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HomeMy WebLinkAbout1995-01-24 - AGENDA REPORTS - VALENCIA AUTO CARE CENTER (2)AGENDA REPORT City Manager Approval _ /2Z Item ' to be presented �by: �I lth4' ende o`n �e�— PUBLIC HEARING DATE: January 24, 1995 SUBJECT: An appeal of the Planning Commission's approval of a conditional use permit to allow for the development of a 3.3 acre site with a car wash facility and other auto -related service businesses. The project is located adjacent to the southwest corner of Valencia Boulevard and Cinema Drive (Assessor's Parcel Nos. 2811-026-006 & 027), and is zoned CC (Community Commercial).. Project Applicant: Cardinal Development / Cressel- Wilcke Partnership. Project Appellant: Valencia Auto Care Center. DEPARTMENT: Community Development BACKGROUND On November 15, 1994, the Planning Commission adopted Resolution P94-16, approving Master Case 94- 112 (Conditional Use Permit 94-004). The project would include the development of a car wash facility and other auto -related businesses in the CC (Community Commercial ) zone. Proposed is the construction of four buildings, with a total floor area of 24,866 square feet. Access to the site includes one drive approach off of Valencia Boulevard, and one drive approach off of Cinema Drive. The applicant is proposing to construct 107 parking spaces in conjunction with the development. Master Case 94-112 was appealed by Charles J. Lockett of the Valencia Auto Care Center, on November 28, 1994. The appeal was based on concerns with the potential for additional traffic conflicts on Cinema Drive and Valencia Boulevard, concern about the number of other car washes which are within close proximity to the proposed project, and concern about the appropriateness of the project site for a car wash facility as opposed to other retail and/or service oriented businesses. PLANNING COMMISSION ACTION The project was originally heard by the Planning Commission on October 18, 1994.. Issues cited by the Commission with regard to the project were related to the potential for both on and off-site traffic conflicts associated with the project's site design. During the meeting of October 18, 1994, the Commission focused on staffs concerns with traffic conflicts generated by the site specific layout of the project, and discussed alternatives in order to improve the project's on-site and off-site circulation patterns. The Planning Commission directed the applicant to consult with staff and return with a modified site plan, and tabled the item to a date uncertain. p APPROVED Agenda Itern.- / On November 15, 1994, the applicant returned to the Planning Commission with a modified site plan. The applicant had met with staff, and had incorporated changes to the site plan which included the addition of a right turn pocket and deceleration lane along Valencia Boulevard, totaling a length of 180 feet, the addition of on-site directional signage encouraging patrons of the center to utilize Cinema Drive as an exit, and the addition of a landscaped buffer area at the Valencia Boulevard access point in order to mitigate traffic conflicts with vehicular traffic exiting the drying area of the car wash. After receiving public testimony and deliberating, the Commission conditionally approved the project by a vote of 3-2, with Commissioners Cherrington and Brathwaite dissenting. The Planning Commission required the applicant to incorporate the following modifications to the project: 1) An increase in the landscaped setback area along Valencia Boulevard by 10'-0", thus increasing the setback area to a total width of 20'-0". 2) Relocation of the freestanding convenience gas island pumps 10'-0" farther north on the project site, including the elimination of 10'-0" of the building area of service building "D" in order to accommodate the relocated gas island pumps. 3) Modification of the site plan to allow for a 40'-0" drive aisle width between service building "A" and the freestanding convenience gas island pumps. ANALYSIS The applicant hired Austin -Foust Associates, Inc, a traffic engineering and transportation planning group, to analyze trip generation patterns created by the project. According to Austin -Foust Associates, Inc., the proposed project creates a demand for 85 entering trips during the typical weekday PM peak hour, 60 of which will make right turns on to the project site from Valencia Boulevard. The car wash itself would generate approximately 30 of the entering trips from Valencia Boulevard. By way of comparison, a typical retail use on this property would create two and a half times as many total right turns. Three letters of opposition were submitted to the Planning Commission, two from representatives of the Valencia Car Wash, and one from a representative of the neighboring Mann's Theater complex. During the meeting of November 15, 1994, a total of three persons spoke in favor of the project while a total of six persons spoke in opposition to the development. RECOMMENDATION The Planning Commission recommends that the City Council: 1) Approve Master Case 94-112; and, 2) Direct staff to prepare a resolution of approval for the Council's consideration at the February 14, 1995, meeting. ATTACHMENTS Planning Commission Resolution and Conditions Planning Commission Minutes and Staff Reports Correspondence GAC:RAH:JDR cow it\ar 4112.jdr e alencia War dash CITY OF SANTA CLARITA 23920 VALENCIA BLVD., SUITE 300 SANTA CLARITA, CA 91355-2190 ATTN. DONNA M. GRINDEY CITY CLERK NOTICE OF APPEAL TO THE CITY COUNCIL RE: MASTER CASE NO. 94-112 (CONDITIONAL USE PERMIT 94-004, RESOLUTION P94-16) LOCATION: ADJACENT TO THE SOUTHWEST CORNER OF VALENCIA BLVD, AND CINEMA DRIVE HONORABLE CITY COUNCIL - CITY OF SANTA CLARITA, THIS LETTER CONSTITUTES OUR FORMAL NOTICE OF APPEAL TO THE CITY COUNCIL TO THE ACTION TAKEN BY THE PLANNING COMMISSION AT THEIR MEET- ING ON NOVEMBER 15, 1994, IN GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT IN AND UNDER THE ABOVE CAPTIONED CASE NUMBER AND AFFECTING THE ABOVE DESCRIBED LOCATION IN GRANTING A CAR WASH USEAGE. THIS APPEAL IS BASED ON AT LEAST THE FOLLOWING REASONS: 1. THE APPROVAL OF A CAR WASH AT SAID LOCATION CAUSES ADDITIONAL TRAFFIC PROBLEMS ON CINEMA DRIVE AND VALENCIA BLVD. THESE PROBLEMS ARE MOST AGGRAVATED DUE TO THE FACT THAT SATURDAYS AND SUNDAYS ARE THE BUSIEST DAYS IN A CAR WASH OPERATION AND ALSO HAPPEN TO BE THE BUSIEST DAYS IN THE MOVIE THEATRE BUSINESS WHICH IS CLOSE TO THE PROPOSED CAR WASH. THE MOVIE THEATRE TRAFFIC IS ALREADY BAD ON THE WEEKEND, PARTI- CULARLY ON SATURDAYS, AND WILL, BY THE ADDITION OF THE PROPOSED CAR WASH, BECOME INTOLERABLE AND UNACCEPTABLE TO THE COMMUNITY. 2. THE PROPOSED CAR WASH WILL NOT BENEFIT THE COMMUNITY NOR IS SAME NEEDED, AS THE COMMUNITY IS ALREADY SERVED BY APPROXIMATELY FIVE OTHER CAR WASHES WITHIN A REASONABLY CLOSE DISTANCE. THREE CAR WASHES ARE WITHIN A HALF -MILE OF THE SITE! 3. THE AREA BEING PROPOSED FOR ANOTHER CAR WASH WOULD BE MUCH MORE SUITABLE FOR OTHER USES. 24233 Creekside Road Valencia, CA 91355 (8051255-3448 PAGE 2 CITY OF SANTA CLARITA NOTICE OF APPEAL TO THE CITY COUNCIL 4. FOR SUCH OTHER REASONS THAT MAY BE RELEVANT AND APPROPRIATE. WHEREFORE. WE SUBMIT THAT ANY FINDINGS BY THE COMMISSION THAT THE SITE WILL NOT GENERATE EXCESS TRAFFIC ON SURROUNDING STREETS ARE IN ERROR, WE ALSO SUBMIT THAT THE SITE WILL HAVE A HARMFUL EFFECT UPON DESIRABLE NEIGHBORHOOD CHARACTER. WE ALSO SUBMIT THAT THE PROPOSED USE AND THE CONDITIONS UNDER SAME WILL BE DETRIMENTAL TO PUBLIC WEL- FARE AND/OR MATERIALLY INJURIOUS TO PROPERTIES AND/OR IMPROVEMENTS IN THE VICINITY. THEREFORE, IT IS REOESTED THAT THE COUNCIL OVERRULE THE DECISION OF THE PLANNING COMMISSION AND THAT THE CONDITIONAL USE PERMIT BE DENIED. ACCOMPANYING THIS NOTICE OF APPEAL TO THE CITY COUNCIL IS THE REQUIRED FEE FOR SAME IN THE SUM OF 3465.00. RESPECTFULLY SUBMITTED, VALENCIA AUTO CARE CENTER AKA VALENCIA CAR WASH BY: Ll'"LL f �sr DATED: 400 �- R , 1994 THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA Tuesday October 18, 1994 7:00 p.m. ITEM 4 MASTER CASE NUMBER 94-112 (CONDITIONAL USE PERMIT 94-004) Rich Henderson introduced the item, a conditional use permit to allow for the development of a car wash in a Community Commercial zone.The applicant is also proposing to develop the site with automobile related service businesses. Included in the applicant's request for auto related services are tire sales and a quick lube service. Notices were sent out but no responses were received. Jennifer Reid, Planning Technician, gave the staff report and slide presentation. Two letters of opposition were received on the project after the packet was prepared. She stated staff recommendations were to direct the applicant to modify the site plan to either relocate the car wash facility to the eastern portion of the lot or reverse the traffic flow and queing area of the car wash. Commissioner Doughman asked if the development of the site would be all at once or one facility at a time. Ms. Reid stated that as far as she had been told it would be all at one time. Commissioner Brathwaite asked how many car washes were in the area. Ms. Reid said there were three within a one mile radius, the Arco station, Valencia Car Wash and the Unocal station.. This did not include the car washes at Bouquet Canyon and Seco. Commissioner Cherrington wanted to know what the need for a two story building was. Ms. Reid answered that it was primarily for aesthetic purposes. Commissioner Townsley asked what was behind Building C. Ms. Reid stated there is a vacant portion of land between Building C and Trader Joe's Market, Commissioner Modugno opened the Public Hearing at 10:18 p.m. Carl Middleton, 375 Bristol, Suite 50, Costa Mesa, CA. Mr. Middleton is the applicant. He stated the appearance of the auto care facilities is that of a two-story building but they are actually one-story in height. It is done for visual appearances. This is the company's fourteenth project. A slide presentation was given. What is planned is very upscale in design with heavy landscaping. The centers are designed light in color, white with a lot of greenery. The service bays will be parallel to Valencia Boulevard. The center is 90% pre- leased. Commissioner Cherrington asked who the lessees of the center were. Mr. Middleton said they were the car wash, a quick lube, a tire store, a convenience automotive repair facility and brake shop, specialty mechanics, and an accessories store. Commissioner Cherrington commented on Bouquet Junction and how it is one of the busiest intersections in the City. He asked Mr. Middleton if this use would flood Valencia Boulevard with traffic. Mr. Middleton said the use characteristics were studied and it was found that the traffic tends to be considerably less total volume, especially during peak hour volume. Commissioner Brathwaite stated that the access/egress at the site would go directly into the line of traffic coming in and going out. He felt that staffs redirection of the traffic toward Cinema Drive made a lot of sense. Mr. Middleton said he thought their plan worked very well. He felt the staff plan would cause a potential safety movement because of the sudden stop and left turn. Commissioner Brathwaite stated to Mr. Middleton that coming out of any driveway now in existence along Valencia Boulevard is like trying to play "double -dutch" - if you miss the rope you're going to get hit. He stated that what Mr. Middleton was saying did not make any sense. Chairman Modugno stated to Mr. Middleton that what was being presented as far as traffic flow did not make logical sense from someone who drives in that area. Randy Cressal, 10732 Sepulveda Boulevard, Mission Hills, CA. He is one of the applicants for this project.. He has 34 years of operating experience in the automotive service field. He stated their facility will maintain onsite water reclamation. He stated one of the main concerns with staffs recommendation was the queing area, stacking area and safety pass- thru, through the gas and fueling islands. He felt there was not sufficient space to do this. The queing area would be limited.. He said the traffic would normally enter on Valencia Boulevard but the normal traffic flow would exit out on Cinema Drive. He said additional signs could be placed on the property recommending the consumer exit on Cinema Drive. If forced to implement an unworkable site plan on the Auto Spa, it would destroy any opportunity for a chance of success. Commissioner Cherrington felt two of the issues were not addressed. One was the need for an additional car wash at this site and the other was regarding the proposal that Buildings C and D be exchanged. He wanted to know why this would not be workable. Mr. Cressal said he did not own the parcel on which Building C was located. As far as necessity for another car wash, he felt that the more there was to offer the consumer, the better off the environment will be. Jennifer Reid stated that the Conditional Use Permit for the car wash facility was the only discretionary item. The rest of the site plan could be approved, the CUP is actually what the Commission is making a decision on. If the applicant's feel that they do not want to modify the site plan, traffic engineering did talk about a right -turn pocket and a deceleration lane along Valencia Boulevard. Rich Henderson said with just the automotive uses the plot plan could be approved. Commissioner Doughman asked if one of the options could be not to allow an exit onto Valencia Boulevard. Mr. Henderson stated that the traffic engineers have informed staff that exiting onto Valencia Boulevard is not a big issue, the danger is trying to get out of the moving traffic and turn in to the driveway. Commissioner Townsley asked if there were any CC & R's with this land. Mr. Middleton said yes. There were CC & R's in the land purchase and the lease document. Jeffrey Paul, 24233 Creekside Road, Valencia. He is a partner in Valencia Carwash, He is against this project. It is within one mile of his facility and he feels it is too close. A fourth car wash is not needed in the area. Lawrence R. Lieberman, 9401 Wilshire Blvd., #1250, Beverly Hills, CA. He is the attorney for Valencia CarCenter. He had concerns regarding the ownership and the enforcement of the CC&R's. Ken Strem, 28750 N. Citrus Place, Saugus. He is concerned with traffic. He feels there are enough car washes in the area. There are new food establishments going up in the area. He does not think people want to smell motor oil while they are eating. He would like to see something for the young people of the community put at the location. John VanDeventer, 28015 Glasser Avenue, Canyon Country, He runs Big John Performance Tire in the Valencia Car Center. He does not see what difference this new car wash can bring to the community. It has the same things as the Valencia Car Wash. He said it would generate a lot of traffic.. He does not think it will benefit the community. He also feels the moisture on the road will cause accidents. Mr. Middleton responded to some of the comments that were made. He feels there is room for competition. He presented his traffic engineer to answer questions. The traffic engineer stated that the plan submitted by the applicant does not conflict with inbound traffic, however, if changes were made as proposed by staff, the circulation would be affected. Chairman Modugno stated the Commission is looking for something more functional that will have traffic coming in off of Valencia Boulevard and exit off of Cinema. Commissioner Brathwaite recommended that the applicant explore the changes proposed by staff to generate a new circulation plan and come back with a modified plan instead of reaching a conclusion that evening. Commissioner Cherrington stated he did not see any notice of the hearing on Valencia Boulevard or Cinema Drive. He said he was not enamored with an automotive center at the location of the project. He thought the design was lovely. If it is not possible to have a deceleration lane he felt Commissioner Doughman's suggestion that there be no access from Valencia Boulevard was perfect. He would like to see a hold put on the minor use permit until the issues on the conditional use permit are resolved. Commissioner Doughman liked the design of the facility. He thought the location was okay. His main concern was traffic flow and how it impacts Valencia Boulevard.. Chairman Modugno thought the design was appealing. He wished there would have been an opportunity of putting in a right hand pocket. He felt something different had to come back that would be appealing. Commissioner Townsley thought the aesthetics were beautiful but stated that as a consumer, if there is too much traffic, she would avoid the car wash. She stated this city has a road deficit. Mary Gayle said that if notice was not properly given the project would have to be readvertised. She said the Commission could table this item pending return at a date to be determined and upon readvertising. Chairman Modugno told Mr. Middleton that the project looked fine on paper but there were problems that have to be addressed. Mr. Middleton said he will work with staff and try to resolve the issues. He stated he understood the two main concerns to be the right turn pocket and the exiting movement from the car wash traffic. Commissioner Brathwaite asked staff to read what the proposals were.. Ms. Reid read what the proposals were to the Commission, no access off of Valencia Boulevard; redesign the layout for the drying to be at the far end, not at the front end; a deceleration lane; encourage traffic to exit at Cinema Drive or eliminate exiting at Valencia Boulevard; consider building swapping if feasible or what the center would look like without a car wash. Commissioner Cherrington questioned the economic viability of having a car wash at this location since there are others in the area. Commissioner Doughman motioned for the item to be tabled and staff bring it back after it has been properly advertised and the changes suggested by the Commission have been reviewed, bringing forth a modified project and withholding the minor use permit for the tire usage. Said motion was seconded by Commissioner Brathwaite. The motion was carried by a vote of 5-0. 0 MINUTES OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA Tuesday November 15, 1994 7:00 p.m. ITEM 4: MASTER CASE NUMBER 94-112 (CONDITIONAL USE PERMIT 94-004), RESOLUTION P94-16 Rich Henderson introduced the item, a continued hearing for the Autoplex Center. He stated that since the last hearing some things had taken place. Staff had met with the developer and through discussions some minor redesigns had taken place. The developer has offered the right turn pocket. The developer did not feel that it was feasible to put the car wash more to the rear. Jennifer Reid, Planning Technician, gave the staff report along with a slide presentation. Ms. Reid stated the developers met with staff and submitted a revised site plan with changes that were recommended by staff that would help mitigate the traffic conflict at the Valencia Boulevard access point. She stated that staff is concerned with the negative visual impact along Valencia Boulevard that would be associated with some of the auto related uses. Ms. Reid said the developer had proposed a four foot high landscaped berm area along Valencia Boulevard. Ms. Reid stated that staff recommends that the car wash facility be relocated to the eastern portion of the lot, replace service building C with the auto wash facility and include the incorporation of the traffic mitigation measures submitted by the applicant on the revised site plan. Commissioner Cherrington asked if the 180 feet length of the deceleration lane extended off the property to the south. Ms. Reid replied that it did. He also wanted to know if there was a need for bike racks. Ms. Reid said this condition is always required by the Parks and Recreation Department. The public hearing was reopened at 8:15 p.m. Carl Middleton, 375 Bristol, Suite 50, Costa Mesa. He is the applicant. They have worked with staff to identify the issues and to clarify ways to better improve the site. He believes that what they have come up with shows substantial improvement with respect to the major issues of traffic circulation both on site and ingress and egress to the property. Mr. Middleton said that once traffic crosses the bridge, the northbound traffic on Valencia Boulevard would encounter the new deceleration lane. The deceleration lane would be 180 feet long and provide the car an opportunity to slow down and make a turn at a safe speed onto the property. The driveway has been kept at 40 feet in width, 15 feet wider than a standard driveway configuration. He stated that once the customer leaves either the car wash, quick lube, or other service facilities, they would be encouraged to make a left-hand turn on to Cinema Drive back to Valencia Boulevard. There would also be directional signage. He feels that the improvements that have been made will make the site safer. Commissioner Brathwaite asked how many gasoline islands there were. Mr. Middleton said there would be five islands. Commissioner Doughman asked what percentage of the customers would turn right going out on to Valencia Boulevard. Mr. Middleton let Joe Faust, the traffic engineer for the applicant, give the information, Mr. Faust said the actual figure would be 40-45%. Commissioner Doughman also wanted to know if a large car would have a problem making a turn. Mr. Faust answered that the driveway has been made larger than required and there would not be any problems with large cars blocking the driveway.. Commissioner Cherrington asked how many cars could stack up at the car wash dispensing area. Mr. Middleton said there was stacking for 24 cars, 4 lanes with 6 cars per lane. Commissioner Cherrington asked how important the convenience pump area was. He said it seems this is what blocks the traffic flow for virtually everything on the site. Mr. Middleton answered the car wash operator felt the pumps were important, that this is a heavy commuting area and there may be a need for gasoline without someone getting their' car washed. Commissioner Doughman asked if there would be a convenience store. Mr. Middleton said there would be convenience items but it is not meant to be a full convenience store like an Arco AM/PM The primary facility is the car wash. There would be sodas, snacks, and car wash accessories. There would also be restroom facilities. Commissioner Cherrington asked where the market for another car wash facility comes from. Mr. Middleton answered that there were several factors, the growth of the community, the toxic issues associated with grease, oil and soap and the fact that the car wash uses less water than if you washed it at home because of the water reclamation system. Commissioner Brathwaite made reference to the fact that there are five other car washes in the area. He asked if this was a good location. Mr. Middleton said the market place has been analyzed. There is a lot of growth in the area and this car wash is more of a full service facility. Mark Subbotin, 23825 Valencia Boulevard, representing the Valencia Company, spoke to the Commission. He addressed the concern raised in the staff report regarding the potential for negative visual impact along Valencia Boulevard. He stated he felt the car wash was architecturally pleasing. Outside storage would be regulated through the CC&R's. There would be no outside storage of tires or outside repair of vehicles. He said the car wash is set back over 100 feet from Valencia Boulevard which allows for the landscaping in front. Mr. Subbotin said there would be a 10 foot landscaping berm across the front of the property to enhance the visual appearance. If the Commission desires, there is an opportunity to provide up to an additional 10 feet of landscaping across the front of the car wash property to further screen it from the street. Allan Cameron, 27612 Ennismore, Santa Clarita. He said the fact that this is a "hand wash" car wash it makes it unique. He recommended approval of this project.. Norman Stern, 14044 Ventura Boulevard, Sherman Oaks. He is opposed to this project. He is associated with the Valencia Car Wash. He feels there is more detriment to this project 2 than there is good. He cited the traffic problems and the fact that there are other car washes in the area. Steve Strem, 8029 Masefield Court, West Hills. He is employed by California Business Services and he specializes in the financial review of car washes to determine their possible success in any area. He feels the project has not been analyzed adequately. He feels that the traffic will be very heavy, especially on Cinema Drive. He brought up the fact that most people wash their cars on the weekend and Cinema Drive is heavily congested on the weekend because of the Mann Theaters. Reena Newhall, 26084 Charing Cross, Valencia. She represents Cinema Plaza Partners. She wondered if a car wash was the best possible use for the land. She felt that the center of the city is not best served by a car wash and automotive repair facility. She is concerned that there will be trash and debris. She is also concerned about the traffic. Ms. Newhall felt there were enough car washes in the area. Carol D'Egidio, 17410 Rayen Street, Northridge. Ms. D'Egidio is one of the owners of property next to the proposed site. She was surprised when she heard a car wash was proposed. She feels it does not conform with the rest of the area. She is concerned about the traffic. She feels it will create traffic problems. She urged denial of this project. John Capra, 9944 Glade Avenue, Chatsworth. He is a property owner on Valencia Boulevard. He is concerned about the traffic. He does not feel there will be adequate parking for the center. He does not think Cinema Drive can handle anymore traffic. Michael D'Egidio, 5502 Welsey Drive. He is concerned about traffic and he does not think there is a need for another car wash. Carl Middleton was given an opportunity to address any issues raised by the previous speakers. He stated his facility will be clean. They will work very hard to accomplish this. He also stated one of the misconceptions regarding the car wash was the amount of traffic. The site will be well managed. The Public Hearing was closed at 9:10 p.m. Commissioner Townsley said she was happy to see CC&R's. She did not have a problem with the proposed project and would endorse it. Commissioner Cherrington felt the development team did a great job of presenting the project; however, he did not think this was a suitable location for it to be developed. He is very concerned about the internal traffic flow. Commissioner Cherrington had concerns regarding the convenience pumps.. He would support the project if it was at another location which did not present a traffic hazard. Commissioner Doughman stated he had concerns regarding traffic flow. He would prefer that all traffic come and go off Cinema Drive. He also had concerns regarding the convenience island and suggested having one island instead of two. He would like to have seen something other than a car wash on the site. He felt the car wash was well designed. Commissioner Brathwaite stated he had a problem with the car wash being there. He felt there were better locations for the car wash where it would not be on the main drag Chairman Modugno felt the developer addressed the concerns that were brought up at the last meeting. He said the design of the building blended well with the area. He could support the project. He asked Mr. Middleton to step back up to the podium. He asked him what would happen if the number of convenience pumps was cut: Mr. Middleton stated he would like to have several minutes to discuss the matter with the car wash operator. Commissioner Doughman said he would like the issue of more landscaping to be discussed along with the elimination of one island. Commissioner Cherrington clarified he would like the removal of the ramada and the removal of the convenience pumps in that area all together. RECESS Chairman Modugno called a recess at 9:25 p.m. RECONVENE The meeting was reconvened at 9:35 p.m Mr. Middleton proposed to agree to the 10 foot landscape setback increase. He asked the Commission to consider a shifting of the pumps which would increase the pass-through area to 40 feet instead of 26 feet. The islands would be moved closer together but they would not eliminate any of the pumps. There would be a distance of 36 feet between the two islands which is standard in the industry. Randy Cressel, the car wash operator, explained what would be done. The entire parcel would be shifted, and the building would be made a little smaller, and the canopied area would be moved approximately 10 feet. The convenience islands could be squeezed closer together which would leave a 40 foot pass-through area. Commissioner Brathwaite said the new proposals do not decrease nor diminish the traffic flow or congestion in that area. Moving the islands closer to the building creates a problem area north of the islands. He did not feel the changes would benefit the site. Commissioner Cherrington felt the proposed changes were not desirable. It is a compromise move, not a consensus move. He said it fails to achieve the objectives that the applicants wanted and the objectives he would have. A motion was made by Commissioner Doughman and seconded by Commissioner Townsley to approve Master Case Number 94-112 (Conditional Use Permit 94-004), Resolution P94-16 with the added conditions of additional landscaping along Valencia Boulevard, elimination of part of the building and the movement of the gas pumps to provide a 40 foot driveway space. It would also include approval of the tire store. The motion was carried on a vote of 3-2 with Commissioners Brathwaite and Cherrington dissenting. 51 CITY OF SANTA CLARITA STAFF REPORT MASTER CASE NO. 94-112 CONDITIONAL USE PERMIT 94-004 DATE: November 15, 1994 TO: Chairman Modugno and Members of the Planning Commission FROM: Lynn M. Harris, Deputy City Manager, Community Development CASE PLANNER: Jennifer Reid, Planning Technician APPLICANT: Cardinal Development / Cressel-Wilcke Partnership LOCATION: Adjacent to the southwest corner of Valencia Boulevard and Cinema Drive. Assessor's Parcel Nos. 2811-026-006 & 027. REQUEST: A conditional use permit request to allow for the development of a car wash facility in the CC (Community Commercial) zone. The applicant is also proposing to develop the site with other automobile -related service businesses.. Included in the applicant's proposal for auto -related services are tire sales and a quick lube service. BACKGROUND On September 20, 1994, Cardinal Development and the Cressel-Wilcke Partnership filed, with the City of Santa Clarita, for a development review and conditional use permit for a car wash facility in the CC (Community Commercial) zone. Along with the applicant's request for a car wash were other auto -related service businesses. According to Section 17.13.050 of the Unified Development Code, car wash facilities are a permitted use in the CC zone with the inclusion of an approved conditional use permit. The applicant has also proposed tire sales, a use which requires a minor use permit in the CC zone, and a quick lube auto service business as additional auto -related establishments. Conditional Use Permit #94-004 was originally presented to the Planning Commission on October 18, 1994. During the meeting, the Commission focused on staffs concerns with the potential traffic conflicts generated by the project's site design. The following alternatives were discussed in order to improve the on-site and off-site circulation patterns created by the design of the proposed project: - Conditioning the developer to construct a right turn pocket and deceleration lane along the Valencia Boulevard street frontage. If the addition of a deceleration lane was not feasible, then potentially blocking all access off of Valencia Boulevard. - Modifying the on-site circulation by reversing the traffic flow and queuing area of the car wash. Members of the Commission also addressed concern with the appropriateness of the use of a car wash on the subject site. Staffs recommendation was that the Planning Commission direct the applicant to return with a modified site plan, in order to mitigate the potential traffic conflicts that were created by the proposal's circulation patterns. During the course of the presentation, the Commission discussed several design options with the applicant, and directed the applicant to consult with staff and return with a modified site plan. With a 5-0 vote, the Planning Commission tabled the item to a date uncertain. The minutes for the meeting of October 18, 1994, are attached for your reference. ANALYSIS Staffs review of the original proposal had addressed concern about the site's design with regard to the safety of vehicular traffic along Valencia Boulevard. The site's main access point is located off of Valencia Boulevard, a major street in which the average speed of traffic is 45- 50 miles per hour, The Traffic Engineering Section had expressed that they preferred the developer to provide a right turn pocket with a deceleration lane along Valencia Boulevard, in order to accommodate the traffic that would be turning into the project site. The applicant hired Austin -Foust Associates, Inc., a traffic engineering and transportation planning group, to analyze trip generation patterns created by the project. According to Austin -Foust Associates, Inc., the proposed project creates a demand for 85 entering trips during the typical weekday PM peak hour, 60 of which will make right turns on to the project site from Valencia Boulevard. The car wash itself would generate approximately 30 of the entering trips from Valencia Boulevard. By way of comparison, a typical retail use on this property would create two and a half times as many total right turns. Design options were discussed between the developer and staff that have the potential to mitigate negative traffic impacts at the Valencia Boulevard access point, which were created by the original design of the site. In discussing these options, the developer and staff reached an agreement that the most feasible option is for the developer to provide a right turn pocket and deceleration lane along Valencia Boulevard. Austin -Foust provided staff with information justifying a deceleration lane length of 160 feet, while staff expressed a concern that this proposed length would not adequately serve the purpose of accommodating the 45-50 mile per hour traffic that would turn right into the project site. An agreementwas made between the developer and staff, with the conclusion that a right turn pocket of 180 feet in length would adequately serve the Valencia Boulevard traffic turning right onto the project site. The documentation provided by Austin -Foust has been included for your reference. After meeting with staff, the developer re -submitted the site plan with the following changes: A transition lane and right turn pocket, with a total length of 180 feet, has been provided along the Valencia Boulevard street frontage. Service building "A" has been shifted slightly towards the east on the project site, in order to accommodate the 10'-0" landscaping setback requirement along Valencia Boulevard. The shift of service building "A" will require the elimination of six (6) parking spaces. 107 on-site parking spaces are currently proposed, 17 more than are required by the Unified Development Code. A landscaping buffer has been provided at the Valencia Boulevard access point, in order to mitigate traffic conflicts with vehicular traffic exiting the drying area of the car wash. Directional signage encouraging patrons of the auto center to use Cinema Drive as an exit will be located in this landscaped buffer area. Service building 'D" has been shifted towards the north of the project site, in order to accommodate the right turn pocket. A 5'-0" landscaped area between the adjacent site and the project site has been provided for by the applicant. Additional on-site directional signage will be placed in the appropriate landscaped areas to encourage patrons of the auto -related businesses to use Cinema Drive as an exit. The original recommendation for this project discussed two design options which would mitigate the negative traffic impacts associated with the design of the site. One of the options discussed reversing the traffic flow and queuing area of the car wash, while the other option addressed the potential on-site exchange of service building "C" with the car wash facility. Staff feels, though, that the changes proposed by the developer adequately address the concerns originally expressed regarding traffic conflicts created by the site's design. A right turn pocket and transition lane, along with the additional on-site directional signage and landscaped buffer area at the Valencia Boulevard access point will mitigate potential on- site and off-site traffic conflicts. Staff feels that a reasonable compromise has been met, and that the submitted site plan adequately addresses the traffic concerns originally expressed by staff and by the Planning Commission. Staff has also expressed concern with the potential for negative visual impacts along Valencia Boulevard, due to the close proximity of the car wash facility to the street. The applicant has provided a bermed landscaped setback area along the Valencia Boulevard street frontage in order to mitigate the negative visual impacts associated with the auto -related uses. However, one design alternative is available which would mitigate the negative visual impacts associated with the car wash facility. This option includes relocating the car wash facility to the eastern portion of the site, replacing service building "C" with the car wash facility. Conditioning the developer to comply with this alternative would relocate the auto -related use with the highest negative visual impact away from the Valencia Boulevard street frontage. During the Planning Commission meeting of October 18, 1994, the applicant stated that relocating the car wash facility to the eastern portion of the site would not be financially appropriate, and would hinder the development of this site to the extent that the construction of the car wash would be infeasible. In a letter addressed to staff, the developer cited the following reasons as to why the aforementioned option is unsuitable: 1). The architecture and landscaping of this center continue the theme established by the Valencia Town Center and upgrade the Cimema Drive area, 2). Moving building"C" to the front of the autoplex would decrease the building setback from Valencia Boulevard to 10'-0", and the setback of 100' to the car wash provides a more visually pleasing design, 3). Currently, minimal signage is required at the center because the car wash is a "self-explanatory" use: a large directional sign would be needed on Valencia Boulevard in order to advertise the auto wash facility, 4). The site is presently designed with a 4 -foot berm and hedge which screens the front portions of the car wash and enhances the visual appearance of the site, 5). The buyer and operator of the car wash has previously stated to the Commission that the business would not be economically viable without frontage on Valencia Boulevard, 6). The location of the car wash serves as an anchor to attract customers to the center, enhancing the viability of the other tenants on the site, and 7). The developer has a proven tract record of successful autoplexs using this basic design with the car wash to the front of the site, and has worked with City staff to balance aesthetic and economic considerations. Two alternatives that staff feels the Planning Commission should explore include: Approving Master Case 94-112, which consists of Conditional Use Permit 94-004, subject to the modifications submittted by the applicant, including: a). Modification of eastbound Valencia Boulevard to provide a right turn pocket and transition lane totaling 180 feet in length, b). Modification of the original site plan for the addition of a landscaped buffer area at the Valencia Boulevard access point, and c): Modification of the original proposal in order to allow for the addition of on-site directional signage, encouraging patrons of the auto -related uses to use the Cinema Drive access point as an exit; or Conditioning the applicant to relocate the car wash facility to the eastern portion of the lot, replacing service building "C" with the auto wash facility, in addition to requiring the incorporation of the modifications to the site plan submitted by the applicant. Staff feels that the Planning Commission should review the changes on the re -submitted site plan, receive public testimony, and consider the concerns addressed by staff regarding the negative visual impacts associated with the car wash facility. RECOMMENDATION: Staff: recommends that the Planning Commission: 1). Adopt Resolution P94-16, approving Master Case 94-112, which consists of Conditional Use Permit 94-004, subject to the attached conditions of approval; and 2). Condition the developer to incorporate the following modification: Relocate the car wash facility to the eastern portion of the lot, replacing service building "C" with the auto wash facility, and include the incorporation of the traffic mitigation measures submitted by the applicant as indicated on the revised site plan. LMH:JDR pingcom\rr94-112jdr RESOLUTION NO. P94-16 A RESOLUTION OF TIIE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA APPROVING CONDITIONAL USE PERMIT 94-004 TO ALLOW FOR THE DEVELOPMENT OF A CAR WASH FACILITY AND OTHER AUTOMOBILE RELATED USES IN A CC (COMMUNITY COMMERCIAL) ZONE FOR THE PROPERTY LOCATED ADJACENT TO THE SOUTHWEST CORNER OF VALENCIA BOULEVARD AND CINEMA DRIVE (MASTER CASE NO. 94-112) 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. An application for a conditional use permit was filed on September 20, 1994, by Cardinal Development / Cressel - Wilcke Partnership (the "applicant"). The property for which this entitlement has been filed is adjacent to the southwest corner of Valencia Boulevard and Cinema Drive (Assessor Parcel Numbers 2811-026-006 and 027). The existing zoning and general plan designations for the property are Community Commercial (CC). b. The applicant has filed a conditional use permit to allow for the construction of a 24,866 square foot facility, containing a car wash and other automotive related uses. The facility consists of four buildings. The maximum height of the structures is 35'. c. The property is flat, having been previously graded by the owner of the property. d. Access to the site is from Valencia Boulevard and Cinema Drive, both of which are public streets. Public utilities and services are available to the site. e. The surrounding land uses include commercial to the north, baseball fields to the west, commercial vacant land to the east, and the Santa Clara River to the south. The project site is approximately 141,121 square feet in size.. Approximately 15,500 square feet of the site would be landscaped. The project would provide a total of 107 parking spaces. g. The City of Santa Clarita Development Review Committee met and supplied the applicant with draft conditions of approval. h. The project was reviewed pursuant to the provisions of the California Environmental Quality Act (CEQA). An initial study has been completed for RESOLUTION NO. P 94-16 PAGE 2 this project and a mitigated negative declaration has been prepared is A public hearing regarding the project was held by the Planning Commission on October 18, 1994, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. At this meeting, the Planning Commission tabled the item to a date uncertain, due to the deficient public notification of the project. The Planning Commission also directed the applicant to redesign the project to resolve circulation concerns, and directed staff to ensure that proper notification of the project is completed. j. A duly noticed public hearing was held by the Planning Commission on November 15, 1994, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. SECTION 2. Based upon the testimony and other evidence received at the hearing, and upon the study and investigation made by the Planning Commission and on its behalf; the Commissionfurther finds as follows: a. At the hearing of November 15, 1994, the Planning Commission considered the staff report prepared for this project and received testimony on this proposal. b. The City's General Plan designation for the project site is Community Commercial (CC). The project is consistent with this designation with the inclusion of a conditional use permit. C. The granting of the conditional use permit 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 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 complies with the requirements of the Unified Development Code, provides parking and landscaping in excess of minimal requirements, provides a deceleration lane on Valencia Boulevard and is orientated in such a manner as to provide adequate on-site circulation. d. The project will not cause substantial environmental damage to fish or wildlife because the project is located in a previously developed area. e. The proposed use will not affect existing circulation; the peace, comfort and welfare of persons residing in the surrounding area; nor be materially detrimental to the adjacent uses. The project is located in a commercial area, and is conditioned to provide traffic mitigation. The proposed structures will be consistent and compatible with surrounding commercial uses. f A Mitigated Negative Declaration has been prepared for this project pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code. Section 21000 et seq.). RESOLUTION NO. P 94-16 PAGE 3 SECTION 3. Based upon the foregoing facts and findings, the Planning Commission hereby determines as follows: a. The project is compatible with existing development in the area, is consistent with the City's General Plan, and complies with the standards of the CC zone with the inclusion of a conditional use permit. The applicant has substantiated the required findings for the granting of a conditional use permit. b. The project will not have a significant effect upon the environment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Santa Clarita, California, as follows: a. The Planning Commission hereby approves the Mitigated Negative Declaration prepared for the project with the finding that, with the inclusion of mitigation measures, the project will not have a significant effect upon the environment. b. The Planning Commission hereby approves Conditional Use Permit 94-004 to allow for the construction of a car wash and other automobile related uses, a project consisting of four buildings totaling 24,866 square feet, subject to the attached conditions of approval. PASSED, November ATTEST: APPROVED AND 127 Lynn/M. Harris Secretary, Planning Commission 1994. ADOPTED this 15th day of Pat Modu o, C rman Planni Co ission RESOLUTION NO, P 94-16 PAGE 4 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 15th day of November 1994, by the following vote of the Planning Commission: AYES: COMMISSIONERS NOES:- COMMISSIONERS Modugno, Doughman and Townsley Brathwaite and Cherrington ABSENT: COMMISSIONERS: None pingcem\nx8�16 gee ;fttCLERK CONDITIONS OF APPROVAL MASTER CASE NO. 94-112 CONDITIONAL USE PERMIT 94-004 GENERAL CONDITIONS The approval of this project shall expire if not put into use within two years from the date of conditional approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita's Unified Development Code. The applicant may file for an extension of the conditionally approved project prior to the date of expiration. 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 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 Project 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 of the following occur; 1) The City bears its own attorneys' fees and costs; and 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. 5. A stop -work order shall be considered in effect at any point in the development process upon the discovery of any historic artifacts and/or remains, at which time the City shall be notified. 6. In lieu of establishing the final specific locations of structures on each lot at this time, the owner, at the time of issuance of building permit, agrees to develop the property in conformance with the City Code and other appropriate ordinances such as the Building Code, Plumbing Code; Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Water Ordinance, Oak Tree Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical. Code, Department of Oil and Gas, South Coast Quality Air Management District, U.S. Army Corps of Engineering, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances, MASTER CASE NUMBER 94-112 RESOLUTION P94-16 PAGE 2 7. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. 8. The Sanitation Districts are empowered by the California Health and Safety Code, to charge a fee for the privilege of connecting to the Sanitation Districts' Sewerage System. A connection fee is required so that necessary expansions to the Sewerage System can be constructed to accommodate new development_ Payment of a connection fee will be required before a permit to connect to the sewer is issued. FIRE DEPARTMENT Provide and indicate on the site plan Fire Department access or vehicular turn -around in accordance with specifications below: a. Provide a minimum, unobstructed width of 26 feet clear to sky, and vehicular access to within 150 feet of all portions of the exterior walls. Post "No Parking - Fire Lane" signs along vehicular access roads. 10. The required fire flow for public fire hydrants at this location is 2,000 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. This shall include the possible installation of one public hydrant and the possible upgrade of one additional hydrant to the satisfaction of the Fire Department. 11. All hydrants shall measure 6"x 4" x 2 1/2", brass or bronze, conforming to current AWWA Standard C503, or approved equal. Hydrants shall be installed per specifications of the Los Angeles County Water Ordinance No. 7834 (Title 20) (Utility Manual, Section 4,0 to 4.6). 12. All required public fire hydrants shall be installed, tested and accepted prior to construction. 13. Vehicular access must be provided and maintained serviceable throughout construction. 14. The applicant shall complete and return the "Water Availability" form. ENGINEERING 15. The applicant shall place above -ground utilities, outside sidewalks, or provide a minimum of four feet clear path of travel along sidewalks, 16. The applicant, by agreement with the City Engineer, may guarantee installation of improvements as determined by the City Engineer through faithful performance MASTER CASE NUMBER 94-112 RESOLUTION P94-16 PAGE 3 bonds, letters of credit or any other acceptable means 17. The applicant shall repair any broken or damaged curb, gutter, sidewalk and pavement on streets within or abutting the project, and shall replace driveways to be abandoned with standard curb, gutter, and sidewalk. 18. The applicant shall install separate house laterals to serve each building in the project, Installation and dedication of main line sewers may be necessary to meet this requirement. Applicable sewer connection fees shall be paid prior to building permit issuance. 19. The applicant shall submit grading and drainage plans and necessary support documents to comply with Engineering requirements. These must be approved to the satisfaction of the Community Development Department. 20. Driveways shall be constructed using the City of Santa Clarita alley intersection design #101-0 type C. The applicant shall obtain approval from the traffic engineer for the location of all driveways. TRAFFIC ENGINEERING 21. Prior to occupancy, the applicant shall modify eastbound Valencia Boulevard to allow for a 180 foot long right turn deceleration lane to the satisfaction of the Director of Community Development. PARKS AND RECREATION DEPARTMENT 22. The applicant shall provide street trees to the satisfaction of the Parks and Recreation Department. The applicant shall use trees 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 Ordinance 90-15. 23. The applicant shall provide final landscape and irrigation plans for review and to the satisfaction of the Parks and Recreation Department. Drought resistant plants and water efficient irrigation systems shall be utilized in the design. 24. The applicant shall provide bike racks and an area for said racks to the satisfaction of the Parks and Recreation Department. PLANNING DIVISION 25, The wash rack and any other enclosed work space shall be constructed and arranged so that entrances, exits and openings therein shall not face any property in any residential zone, or shall be adequately screened and noise buffered from the residential zone. MASTER CASE NUMBER 94-112 RESOLUTION P94-16 PAGE 4 26. Servicing of motor vehicles, other than cleaning; polishing and the dispensing of fuel and oil shall not be included as a part of the car wash operations,. unless the facility also meets all requirements for a service station. 27. Wash and rinse water shall be fully reclaimed and recirculated at the full service car wash. Additional non -reclaimed water required to account for losses due to evaporation, water carried out on vehicles as a result of their having been washed, and similar losses is permitted. The reclamation and recirculation system shall be: designed by a professional engineer registered in the State of California to practice in the field of mechanical engineering. The applicant shall be required to comply with all Federal NPDES regulations regarding the discharge of waste waters and pollutants. 28. Provisions shall be made to prevent area water from the site from flowing over any public sidewalk. 29. Public restrooms shall be provided. 30. Prior to the issuance of building permits the applicant shall submit final architectural elevations and a materials board to the Community Development Department for review and approval. The elevations shall be in substantial conformance with those approved by the Planning Commission. 31. Prior to the issuance of building permits, the applicant shall submit a lighting plan to the satisfaction of the Community Development Department, All project sighting shall be directed away from any adjacent residential properties. 32. The applicant shall pay the appropriate school fees in effect at the time of building permit issuance to the satisfaction of the. Building Official. 33. The applicant shall comply with all Building and Safety, and Engineering Division requirements. 34. The property shall be developed and maintained in substantial conformance with the approved Conditional Use Permit. 35. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, 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. 36. This grant shall not be effective for any purpose until the permittee and the owner of the property involved have filed, with the Community Development Department, their affidavit stating that they are aware of, and agree to accept, all conditions of this MASTER CASE NUMBER 94-112 RESOLUTION P94-16 PAGE 5 grant. 37. The applicant shall provide a signage program for the center to the satisfaction of the Director of Community Development. This plan shall include provisions for on-site directional signage to encourage the use of the Cinema Drive access point. PLANNING COMMISSION 38. The applicant shall increase the landscaped setback area along Valencia Boulevard by 10'-0", increasing the setback area to a total width of 20'-0". 39. The applicant shall relocate the freestanding convenience gas island pumps 10'-0" farther north on the project site, and shall eliminate 10'-0" of the building area of service building "D" in order to accommodate the relocated gas island pumps. 40. The applicant shall maintain a 40'-0" drive aisle width between service building "A" and the freestanding convenience gas island pumps. FLF sura"f�m�san2�.nr CITY OF SANTA CLARITA STAFF REPORT MASTER CASE NO. 94-112 CONDITIONAL USE PERMIT 94-004 DATE: October 18, 1994 TO: Chairman Modugno and Members of the Planning Commission FROM: Lynn M. Harris, Deputy City Manager, Community Development CASE PLANNER: Jennifer Reid, Planning Technician APPLICANT: Cardinal Development / Cressel-Wilcke Partnership LOCATION: Adjacent to the southwest corner of Valencia Boulevard and Cinema Drive. Assessor's Parcel Nos. 2811-026-006 & 027. REQUEST: A conditional use permit request to allow for the development of a car wash facility in the CC (Community Commercial) zone. The applicant is also proposing to develop the site with other automobile -related service businesses. Included in the applicant's proposal for auto -related services are tire sales and a quick lube service. BACKGROUND On September 20, 1994, Cardinal Development and the Cressel-Wilcke Partnership filed, with the City of Santa Clarita, for a development review and conditional use permit for a car wash facility in the CC (Community Commercial) zone. Along with the applicant's request for a car wash are other auto -related service businesses. According to Section 17.13.050 of the Unified Development Code, car wash facilities are a permitted use in the CC zone with the inclusion of an approved conditional use permit. The applicant has also proposed tire sales, which require a minor use permit, and a quick lube auto service business as additional auto -related establishments. PROJECT DESCRIPTION The applicant would be developing on a 3.3 acre site. The project would provide a total of 113 on-site parking spaces, 23 more than the required 90 spaces. Approximately 15,505 square feet of the site would be landscaped, which exceeds the 5% landscaped parking area requirement specified by the Unified Development Code. The property has been recently graded, thus the topography of the site is flat. Access to the site is proposed off of Valencia Boulevard and Cinema Drive. The parcels were created with Vesting Tentative Parcel Map 22010 which recorded in 1991. Four buildings are proposed, with a total floor area of 24,866 square feet. Building "A" is proposed at 2785 square feet, and would function as a quick lube servicing facility. Building "B" is proposed at 7850 square feet, and would be utilized for general automobile servicing. Building "C" is proposed at 9350 square feet, and would contain the tire service center. This building would also house other general automobile retail and service oriented businesses. Building "D" is proposed at 4878 square feet and would be utilized as the car wash facility. All proposed buildings are two story structures with a height of 35'-0". The maximum height of any structure in the CC zone is two stories or 35'-0", thus the proposed structures are in compliance with the Unified Development Code. Setbacks for the property include a 10'-0" landscaped setback area along Valencia Boulevard, and a 5'-0" landscaped setback area along Cinema Drive. A minimum drive aisle dimension of 26'-0" has been provided for throughout the property. The applicant has oriented three of the proposed buildings away from the Valencia Boulevard street frontage, Building "C" is proposed with frontage orienting towards the boulevard and is set back approximately 380 feet from Valencia Boulevard. The queuing area for the quick lube service is located behind building "A". Furthermore, all servicing of vehicles from this facility will be conducted from a subterranean work area, in contrast to the more customary method of elevating cars on hydraulic jacks for servicing. The applicant has also proposed that the drying area for vehicles exiting the car wash facility be located at the westernmost portion of the lot, near Valencia Boulevard. In order to mitigate the potential negative visual impacts associated with the auto -related services, the applicant has proposed berming the landscaped area along the Valencia Boulevard street frontage. GENERAL PLAN DESIGNATION. SURROUNDING LAND USE, ZONING The site is presently zoned CC (Community Commercial). The following table sets forth information as it pertains to the project site and surrounding areas, including planning categories, zoning, and land use designations: General Plan Zoning Land Use Project CC CC Vacant North CC CC Existing commercial use, adjacent to undeveloped land South CC CC South Fork of the Santa Clara River, undeveloped land, and electrical transmission lines West (unincorporated land) East CC CC William S. Hart baseball fields (Los Angeles County) Commercial property currently under development 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. INTERDEPARTMENT/INTERAGENCY REVIEW The project has been distributed to the affected City Departments and agencies. Subsequently, the Community Development Department has received comments and has recommended conditions accordingly. Certain requirements and comments have been included as mitigation measures to environmental impacts. ANALYSIS The project site is zoned CC (Community Commercial), which corresponds to retailing and service uses of a community -wide nature that attract people from beyond the immediate neighborhood. This zone typically includes at least one or two major users and should not be construed to be an allowance for a proliferation of small, multi -tenant convenience commercial centers located on corners and in strip commercial fashion along the City's commercial streets. General auto -related service businesses are permitted in the CC (Community Commercial) zone. The applicant's request for tire sales, though, requires the granting of a minor use permit. All adjacent property owners were notified of the applicant's request to allow for on- site tire sales. The Department of Community Development has not received any written opposition to this request, thus the Director will approve the applicant's request for a minor use permit on Wednesday, October 18, 1994, unless specifically directed otherwise by the Planning Commission. A car wash is a permitted use in the CC (Community Commercial) zone with an approved conditional use permit. According to the General Plan, the project is located in the Office/Financial Corridor of the Valley Center. This component of the Valley Center concept is seen as linking the Retail and Civic Center / Entertainment / Information components into a unified and cohesive corridor running along Valencia Boulevard and Soledad Canyon Road. The General Plan states that retail and service businesses should serve as a secondary, or support relationship to the Offices and Financial institutions of the Office/Financial Corridor. Staff believes that the Planning Commission could make a finding that, at present, the use is consistent with the General Plan. Staff has reviewed the proposal and has expressed concern about the site's design with regard to the safety of vehicular traffic along Valencia Boulevard. As presently designed, the site's main access point is off of Valencia Boulevard, a major street in which the average speed of traffic is 45-50 miles per hour. The Traffic Engineering Section prefers the developer to provide a right turn pocket with a deceleration lane along Valencia Boulevard, in order to accommodate the traffic that would be turning into the project site. General Plan Goal 1.20 of the Circulation Element states that the City should, "Develop design standards for roadway and intersection improvements to safely and efficiently accommodate existing and projected traffic patterns and circulation." The applicant has hired Austin -Foust, Associates, Inc., a traffic engineering and transportation planning group, to analyze trip generation patterns generated by the project. According to Austin -Foust Associates, Inc., the proposed project will create a demand for 85 entering trips during the typical weekday PM peak hour, 60 of which will make right turns from Valencia Boulevard. The car wash itself will generate approximately 30 of the entering trips from Valencia Boulevard. By way of comparison, a typical retail use on this property would create two and a half times as many total right turns. A copy of the trip generation rates, provided by Austin -Foust Associates, Inc., is included for your reference. Design options are available that have the potential to divert traffic away from the Valencia Boulevard access, to the Cinema Drive access, in lieu of conditioning the applicant to provide the right turn pocket and deceleration lane. One of the design options available is to relocate the car wash to the eastern portion of the lot, replacing the proposed service building "C" with the auto wash facility. This option would encourage patrons of the auto -related service businesses to utilize Cinema Drive more frequently for both ingress and egress on to the property. This option would also move the car wash and its related activities farther away from the Valencia Boulevard street frontage. The applicant has stated that locating the car wash to the rear of the site would not be appropriate financially. A second design option available is to reverse the traffic flow and queuing area of the car wash. This option would require that the car wash facility be relocated farther away from the Valencia Boulevard street frontage, but would allow the facility to remain in approximately the same location as is currently proposed. This design option would also require that the gas station and vacuum canopies be relocated to the west entrance of the car wash facility, with the freestanding gas island pumps being shifted slightly farther to the east on the project site. By reversing the traffic flow through the car wash facility, traffic congestion at the Valencia Boulevard access point would be decreased, and the drying area would be located away from the street frontage. As currently proposed, traffic from the quick lube facility, vehicles from the car wash, and normal vehicular traffic entering and exiting the site converge in a singular area in front of the Valencia Boulevard access point. RECOMMENDATION Staff recommends that the Planning Commission; 1) Direct the applicant to modify the site plan with one of the following options: a. Relocate the car wash facility to the eastern portion of the lot, replacing service building "C" with the auto wash facility; or b. Reverse the traffic flow and queuing area of the car wash, relocating the facility farther to the east, repositioning the gas station and vacuum canopies to the western entrance of the facility, and shifting the freestanding gas island pumps farther east on the subject site; and 2) Directthe applicant to return to the Planning Commission with the modified site plan for further consideration. LMH:JDR p1ngom\sr94-112jdr BURTON $. LEVINSON LAWRENCE R. LIEBERMAN FRANCIS S, MAAS PATRICIA M. SNYBERT NANCY E. MARCUS PETER M. HEBERT• SHOSHANA B. BOTNICK•• THERESA A COGHLANH BRANDON L KIRK LEVINSON & LIEBERMAN A PROFESSIONAL CORPORATION 9401 WILSHIRE BOULEVARD. SUITE 1250 BEVERLY HILLS. CALIFORNIA 9 0 212-2 9 9 7 TELEPHONE (310) 550-0500 FACSIMILE (310) 959-3949 November 14, 1994 City of Santa Clarita 23920 Valencia Boulevard Santa Clarita, California 91355-2175 Attn.: Planning Commission Re: Planning Commission Meeting, November 15, 1994 AL O MEMBER 'ARI20NA AND WASHINGTON BARS 1 OLORAOO BAR '•IW NOI$ BAR 11N YORK BAR PLEASE REFER TO OUR FILE NO, Dear Honorable Members of the Santa Clarita Planning Commission: This office represents Valencia Car Wash. I am writing concerning Item 4 on the calendar for November 15, 1994, the application of Cardinal Development/Cressel-Wilcke Partnership. Both my client and I spoke at the prior meeting where various members of the Commission expressed extreme reservations about. the need or desirability of another car wash in Santa Clarita and also of equal concern the traffic problems which would be created by the proposed development. I have spoken with various adjoining property owners and their counsel who, likewise, have serious concerns about traffic. Additionally, I have reviewed the CC&R's which are in place for this property as well as those which burden the Valencia Car Wash. I believe that a very credible argument could be made that there could be a violation of those CC&R's should Newhall Land and Development approve this plan. Specifically, there could be a violation of certain implied conditions dealing with competition when the CC&R's on my client's property are read in conjunction with the CC&R's on the applicant's property. While this may not be a direct concern of the Planning Commission, we are putting the applicant and Newhall Land on notice of this potential violation. LEVINSON & LIEBERMAN A PROFESSIONAL CORPORATION City of Santa Clarita November 14, 1994 Page 2 We would respectfully suggest that the application should be denied. Sincerely yours,y� C/ Lawrence R. Lieberman LRL/cmk cc: Cardinal Development Newhall Land ROBERTS: ACKERMAN RICHARD A CORLETO. JAMES. D (YEARN VIA FEDERAL EXPRESS CORLETO & ACKEItMAN ATTORNEYS AT LAW 15760. VENTURA-BOULEVARD, SUITE 601 ENCINO. CALIFORNIA 91436 October 13, 1994 Ms. Jennifer Reid, Project Planner City of Santa Clarita Department of Community Development 23920 Valencia Boulevard Third Floor Santa Clarita, California 91355 Dear Ms. Reid: TELEPHONE I6181 907-6677 FACSIMILE 16161 990-1965 Our office represents the Las Palmas Land Company ("Las Palmas") which is the owner of that certain real property located at '23415 Cinema Center Drive, Valencia, California, on which there currently exists a Mann Cinema complex. Las Palmas has provided our office with your notice of Public Hearing relating to the development of the southwest corner of Valencia Boulevard and Cinema Drive with four structures to be constructed and used for automotive servicing (Master Case 94-112; Conditional Use Permit 94-004). The property is across from my client's complex. Accordingly, the purpose of this letter is to formally object, on behalf of our client, to such development. This objection is based, in large part, on our client's fear that such use may lead to the contamination of the subject and surrounding properties by "Hazardous Substances" (i.e., contaminants such as oil, gasoline, cleaning fluids, etc.) or that a contamination of the groundwater may occur as a result of such use. They are also concerned with the current density of the neighborhood and the excess traffic which will be generated by such use. They do not believe that the site chosen by the applicant is proper for the use proposed. Neither our client or a representative from our office will be attending the hearing scheduled for October 17. However, we would like to lodge this objection to the contemplated granting of the Conditional Use Permit on behalf of our client. In doing so, we reserve any and all rights available to our client regard- ing such proposed land use. 1:A1adjem\Reid.ttr Agenda Item:__(_ Ms. Jennifer Reid October 13, 1994 Page 2 Further, this letter is not intended and shall not be deemed i represent a waiver of any rights or remedies of our client, whether at law or in equity, all of which are expressly resern JDH:lr cc: Richard A. Corleto, Esq. IW ad! W\Rei d. it r Sincerely, b -M -a-- t �AidES D. HEARN Valencia War Vash October 14, 1994 Planning Commission City of Santa Clarita 23920 Valencia Blvd. Santa Clarita, CA Dear Commissioners: OCT 1710 We understand Item 4 on your Agenda for your October 18th meeting is the request for a conditional use permit to build a car wash at Valencia Blvd. and Cinema Drive. This letter is in formal protest to the proposal to add a fourth car wash approximately in a one mile radius from where we. operate our business. Our location, together with the car washes operated by Arco and Unocal, are more than sufficient to serve this area. A fourth car wash --about one-half mile from the from each of these locations --would jeopardize our businesses and conflict with the Commission's plans for logical growth in the area. When we began doing business in Santa Clarita seven years ago, we had first considered a variety of other locations. We were impressed with Valencia's commitment to controlled growth and a plan for quality living. We were confident our business would grow in the community; and the City would hold firm to its commitment to a logical business plan within our area. As the years passed, you have held true to this commitment. Other communities have caved in to outside pressures and have paid the price in later years. I commend every member of the Commission for not only protecting the integrity of Santa Clarita, but for enhancing its value. Agenda Item: _�_ 24233 Creekside Road Valencia, CA 91355 (805) 255-3448 Planning Commission October 14, 1994 It is for this reason that we are particularly distraught with the recent proposal to add a fourth car wash with a one mile proximity. When a third car wash began doing business about one month ago, we did not protest. After all, our belief in the free enterprise holds strong. We encourage healthy competition in the area. This recent proposal, however is an outrage. In closing, we urge the Planning Commission to deny the proposal for a fourth car wash. This community's reputation is built on integrity, intelligence, and a strong commitment to quality. To entertain the possibility of an additional car wash denies all of these principles. Sincerely, 9M U Jeffrey Paul General Partner