HomeMy WebLinkAbout1995-05-23 - AGENDA REPORTS - CUP THREE COMMERCIAL RETAIL (2)AGENDA REPORT
PUBLIC HEARING
.. DATE: May 23, 1995
City Manager Approval
Item tq }Kerson
rese ted by:
Rich He
SUBJECT: AN APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF A
CONDITIONAL USE PERMIT TO ALLOW FOR THE DEVELOPMENT
OF AN 11 ACRE SITE WITH THREE COMMERCIAL RETAIL/OFFICE
BUILDINGS TOTALING APPROXIMATELY 242,000 SQUARE FEET
OF USABLE FLOOR AREA. THE PROJECT SITE IS LOCATED ON
MCBEAN PARKWAY, ADJACENT TO THE VALENCIA TOWN
CENTER AND IS ZONED CTC (COMMERCIAL TOWN CENTER).
PROJECT APPELLANT: JAN HEIDT. PROJECT APPLICANT:
NEWHALL LAND AND FARMING COMPANY
DEPARTMENT: Community Development
BACKGROUND
On February 20, 1990, the Planning Commission adopted Resolution P90-07 approving
Vesting Tentative Parcel Map 20795, Conditional Use Permit 88-002 and Oak Tree Permit
89-013. This action included the approval of a regional town center, which vested the
applicant with the right to construct 2.2 million square feet of building area on the 135 acre
"mall property". Development of the mall property was to occur in two phases. Phase I of
the project included the construction of 747,000 square feet of commercial floor area, which
is existing. Phase II includes the expansion of the mall to 1.4 million square feet and the
development of accessory surrounding parcels with commercial uses. The subject project is
included within the Phase II development of the "mall property". Later in 1990, the City
Council reviewed certain aspects of the mall related to infrastructure financing.
On April 4, 1995, the Planning Commission, by a vote of 5-0, adopted Resolution P95-06
approving Master Case 92-174 (Conditional Use Permit 92-005). The proposed project
includes the development of an 11 acre portion of the "mall property" with three commercial
retail/office buildings. Building 1 would be three stories (56' tall) and contain approximately
51,000 square feet of floor area. Buildings 2 and 3 would be connected, total approximately
191,000 square feet of floor area, and range in height from four to six stories (73' to 99' tall).
Adopted: s Agenda Item: v2
The applicant is proposing to utilize the ground floor of each building for retail commercial
uses with the remaining floors being utilized for professional office space. Retail proposed
uses would be pedestrian orientated uses, such as shops and restaurants.
The site is flat, vacant, and was previously graded in conjunction with the mall. The site is
located at the northern corner of the mall site, adjacent to the parking lot facing Edwards
Theater and the food court. The applicant is proposing to construct 995 parking spaces to
accommodate the project. Pedestrian access would be available to the project via the paseo
system and interior mall walkways. Approximately 22% of the project site would be
landscaped. Access to the project would be from Valencia Town Center Drive (an existing
private driveway) and other existing driveways accessing the mall.
The applicant is proposing to develop the project in two phases. Building 1 would be
constructed first, with buildings 2 and 3 following in the future.
A previous environmental analysis, including a traffic/circulation study, was done in
conjunction with the mall project in 1990. This document analyzed both phases of the "mall
development". This project is included within Phase II of the development. Identified
mitigation measures for Phase II development have been added to the draft conditions on the
subject project.
PLANNING COMMISSION ACTION
The project was heard by the Planning Commission on February 21 and April 4, 1995. No
persons spoke in opposition to the project at either of the hearings. One person did speak at
the first meeting offering general comments regarding the project. No written correspondence
was received concerning the project.
The Commission continued the item from the February 21 meeting to April 4, requesting
additional information regarding the project. This information was related to the preparation
of a visual analysis, use of diagonal parking space on the existing private driveway, possible
relocation of a parking lot driveway, and the preparation of an exhibit illustrating pedestrian
access between the mall's food court and the project, including possible enhancements to this
pedestrian corridor.
At the meeting of April 4, 1995, staff and the applicant presented the requested information
to the Commission. Following review of the submitted exhibits and additional staff analysis,
the Commission approved the project by a vote of 5-0. The Commission also supported the
project architecture, believing it to be complementary to the mall architecture. Overall, the
Planning Commission believed that the project would not be intrusive to the area, would
complement surrounding structures, and would continue to further the establishment of the
Valley Center as described in the General Plan.
ANALYSIS
The project site is zoned CTC (Commercial Town Center) and is also designated CTC by the
City's General Plan. The project site is also located within the Valley Center Overlay area
identified in the General Plan. The Valley Center Area is intended to be developed as the
central core of the City, thereby allowing for higher densities and intensities. With the
inclusion of the proposed project, the "mall development" floor area ratio (FAR) would be
.26:1, or well below the 2:1 FAR encouraged in the General Plan and allowed for in the
Unified Development Code. In summary, the Valley Center Area is the area where multiple
story or higher structures are encouraged by the City's General Plan.
The Valley Center Overlay contains certain components. The project site is located within
the Office/Financial Corridor component and Retail component area. The project proposes the
mix of both office and retail uses, which could be found to be consistent with the General
Plan. The locating of retail commercial uses on the ground floor would also assist in the
creation of a viable pedestrian corridor from the mall to the project.
The approval of these structure would not be precedent setting as the City has approved a
seven story building with the Valley Gateway Project and a six story building, adjacent to the
Borax building. Both building heights were approximately the same height as the project's
six story structure. The maximum height of the existing mall structure is approximately 45-
50'. Surrounding office buildings on Valencia Boulevard reach a maximum height of 55' (four
stories).
RECOMMENDATION
The Planning Commission recommends that the City -Council:
Adopt Resolution No. 95-55, approving Master Case 92-174 subject to the attached
conditions of approval.
ATTACHMENTS
Resolution No. 95-55
Planning Commission Resolution and Conditions
Planning Commission Minutes
Planning Commission Staff Reports
Visual Analysis
GAC:GEA:Iep
counci1\ar92174.gea
RESOLUTION NO. 95-55
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA UPHOLDING THE PLANNING
COMMISSION'S APPROVAL OF
CONDITIONAL USE PERMIT 92.005
TO ALLOW FOR THE CONSTRUCTION OF THREE COMMERCIAL
RETAIL/OFFICE BUILDINGS TOTALING APPROXIMATELY
242,000 SQUARE FEET OF USABLE FLOOR AREA FOR THE
PROPERTY LOCATED ON MCBEAN PARKWAY, ADJACENT TO THE
VALENCIA TOWN CENTER
(MASTER CASE NO. 92-174)
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. On February 20, 1990, the Planning Commission adopted Resolution P90-07
approving Vesting Tentative Parcel Map 20795, Conditional Use Permit 88-
002, and Oak Tree Permit 89-013. This action included the approval of a
regional town center, which vested the applicant with the right to construct 2.2
million square feet of building area on the "mall property". Development of the
mall property was to occur in two phases.
b. Phase I of the mall (regional town center) included the development of 747,000
square feet of commercial floor area, which is presently built and occupied.
Phase II includes the expansion of the mall to 1.4 million square feet and the
development of accessory surrounding parcels with commercial uses.
C. An application for Master Case 92-174 was filed by the Newhall Land and
Farming Company on October 22, 1992. The application proposed a
conditional use permit to allow for the development of an 11 acre site with two
office buildings totaling 190,000 square feet. The project was later revised to
include three buildings. The project is included within the Phase II
development of the mall (regional town center). The property for which this
entitlement has been filed is located at McBean Parkway and Magic Mountain
Parkway, adjacent to the Valencia Town Center. (Assessor Parcel Numbers
2861-058-005 and 006). The project site is zoned CTC (Commercial Town
Center).
d. At the request of the applicant, case processing on Master Case 92-174 was
suspended in April of 1993. The applicant submitted a revised project on
December 4, 1994.
e. The Commercial Town Center zone permits a wide range of retail, service, and
related activities which are of a community and regional nature and are
located in and around a large regional shopping center.
Reso No. 95-55
Page 2
f. The project site is designated CTC by the City's General Plan. The site is also
located within the Valley Center Overlay area, identified within the General
Plan. The Valley Center Overlay area is intended to be developed as the
central core of the City, thereby allowing for higher densities and intensities
or multiple story buildings.
g. The surrounding properties are all zoned CTC. Surrounding development
includes a regional mall and a commercial shopping center.
h. The City of Santa Clarita prepared an Initial Study for the project which
determined that the project would not have a significant effect on the
environment.
I. A Mitigated Negative Declaration has been prepared for the proposed project
pursuant to the requirements of the California Environmental Quality Act.
The City of Santa Clarita Development Review Committee met and supplied
the applicant with draft Conditions of Approval.
k. The project proposes the extension of water and sewer service to the project
site.
The project proposes primary access from Valencia Town Center Drive, a
private driveway, via McBean Parkway. This driveway is presently
constructed and provides access to the mall. The applicant is proposing to
construct 995 parking spaces in conjunction with the project.
in. A duly noticed public hearing was held by the Planning Commission on
February 21, 1995, at 7:00 p.m., at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Commission continued the item
to April 4, 1995, directing staff and the applicant to provide additional
information concerning the development.
n. A duly noticed public hearing was held by the Planning Commission on April
4, 1995, at 7:00 p.m, at the City Council Chambers, 23920 Valencia Boulevard,
Santa Clarita. At this meeting, the Commission, by a vote of 5-0, adopted
Resolution P95-06 approving Master Case 92-174. Overall, the Planning
Commission found that the project would not be intrusive to the area, would
complement surrounding structures, and would continue to further the
establishment of the Valley Center as described in the General Plan.
o. An appeal of the Planning Commission's approval was subsequently filed by
Councilmember Janice Heidt.
P. A duly noticed public hearing was held by the City Council on May 23, 1995,
at 6:30 p.m., at the City Council Chambers, 23920 Valencia Boulevard, Santa
Clarita.
Reso No. 95-55
Page 3
SECTION 2. Based upon the above findings of fact, oral and written testimony
and other evidence received at the public hearing held for the project, and upon studies and
investigations made by the City Council and on its behalf, the City Council further finds as
follows:
a. At the hearing conducted on the project, the City Council considered the staff
reports prepared for the project and received testimony on the proposal.
b. The project complies with the City's Unified Development Code with inclusion
of an approved Conditional Use Permit to allow for buildings in excess of two
stories or 35' tall.
C. The project is consistent with the City's General Plan. The City's General Plan
designation for the site is Commercial Town Center (CTC) and the zoning
designation for the site is CTC. The site is located within the Valley Center
Overlay area identified in the City's General Plan. The Valley Center Area is
the area where multiple story buildings are encouraged. This area is intended
to be developed as the central core of the City, with floor area ratios up to 2:1.
With the inclusion of this project, the mall property would have an FAR of
.26:1.
d. The project is consistent with the original approval which vested the applicant
with the right to construct 2.2 million square feet of building area on the mall
property (approximately 135 acres).
e. The project will not have a significant effect on the environment. A Negative
Declaration has been prepared for the project. A comprehensive environmental
analysis was prepared for the original "Valencia Town Center" project. This
analysis addressed impacts and provided mitigation for both Phase I and Phase
II development of the "mall property".
SECTION 3. Based upon the foregoing facts and findings, the City Council
hereby determines as follows:
a. This project will not adversely affect the health, peace, comfort or welfare of
persons residing in the area; nor be materially detrimental to the use,
enjoyment, or valuation of property in the vicinity of the project site; nor
jeopardize, endanger or otherwise constitute a menace to the public health,
safety, or general welfare since the project conforms with the zoning ordinance
and is compatible with surrounding land uses. The applicant has
substantiated the findings for granting a conditional use permit.
b. The project is compatible with existing development in the area, consistent
with the City's General Plan, and complies with the requirementsof the City's
Unified Development Code.
SECTION 4. The City Council hereby approves Master Case 92-174
(Conditional Use Permit 92-005) subject to the attached Conditions of Approval, to allow for
Reso No. 95-55
Page 4
the development of an 11 acre site with three commercial retail/office buildings totaling
approximately 242,000. Building 1 is three stories (56' tall) and contains approximately
51,000 square feet of floor area. Buildings 2 and 3 are connected, total approximately
191,000 square feet of floor area, and range in height from four to six stories (73' to 99' tall).
The project site is a portion of the "mall property".
PASSED, APPROVED AND ADOPTED this
, 19_.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §
CITY OF SANTA CLARITA )
day of
I, Donna M. Grindey, City Clerk of the City of Santa Clarita, do hereby certify that
the 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
19_ by the following vote of Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
GEA:Iep
council\rea95-55.gea
Public Hearing Procedure
1. Mayor opens hearing
*States purpose of hearing
2. City Clerk reports on hearing notice
3. Staff report
4. Proponent Argument (30 minutes)
5. Opponent Argument (30 minutes)
6. Five-minute rebuttal (Proponent)
*Proponent
7. Mayor closes public testimony
8. Discussion by Council
9. Council decision
10. Mayor announces decision
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
REGARDING AN APPEAL OF MASTER CASE NUMBER 92-174 (CONDITIONAL USE
PERMIT 92-005). A CONDITIONAL USE PERMIT REQUEST TO ALLOW FOR THE
DEVELOPMENT OF AN APPROXIMATELY 11 ACRE SITE WITH THREE COMMERCIAL
OFFICE/RETAIL BUILDINGS TOTALING 268,385 GROSS SQUARE OF FLOOR AREA.
THE PROJECT IS ZONED CTC (COMMERCIAL TOWN CENTER) AND DESIGNATED BY
THE CITY'S GENERAL PLAN AS CTC. THE SITE HAS BEEN PREVIOUSLY GRADED
BY THE PROPERTY OWNER IN CONJUNCTION WITH THE DEVELOPMENT OF THE
VALENCIA TOWN CENTER. THE PROJECT APPLICANT - NEWHALL LAND AND
FARMING COMPANY. THE APPELLANT IS COUNCILMEMBER JAN HEIDT.
PUBLIC NOTICE IS HEREBY GIVEN:
Regarding an appeal of the Planning Commission's approval of Master Case No. 92-174
(Conditional Use Permit 92-005). A Conditional Use Permit request to allow for the
development of an approximately 11 acre site with three commercial office/retail buildings
totaling 268,385 gross square of floor area. Building 1 is three stories and contains
approximately 51,000 square feet of usable floor area. Buildings 2 and 3 are connected, six
stories and four stories respectively (maximum height of 98'6"), and contains approximately
191,000 square feet of floor area. The project includes a total of 968 parking spaces, with
approximately 22% of the site being landscaped. The project is zoned CTC (Commercial Town
Center) and designated by the City's General Plan as CTC. The site has been previously graded
by the property owner in conjunction with the development of the Valencia Town Center.
The hearing will be held by the City Council in the City Hall Council Chambers, 23920 Valencia
Boulevard, 1st Floor, Santa Clarita, the 23rd day of May, 1995, at or after 6:30 p.m.
Proponents, opponents, and any interested persons may appear and be heard on this matter at
that time. Further information may be obtained by contacting the City Clerk's office, Santa
Clarita City Hall, 23920 Valencia Boulevard, 3rd Floor, Santa Clarita, California.
If you wish to challenge the action taken on this matter in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or
in written correspondence delivered to the City of Santa Clarita at, or prior to the public
hearing.
Dated: April 24, 1995
Donna M. Grindey, CMC
City Clerk
Publish Date: April 28, 1995
corres.phnlCgmd
EXHIBIT "B"
CONDITIONS OF APPROVAL
MASTER CASE NUMBER 92-174
CODITIONAL USE PERMIT 92-005
GENERAL CONDITIONS
1. The approval of this Conditional Use Permit shall expire if not put into use within two
years from the date of conditional approval.
2. The applicant may file for an extension of the conditionally approved Conditional Use
Permit prior to the date of expiration, for a period of time not to exceed one year. If
such an extension is requested, it must be filed no later than 60 days prior to
expiration.
3. The applicant shall be responsible for notifying the Department of Community
Development, in writing, of any change in ownership, designation of a new engineer,
or a change in the status of the developer, within 30 days of said change.
4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita,
its agents, officers, and employees from any claim, action, or proceeding against the
City or its agents, officers, or employees to attach, set aside, void, or annul the
approval of this Permit by the City, which action is provided for in Government Code
Section 66499.37. In the event the City becomes aware of any such claim, action, or
proceeding, the City shall promptly notify the applicant, or if the City fails to
cooperate fully in the defense, the applicant shall not thereafter be responsible to
defend, indemnify, or hold harmless the City. Nothing contained in this Condition
prohibits the City from participating in the defense of any claim, action, or proceeding,
if both the following occur: 1) The City bears its own attorneys' fees and costs; and 2)
the City defends the action in good faith. The applicant shall not be required to pay
or perform any settlement unless the entitlement is approved by the applicant.
5. Details shown on the Conditional Use Permit are not necessarily approved. Any
details which are inconsistent with requirements of ordinances, general conditions of
approval, or City policies must be specifically approved.
6. At any point in the development process, a stop -work order shall be considered in
effect upon the discovery of any historic artifacts and/or remains, at which time the
City shall be notified. The applicant shall hire a qualified consultant that the City
approves to study the site and recommend a course of action, to the satisfaction of the
City.
FIRE DEPARTMENT
The applicant shall obtain all the required approvals and pay all the applicable fees
at the building permit issuance stage.
Reso No. 95-55
Page 2
PARKS AND RECREATION
8. The applicant shall provide street trees to the satisfaction of the Parks and Recreation
Department. Trees shall be used from the City's approved master street tree list,
which can be obtained from the City Arborist. The irrigation and maintenance of
these trees shall be per City Ordinance 90-15.
9. The applicant shall provide final landscape and irrigation plans to the satisfaction of
the Parks and Recreation Department. Drought resistant plant material and water
efficient irrigation systems shall be utilized in the design.
10. The applicant shall provide a passive, outdoor employee recreation area to the
satisfaction of the Director of Parks and Recreation. This shall include picnic tables,
benches and trash containers.
11. Prior to the issuance of building permits, the applicant shall submit a drainage
concept to the satisfaction of the City Engineer.
12. Driveways shall be constructed using the City of Santa Clarita's Alley Intersection
Design No. 44-01. The applicant shall obtain approval from the Traffic Engineer for
the location of all driveways.
13. All building and grading requirements will be established at the time of plan check
and permit issuance.
TRAFFIC ENGINEERING
14. The applicant shall prepare a traffic study prior to the issuance of building permits
for Phase II to determine whether Magic Mountain Parkway should be widened to
four lanes from the I-5 freeway to the site and whether a second right -turn lane is
needed on the north approach of the Valencia Boulevard/Magic Mountain Parkway
intersection. If warranted, the applicant shall construct these improvements or
contribute the project's fair share for these improvements prior to occupancy of Phase
II to the satisfaction of the City Traffic Engineer.
15. Prior to occupancy of Phase II, a supplemental traffic study shall be prepared to
validate that the original assumptions and findings of the Phase I and II traffic study
are still applicable. At the discretion of the City Traffic Engineer, additional
mitigation measures may be required for the buildout of Phase II.
16. The above requirements may be consolidated as one traffic study. In addition, the
required traffic study shall analyze the traffic impacts generated by the subject project
(268,000 square feet office/retail development) and address what Phase II mitigation
Reso No. 95-55
Page 3
measures, if any, need to be in place and operational prior to occupancy of the project.
The report shall be to the satisfaction of the City Traffic Engineer.
PLANNING DIVISION
17. In conjunction with the submittal of working drawings to the Building and Safety
Division, the applicant shall submit final building plans, elevations, and exterior
materials for review and approval by the Director of Community Development. These
plans shall be substantially consistent with those elevations and renderings approved
by the Planning Commission.
18. The building layout shall substantially conform to the exhibit submitted to the
Community Development Department and approved by the Planning Commission.
19. This grant shall not be effective for any purpose until the permittee and the owner of
the property involved (if other than the permittee) have filed, with the Director of
Community Development, their affidavit stating that they are aware of,. and agree to
accept, all of the conditions of this grant.
20. It is further declared and made a condition of this permit that if any condition hereof
is violated, or if any law, statue, or ordinance is violated, the permit shall be
suspended and the privileges granted hereunder shall lapse; provided that the
applicant has been given written notice to cease such violation and has failed to do so
for a period of 30 days.
21. All requirements of the Zoning Ordinance and of the specific zoning of the subject
property must be complied with unless set forth in the permit and/or shown on the
submitted plot plan.
22. The applicant shall comply with the requirements of the City's Trip Reduction and
Travel Demand Ordinance.
PUBLIC WORKS
23. ^ The applicant shall provide recycling receptacles in public access areas for glass,
aluminum, and plastic.
24. The applicant shall provide space for three recycling containers, with a capacity of 10
yards each.
Reso No. 95-55
Page 4
PLANNING COMMISSION CONDITIONS
25. The applicant shall eliminate the nine diagonal parking spaces located on the south
side of Main Street Drive, between the driveway and McBean Parkway.
26. The applicant shall construct an additional walkway, providing pedestrian access from
the "Food Court" of the Valencia Town Center to the project site. In addition, the
applicant shall provide directional signage on both walkways to the satisfaction of the
Director of Community Development.
current\dre92005.flf
RESOLUTION NO. P95.06
A RESOLUTION OF THE PLANNING COMMSSION OF THE
CITY OF SANTA CLARITA APPROVING
CONDITIONAL USE PERMIT 92-005
TO ALLOW FOR THE CONSTRUCTION OF THREE COMMERCIAL
RETAIL/OFFICE BUILDINGS TOTALING APPROXIMATELY
241,000 SQUARE FEET OF USABLE FLOOR AREA FOR THE
PROPERTY LOCATED ON MCBEAN PARKWAY, ADJACENT TO THE
VALENCIA TOWN CENTER
(MASTER CASE NO. 92-174)
THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission does hereby make the following
findings of fact:
a. On February 20, 1990, the Planning Commission adopted Resolution P90-07
approving Vesting Tentative Parcel Map 20795, Conditional Use Permit 88-
002, and Oak Tree Permit 89-013. This action included the approval of a
regional town center, which vested the applicant with the right to construct 2.2
million square feet of building area on the "mall property". Development of the
mall property was to occur in two phases. .
b. Phase I of the mall (regional town center) included the development of 747,000
square feet of commercial floor area, which is presently built and occupied.
.Phase II includes the expansion of the mall to 1.4 million square feet and the
development of accessory surrounding parcels with commercial uses.
C. An application for Master Case 92-174 was filed by the Newhall Land and
Farming Company on October 22, 1992. The application proposed a
conditional use permit to allow for the development of an 11 acre site with two
office buildings totaling 190,000 square feet. The project was later revised to
include three buildings. The project is included within the Phase II
development of the mall (regional town center). The property for which this
entitlement has been filed is located at McBean Parkway and Magic Mountain
Parkway, adjacent to the Valencia Town Center. (Assessor Parcel Numbers
2861-058-005 and 006). The project site is zoned CTC (Commercial Town
Center).
d. At the request of the applicant, case processing on Master Case 92-174 was
suspended in April of 1993. The applicant submitted a revised project on
December 4, 1994.
e. The Commercial Town Center zone permits a wide range of retail, service, and
related activities which are of a community and regional nature and are
located in and around a large regional shopping center.
Reso No. P95-06
Page 2 =.
The project site is designated CTC by the City's General Plan. The site is also
located within the Valley Center Overlay area, identified within the General
Plan. The Valley Center Overlay area is intended to be developed as the
central core of the City, thereby allowing for higher densities and intensities.
g. The surrounding properties are all zoned CTC. Surrounding development
includes a regional mall and a commercial shopping center.
h. The City of Santa Claiita prepared an Initial Study for the project which
determined that the project would not have a significant effect on the
environment.
A Mitigated Negative Declaration has been prepared for the proposed project
pursuant to the requirements of the.California Environmental quality Act.
j. The City of Santa Clarita Development Review Committee met and supplied
the applicant with draft Conditions of Approval.
k. The project proposes the extension of water and sewer service to the project
site.
1. The project proposes access from Main Street (Town Center Drive), a private
street, via McBean Parkway. Main Street is presently constructed and
provides access to the mall. The intersection of Main Street and McBean
Parkway is signalized.
in. A duly noticed public hearing was held by the Planning Commission on
February 21, 1995, at the City Council Chambers, 23920 Valencia Boulevard,
Santa Clarita. At this meeting, the Commission continued the item to April
4, 1995, directing staff and the applicant to provide additional information
concerning the development.
n. A duly noticed public hearing was held by the Planning Commission on April
4, 1995, at the City. Council Chambers, 23920 Valencia Boulevard, Santa
Clarita.
SECTION 2. Based upon the above findings of fact, oral and written testimony
and other evidence received at the public hearing held for the project, and upon studies and
investigations made by the Planning Commission and on its behalf, the Planning Commission
further finds as follows:
a. At the hearings conducted on the project, the Planning Commission considered
the staff reports prepared for the project and received testimony on the
proposal.
Reso No. P95-06
Page 3
b. The project complies with the City's Unified Development Code with inclusion
of an approved Conditional Use Permit to allow for buildings in excess of two
stories or 35' tall.
C. The project is consistent with the City's General Plan. The City's General Plan
designation for the site is Commercial. Town Center (CTC) and the zoning
designation for the site is CTC. The site is located within the Valley Center
Overlay area identified in the City's General Plan. This area is intended to be
developed as the central core of the City, with floor area ratios up to 2:1. With
the inclusion of this project, the mall property would have an FAR of .26:1.
d. The project is consistent with the original approval which vested the applicant
with the right to construct 2.2 million square feet of building area on the mall
property (approximately 135 acres).
e. The project will not have a significant effect on the environment. A Negative
Declaration has been prepared for the project. A comprehensive environmental
analysis was prepared for the original "Valencia Town Center" project. This
analysis addressed impacts and provided mitigation for both Phase I and Phase
II development of the "mall property".
SECTION 3. Based upon the foregoing facts and findings, the Planning
Commission hereby determines as follows:
a. This project will not adversely affect the health, peace, comfort or welfare of
persons residing in the area; nor be materially detrimental to the use,
enjoyment, or valuation of property in the vicinity of the project site; nor
jeopardize, endanger or otherwise constitute a menace to the public health,
safety, or general welfare since the project conforms with the zoning ordinance
and is compatible with surrounding land uses. The applicant has
substantiated the findings for granting a conditional use permit.
b. The project is compatible with existing development in the area, consistent
with the City's General Plan, and complies with the requirements of the City's
Unified Development Code.
SECTION 4. The Planning Commission hereby approves Master Case 92-174
(Conditional Use Permit 92-005) subject to the attached Conditions of Approval, to allow for
the development of an 11 acre site with three commercial retail/office buildings totaling
approximately 241,000. Building 1 is three stories (56' tall) and contains approximately
51,000 square feet of floor area. Buildings 2 and 3 are connected, total approximately
191,000 square feet of floor area, and range in height from four to six stories (73' to 99' tall).
Reso No. P95-06
Page 4
PASSED, APPROVED AND ADOPTED this 4th day of
April 19 95 .
PAT MWCGNO, CHAAMAN
PIANXI COMMISSION
ATTEST:
L M. RIS
SECRETARY, PLANNING COMMISSION
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES. ) §
CITY OF SANTA CLARITA )
I, Donna M. Grindey, City Clerk 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 4th day of April
19 95 by the following vote of the Planning Commission:
AYES: COMMISSIONERS: Modugno, Townley, Brathwaite, Cherrington and Doughman
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: None
CEA:
p1ngcom\res9506.gea
ITEM 2 MASTER CASE NUMBER 92-174 (CONDITIONAL USE PERMIT
92-005)
Rich Henderson, City Planner, introduced the item, a request to develop an 11 acre site with
three commercial retail/office buildings. He explained a Conditional Use Permit is needed
because the buildings for this project are taller than 35 feet.
Glenn Adamick, Assistant Planner II, presented the case and gave a slide presentation. Mr.
Adamick stated the project is located at McBean Parkway and Magic Mountain Parkway,
adjacent to the Valencia Town Center. The project site is zoned CTG which is Commercial
Town Center. The surrounding properties are also zoned CTC. Building 1 will be 3 stories.
Buildings 2 and 3 would be connected and range in height from 4 to 6 stories. Mr. Adamick
said the ground floor of each building would be for retail\commercial uses with the remaining
floors being used as professional office space. The applicant is proposing to construct 995
parking spaces in conjunction with the development. Pedestrian access is available to the
mall. The building heights would range from 3 to 6 stories which is 56 feet to 99 feet. The
proposed project is designed in a progressive architectural style. Mr. Adamick said staff is
recommending that the Commission approve the Mitigated Negative Declaration and adopt
Resolution P95-06 approving Master Case Number 92-174.
Commissioner Brathwaite had a question regarding the pedestrian corridor and parking
which Mr. Adamick deferred to the applicant.
Commissioner Cherrington asked if floors 2 and above would be used primarily for office
space. Mr. Adamick said yes, they would be professional office space and would not contain
any kind of medical office. Commissioner Cherrington also wanted to know what the current
vacancy rate is for office space within the City. Mr. Adamick said he did not know that
answer and deferred to the applicant for that information.
The Public Hearing was opened at 7:15 p.m.
Greg Medeiros, 23823 Valencia Boulevard, Santa Clarita. He is speaking for the applicant,
Valencia Company. He thanked staff for all of their hard work on the project. He said the
bottom floor of each building will be retail\commercial with the remaining floors being
utilized for professional office space. The project proposes outdoor seating, colonnade,
bookstores, coffee shop, bakery and restaurants. To answer an earlier question, Mr. Medeiros
said that no parking would be removed along that area, they would be going with diagonal
parking. He said there are a number of benefits associated with the project. Its proximity
to the mall, employment opportunities and sales tax to the City would be over $100,000.00
per year. Mr. Medeiros introduced Scott Johnson, The architect for the project.
Mr. Johnson gave a slide presentation showing various buildings his company has designed.
Commissioner Cherrington stated the exhibits being shown were excellent. He asked if any
view shed analysis of what the visual impact, particularly with the 4 and 6 story buildings,
would be. Mr. Johnson said aerials had been studied. Mr. Johnson said the tallest point is
6 stories and this would be the maximum height.
Commissioner Cherrington said he is concerned what the visual impact would be to someone
driving or walking, at the intersection of McBean and Valencia Boulevard, for example.
Chairman Modugno asked if at this point and time the design is for pedestrians not to walk
between cars but on a defined sidewalk or walkway. Mr. Johnson said this was correct.
Commissioner Brathwaite said as a general rule, people do not use the sidewalk but walk
down the middle of the parking lot. He said when the additional buildings are added you will
increase the traffic coming in to the area. That area will now be two lanes of traffic and it
sometimes gets kind of tight, especially when the shows let out.
Commissioner Cherrington had a question for Mr. Medeiros. He asked what the current
vacancy rate is for office space in the City and what need there would be for this volume of
office space.
Mr. Medeiros thought the vacancy rate was 10% at this time. He asked Tim Crissman, who
was in the audience if he could verify this figure. Mr. Crissman said it was less than that.
He said vacancies are as low as 4 to 6%.
Commissioner Cherrington wanted to ask Mr. Johnson if overlays on photographs had been
done that would show the visual impact of this project. Glenn Adamick answered that the
applicant is in the process of having this done but it was not done in time for the meeting.
Commissioner Townsley asked when construction on the first building would begin and when
the last phase might be completed.
Mr. Medeiros said it would be the summer of 1995 for construction to begin on the first
building. There was no projection for the last phase. It would be based upon tenant demand.
Bob Lathrop, 25105 Highspring, Santa Clarita. Mr. Lathrop wanted to make general
comments on the project. He said the obvious question raised by this project is view shed.
He feels it was not addressed adequately. He felt a great deal of caution should be exercised
by the Planning Commission in approving these marked departures from the Unified
Building Code. He said more information is needed before a judgment is made.
Greg Medeiros concluded that this project is within the CTC zone and it is consistent with
the Valley Concept. He said he believes they have tried to address the issue of building mass
by setting it back from the intersection.
The Public Hearing was closed at 7:45 p.m.
Commissioner Doughman said overall he had a positive impression of the project, its location
and design. He said he was disappointed that he did not see the view shed. He was also
concerned about the parking along the walkway going from the mall over to the other area.
Commissioner Brathwaite concurred with Commissioner Doughman, specifically on the
parking issues. He said he had a problem with the apparent density of the parking in the
area. He wanted to be sure that the parking and the pedestrians and the two-lane roadway
would not become a hazard.
Commissioner Cherrington had a concern with the road and entry way into the project. He
was also disappointed that the Commission did not get to see how much of the view is
blocked.
Commissioner Townsley had the same opinion on the view shed. She wanted to see
something physical about what the view will turn out to be.
Chairman Modugno reopened the Public Hearing at 7:50 p.m. He directed staff to work with
Newhall Land and Farming to come back with a view shed of the project from two or three
locations - the entrance to the project from McBean, the intersection of Valencia and McBean
and McBean and Magic Mountain.
Chairman Modugno thought the project was very attractive. He did want to have a more
detailed rendering of the pedestrian access between the project and the mall.
Commissioner Townsley wanted staff to look at opening an access into the parking area close
to McBean Parkway so some of the traffic going in to the area could be diverted.
Glenn Adamick clarified the requests of the Commission.
Chairman Modugno asked the applicant when they would like to return. Mr. Medeiros
requested the first date available which would be March 7, 1995.
Lynn Harris, Director, stated that staff likes to do a good job for the Commission. She felt
a 30 day continuance would be appropriate.
A motion was made by Commissioner Doughman to continue this matter to a date certain,
April 4, 1995. The motion was seconded by Commissioner Townsley and carried on a vote
of 5-0.
ITEM 2 MASTER CASE NUMBER 92-i74 (CONDITIONAL USE PERMIT
NUMBER 92.005)
Glenn Adamick, Assistant Planner, II, gave the staff report and slide presentation. The
applicant is requesting a conditional use permit to develop an approximately eleven acre site
with three commercial retail office buildings. The buildings are three, four and six stories.
The item was heard originally on February 21, 1995 and the matter was continued to the
April 4, 1995 meeting. This project is part of Phase 2 of the development of the mall.
Mr. Adamick said the primary access to the building would be from Main Street which is an
existing private drive coming off McBean Parkway. He stated the applicant is proposing the
ground floor of each building be used for retail commercial and the remaining floor would be
used as professional office space.
Mr. Adamick stated the applicant had prepared a visual analysis from three different
perspectives as requested. He said the applicant has had a traffic analysis summary
prepared. Traffic staff has reviewed the summary and accepted its findings. The summary
states the use of the diagonal spaces will not adversely impact circulation due to two reasons:
sufficient stacking space and the existence of other entrances to the mall. There are a total
of six entrances existing to the mall property.
Mr. Adamick said the applicant is proposing to construct an additional pedestrian walkway.
The Public Hearing was reopened at 7:14 p.m.
Greg Medeiros, 23823 Valencia Boulevard, Santa Clarita. Mr. Medeiros represents the
applicant. Mr. Medeiros stated the necessary studies had been prepared. He said the visual
analysis was done at three locations. The buildings are set back approximately 200 feet from
McBean Parkway and 400 feet from Magic Mountain Parkway, thus softening the impact
from the adjacent roadways. With regard to the diagonal parking, Mr. Medeiros said the
traffic study indicated the impact on the surrounding arterial highways, as well as Town
Center Drive, would not impact available capacity.
Mr. Medeiros showed the Commission some exhibits showing an overview of the concept of
what was trying to be accomplished with the buildings.
Commissioner Cherrington asked Mr. Medeiros to give the Commission an idea of what was
planned in the future for areas shown in the exhibits. Mr. Medeiros said there would be a
continuation of the mixed-use commercial. Other areas were in preliminary planning.
Commissioner Cherrington also asked if a parking structure was in the future. Mr. Medeiros
said yes.
Commissioner Brathwaite asked what was the height of the building at the Edwards Theater
complex. Mr. Medeiros stated it was approximately 45 to 50 feet.
Chairman Modugno mentioned it would be attractive to design a walkway with an arbor
effect and creative lighting. He thought it would bring everything together. Mr. Medeiros
stated the applicant would consider this suggestion as part of the final design. He also said
they are doing something similar to this on the north side of the project.
The Public Hearing was closed at 7:30 p.m.
Commissioner Doughman said he appreciated the viewshed analysis and he thought it would
be wise on all future projects where there are high rise structures to automatically include
a viewshed. He felt this was an effective use of the property.
Commissioner Townsley said she was looking forward to this type of center.
Commissioner Cherrington said he was concerned with the two views from Magic Mountain
and Town Center Drive, particularly the one from Magic Mountain because it tends to block
out what is an appealing view of the mall itself. He did say he was satisfied with the project
and would support it.
Commissioner Brathwaite said his concerns regarding the pedestrian walkway and parking
had been addressed. He said he was prepared to support the project.
Commissioner Modugno thought the project would be an attractive addition and he felt the
architecture compliments what is already there.
Commissioner Cherrington made a motion for approval of Resolution P95-06, Master Case
Number 92-172 (Conditional Use Permit 92-005) and the attached Conditions of Approval.
Said motion was seconded by Commissioner Doughman. The motion was carried by a vote
of 5-0.
CITY OF SANTA CLARITA
STAFF REPORT
MASTER CASE NO. 92-174
CONDITIONAL USE PERMIT 92-005
DATE: April 4, 1995
TO: Chairman Modugno and Members of the Planning Commission
i
FROM: Lynn M. Harris, Deputy City Manager, Communityevop ent
CASE PLANNER: Glenn Adamick, Assistant Planner II
Fred Follstad, Associate Planner
APPLICANT: Newhall Land and Farming Company
LOCATION: McBean Parkway/Magic Mountain Parkway, adjacent to the Valencia
Town Center
REQUEST: A conditional use permit request to develop an 11 acre site with three
commercial retail/office buildings totaling approximately 241,000 square
feet of usable floor area. Building 1 is three stories (56' tall) and
contains approximately 51,000 square feet of floor area. Buildings 2
and 3 are connected, total approximately 191,000 square feet, and range
in height from four to six stories (73' to 99' tall).
BACKGROUND
The item was heard by the Planning Commission on February 21, 1995. At this meeting, the
Commission continued the item to the April 4, 1995, meeting, directing staff and the
applicant to provide additional information regarding the development. This information was
related to the following:
1) Preparation of a visual or viewshed analysis;
2) Use of diagonal parking on Main Street adjacent to the buildings;
3) Possible relocation of a driveway on Main Street, which would access the parking lot
for Building 1; and,
4) Prepare an exhibit that shows the pedestrian access between the project buildings and
the mall food court. Additionally, propose methods that would enhance this access
and reduce pedestrian use of drive aisles.
z
ANALYSIS
Visual Analvsis
The applicant has prepared a visual analysis, which shows views of the project from three
different perspectives: Magic Mountain Parkway/McBean Parkway, Main Street/McBean
Parkway, and McBean Parkway/Valencia Boulevard. Copies have been included within the
packet.
Based upon this analysis, staff believes that the buildings will be compatible and
complementary with the mall structure. Additionally, the buildings would set back a
minimum of 200' from McBean Parkway and 400' from Magic Mountain Parkway, which
would soften visual impacts caused by the height of the project.
Finally, the project site is located within the Valley Center Overlay area, which is intended
to be the central core of the City or the area where multiple story or higher structures would
be considered.
Diagonal Spaces
In response to concerns related to the diagonal parking spaces on Main Street, the applicant
directed their traffic consultant to summarize the impacts of these spaces, if any, upon the
site's circulation.
The summary states that only 30% of the project generated trips would use the Main Street
access. The remaining vehicles would access the mall and project site from other driveways
located off of Magic Mountain Parkway and McBean Parkway. The parking lots for each of
the proposed buildings could be accessed from either Main Street or from existing interior
driveways within the mall site.
Finally, the summary states that the installation of the diagonal parking spaces on Main
Street would not adversely affect on-site or off-site circulation, due to the presence of: other
entrances to the mall property and sufficient automobile stacking between the diagonal
parking spaces and McBean Parkway. The City's Traffic Engineering section has reviewed
and accepted the findings of this summary.
The applicant is also indicating that these spaces are essential to the project design because
they would reduce the vehicular speed in front of the buildings. The project proposes to
utilize the area along the street as a pedestrian corridor, with outdoor seating and a walkway.
adjacent to the shops and restaurants proposed along this frontage. In lieu of closing off
Main Street to vehicular access, staff believes that the proposed design is the best approach
in establishing this pedestrian corridor. The parking spaces adjacent to this area would also
act to separate moving vehicles from the pedestrian area (outdoor seating, walkway, etc.).
Driveway Relocation
The Commission requested that staff analyze the feasibility of relocating the Building 1
driveway off of Main Street west, closer to McBean Parkway, to provide a quicker, more
direct access to the parking lot for Building 1. Proposed diagonal parking spaces on Main
Street, located west of this driveway could impede vehicles entering the site.
After review of this request, staff would recommend that the driveway remain in the
proposed location and that the nine diagonal parking spaces located to the west of this
driveway be eliminated. Staff believes that this alternative would be consistent with the
intent of the request and would also maintain the 340' of automobile stacking area shown
between the McBean Parkway/Main Street intersection and the project driveway. Staff would
prefer that this driveway be as far as possible from the intersection.
Pedestrian Access
The applicant has prepared an exhibit depicting the existing pedestrian walkway and a
proposed walkway, both of which would provide pedestrian access from the food court to the
project site. The proposal to construct an additional walkway is in response to the
Commission's concerns.
The Commission also pointed out that pedestrians presently walk down the drive aisles
rather than the walkway to access their vehicles. This may be present because the existing
walkway only provides access to two drive aisles.
Staff believes that the development of the subject project would result in the use of the
walkways by pedestrians wishing to access the project from the mall. Existing landscaping,
once mature, would provide shading of the walkways. Staff believes that, with the addition
of the second walkway and some minor directional signing, the issue cited by the Commission
could be resolved.
RECOMMENDATION
Staff recommends that the Planning Commission:
1) Approve the attached Negative Declaration prepared for the project, finding that the
project will not have a significant effect upon the environment; and,
2) Adopt Resolution P95-06, approving Master Case 92-174 which consists of Conditional
Use Permit 92-005, subject to the attached conditions of approval.
GEA:
pingcomW92474.ge2
3
CITY OF SANTA CLARITA
STAFF REPORT
MASTER CASE NO. 92-174
CONDITIONAL USE PERMIT 92-005
DATE: February 21, 1995
TO: Chairman Modugno and Members of the Planning Commission
FROM: Lynn M. Harris, Deputy City Mana r, &� evelopment
CASE PLANNER: Glenn Adamick, Assistant Planner II
Fred Follstad, Associate Planner
APPLICANT: Newhall Land and Farming Company
LOCATION: McBean Parkway/Magic Mountain Parkway, adjacent to the Valencia
Town Center
REQUEST: A conditional use permit request to develop an 11 acre site with three
commercial retail/office buildings totaling approximately 241,000 square
feet of usable floor area. Building 1 is three stories (56' tall) and
contains approximately 51,000 square feet of floor area. Buildings 2
and 3 are connected, total approximately 191,000 square feet, and range
in height from four to six stories (73' to 99' tall).
BACKGROUND
On February 20, 1990, the Planning Commission adopted Resolution P90-07 approving
Vesting Tentative Parcel Map 20795, Conditional Use Permit 88-002 and Oak Tree Permit
89-013. This action included the approval of a regional town center, which vested the
applicant with the right to construct 2.2 million square feet of building area on the "mall
property Development of the "mall property" was to occur in two phases. Phase I of the
project included the development of 747,000 square feet of commercial floor area, which is
presently constructed and occupied. Phase II includes the expansion of the mall to 1.4
million square feet and the development of accessory surrounding parcels with commercial
uses. The subject project is included within the Phase II development of the regional mall.
Vesting rights generally provide the applicant with a right to proceed with applicable
ordinances and general and specific plans in effect at the time the application was deemed
complete. This protects the applicant, and in turn the project, from being affected by the
adoption of new codes and restrictions which may result in the alteration or prohibition of
the project. Based upon this, the applicant had the right to submit a development review
application rather than a conditional use permit as the height restriction ordinance had not
yet been adopted when the project was deemed complete.: Because of the size and scale and
at the advice of staff, the applicant submitted a conditional use permit application to allow
the project to proceed through the hearing process.
�k�f f1 i�
F
The project site is zoned CTC (Commercial Town Center) with the conditional use permit
request to allow for buildings in excess of two stories or 35' in height. Building 1 would be
three stories (56' tall) and contain approximately 51,000 square feet of floor space. Buildings
2 and 3 would be connected, range from four to six stories (73' to 99' tall), and combined
would contain approximately 191,000 square feet of floor space.
The site is flat, vacant, and was previously graded by the property owner in conjunction with
the development of the Valencia Town Center. The site is located at the northern corner of
the mall site, between Magic Mountain Parkway and McBean Parkway.
Proposed access to the proposed buildings would be from "Main Street", an existing private
street accessing the mall. The intersection of "Main Street" and McBean Parkway is
signalized. Bus service is presently available to the mall.
The proposed buildings would total 241,000 square feet of usable floor area. The applicant
is proposing to utilize the first floor of each building for retail commercial uses with the
remaining floors being utilized for professional office space. The applicant is proposing to
construct 995 parking spaces to accommodate the project. Loading and drop-off areas are
also included within the project. Pedestrian access would be available to the project site via
the paseo system and interior sidewalks. Approximately 22% of the project site would be
landscaped.
Project grading would be minimal and associated with minor excavation and compaction to
accommodate the buildings and parking areas. All utilities and services would be available
to the project. The applicant is proposing to connect to these existing facilities.
The applicant is proposing to develop the project in two phases. Building 1 would be
constructed first with buildings 2 and 3 following in the future.
GENERAL PLAN DESIGNATION, SURROUNDING LAND USE, ZONING
The site is presently zoned CTC (Commercial Town Center) and also designated CTC by the
City's General Plan. The project site is also located within the Valley Center Overlay area
identified in the General Plan. The following table sets forth information as it pertains to
the project site and surrounding areas, including planning categories, zoning, and land use
designations:
RN
General Plan
Zoning
Land Use
Project
CTC
CTC
Vacant
North
CTC
CTC
Commercial Shopping Center
South
CTC
CTC
Vacant
West
CTC
CTC
Vacant
East
CTC
CTC
Regional Mall
RN
ENVIRONMENTAL STATUS
As part of the project review, an environmental assessment was made to evaluate the impacts
of the project. It was determined that the adverse environmental impacts could be avoided
with mitigation measures. Subsequently, a draft mitigated negative declaration was
prepared for the project.
A previous environmental analysis had been done in conjunction with the approval of the
mall project in 1990. This document analyzed both phases of the "mall development". This
project is included within Phase II of the development. Mitigation measures identified for
Phase II were conditioned on the original approval. Staff has included these conditions with
the draft conditions attached to this project.
The project has been distributed to the affected City Departments and agencies, and the
Community Development Department has received comments and recommended conditions.
Certain requirements and comments have been included as mitigation measures to
environmental impacts.
I,,rAJM
General Plan/Develonment Code Consistenc
The subject site is designated CTC by the City's General Plan. The site is also located within
the Valley Center Overlay area identified in the General Plan. The Valley Center area is
intended to be developed as the central core of the City, thereby allowing for higher densities
and intensities. The Valley Center Overlay contains certain components. The project site
is located within the Office/Financial Corridor component and Retail component areas. The
project proposes the mix of both office and retail uses, which could be found to be consistent
with the Valley Center Concept of the General Plan.
With the inclusion of the proposed project, the "mall area" floor area ratio (FAR) would be
.26:1, or well below the 2:1 FAR encouraged in the General Plan and allowed for in the
Unified Development Code. The site plan, as proposed, conforms to all of the development
standards of the City's Unified Development Code related to parking, landscaping, and
setbacks.
The project could be found to be consistent with the following goals and policies of the City's
General Plan:
1) Goal 3, Policy 3.1 of the Land Use Element reads as follows: Promote the
development of City centers where more intensive land uses will be encouraged,
including the development of a regional commercial center, officelbusiness park
centers, an entertainment complex, and a civic town center.
2) Goal 3, Policy 3.2 of the Land Use Element reads as follows: Designate a central
commercial core of concentrated and higher intensity commercial activities to serve
the region and ultimate population, create an identity and progressive image for the
City, and capitalize on related economic and employment benefits.
3
3) Goal 3, Policy 3.3 of the Land Use Element reads as follows`. Identify a primary town
center and other centers which encourage a pedestrian orientation and can
accommodate a clustered mix of commercial, entertainment, recreation, town
square/meeting place, multi -use complexes, and multimodal transportation activity
opportunities.
The project includes retail commercial on the ground floor of each building. Outdoor seating,
a colonnade, and retail uses, such as shops and restaurants, would encourage pedestrian
activity in the project area, Eventual buildout of Phase II includes the establishment of a
pedestrian corridor on "Main Street", which would extend from the food court of the mall to
McBean Parkway.
Aesthetics/Visibility
Building heights range from three stories (56' tall) to six stories (99' tall). The proposed six
story structure would be the tallest building in the City. The applicant has submitted
elevations and detailed project renderings. The proposed project is designed in a
progressive architectural style with the use of complementary colors and heavily articulated
architectural relief. The Community Design Element of the City's General Plan encourages
a unified design theme for commercial centers but indicates that each building or project
should be distinct in an effort to avoid architectural monotony. Staff believes that the project
design would be complementary to the existing mall, but would also establish a distinct
identity for this phase of the development.
The height of the existing mall structure varies from approximately 25' to 45'. Surrounding
office buildings on Valencia Boulevard reach a maximum height of 55'. The Planning
Commission has previously approved a six story office building (94' tall) in the Valencia
Corporate Center, adjacent to the Borax Building, and a seven story office building (95' tall)
as a part of the Valley Gateway development.
The proposed project would be approximately 2,000' from nearby residential uses. The
buildings would be visible from residential areas such as the Valencia Summit and future
North Hills development, though any possible impacts would be alleviated through site
landscaping and the project's distance from any residences. The General Plan, via the Valley
Center Concept, encourages higher intensity development and multiple story structures
within the valley center, of which this project is a part. Overall, staff believes the proposed
buildings would not be intrusive to the area, would complement surrounding buildings, and
would continue to further the establishment of a true valley center.
Traffic/Circulation
A comprehensive traffic analysis was previously prepared for Phase I and Phase II
development of the regional town center. The analysis has been reviewed and approved by
the City's Traffic Engineering Section. Conditions of the original approval included
mitigation for both phases of the development.
Staff has included Phase II conditions placed on the original approval with the draft
conditions for this project. These conditions are related to the preparation of a supplemental
traffic study to validate the original assumptions and findings of the previously prepared
traffic study. The study would also address what Phase II mitigation measures need to be
in place to accommodate the subject project and whether Magic Mountain Parkway needs to
be widened to accommodate the buildout of Phase II.
RECOMMENDATION
Staff recommends that the Planning Commission:
1) Approve the Mitigated Negative Declaration prepared for the project, finding that the
project will not have a significant effect upon the environment; and,
2) Adopt Resolution P95-06, approving Master Case 92-174 which consists of Conditional
Use Permit 92-005, subject to the attached conditions of approval.
GEA:
pingc9m\9r82-174.9ea
5
VICINITY MAP
MC# 92-174
SUBJECT'
MA IC SITE
MrN,
2 gL Vp.
Q
VA�BNV
N /3
R�
CITY OF SANTA CLARITA
tA �fjy
NEGATIVE DECLARATION
C X ] Proposed [ ] Final
k
PERMIT/PROJECT: Conditional Use Permit 92-005
APPLICANT: Newhall Land and Farming MASTER CASE NO.: 92-.174
DESCRIPTION OF THE PROJECT: The applicant is proposing to develop a 11 acre site
with three commercial retail/office buildings totaling 268,385 square feet of floor area.
Building 1 is three stories and contains approximately 51,000 square feet of usable floor
area. Building 2 and 3 are connected, six and four stories respectively (maximum height
of 98'6"), and contain approximately 191,000 square feet of usable floor area. The project
site is zoned CTC (Commercial Town Center).
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
[ 7 City Council
[X] Planning Commission
( ] Director of Community Development.
finds that 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.
LYNN M. HARRIS
DIRECTOR OF COMMUNITY D�VELOPMENT
Prepared by: Glenn Adamick, Assistant Planner II
(Signature)
Reviewed by: Fred Follstad, Associate Planner
C (, gnature)
Iq
)QeA,)
CITY OFsgttr 4ARITA
An f a3 Fif '3,5
- F. ITT
� j�ze� (1 C!/ 9aE dos
J
�
ti'O
1-1 a Is
\
VALENCIA TOWN CENTER
Office Buildings .
La._L...• ...
Magic Mountain Parkway
I
I -+—._
It I _
Parking Area
(580 Cars)
.;, . .. _
-.. _ - '
. - - - �. !r' , t rig ~ )r ),` ~ E '- "� t t i
. Y ' . 1 h. .. r f
. . , .. -.. I J, i — 1 ) 1 - �, ) , r j -�
r '.1. Y'. .4 M1\ YI..1 V' -'t t t
— 1 ^'. f ` 7
_ ,t I +• t.
.- TABULATIONS BUILDING .1 :BUILDING 2 `. TOTAL. r r * . ��
, R
I LAND. AREA 163,013 S F 278,784` 5 F ; ^441,797 $ F.� , `°'%' " #'d
BUILDING FOOTPRINT : ' 19,597 S.F.12 % : 38,313 5.F 14'% 'I-
7,910 S.F. ` i 13 , ` .' .
1... , -I ry!
— — — — 1inds apw " r LANDSCAPE AREA 47,892 S F. ,, 29 % ,' 50,524 S F. , 18 % 98,416 S.F. 22 % < ) ' , -
(INCLUDES OPEN AREAS UNDER ARCADES) 1 .. - ; ' .. ` » r ` .+ t 1 .'.�
IC C C C C C,C C C C C C C C C C C C C C C C C C C C C C C CI ° 1- " '- "" ' �' 3
11 I I 11 PARKING/DRIVEWAYS 95,524 5 F 59 % 189,947 S.F. 68 % 285,471 5 F. \ 65 % ^ Y�?q
p 4 \ c f
N O � 11I ) -",4
III1.
C r
C C C CIC C C C C C C C CIC o c j -' 4 .�ill:y
1 I p TOTAL FLOOR AREA 56,264 S.F. 1 100 % 212,121 S.F. 100.% 268,385 S.F. 100 % f , s
I p p USABLE 50,638 SF:,II 90 % 190,909 S.F. 90.% 241,547, S.F. 901%;~
C I ), *`i
IIT 1% ) ,< i '1 _
1 I I Y •i. °f 3 r♦ I
)' ♦.
".. t
! I C . • PARKING PROVIDED: 266 CARS 719 CARS 995 CARS •,
' S'
BUILDING HEIGHT 55 6 (3 STORY) . 98 6,: (6 STORY) , ,
. 72'e, (4 -STORY) • ;:'
— t ` Y4 y
O
- 1 .<m I ? .
8 ZONE CTC CTC1. `
s ,
<`
.% � ;~ , t
c
3r t t ,,`t:
. .- , ,:i
. . . ; ).•Y
i
`.
o s ai. _ F t
. - , . f s
a-
..
y
4
1
i
. - �.1,.11 "
- i > ` '
y r'
3 it _ t-. .
. r - , . yl - ,
3I ,
jf1__ .I.,
.
— __ I . . A , I . . . . . . I . , .1 I ,: , - I I �- ..'..".-I L ! -
t ?t
'r
;
Existing Parking Area . Y r )\
^ ^ ..:
. ,.
t s.G f 1 `t
I „ ••
I - .It
H _ , ,.
, . -->.. . \
4
.. l -..-.,.,;,1
, "., '.. a :,:.
..i . _ r t A
)
'. � 1 1 ' dl
.— Y �'. f.::111 1.Y
<
a a
Potential Walkway
-- \\--- --------- — -- ----- — -- I .
P,K
0 0 EI 1 .,
�� ;'
-,,)_
- .. r ' t S'
Town Center Drive Existing Parking I Valencia Tow :� ' f ` 1 ` ` ;`
I - (Mall) , :5 �
�f - 'r
L'I>,
- �° �J ° °� ° ° ° ° a o � a a
.. -.,
-,'.-4,,•:
Existing Wa way 0 Q
,v ,
. _ .
. -*
. . n:.
11 .
11 -11
) �w
4• r '(r k
ii __ �j . . . . I . — .�,-v:.*.�.,., tib! 1
,r
r. ) 1G
. .c
t ,' _')
_._- _.._ ._--._. I - - ,,t v s.D,
A ", J.
% S
I I'C ).
'
Existing Parking Area ,
i l
.
`• t 1
I n�,°
,
A
.-
.1.-' t t. )
-- OWNER The Newhall Land &'Farming Company tt `
-
vl
23823 Valencia�.Boulevard
3<•,
. .. i; ,
•Valencia,`CA 91355 : ' ``,
Phone..,. (805Y� 255.4046 `
�. 'i.:
. f
) r ,,
{I J
X..
ARCHITECT Johnson Fain and Pereira Associates ,;.`'�
�6100:W)Ish�re`Boulevard `
Los Angeles, CA 90048 °
. r1. , n .
4 I ,
Phone :(213)'9334,41 r
,
,r
)q ry
i'4 ,
"
tr ' t}S
. nt ♦ y ', i, 4 �:
r ,. "i
N I , 3' -
„�
r r-.`0
, I/
r
- - - ty r *,
' :§
l _ r r Y . Fr�,
Y ..t A ,,.i
, i
SITE PLAN ..
Buildings 1 & 2 -r =i sa'o-
:'} - c c, i � , //�
�IpKi
• F t" ; 3
. . Johnson Fam And Pereira'Assoaates `:' ..
.'l'y'e : ') r '3'_ < "� i J ..>,
,
'1 4
L\94611995\NHSP C� f' �'.�
�� JF .
.
•. • _ .. • .. ., _ `♦ . _. . .w nr... w 'J. .., ♦ ,. .._.... +.a ., .. �` r.4.r... .3. ..i. _'.. J� yr`...' 'i�L..i —
d.N