HomeMy WebLinkAbout2025-01-28 - RESOLUTIONS - APPROVAL MC24 008 ADEN AVEso"
RESOLUTION NO.25-5
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, DENYING APPEAL 24-005 AND UPHOLDING THE PLANNING
COMMISSION APPROVAL OF MASTER CASE 24-008, INCLUDING MINOR USE
PERMIT 24-003, AND ADMINISTRATIVE PERMIT 24-003, TO CONSTRUCT A SECOND
ACCESSORY STRUCTURE LOCATED AT 24715 ADEN AVENUE (ASSESSOR'S
PARCEL NUMBERS 2834-033-015), IN THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT FOR MASTER CASE 24-008. The City Council makes the
following findings of fact:
A. An application for Master Case 24-008 (Minor Use Permit 24-003 and Administrative
Permit 24-003) was filed by Stephen Bradley (applicant), with the City of Santa Clarita
(City) on January 16, 2024: The property for which this application was filed is located at
24715 Aden Avenue, Assessor's Parcel Number 2834-033-015 (subject site).
B. The application was deemed complete on February 14, 2024.
C. The applicant proposes to construct a second accessory structure on a single-family site at
24715 Aden Avenue. The site currently has a detached garage that was permitted in 2000.
The project would construct an 810 square -foot detached prefabricated recreational
vehicle garage that is 17-feet, 6-inches tall, 45-feet long, and 18-feet wide.
D. The zoning and General Plan designation for the subject site is Urban Residential 1
(URI). The site is further located in the Placerita Canyon Special Standards District
(PCSSD).
E. The surrounding land uses include existing single-family residences north, east, south and
west.
F. On March 17, 2024, Eugene D. Nelson (appellant), filed a letter requesting an
administrative hearing for Master Case 24-008.
G. On May 6, 2024, a duly noticed administrative hearing was held before the City of Santa
Clarita Hearing Officer at 1:00 p.m. at The Centre, Oak Room, 20880 Centre Pointe
Parkway, Santa Clarita, CA 91350.
H. At the administrative hearing, the Hearing Officer considered the staff report, the staff
presentation, the applicant presentation, and public testimony, and approved Master Case
Ono 24-008, determining that it was consistent with the City's objective standards for an
accessory structure project. At the hearing, a condition of approval was added that the
applicant must provide landscaping to screen the accessory structure along the rear
Page 1 of 6
property line.
I. On May 20, 2024, the appellant filed an appeal (Appeal 24-002), and payment of the
appeal fee, appealing the Hearing Officer's approval to the Planning Commission.
J. On October 1, 2024, a duly noticed public hearing regarding the appeal was held before
the City of Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council
Chambers, 23920 Valencia Boulevard, Santa Clarita.
K. At this public hearing, the Planning Commission considered the staff report, the staff
presentation, the applicant presentation, and public testimony. At this hearing, two
conditions of approval were added that the applicant must provide landscaping to screen
the accessory structure on their neighbors' property along the applicant's side property
line.
L. On October 16, 2024, the appellant filed an appeal (Appeal 24-005), and payment of the
appeal fee, appealing the Planning Commission's approval to the City Council.
M. On January 28, 2024, a duly noticed public hearing regarding the appeal was held before
the City Council at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard,
Santa Clarita.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. The City
reviewed the environmental impacts of this Project under the California Environmental Quality
Act (Public Resources Code § 21000, et seq. CEQA) and the regulations promulgated thereunder
(14 Cal. Code of Regs. § 15000, et seq., the CEQA Guidelines). Based upon the foregoing facts
and findings, the City Council finds as follows:
A. The project is exempt from additional review under the CEQA Guidelines § 15303 as a
Class 3 New Construction or Conversion of Small Structures categorical exemption. A
Class 3 exemption consists of projects characterized as the construction and location of
limited numbers of new, small facilities, or structures;
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 24-008 project file, located
within the Community Development Department and in the custody of the Director of
Community Development;
C. Based upon the findings set forth above, the City Council finds the Notice of Exemption
for this Project was prepared in compliance with CEQA; and
D. This resolution and its findings are made based upon the evidence presented to the City
Council at its October 1, 2024, hearing, including, without limitation, the Staff Report
submitted by the Director of Community Development.
Page 2 of 6
.M SECTION 3. GENERAL FINDINGS FOR MASTER CASE 24-008. Based on the foregoing
facts and findings for Master Case 24-008, the City Council determines as follows:
A. That the proposal is consistent with the General Plan.
The proposed land use is consistent with the General Plan's Land Use Element and the
zoning designation of Urban Residential 1 (UR1). The UR1 General Plan designation is
meant for single-family homes and associated uses. With the approval of an
Administrative Permit and Minor Use Permit, the accessory structure would be permitted
on the project site.
B. The proposal is allowed within the applicable underlying zone and complies with all
other applicable provisions of the SCMC.
The proposed second accessory structure is permitted with an MUP pursuant to Santa
Clarita Municipal Code (SCMC) § 17.57.040. If approved, as part of the MUP the
applicant would be required to comply with the Conditions of Approval (Exhibit A)
which would ensure that the proposal would comply with all provisions of the SCMC. As
proposed, the accessory structure complies with all setbacks, height, and design standards
for an accessory structure in the UR1 and PCSSD.
C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare, or be materially
detrimental or injurious to the improvements, persons, property, or uses in the vicinity
and zone in which the property is located.
The proposed second accessory structure would not include any hazardous materials and
would not require the handling of, or use of, any hazardous materials. The applicant is
required to comply with all applicable law for a residential accessory structure. There are
no anticipated impacts to persons, property, or uses in the vicinity and zone. Further,
similar structures are located throughout the PCSSD.
D. The proposal is physically suitable for the site. The factors related to the proposal's
physical suitabilityfor 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 property includes an existing 2,950 square -foot single-family home and
an existing 979 square -foot accessory detached garage. The proposed project includes
adding a second accessory structure. The design, location, shape, size, and operating
characteristics of the project site are suitable for the proposed use. The project
complies with the SCMC's requirements for residential setbacks, height, roof pitch,
on" and consistency of colors with the primary home. Adequate space exists to access the
existing and proposed garage, and all applicable law is met.
Page 3 of 6
2) The highways or streets that provide access to the site are of sufficient width and are r�
improved as necessary to carry the kind and quantity of traffic such proposal would
generate;
The project would not require any street improvements and would not cause any
traffic -related impacts to the site or its vicinity. Because the daily operation of the
subject property would not change, there would be no impact to the adjacent
Placeritos Boulevard.
3) Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily
available; and
The proposed use would be within an existing residential property, which is located
within a developed area within the service area of public protection services,
including those provided by the Consolidated Fire Protection District of Los Angeles
County (LACFD) and Los Angeles County Sheriff s Department (LASD). The
proposal is also required to comply with all applicable requirements of the LACFD
and LASD.
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 use would be located within an existing residential area, which is
located within a developed area with available and adequate utilities to serve the site.
SECTION 4. GENERAL FINDINGS FOR A MINOR USE PERMIT. Based on the foregoing
facts and findings for Master Case 24-008, the City Council determines as follows:
A. Neither present nor anticipated future traffic volumes generated by the use of the site
reasonably require strict or literal interpretation and enforcement of the specified
regulation:
The proposed use is a typical residential use, to store a personal vehicle, in the URI zone and
would not result in an increase in expected traffic volumes. The project would result in no
significant impact to traffic.
B. The granting of the permit will not result in the parking or loading of vehicles in public and
private streets in such a manner as to interfere with the free flow of traffic on the streets:
All parking or loading of vehicles associated with the accessory structure would occur on the
subject property and not on private or public streets. Accordingly, the request would not
interfere with the free flow of traffic on the surrounding streets.
C. The parking demand would be less than the requirements identified in SCMC Section
17.51.060(M):
Page 4 of 6
go"
There would be no changes for parking demand as the proposed structure would be used for
storage of a recreational vehicle (RV) that exists on the property.
am
D. That sufficient parking would be provided to serve the use intended and potential future uses
of the subject property.
Sufficient parking is already provided to serve the existing property and the proposed
accessory structure is not expected to increase parking demand as it will serve as a garage for
an RV.
SECTION 5. APPROVALS. The City Council takes the following actions: .
Appeal 24-005 is denied. The Planning Commission's approv"f a req tesFby Stephen J.
Bradley to construct a second accessory structure (Master 6se-24-00$) is.Qphod in its
entirety. Resolution No. 24-015, adopted October 1, 2024, is incorpr+rateZf bye-rference in
its entirety as if fully set forth including, without limitation, the co4ditipl�sa'if approval
adopted by the Planning Commission. There are no amendments to those conditions of
approval.
SECTION 6: RELIANCE ON RECORD. Each and every one of the findings and
determinations in this resolution are based on the competent and substantial evidence, both oral
and written, contained in the entire record relating to the project. The findings and
determinations constitute the independent findings and determinations of the City Council in all
respects and are fully and completely supported by substantial evidence in the record as a
whole.
SECTION 7: SUMMARIES OF INFORMATION. All summaries of information in the
findings, which precede this section, are based on the substantial evidence in the record. The
absence of any particular fact from any such summary is not an indication that a particular
finding is not based in part on that fact.
SECTION 8: 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 9: EFFECTIVE DATE. This Resolution becomes effective immediately upon
adoption and memorializes the City Council's final decision made on January 28, 2025.
Page 5 of 6
PASSED, APPROVED, AND ADOPTED this 281h day of January 2025.
ATTEST."- - -
CITY CIJRI� _
DATE: � A
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA ) On"
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Resolution No. 25-5 was duly adopted by the City Council of the City of Santa Clarita
at a regular meeting thereof, held on the 28t' day of January 2025, by the following vote:
AYES: COUNCILMEMBERS: Gibbs, Weste, Ayala, Miranda
NOES: COUNCILMEMBERS: McLean
ABSENT: COUNCILMEMBERS: None
CITY CLERK
Page 6 of 6
.. EXHIBIT A
MASTER CASE 24-008
ADMINISTRATIVE PERMIT 24-003
MINOR USE PERMIT 24-003
DRAFT CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GC L The approval of this project will expire if the approved use is not commenced within two
years from the date of this approval, unless it is extended in accordance with the terms
and provisions of the City of Santa Clarita's (City) Unified Development Code (UDC).
GC2. To the extent the use approved with this project is a different use than previously
approved for the property, the prior approval is terminated along with any associated
vested rights to such use, unless such prior approved use is still in operation, or is still
within the initial pre -commencement approval period. Once commenced, any
discontinuation of the use approved with this project for a continuous period of two years
or more terminates the approval of this use along with any associated vested rights to
such use. The use may not be re-established or resumed after the two-year period.
Discontinuation includes cessation of a use regardless of intent to resume.
"` GC3. The permittee may file for an extension of the conditionally -approved project before the
date of expiration. If such an extension is requested, it must be filed not later than 60 days
before the date of expiration.
GC4. Unless otherwise apparent from the context, the term "permittee" includes the permittee
and any other persons, corporation, or other entity making use of this grant. The
permittee must defend, indemnify, and hold harmless the City of Santa Clarita, its agents,
officers, and employees from any claim, action, or proceeding against the City or its
agents, officers, or employees to attack, set aside, void, or annul the approval of this
project by the City, including any related environmental approvals. In the event the City
becomes aware of any such claim, action, or proceeding, the City will promptly notify the
permittee. If the City fails to notify the permittee or if the City fails to cooperate fully in
the defense, the permittee is not thereafter responsible to defend, indemnify, or hold
harmless the City. Nothing contained in this condition prohibits the City from
participating in the defense of any claim, action, or proceeding, if both of the following
occur: 1) the City bears its own attorneys' fees and costs; and 2) the City defends the
action in good faith. The permittee is not required to pay or perform any settlement unless
the settlement is approved by the permittee.
GCS. The permittee and property owner must comply with all inspections requirements as
deemed necessary by the Director.
GC6. The project site must be developed and/or used in the manner requested and must be in
substantial conformity with the submitted plans date -stamped October 1, 2024, unless
revisions and/or additional conditions are specifically required herein.
Exhibit A
Master Case 24-008: Minor Use Permit 24-003 and Administrative Permit 24-003
Draft Conditions of Approval
Page 2 of 7
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 Santa
Clarita Municipal Code (SCMC).
GCB. 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.
GC 11. 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.
GC 12. The permittee must sign these Conditions of Approval, as set forth below, to
acknowledge acceptance, within 30 days from the date of approval by the Hearing
Officer.
GC 13. 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.
GC 15. 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
Exhibit A
Master Case 24-008: Minor Use Permit 24-003 and Administrative Permit 24-003
OEM Draft Conditions of Approval
Page 3 of 7
entitlements granted by this approval null and void. Construction must cease until all
requirements of this approval are complied with. Development entitlements may be
withheld until violations of the SCMC are abated.
GC16. The City will not issue a final certificate of occupancy until the permittee complies with
all project conditions.
GC 17. Permittee must reimburse the City for all attorneys' fees expended by the City that are
directly related to the processing of this project. The City will not issue a Final Certificate
of Occupancy or other final occupancy approval until all attorneys' fees are paid by the
Permittee.
ADMINISTRATIVE HEARING
AH1. Before the Building Official issues a building permit, landscaping must be installed along
the rear property line to the satisfaction of the Director of Community Development.
Landscaping approved by the Director must be installed before the Building Official
issues a final certificate of occupancy for the accessory garage.
PLANNING COMMISSION
PC 1. Before the Building Official issues a building permit, the permittee must provide a final
landscape screening plan to the Director (the "Screening Plan") that includes existing
landscaping located on the adjacent property. The Screening Plan must ensure that the
permittee's accessory structure is uniformly screened from view of the adjacent property
to the extent practicable, to the Director's satisfaction. The Screening Plan must be
designed with the plant palette suitable for Santa Clarita (Sunset Western Garden Book
Zone 18, minimum winter night temperatures typically 20' to 30' F; maximum summer
high temperatures typically 105' F to 110' F) and generally complement the plants
included in the landscape screen of the adjacent property. The plants proposed in the
screening plan must be acceptable to the City's Urban Forestry Division as well as the
Los Angeles County Fire Department.
PLANNING DIVISION
PL 1. The permittee is granted approval to construct a new 45-foot long by 18-foot wide and
17-foot, 6-inch tall (810 square -foot) detached accessory structure (recreational vehicle
garage) in the rear yard of the existing single-family home. The construction of the
project must be consistent with the approved plans on file with the Planning Division.
Any modification to the approved plans is subject to further review and approval of the
Director of Community Development.
Exhibit A
Master Case 24-008: Minor Use Permit 24-003 and Administrative Permit 24-003
Draft Conditions of Approval
Page 4 of 7
PL2. The colors of the accessory structure, including paint and roofing, must be consistent
with the main house. The height of the accessory structure must not exceed the height of
the primary structure, at 19 feet.
PL3. The accessory structure is not permitted as an accessory dwelling unit (ADU) and is not
permitted as living space.
PL4. The accessory structure is permitted for private, residential use only and must not be used
for commercial purposes.
PL5. Unless otherwise stated in this permit, the proposed project must comply with the UDC
including, but not limited to, residential development standards pursuant to Chapter 17.51
and Chapter 17.57.
PL6. The applicant must comply with the City's Noise Ordinance including, but not limited to,
Section 11.44.040(A) of the City of Santa Clarita Municipal Code regarding the
following noise limits:
a. Residential Zone, Day Time: 65db
b. Residential Zone, Night Time: 55db
c. Commercial Zone, Day Time: 80db
d. Commercial Zone, Night Time: 70db
PL7. This approval does not supersede the approval of any other affected agency.
PL8. The applicant must obtain all necessary approvals from the Building & Safety Division
and Los Angeles County Fire Department.
ENVRIONMENTAL SERVICES DIVISION
ES1. All demolition projects regardless of valuation, all commercial construction projects
valuated greater than $200,000 or over 1,000 square feet for new construction, all new
residential construction projects, and all residential additions and improvements that
increase building area, volume, or size must comply with the City's Construction and
Demolition Materials (C&D) Recycling Ordinance.
ES2. C&D Materials Recycling Ordinance:
• A Construction and Demolition Materials Management Plan (C&DMMP) must be
prepared and approved by the Environmental Services Division prior to obtaining any
grading or building permits.
• A minimum of 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.
/%
Exhibit A
Master Case 24-008: Minor Use Permit 24-003 and Administrative Permit 24-003
Draft Conditions of Approval
Page 5 of 7
• 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.
ES3. Per the California Green Building Standards Code, 100 percent of trees, stumps, rocks
and associated vegetation and soils resulting primarily from land clearing must be reused
or recycled. For a phased project, such material may be stockpiled on site until the
storage site is developed.
ES4. All projects within the City not self -hauling their waste materials must use one of the
City's franchised haulers for temporary and roll -off bin collection services. Please visit
GreenSantaClarita.com for a list of approved haulers._
BUILDING & SAFETY DIVISION
Plans and Permits
BSI. Construction drawings must be submitted to the Building & Safety Division Permit
Center for plan review and building permit issuance. Structural calculations must be part
of the plan submittal. A soils investigation report is required for buildings over 1,000
square feet. This project will be considered a Group U Occupancy detached metal
accessory building used as a garage.
BS2. Construction drawings submitted for plan review must show full compliance with all
applicable local, county, state and federal requirements and codes. The project must
comply with the building codes in effect at time of building permit application. The
current state building codes are: the 2022 California Building (CBC), Mechanical
(CMC), Plumbing (CPC), Electrical (CEC), Fire (CFC), Energy Code, and the 2022
California Green Building Standards Code (CalGreen).
BS3. Accessory buildings may also comply with the detailed architectural requirements of the
2022 California Residential Code.
BS4. Construction drawings submitted for plan review must be complete. Submitted plans
must show all architectural, structural, mechanical, plumbing, and electrical work that
will be part of this project. Plans must include a foundation plan with properly sized
perimeter footings. Footings under exterior walls must be a minimum of 12-inches wide
and 18 to 24-inches deep. A soils report may require different sized footings depending
.n" on soil type and strength.
Exhibit A
Master Case 24-008: Minor Use Permit 24-003 and Administrative Permit 24-003
Draft Conditions of Approval
Page 6 of 7
BS5. All plans must be prepared by qualified licensed design professionals (California
licensed architects and engineers).
BS6. Construction drawings may be submitted electronically or by submitting paper plans. In
either case an "eService Account" must be created to use our online permitting system.
Please log on to: www.santa-clarita.com/eservice and create an account by clicking
"register for an Account."
BS7. The submitted site plan must show all lot lines, any easements, restricted use areas, fire
zone, etc. Any construction proposed in an easement must obtain the easement holders
written permission.
BS8. For an estimate of the building permit fees and the estimated time for plan review, please
contact the Building & Safety Division directly at (661) 255-4935.
Agency Clearances
BS9. Prior to issuance of building permits, clearances from the following agencies will be
required:
a. City of Santa Clarita Planning Division,
b. City of Santa Clarita Environmental Services (Construction & Demolition Plan
deposit), and
c. Los Angeles County Fire Prevention Bureau.
BS 10. An agency referral list with contact information is available at the Building & Safety
public counter. Please contact the agencies above to determine if there are any plan
review requirements and/or fees to be paid. Clearances from additional agencies may be
required and will be determined during the plan review process.
Hazard Zones
BS11. The project is located within the City's Fire Hazard Zone. New buildings must comply
with the California Building Code Chapter 7A: MATERIALS AND CONSTRUCTION
METHODS FOR EXTERIOR WILDFIRE EXPOSURE. Detached accessory buildings
located over 50-feet from an applicable building (main residential building built after
July 1, 2008), are exempt from the Fire Hazard Zone requirements.
BS 12. Indicate in the project data of the plans that this project IS LOCATED in a Fire Hazard
Zone, IS NOT LOCATED in a Flood Hazard Zone, and IS NOT LOCATED in the
Alquist-Priolo Earthquake fault zone.
n
Exhibit A
Master Case 24-008: Minor Use Permit 24-003 and Administrative Permit 24-003
Draft Conditions of Approval
Page 7 of 7
Additional Info
BS13. These general conditions are based on a review of conceptual plans submitted by the
applicant to the Planning Division. This list must not be considered a full plan review by
the Building & Safety Division. Detailed comments will be listed during the plan review
process when a building permit application and plans are submitted to Building & Safety.
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