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HomeMy WebLinkAbout1992-03-24 - AGENDA REPORTS - ZC 90 017 COMMERCIAL PLANNING (2)AGENDA REPORT UNFINISHED BUSINESS DATE: March 24, 1992 City Manager Approva Item to be presented SUBJECT: Zone Change 90-017 from A-1-10,000 (Light Agricultural, 10,000 square foot minimum lot size) and R -A-7,500 (Residential -Agricultural, 7,500 square foot minimum lot size) to CPD (Commercial Planned Development) to allow construction of an office building and free standing restaurant at 17741 Soledad Canyon Road. Applicant: Tina Bow. DEPARTMENT: Community Development BACKGROUND On January 14, 1992 and February 11, 1992, the City Council conducted hearings on the above zone change case. At the hearings, several neighborhood residents spoke in opposition to the proposed zone change and 'the conditional use permit for an office building and restaurant which was approved by the Planning Commission in November 1991. At the Council hearings, residents raised a number of issues regarding compatibility of the restaurant and office buildings with adjacent single-family -homes and Canyon Country Park. Following Council direction, a meeting between 12 neighborhood residents, the project applicant and staff was held on February 3, 1992, where the parties discussed redesign of the project to address resident' concerns. Following that meeting, the applicant and the neighbors had not reached agreement on the width of the parking lot landscaped setback or the height of the office building. The residents also wanted residences, rather than a parking lot, on the rear portion of the project site. CITY COUNCIL ACTION On February 11, 1992, the Council directed the applicant to work with staff to lower the height of the office building below the level of the Canyon Country Park ballfields and provide a.minimum 15 foot landscaped setback adjacent to the single-family homes to address neighborhood concerns. The Council closed the public hearing without taking an action on the zone change pending the modifications to the site plan. Continued To: 1/--i/ Agenda (tem: _ 2 _ FOLLOA-UP ACTION On March 24, 1992, the applicant spbmitted a revised site plan to the Community Development Director with the following changes: * The parking lot landscaped setback was increased from 5 -feet to 15 -feet and a 10 -foot landscaped buffer was added north of the office building. * The third floor of the office building was removed and the entire building would be.two stories. * The height of the office buildingwaslowered 6 feet (maximum height 35 feet) and would extend up to 2 feet over the level of the park ballfield. * The office building setback next to the park was reduced from 10 feet to 2 feet. * Size of the restaurant was reduced from 6,000 square feet to 5;500 square feet. * A lot line adjustment would be made between the applicant and the City resulting in the trade of approximately 180square feet to accommodate the construction of a maintenance area for. the park and additional parking on the project site. * Gates have been added in the parking lot. The above changes reflect the modifications requested .by neighborhood residents and the Council at previous hearings. The Director of Community Development has approved the revisions to this site plan for CUP 90-034. Copies of the revised site plan have been distributed to the neighbors. Adopt the Planning Commission's recommendation: 1. Approve the attached Negative Declaration with the finding that the proposed project will not have a.significant effect on the environment; 2. Approve Zone Change 90-017 based on the required findings; and 3. Introduce Ordinance 92-1, waive further reading, and pass. to the second reading. ATTACHMENTS Ordinance 92-1 Agenda Report and Minutes of January 14, 1992 Agenda Report and Minutes of February 11, 1992 Planning Commission Staff Report Resolution No P91-49 Negative Declaration LHS:475 ORDINANCE NO. 92-1 AN ORDINANCE OF THE CITY COUNCIL OF TETE CITY OF SANTA CLARITA AMENDING THE OFFICIAL ZONING MAP LOCATED AT 17741 SOLEDAD CANYON ROAD, VEST OF CANYON COUNTRY PARR BETWEEN LOST CANYON ROAD AND GAELTON ROAD MASTER CASE NO. 90-214 (ZONE CHANGE NO. 90-017) THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. The City Council does hereby find and determine as follows: a. An application for a Zone Change was filed on August 11, 1990, by Bow Enterprises, Incorporated (the °applicant"). On April 24, 1991, the City was informed that the applicant was changed to Tina Bow. The property (consisting of two lots) for which this entitlement has been filed is located at 17741 Soledad Canyon Road (Assessor Parcel Numbers 2844-015-017 and 2844-006-019). The project site consists of three zones. 1.56 acres are zoned CPD (Commercial Planned Development); 1 acre is zoned A-1-10,000 (Light Agricultural - 10,000 square foot minimum lot size); and, .12 acres are zoned R -A-7,500 (Residential Agricultural, 7,500 square foot minimum lot size). The applicant is requesting that the entire 2.68 acre site -be zoned CPD. b. The Planning Commission held a duly noticed public hearing on the application on October 17, 1991 and November 5, 1991. On November 5, 1991, the Planning .Commission adopted Resolution P91-49 recommending approval of Zone Change 90-017 and approving Conditional Use Permit 90-034 and Oak Tree Permit 90-049 for a 44,000 square foot office building -and 6,000 square foot restaurant, contingent on City Council approval of a zone change. c. The City Council held a duly noticed public hearing to consider this ordinance on Tuesday, January 14, 1991, and. on Tuesday, February 11, 1992, at the City of Santa Clarita 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 Planning Commission and the City Council, and on their behalf, the City Council further finds and determines as follows: a. The recommended zone change will not result in a significant negative environmental effect. Implementation of this proposal will cause no adverse effects in the environment which cannot be adequately mitigated through the. application of available controls. The change in zone will not cause substantial environmental damage or substantial and avoidable injury to fish or wild life on their habitat, since the project site is not located in a significant ecological area. b. Modified conditions warrant a change of zone on the site because the General Plan has designated this site CO- Commercial Office and this zone change brings the zoning into conformance with the General Plan. c. The need for the proposed zone change exists within the Canyon Country area because this zoning would allow for the development of employment opportunities in the City of Santa Clarita, aiding the jobs -housing balance for the Santa Clarita Valley Sub -region which is presently job deficient. d. The property is a proper. location for the CPD Zone since it is in conformance with the General Plan designation of CO (Commercial Office) for the site and a portion of the project site already has CPD Zoning. e. The placement of the CPD Zone at the project location will be in the interest of public health, safety, and general welfare, and:in-conformity with good zoning practice because all necessary utilities will provide service and all applicable development standards will be applied to the project. SECTION 3. The. City of Santa Clarita City Council has -reviewed and considered the environmental information contained in the Initial Study, which was approved by the Planning Commission, and determines that it is in compliance with the California Environmental Quality Act (CEQA) and state and local CEQA Guidelines and that the proposed project will not have a significant impact on the environment. A Negative Declaration was prepared for this project. Based upon the findings stated above, the City Council hereby approves the Negative Declaration. SECTION 4. Based upon the forgoing, the City Council does hereby ordain that the application for a zone change from A-1-10,000 (Light Agricultural, 1 acre minimum lot size) and R -A-7,500 (Residential Agricultural, 7,500 square foot minimum lot size) to CPD (Commercial Planned Development) is approved. The zoning boundaries on the Official Zoning Map for the City of Santa Clarita are hereby amended and shall conform to Exhibit "A", incorporated into this ordinance by this reference, which is the site plan for Conditional Use Permit 90-034 (Assessor Parcels 2844-015-017 and 2844-006-019). ATTEST: PASSED, APPROVED, AND ADOPTED THIS _ DAY OF , 1992. City Clerk Jill Klajic, MAYOR STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) as CITY OF SANTA CLARITA) Z, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 92-1 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the _ day of 1992, that thereafter; said ordinance was duly adopted and passed at a regular meeting of the City Council on the _ day of , 1992, by the following vote, to wit: AYES: COUNCIL MEMBERS NOES: COUNCIL MEMBERS ABSENT: COUNCIL MEMBERS CITY CLERK LHS: 421 J� AGENDA REPORT PUBLIC HEARING City Manager Approval Item to be presented by: Lynn M. Harris IlI Kfrt/ l t aJ DATE: January 14, 1992 SUBJECT: Zone Change 90-017 from A-1-10,000 (Light Agricultural, 10,000 square foot minimum lot ::size) and R -A-7,500 (Residential -Agricultural, 7,500 square foot minimum lot size) to CPD (Commercial Planned Development) to allow construction of an office building and free standing restaurant at 17741 Soledad Canyon Road. Applicant: Tina . Bow. DEPARTMENT: Community Development BACKGROUND On November 5, 1991, the Planning Commission adopted Resolution P91-49 approving a 44,000 square foot two-story office building with a cellar. and a single -story 6,000 square. foot -restaurant with 213 parking spaces for both uses, at 17741 Soledad Canyon Road; west of Canyon Country Park. The office' building would have a maximum height of 41 feet (average '34 feet). The restaurant would be 20 feet high. The restaurant would be 75 feet, the office 115 feet, to the nearest residential property .line. Parking is proposed 'to the rear of the site, setback a minimum of 5 feet from the backyards• of single-family homes. This site 'is designated CO (Commercial'•Office) on the General Plan. PLANNING.'COMMISSION ACTION During the Planning'Commission public hearings on the project issues were raised regarding compatibility of the use with adjacent single-family homes, office building density; parking lot- security, landscaping, lighting, retail uses in the office building; and. hours_ of restaurant operation. Two residents representing 16 residents in the area of Lost Springs Road spoke in opposition to the project. ' Eleven letters in opposition and one in favor were submitted as was a petition in Opposition signed by 16 residents. Following the public hearing, the Commission found that the office building-was•far enough away- from the single-family residences so that the height and density was'acceptable. They further found it acceptable for parking spaces to be within -5 feet of the single-family rear property lines. The Commission found that the project would be compatible with the neighboring residential neighborhood with the addition of conditions limiting restaurant hours, prohibiting retail uses except for the restaurant, requiring large trees within the rear landscaped setback and gating of the rear portion of the parking lot during evening hours to prevent loitering. The Planning Commission unanimously approved the ,conditional use permit and oak tree permit and recommended approval of the Zone Change to CPD. . ZONE CHANGE REQUEST The project may only proceed with Council approval of the zone change from Light Agricultural and Residential Agricultural to CPD. The existing county zoning designates the rear portion as Light Agricultural to provide buffering for the single-family uses. The existing zoning also, however, allows parking as a permitted use in the buffer area. The project proposes parking to the rear of the lot(s) and has located both buildings as far as possible from the rear. The Planning Commission found the density, site plan and proposed uses consistent with the General Plan designation of CO with conditions. RECOMMENDATION Adopt the Planning Commission's recommendation and: 1. Approve the attached Negative Declaration with the finding that. the proposed project will not have a significant effect on the environment; 2. Approve Zone Change 90-017 based on the required findings; and 3. .Introduce Ordinance 92-i, waive further reading, and pass to the second reading. ATTACHMENTS Ordinance 92-1 Planning Commissiop.Staff Report Resolution No P91-49 Negative Declaration LHS14l6 - 2 - City Council Minutes January 14; 1992 ITEM 2 City Clerk, Donna Grindey stated ,that all notices required PUBLIC HEARING by law have been provided, therefore, the public hearing was ZONE CHANGE 90-017 in order. Director of Community Development, Lynn Harris ORDINANCE N0. 92-1 and Principal Planner, Rich Henderson exhibited a slide presentation and reported that this is a Quasi -Judicial Proceeding. This item is a Zone Change from A-1-10,000 (Light Agricultural Zone, minimum lot size 10,000 square feet) and R -A-7,500 Residential Agricultural Zone, minimum lot size 7,500 square feet) to. CPD Commercial Planned Development over a portion of a 2.68 acre site located at 17741 Soledad Canyon Road, Vest of Canyon Country Park. The applicant is Tina Bow. Addressing the Council in favor of this item were: Tina Bow, 10535 Wilshire Blvd., Los Angeles, 90024; Joe Russo, 18316 Soledad Canyon Road. Santa Clarita; Mahmoud Gharachedaghi, 7740 Redlands St. IM2069, Playa Del Ray, 90293. Addressing the Council with a neutral position on this item .was Carl Seel, 28758 Vinterdale, Santa Clarita. Addressing the Council in opposition to this item was Kim O'Neal, 27836 Lost Springs Rd., Santa Clarita; Steve O'Neal, 27836 Lost Springs Rd., Canyon Country, 91351; Natalie Flinn, 27828 Lost Springs Rd., Canyon Country, 91351; Vita Blumberg, 27855 Lost Springs Road, Canyon Country, 91351; Julie Paslay, 27843 Lost Springs Road, Canyon Country, 91351; Gorden M. Buchan, 27843 Lost Springs Road, Canyon Country, 91351; Lisa Zanardi, 27831 Lost Spring Road, Canyon Country, 91351; Susan McMillon, 27844 Lost Spring Road, Canyon Country, 91351; •Kurt Blumberg, 27855 Lost Spring Road, Canyon Country, 91351. Addressing the Council with a rebuttal on this item was Joe Russo, 18316 Soledad Canyon Road, Santa Clarita Mayor Klajic closed the public hearing. Following discussion regarding the findings of the Planning_ Commission, donation of land to the City for use as a park site, protecting the residential neighborhoods, appeal of the CUP; height of the building, view of residents from above the project, and providing a buffer zone for the neighborhood, it was moved by Darcy and -seconded by Heidt to refer this item back to the Planning Commission for review and change of the CUP. On roll call vote: Ayes: Boyer, Darcy, Heidt, Klajic Noes; None Absents McKeon Motion carried. It was moved by Boyer and seconded by Darcy to reopen the public hearing and reconsider the motion on Item No. 2. Hearing no objections, it was so ordered. It was moved by Boyer and seconded by Darcy to .refer this item back to staff to meet with the developer and the homeowners to reach a compromise on the project and return this item to the February 11, 1992 Council Meeting. On roll call vote: Ayes: Boyer, Darcy, Heidt, Klajic Noes: None Absent: McKeon Motion carried. AGENDA REPORT City Manager Approval Item to be presented by: PUBLIC HEARING Lynn M. HarrisLaD� DATE: February 11, 1992 SUBJECT: Zone Change 90-017 from A-1-10,000 (Light Agricultural, 10,000 square foot minimum lot size) and R -A-7,500 (Residential -Agricultural, 7,500 square foot minimum lot size). to CPD _(Commercial Planned' Development) to allow construction of .an office building and free standing restaurant at 17741•Soledad Canyon Road. Applicant: Tina Bow. DEPARTMENT: Community.Development On January 14,_1992, the City Council conducted a hearing on.the above zone change case. At that hearing, several neighborhood residents spoke in opposition to the proposed zone change and the conditior,sl"use permit for an office building and restaurant which was approved by the Planning Commission in November 1991. At the Council hearing, residents raised issues regarding compatibility of the restaurant and office buildings with adjacent single-family homes, the density of the office building, parking lot: security, and. lighting, setbacks -and landscaping:,between the parking lot and single-family homes, and hours of.restaur"v operation. Residents also raised concerns with a proposed -maintenance * roposed maintenance. area for Canyon Country ,Park and its proposed access from Stillmore Street.''' Correspondence received on this. project, including. a petitioii with 50: signatures, was -provided at the tprevious hearing..; CITY COUNCIL ACTION The Counc_ il.e,;directed 'staff to .arrange for a meeting between staff, the project developerand .neighborhood residents to discuss possible alternativeaC .in` project. design which would address neighborhood concerns. Thi -Council directed that, following a community meeting, this project. be -`returned. to "theme Planning Commission. The Council later reconsidered this decision and continued the zone change to February 11, 1992. FOLLO4-UP ACTION Following Council direction, a meeting between neighborhood residents, the project.applicant and staff was held on Monday, February 3,"1992. Agendaltem: The. applicant; Rich Henderson, Principal Planner; Sohn Danielson, Park Superintendent; and 12 neighbors attended. It was agreed that the proposed Parks Department maintenance use would be acceptable, including access from Stillmore, if the City would commit in writing to not maintain a yard for equipment used in other parks, to landscape the area along the existing home next to the access, and to avoid disruptive noise from engines, etc. during nighttime hours. The developer would be willing to provide a landscaped strip ten feet wide, adjacent to the new property line wall where rear yards .would otherwise directly abut the parking area. The neighbors would want this to consist of mature'landscaping. The neighbors would much prefer to see four new homes in the rear portion of the parking area. They inquired if the City' could grant access to these homes over park property in exchange for the benefit the City is receiving in the storage/maintenance area. An individual was designated to be the contact pergon for the group whenever the City reviews landscaping plans and/or .considers the access to the maintenance area. Another individual was designated to be the contact person whenever the City considers any lighting plans. Although the adjacent rear yards are situated below a slope and would not likely be a vantage point to see the new easterly (tall) structure, the consensus was that the City Council had said to lower the height of the building and, therefore, the applicant should lower it substantially or give other concessions to. the neighbors. The applicant stated that he can lower it to a level six feet above the level of the softball field. He stated that any further decrease in height would "cost" his project the top floor, or 8,000 square feet of floor space. He stated that his project would become non-viable economically unless he could replace this area above the restaurant. (a second floor) or remove the $100,000 obligation to provide the area for the Parks Department. He reminded the staff that lengthy negotiations led him to agree to that obligation because otherwise his office building would have full- view of the alternate site.(inside'the park). City staff committed that all existing technology would be enforced to preclude any. odor or trash disposal operations of the restaurant from becoming apparent on any residential property. In recognition that, the General Plan is a working document, and that.the ultimate zoning of the parcel would sensitively apply restrictions to any commercial portions abutting residential uses, the Council may wish to obtain an agreement from the applicant to implement design revisions before any new commercial zoning takes effect. Barring this, the Unified Development Code and accompanying zoning map will eventually implement appropriate new zoning to ensure sensitive design. RECOMMENDATION Instruct staff to prepare a resolution which recognizes that the design of the project adds. support to the appropriateness of restricted -2- commercial zoning adjacent to residential, and include the following support measures: landscaping ten feet in width adjacent to.residential, and a building height not greater than six feet above the park elevation (softball field). ATTACHMENTS Agenda Report January 14, 1992 Planning Commission Staff Report Resolution No P91-49 Negative Declaration LHS:jcg:448 -3- City Council Minutes February 11, 1992 ITEM 4 PUBLIC HEARING ZONE CHANGE 90-107 (MASTER CASE 90-214; CONDITIONAL USE PERMIT 90-034, OAK TREE PERMIT.90-049) Mayor Klajic opened Grindey stated that provided, therefore, the public hearing. all notices required the public hearing was City Clerk, Donna by lav have been in order. Director of Community Development, Lynn Harris and Senior Planner, Kevin Michel exhibited a slide prepentation and reported that this is a quasi-judicial proceeding and was continued from January 14, 1992. This item is a zone change from A-1-10,000' (Light Agricultural Zone, minimum lot size 10,000 square feet) and R -A-7,500 (Residential -Agricultural Zone, minimum lot size 7,500 square feet) to CPD (Commercial Planned Development) over a portion of a 2.68 acre site located at 17741 Soledad Canyon Road, vest of Canyon Country Park. The applicant is Tina Bow. Addressing the Council in favor of this item were: Tina Bow, 10535 Wilshire Blvd. 1808, Los Angeles, 90024; Joe Russo, 18316 Soledad Canyon Road, Santa Clarita; Ed Dunn, 15414 Rhododendron Drive, Santa.Clarita. Addressing the Council in opposition -to this item were: Ray Longpre, 27837 Low Springs Road, Santa Clarita; Steve O'Neil, 27836 Lost Springs Road, Santa Clarita; Kim O'Neil, 27836 Lost Springs Road, Santa Clarita. Addressing the Council with a rebuttal on this item was Joe Russo, 18316 Soledad Canyon Road, Santa-Clarita. Mayor Klajic closed the public hearing. Following discussion regarding access to the park maintenance area, intrusion of the restaurant to the neighborhood, height of building and visibility from the park, eliminating the*third story of the building, enlarging the buffer area, limiting the restaurant's operating hours, and after reading the title of Ordinance No. 92-1, it was moved by Boyer and seconded by Heidt to return this item to staff to modify the Ordinance to include elimination of the third story of the building, limiting the. proposed restaurant's operating hours, and increasing the size of the buffer area and to return this item to the Council for adoption. On roll call vote: Ayes: Boyer, Darcy, Noes: None Motion carried. Heidt, McKeon; Klajic CITY OF SANTA CLARITA STAFF REPORT Zone Change 90-017 Conditional Use Permit 90-034 Oak Tree Permit 90-049 MASTER CASE 90-214 DATE: October 15, 1991 TO: Chairman Cherrington and Members of the Planning Commission FROM: Lynn M. Harris, Director of Community Developmen PROJECT PLANNER: Laura Stotler, Assistant Planner APPLICANT: Tina Bow LOCATION: 17741 Soledad Canyon Road, west of Canyon Country Park, between Gaelton Road and Lost Canyon Road. (Assessor Parcel Numbers 2844-015-017, 019). REQUEST: The applicant is requesting a zone change to CPD (Commercial Planned Development) and a Conditional Use Permit to allow for the construction of a 44,000 square foot retail/office building and a 6,000 square foot restaurant on 2.68 acres. An Oak Tree Permit has been requested for an oak tree on site, but no encroachment is proposed. BACKGROUND: There was previously a County -approved CUP to develop the southerly 1.78 acres of this site with a one-story, 9,650 square foot commercial building and a two-story,. 22,200 square foot commercial building. That entitlement has expired. Another parcel has been added and the present development proposal is for 2.68 acres. PROJECT DESCRIPTION: The project sitehastwo parcels, one of 2.56 acres presently split zoned CPD and A-1-10,000 (Light Agricultural Zone, 10,000 square foot minimum lot size) and the =other of .12 acres zoned R -A-7,500 (Residential Agricultural Zone, minimum 7,500 square foot lot size). The requested zone change would make the entire site CPD. A Conditional Use Permit is requested to allow for the construction of a 44,000 square foot (gross) office building with ground floor retail and a 6,000 square foot (gross) full service restaurant. The project has a floor -area ratio (FAR) of .43:1. The site is vacant and a 2:1. slope exists on the eastern portion of the site adjacent to Canyon Country Park. The retail/office building would have two -stories and a cellar and the restaurant would be single story. The retail/office building would be 34 feet high from average grade (41 feet from the lowest to the highest point). The restaurant would be 20 feet high. 213 parking stalls would be provided, 37 of which would be compact. Landscaping would cover 24,500 square feet or 21 percent of the site. No encroachment upon the existing oak tree is proposed. Right-of-way dedication .52 feet .from centerline of Soledad Canyon Road and additional right-of-way for a right turn lane for the project driveway would be provided. The applicant would landscape the center median andmodify it to prohibit left turns from the project. The applicant would also -construct a 3,060 square foot pad and driveway for a maintenance area for Canyon Country Park, a portion of which would be on the subject site. Upon completion of the maintenance area, the applicant would complete a lot -line adjustment and quit claim a 15 -foot access easement to give the entire maintenance area to the City. GENERAL PLAN/LAND USE/ZONING: The applicant is requesting to .zone the entire site CPD. Presently, the site has mixed zoning of CPD, A-1-10,000 and R -A-7,500 and the General Plan designation is Commercial Office (CO). The proposed uses are consistent with the General Plan CO designation. The City's General Plan designation, existing zoning, and existing land use of the project site and adjacent properties.are as follows: GENERAL PLAN ZONING LAND USE PROJECT SITE CO CPD, R -A-7,500 Vacant A-1-10,000 North RS R -A-7,500 Single Family East OS A-1-10,000 Canyon Country Park South CC A-1-10,000 Vacant, SR 14 Vest CO CPD Vacant, Medical Office Building A-1-10,000 (Light Agricultural Zone, 10,000 square foot minimum lot size) CC (Community Commercial) CO (Commercial Office Designation)' CPD (Commercial Planned Development Zone) OS (Open Space Designation) R -A-7,500 (Residential Agricultural Zone, 7,500 square foot minimum lot size) RS (Residential Suburban Designation, Mid -point density 5 DU/Acre) ENVIRONMENTAL'REVIEV: As part of the project review, an environmental assessment was made to. evaluate the impacts of the project. The environmental areas of concern for the project include: circulation, neighborhood compatibility and height. It was determined. this proposal would have no adverse environmental impacts which could not be avoided through project design and mitigation measures. A proposed negative declaration his been prepared for this project. INTERDEPARTMENT/INTERAGENCY REVIEV: Comments and recommendations were solicited from departments and agencies which would be affected by this project. Comments received were considered by the Community Development Department as part of the project review. As of the date this staff report was prepared, no comments or inquiries were received from the public. ANALYSIS: The project has an FAR of .43:1 which is below the FAR of .5-2:1 for the CO designation in the General Plan. The applicant proposes a gross floor area of 44,000 square feet for the office building and 6,000 square feet for the restaurant. Staff would verify floor areas at the plan check stage to ensure that the floor area standards are met. The applicant is proposing to provide 213 parking spaces' to meet .parking requirements. Other than the restaurant, no other parking intensive uses are proposed. The guideline in the General Plan is for retail uses under the CO designation to generally not exceed 25I of the total floor area. In this case, between the first floor and the freestanding restaurant the applicant is proposing to use 46Z (up to 23,000 square feet) of the total floor area for retail. The applicant is proposing to use the .portions of the site presently zoned agricultural and residential for.parking. Parking as a transitional use is allowed in the A-1-10,000 and R -A-7,500 zones.where they abut commercial zones as in this case. As a transitional use, however, a parking buffer is limited to 100 feet from the boundary of the commercial zone. The applicant is proposing to extend parking 240 feet into the agricultural zone. Were a zone change to -be denied, the applicant would lose 58 parking spaces of the parking spaces shown. Were FAR to be calculated on just the portion of the site which presently has CPD zoning, the FAR of the proposal would be .74:1 which is within the .5-2:1 FAR range of the CO General Plan designation. The properties on Soledad Canyon Road from the project site west to Gaelton Road are planned for office and light commercial uses. The Facey Medical Building (20,000 square feet), exists approximately 500 feet west of the project site. Two other office buildings are proposed between this project and Facey. The office building would be built into the slope adjacent to Canyon Country Park and would be two stories with a cellar. Although the building would appear to have three stories, a cellar is not considered a story under the code so the project meets the two-story limit of the CPD zone by definition. From grade, the office building would have a height of 34 feet. From the lowest to the highest point, the office building would be 41 feet high. In comparison, the City Nall Building is 46 feet high (level ground) and the Facey Building is generally 28 feet high but 35 feet high in one area. Staff has concerns that the three storyappearance from certain angles may not be consistent with land use compatibiity, goals When commercial office development takes place adjacent to single family residences. In an effort to minimize impacts from the project upon the neighboring' residents, the office building and restaurant have been located on the southwesterly portion of thesite, away from: existing residences. The distance from'the property line of the nearest residence to the restaurant would be 75 feet and to the office building is 115 feet. Parking, landscaping and a 6 -foot high decorative masonry wall are proposed to buffer the residences from the view and noise of the parking area. A 5 -foot landscape buffer is proposed between the single family properties and the parking places. Trash areas would be screened from all side's. Mechanical equipment for the office building would be enclosed and rooftop equipment on the restaurant would be screened. - 3 - 0 Architecturally, the top floor of the office building would be half as large as the second and stepped so that the highest portion of the building would be away from the residences. An outdoor eating patio for employees would be provided on the remainder portion of the third level. The restaurant would have one story, be full service, and would not encroach into the protected zone of the oak tree. The restaurant has not been designed at this time, however, the structure would be subject to architectural review by staff. The office building would extend approximately ten feet above the level of the park and block a portion of the park view of the Antelope Valley Freeway and the Santa Fe project site. The portion of the park nearest the proposed building is an outfield .and the office windows would be around 30 feet beyond the outfield fence. The applicant is proposing to use special safety glass and additional landscaping to minimize potential hazards from park activities. Grading of 12,800 cubic yards (cut -8,500 y3 and fill -4,300 y3) is proposed and 4.200 cubic yards would be exported. An 8 -foot high retaining wall on Soledad Canyon Road would be removed and the slope between the site and the park would be reduced to allow a right turn lane and increase sight distance. The grades at the northern end of the site would be raised four feet to accommodate site drainage which would bring the site up to the same grade as the homes on Stillmore Street and Lost Springs Road. A drainage swale runs though the backyards of these homes within a 12 foot wide flood control easement. The Parks and Recreation Department was planning to construct a park maintenance yard with a temporary trailer for storage atop the slope adjacent to Soledad Canyon Road, partly on the park property and partly on the subject property, before this application was received. The park maintenance yard and trailer originally envisioned by the Parks Department would extend above the level of the ballfield, block a portion of the parkview, and would be highly visible from Soledad Canyon Road. Access would be gained to this maintenance area by driving through the ballfield since there is no other available access. The applicant has worked with the Parks Department and is proposing to relocate and construct the park maintenance area towards the rear of the park in another area where a pad could be constructed without significant grading. This proposed location is also partly on the park and partly on the subject site. The maintenance area would'have a driveway to Stillmore Street, a 3,060 square foot pad area and landscaping. The maintenance area would be used to store landscaping supplies and small equipment and would _serve only Canyon Country Park. The Parks Department would later install a temporary trailer on this pad. The nearest residence would be approximately 40 feet from this maintenance area. To accommodate traffic impacts, staff recommends that the applicant construct a right turn lane. on Soledad Canyon Road for the project's driveway. The applicant would need to dedicate to 52feet from centerline along the entire frontage on - Soledad Canyon Road (plus. additional right-of-way for the right turn lane) to provide for 104.feet of right-of-way to conform to the General Plan. The applicant would be required to .reconfigure the center median to prohibit left turns from the driveway and also landscape it. This project could be found to be consistent with Land Use Element policy 5.3 which seeks to ensure that new development is compatible with and complementary to existing single family development because of the applicant's project design which attempts to limit impacts upon the neighboring residences. This project could be found to be consistent -with General Plan policy 1.4 of the Economic Development Element to encourage business opportunities in the Canyon Country area in proximity to SR -14. The project could also be found to be consistent with the intent of policy 10.6 of the Parks and Recreation Element which encourages developers to improve or construct parks and recreational facilities. The proposed zone change of portions of the site from A-1-10,000 and R -A-7,500 to CPD could be found to be consistent with the General Plan CO designation if the Commission concurs adequate buffering• exists between the project and neighboring residences. The General' Plan is not parcel specific and the existing property has agricultural, as well as commercial zoning. No encroachment is proposed to the oak tree. The portions of the site currently without a commercial designation are proposed to be used for parking which is . considered a buffer use. RECOMMENDATION Staff recommends that the Planning Commissions Approve the Negative Declaration prepared for this project, and; Consider modifying the total floor area in the context of what constitutes adequate buffering between commercial and residential uses, the percentage of retail mixed use, and the building height at the highest point, and; Approve Zone Change 90-017, Conditional Use Permit 90-034 and Oak Tree Permit 90-049 for office use and restaurant use for the site, and; Adopt Resolution P91-49 and the attached Conditions of Approval. LHS:235 6 i RESOLUTION NO. P91-49 A RESOLUTION OF THE PLANNING COMMISSION OF THE . CITY OF SANTA CLARITA APPROVING MASTER CASE NO. 90-214, CONDITIONAL USE PERMIT 90-034 AND OAK TREE PERMIT 90-049 AND RECOMMENDING APPROVAL OF ZONE CHANGE 90-017 TO ALLOY FOR THE DEVELOPMENT OF A 50,000 SQUARE FOOT RETAIL/OFFICE CENTER LOCATED AT 17741 SOLEDAD CANYON ROAD THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOVS: SECTION 1. The Planning Commission does hereby make the following findings of fact: a. An application for a zone change, conditional use permit, and oak tree permit was filed on August 11, 1990, by Bow Enterprises, Incorporated (the "applicant"). On April 24, 1991, the City was informed that the applicant was changed to Tina Bow. The property (consisting of two lots) for which this entitlement has 'been filed, is located at 17741 Soledad Canyon Road (Assessor Parcel Numbers 2844-015-017, 2844-006-019). The project site consists of three zones: CPD (Commercial Planned Development), A-1-10,000 (Light Agriculture - 10,000 square foot minimum lot size),. and R -A-7,500 (Residential Agricultural Zone - 7,500 square foot minimum lot size) The applicant is proposing the entire site be re -zoned to CPD. b. The applicant has filed a conditional use permit to allow for a commercial development in the CPD zone on 2.68 acres. c. The property is primarily flat and vacant except for an approximtely 25 foot high 2:1 slope on the eastern portion of the site adjacent to Canyon Country Park. One oak tree exists on the site. d. The entire project site is designated as Commercial Office (CO) by the City's General Plan, which designates areas for office and related commercial uses. The change of zone from R -A-7,500 and A-1-10,000 to CPD is consistent with the City's CO General Plan designation. The uses proposed within this commercial/office center are permitted uses with a zone change and a conditional use permit as proposed. e. Access to. the parcel will be from a single driveway on Soledad Canyon Road. A right -turn lane shall be constructed to serve the project driveway. Left turns from the project driveway to Soledad Canyon Road shall be restricted. W f. Utilities, water service, and sewage service are available to the project. g. The project was reviewed pursuant to the California Environmental Quality Act. h. The surrounding land uses are single family residential, vacant land and Canyon Country Park'. Within the immediate vicinity there are similar office building uses to the one proposed. i. The City of Santa Clarita Development Review Committee (DRC) met on February 14, 1991, and. again on April 25, 1991 and supplied the applicant with recommended Conditions of Approval. j. A duly noticed public hearing was held by the Planning Commission on October 15, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. At that meeting, this case was continued for public hearing without further notice to the regular Planning Commission meeting on November 5, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00p.m. This case was heard by the Planning Commission on November 5, 1991. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon the study and investigation made by the Planning Commission and on its behalf, the Commission further finds as follows: a. The City's General Plan designation for the project site is Commercial office (CO). The project is consistent with this designation with the inclusion and approval of a zone change and conditional use permit. b. The project is compatible with the surrounding land uses and no encroachment is proposed upon the oak tree. c. The applicant will make an offer of dedication of 52' from the centerline along the project's frontage plus additional dedication as necessary for a right -turn lane into the project driveway, and will fully improve Soledad Canyon Road and the right -turn lane fronting this.project. d. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking. and loading facilities, landscaping and other development features prescribed in this title, or as otherwise required in order to integrate said use with uses in the surrounding area. The project complies with applicable City codes regarding parking, landscaping, height, and yard requirements. e. The 2.68 acre parcel is suitable for the development of a retail/office building and a full service restaurant. f. The granting of the conditional use permit -and the recommendation of approval for the zone change for the, project will not adversely affect the health, peace, comfort, or welfare of persons residing or working in the surrounding area; nor be materially detrimental to the use, enjoyment or valuation of -2- property of other persons located in.the vicinity of the subject property; nor jeopardize, endanger or otherwise constitute a menace to the public health, safety or general welfare. The project will comply with City codes. The project fronts an a major highway and is consistent with the established. uses on major thoroughfares. The project provides required circulation improvements to eliminate impacts to the Soledad Canyon Road circulation system. g. This project will not have a significant effect on the environment. The 'project has received a Negative Declaration pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.). SECTION 3. Based upon the foregoing facts and findings, the Planning Commission hereby determines as follows: a. 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. b. The project' 3,s compatible with existing development in the area, consistent with the City's General .Plan, and complies with the standards of the CPD zone with the .inclusion of an approved conditional use permit. The applicant has substantiated the required findings for recommending approval of the zone change to the City Council. c. The project has adequate access from Soledad Canyon Road. All utilities are available to the project site. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Santa Clarita, California, as follows: a. The Planning Commission hereby approves Conditional Use Permit 90-034 and Oak Tree Permit 90-049 (Exhibit "A"), subject to the attached Conditions of Approval (Exhibit "B"). b. The Planning Commission hereby recommends to the City Council approval of Zone Change 90-017. PASSED, APPROVED AND ADOPTED this 5th day of November 1991. �l 7c L Jerry D. Cherrington, Chairman ATTEST: Planning Commission L M. Harris Director of Community Development -3- ' STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) ss CITY OF SANTA CLARITA) I, Donna M. Grindey, 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 srti day of November 1991 by the following vote of the Planning Commission: AYES: COMMISSIONERS: Cherrington, Doughman, Woodrow, Modugno, Brathwaite NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: -4- CITY OF SANTA CLARITA N E G A T I V E D E C L A R A T I O N [] Proposed [ ] Final PERMIT/PROJECT: ZC 90-017, CUP 90-034, OTP 90-043 APPLICANT: Bow Enterprises, Inc. MASTER CASE NO: 90-214 LOCATION OF THE PROJECT: 17741 Soledad Canyon Road, west of Canyon Country Park in the Canyon Country area of the City of Santa Clarita. DESCRIPTION OF THE PROJECT: A zone change - from A-1-10,000 and R -A-7,500 to CPD, a conditional use permit and an oak tree permit to allow a 44,000 square foot office building and a 6,000 square foot restaurant on a 2.69 acre site. Based on the information contained in the Initial Study prepared for this project, and pursuant to the requirements of Section 15065 of the California Environmental Quality Act (CEQA), the City of Santa Clarita [X] City Council [ ] Planning Commission [ J Director of Community Development findsthat the project as proposed or revised will have no significant effect upon the environment, and that a Negative Declaration shall be adopted pursuant to Section 15070 of CEQA. Mitigation measures for this project [ ] are not required. [X] are attached. [ ] are not attached. ____====.e.=a==..._=...... __................. ______�_�=====a= LYNN M. HARRIS DIRECTOR OF CO Prepared by Laura H. Stotler, Assistant Planner aanre) (Name/Title) Approved byt• o�B:ma�d M. Williams. Senior Planner (S gnature (Name/Title) Public Review Period From 12/23/91 To 1/14/92 . Public Notice Given On 12/23/91 By: [X] Legal advertisement. [X] Posting of properties. [X] Written notice. CERTIFICATION DATE March 19, 1992 City Clerk City of Santa Clarita Santa Clarita, CA Dear City Clerk: I would like to request an extension for a case appearing before the City Council on March 24, 1992. This is for the project at 17741 Soledad Cyn. Rd. The applicant is Tina Bow. I have spoken to Jan Heidt, Lynne Harris and the City Manager. They see no problem with continuing this till the following council meeting. Lynne Harris is the one who advised me to contact you regarding this matter. The applicant has been given several extensions on re- designing their project. Lynne Harris said this was not an unreasonable request and there is no dead line date for this project. Also, the applicant had extensions so it was fair for us also. The need-4for the request is due to my husband and myself being out of town and'the majority of those who could represent our neighborhood being unavailable. If it had been possible we would.have rearranged our schedules. Thank you for your time in reguard to this matter. I CrN rn _ U U k Q 4 O c� SM Su- t;? u, U ~ _H O � U Sin ere K m 'Neal Neighborhood Representative COPIES TO CITY COUNCIL, CITY ] ANACER, CITY CLERK 4 Date Y�� Development apaup 12,1992 it M. Harfis' uty City Manager ctor Community Development of Santa Clarils !0 Valencia blvd. #300 a Clarlis, Ca. Master Case 90.21 i Zone Change Y 90.017 Ms. Harris: RECEIVED MAR 2 4 1992 COMMUNITY DEVELOPMENT CITY OF SANTA CLASITA want to express our thanks and appreclalion to you and your stall, Richard Henderson nd Laurt Stotler for assisting its in the above project. We have considered the scommsnditloni from City Council and tram your department. We have also onsidered lite input received from ilia nelghbora at our -meeting with them as well as halt staternenla it the hbilrind. Ls a result, we have elected to revisd and modify our Site Plan Conditional Use Permit C.U.P.) In accordance with those recomlrreodationi. And quite frankly, we agree that we lave it much boNcr project as it result. Most Importantly, n project wi all can be proud 01 low and In the future. ere is no doubt In our Minds that we have contributed to the future standards of Ilse velopment of the Canyon Country area of the City. Our project will be t benefit to us all the years to come. And. It should act as a vi•hicle to future redevelopment In the arca woll. And we are proud to be s part of that future• D regtrosf that this Modified eiti plan be presented at the next City Council Meeting of rrch 24,1992. This letter shell confirm out agriement to modify the Site Plan and mditional Use petmN. We have read and accept the proposed ordinance and Conditions approval. ?.tanager Q_--17Yfoa Bow . Owner/Davelopar 18316 soicddd Canyon Road • S.fntd Clanra. CA 91351 : (805) 257.5720 v .24 X 3 ". qpo+no REVISIONS BY iI c i i f ' l i - Hr i ftAL -Z 4 T V V o F . E 7 o a - ) Q T .24 X 3 ". qpo+no REVISIONS BY iI c i f ' l - Hr i ftAL .24 X 3 ". qpo+no REVISIONS BY -Z 4 T V V o F . E 7 o a 1� v ) Q T n- f - r !V p p >Z0.. ■ W- �.y. UZ 0--.: °ate`: Q � U C-4 Q Z;,�'. M F- O J z LU Q ■ /. CO L• - W ,Q^ Ck W N $; g -w Date 9-14 - 904 - Scale 1116 G I.0� Drawn Job Sheet " of Sheets :"/ I BURR. SECTION E -E SCALC: HORQ.• ---30' VERT. 1- , 20- o � F•F =.121.08 ' EXISTING Gf#OVNO. r SECTION A -A 5CALE: HORR. N-30' VERT. 1"=20' it SECTION B -B SCALE : HORI2. 1"- 30' VERT, 1-- 20' F.F-=121.0 ' CXISTtN GROUND. EXIST. WALL TO BE REMOVED =106.00 _ PROPOSED GRADE SECTION D -D 5CALE: HOM2. 1'•30' VERT. 1 7.0' R_ PROPOSED LOT LINE �4 LANDSr.APEAREA 1 RET.WALL 9' MAX P EXIST GROUND. �MAX. REWAI.L. 9' EX F.H. 4 SECTION C -C SCALE: HORIZ I" =30 VERT I" =20' 1r N770 11'12"E 110.01. tv 3 I I t'• 10 AT 9' (STANOARD�' m ;f , i, _ PROPOSED ��• ` i 3 / ( �'; 'I LOT LINE ADJ. TIN' GROUND. ,r 9 7.26 EXIST. CURB I � i N I , i. Q) / I•'tai , a C"l i t �. VICINITY MAP l2' DRAINAGE i'� f NOT TO SCALE EASEMENT. q m I `, o d 1 7' r ,„c % 1, •�y,. 4 - ,� iii` _C. TRA�g AW i2 iJ t ai ` 15' WGRE55 AND 3 I" �'' ;� \ EGRESS EASEMENT. �- R 2778 646 0?' ED Q t N / f.: ATO BE ABANDON IOrN: _ .III Q' .,i•}, 3f _ � 00�o_R' •`�\,i•-� �'I� * I : t �� 2 vs. Tyti X E 1�20'XI7_SLRM DRAIN EASEMEN I IM.B 725-12-13 I :I 1 I } C G c t - I 36 O� /�, GJVi>G1O6 .S`pQ'cTT4/< � '�� F ¢ O N \ ,Y r^-• __ V n PROP. \ � OS. -,I i I h 15'x15' ': T S` '•. o /f, , R.A17,5 0 I 1 I ( I` C ' ��.-`_ - AREA - - - 111 I �9 �l `9 j • '+I,1 ~ COVER S/.. Slq 'a __ .. \'— '{•�. I I' N _ _ "•'1•. __- dl� �•4 - 4'p lr- -. t - lam_ Ro / -19' \ A SCALE:I"=30' 447 P '.0 C� • ' i , ROPOSED BUILDING - 2 /'gs /�' - I t I STORY. RE T. .. I r +.,� F.T. •r 1, . � Lu °t ��{�. PROJECT SUMMARY ��31u ¢Q D!N!NG ARE(>1o0 25 0 SQ.FT. ? i, , , ti �� i _ c — a 7 .fo I [ham cu I PROP ?ONE: C.P.D.J ,.`�` Q ti Q'°I TOTAL LOT AREA 1;6,928 S.F.. /�+pc�°, Qou ..� '• ;; I t/.. EX. 20NE: "Lo 4 '_' " _ •_ ..-_ �%.i,..f� •,=-.+•----'•,»-•,•4.�.:::: i'""}.. - -L �`l 5 ,-; y, ' ; ' AI -10 +) Sy,^1:-...�Z:: roc, Y ,.,,,,,, .. _ r a- i �-+ _ -.—) jF" ••. \ i . - - EX. USE: VACANT - I Z3 F -v PROP USE: OFFICE AND RETAIL TOTAL BUILDING AREA tGROSS) 50,000 S.F. 8 AT 9' <rRN6/YLD 3 DIUPKIP /o STANDARD.. TOTAL LANDSCAPE AREA: 24,500 S.F. 21% co 1ArJ, 9 ANDARD �,y STANDARD I s f ✓ $ _�_--- - �__-- MAX. BUILDING HT. 9 STANDARD 5 9 =5 PROPOSED R W ' 'CA ON 145 20' STREET DE _ }} .-- I I ! I I I I! 1 30, W EX F. H. ACE CIVIL ENGINEERING CONSULTING ENGINEERS 2335 HONOLULU AVE. MONTROSE; CA. 91020 (818) 957 - 5015 Y - EX PARKING SUMMARY �( ['.1 .. �. ., �i o- -••..fwf' .rt+1eq _yyne.F vl~'. - •^' ,-. _ Ly i - . b .rp - .<...-..., _"( r%.'.-y:u .t%' +.x'~ t'a.•�+''-cyr. -+; :,.— :), r• t 3.7 N 73`3J I"E 295 57 Uti w EXIST. C.B.. ' 15X25 DRAIN �N - -.r'� EXIST CURB LINE. T G SPACES: 7 TOTAL PROVIDED PARKIN 10' FLOOD CONTROL �� _. EASEMENT STORM DRAIN EASEMENT I- HANDICAPPED ?ACES: 9Xi8' m - _ - PER !NST. NO. 80-130266 �XtS -/ RLL 0 �- \ _- o _ a934-189 O.R. �� � 2- STANC4`-;U SPACES : 9 X 18' 166 I W M o _-W�5 VV CPF� \--- 3- COMPACT SPACES; 8 X 15' 3G 17. tO — _---- — — = 4- LOADING SPACES. 43 " fi — TOTAL: 211 w TO 170,43 '`• 7 1 -. .hi:' .-,w - .<�r•'-.. .., J.,^`.*rr�. -- IANOSCPF'I .`c 'aei r_Er 356. - � ���•--��•��� .^.: . ` PARK R RE .O LANDSCAPE MEDIAN PER �I8"V.C.P, SEWER. - EXIST. STREET PARK R RSC.. PARKING OFFICE/RETAIL BUILDING 3&,7570 /250 ; 14-7 i CANYON ROAD PARKINv FOR RESTAURANT 6`? SCLEDAD F' ..SPARED FOR MRS TINA BOW 10535 WILSN+r:E 3L'1;. 11 YE 808 LOS ANGELES CA. 90024 1213) 470-7783 5 31 f 192_ 7 15' EASEMENT TO STIL;_MORE STREET TO BE ABANDONED I 4 .i REVISE REAR PARKING_ AND BUILDING LOCATION _ ADJ. REST. PAD Q. 3-15-91 Q I REV, N0. DATE _REVISED REVISION BY APF' 1 N gr`1 icy 0 __ L) m) ff' / If PROPOSED ��• ` i 3 / ( �'; 'I LOT LINE ADJ. TIN' GROUND. ,r 9 7.26 EXIST. CURB I � i N I , i. Q) / I•'tai , a C"l i t �. VICINITY MAP l2' DRAINAGE i'� f NOT TO SCALE EASEMENT. q m I `, o d 1 7' r ,„c % 1, •�y,. 4 - ,� iii` _C. TRA�g AW i2 iJ t ai ` 15' WGRE55 AND 3 I" �'' ;� \ EGRESS EASEMENT. �- R 2778 646 0?' ED Q t N / f.: ATO BE ABANDON IOrN: _ .III Q' .,i•}, 3f _ � 00�o_R' •`�\,i•-� �'I� * I : t �� 2 vs. Tyti X E 1�20'XI7_SLRM DRAIN EASEMEN I IM.B 725-12-13 I :I 1 I } C G c t - I 36 O� /�, GJVi>G1O6 .S`pQ'cTT4/< � '�� F ¢ O N \ ,Y r^-• __ V n PROP. \ � OS. -,I i I h 15'x15' ': T S` '•. o /f, , R.A17,5 0 I 1 I ( I` C ' ��.-`_ - AREA - - - 111 I �9 �l `9 j • '+I,1 ~ COVER S/.. Slq 'a __ .. \'— '{•�. I I' N _ _ "•'1•. __- dl� �•4 - 4'p lr- -. t - lam_ Ro / -19' \ A SCALE:I"=30' 447 P '.0 C� • ' i , ROPOSED BUILDING - 2 /'gs /�' - I t I STORY. RE T. .. I r +.,� F.T. •r 1, . � Lu °t ��{�. PROJECT SUMMARY ��31u ¢Q D!N!NG ARE(>1o0 25 0 SQ.FT. ? i, , , ti �� i _ c — a 7 .fo I [ham cu I PROP ?ONE: C.P.D.J ,.`�` Q ti Q'°I TOTAL LOT AREA 1;6,928 S.F.. /�+pc�°, Qou ..� '• ;; I t/.. EX. 20NE: "Lo 4 '_' " _ •_ ..-_ �%.i,..f� •,=-.+•----'•,»-•,•4.�.:::: i'""}.. - -L �`l 5 ,-; y, ' ; ' AI -10 +) Sy,^1:-...�Z:: roc, Y ,.,,,,,, .. _ r a- i �-+ _ -.—) jF" ••. \ i . - - EX. USE: VACANT - I Z3 F -v PROP USE: OFFICE AND RETAIL TOTAL BUILDING AREA tGROSS) 50,000 S.F. 8 AT 9' <rRN6/YLD 3 DIUPKIP /o STANDARD.. TOTAL LANDSCAPE AREA: 24,500 S.F. 21% co 1ArJ, 9 ANDARD �,y STANDARD I s f ✓ $ _�_--- - �__-- MAX. BUILDING HT. 9 STANDARD 5 9 =5 PROPOSED R W ' 'CA ON 145 20' STREET DE _ }} .-- I I ! I I I I! 1 30, W EX F. H. ACE CIVIL ENGINEERING CONSULTING ENGINEERS 2335 HONOLULU AVE. MONTROSE; CA. 91020 (818) 957 - 5015 Y - EX PARKING SUMMARY �( ['.1 .. �. ., �i o- -••..fwf' .rt+1eq _yyne.F vl~'. - •^' ,-. _ Ly i - . b .rp - .<...-..., _"( r%.'.-y:u .t%' +.x'~ t'a.•�+''-cyr. -+; :,.— :), r• t 3.7 N 73`3J I"E 295 57 Uti w EXIST. C.B.. ' 15X25 DRAIN �N - -.r'� EXIST CURB LINE. T G SPACES: 7 TOTAL PROVIDED PARKIN 10' FLOOD CONTROL �� _. EASEMENT STORM DRAIN EASEMENT I- HANDICAPPED ?ACES: 9Xi8' m - _ - PER !NST. NO. 80-130266 �XtS -/ RLL 0 �- \ _- o _ a934-189 O.R. �� � 2- STANC4`-;U SPACES : 9 X 18' 166 I W M o _-W�5 VV CPF� \--- 3- COMPACT SPACES; 8 X 15' 3G 17. tO — _---- — — = 4- LOADING SPACES. 43 " fi — TOTAL: 211 w TO 170,43 '`• 7 1 -. .hi:' .-,w - .<�r•'-.. .., J.,^`.*rr�. -- IANOSCPF'I .`c 'aei r_Er 356. - � ���•--��•��� .^.: . ` PARK R RE .O LANDSCAPE MEDIAN PER �I8"V.C.P, SEWER. - EXIST. STREET PARK R RSC.. PARKING OFFICE/RETAIL BUILDING 3&,7570 /250 ; 14-7 i CANYON ROAD PARKINv FOR RESTAURANT 6`? SCLEDAD F' ..SPARED FOR MRS TINA BOW 10535 WILSN+r:E 3L'1;. 11 YE 808 LOS ANGELES CA. 90024 1213) 470-7783 5 31 f 192_ EoANP PARKING — ADJ.' Sannl 4 3/ 6 /92i 7 / 2p / 91 REVISE REAR PARKING_ AND BUILDING LOCATION _ ADJ. REST. PAD 3 3-15-91 RE'JI E PARKINr, , -ADC R.T LANE ECT.: PARKING AND MEDIAN REV, N0. DATE _REVISED REVISION BY APF' SCALE CHKD BY: S.A. APPROVED BY: / R.C.E. `•y/,% 'r '; / r-_ ._..-./j��7.� DATE DWG.NO 12-5-90 ! SHEET ! OF LEGAL DESCRIPTION: PORTION OF S.E. 1/4 OF N.W.I/4 OF SECTION 2n, TOWNSHIP 4 NORTH RANGE 15 WEST 5.B.M. C.U_P_ 90-034 SITE PLAN 17741 SOLEDAD CYN RD. CITY OF SANTA CLARITA.