mezzanine for supporting office area.

D. PEDESTRIAN ACCESS
• Main entrance for flexible ground-floor space:

Accessed from any street or yard.
• Entrance for living space: Accessed through flexible
ground-floor space when living space is located behind
or above the flexible space. When living space is located above, the upper dwelling unit may be accessed by a
separate entrance or stair.

C. BUILDING HEIGHT AND MASSING
E. VEHICULAR ACCESS AND PARKING
• Access via primary street or alley (if present).
• Parking Requirements:
• Residential: 2 covered spaces per unit (plus ½ space
guest parking per unit for multifamily developments)..
• Non-Residential: 1 space for first 1,500 square feet of new development. See UDC for parking requirements
in excess of 1,500 square feet of new development.

In the AE zone, non-residential/commercial shall be
calculated at 1:350. Parking shall be calculated for the entire property.

B. LOT
• Lot Width: 25' minimum
C1. BUILDING HEIGHT
• 1-story volume per height limits of the applicable Zone per Section 4.2.

C2. BUILDING MASSING
• Designed as large, single-volume space which may
contain a mezzanine space.

7. FLEX BUILDING
F. OUTDOOR SPACE
F1. COMMON OUTDOOR SPACE
• Not required
F2. PRIVATE RESIDENTIAL OUTDOOR SPACE
• Minimum 50 square feet at ground or upper level.

F3. SHARED RESIDENTIAL AMENITIES
• Not required
Table 4.3-8. Flex Building Type Standards
92 | OLD TOWN NEWHALL SPECIFIC PLAN CHAPTER 4: THE CODE

2.c
Packet Pg. 175 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) EXHIBITE:

LYONS CORRIDOR PLAN – REDLINE/STRIKETHROUGH
Note that new proposed language isshown in red underline and current language proposed to be removed is shown in red strikethrough.

2.c
Packet Pg. 176 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) At the discretion of the Director, architectural
treatments for flat and sloping roofs may exceed 35 feet in height without a conditional use permit; provided,
that (1) the addition does not exceed 10 feet in height (for a maximum height of 45 feet); (2) that the
allowance would be compatible with the architectural
design; and (3) that the allowance would provide
additional articulation that could otherwise not be
achieved within the heights specified above.

2.c
Packet Pg. 177 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) At the discretion of the Director, architectural
treatments for flat and sloping roofs may exceed 35 feet in height without a conditional use permit; provided,
that (1) the addition does not exceed 10 feet in height (for a maximum height of 45 feet); (2) that the
allowance would be compatible with the architectural
design; and (3) that the allowance would provide
additional articulation that could otherwise not be
achieved within the heights specified above.

2.c
Packet Pg. 178 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) At the discretion of the Director, architectural
treatments for flat and sloping roofs may exceed 45 feet in height without a conditional use permit; provided,
that (1) the addition does not exceed five  feet in height (for a maximum height of 50 feet); (2) that the
allowance would be compatible with the architectural
design; and (3) that the allowance would provide
additional articulation that could otherwise not be
achieved within the heights specified above.

2.c
Packet Pg. 179 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) At the discretion of the Director, architectural
treatments for flat and sloping roofs may exceed 55 feet in height without a conditional use permit; provided,
that (1) the addition does not exceed five  feet in height (for a maximum height of 60 feet); (2) that the
allowance would be compatible with the architectural
design; and (3) that the allowance would provide
additional articulation that could otherwise not be
achieved within the heights specified above.

2.c
Packet Pg. 180 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 33 Allowable Land Uses

6.1.040 Land Use Tables
TABLE A: Specific Function.

Allowed Land Uses and Permit Requirements for the
Lyons Corridor Planning Area
P Permitted Use
AP Administrative Permit
MUP Minor Use Permit required
CUP Conditional Use Permit required
X Prohibited

PERMIT REQUIRED BY ZONE
Land Use Types L-U1 L-U2 L-U3 L-UC
Retail

25. General retail, except, with any of the following features P P P(2) P(2) Alcohol beverage sales (Over 10% shelf space) X X CUP CUP Drive-through CUP MUP MUP CUP
Floor Area over 20,000 square feet X X P(2) P(2)
Operating between 11:00 p.m. and 7:00 a.m. MUP MUP MUP(2) MUP(2)

26. Second Hand Stores CUP CUP CUP CUP

27. Thrift Stores CUP CUP CUP(2) CUP(2)

28. Food Stores P P P P

29. Resturants
Fast food/with drive-through CUP MUP MUP CUP
Full or Limited Service or Takeout/delivery P P P P

30. Hookah Bar/Cigar Club X X CUP CUP
Alcohol Consumption

31. Bar and Alcohol Drinking Establishments X CUP CUP(2) CUP(2)

32. Wine Bar (Wine Sales and Wine Consumption Only) MUP MUP MUP(2) MUP(2)

33. As an accessory to a restaurant (limited, full or fast food) AP AP AP AP Transportation, Communications, Infrastructure

34. Parking facility, public or commercial CUP CUP MUP MUP

35. Wireless telecommunications facility
Up to 35 feet high MUP MUP MUP MUP
Above 35 feet high CUP CUP CUP CUP
Co-located MUP MUP MUP MUP

36. Public Services, General P P P P
Notes:
(1) Unless otherwise allowed through the issuance of a Minor Use Permit, these uses shall not be located on the first floor (2) Unless otherwise approved through the issuance of a Minor Use Permit, these uses shall be located on the first and/or second floors of structure (3) Subject to LCP development standards
P
P
P
P
P
P(2) P(2)
P

2.c
Packet Pg. 181 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 41 Allowable Land Uses

25. General Retail
General Retail Parking
Includes establishments primarily engaged in the sale of goods and merchandise, but excludes those uses classified under “Retail Sales, Specific” and other use classifications in this chapter. Typical retail uses include, but are not limited to, apparel boutiques, appliance, antiques, auto parts, art supply, bakeries, butchers, bicycle, book,
electronics, florists, hardware, hobby, jewelry, magazine, music, pet supply, pharmacies, sporting goods, stationary, toy, video rental, and vintage clothing stores.
1 space per 250 square feet

26. Second Hand Stores
Second Hand Stores Parking
Includes establishments selling pre-owned or used items, including, but not limited to, apparel, electronics, furniture and household goods, but does not include antique, coin, vintage clothing, or sporting goods/memorabilia stores.

Second Hand Stores are subject to the development
standards in UDC Section 17.66.135.
1 space per 250 square feet

27. ThriftStores
Thrift Stores Parking
Includes a shop selling secondhand goods, such as clothes, often to benefit a charity; also called thrift shop. Thrift stores may, but are not required to have, merchandise
donation facilities. Thrift Stores are subject to the
development standards in UDC Section 17.66.135.
1 space per 250 square feet, plus parking for merchandise donation facilities

28.Food Stores
Food Stores- The following are food store
uses:

Parking
(a) Supermarket/Grocery - A retail establishment,
exceeding three thousand, five hundred (3,500) square
feet, primarily selling food as well as other convenience and household goods and may include subordinate uses
such as bakeries, delis, and take out restaurants. Alcohol sales (beer, wine, or other spirits) shall be limited to less than 10% of the shelf space for the sale of goods and shall be in accordance with the provisions of UDC Section

17.66.020 (Alcohol Sales).
(b) Convenience Store - any retail establishment, up to three thousand five hundred (3,500) square feet in size, offering for sale pre-packaged food products, household items, newspapers and/or magazines, sandwiches and
other pre-prepared foods for off-site consumption. Beer and wine sales shall be in accordance with the provisions of UDC Section 17.66.020 (Alcohol Sales).
1 space per 250 square feet

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Packet Pg. 182 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 4 EXHIBIT F:

LYONS CORRIDOR PLAN – PROPOSED AMENDMENTS

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Packet Pg. 183 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Lyons Corridor Development Code 20
A. Building Placement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback 1’ 5’
With outdoor Dinning 10”
b. Setback from Residential Zone10’ 1st story
(Rear and Side) 15’ 2nd story
c. Side Setback 0’
d. Side Street Setback 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story

3. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback (Diagram B). Outdoor dining may encroach into the front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits. a. Maximum height: 2 stories shall be permitted. For flat roof development, the maximum height to parapet cannot exceed 35 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 45 feet from grade (Diagram B).

At the discretion of the Director, architectural treatments for flat and sloping roofs may exceed 35 feet in height without a conditional use permit; provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 45 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within the heights specified above.
b. Accessory structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-U1 zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
b. Lightcourt
c. Shopfront & Awning
Should aspects of a certain lot in the L-U1 zone preclude development in accordance with the standards listed
above, alternative frontage designs may be permitted subject to section 2.1.030.B.
a b
c
d
Alley
Front
Side
Corner Lot
e

4.1.010 The Lyons Urban 1 Zone (L-U1)
Diagram A: Building Placement Diagram B: Building Profile Lyons Corridor Development Code 20
A. Building PlAcement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback 1’ 5’
With outdoor Dinning 10”
b. Setback from Residential Zone 10’ 1st story
(Rear and Side) 15’ 2nd story
c. Side Setback 0’
d. Side Street Setback 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story

3. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback (Diagram B). Outdoor dining may encroach into the front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits. a. Maximum height: 2 stories shall be permitted. For flat roof development, the maximum height to parapet cannot exceed 35 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 45 feet from grade (Diagram B). b. Accessory structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-U1 zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
c. Lightcourt
d. Shopfront & Awning
a e
c
d
Alley
Front
Side
Corner Lot

4.1.010 The Lyons Urban 1 Zone (L-U1)
Diagram A: Building Placement Diagram B: Building Profile

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Packet Pg. 184 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Lyons Corridor Development Code 22
A. Building Placement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback 1’ 5’
b. Setback from Residential Zone10’ 1st story
(Rear and Side) 15’ 2nd story
c. Rear and Side Setback 0’
d. Side Street Setback 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story

3. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback (Diagram B). Outdoor dining may encroach into the front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits. a. Maximum height: 2 stories shall be permitted. For flat roof development, the maximum height to parapet cannot exceed 35 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 45 feet from grade (Diagram B).

At the discretion of the Director, architectural treatments for flat and sloping roofs may exceed 35 feet in height without a conditional use permit; provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 45 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within the heights specified above.
b. Accessory structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-U2 zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
b. Lightcourt
c. Shopfront & Awning
Should aspects of a certain lot in the L-U2 zone preclude development in accordance with the standards listed above, alternative frontage designs may be permitted subject to section

2.1.030.B.
a b
c
d
Alley
Front
Side
Corner Lot
e

4.1.020 The Lyons Urban 2 Zone (L-U2)
Diagram A: Building Placement Diagram B: Building Profile Lyons Corridor Development Code 22
A. Building PlAcement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback 1’ 5’
b. Setback from Residential Zone 10’ 1st story
(Rear and Side) 15’ 2nd story
c. Rear and Side Setback 0’
d. Side Street Setback 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story

3. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback (Diagram B). Outdoor dining may encroach into the front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits. a. Maximum height: 2 stories shall be permitted. For flat roof development, the maximum height to parapet cannot exceed 35 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 45 feet from grade (Diagram B). b. Accessory structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-U2 zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
c. Lightcourt
d. Shopfront & Awning
a e
c
d
Alley
Front
Side
Corner Lot

4.1.020 The Lyons Urban 2 Zone (L-U2)
Diagram A: Building Placement Diagram B: Building Profile

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Packet Pg. 185 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Lyons Corridor Development Code 24
A. Building Placement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback (1st and 2nd)* 1’ 5’
3rd Story* 15’
Slope Overlay* 5’ 15’
*A reduced setback may be permitted through the issuance of an Adjustment for up to 20%, or over 20% with the approval of a Variance. b. Setback from Residential Zone 10’ 1st and 2nd story
(Rear and Side) 15’ 3rd story
c. Rear and Side Setback 0’
d. Side Street Setback 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story
10’ 3rd story
f. The 3rd Story shall not exceed 50% of the building footprint.

2. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback.

B. Building Profile and Frontage.

1. HEIGHT
Each structure shall comply with the following height limits. a. Maximum height: 3 stories shall be permitted. For flat roof, the maximum height of the parapet cannot exceed 45 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 50 feet from grade (Diagram B).

At the discretion of the Director, architectural treatments for flat and sloping roofs may exceed 45 feet in height without a conditional use permit; provided, that (1) the addition does not exceed five feet in height (for a maximum height of 50 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within the heights specified above.
b. Accessory Structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-U3 zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
b. Forecourt (100’ minimum lot frontage
required)
c. Stoop
c. Shopfront & Awning
Should aspects of a certain lot in the L-U3 zone preclude development in accordance with the standards listed above, alternative frontage designs may be permitted subject to section

2.1.030.B.
a b
c
d
Alley
Front
Side
Corner Lot
e

4.1.030 The Lyons Urban 3 Zone (L-U3)
Diagram A: Building Placement Diagram B: Building Profile Lyons Corridor Development Code 24
A. Building PlAcement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback (1st and 2nd) 1’ 5’
3rd Story 15’
Slope Overlay 5’ 15’
b. Setback from Residential Zone 10’ 1st and 2nd story
(Rear and Side) 15’ 3rd story
c. Rear and Side Setback 0’
d. Side Street Setback 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story
10’ 3rd story
e. The 3rd Story shall not exceed 50% of the building footprint.

2. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits. a. Maximum height: 3 stories shall be permitted. For flat roof, the maximum height of the parapet cannot exceed 45 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 50 feet from grade (Diagram B).
b. Accessory Structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-U3 zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
b. Stoop
c. Shopfront & Awning
a e
c
d
Alley
Front
Side
Corner Lot

4.1.030 The Lyons Urban 3 Zone (L-U3)
Diagram A: Building Placement Diagram B: Building Profile

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Packet Pg. 186 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Lyons Corridor Development Code 26
A. Building Placement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback (1st and 2nd)* 1’ 5’
3rd and 4th Story 10’
*A reduced setback may be permitted through the issuance of an Adjustment for up to 20%, or over 20% with the approval of a Variance.
b. Setback from Residential Zone 10’ 1st and 2nd story
(Rear and Side) 15’ 3rd story
20’ 4th story
c. Rear and Side Setback 0’
d. Side Street Setback 0’ 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story
10’ 3rd and 4th story
f. The 4th Story shall not exceed 50% of the building footprint.

2. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits.

1. Maximum height: 4 stories shall be permitted. For flat roof, the maximum height of the parapet cannot exceed 55 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 60 feet from grade (Diagram B).

At the discretion of the Director, architectural treatments for flat and sloping roofs may exceed 55 feet in height without a conditional use permit; provided, that (1) the addition does not exceed five feet in height (for a maximum height of 60 feet); (2) that the allowance would be compatible with the
architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within the heights specified above.

2. Accessory structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-UC zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
b. Shopfront & Awning
Should aspects of a certain lot in the L-UC zone preclude development in accordance with the standards listed above, alternative frontage designs may be permitted subject to section

2.1.030.B.
a b
c
d
Alley
Front
Side
Corner Lot
e

4.1.040 The Lyons Urban Center Zone (L-UC)
Diagram A: Building Placement Diagram B: Building Profile Lyons Corridor Development Code 26
A. Building PlAcement.

1. PRIMARY BUILDINGS
A primary building shall be placed on a lot in compliance with the following requirements, within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Chapter 7 (Frontage Type Standards) or Chapter 8 (Building Type Standards).

Minimum Max.
a. Front Setback (1st and 2nd) 1’ 5’
3rd and 4th Story 10’
b. Setback from Residential Zone 10’ 1st and 2nd story
(Rear and Side) 15’ 3rd story
20’ 4th story
c. Rear and Side Setback 0’
d. Side Street Setback 0’ 5’
e. Rear Alley Setback 0’ 1st story
5’ 2nd story
10’ 3rd and 4th story
e. The 4th Story shall not exceed 50% of the building footprint.

2. ARCHITECTURAL ENCROACHMENTS
Patios, uncovered stoops, roof overhangs, and awnings may encroach 5’ maximum into the required front setback.

B. Building Profile And frontAge.

1. HEIGHT
Each structure shall comply with the following height limits.

1. Maximum height: 4 stories shall be permitted. For flat roof, the maximum height of the parapet cannot exceed 55 feet from grade; and for sloping roofs, the maximum height of the roof ridge cannot exceed 60 feet from grade (Diagram B).

2. Accessory structure: 15’ maximum to peak.

2. ALLOWED FRONTAGE TYPES
Only the following frontage types are allowed within the L-UC zone. The streetfacing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 7 (Frontage Type Standards).
a. Forecourt (100’ minimum lot frontage required)
b. Shopfront & Awning
a e
c
d
Alley
Front
Side
Corner Lot

4.1.040 The Lyons Urban Center Zone (L-UC)
Diagram A: Building Placement Diagram B: Building Profile

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Packet Pg. 187 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 33 Allowable Land Uses

6.1.040 Land Use Tables
TABLE A: Specific Function.

Allowed Land Uses and Permit Requirements for the
Lyons Corridor Planning Area
P Permitted Use
AP Administrative Permit
MUP Minor Use Permit required
CUP Conditional Use Permit required
X Prohibited

PERMIT REQUIRED BY ZONE
Land Use Types L-U1 L-U2 L-U3 L-UC
Retail

25. General retail, except, with any of the following features P P P(2) P(2) Alcohol beverage sales (Over 10% shelf space) X X CUP CUP Drive-through CUP MUP MUP CUP
Floor Area over 20,000 square feet X X P(2) P(2)
Operating between 11:00 p.m. and 7:00 a.m. MUP MUP MUP(2) MUP(2)

26. Second Hand Stores

27. Thrift Stores

28. Food Stores P P P P

29. Resturants
Fast food/with drive-through CUP MUP MUP CUP
Full or Limited Service or Takeout/delivery P P P P

30. Hookah Bar/Cigar Club X X CUP CUP
Alcohol Consumption

31. Bar and Alcohol Drinking Establishments X CUP CUP(2) CUP(2)

32. Wine Bar (Wine Sales and Wine Consumption Only) MUP MUP MUP(2) MUP(2)

33. As an accessory to a restaurant (limited, full or fast food) AP AP AP AP Transportation, Communications, Infrastructure

34. Parking facility, public or commercial CUP CUP MUP MUP

35. Wireless telecommunications facility
Up to 35 feet high MUP MUP MUP MUP
Above 35 feet high CUP CUP CUP CUP
Co-located MUP MUP MUP MUP

36. Public Services, General P P P P
Notes:
(1) Unless otherwise allowed through the issuance of a Minor Use Permit, these uses shall not be located on the first floor (2) Unless otherwise approved through the issuance of a Minor Use Permit, these uses shall be located on the first and/or second floors of structure (3) Subject to LCP development standards
P(2)
P
P
P
P
P(2)
P(2)
P

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Packet Pg. 188 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 41 Allowable Land Uses

25. General Retail
General Retail Parking
Includes establishments primarily engaged in the sale of goods and merchandise, but excludes those uses classified under “Retail Sales, Specific” and other use classifications in this chapter. Typical retail uses include, but are not limited to, apparel boutiques, appliance, antiques, auto parts, art supply, bakeries, butchers, bicycle, book,
electronics, florists, hardware, hobby, jewelry, magazine, music, pet supply, pharmacies, sporting goods, stationary, toy, video rental, and vintage clothing stores.
1 space per 250 square feet

26. Second Hand Stores
Second Hand Stores Parking
Includes establishments selling pre-owned or used items, including, but not limited to, apparel, electronics, furniture and household goods, but does not include antique, coin, vintage clothing, or sporting goods/memorabilia stores.

Second Hand Stores are subject to the development
standards in UDC Section 17.66.135.
1 space per 250 square feet

27. ThriftStores
Thrift Stores Parking
Includes a shop selling secondhand goods, such as clothes, often to benefit a charity; also called thrift shop. Thrift stores may, but are not required to have, merchandise
donation facilities. Thrift Stores are subject to the
1 space per 250 square feet, plus parking for merchandise donation facilities
development standards in UDC Section 17.66.135.

28.Food stores
Food Stores- The following are food store
uses:

Parking
(a) Supermarket/Grocery - A retail establishment,
exceeding three thousand, five hundred (3,500) square
feet, primarily selling food as well as other convenience and household goods and may include subordinate uses
such as bakeries, delis, and take out restaurants. Alcohol sales (beer, wine, or other spirits) shall be limited to less than 10% of the shelf space for the sale of goods and shall be in accordance with the provisions of UDC Section

17.66.020 (Alcohol Sales).
(b) Convenience Store - any retail establishment, up to three thousand five hundred (3,500) square feet in size, offering for sale pre-packaged food products, household items, newspapers and/or magazines, sandwiches and
other pre-prepared foods for off-site consumption. Beer and wine sales shall be in accordance with the provisions of UDC Section 17.66.020 (Alcohol Sales).
1 space per 250 square feet

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Packet Pg. 189 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 5 EXHIBIT G:

SOLEDAD CANYON ROAD CORRIDOR PLAN – REDLINE/STRIKETHROUGH Note that new proposed language is shown in red underline and current language proposed to be removed is shown in red strikethrough.

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Packet Pg. 190 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Zones and Development Standards 2525
Diagram C: Parking Placement
a d
c
Alley
Front
Side
Corner Lot
b
B. Development Standards
Maximum floor area ratio (FAR) of nonresidential uses 0.75 Maximum lot coverage 80%
Maximum density (units per gross acre) 18
Minimum density (units per gross acre) N/A
Maximum height of a structure without a CUP 1 35’
C. Parking and Services

1. PARKING, SERVICES & ACCESSORY STRUCTURE PLACEMENT
Off-street parking, services and accessory structures
shall be placed on a lot in compliance with the following requirements, within the hatched area shown on the
diagram above.
a. Street Setback: 10’ minimum
b. Side Street Setback: 5’ minimum
c. Side Yard Setback: 5’ minimum
d. Rear Setback: 5’ minimum
Subterranean parking may extend beyond building
footprint, and may extend to a height of 3’ maximum above finished grade, provided that the garage perimeter wall aligns with the face of the building.

2. PARKING REQUIREMENTS
Each site shall provide off-street parking in compliance with Sections 17.41-17.49 of the UDC.

D. Building Types

1. Unless otherwise permitted through the issuance of a Minor Use Permit, only the following building types are allowed in the SC-U1 zone. Each allowed building type shall be designed in compliance with Chapter 6 (Building Type Standards).
a. Commercial Pad
b. Shopfront Commercial
c. Commerical Block-Commercial
E. Allowed Land Uses

1. Only a land use identified as permitted or conditionally permitted within the Community Commercial (CC) zone in Sections 17.41-17.49 of the UDC shall be established on a lot in the SC-U1 zone.

GENERAL PLAN
Policy C 7.1.6: Encourage
placement of building entries
in locations accessible to public
sidewalks and transit.

Diagram B: Building Profile
1 At the discretion of the Director, architectural treatments may exceed 35 feet in height without a CUP; provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 45 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within 35 feet.

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Packet Pg. 191 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Zones and Development Standards 2727
Diagram C: Parking Placement
a d
c
Alley
Front
Side
Corner Lot
b
B. Development Standards
Maximum density (units per gross acre) 30
Minimum density (units per gross acre) 11
Maximum floor area ratio (FAR) of nonresidential component 1.0 Minimum floor area ratio (FAR) of nonresidential component 0.25 Surface-level parking setback from major/secondary highway (in feet) 10/5 Structure setback from neighboring residential zones or uses (in feet) 25 Maximum height of building/structure without a CUP (in feet) 1 50 Non-residential floor area ratios and residential densities less than the minimum shall require a Minor Use Permit (UDC 17.35.010.A).Residential projects not complying with the standards above are subject to the City’s regular multifamily development and parking standards and are not subject to mixed use development incentives.

C. Parking and Services

1. PARKING, SERVICES & ACCESSORY STRUCTURE PLACEMENT
Off-street parking, services and accessory structures shall be placed on a lot in compliance with the following requirements, within the hatched
area shown on the diagram above.
a. Street Setback: 10’ minimum
b. Side Street Setback: 5’ minimum
c. Side Yard Setback: 5’ minimum
d. Rear Setback: 5’ minimum
Subterranean parking may extend beyond
building footprint, and may extend to a height
of 3’ maximum above finished grade, provided
that the garage perimeter wall aligns with the
face of the building.

2. PARKING REQUIREMENTS
Each site shall provide off-street parking in
compliance with UDC Section 17.55.050 (for
mixed use projects) or with Sections 17.41-17.49 of the UDC if the project does not qualify for mixed use incentives.

D. Building Types

1. Unless otherwise permitted through the issuance of a Minor Use Permit, only the following building types are allowed in the SC-UC zone. Each allowed building type shall be designed in compliance with Chapter 6 (Building Type Standards).
a. Commercial Block Mixed Use
E. Allowed Land Uses

1. Only a land use identified as permitted or conditionally permitted within the Mixed Use Corridor (MXC) zone in Section 17.35.010(B) of the UDC shall be established on a lot in the SC-UC zone. 1 At the discretion of the Director, architectural treatments may exceed 50 feet in height without a CUP provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 60 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within 50 feet.

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Packet Pg. 192 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) 6 EXHIBIT H:

SOLEDAD CANYON ROAD CORRIDOR PLAN – PROPOSED AMENDMENTS

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Packet Pg. 193 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Zones and Development Standards 2525
Diagram C: Parking Placement
a d
c
Alley
Front
Side
Corner Lot
b
B. Development Standards
Maximum floor area ratio (FAR) of nonresidential uses 0.75 Maximum lot coverage 80%
Maximum density (units per gross acre) 18
Minimum density (units per gross acre) N/A
35’
C. Parking and Services

1. PARKING, SERVICES & ACCESSORY STRUCTURE PLACEMENT
Off-street parking, services and accessory structures
shall be placed on a lot in compliance with the following requirements, within the hatched area shown on the
diagram above.
a. Street Setback: 10’ minimum
b. Side Street Setback: 5’ minimum
c. Side Yard Setback: 5’ minimum
d. Rear Setback: 5’ minimum
Subterranean parking may extend beyond building
footprint, and may extend to a height of 3’ maximum above finished grade, provided that the garage perimeter wall aligns with the face of the building.

2. PARKING REQUIREMENTS
Each site shall provide off-street parking in compliance with Sections 17.41-17.49 of the UDC.

D. Building Types

1. Unless otherwise permitted through the issuance of a Minor Use Permit, only the following building types are allowed in the SC-U1 zone. Each allowed building type shall be designed in compliance with Chapter 6 (Building Type Standards).
a. Commercial Pad
b. Shopfront Commercial
c. Commerical Block-Commercial
E. Allowed Land Uses

1. Only a land use identified as permitted or conditionally permitted within the Community Commercial (CC) zone in Sections 17.41-17.49 of the UDC shall be established on a lot in the SC-U1 zone.

GENERAL PLAN
Policy C 7.1.6: Encourage
placement of building entries
in locations accessible to public
sidewalks and transit.

Diagram B: Building Profile
1 Maximum height of a structure without a CUP 1
At the discretion of the Director, architectural treatments may exceed 35 feet in height without a CUP; provided, that (1) the addition does not exceed 10 feet in height (for a maximum height of 45 feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within 35 feet.

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Packet Pg. 194 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Zones and Development Standards 2727
Diagram C: Parking Placement
a d
c
Alley
Front
Side
Corner Lot
b
B. Development Standards
Maximum density (units per gross acre) 30
Minimum density (units per gross acre) 11
Maximum floor area ratio (FAR) of nonresidential component 1.0 Minimum floor area ratio (FAR) of nonresidential component 0.25 Surface-level parking setback from major/secondary highway (in feet) 10/5 Structure setback from neighboring residential zones or uses (in feet) 25 Maximum height of building/structure without a CUP (in feet) 1 50 C. Parking and Services

1. PARKING, SERVICES & ACCESSORY STRUCTURE PLACEMENT
Off-street parking, services and accessory structures shall be placed on a lot in compliance with the following requirements, within the hatched
area shown on the diagram above.
a. Street Setback: 10’ minimum
b. Side Street Setback: 5’ minimum
c. Side Yard Setback: 5’ minimum
d. Rear Setback: 5’ minimum
Subterranean parking may extend beyond
building footprint, and may extend to a height
of 3’ maximum above finished grade, provided
that the garage perimeter wall aligns with the
face of the building.

2. PARKING REQUIREMENTS
Each site shall provide off-street parking in
compliance with UDC Section 17.55.050 (for
mixed use projects) or with Sections 17.41-17.49 of the UDC if the project does not qualify for mixed use incentives.

D. Building Types

1. Unless otherwise permitted through the issuance of a Minor Use Permit, only the following building types are allowed in the SC-UC zone. Each allowed building type shall be designed in compliance with Chapter 6 (Building Type Standards).
a. Commercial Block Mixed Use
E. Allowed Land Uses

1. Only a land use identified as permitted or conditionally permitted within the Mixed Use Corridor (MXC) zone in Section 17.35.010(B) of the UDC shall be established on a lot in the SC-UC zone. 1AtthediscretionoftheDirector, architecturaltreatmentsmay exceed50 feetinheightwithout aCUP provided,that(1)the additiondoesnot exceed10 feetinheight(for a maximumheight of 60 feet);(2)thatthe allowancewouldbe compatiblewiththe architecturaldesign; and(3)thatthe allowancewouldprovide additional articulationthat could otherwisenot be achievedwithin50 feet.

Non-residential floor area ratios and residential densities less than the minimum shall require a Minor Use Permit (UDC 17.35.010.A).Residential projects not complying with the standards above are subject to the City’s regular multifamily development and parking standards and are not subject to mixed use development incentives.

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Packet Pg. 195 Attachment: Ordinance (2025 Municipal Code Updates - First Reading) Apr 22, 2025
City of Santa Clarita
23920 Valencia Blvd.

Santa Clarita, CA 91355
By email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Cc: [email protected]; [email protected]; [email protected]; [email protected]
Re: Proposed Amendments to the City Parking Requirements to Implement AB 2097 Dear Santa Clarita City Council,
The California Housing Defense Fund (“CalHDF”) submits this letter as a public comment concerning item 2 on the agenda for the Council meeting scheduled for April 22, 2025. This comment specifically concerns the amendments to the City’s parking requirements to implement AB 2097. CalHDF applauds the City for making changes to its municipal code to keep pace with changes in state law. However, the proposed ordinance fails to comply with state law , and the City should address these problems before approving the ordinance.

Background
Code section 17.51.060(N)(4)(a) requires that projects that take advantage of AB 2097 must provide a parking demand study showing that “there is not a negative impact and identify the amount of on-site parking required to prevent a negative impact. The parking demand study is a requirement of the City’s entitlement submittal checklists, and a project application may not be deemed complete until a satisfactory parking demand study is submitted to and approved by the Director of Community Development.” Requiring a parking study to show that there is not a negative impact is tantamount to requiring enough off-street parking to guarantee that there will be no impact. This subverts the intent and plain language of AB 2097.

Government Code, section 65863.2, subdivision (i) (emphasis added): “The Legislature finds and declares that the imposition of mandatory parking minimums can increase the cost of housing, limit the number of available units, lead to an oversupply of parking spaces, and increased greenhouse gas emissions. Therefore, this section shall be interpreted in favor of 360 Grand Ave #323, Oakland 94610
[email protected]

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Packet Pg. 196 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) the prohibition of the imposition of mandatory parking minimums as outlined in this section.”
Required Exceptions
While it is true that under certain circumstances the City may make findings in order to impose parking requirements on projects otherwise eligible for AB 2097. (Gov. Code, § 65863.2, subd. (b)(3.) However, there are other circumstances under which the City is absolutely prohibited from imposing any offstreet parking requirements. Government Code, section 65863.2, subdivision (c):

For a housing development project, subdivision (b) shall not apply if the housing development project satisfies any of the following:
(1) The development dedicates a minimum of 20 percent of the total number of housing units to very low, low-, or moderate-income households, students, the elderly, or persons with disabilities.
(2) The development contains fewer than 20 housing units. (3) The development is subject to parking reductions based on the provisions of any other applicable law.

The City may not subject such housing development projects to offstreet parking requirements, regardless of what the required parking study shows.

As an example, a project that takes advantage of the state Density Bonus Law (Gov. Code, § 65915; “DBL”) is entitled to a parking reduction (Id. at subd. (p)). This means that the City may not impose any parking requirement on DBL projects that are eligible for AB 2097, regardless of whether or not a parking study demonstrates negative impacts. ⧫ ⧫ ⧫
CalHDF appreciates the City’s thorough effort to implement state law governing offstreet parking. However, the City should amend its ordinance to ensure that it complies with state law.

CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org. 2 of 3

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Packet Pg. 197 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
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Packet Pg. 198 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) Apr 22, 2025
City of Santa Clarita
23920 Valencia Blvd.

Santa Clarita, CA 91355
By email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Cc: [email protected]; [email protected]; [email protected]; [email protected]
Re: Proposed Amendments to the City’s Accessory Dwelling Unit and Junior Accessory Dwelling Unit Regulations
Dear Santa Clarita City Council,
The California Housing Defense Fund (“CalHDF”) submits this letter as a public comment concerning item 2 on the agenda for the Council meeting scheduled for April 22, 2025. This comment specifically concerns the amendments to the City’s regulations for ADUs and JADUs. CalHDF applauds the City for making changes to its ADU regulations to keep pace with changes in state law. However, the proposed ordinance fails to comply with state law in a few ways, and the City should address these problems before approving the ordinance.

CalHDF notes that the California Department of Housing and Community Development brought up many of the below deficiencies in its letter dated March 24, 2023.

Background
The law gives local governments authority to enact zoning ordinances that implement a variety of development standards on ADUs. (Gov. Code, § 66314.) The standards in these local ordinances are limited by state law so as not to overly restrict ADU development. (See id.) Separately from local ADU ordinances, Government Code section 66323 establishes a narrower set of ADU types that local governments have a ministerial duty to approve. “Notwithstanding Sections 66314 to 66322 ... a local agency shall ministerially approve” these types of ADUs. (Id. at subd. (a).) This means that ADUs that satisfy the minimal requirements of section 66323 must be approved regardless of any contrary provisions of the local ADU ordinance. (Ibid.) Local governments may not impose their own standards on such ADUs. (Gov. Code, § 66323, subd. (b) [“A local agency shall not impose any objective development or 360 Grand Ave #323, Oakland 94610
[email protected]

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Packet Pg. 199 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) design standard that is not authorized by this section upon any accessory dwelling unit that meets the requirements of any of paragraphs (1) to (4), inclusive, of subdivision (a).”].) In addition, ADUs that qualify for the protections of Government Code section 66323, like other ADUs, must be processed by local governments within 60 days of a complete permit application submittal. (Gov. Code, § 66317, subd. (a).) State law also prohibits creating regulations on ADU development not explicitly allowed by state law. Government Code Section 66315 states, “No additional standards, other than those provided in Section 66314, shall be used or imposed, including an owner-occupant requirement, except that a local agency may require that the property may be used for rentals of terms 30 days or longer.”
Impermissible Limitation on ADUs in High Fire Hazard Severity Zones Code section 17.57.040(L)(1)(b) limits impose additional standards on ADUs developed in high fire hazard severity zones as defined by the Los Angeles County Fire Department.

Specifically, these standards require two distinct means of vehicular access to a highway and each access road must be 24 feet in width.

However, this regulation is not permitted for ADUs that qualify for the provisions of Government Code section 66323 subdivision (a) (See Gov. Code, § 66323, subd. (b)). From page 20 of the January 2025 HCD ADU Handbook: “A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).”
Requirements regarding road width and access are undoubtedly development standards, and the City therefore may not impose them on section 66323 ADUs.

Impermissible Maximum Unit Size
Code section 17.57.040(L)(2)(a)(ii) limits ADUs to 850 square feet if they are up to one bedroom and 1000 square feet if they are up to two bedrooms.

While the code may limit the size of new construction, detached ADUs in conjunction with a single family home pursuant to Government Code section 66314, the City may not impose any size limitations developed on multifamily properties and eligible for the protections of Government Code section 66323, subdivision (a)(4).

See pages 18-20 of the January 2025 HCD ADU Handbook for more information on section 66323 ADUs.
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Packet Pg. 200 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) Impermissible Front Setback Requirement
Code section 17.57.040(L)(2)(c) requires new detached ADUs to obey underlying front setback regulations as well as corner and reverse corner setbacks.

However, Government Code section 66323, subdivision (a) does not permit any imposition of front setback requirements if the ADUs qualify for the protections of that section of law.

There are many policy reasons for this. For instance, a homeowner may prefer to preserve a private backyard space while redeveloping the less useful front yard. While children may play in the backyard, the front yard is closer to the street and less safe for a variety of activities. The City therefore must allow front yard ADUs that comply with the standards in Government Code section 66323, subdivision (a) both on single family and on multifamily properties.

HCD has issued guidance under its authority in Government Code section 66327 (that guidance is located in the January 2025 HCD ADU Handbook, page 18) affirming the duty of local agencies to allow ADUs protected by Government Code section 66323 in the front setback under all circumstances. This applies whether the property is a single family home or a multifamily building.

Impermissible Parking Requirements
Code section 17.57.040(L)(2)(f) imposes parking requirements on all ADUs, less certain exceptions. However, as discussed supra, the City cannot require parking for ADUs that conform to the requirements of Government Code section 66323, subdivision (a), as section 66323, subdivision (b) specifically exempts such ADUs from all local requirements.

From page 20 of the January 2025 HCD ADU Handbook (emphasis added):

A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).

Separately, Code section 17.57.040(L)(3)(b)(ii) requires replacement of required parking on multifamily buildings if the parking has been converted to an ADU. However, Government Code section 66314, subdivision (d)(11) plainly states, “When a garage, carport, covered parking structure, or uncovered parking space is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the local agency shall not require that those offstreet parking spaces be replaced.” the City therefore may not require replacement of this parking.
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Packet Pg. 201 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) Impermissible Design Regulations
Code sections 17.57.040(L)(2)(g) and (i) imposes design requirements on ADUs, including color, materials, roof incline, the City’s design guidelines, and construction materials, including a prohibition on metal siding. However, the City may not impose any design requirements on Section 66323 ADUs.

From page 20 of the January 2025 HCD ADU Handbook (emphasis added):

A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).

Impermissible Rear Yard Coverage Regulation
Code section 17.57.040(L)(2)(h) imposes rear yard coverage regulations on ADUs. However, the City may not impose any such lot coverage requirements on Section 66323 ADUs.

From page 20 of the January 2025 HCD ADU Handbook (emphasis added):

A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).

Impermissible Distance Between Structures Requirements
Code section 17.57.040(L)(2)(k) a six foot distance between structures regulation on ADUs.

While the City may regulate building to building separation for ADUs subject only to its local standards pursuant to Government Code section 66314, it may not regulate building to building separation for ADUs eligible for the protections of Government Code section 66323, as discussed supra.

Impermissible Owner Occupancy Requirement
Code section 17.57.040(L)(2)(n)(i) requires owner occupancy as a condition of ADU development for ADUs developed after Janaury 1, 2025.

This requirement is plainly unlawful. As discussed supra, Government Code section 66315 states (emphasis added), “No additional standards, other than those provided in Section 4 of 8

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Packet Pg. 202 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) 66314, shall be used or imposed, including an owner-occupant requirement, except that a local agency may require that the property may be used for rentals of terms 30 days or longer.”
The fact that owner-occupancy requirements are prohibited by state law is discussed on pages 16, 22, 34, and 48 of the January 2025 ADU Handbook. From page 34 of the handbook:
“Can local agencies require owner-occupancy for an ADU? No. A local agency cannot impose an owner-occupancy requirement on any ADU (Gov. Code, § 66315).”
Impermissible Open Space Requirement
Code section 17.57.040(L)(2)(o) imposes open space replacement regulations on ADUs.

However, the City may not impose any such requirements on Section 66323 ADUs.

From page 20 of the January 2025 HCD ADU Handbook (emphasis added):

A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).

Impermissible Tree Preservation Requirement
Code section 17.57.040(L)(2)(p) imposes oak tree preservation requirements on ADUs.

However, the City may not impose any such requirements on Section 66323 ADUs.

From page 20 of the January 2025 HCD ADU Handbook (emphasis added):

A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).

Impermissible Ecological Area Regulation
Code section 17.57.040(L)(2)(q) imposes the requirements of the significant ecological area overlay zone on ADUs. However, the City may not impose any such requirements on Section 66323 ADUs.
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Packet Pg. 203 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) From page 20 of the January 2025 HCD ADU Handbook (emphasis added):

A local agency may not impose development or design standards, including both local standards and standards found in State ADU Law, on 66323 Units that are not specifically listed in Government Code section 66323. (Gov. Code, § 66323, subds. (a), (b).) This includes, but is not limited to, parking, height, setbacks, or other zoning provisions (e.g., lot size, open space, floor area ratio, etc.).

Impermissible Ban on Separate Conveyance
Code section 17.57.040(L)(2)(r) imposes a blanket ban on all separate conveyance of ADUs.

However, Government Code section 66341 allows for such separate conveyance under certain circumstances, and the City must allow such conveyance under those circumstances.

Impermissible Deed Restriction Requirement
Code section 17.57.040(L)(2)(s) requires a deed restriction to be placed on the property as a condition of developing an ADU. This is a clear violation of Government Code section 66323, which prohibits any standards not explicitly authorized in that section.

Deed restrictions are also not permitted by Government Code section 66315, which forbids standards not listed in section 66314.

The California Department of Housing and Community Development (“HCD”) has communicated that such deed restrictions are unlawful. The January 2025 HCD ADU Handbook specifically forbids deed restrictions as a condition of ADU development (see page 22).

Additionally, such deed restrictions imposed on ADUs (or on other accessory structures) are unenforceable. This is due to the absence of horizontal privity between the City and the applicant. In other words, since the City does not own the applicant’s property at the time of the application, and does not own a neighboring property to whose benefit the proposed restriction(s) redound, black letter property law bars the restrictions from binding future property owners. (See, e.g., Scaringe v. J. C. C. Enters (1988) 205 Cal.App.3d 1536 [describing the types of privity relationship between covenanting parties that allow enforcement of a deed restriction]; see also Civ. Code, §§ 1460 et seq.) The City should therefore amend the proposed ordinance to remove the deed restriction Requirement.
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Packet Pg. 204 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) Impermissible Restrictions on Multifamily ADUs
Code section 17.57.040(L)(3)(b) imposes impressible restrictions on ADUs developed on multifamily parcels.

First, the code restricts new construction ADUs to 16 feet in height. However, Government Code section 66323, subdivision (a)(4)(i) plainly allows ADUs to take advantage of the “height limitation in subparagraph (A), (B), or (C) of paragraph (4) of subdivision (b) of Section 66321, as applicable …” This means that such ADUs could be up to 20 feet in height in some circumstances.

Second, code section 17.57.040(L)(3)(b) only allows a multifamily property to have either conversion ADUs or multifamily ADUs, not both. This disregards the plan language of Government Code section 66323, subdivision (a) (emphasis added): “Notwithstanding Sections 66314 to 66322, inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following …” And from the January 2025 HCD ADU Handbook, page 19: “The local agency must allow the four categories of ADUs [referencing the four types of section 66323 ADUs] listed above to be combined as allowed by the site and lot conditions.”
The City must amend its code to allow a multifamily development to have both conversion ADUs and new construction ADUs pursuant to Government Code section 66323, subdivision (a).

Duty to Exempt Certain ADUs from Impact Fees
Code section 17.57.040(L)(5) states that impact fees shall be levied on ADUs as established by City Council resolution. However, Government Code section 66324, subdivision (c)(1) obligates the City to not charge impact fees on ADUs smaller than 750 square feet in size. ⧫ ⧫ ⧫
CalHDF appreciates the City’s thorough effort to implement state law governing ADU construction. However, the City should amend its ordinance to ensure that it complies with state law.

CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org. 7 of 8

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Packet Pg. 205 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading) Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
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Packet Pg. 206 Attachment: Comment Letters (2025 Municipal Code Updates - First Reading)