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HomeMy WebLinkAbout2003-11-04 - AGENDA REPORTS - MUP AUTO BLDG CAR WASH LYONS (2)Agenda Item: - CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: DATE: November 4, 2003 SUBJECT: AN APPEAL OF A PLANNING COMMISSION APPROVAL OF A MINOR USE PERMIT FOR THE CONSTRUCTION OF TWO AUTOMOTIVE BUILDINGS TOTALING 4,499 SQUARE FEET CONSISTING OF 10 SERVICE BAYS FOR MINOR AUTOMOTIVE REPAIR, THAT WILL OPERATE IN CONJUNCTION WITH AN EXISTING CAR WASH LOCATED AT 23720 LYONS AVENUE, WITHIN THE COMMUNITY OF NEWHALL IN THE CITY OF SANTA CLARITA. DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council conduct the public hearing and adopt a resolution denying the appeal and affirming the decision of the Planning Commission to adopt the Negative Declaration and approve Master Case 01-368, which consists of Minor Use Permit 01-040, subject to the conditions of approval. BACKGROUND On December 4, 2001, Lyons Car wash submitted an application for a minor use permit to the City of Santa Clarita's Planning & Building Services Department, requesting the approval of two new automotive buildings consisting of 10 service bays for minor auto repair, which would operate in conjunction with the existing car wash facility. The existing car wash and the proposed automotive service facility are located within an existing shopping center, which was approved by Los Angeles County and constructed in the 1960's. The center contains a variety of commercial, food and service uses which have operated since construction. A minor use permit typically requires approval by the Director of Planning and Building Services, however the Director has the discretion to bring the project before the Planning Commission for a decision. In this case, due to the project's location adjacent to residential uses, Continued To: ►zl G L3 the Director elected to have the project reviewed by the Planning Commission. The item was scheduled for the June 17, 2003 Planning Commission hearing, however staff requested a continuance to August 5 due to a letter of opposition received by a neighboring property owner. In addition, staff received a phone call from another resident regarding the potential for noise impacts to the residences from the proposed business. Staff distributed a notice of a community meeting held on July 10, 2003 to discuss the issues. At the community meeting, approximately a dozen people attended and staff reviewed the project details and modifications for the meeting participants. The residents expressed concerns about the noise, lighting and operations. The applicant and the residents were able to reconcile some of the concerns related to these issues and additional conditions were added to the project in accordance with the topics discussed at the meeting. Following the meeting, two other letters of concern were received by meeting participants. On August 5, staff recommended that the Planning Commission continue the item to September 2 in order to continue working with the applicant and the residents on the outstanding issues. As a result, one letter was withdrawn and two outstanding letters of opposition exist regarding operations and construction noise. On September 2, 2003, the Planning Commission reviewed and heard testimony on the project. No opposition was present at the hearing. After considering the project, the Commission requested staff modify three of the conditions of approval. The Commission requested that PL2 include a provision that restricts pneumatic tool operation prior to 10:00 a. m.; PL4 include language to prohibit the storage of cars outside of buildings; and PL14 limit construction hours on Monday through Friday to 7:30 a. m. to 6:30 p. m. The Commission voted 4 - 1 to approve the project with the modifications to the conditions of approval. Councilmember McLean appealed the project's approval on September 15, 2003 (attached). The concerns include proximity to residences, possible concentration of automotive uses, aesthetics and noise. ANALYSIS Listed below are a number of the issues that were raised during the appeal and public hearing processes: Saturation of automotive uses in Santa Clarita communities At the April 8, 2003 City Council hearing, staff was directed to prepare a study of the location and quantity of existing vehicle repair facilities and then arrange a joint study session with the Planning Commission and the City Council to present the information. Staff is in the process of completing this study and anticipates holding the study session in the upcoming months. Although the study is not complete, staff has identified that within one mile of the project site, on and in the area of Lyons Avenue between Newhall Avenue and Interstate 5, there are four automotive repair facilities, one service station with automotive repair and seven service stations. As compared to other areas, such as downtown Newhall which contains over 20 automotive uses within 2/3 of a mile, the Honby area in Canyon Country which contains over 25 automotive uses within 1500 feet, or Creekside Road in Valencia which contains over 10 automotive uses within mile, this area along Lyons Avenue has less automotive related uses. This application was originally submitted in December of 2001 and deemed complete March 10, 2003, at which time processing of the application began. The City is required by State law, specifically the Permit Streamlining Act to process complete applications in a timely manner. Because the study is still in process and a new Council policy has not been established, this application was reviewed based on current City standards. Therefore, the project was reviewed in accordance with all current code requirements and it was determined that the use is consistent with the existing commercial uses within the center. Resident concerns and issues. The automotive facility is 4,499 square feet and will consist of 10 service bays. The facility will operate in conjunction with the existing car wash that is located immediately east of the project site. Residential uses are located to the south and to the west of the project site. There is an existing hillside that is the common open space area for the existing residential development which will buffer the proposed project from the residential uses to the south. The residences to the west are immediately adjacent and are currently impacted by the existing car wash because there is no buffer between the uses. The property line wall consists of a low chain link fence that does not provide any noise attenuation. Upon development of the proposed project, the property line wall will be modified to consist of an eight foot high block wall. In addition, the proposed building will shield existing noise from the car wash. All activities for the associated car repair facility will be conducted within the enclosed building and will have no openings that face the west property line. The applicant will construct an eight foot block wall in connecting the proposed buildings to provide further noise attenuation. Furthermore, the Fire Department has approved a reduced fire lane to permit a landscape planter that will be planted with 24 -inch box trees that will soften the appearance of the building and provide an additional buffer between the uses. Staff received one letter and one phone call expressing concerns and opposition to the proposed project. Staff held a meeting with the residents and the applicants in an effort to reduce the level of concern from the neighborhood. At that meeting, several project modifications and conditions of approval were added to the proposal to satisfy the concerns of the neighbors. After the meeting, staff received three additional letters. One letter requested a gate in the block wall for private access to the lot, one letter was concerned about the height of the structure and the third letter expressed concerns regarding noise. Staff followed up on the letters with a meeting with the applicant. In response to two of the letters, the applicant will construct a gate in the wall and reduced the height of the building to 18 feet, 10 inches. One of the letters was withdrawn and one letter was satisfied as a result. All of these requested conditions have been included in the attached conditions of approval. Aesthetics and noise. The project is limited to the vacant parcel in the rear portion of the shopping center and was reviewed by the City's Architectural Design Consultant, RRM Design Group who provided comments regarding the colors and design of the building. The applicant's architect modified the design of the structure to incorporate RRM's Design Group's recommendations. City staff followed up with a phone conference with RRM Design Group to review the architect's changes. As part of project implementation, the applicant will construct an eight foot block wall around the project site to the west and south along the property line. Additional landscaping will also be provided adjacent to the west elevation of the proposed buildings. The block wall and the landscaping will reduce any potential noise impacts to the adjacent residences. In addition, the service bays are oriented away from residences and all work is required to occur within the building. Land use compatibility. The existing uses in the rear of the center consist of a car wash, which is proposing to expand its facilities to include minor repair services. The project is within the Newhall Redevelopment Agency's area, however no standards other than those within the Community Commercial zone are identified for the area outside of the Downtown Special Standards District. The project was shown to Redevelopment staff, at which time no concerns regarding the proposal were identified. The project site is zoned for commercial uses of this nature and meets all of the development standards set forth in the Community Commercial zone. Furthermore, additional conditions were added to the project to assure compatibility between the existing on-site uses and neighboring uses. FISCAL IMPACT No impacts to the City's budget have been identified as a result of the proposed project. ALTERNATIVE ACTIONS 1. City Council approve the project with modifications, such as changes to the architecture, landscaping, size of the building. 2. City Council deny Master Case 01-368; Minor Use Permit 01-040. 3. Other actions as determined by the Council. ATTACHMENTS Appeal Letter received September 15, 2003 Vicinity Map Resolution Conditions of Approval Site Plan Minutes from September 2, 2003 Planning Commission Meeting available in the City Clerk's Reading File Planning Commission Staff Report available in the City Clerk's Reading File Planning Commission Resolution available in the City Clerk's Reading File CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1 st Floor, on the 28th day of October, 2003, at or after 6:00 p.m. to consider an appeal of the Planning Commission's decision to approve Master Case No. MCO 1-368 (Minor Use Permit 01-040) for the development of two new automotive service buildings, which will operate in conjunction with the existing Lyons Carwash facility at 23720 Lyons Avenue. The automotive buildings will consist of 10 service bays that will be used for minor automotive repair and maintenance. A Draft Negative Declaration has been prepared for this proposed project and is available at: City Hall - Planning & Building Services Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355 Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. For further information regarding this project, you may contact the City of Santa Clarita Department of Planning & Building Services, 23920 Valencia Blvd., Yd Floor, Santa Clarita, CA or telephone (661) 255-4330, Wendy Deats, Assistant Planner II. If you wish to challenge this action 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 Council, at or prior to the public hearing. Dated: October 2, 2003 Sharon L. Dawson, CMC City Clerk Publish Date: October 7, 2003 City of Santa Clarita 23920 Valencia Blvd. Suite 300 Santa Clarita California 91355-2196 Website: www.santa-clarita.com September 15, 2003 Marsha McLean, Councilwoman City of Santa Clarita Sharon Dawson, City Clerk City of Santa Clarita 23920 Valencia Blvd. Santa Clarita, CA 91355 Phone (661) 259-2489 Fax (661) 259-8125 Re: Appeal of Planning Commission Approval 10 -Bay Automotive Repair on Lyons Avenue in Newhall Please consider this letter as a formal request to Appeal the Planning Commission's approval of the 10 -Bay Automotive Repair facility on Lyons Avenue in Newhall on Tuesday, September 9, 2003, for the following reasons: There is a study being prepared by Staff on saturation of automotive uses in Santa Clarita Communities that has not been completed. A decision on this proposed large facility is premature. This proposed facility is large and is close to an existing residential neighborhood; there are residents who oppose the project — their concerns need to be assessed and further addressed. Aesthetics and noise for the entire shopping center need to be further addressed in detail. The proposed structure design should be discussed further. Lyons Avenue, while not presently part of a special standards district, is within the Newhall Redevelopment Agency. The question needs to be further addressed as to uses that would benefit the characteristics of the plan to re -vitalize a declining area. If you have further questions, please call me at 661255-1259. Sincerely, Marsha McLean, Councilwoman City of Santa Clarita PRINTED ON RECYCLED PAPER n n o y m �rn C-) M A 7Cm Cn D po r m _ n m N w y Please consider this letter as a formal request to Appeal the Planning Commission's approval of the 10 -Bay Automotive Repair facility on Lyons Avenue in Newhall on Tuesday, September 9, 2003, for the following reasons: There is a study being prepared by Staff on saturation of automotive uses in Santa Clarita Communities that has not been completed. A decision on this proposed large facility is premature. This proposed facility is large and is close to an existing residential neighborhood; there are residents who oppose the project — their concerns need to be assessed and further addressed. Aesthetics and noise for the entire shopping center need to be further addressed in detail. The proposed structure design should be discussed further. Lyons Avenue, while not presently part of a special standards district, is within the Newhall Redevelopment Agency. The question needs to be further addressed as to uses that would benefit the characteristics of the plan to re -vitalize a declining area. If you have further questions, please call me at 661255-1259. Sincerely, Marsha McLean, Councilwoman City of Santa Clarita PRINTED ON RECYCLED PAPER