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HomeMy WebLinkAbout1991-11-12 - AGENDA REPORTS - RESO 91 182 PLOT PLAN 89 146 (2)AGENDA REPOR CONSENT CALENDAR DATE: November 12, 1991 SUBJECT: Adoption of Resolution No. 91-182, formally approving Plot Plan 89-146 (Revised 35' in height, three-story, 28,280 gross square foot commercial office building). DEPARTMENT: Community Development BACKGROUND This project was approved by the Council on October 22, 1991. At that meeting, the Council requested that staff return at the next regularly scheduled meeting with a resolution and conditions of approval for the above referenced project. RECOMMENDATION Adopt Resolution No. 91-182, formally approving Plot Plan 89-146 (description as indicated above) subject to the attached recommended conditions of approval. ATTACHMENTS Resolution No. 91-182 Approval letter with conditions of approval LMH:GEA:393 Adapted: !'% Agenda Item: RESOLUTION NO. 91-182 A RESOLUTION OF THE CITY COUNCIL OF TETE CITY OF SANTA CLARITA APPROVING PLOT PLAN 89-146 TO ALLOW FOR A 28,280 GROSS SQUARE FOOT (THREE STORIES, 35' IN HEIGHT) COMMERCIAL OFFICE BUILDING LOCATED AT 28352 SAND CANYON ROAD AS FOLLOWS: THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE SECTION 1. The City Council does hereby make the following findings: a. An application for a plot plan was filed on December 20, 1989, by Mr. Maurice Ungar (the "applicant"). The property for which this entitlement has been filed is located at 28352 Sand Canyon Road (Assessor Parcel Number 2840-008-031) (the "site"). The existing zoning for the project is C-3 Unlimited Commercial. The General Plan designation for the site is CC'(Community Commercial) b. Plot Plan 89-146, when first submitted, proposed a 46'. high, three story, office building with a total square footage of 33,000 on a parcel consisting of 56,570 square feet. c. The site is relatively flat with a vacant single family residence on the property. The site lies adjacent to and above the Santa Clara River. Vegetation on-site consists. of native shrubbery, trees, and grasses. d. The plot plan application (46' high, three story) was denied by the Director of Community Development on May 10, 1990. The denial was based upon the following factors: 1) Circulation/Traffic -.The Traffic Division indicated four circulation improvements in the immediate area were necessary to achieve a functional circulation system. These improvements would require phased implementation in a timely manner to avoid further deterioration of the area circulation system. The Traffic Division required that these considerable improvements be implemented to significantly reduce the public safety hazards caused by an inadequate circulation system. 2) Aesthetics - The proposed project would likely have a significant adverse effect on neighboring residential properties. The further intrusion of commercial development within a predominantly residential area may set precedent. In addition to the above, the building was modern in design and incompatible with the surrounding area. 3) Good Zoning Practice - The project's height, bulk, and visibility are intrusive and out of character with the area, and therefore not in conformance with good zoning practices. e. The appeal of the Director's denial was heard by the Planning Commission on June 19, 1990, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. f. The Commission, at the June 19, 1990 meeting, directed the applicant to meet with the Sand Canyon area homeowners to find an acceptable building design and for staff to review the design and project for consistency with the City's draft General Plan. g. On December 10, 1990, the applicant submitted revised Plot Plan 89-146 (39' high, three. stories, 30,712 square feet) to the Community Development Department. The. Community Development Department required the applicant to submit an initial study with the appropriate fees. h. The City's then draft General Plan designation for the project site was Community Commerciale (CC), which is intended for retailing uses of a community -wide nature with development governed by a floor area ratio range of .25 to .5:1. i. The Initial Study prepared by staff indicated environmental impacts in the areas of land use,. transpo rtation/c irculat ion, and aesthetics with possible mitigation measures addressing the impacts. j. A duly noticed public hearing was held by the Planning Commission on February 19, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. The item was continued to the March 5, 1991, Commission meeting. Prior to the continuance, testimony was taken on the project from the applicant's agent, a project proponent, and a project opponent. k. A duly noticed public hearing was held by the Planning Commission on March 5, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. The applicant's agent requested the continuance at the direction of the applicant. The item was continued to a date uncertain, with the Commission requesting: that staff review revisions in the project prior to returning. 1. A duly noticed public hearing was held by the Planning Commission on May 7, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. Prior to this meeting the applicant again revised the project (35' high, three story, 30,712 square feet). The item was continued to the May 21, 1991, regularly scheduled Planning Commission meeting. m. A duly noticed public hearing was held by the Planning Commission on May 21, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. At this meeting, the Commission adopted Resolution P91-31 formally denying the applicant's appeal request. n. On May 31, 1991, the applicant in written correspondence appealed the Planning Commission's denial of Plot Plan 89-146 (As Revised). o. A duly notice public. hearing was held by the City Council on August 13, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. At the request of the applicant, the City Council continued the item .from. the August 13, 1991 to a date uncertain. p. A duly notice public hearing was held by the City Council on October 22, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon the study and investigation made by the City Council and on its behalf, the Council further finds as follows: a. The City's General Plan designation for the project site is Community Commercial (CC). The project is consistent with the intent of the designation regarding land use, and the project's floor area ratio of .49:1 is consistent with the floor area ratio range of .25 to .5:1 governing the Community Commercial designation. b. The following goals and policies of the General Plan support the approval of the project: 1) Goal 2, Policy 2.4 of the Land Use Element of the General Plan states: Establish a hierarchy of commercial centers, including neighborhood, community, and regional service centers, together with appropriate and compatible. levels of use to serve the population. The centers should be located on arterial thoroughfares and be non -intrusive and sensitive to residential land uses so as to provide convenience and compatibility. (The project is sufficiently distanced from residential uses located in the immediate area. In addition, the project is located on a major thoroughfare and is adjacent to additional commercial development). 2) Goal 2, Policy 2.14 of the Land Use Element of the General Plan states: Promote the development of commercial and industrial activities in all communities of the planning area. (The addition of a commercial office building in the Canyon Country area will increase the availability of office space in an area which is presently insufficient in that regard). ' 3) Goal 7, Policy 7.1 of the Land Use Element of the General Plan states: Ensure demand for public facilities and services does not exceed the ability to provide and maintain such facilities and services; necessary facility improvements should precede or be coordinated with future development. (The implementation of circulation improvements conditioned upon the project will result in the improvement of a presently unsatisfactory circulation system). c. Additional goals and policies of the General Plan related to infrastructure improvements support the approval of the project. d. The identified environmental impacts can be mitigated though the conditioning.of the project. e. The Council finds that approving the project, as proposed with the addition of conditions, does satisfy the following principles and standards for consideration of a plot plan: That the use, development of land and/or application of development standards, when considered on the basis of the suitability of the site for the particular use or development intended, is so arranged as to avoid traffic, congestion, insure the protection of public health, safety and general welfare, prevent adverse effects on neighboring property and is conformity with good zoning practice. f. The project, visually, (inclusive of the 35' height and grading) will not be detrimental to or negatively affect nearby rural residential uses. SECTION 3. Based upon the foregoing facts and findings, the City Council hereby determines as follows: a. The proposed project is compatible with existing development in the.area and is consistent with the City's General Plan. b. The proposed project will not have a significant effect upon the environment pursuant to the California Environmental. quality Act. Conditions of approval have . been added to the project to mitigate all identified impacts caused by the project. SECTION 4. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Clarita, California, as follows: a. The City' Council hereby adopts the negative declaration prepared for the project with the finding that the project will not, have a significant effect upon the environment. b. The City Council hereby approves Plot Plan 89-146 (Revised -35 foot, three story, 28,280 gross square feet). PASSED, APPROVED AND ADOPTED this day of 1991. Carl Boyer, Mayor ATTEST: Donna M. Grindey, City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) ss CITY OF SANTA CLARITA) I, Donna M. Grindey, DO HEREBY CERTIFY that the above and foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the day, of 1991 by the following vote of Council: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: Donna M. Grindey, City Clerk City of Santa Clarita 23920 Valencia Blvd. Phone Suite 300 (805) 259.2489 City of Santa Clarita Fax California 91355 (805) 259-8125 CITY OF SANTA CLARITA PLOT PLAN APPROVAL 89-146 PER CODE SECTIONS 22.56.1690 Date: November 12, 1991 Applicant: Mr. Maurice Ungar Ungar Realty Carl Boyer, 3rd 16507 Soledad Canyon Road Mayor Santa Clarita, California 91351 JilfRequest: The applicant is requesting approval to develop a Pro-rem Mayoror pr three-story (35 feet in height), 28,280 square Jo Anne Darcy foot professional office building with 126 Councilmember parking and two loading spaces on approximately .z Jan Heidi 56,570 square feet of land. The parcel is Councilmember - located at 28352 Sand Canyon Road. Howard "Buck" McKeon Findings: The City Council has determined that the Councilmember applicant's request is a reasonable and conforming use of the property with the application of conditions. The determination has been made that the principles and standards required by the Santa Clarita Municipal Code Sections 22.56.1690 have been applied to this decision. Based on the initial study prepared for this project, and pursuant to the requirements of the California Environmental Quality Act, the City of Santa Clarita finds that the project as proposed or revised will have no significant effect upon the environment, and that a Mitigated Negative Declaration shall be adopted. Therefore, the above request is approved, subject to the following conditions: CONDITIONS OF APPROVAL The project shall be developed in substantial conformance with the approved plot plan (three-story, 35 feet in height, 28,280 gross square foot commercial office building). Any changes shall be subject to further review by the Director of Community Development, who retains the discretion, upon notification of a possible modification, to schedule the project before the Planning Commission. Plot Plan Approval 89-146 Page 2 2. This approval shall not supersede the approval of any other affected agency. 3. The applicant and property owner shall comply with all inspection requirements as deemed necessary by the City of Santa Clarita. 4. This approval shall be utilized within two years of issuance. Utilization shall take place when the applicant vests the project through construction. 5. Prior to the issuance of building permits, the applicant shall submit a drainage concept to the satisfaction of the City Engineer. 6. The applicant shall pay the Bridge and Thoroughfare Fees, to the satisfaction of the City Engineer, in effect at the time of building permit issuance. 7. The applicant shall pay the appropriate school fees to the satisfaction of the, Building Official. 8. Prior to the issuance of building permits, the applicant shall submit both a landscape and lighting plan. The landscape plan shall also include a proposed landscape design for the median improvement. Both plans shall be to the satisfaction of the Directors of Community Development and Parks and Recreation. 9. The applicant shall initiate and/or participate, on.a fair share basis, in, the establishment of funding mechanisms and associated agreements, distinct from the Bridge and Thoroughfare Districts, whereby the City is assured of the following mitigation measure: Improve Sand Canyon Road to its ultimate width between Soledad Canyon Road and the project site, including associated bridge construction over the State Route 14 Freeway. The above mechanism shall be in place in a timely manner, .to the satisfaction of the City Engineer. 10. The applicant shall provide a reproduceable traffic -signing and traffic -striping plan for Sand Canyon Road, to the satisfaction of the City Engineer. 11. The applicant shall implement all traffic -signing and traffic -striping .depicted on the approved plan to the satisfaction of the City Engineer, prior to occupancy. Plot Plan Approval 89-146 Page 3 12. The applicant shall provide for a minimum of forty (40) feet of "stacking" distance, clear of aisles and stalls, for each driveway providing ingress/egress from/to Sand Canyon Road. This will require the removal of eight (8) stalls adjacent to the southern driveway and six (6) stalls adjacent to the northern driveway. 13. The'applicant, prior to the issuance of building permits, shall dedicate right-of-way for streets, highways, and alleys to the City to the satisfaction of the City Engineer. (X) Dedicate right -of -wap 52.feet from centerline on Sand Canyon Road. 14. The applicant shall submit final construction plans to the Community Development Department. These plans shall be to the satisfaction of the Director of Community Development. This action shall be completed prior to the issuance of building permits. 15. The applicant shall construct driveways using the Commercial Alley Design Standard Number 44-01 (attached). 16. The applicant shall install median improvements (median -14' in width), including landscaping, along the project's frontage -on Sand Canyon Road to the satisfaction of the City Engineer. If the installation of median improvements aren't required at this time, the applicant shall contribute an in -lieu fee equivalent to the.costs of these improvements to the satisfaction of the City Engineer. This action shall be completed prior to the issuance of building permits. 17. The median area and property included within this project shall be annexed to an existing landscape district, or a new district formed to finance the cost of .annual maintenance of the possible median landscaping on Sand Canyon Road. 18. If permits are required by the Army Corps of Engineers or the Department of Fish and Game due to encroachment within the Santa Clara River, the applicant shall be subject to design review approval. The improvements indicated within this review shall be to the satisfaction of the Directors of Community Development and Parks and Recreation and the City Engineer. 19. The applicant shall install (along the project's frontage) base pavement, sidewalk, street lights, street .trees, and drainage structures on Sand Canyon Road to the satisfaction of the City Engineer. Plot Plan Approval 89-146 Page 4 20. The applicant must sign the attached notarized affidavit to confirm -acceptance of the above conditions. The notarized affidavit then must be returned to the'Community Development Department before approval is granted. Sincerely, Lynn M. Harris Deputy City Manager/ Community Development LMH:GEA:387