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HomeMy WebLinkAbout2026-02-24 - AGENDA REPORTS - APPEAL LYONS SELF STORAGE PROJ MC 25-039O Agenda Item: 2 CITY OF SANTA CLARITA .` AGENDA REPORT PUBLIC HEARINGS CITY MANAGER APPROVAL: DATE: February 24, 2026 SUBJECT: APPEAL OF THE LYONS SELF STORAGE PROJECT (MASTER CASE 25-039) DEPARTMENT: Community Development PRESENTER: Andy Olson RECOMMENDED ACTION City Council: 1. Conduct the public hearing; 2. Determine that California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when disapproving of a project; and 3. Adopt a resolution, denying Appeal 25-003 and affirming the Planning Commission's denial of a request by Lyons Center, LLC, to amend the Lyons Corridor Plan and to construct and operate a new self -storage facility at 24860 Orchard Village Road (Master Case 25-039). BACKGROUND REQUEST The applicant, Philip Lee, on behalf of Lyons Center, LLC, is appealing the decision of the Planning Commission to deny Master Case 25-039, the Lyons Center Self Storage Facility Project. The project request includes the following entitlements: Zone Change (ZC) 25-002, Conditional Use Permit (CUP) 25-002, Development Review (DR) 25-003, and Architectural Design Review (ADR) 25-004. The project proposes to amend the Lyons Corridor Plan (LCP) to permit self -storage uses in the Lyons Urban 3 zone and would allow for the construction of a new self -storage facility at 24860 Orchard Village Road (Assessor's Parcel Number [APN]: 2855-006-010) (Project). Page 1 Packet Pg. 21 O PROJECT HISTORY The appellant first submitted the self -storage project as a One Stop (OS) Review in 2022. During that review, City of Santa Clarita (City) staff informed the appellant that City staff would not be able to support the self -storage project for two reasons: firstly, that self -storage is not a permitted use within the Lyons Urban 3 (L-U3) zone, nor the underlying Community Commercial land use designation, and secondly, that prior City Council direction has been that self -storage is not to be permitted in Community Commercial zones and is not desirable on major arterial streets. The appellant was informed that to propose the self -storage project, it would need to request a General Plan Amendment (GPA) and/or ZC to change the zoning to allow the use. The OS was completed on March 17, 2022. In 2025, the appellant resumed dialogue with City staff, initially considering and proposing two potential entitlement process paths through which the proposed Project request could be processed: 1. Request to amend the General Plan designation and zoning of the Project site to a designation that permits self -storage facilities (with a CUP), such as Business Park (BP) zoning. 2. Request to amend the text of the LCP itself to allow for self -storage facilities with a CUP. Rezone and General Plan Amendment of the Project Site The first potential path considered by the appellant was to amend the General Plan land use designation for the Project site and rezone it to allow for self -storage, such as a BP designation. Self -storage facilities are permitted with a CUP in the BP, Mixed -Use Corridor (MXC), Mixed - Use Neighborhood (MXN), and Industrial (I) zones. Any proposal to amend the General Plan and rezone would need to be comprehensively reviewed to determine if all findings for a zone change could be made. The applicable findings for a zone change include, without limitation: a. That modified conditions warrant a revision in the zoning map as it pertains to the area under consideration; b. That a need for the proposed zone classification exists within such an area; c. That the particular property under consideration is a suitable location for said zone classification within such area; d. That placement of the proposed zone at such a location will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; and e. That the proposed zone change is consistent with the adopted General Plan for the area, unless a General Plan amendment is filed concurrently and approved with said zone change. Page 2 Packet Pg. 22 O In addition, any proposal to rezone the Project site would need to be thoroughly evaluated to determine if the proposal conflicted with nearby zones. This would include evaluation for potential spot zoning (which is generally prohibited by California law), because none of the zoning designations that allow for self -storage facilities exist in proximity to the Project site. The appellant abandoned this path. Text Amendment of the Lyons Corridor Plan The second path considered by the appellant was an amendment to the text of the LCP itself. This amendment would remove the prohibition on self -storage facilities in the LCP. As proposed by the appellant, the Project would amend the text of the LCP to allow for self -storage uses in the L-U3 zone with a CUP. FORMAL APPLICATION In March 2025, the appellant submitted an application for the self -storage project, which included a ZC, CUP, DR, and ADR. The initial submittal did not identify a specific Zone Map amendment; therefore, the application was consequently deemed incomplete. The appellant revised its request and submitted a proposed text amendment to modify the LCP. This would allow self -storage with approval of a CUP throughout the L-U3 zone. However, upon review of this request, the Director determined that because the LCP is a City - initiated plan, the Santa Clarita Municipal Code (SCMC) does not permit an applicant to initiate a text amendment. Only the Director, the Planning Commission, or the City Council can initiate a text amendment to the LCP, with City Council action required to make any changes. The appellant did not submit an alternative proposal to amend the City's Zone Map. As proposed, the self -storage project did not comply with the LCP and conflicted with prior City Council direction on locations of self -storage. The appellant's proposed mechanism to amend the LCP was not allowed. Consequently, on September 11, 2025, the Director denied the application. PLANNING COMMISSION ACTION On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director's decision to deny the Project. A hearing occurred on December 2, 2025, before the Planning Commission. During deliberations, the Planning Commission discussed the Valley Center Self -Storage project, commercial market conditions, potential precedent for amendments to existing corridor and specific plans, potential zoning pathways for the Project, and prior City Council direction regarding self -storage uses along major corridors. Thereafter, the Planning Commission voted 4-0 to adopt resolution P25-17, denying Appeal 25- 001 and affirming the Director's denial. A copy of the Planning Commission's staff report is available in the City Clerk's reading file. Page 3 Packet Pg. 23 O APPEAL TO THE CITY COUNCIL On December 15, 2025, the appellant timely appealed the Planning Commission's decision to the City Council (Appeal 25-003). The City Council's decision is final. A copy of the appeal letter is attached to this report for the City Council's review. PROJECT SETTING The Project site is located within an existing commercial building in the Lyons Center shopping center at the northeastern corner of Lyons Avenue and Orchard Village Road. The proposed tenant space consists of approximately 26,880 square feet within the existing structure. Lyons Center contains four parcels totaling approximately seven acres and is currently anchored by ALDI, CVS, and other retail and restaurant tenants. PROJECT DESCRIPTION The denied Project consists of a ZC to amend the text of the LCP to permit self -storage facilities in the L-U3 zone with a CUP. The denied Project also includes a CUP, DR, and ADR to convert the vacant portion of the existing building at 24860 Orchard Village Road into a new self -storage facility. The remainder of the building is occupied by the ALDI grocery store, which would remain unchanged. The vacant, 26,880 square -foot, tenant space would be renovated to construct a second floor, resulting in 1,108 square feet of first -floor office space and 52,652 square feet of self -storage space. Exterior architectural enhancements are proposed on the front elevation. The site plan also includes a new drop-off zone in front of the self -storage use. An aerial map depicting the location of the Project site, the proposed code amendments, site plan, floor plan, elevations, and renderings are included. Existing Zoning and Land Use The subject property has a General Plan designation of Community Commercial (CC) and a zoning designation of L-U3 within the LCP. As described in the City's General Plan: "The Community Commercial designation is intended for business providing retail and service uses which primarily serve the local market. Representative uses include restaurants, clothing stores, hardware and auto parts stores, grocery markets, pharmacies, banks and financial services, specialty retail, theaters and nightclubs, day care centers, and medical services. These areas are typically located along arterial streets or at the intersections of high traffic corridors" (General Plan Land Use Element p. 59). Within the L-U3 zone, typical uses include "medical office, commercial office, retail, and services. Mixed -use projects that include residential units may be conditionally permitted with the approval of a Minor Use Permit" (LCP Section 3.1.040(C)). The Project site is surrounded by developed properties with a mixture of residential, assembly, educational, and commercial uses. Table 1 below summarizes the land use and zoning designations, and current land uses for nearby properties. Page 4 Packet Pg. 24 O Table 1— Land Use, Zoning, and Existing Uses General Plan Zoning Existing Uses Designation Project CC L-U3 Lyons Center Commercial Center Site North UR2 UR2 Hart High School PI PI Single -Family Homes East P1 P1 Hart High School CC L-U3 Our Lady of Perpetual Help Church Walgreens South CC L-U3 Carl's Jr Apple Valley Plaza Green Landscape West CC L-U3 Old Orchard Center St. Stephen's Episcopal Church Key: CC = Community Commercial; PI = Public/Institutional; UR2 = Urban Residential 2; L-U3 = Lyons Urban 3 AUTHORITY Lyons Corridor Plan The City initiated the LCP in 2010, and the City Council adopted the plan on July 9, 2013. The LCP is unique as it is one of only two corridor plans within the City, the other being the Soledad Canyon Road Corridor Plan. The LCP incorporates the City's vision, General Plan principles, and community input to guide development in the plan area. The City Council adopted the LCP to guide development of the Lyons Corridor, including ensuring walkability and pedestrian -friendly development, encouraging and incentivizing redevelopment, and protecting and enhancing the community identity of the corridor. The plan was prepared over the course of three years with extensive community outreach to incorporate community feedback into the LCP and its goals. The LCP is distinct from the City's standard zoning and other specific plans. Santa Clarita Municipal Code Section 17.28.110(H) of the SCMC governs zone changes and amendments. It does not permit an applicant to initiate a text amendment to a specific plan or corridor plan prepared and adopted by the City. Specifically, an amendment to a City -initiated specific or corridor plan can only be initiated by the Director, Planning Commission, or City Council, with the City Council having the authority to approve or deny any zone changes. In accordance with SCMC section 17.28.120(B)(2), an applicant is only permitted to request a zoning map amendment (e.g., a request to change the zoning for a particular property or properties), not a text amendment. This is described in Option 1 above. Page 5 Packet Pg. 25 O Because the LCP was City -initiated, the appellant may not propose a text amendment to the LCP. Any text amendment to the LCP would require direction from the City Council to consider changes to the plan for the proposed Project. If directed by the City Council, the Director would then evaluate the proposed ZC, CUP, DR, and ADR. This would include a full review of all applicable development standards, including, without limitation, architecture, parking, specific design standards for self -storage facilities, site planning, noise impacts, and environmental review. In addition, the Director would need to review the proposal's potential effects on the LCP. Of the 113-acre LCP area, approximately 82 acres are within the L-U3 zone. This equates to more than 72 percent of the plan area. The appellant's proposed text amendment to the LCP would apply to all 82 acres of the L-U3 zone, allowing self -storage uses with a CUP in areas throughout the corridor. Findings would need to address the project, as well as the potential impacts to the remainder of the L-U3 zone. Prior City Council Direction In 2003, the City Council adopted Ordinance 03-1 which modified the permitted use chart for self -storage facilities, including prohibiting self -storage in the CC zone, where previously it was permitted with a Minor Use Permit (MUP). The ordinance also established development standards for self -storage uses. This ordinance was codified in Section 17.17.040 and reflected the City' s intent is to limit the visibility of self -storage facilities along primary and secondary thoroughfares. In 2013, these standards were updated as part of the comprehensive SCMC update following the adoption of One Valley One Vision. These development standards, renumbered SCMC Section 17.66.110, were updated to the current language, which states that "The City's intent is to limit the visibility and/or adequately design self -storage facilities along major and secondary highways to appear as a structure, or use, anticipated for the surrounding land uses." Ordinance 03-1 was adopted to limit the visibility of self -storage facilities along primary and secondary thoroughfares, as well as to preserve commercial corridors, in an effort to improve the jobs/housing balance within the City. As a result, self -storage uses today are not allowed within the CC zone or anywhere within the LCP zone; they are only allowed in the BP, I, MXC, and MXN zones with a CUP. Since the adoption of the ordinance, City staff has followed the City Council's direction and has referred applicants to these zones for self -storage projects. Based on this previous City Council direction, the appellant was informed that a GPA/ZC for a self -storage project at this location could not be supported, given its visibility from Orchard Village Road, a major highway. APPEAL LETTER NEW ZONING DESIGNATION The appellant's appeal letter describes an alternative approach: amending the text of the LCP to create a LU-4 zoning designation for the Project site, which would allow self -storage with a Page 6 Packet Pg. 26 O CUP. This zoning designation was not previously discussed, and the Director has received no additional information on this proposal from the appellant. Section 17.07.060(C) of the SCMC limits the consideration of an appeal to the original application, plans, and materials that were the subject of the appealed decisions. However, it is noted that future projects could request a similar zoning designation elsewhere in the LCP. In addition, the issue of inconsistency of self -storage uses with the goals of the LCP would also remain with this scenario. This proposal would also need to be evaluated for potential spot zoning, since it would change the zoning of one project site to a new zoning designation not found elsewhere near the project site. Moreover, creation of an LU-4 zoning designation would not address how the project is inconsistent with prior City Council direction on the location of self -storage. ENVIRONMENTAL STATUS California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when denying a project. The recommendation is to deny the appeal and deny the project. PUBLIC NOTICING On February 3, 2026, public notices regarding the appeal were mailed to all property owners and residents within 1,000 feet of the Project site, as well as to all tenants on the Project site. Additionally, a notice was published in The Signal. On February 10, notice of public hearing signs were posted on the Project site. To date, no public comment letters have been received. CONCLUSION The Project, which is the subject of an appeal, is not consistent with the City's General Plan and SCMC, and the appellant cannot initiate the proposed amendment to the LCP. Staff has drafted the necessary findings for denial of the application in the draft resolution. ALTERNATIVE ACTION Other action as determined by the City Council. FISCAL IMPACT There is no fiscal impact. ATTACHMENTS Public Hearing Notice Resolution Page 7 Packet Pg. 27 O Aerial and Zoning Map Appeal Letter Appellant Zoning Amendment Proposal Appellant Self -Storage Facility Plans Planning Commission Agenda - December 2, 2025 (available in the City Clerk's reading file) Page 8 Packet Pg. 28 2.a 04 gANTA QL 9 OG2O�D �5 DECEMO�� 001 CITY OF SANTA CLARITA COMMUNITY DEVELOPMENT DEPARTMENT 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 NOTICE OF PUBLIC HEARING TO CONSIDER AN APPEAL OF THE PLANNING COMMISSION DECISION FOR MASTER CASE 25-039 APPLICATION: Appeal 25-003 regarding Master Case 25-039: Zone Change 25-002, Conditional Use Permit 25-002, Development Review 25-003, and Architectural Design Review 25-004 PROJECT LOCATION: 24860 Orchard Village Road (Assessor's Parcel Numbers 2855-006-010) PROJECT APPLICANT: Philip Lee, Lyons Center, LLC PROJECT DESCRIPTION: The applicant, Philip Lee, submitted an application to construct a self -storage facility in the vacant portion of the existing Aldi building at 24860 Orchard Village Road. Self -storage facilities are not a permitted use within the City of Santa Clarita's (City) Lyons Corridor Plan (LCP). Therefore, the applicant is requesting a Zone Change to amend the LCP to permit self -storage facilities as a land use. In addition, the applicant is requesting a Conditional Use Permit, Development Review, and Architectural Design Review to permit the proposed self -storage facility at 24860 Orchard Village Road. The project site is within the Lyons Urban 3 zone of the LCP. DIRECTOR OF COMMUNITY DEVELOPMENT ACTION: Santa Clarita Municipal Code § 17.28.110(H) does not allow an applicant to initiate a text amendment to a specific plan prepared and adopted by the City. On September 11, 2025, the Director of Community Development denied the application for the proposed project. On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal (Appeal 25-001) of the Director of Community Development's decision to deny the project. PLANNING COMMISSION ACTION: The Planning Commission conducted a public hearing on December 2, 2025, and voted 4-0 to deny the appeal and uphold the denial of the project. On December 15, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal (Appeal 25-003) of the Planning Commission's decision. Therefore, the City Council is scheduled to conduct a public hearing on this matter on the following date: DATE: Tuesday, February 24, 2026 TIME: At or after 6:00 p.m. LOCATION: City Hall, Council Chambers 23920 Valencia Blvd., First Floor Santa Clarita, CA 91355 ENVIRONMENTAL REVIEW: California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when disapproving of a project. If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearings described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. For further information regarding this proposal, you may contact the project planner, by appointment, at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255- 4330. Website: www.santaclarita.gov/planning. Send written correspondence via email to aolson&santaclarita.gov, or by US mail to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Andy Olson, Associate Planner. Mary Cusick, MMC City Clerk Published: The Signal, February 3, 2026 Packet Pg. 29 2.a PROPOSED PROJECT SITE Appeal 25-003 regarding Master Case 25-039: Lyons Center Self -Storage Facility 24860 Orchard Village Road (Assessor's Parcel Numbers 2855-006-010) Packet Pg. 30 2.b RESOLUTION NO. 26- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DENYING APPEAL 25-003 AND AFFIRMING THE PLANNING COMMISSION DENIAL OF MASTER CASE 25-039, CONSISTING OF ZONE CHANGE 25- 002, CONDITIONAL USE PERMIT 25-002, DEVELOPMENT REVIEW 25-003, AND ARCHITECTURAL DESIGN REVIEW 25-004 FOR THE LYONS CENTER SELF STORAGE FACILITY PROJECT, IN AN EXISTING COMMERCIAL BUILDING LOCATED AT 24860 ORCHARD VILLAGE ROAD (ASSESSOR'S PARCEL NUMBER: 2855-006-010), IN THE CITY OF SANTA CLARITA, CALIFORNIA THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT FOR MASTER CASE 25-039. The City Council makes the following findings of fact: A. An application for Master Case 25-039 (Zone Change (ZC) 25-002, Conditional Use Permit (CUP) 25-002, Development Review (DR) 25-003, and Architectural Design Review (ADR) 25-004)) was filed by Philip Lee of Lyons Center, LLC (applicant), with the City of Santa Clarita (City) on March 7, 2025 (project). The property for which this application was filed is Assessor's Parcel Number 2855-006-010 (project site); B. The applicant proposes to amend the Lyons Corridor Plan (LCP) to permit self -storage facilities with the approval of a CUP within the Lyons Urban 3 (L-U3) zone; C. The applicant further proposes to develop and operate a new self -storage facility in the vacant portion of the existing Aldi building at 24860 Orchard Village Road. The existing 26,880 square -foot tenant space would be renovated to construct a second floor, resulting in 1,108 square feet of first -floor office space and 52,652 square feet of self -storage space. Exterior architectural enhancements are proposed on the front elevation. The site plan also includes a new drop-off zone in front of the self -storage use; D. The General Plan designation for the site is Community Commercial (CC), and the zoning designation is L-U3 within the LCP; E. The project site is surrounded by residential development and a high school to the north, the school and a church to the east, commercial development to the south, and commercial development and a church to the west; F. The City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, etseq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"); G. On March 7, 2025, the applicant submitted a formal application for a ZC, CUP, DR, and ADR for the proposed project; Page 1 of 5 Packet Pg. 31 2.b H. On May 20, 2025, the applicant submitted a proposed zoning text amendment to the LCP to permit self -storage uses in the L-U3 zone with a CUP. Staff informed the applicant that it may not propose an amendment to the LCP; however, the applicant did not provide a revised proposal; On September 11, 2025, the Director of Community Development denied the application for the proposed project; On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development's decision to deny the project; K. On December 2, 2025, a duly noticed public hearing 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; L. At this public hearing, the Planning Commission considered the staff report, staff presentation, applicant's presentation, and public testimony; M. After closing the public hearing, the Planning Commission voted 4-0 to adopt Resolution P25-17, denying Appeal 25-001 and affirming the Director of Community Development's denial of the proposed project; N. On December 15, 2025, Hunt Braly formally filed an appeal (Appeal 25-003) of the Planning Commission's decision to the City Council; O. On February 24, 2026, a duly noticed public hearing was held before the City of Santa Clarita City Council at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; P. At this public hearing, the City Council considered the staff report, staff presentation, applicant's presentation, and public testimony; and Q. This resolution and its findings are made based upon City Council's de novo review of the entire administrative record, including, without limitation, testimony and evidence presented to the City Council at its public hearings, including the staff report. SECTION 2. ENVIRONMENTAL ASSESSMENT OF MASTER CASE 25-039. Based upon the foregoing facts and findings, the City Council hereby finds as follows: A. Section 15270 of the CEQA Guidelines provides that environmental review is not required when disapproving of a project; 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 25-039 project file, located within the Community Development Department and in the custody of the Director of Community Development; and C. Based upon the findings set forth above, the City Council hereby finds no further Page 2 of 5 Packet Pg. 32 2.b environmental review is required for compliance with CEQA. SECTION 3. GENERAL FINDINGS FOR MASTER CASE 25-039. Based on the foregoing facts and findings for Master Case 25-039, the City Council determines as follows: A. That the proposal is consistent with the General Plan; The project is not consistent with the goals, policies, and objectives of the General Plan and the underlying land use designation of CC for the project site, as it proposes a use which is not permitted within the L-U3 zone. Therefore, the project would not be consistent with the General Plan and the City Council cannot support these findings. B. The proposal is allowed within the applicable underlying zone and does not with all other applicable provisions of the Santa Clarita Municipal (SCMC); The SCMC does not permit an applicant to propose an amendment to the LCP. The proposed development cannot be permitted under the requirements of the L-U3 zone. Therefore, the project would not be consistent with the underlying zoning of the project site and the City Council cannot support these findings. 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 project would encumber land zoned as L-U3 in the City with a land use not permitted under the CC land use designation to provide community -serving commercial uses. The project, including the GPA and ZC, would not support the public interest and would be detrimental to the community, and therefore, the required findings cannot be supported by the City Council. 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 ofsufcient 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, Sheriprotection, 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. Page 3 of 5 Packet Pg. 33 2.b The project would encumber land zoned as L-U3 in the City with an inappropriate land use and would conflict with the intent of the CC land use designation to provide community -serving commercial uses. The project, including the GPA and ZC, would not support the public interest and would be detrimental to the community, and therefore, the required findings cannot be supported by the City Council. SECTION 4: DETERMINATION, DENIAL. Master Case 25-039, inclusive of ZC 25- 001, CUP 25-002, DR 25-003, and ADR 25-004, is denied for the proposed project and zone change at 24860 Orchard Village Road (Assessor's Parcel Number 2855-006-010). SECTION 5: 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 6: SUMMARIES OF INFORMATION. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 7: NOTICE. The City Clerk is directed to provide a copy of this resolution to the City Council and any other person requesting a copy. SECTION 8: EFFECTIVE DATE. This resolution becomes effective immediately upon adoption and memorializes the City Council's final decision made on February 24, 2026. PASSED, APPROVED, AND ADOPTED this 24th day of February, 2026. ATTEST: CITY CLERK DATE: MAYOR Page 4 of 5 Packet Pg. 34 2.b 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. 26- was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 241h day of February, 2026, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK Page 5 of 5 Packet Pg. 35 z.� Aerial Map z.� Zoning Map Lyons Corridor Plan 2.c Packet Pg. 38 2.d �. KOEGLE LAW GROUP December 11, 2025 City Clerk City of Santa Clarita 23920 Valencia Boulevard Santa Clarita, CA 91355-2196 Hunt C. Braly, Esq. Of Counsel 27240 Turnberry Lane, Ste. 200 Valencia, CA 91355 Phone: 661.362.0813 Email: hcbraly@koeglelaw.com Re: APPEAL LETTER - Master Case 25-039; Request for a Zone Change, Conditional Use Permit, Development Review and Architectural Design Review for Self -Storage project at 24860 Orchard Village Road Dear City Clerk, I represent Lyons Center LLC, which is the applicant for a self -storage project in a portion of its shopping center on Orchard Village Road which was part of the former Ralph's supermarket and has been vacant for at least 10 years. Jason Crawford, Director of Community Development, sent a letter to Lyons Center on September 10, 2025, denying our project based on the fact that Lyons Center could not apply for a text amendment to the Lyons Corridor Plan (LCP). This was only determined after Lyons Center had filed its application on March 7, 2025, and after subsequent meetings and discussions to complete the application so the City Planning Department could process it. Lyons Center now understands that only the Director of Community Development, the Planningwa Commission or the City Council can initiate a text amendment to the LCP. As a result, Lyons Center filed Q an appeal of the Director's denial to the City Planning Commission on September 24, 2025, and that letter v along with a further letter to the Planning Commission on December 1.2025 are incorporated by reference r in support of this appeal. At the Planning Commission Hearing on December 2, 2025, the Commission voted 4-0 to deny our appeal with Commissioner Burkhart recusing himself due to living too close to our project. While several commissioners expressed an understanding of our request, the Commission felt that a any change in policy was up to the City Council to decide. a r As a result, this letter is to appeal the Planning Commissions denial of Lyon Center's request that c m the City initiate a text amendment to the LCP to allow for the consideration of a change in the zoning designation on the Lyons Center property and to allow its proposal for a self -storage use to be fully a analyzed and reviewed. Packet Pg. 39 City Clerk City of Santa Clarita 2.d Lyons Center Appeal December 11, 2025 Page 2 Our basis for our appeal is further outlined below. Lyons Center has been working with the City and the Planning Department on this project for more than 3 years. A One Stop was filed in February 2022, and a Development Review Committee meeting was held on March 17, 2022. In its DRC Comments Planning staff opposed self -storage in Community Commercial (CC) zones since it would eliminate higher employment generating uses. In addition, the Planning Department based its opposition to self -storage on the provisions of Uniform Development Code (UDC Section 17.66.110 which provides for guidelines limiting the visibility of self - storage along major and scenic highways. After the DRC, the applicant continued discussions with the Planning Department on how it could proceed with an application, understanding that the Planning Staff would not support self -storage at our site. On October 22, 2022, we received information on the Findings that would be required if we applied for a zone/change/plan amendment. On February 23, 2023, we received additional information on whether we could just change the zone for our property or if any change would need to apply to all other similar zoned properties in the Lyons Corridor Specific Plan. During the subsequent two years the applicant continued its effort to lease this vacant space and discussed the self -storage option with the community. Unfortunately, this 26,000 square foot space continued not to be able to be leased due to its significant depth compared to parking lot frontage and the existing limited parking. This space was originally built to accommodate a full -service Ralphs Market. When Ralph's closed in 2014 the entire space stayed vacant for 2 years. The applicant was fortunately table to lease approximately 50% of the space to ALDI market in 2016. As you are aware, commercial retail centers have been undergoing significant challenges for at p least a decade and the COVID impacts have only exasperated these challenges. Our center is Q approximately 77,000 square feet and is anchored by CVS Pharmacy and now ALDI. While we have had a turnover with our smaller retail tenants (we lost Starbucks across the street where it could have a drive Q through) we are now fully leased except for this significant space. L After exhausting all of our options to lease this space, Lyons Center filed its application for a Zone _J Change, Conditional Use Permit, Development Review and Design Review on March 7, 2025, and paid $48,932 filing fees. Q. Q On March 31, 2025, Lyons Center received an Incomplete Letter. This letter requested that the applicant provide additional information regarding the Zone Amendment including an Exhibit along with E a text amendment for changes to the LCP. In addition, we were required to provide the specific findings r which would support self -storage at this site. Q Packet Pg. 40 City Clerk City of Santa Clarita Lyons Center Appeal December 11, 2025 Page 3 Lyons Center provided additional information to the Planning Department on May 20, 2025, which included the Findings required for the City to approve the self -storage facility. Lyons Center had a further virtual meeting with the Planning Staff on June 16, 2025 and was given direction on the environmental consultants the applicant needed to obtain for the City to process the project. Lyons Center immediately began that process. On July 11, 2025, Lyons Center received a phone call and email from Associate Planner Andy Olson stating that after further review by the Planning Department Lyons Center could not make the proposed changes to the Lyons Specific Plan. I responded on behalf of Lyons Center on July 31, 2025, raising questions about the Planning Department's new position on its ability to process this application. At Lyons Center's request, we had an in -person meeting on August 26, 2025, with Planning Manager Patrick LeClair, Senior Planner Erika Iverson and Associate Planner Andy Olson. During the meeting, the Planning Department made it clear that the only option available to Lyons Center was to have the Planning Department deny the project and for the applicant then appeal that denial to the Planning Commission. On September 11, 2025, the Planning Department sent a letter denying our application based on SCMC 17.28.110(H) which only allows a text amendment to the Lyons Corridor Specific Plan to be proposed by either the Planning Commission or the City Council. As discussed above, Lyons Center fled its appeal to the Planning Commission and the appeal was heard on December 2, 2025. Based upon the City Planning Staff s Agenda Report for the December 2, 2025 which stated the concern with making a change to the LU3 designation since it encompasses over 80% of the property in the LCP which was also shared my several members of the Planning Commission, Lyons Center is requesting on this appeal to the City Council that it do the following: Process for consideration a text amendment creating a new LU4 designation solely for the applicant's property which would allow it to have self -storage subject to a Conditional Use Permit (CUP) only on the current vacant parcel. 2.d This request is simply to allow the applicant to process its self -storage request along with the L proposed text amendment, with all of the necessary environmental review and analysis by the Planning r Department. Allowing this processing of the application and the consideration of the text amendment _J would not be an approval of either item. The application and text amendment would have to go before the Planning Commission for its recommendation and the City Council for approval. Accepting Lyons a Center's appeal does not indicate that the City Council intends to approve the application and the proposed Q r text amendment. Rather, it gives Lyons Center the ability to make the case for the text amendment and the change of the use of a portion of its commercial retail center, performing all the necessary studies for E the evaluation and analysis of these proposed changes. a r Q Packet Pg. 41 City Clerk City of Santa Clarita Lyons Center Appeal December 11, 2025 Page 4 In closing we request is that the City Council agree to initiate the LU4 text amendment process and allow Lyons Center to process its project which will include all required studies to determine its feasibility and impact. The project would then ultimately come back to the Planning Commission and the City Council for approval. Very truly yours, KOEGLE LAW GROUP, APC C aAC-��-A Hunt C. Braly, Esq. Enclosures: cc: Andy Olson, Associate Planner Erica Iverson, Sr. Planner Patrick LeClair, Planning Director Jason Crawford, Director Community Development Philip Lee, Lyons Center 2.d r Q Packet Pg. 42 2.d City of SANTA CLARITA 23920 Valencia Boulevard • Santa Clarita, California 91355-2196 Phone: (661) 259-2489 • FAX: (661) 259-8125 www.santa-clarita.com December 3, 2025 Philip Lee 17777 Center Court Drive, Suite 725 Cerritos, CA 90703 Subject: Appeal of Master Case 25-039; Request for a Zone Change, Conditional Use Permit, Development Review, and Architectural Design Review for a new self - storage project at 24860 Orchard Village Road Dear Philip Lee, Your appeal of Master Case 25-039 (Appeal 25-001), an application for a Zone Change, Conditional Use Permit, Development Review, and Architectural Design Review for a new self - storage project at 24860 Orchard Village Road, has been denied. The Planning Commission voted to deny the appeal and affirmed the decision of the Director of Community Development to deny the project on December 2, 2025. The Planning Commission's decision may be appealed to the City Council within 15 days; it must be filed with the City Clerk not later than 5:30 p.m. on December 17, 2025. An appeal must be in writing and state with specificity the basis of the appeal. Such appeals must be accompanied by the applicable $3,883 appeal fee. Once the appeal period has lapsed, all action on this project is final. If you have any questions regarding this denial or the appeal process, please contact me at; (661) 255-4330. Sincerely, Q Q. Andy Olson, AICP Associate Planner Q Packet Pg. 43 2.e DRAFT 5/20/25 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 FP Administrative Permit NP Minor Use Permit required CUP Conditional Use Permit required X Prohibited PERMIT REQUIRED BY ZONE Land Use Types L-U1 I L-U2 I L-U3 I 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 37. Storage, Self X X CUP X 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 Packet Pg. 44 riAllowable Land Uses 2.e DRAFT 5/20/25 36. PUBLIC SERVICES, GENERAL Public Services, General Parking Includes uses provided by public or semi-public agencies which are necessary to support the community's health, safety, and welfare. Typical general public services include, but are not limited to: community water facilities (includes storage, wells, and treatment facilities); administrative government facilities; libraries; museums; police and fire ons; and post offices. As determined by the Director Parking W Includes a structure or Rroup of structures containing 1 space per employee, plus 1 space per 250 square feet of generally small, individual compartmentalized stalls or office: plus additional parking as determined by the Director lockers rented as individual storage spaces. This use does not include other use types listed in this chapter and excludes the outside storage of vehicles or equipment. Self - storage facilities shall be in accordance with Section 17.66.110 (Self -Storage Facilities). rn M O L6 N w Q U C� w H Q H U w O W a w 0 9 O H LL J W N N Z O J W 2 H LL O J Q W a a Q N O Q. O L. a r c m E c m E Q a� c .E O N r c La d O. O. Q r c d E M U La r r Q Packet Pg. 45 2.e DRAFT 5/20/25 Lyons Corridor Development Code M O LO N LU N Q U w LU H Q H U LU O w a LU 0 9 O H LL J LU N N Z O J LU 2 H LL O J Q LU a a Q N O M O L. a r c m E c m E Q a� c .E O N r c La d O. O. Q r c d E t La r r Q Packet Pg. 46 LYONS CENTER SELF STORAGE FACILITY 24860 ORCHARD VILLAGE ROAD, SANTA CLARITA, CA 91355 F117 GJA�A ARCHITECTS 8811 Research Drive, Sui te 200, Irvine, CA 92618 T- 949 474 1775 F- 949 553 9133 5120125 SUBMITTAL PROJECT TEAM SHEET INDEX SITE INFORMATION „ o.,ox. %vno.. xw..� µ wry G A A SELF STORAGE SF A R C H I T E C T S - GROUND FLOOR .„x.,x.xa xrao, awoi aKce 1, 108 rom. Qom, 8811 Research Drive, sere -Storage Uiits' zs,nz x�. sac xxx Suite 200, S-Total zfi,eee .axx.,x xoa, xs Irvine, CA 92618 2w FLOOR T- 949 474 1775 F- 949 553 9133 Sere -Storage hits' 26,880 �oe+ar.xu wxunm ��w�xo cowa,�xo ax car sn.z� TOTAL 53,760 as ea x,vx.. rnonez 'Inclutles i rculalim 8 comma a I SF 9 n9 CMe 1 r ebraee SJ, 2aee Em�q eM��o ae _______ _ ______ -� a .J ..rJ ♦ �r..11 �;. e laess w aan�ag o cvs am zw �_.'-�� II nub2an B510 _2H 1- -- - 7 ♦ �vs t soo zauo A vzw e J 1 rJ 1 ^.� - r f. Noa crtiaag s�� v�ro ¢ ¢ J ♦ r 1 sao zaeoz A vi0o 1s eas �• re ta]s zaeoz"a vino as Zl3 l.L 0. z j_ . b ": � f -:= - Swan Ramiq as t,ace zaeu-0 vlao is ~ __ ___ .. _._ t.— - TOTAL 1aa37x �F, w - as 4 t ToAL PRrnnoeG PARKwc ua W W J w o �` n —'n Izano n -W rl H ¢ > U �- F i' LLI o¢ F w e �wolas saaces z z a ♦ r "a scvcoE Pnarc rvc zs t 1 OF =8 0 3 ExlsnxG suIwING ^ , °f° - iN I PROJECT TABULATIONS a � � 5 ,." Z U— ' �xa,�xx O z w } as x w 24860-2 PROPOSED 2 LEVEL SELF 24860-1 STORAGE ALDI FACILITY __ -- ------- - I c----������ J� w rn w K v ❑ e ExISTIxG suILDING AERIAL MAP - VICINITY MAP „s - rys n KEYNOTES a ' 24840 ¢ o m 'I'»„ 1 o �+ o = 24820 9 ExisT ' :, CVS PHARMACY A9ro zoNE cz eLDG 2pB Y a �02, , o.xx�axx, � � � � � ExisnNG 9uKwNG � � a � � @ ® _— ,� � � �xµxxa, � w N � //// ! � oa ns, rucx .a.,auu.�ws R a R ® d � ¢, rA 5120125 SUBMITTAL �� _— — iii i i i i i —®—� ,— � ---- gs— �� � o�.xxxm,� oaw�xx��w — I® ��°� SITE PLAN LEGEND - 30 r„ 823 EASING PARKING SPACES / siox ®�� o �5.,o,P ,G,x �Rc _ �S . � ��i � p f; �„axxx�uxox��xx F ��� ® DwER,w RAN AC' A r+L k x .. mx, ,Po,o, am»o � r,... •_. � OVERALL _,.. " .. �,.. o�u. A1.1 SITE PLAN 1 ^• KEYNOTES SITE PLAN - LEGEND � �giai�:�xo nwu�. r�raa ea r•wo n¢xie eix x,�o aww�ort000 ��a�x �9 r•wo mns�.u,�a�. RSKmO aauo a Q q 6mggee z 2G810 88 2ce20-a �-C SELF STORAGE SF GROOND FLOOR OHlce 1, 108 SeH-Storage Lhi6• H 12 S.IT-1 26,880 2ND FLOW2 SeH-Storage Uri6• 26,00 TOTAL 0.760 PROJECT TABULATIONS — KEYNOTES N LEVEL FLOOR PLAN KEYNOTES N 2ND LEVEL FLOOR PLAN �--f T-IT 7' 7' 7, 7, 7' 7' 7, 7, 7' KEYNOTES. EO > - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — j COLOR SCHEDULE MATERIALS SOUTH ELEVATION 4 e�� G)j NORTH ELEVATION 41 91 T -T -1 EAST ELEVATION Noll, --11 H4H SELF 5 CR�C i I "IT I 1AFT eve 0 — -- — -�l 1IFF, A " ...... . ....... -- -------------------- 'R, �D4D] 1�j eld WEST ELEVATION KEYMAP GJAIA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 T- 949 474 1775 F: 949 563 9133 =J C<) LL MLU 0< �2 M w (D d� < Mo HQ5:0 ZCC ..e LU . LL10 LU Z LL 0 0 —j LU LU —j U) 5120125 SUBMITTAL -E- --cas O GAA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 T- 949 474 1775 F• 949 553 9133 Q � � LL w n z CCW Jw HQ >U O WC QG > LUO Z¢ ¢ U > ZLL O Ot j m� W JU) w A4.2 O u �SL ^'���••-� .mac .�vr. . 0 t�. BEFORE - PHOTO OF EXISTING NORTHWEST ELEVATION I - I 2 I O O GAA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 T- 949 474 1775 F• 949 553 9133 Q � � LL w n z CCW Jw HQ >U O WC QG > LUO Z¢ ¢ U > ZLL O Ot j m� W JU) w A4.4 O O I' I� '¢ G AA to ARCHITECTS 1 j 8811 Research Drive, Sute 200, Irvine, CAA 92818 1 " ---------------- .---_ T- 949 474 1775 F• 949 553 9133 I 1 1 I I w�7� � "1�►71171�1!! a Is ,.... Ir 11 Ia la �o I� I" 1 I LA ■'a: BEFORE -PHOTO OF EXISTING SOUTHWEST ELEVATION 2 AFTER - 3D VIEW OF SOUTHWEST ELEVATION W/ PROPOSED EXTERIOR RENOVATION ADJACENT TO ALDI J o U a LL w u2 CC Lu J w Nw> c¢i ZC_ oa UU r� H- OU OJ oa >_Lu m¢ J(n Nw U A4.5 O O Agenda Item: 2 CITY OF SANTA CLARITA PLANNING COMMISSION AGENDA REPORT PUBLIC HEARINGS PLANNING MANAGER APPROVAL: ~ DATE: December 2, 2025 SUBJECT: Appeal of the Lyons Center Self Storage Facility Project (Master Case 25-039) APPLICANT: Philip Lee for Lyons Center, LLC LOCATION: 24860 Orchard Village Road CASE PLANNER: Andy Olson RECOMMENDED ACTION Planning Commission: 1. Conduct the public hearing; 2. Determine that California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when disapproving of a project; and Adopt Resolution P25-17, denying Appeal 25-001 and affirming the Director of Community Development's denial of a request by Lyons Center, LLC to amend the Lyons Corridor Plan and to construct and operate a new self -storage facility at 24860 Orchard Village Road (Master Case 25-039). REQUEST The applicant, Philip Lee of Lyons Center, LLC, is appealing the decision of the Director of Community Development to deny Master Case 25-039, the Lyons Center Self Storage Facility Project. The project request included the following entitlements: Zone Change 25-002, Conditional Use Permit (CUP) 25-002, Development Review (DR) 25-003, and Architectural Design Review (ADR) 25-004. The project proposes to amend the Lyons Corridor Plan (LCP) to permit self -storage uses in the Lyons Urban 3 (L-U3) zone and would allow for the construction of a new self -storage facility at 24860 Orchard Village Road (Assessor's Parcel Number [APN]: 2855-006-010). Page 1 Packet Pg. 32 O BACKGROUND Lyons Corridor Plan The City of Santa Clarita (City) initiated the Lyons Corridor Plan (LCP) in 2010. The LCP is distinct from the City's standard zoning and other specific plans, and is one of only two corridor plans in the City, the other being the Soledad Canyon Road Corridor Plan. The City initiated the LCP in order to guide the development of the Lyons Corridor, including ensuring walkability and pedestrian -friendly development, encouraging and incentivizing redevelopment, and protecting and enhancing the community identity of the corridor. The plan was prepared over the course of three years and incorporated extensive community outreach to incorporate community feedback into the LCP and its goals. The City Council adopted the LCP on July 9, 2013. Project Setting The project site is a vacant 26,880 square -foot tenant space in an existing commercial building in the Lyons Center, a commercial shopping center located on the northeastern corner of the intersection of Lyons Avenue and Orchard Village Road. Lyons Center consists of four parcels and is approximately seven acres in size. One Stop Review On January 27, 2022, the applicant submitted a preliminary One Stop Review to the Planning Division to receive feedback on a proposed Zone Change and General Plan Amendment for a self -storage facility at 24860 Orchard Village Road. Upon review, City staff identified that self -storage is not a permitted use in the L-U3 zone and that a Zone Change and/or General Plan Amendment would be required for this use. Feedback was provided to the applicant, and the One Stop Review was completed March 17, 2022. Project Submittal and Denial On March 7, 2025, the applicant submitted a formal application for a Zone Change, CUP, DR, and ADR for the proposed project. Upon review of the application, it was unclear what zoning map or text change was being proposed with the project. Accordingly, the project was deemed incomplete on March 31, 2025. Upon discussions with the applicant, it became clear that there were two paths forward to request the proposed project, each with potential challenges. The first path would be a proposal to amend the General Plan and rezone the project site to remove it from the LCP and to instead zone it to allow self -storage, e.g. a Business Park (BP) use. The second path would be amending the LCP to allow for self -storage facilities. On May 20, 2025, following discussion on the zone change request, the applicant submitted a zoning text amendment to the LCP, which requested to change self -storage uses in the L-U3 zone from being a prohibited use to being a land use that could be allowed with a CUP. Upon Page 2 Packet Pg. 33 O review of the proposed text amendments, it was identified that the Santa Clarita Municipal Code (SCMC) does not allow the applicant to initiate an amendment to the text of the LCP. Additional discussion on the zone change process is provided below in the Analysis section. On September 11, 2025, the Director of Community Development denied the application for the proposed proj ect. Filing of Appeal On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development's decision to deny the project. The applicant's letter of appeal is attached. The review authority for an appeal of a decision made by the Director of Community Development is the Planning Commission; therefore, a hearing before the Planning Commission has been scheduled. PROJECT DESCRIPTION The proposed project consists of a Zone Change to amend the text of the LCP to permit self - storage facilities in the L-U3 zone with a CUP. The proposed project also includes a CUP, DR, and ADR to convert the vacant portion of the existing building at 24860 Orchard Village Road into a new self -storage facility. The remainder of the building is occupied by the ALDI grocery store, which would remain unchanged. The existing 26,880 square -foot tenant space would be renovated to construct a second floor, resulting in 1,108 square feet of first -floor office space and 52,652 square feet of self -storage space. Exterior architectural enhancements are proposed on the front elevation. The site plan also includes a new drop-off zone in front of the self -storage use. An aerial map depicting the location of the site and the proposed code amendments, site plan, floor plan, elevations, and renderings have been provided herein. EXISTING ZONING AND LAND USE The subject property has a General Plan designation of Community Commercial (CC) and a zoning designation of L-U3 within the LCP. As described in the City's General Plan: "The Community Commercial designation is intended for business providing retail and service uses which primarily serve the local market. Representative uses include restaurants, clothing stores, hardware and auto parts stores, grocery markets, pharmacies, banks and financial services, specialty retail, theaters and nightclubs, day care centers, and medical services. These areas are typically located along arterial streets or at the intersections of high traffic corridors" (General Plan Land Use Element p. 59). Within the L-U3 zone, typical uses include "medical office, commercial office, retail, and services. Mixed use projects that include residential units may be conditionally permitted with the approval of a Minor Use Permit" (LCP Section 3.1.040(C)). The project site is surrounded by developed properties with a mixture of residential, assembly, educational, and commercial uses. Table 1 below summarizes the land use and zoning designations, and current land uses for nearby properties. Page 3 Packet Pg. 34 O Table 1 — Land Use, Zoning, and Existing Uses General Plan Zoning Existing Uses Designation Project CC L-U3 Lyons Center Commercial Center Site North UR2 UR2 Hart High School PI PI Single -Family Homes East PI PI Hart High School CC L-U3 Our Lady of Perpetual Help church Walgreens South CC L-U3 Carl's Jr Apple Valley Plaza Green Landscape West CC L-U3 Old Orchard Center St. Stephen's Episcopal Church Key: CC = Community Commercial; UR2 = Urban Residential 2; PI = Public/Institutional ANALYSIS As described above, it was identified that there are two potential paths to amend the zoning to allow for self -storage uses with a CUP. The first path is to amend the General Plan designation and rezone the project site to a zoning designation that permits self -storage facilities, such as Business Park (BP) zoning. The second path would be to amend the text of the LCP to allow for self -storage facilities with a CUP. Rezone and General Plan Amendment Option The first potential path for the applicant would be to apply to rezone the project site and to amend the project site's General Plan land use designation to a zone that allows for self -storage, such as a Business Park (BP) designation. Self -storage facilities are permitted with a CUP in the BP, Mixed -Use Corridor (MXC), Mixed Use Neighborhood (MXN), and Industrial (I) zones. Any proposal to rezone and amend the General Plan would need to be fully reviewed to determine if all findings for a zone change could be made. The SCMC requires the following for zone changes (SCMC 17.28.120(H): 1. Principles and Standards for Zone Changes. The Council shall approve a zone change only after the applicant substantiates all of the following required findings: a. That modified conditions warrant a revision in the zoning map as it pertains to the area under consideration; b. That a need for the proposed zone classification exists within such area; c. That the particular property under consideration is a proper location for said zone classification within such area: Page 4 Packet Pg. 35 O i. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; and ii. That the proposed zone change is consistent with the adopted General Plan for the area unless a General Plan amendment is filed concurrently and approved with said zone change. In addition, any proposal to rezone the project site would need to be thoroughly evaluated to determine whether the proposal would be considered spot zoning. None of the zoning designations which allow for self -storage facilities exist in proximity to the project site. In 2003, the City Council adopted Ordinance 03-1 prohibiting self -storage in the Community Commercial zone and adopting development standards for self -storage uses. The change was made to limit the visibility of self -storage facilities along primary and secondary thoroughfares, as well as to preserve commercial corridors, in an effort to improve the jobs/housing balance within the City. As a result of Ordinance 03-1, self -storage uses are allowed in the BP or Industrial (I) zones with a CUP. City staff has followed the City Council's direction and has since referred applicants to the BP and I zones for self -storage projects. The City's development standards for self -storage facilities (SCMC § 17.66.110) state that: "The City's intent is to limit the visibility and/or adequately design self -storage facilities along major and secondary highways to appear as a structure, or use, anticipated for the surrounding land uses." Based on this previous City Council direction, the applicant was informed that City staff was not supportive of a zone change and general plan amendment at this location, including in the formal One Stop comments issued in 2022. LCP Amendment Option The second path for the proposed project would be an amendment to the text of the LCP itself to remove the prohibition on self -storage facilities in the LCP and to allow for self -storage facilities to instead be permitted with a CUP. The applicant has submitted a proposal to pursue this path. The proposed project would amend the text of the LCP to allow for self -storage uses in the L-U3 zone with a CUP. As described above, the City initiated the LCP in 2010, and the City Council adopted the plan in 2013. The Lyons Corridor, along with the Soledad Canyon Road Corridor Plan, is unique in the City, and the LCP incorporates the City's vision, General Plan principles, and community input to guide development in the plan area. Section 17.28.110(H) of the SCMC, which governs zone changes and amendments, does not permit an applicant to initiate a text amendment to a specific plan or corridor plan prepared and adopted by the City. Specifically, SCMC § 17.28.110(H)(2) permits zone changes and amendments to be initiated as follows: Page 5 Packet Pg. 36 O 2. Amendments. Any amendments to such specific or corridor plans or regulations shall also be adopted in accordance with the State Government Code provisions and those mentioned below. a. A specific or corridor plan may be amended in the same manner as provided for the adoption of a specific or corridor plan by this section. b. An amendment to a specific or corridor plan may be initiated by the Director, Commission, or Council. An amendment may also be initiated by the applicant for the specific or corridor plan or a successor thereto, provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the specific plan. In accordance with SCMC 17.28.120(B)(2), an applicant is permitted only to request a zoning map amendment, e.g., a request to change the zoning for a particular property or properties (this is described in Option 1 above). Since the LCP was City -initiated, the applicant is not permitted to propose a text amendment to the LCP, and this request cannot be processed. Any text amendment to the LCP would require direction from the City Council to consider changes to the plan. The project was, therefore, denied by the Director of Community Development, and subsequently appealed to the Planning Commission. If directed by the City Council to consider a change to the LCP, staff would then evaluate the proposed Zone Change, CUP, DR, and ADR. This would include a full review of all applicable development standards, including but not limited to architecture, parking, specific design standards for self -storage facilities, site planning, noise impacts, and environmental review. Staff would also review the proposed Zone Change to determine if all applicable findings can be met, and to determine the potential effects of the amendment on the LCP. Currently, the L-U3 zone, along with all other zones in the LCP, does not permit self -storage facilities. Of the 113- acre LCP area, approximately 82 acres are within the L-U3 zone. This equates to more than 72 percent of the plan area. The applicant's proposed text amendment to the LCP would apply to all 82 acres of the L-U3 zone, allowing self -storage uses with a CUP in areas throughout the corridor. ENVIRONMENTAL STATUS California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when disapproving of a project. PUBLIC NOTICING On November 10, 2025, public notices regarding the proposed project were mailed to all property owners and residents within 1,000 feet of the project site, as well as to all tenants on the Page 6 Packet Pg. 37 O project site. Additionally, a notice was published in The Signal. On November 14, 2025, notice of public hearing signs were posted on the project site. To date, two public comment letters in opposition to the storage facility use have been received and are attached for reference. CONCLUSION The proposed project is not consistent with the City's General Plan and SCMC, and the applicant cannot initiate the proposed amendment to the LCP. Staff has drafted the necessary findings for denial of the application in the draft resolution. ATTACHMENTS Resolution P25-17 Aerial and Zoning Map Appeal Letter Applicant Zoning Amendment Proposal Self -Storage Facility Plans and Elevations Public Notice Public Comments Page 7 Packet Pg. 38 2.a RESOLUTION P25-17 A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL 25-001 AND AFFIRMING THE DIRECTOR OF COMMUNITY DEVELOPMENT DENIAL OF MASTER CASE 25-039, CONSISTING OF ZONE CHANGE 25-002, CONDITIONAL USE PERMIT 25-002, DEVELOPMENT REVIEW 25-003, AND ARCHITECTURAL DESIGN REVIEW 25-004 FOR THE LYONS CENTER SELF STORAGE FACILITY PROJECT, IN AN EXISTING COMMERCIAL BUILDING LOCATED AT 24860 ORCHARD VILLAGE ROAD (ASSESSOR'S PARCEL NUMBER: 2855-006-010), IN THE CITY OF SANTA CLARITA, CALIFORNIA. THE PLANNING COMMISSION DOES RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT FOR MASTER CASE 25-039. The Planning Commission makes the following findings of fact: A. An application for Master Case 25-039 (Zone Change (ZC) 25-002, Conditional Use Permit (CUP) 25-002, Development Review (DR) 25-003, and Architectural Design Review (ADR) 25-004)) was filed by Philip Lee of Lyons Center, LLC (applicant), with the City of Santa Clarita (City) on March 7, 2025 (project). The property for which this application was filed is Assessor's Parcel Number 2855-006-010 (project site); B. The applicant proposes to amend the Lyons Corridor Plan (LCP) to permit self -storage facilities with the approval of a CUP within the Lyons Urban 3 (L-U3) zone; C. The applicant further proposes to develop and operate a new self -storage facility in the vacant portion of the existing Aldi building at 24860 Orchard Village Road. The existing 26,880 square -foot tenant space would be renovated to construct a second floor, resulting in 1,108 square feet of first -floor office space and 52,652 square feet of self -storage space. Exterior architectural enhancements are proposed on the front elevation. The site plan also includes a new drop-off zone in front of the self -storage use; D. The General Plan designation for the site is Community Commercial (CC), and the zoning designation is L-U3 within the LCP; E. The project site is surrounded by residential development and a high school to the north, the school and a church to the east, commercial development to the south, and commercial development and a church to the west; F. The City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"); G. On March 7, 2025, the applicant submitted a formal application for a ZC, CUP, DR, and ADR for the proposed project. H. On May 20, 2025, the applicant submitted a proposed zoning text amendment to the LCP to Packet Pg. 39 2.a Resolution No. P25-17 Master Case 25-039 December 2, 2025 Page 2 of 5 permit self -storage uses in the L-U3 zone with a CUP. Staff informed the applicant that it may not propose an amendment to the LCP; however, the applicant did not provide a revised proposal; On September 11, 2025, the Director of Community Development denied the application for the proposed project; On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development's decision to deny the project; K. On December 2, 2025, a duly noticed public hearing 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; L. At this public hearing, the Planning Commission considered the staff report, staff presentation, applicant's presentation, and public testimony; and M. This Resolution and its findings are made based upon the entire administrative record, including, without limitation, testimony and evidence presented to the Planning Commission at its December 2, 2025, public hearing, including, without limitation, the staff report. SECTION 2. ENVIRONMENTAL ASSESSMENT OF MASTER CASE 25-039. Based upon the foregoing facts and findings, the Planning Commission hereby finds as follows: A. Section 15270 of the CEQA Guidelines provides that environmental review is not required when disapproving of a project; B. The documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based is the Master Case 25-039 project file, located within the Community Development Department and in the custody of the Director of Community Development; and C. Based upon the findings set forth above, the Planning Commission hereby finds no further environmental review is required for compliance with CEQA. SECTION 3. GENERAL FINDINGS FOR MASTER CASE 25-039. Based on the foregoing facts and findings for Master Case 25-039, the Planning Commission determines as follows: A. That the proposal is consistent with the General Plan; The project is not consistent with the goals, policies, and objectives of the General Plan and the underlying land use designation of CC for the project site, as it proposes a use which is not permitted within the L-U3 zone. Therefore, the project would not be consistent with the General Plan and the Planning Commission cannot support these findings. Packet Pg. 40 2.a Resolution No. P25-17 Master Case 25-039 December 2, 2025 Page 3 of 5 B. The proposal is allowed within the applicable underlying zone and does not with all other applicable provisions of the Santa Clarita Municipal (SCMC); The SCMC does not permit an applicant to propose an amendment to the LCP. The proposed development cannot be permitted under the requirements of the L-U3 zone. Therefore, the project would not be consistent with the underlying zoning of the project site and the Planning Commission cannot support these findings. 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 project would encumber land zoned as L-U3 in the City with a land use not permitted under the CC land use designation to provide community -serving commercial uses. The project, including the GPA and ZC, would not support the public interest and would be detrimental to the community, and therefore, the required findings cannot be supported by the Planning Commission. 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 ofsuffcient 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, Sheriprotection, 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 project would encumber land zoned as L-U3 in the City with an inappropriate land use and would conflict with the intent of the CC land use designation to provide community - serving commercial uses. The project, including the GPA and ZC, would not support the public interest and would be detrimental to the community, and therefore, the required findings cannot be supported by the Planning Commission. SECTION 4: DETERMINATION, DENIAL. Master Case 25-039, inclusive of ZC 25-001, CUP 25-002, DR 25-003, and ADR 25-004, is denied for the proposed project and zone Packet Pg. 41 2.a Resolution No. P25-17 Master Case 25-039 December 2, 2025 Page 4 of 5 change at 24860 Orchard Village Road (Assessor's Parcel Number 2855 006 010). SECTION 5: RELIANCE ON RECORD. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 6: SUMMARIES OF INFORMATION. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 7: NOTICE. The Secretary is directed to provide a copy of this Resolution to the Planning Commission and any other person requesting a copy. SECTION 8: EFFECTIVE DATE. This Resolution becomes effective immediately upon adoption and memorializes the Planning Commission's final decision made on December 2, 2025. PASSED, APPROVED, AND ADOPTED this 2nd day of December, 2025. LISA EICHMAN, CHAIRPERSON PLANNING COMMISSION ATTEST: RACHEL CLARK, SECRETARY PLANNING COMMISSION STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF SANTA CLARITA I, Rachel Clark, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 2nd day of December, 2025, by the following vote of the Planning Commission: Packet Pg. 42 2.a Resolution No. P25-17 Master Case 25-039 December 2, 2025 Page 5 of 5 AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: PLANNING COMMISSION SECRETARY Packet Pg. 43 2.b Aerial Map 2.b Zoning Map Lyons Corridor Plan Lyons Cwaitlor %an Zanies __. 2.b Packet Pg. 46 DECEIVE 2•c PLMNING gIVISIo HUNT C. BRALY ATTORNEY AT LAW 24307 Magic Mountain Parkway, 358 Valencia, CA 91355 Writer's email: hcblawl515@gmail.com September 24, 2025 Jason Crawford, Director of Community Development 23920 Valencia Boulevard Santa Clarita, CA 91355-2196 18AA!"MCLARIf4U Re: APPEAL LETTER - Master Case 25-039; Request for a Zone Change, Conditional Use Permit, Development Review and Architectural Design Review for Self -Storage project at 24860 Orchard Village Road Dear Mr. Crawford, I represent Lyons Center LLC which is the applicant for a self -storage project in a portion of its shopping center on Orchard Village Road which was part of the former Ralph's super market and has been vacant for at least 10 years. As you know, the applicant has been working with the Planning Department on this project for more than 3 years. A One Stop was filed in February 2022 and a Development Review Committee meeting was held on March 17, 2022. In its DRC Comments Planning staff opposed self -storage in Community Commercial (CC) zones since it would eliminate higher employment generating uses. In addition, the Planning Department based its opposition to self -storage on the provisions of Uniform Development Code (UDC Section 17.66.110 which provides for guidelines limiting the visibility of self -storage along major and scenic highways. After the DRC the applicant continued discussions with the Planning Department on how it could proceed with an application, understanding that the Planning Staff would not support self -storage at our site. In October 22, 2022 we received information on the Findings that would be required if we applied for a zone/change/plan amendment. On February 23, 2023 we received additional information on whether we could just change the zone for our property or if any change would need to apply to all other similar zoned properties in the Lyons Corridor Specific Plan. Q During the subsequent two years the applicant continued its effort to lease this vacant space and discussed the self -storage option with the community. Unfortunately, this 26,000 square foot space continued not be to be leased due to its significant depth compared to parking lot frontage and the existing parking. This space was originally built to accommodate a full -service Ralphs Market. When Ralph's closed in 2014 the entire space stayed vacant for 2 years. The applicant was fortunately table to lease approximately 50% of the space to ALDI market in 2016. Packet Pg. 47 RECEIVED PLANNING DIVISION 2.c September 24, 2025 Jason Crawford Page 2 SEP 2 4 2025 CITY OF SANTA CLARITA As you are aware, commercial retail centers have been undergoing significant challenges for at least a decade and the COVID impacts has only exasperated these challenges. Our center is approximately 77,000 square feet and is anchored by CVS Pharmacy and now ALDI. While we have had turnover with our smaller retail tenants (we lost Starbucks to across the street where it could have a drive through) we are now fully leased except for this significant space. After exhausting all of our options to lease this space, the applicant filed its application for a Zone Change, Conditional Use Permit, Development Review and Architectural Design Review on March 7, 2025 and paid $48,932 filing fees. On March 31, 2025 we received an Inconiple e Letter. This letter requested that the applicant provide additional information regarding the Zone Amendment including an Exhibit along with a text amendment for changes to the LCP. In addition, we were required to provide the specific findings which would support self -storage at this site. The applicant provided additional information to the Planning Department on May 20, 2025 which included the Findings required for the City to approve the self -storage facility. The applicant had a further virtual meeting with the Planning Staff on June 16, 2025 and was given direction on the environmental consultants the applicant needed to obtain for the City to process the project. The applicant immediately began that process. On July 11, 2025 the applicant received a phone call and email from Associate Planner Andy Olson stating that after further review by the Planning Department the applicant could not make the proposed changes to the Lyons Specific Plan. I responded on behalf of the applicant on July 31, 2025 raising questions about the Planning Department's new position on the applicant's ability to process this application. At the applicants request we had an in person meeting on August 26, 2025 with Planning Manager Patrick LeClair, Senior Planner Erika Iverson and Associate Planner Andy Olson. During the meeting the Planning Department made it clear that the only option available to the applicant was to have the Planning Department deny the project and for the applicant then appeal that denial to the Planning Commission. On September 112025 the Planning Department sent a letter denying our application based on SCMC 17.28.110(H) which only allows a text amendment to the Lyons Corridor Specific Plan to be proposed by either the Planning Commission or the City Council. This appeal requests the Planning Commission to initiate the consideration of a text amendment to the Lyons Specific Plan with either of the following two alternatives: 1. Change all properties designated LU-3 to be able to able to have self -storage pursuant to a Conditional Use Permit (CUP). 2. Create a new LU designation for the applicant's property which would allow it to have self -storage subject to a Conditional Use Permit (CUP). i a� J CL CL a r- d U M Q /Volumes/Public/2019/Poole & Shaffery/May/47047 Update Letterhead - SCV & LA Offices/Artwork/47047 Update SantaClarita Office Letterhead 2019.docx Packet Pg. 48 September 24, 2025 Jason Crawford Page 3 RECEIVEQ , PLANNING DIVISIQ 2'c SEP 2 y 2025 A E- C'TYDF SAfNTA CLARITA This request is simply to allow the applicant to process its request, with all of the necessary environmental review and subject to the consideration by the Planning Commission. Allowing this processing of the application would not indicate whether or not the Planning Commission intends to approve the application and the proposed text amendments. Rather, it gives the applicant the ability to make the case for the text amendment and the change of the use of a portion of its commercial retail center, based on the results of the information studied for this application. Thank you for your consideration of this appeal. Very truly yours, Hunt C. Braly cc: Client i d d J d Q Q a r- 4) E M U M Q /Volumes/Public/2019/Poole & Shaffery/May/47047 Update Letterhead - SCV & LA Offices/Artwork/47047 Update SantaClarita Office Letterhead 2019.docx Packet Pg. 49 2.d DRAFT 5/20/25 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 NIP Minor Use Permit required CUP Conditional Use Permit required X Prohibited PERMIT REQUIRED BY ZONE Land Use Types L-U1 I L-U2 I L-U3 I L-UC Reta i I 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 37. Storage, Self X X CUP X 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 Packet Pg. 50 riAllowable Land Uses 2.d DRAFT 5/20/25 36. PUBLIC SERVICES, GENERAL Public Services, General Parking Includes uses provided by public or semi-public agencies As determined by the Director which are necessary to support the community's health, safety, and welfare. Typical general public services include, but are not limited to: community water facilities (includes storage, wells, and treatment facilities); administrative government facilities; libraries; museums; police and fire stations; and post offices. Includes a structure or group of structures containing generally small, individual compartmentalized stalls or lockers rented as individual storage spaces. This use does not include other use types listed in this chapter and excludes the outside storage of vehicles or equipment. Self - storage facilities shall be in accordance with Section 17.66.110 (Self -Storage Facilities). I space per employee: plus 1 space per 250 square feet of office, plus additional parking as determined by the Director Packet Pg. 51 2.d DRAFT 5/20/25 Lyons Corridor Development Code r u d O L a ca LL a) a� ca L O CO CO L i U N O O J m t r 4- 0 cC a) Q Q Q cC N O Q O L a m E m E Q a� .E O N r r- M Q2 CL Q r O E M u M r r Q Packet Pg. 52 LYONS CENTER SELF STORAGE FACILITY 24860 ORCHARD VILLAGE ROAD, SANTA CLARITA, CA 91355 GAA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 T- 949 474 1775 F- 949 553 9133 os � ....,..� 5120125 SUBMITTAL PROJECT TEAM nT T1 SHEET�INDEXµpx-a«oa 0 m ------- 7� -------- 24860-2 PROPOSED 2 LEVEL SELF 24860-1 STORAGE ALDI FACILITY SITE INFORMATION GJAA SELF STORAGE SF A R C H I T E C T S GROUND ILWI Ottice a 8811 Researoh Drive, -1 772 Suit o 200, 26, . . . . &1T,,,vI 880 Irvine, CA 92618 T- 949 474 1775 F- 949 553 9133 26,880 —yee lF Md—1 a! ALI 2— r A -A 71 =J A ill. . ill. li O'a -1 lFO. 111W Ili LL 4, TO L I..— -i . VIDEO PARWRe OC I LU F, L lOn! LU (D 10 z 1— —1. 2 W FiCYCLE PAW— I I 0 OT TABULATIONS U) .10 PROJECT 0) ZLL 0 ,c w mz x D Z' TY, AERIAL MAP VICINITY MAP KEYNOTE " ----- Irk --- 7 24840 1 EXIST. 7­P1.E111L­1— i CVS PHARMACY 24820 Aurro zow BLDG. eF 05 5120125 SUBMITTAL SITE PLAN LEGEND 823 EXISTING PARKING SPACES ZIP DWRAIL a I-N "04D "k - - --------- All OVERALL SITE PLAN In EXISTING ADJACENT SUITE ALDI SUPERMARKET NOT A PART � onk� ore soo vim ENLARGED SITE PLAN I -11 I 1 � KEYNOTES SITE PLAN LEGEND In F-1 GJA�A ARCHITECTS 8811 Research Drive, Sui te 200, Irvine, CA 92618 T- 949 474 1775 F- 949 553 9133 =J Oc LLI F 10 > 0 Zcc W c) Q > c) 0 w OV ZL' W x 2 SELF STORAGE --SF GROUND FLGOR SO-Gv,r 25772 S-T..l IINV FLOOR 2BAR) To— 53jo. u c� P TABULATIONS 5120125 SUBMITTAL T T-T T 14 T T T T T TER, no i =F. KEYNOTES N w LEVEL FLOOR PLAN T T T T-T T 14 T T T T T n. -;�ov 4 4 4 4 4 F F F FF Ia.,a N w 2ND LEVEL FLOOR PLAN 7, 7, or r .I" 7 7 "1" KEYNOTES KEYNOTES. > - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — j 0 11 COLOR SCHEDULE MAMRIJULS SOUTH ELEVATION 4 L I. � 3 EAST ELEVATION 2 Noll, F--ltl.-lT7T;;7T-T WEST ELEVATION '.- I 1 GJAIA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 il 22 E! Z" 5/20125 SUBMITTAL 7T7L\ H4H P-E �n i i I i iTi 1-1-1-11a - --cas ADJACENT TMMT "IT I "IT TO ---------------- A4.1 KEYMAP F-1 •. .. L -. ''. -' .' i R ` 1 a - rl GJAIA ARCHITECTS Suit Research Drive, Suite zoo rE, CA 18 v'474 91 F949 u5 i � w1w r * H f�'VRu2 z e _ 1 -. I -_ CC LLI a w _ O WO[ > �a OF— da. O OJ �a 1� 0 w BEFORE - PHOTO OF EXISTING WEST ELEVATION STREET FRONTAGE I - I 2 AFTER - 3D VIEW OF PROPOSED WEST ELEVATION EXTERIOR RENOVATION O p 5/20125 SUBMITTAL s l n ow SO MaT ELEv TON y BEFORE AND AFTER p w.wmmn. numm+src�rcc A4.2 O O +a Hi «j M i 4 .i d Ari BEFORE - PHOTO OF EXISTING NORTHWEST ELEVATION I - I 2 AFTER - 3D VIEW OF PROPOSED NORTHWEST ELEVATION EXTERIOR RENOVATION ( 1 tiny, „r ; 1 , 1 1 `I �1 it BEFORE -PHOTO OF EXISTING EAST ELEVATION ms 2 tj O GAA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 T- 949 474 1775 F• 949 553 9133 H J p U Qo l L W uv'i MW wJw (D >U Z C_ o e UU r� F- 0'UZLL �J U UJ oQ �W �Q J (li N y U A4.4 O I' I a o 1 1 I 1 1 I 1 1 I BEFORE - PHOTO OF EXISTING SOUTHWEST ELEVATION I „s O GAA ARCHITECTS 8811 Research Drive, Suite 200, Irvine, CA 92618 T- 949 474 1775 F• 949 553 9133 H J_ Q � � LL w uv w CCW Jw � F¢ >¢ WC �a > U� r� o (AU ¢� > Z U U — lL UJ oa Jw as w A4.5 O 2.f 04 gANTA QL 9 OG2O�D �5 DECEMO�� 001 CITY OF SANTA CLARITA COMMUNITY DEVELOPMENT DEPARTMENT 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 NOTICE OF PUBLIC HEARING TO CONSIDER AN APPEAL OF DIRECTOR OF COMMUNITY DEVELOPMENT DENIAL OF MASTER CASE 25-039 APPLICATION: Appeal 25-001 regarding Master Case 25-039: Zone Change 25-002, Conditional Use Permit 25-002, Development Review 25-003, and Architectural Design Review 25-004 PROJECT LOCATION: 24860 Orchard Village Road (Assessor's Parcel Numbers 2855-006-010) PROJECT APPLICANT: Philip Lee, Lyons Center, LLC PROJECT DESCRIPTION: The applicant, Philip Lee, submitted an application to construct a self - storage facility in the vacant portion of the existing Aldi building at 24860 Orchard Village Road. Self - storage facilities are not a permitted use within the City of Santa Clarita's (City) Lyons Corridor Plan (LCP). Therefore, the applicant is requesting a Zone Change to amend the LCP to permit self -storage facilities as a land use. In addition, the applicant is requesting a Conditional Use Permit, Development Review, and Architectural Design Review to permit the proposed self -storage facility at 24860 Orchard Village Road. The project site is within the Lyons Urban 3 zone of the LCP. DIRECTOR OF COMMUNITY DEVELOPMENT ACTION: Santa Clarita Municipal Code (SCMC) § 17.28.110(H) does not allow an applicant to initiate a text amendment to a specific plan prepared and adopted by the City. On September 11, 2025, the Director of Community Development denied the application for the proposed project. On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development's decision to deny the project. The Planning Commission is scheduled to conduct a public hearing on this matter on the following date: DATE: Tuesday, December 2, 2025 TIME: At or after 6:00 p.m. LOCATION: City Hall, Council Chambers 23920 Valencia Blvd., First Floor Santa Clarita, CA 91355 ENVIRONMENTAL REVIEW: California Environmental Quality Act (CEQA) Guidelines Section 15270 provides that environmental review is not required when disapproving of a project. If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearings described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. If you wish to have written comments included in the materials the Planning Commission receives prior to the public hearing, those comments must be submitted to the Community Development Department by Friday, November 21, 2025. For further information regarding this proposal, you may contact the project planner, by appointment, at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255-4330. Website: www.santaclarita.gov/planning. Send written correspondence via email to aolsonksantaclarita.gov, or by US mail to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Andy Olson, AICP, Associate Planner. Patrick Leclair Planning Manager Published: The Signal, November 11, 2025 Packet Pg. 63 2.f PROPOSED PROJECT SITE Appeal 25-001 regarding Master Case 25-039: Lyons Center Self -Storage Facility 24860 Orchard Village Road (Assessor's Parcel Numbers 2855-006-010) Packet Pg. 64 4 �lti NOTICE OF PUBLIC HEARING MASTER' CASE 2,5- 0 3 9 VOW" WN ia6i� n d*g M Wk* at M60 we fkv Bud sd"" *fto pp the Nqlbt the **Vt 12 Use. 14 Adftft Use kTiLDw*r-1 Hfurw Aolzl bmmttt, ML tAy Ql&vb D-�' HEMA .FCC? NFCRMI Awc�� 2393 yam= BW.S* $M "Lft 9BnPMff* TM kotgwfi Ceror. LLC hure *Ater Packet Pg. 65 HOME OF PUBLIC HEARING a IH@Tl=M -ARr q.;.n3q 2.f Packet Pg. 66 2.g Public Comments u m 0 L a LL L O W L W i W tU N O O J W L r O cC d Q Q Q N r O a) E E O tU 2 (L r- a) E M u M Q Packet Pg. 67 2.g Sadie and Craig Edemann 24918 Avenida Balita Santa Clarita, CA 91355 November 19, 2025 To City of Santa Clarita Planning Commission: We are writing to respectfully and firmly challenge the request to change the zoning for Lyons Urban Zone 3 within the Lyons Corridor Plan (LCP) in order to permit the development of a self -storage facility within the vacant portion of the existing Aldi building at 24860 Orchard Village Road. After careful consideration of the impacts on nearby residents, community quality of life, and the broader land -use context in Santa Clarita, we urge the City to uphold the denial previously issued by the Director of Community Development and not approve a zoning change to accommodate this proposed project. This proposed change would not only allow for the construction of a self -storage unit at this location but would then also allow for other developments within the Lyons Corridor Plan which as you will read below residents don't see strong benefit for and already have multiple options within close distance for self storage The proposed project would border residential properties, with some neighbors sharing a fence line with the facility. A self -storage use particularly one with extended or 24-hour access introduces significant and ongoing disruptions. Residents should not be asked to absorb increased nighttime noise, headlight intrusion, security alarms, and activity that is inherent to storage -based traffic. These issues disproportionately impact families whose homes back directly onto the site and will fundamentally alter their daily living environment. By their nature, self -storage facilities require customer access at unpredictable hours. This means vehicular activity in the late evening, early morning, and throughout night hours leading to elevated noise, light pollution, and safety concerns. Adding round-the-clock traffic to an already heavily used corridor and in the backyards of numerous residents undermines the peace and stability of an established neighborhood. Santa Clarita has already seen substantial growth in self -storage development. In fact, two new storage facilities have opened within approximately 2 miles of this proposed location, and multiple existing facilities sit within a roughly 1-3 mile radius. The addition of yet another facility does not serve a demonstrated community need. Instead, it contributes to land -use redundancy while offering no clear public benefit to offset the impacts on local residents. We stand with the Director of Community Development in his original decision to deny this application. The City has a clear duty to maintain and protect residents' quality of life, especially in long-established neighborhoods. Allowing a high -impact commercial use with minimal community benefit, when numerous alternatives already exist, would work against that responsibility. Packet Pg. 68 2.g For these reasons, we respectfully urge the City to uphold the denial of the request to amend the zoning for Lyons Urban Zone 3 within the LCP and to prioritize land uses that contribute positively to the surrounding community. Thank you for your careful consideration and for your continued commitment to preserving the character and well-being of Santa Clarita's family neighborhoods. Sincerely, Sadie and Craig Edemann Neighbors backing up to the proposed project: r T' ti E 0 U v a a� E M U a Packet Pg. 69 2.g Local Self -Storage Facilities: Facility Name Address Distance Newhall Valencia Mini Storage 22412 12th Street, Newhall 1.5 miles Keep it Self Storage 25333 Railroad Ave, Santa Clarita 2.0 miles Public Storage 23715 Carl Ct. Newhall 1.9 miles Stor Quest 24055 Calgrove Blvd Santa Clarita 2.6 miles Storage King 24314 The Old Road Newhall 2.9 miles Public Storage 26053 Bouquet Canyon Rd Santa Clarita 3.0 miles Extra Storage Valencia 26200 Hollywood Ct Santa Clarita 3.4 miles Map of Storage Facilities already in existence near proposed project: Public Storage O r'�"r Canyon Ra Forest Park CaStalc �eCrrro O Dr i,nction 1 RANCHO SAUGUS -� SANTA CLARITA cr e m O SuperSto rage Todd Storage Center Central Park Longshore© e of Valencia Golden State Storage Park 11a11 Six Flags Magic O Ranch Rd O -Oak Avenue \ Mountain CANYON MINT CANYON Golden Triangle COUNTRY O Canyon Self Storage Extra Storage Valencia �o O O Country Park © ((0. \ PARDEE Soledad Canyon Rd SOLEMINT Sand Can, ID O Public Storage Country C .� O College of the Canyons 0 0 HUMPHREYS G Public Storage Keep It Self Storage C as n Stevenson �Oen Valleygo Ranch Santa Clarita Golden Valley Ranch Newhall -Valencia V o Open Space Mini -Storage U-Stor-I elf 0 9 Services S*ge Placenta Canyon La Inn & Suites Quinta Pico by Wyndham Santa... fit. Hart Park © Nature Center � tWalker Ranch Ea Top rated O Public St. rage"�- NEWHALL q Whitney Canyon ��hitney 11 Waterfalls Storpuest O ELAYON Canyon Park Self Storage 0 Storage King USA WALTZ Water Falls Santa Clarita m Woodlands Oak Tree Gun Club O.b Park Google��aep's Q Packet Pg. 70 2.g Andy Olson From: Pat LaTorre <pat@clkdevelopment.com> Sent: Thursday, November 20, 2025 1:51 PM To: Andy Olson Subject: 24860 Orchard Village Road Parcel Number 2855-006-010 CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments. Hi Andy, I don't normally get involved in these types of things so I'm not sure the proper process but I do what to note my DISAPPROVAL of the zoning change. I understand this property has been vacant for some time now but I do not think a Storage facility would be appropriate for this location. Thanks, Pat Pat La Torre President CLK Development, Inc. A Framing and Development Company. Mobile: 805-657-2572 Email: pat@clkdevelopment.com 23638 Lyons Ave. #222 Newhall, CA. 91321 Packet Pg. 71