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HomeMy WebLinkAbout2003-05-13 - RESOLUTIONS - RICE SELF STORAGE DEV (2)RESOLUTION NO. 03-62 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION PREPARED FOR THE SPECIFIC PLAN AMENDMENT AND DEVELOPMENT OF A SELF STORAGE FACILITY AND APPROVING CONDITIONAL USE PERMIT 02-022 TO ALLOW FOR THE CONSTRUCTION OF A 82,500 SQUARE FOOT SELF STORAGE FACILITY WITHIN THE LOWE'S HOME IMPROVEMENT SHOPPING CENTER IN THE CITY OF SANTA CLARITA. (MASTER CASE 02-321) WHEREAS, the City Council of the City of Santa Clarita (hereafter "City") hereby makes the following findings of fact: A. An application for Master Case 02-321 (Specific Plan Amendment 02-003 and Conditional Use Permit 02-022) was filed by Rice Development (the "applicant") with the City of Santa Clarita on August 28, 2002. The property for which this application was filed is located at southwest corner of Newhall Ranch Road and Bouquet Canyon Road within the Lowe's Home Improvement shopping center. The General Plan and Zoning designation for the property is SP (Specific Plan); B. The applicant is requesting a specific plan amendment (North Valencia I Specific Plan) to allow self storage facilities in the commercial areas with an approved conditional use permit. The applicant is also requesting a conditional use permit to allow a 82,500 square foot self storage facility within the commercial area (Lowe's Home Improvement shopping center); C. The proposed application was reviewed by staff and deemed complete on October 14, 2002; D. The surrounding land uses include commercial uses to the north, the Santa Clara River and single family homes to the west, and the Castaic Lake Water Agency's pumping station to the east; E. A public hearing was duly noticed for the Planning Commission meeting of March 18, 2003, which was held at 7:00 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard, Santa Clarita, CA. During this meeting, the Planning Commission received the staff report and public testimony on the project; F. Public participation and notification requirements pursuant to Sections 65090 and 65854 of the Government Code of the State of California were duly followed; and G. On May 13, 2003, the City Council of the City of Santa Clarita conducted a public meeting; considered the proposed Mitigated Negative Declaration prepared for the specific plan amendment (No. 02-003) and development of a self storage Resolution No. 03-62 Page 2 facility; and considered Conditional Use Permit No. 02-022 to allow for the construction of a 82,500 square foot self storage within the Lowe's Home Improvement shopping center (Master Case No. 02-321). The public meeting was held on or before 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita, California. WHEREAS, based upon the above findings of fact, and upon studies and investigations made on behalf of the City Council, the City Council further finds the following California Environmental Quality Act findings: A. An Initial Study and a Mitigated Negative Declaration for this project (Specific Plan Amendment 02-003 and Conditional Use Permit 02-022) have been prepared in compliance with the California Environmental Quality Act (CEQA); B. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The public review period was open from February 24, 2003 through March 17, 2003; C. Said study found that no adverse impacts to the existing and future environmental resources of the area would result from the project, and the proposed Mitigated Negative Declaration was posted and advertised on February 24, 2003 in accordance with CEQA; D. The Mitigated Negative Declaration reflects the independent judgment of the City of Santa Clarita; and E. The City Council, based upon the finding set forth above, hereby finds the Mitigated Negative Declaration for this project to have been prepared in compliance with CEQA. WHEREAS, based upon the above findings of fact, and upon studies and investigations made on behalf of the City Council, the City Council further finds the following Conditional Use Permit findings: A. That the proposed location, size, design, and characteristics of the proposed use are developed in accordance with the purpose of the North Valencia Specific Plan and the Unified Development Code and the Santa Clarita General Plan. The proposed self storage facility would be located in the rear of the shopping center, designed to be compatible with the existing buildings in the center, and the facility would operate similar to the existing businesses in the center; Resolution No. 03-62 Page 3 B. That the location, size, design, and characteristics of the proposed self storage facility, as conditioned, complies with the performance standards of the Commercial zoning designation. In addition, the self storage facility will be compatible with and will not adversely affect or be materially detrimental to adjacent uses or natural resources, with consideration given to; 1. Harmony in scale, bulk, coverage, and density; 2. The availability of public facilities, services and utilities; 3. The harmful effect, if any, upon desirable neighborhood character; 4. The generation of traffic and the capacity and physical character of surrounding streets; 5. The suitability of the site for the type and the intensity of use or development which is proposed; and 6. The harmful effect, if any, upon environmental quality and natural resources. The self storage facility would be compatible with the existing uses in the center as the hours of operation are similar, trip generation would be lower than retail, and the architecture would be complementary to the existing buildings within the center. In addition, because the pad is located in the rear of center with limited views, general retail/restaurant uses would consider this pad not desirable but desirable to self storage facilities as these types of uses don't require street frontage. The location is significantly blocked from Newhall Ranch Road by the Lowe's Home Improvement building and from Bouquet Canyon Road by the CLWA Pumping Station and In/Out Burger. Where there are public views (Bouquet Canyon Road Bridge, Valencia Boulevard, and the trail along the single family homes in Bridgeport) the proposed storage facility would provide screening (landscaping etc.) to the extent possible; C. That the proposed location and general operating characteristics of the self storage facility will not conflict with neighboring uses and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or be materially injurious to properties or improvements in the vicinity. The proposed self storage facility would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and Resolution No. 03-62 Page 4 D. That the self storage facility would comply with all of the applicable provisions of the Code. The proposed self storage facility would comply with all of the applicable provisions of the Code (North Valencia I Specific Plan). NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Clarita, California, as follows: SECTION 1. The City Council hereby approves and adopts the Mitigate Negative Declaration prepared for the project. SECTION 2. The City Council hereby directs that a Notice of Determination of Mitigated Negative Declaration be filed with the County of Los Angeles. SECTION 3. The City Council hereby approves Conditional Use Permit No. 02-022 subject to the conditions of approval listed below: General Conditions GC 1. The approval of this entitlement shall expire two years from the date of conditional approval unless modified with an approved development agreement. GC2. The applicant shall be responsible for notifying the Director of Planning and Building Services 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. GC3. Details shown on the site plan are not necessarily approved. Any details which are inconsistent with the requirements of ordinances, general conditions of approval, or City policies and not modified by this permit must be specifically approved. GC4. This grant shall not be effective for any purpose until the permittee and the owner of the property involved (if other than the permittee) have filed with the Director of Planning and Building Services, their affidavit (Acceptance Form) stating that they are aware of, and agree to accept, all of the conditions of this grant. GCS. 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 or increasing the existing strength and/or quantity of wastewater attributable to a particular parcel or operation already connected. A connection fee is required to construct an incremental expansion of the Sewerage System to accommodate the proposed project that will mitigate the impact of this project on the present Sewerage System. Payment of a connection fee will also be required before a permit to connect to the sewer is issued. Resolution No. 03-62 Page 5 GC6. Individual developments associated with the proposed project may require a Districts' permit for Industrial Wastewater Discharge. The project developer shall contact the Sanitation Districts' Industrial Waste Section in order to reach a determination on this matter. If this permit is necessary, project developers shall forward a copy of final plans for proposed development(s) to the Districts for review and approval prior to the issuance of building permits. GC7. The applicant shall accept the Storm Drainage Fee established by the City of Santa Clarita required by Government Code Section 66018 and City Ordinance No. 94-7, establishing storm drainage activity of the City as a utility enterprise. GCB. 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 attack, set aside, void, or annul the approval of this project, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the city fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both the following occur: 1) the City bears its own attorney's 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." GC9. It is further 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 City may commence proceedings to revoke this approval. GC10. This permit (Conditional Use Permit 02-022) shall be valid 30 days after the date of the second reading of the Ordinance for Specific Plan Amendment 02-003. Planning Division PL1. All roof equipment shall be screened architecturally if visible from the public street to the satisfaction of the Director of Planning and Building Services. PI -2. No signage is approved. All signage will be reviewed by a separate permit (sign review). PL3. The applicant shall comply with all applicable regulations, fees, and requirements including, but not limited to, Building & Safety, Engineering, and Fire Department. Resolution No. 03-62 Page 6 PL4. The applicant shall construct and design the self storage facility per the site plan, colored elevations, and materials board. PLS. The applicant shall comply with all of the applicable requirements of the North Valencia I Specific Plan, Conditions of Approval, Development Agreement and Environmental Impact Report. PL6. All mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) for the project shall be complied with to the satisfaction of Director of Planning and Building Services. PL7. The hours of operation shall be from 8 a.m. to 10 p.m. daily. PL8. Outdoor payphones and amplified speakers systems are prohibited within the boundaries of the self storage facility. PL9. The applicant shall down -light and use sodium lighting for all new parking lot lights and exterior building wall lighting. All new exterior lighting with the exception of the required light for safety shall be turned of by 10 p.m. daily. PL10. The applicant shall construct an 8' high fence along the east, south and west property lines. The fencing shall be consistent with the Omega Systems fencing material of "foliage green" heavy duty 6 -gauge steel wire. The steel shall be covered and maintained with a green polyester coating at all times. The applicant shall plant vines along the fencing to the satisfaction of the Director of Parks, Recreation, and Community Services. One year after the project is complete and occupied, the applicant shall be required to obtain a compliance letter from the Planning Division that the vines are healthy and growing and will meet the intent that the vines will cover the steel fencing. PLl L Prior to submitting building plans to the Building and Safety Division, the applicant shall submit a preliminary landscape plan to the Planning Division for approval. The landscaping material shall include non -evasive plant material and fast growing trees to the satisfaction of the Director of Planning and Building Services. Trees shall be planted with a mixture of 24 inch, 36 inch, and 48 -inch box trees to screen the project to the extent possible and to the satisfaction of the Director of Planning and Building Services. The applicant shall at a minimum install the following tree counts and sizes: (47) 24" box trees, (21) 36" box trees and (15) 48" box trees. One year after the project is complete and occupied, the applicant shall be required to obtain a compliance letter from the Planning Division that the landscaping buffer is healthy and growing and will meet the intent that the landscaping will screen the project. Resolution No. 03-62 Page 7 Fire Department Fl. The applicant shall provide vehicular access of 28 feet in width to within 150 feet of all portions of each building. F2. The applicant shall indicate existing fire hydrants. Additional fire hydrants may be needed and shall be installed prior to the issuance of a building permit. F3. The applicant shall provide a public fire flow of 5,000 G.P.M. F4. The building shall be sprinklered. F5. Prior to issuance of building permits, the applicant shall submit improvement plans to the Los Angeles County Fire Department for review and approval. F6. Prior to the issuance of building permits, the applicant shall pay all fire facility fees. F7. Architectural plans shall be submitted for approval. Building and Safety BS1. All structures shall comply with the detailed requirements of the 1998 California Building, Mechanical, Electrical and Plumbing Codes, the 1998 California Energy Code with AB970 Amendments to Title 24 and the 1999 City of Santa Clarita amendments to the California codes. A copy of the City amendments is available at the Building and Safety public counter. BS2. Prior to issuance of building permits, clearances will be required from the following agencies: William S. Hart School District and Saugus Elementary School District Castaic Lake Water Agency Los Angeles County Sanitation District Los Angeles County Environmental Services (Health Dept.) Los Angeles County Environmental Programs (Industrial Waste) An agency referral list is available at the Building and Safety Public Counter. Resolution No. 03-62 Page 8 BS3. The project shall fully comply with the disabled access requirements as specified in Chapter 11B of the California Building Code, including access from the public way to all ground floor entrances and exits to the structure. BS4. A complete soils and geology report will be required for the project. Three sets of the report shall be formally submitted to the Engineering Division for review and approval. One copy of the report shall be submitted to Building and Safety for review at the time of plan submittal for building permits. BSS. All structures shall be setback from any ascending and descending slopes per section 1806.5 Show the topography/slopes surrounding the project, (Creek and channel lining). BS6. At the time of application for a building permit, please submit two complete sets of the following construction documents for plan review: architectural, structural, mechanical, electrical, plumbing plans and truss drawings and calcs, etc.,and a single copy of the structural and energy calculations, soil report and the current tax assessor's map. BST The applicant shall show all current lot lines, easements, restricted use areas, etc on the building plans. BSB. The applicant shall show on the building plans the portion of the "No Build Easement" from Lowes that encroaches on this parcel. This document shall be redone to name the City of Santa Clarita as the easement user. BS9. The elevators shall not open into the stair enclosures. (sec. 1005.3.3) BS10. The building shall be fire sprinklered. (sec. 904.2.2) BS 11. For S-1 occupancy building the openings within 20 feet of PL shall be fire protected. BS12. A full building review will be performed upon submittal of the complete working drawings. Environmental Services Nl. Design: This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as an industrial/commercial development of 100,000 square feet or greater. An Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post construction best management practices (BMPs) into the design of the project must be prepared and approved prior to issuance of any grading or building Resolution No. 03-62 Page 9 permits. Please refer to the Standard Urban Stormwater Mitigation Plan (SUSMP) attached. Contact the Environmental Services Division at (661) 284-1422 with any questions. N2. Construction: This is a construction priority project under the City's Municipal Stormwater Permit. The developer must create a Local Stormwater Pollution Prevention Plan (SWPPP). The plan must be submitted prior to issuance of grading and building permits and must be kept on the construction site at all times. N3. Solid Waste: The following solid waste comments are based on the tentative building specifications presented on the submitted plan. These comments represent the recommended minimum amount of trash enclosures and bins. It is the property owner's responsibility to ensure adequate trash collection. It is therefore the property owner's responsibility to ensure space is allocated for the placement of an adequate amount of trash and recycling bins. Half of the bins provided must be reserved for recyclable materials only. a. Provide sufficient trash enclosures to house 4 -three yard bins. Half of the bins should be reserved for recyclable materials only. b. All trash enclosures should be shown on the site plan. C. All trash enclosures should be consistent with the surrounding architecture and be located to provide convenient pedestrian and collection vehicle access. d. All trash enclosures should be consistent with current City specifications and have a solid roof. e. The project proponent is encouraged to recycle construction and demolition debris. Contact the Environmental Services Division for debris recycling information. Parks and Recreation PRI. Prior to the certificate of occupancy, a special landscape maintenance assessment district may be formed having the responsibility and authority of all maintenance, including, but not limited to, landscaping, irrigation, street trees, and medians within the City right of way. The Landscape Maintenance District shall be annexed into the Citywide major arterial Landscape Maintenance District. Resolution No. 03-62 Page 10 PR2. Prior to issuance of building permit, the applicant shall provide final landscape and irrigation plans for review and final approval of the Parks, Recreation, and Community Services Department. All parking spaces required to have one 24 -inch box tree per 4 stalls. Screen trash enclosures and all mechanical devices or vault boxes with mature landscape (15 -gallon shrubs), vines, etc. PR3. All trail improvements and construction required along rear of property shall be completed prior to building permits. Engineering General EN1. The applicant at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. EN2. The applicant shall be subject to the North Valencia I Conditions of Approval/Mitigation Measures, Specific Plan and Development Agreement. Grading. Drainage & Geology EN3. Prior to grading plan approval, the applicant shall submit a grading plan consistent with the approval for the entire site, which must be approved by the City. EN4. The applicant's grading plan shall be based on a detailed engineering geotechnical report, which must be specifically approved by the geologist and/or soils engineer and show all recommendations submitted by them. It must also agree with the approved site plan and conditions as approved by the Advisory Agency. ENS. Prior to grading plan approval, the applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements to the satisfaction of the City Engineer. Fees EN6. Prior to issuance of building permit, the applicant shall pay the applicable Bridge and Thoroughfare Benefit District Fee to implement the highway element of the General Plan as a means of mitigating the traffic impact of this development. ENT The applicant may construct off-site District improvements of equivalent value in lieu of Resolution No. 03-62 Page 11 paying fees established for the District subject to approval of the City Engineer. The B&T fee shall be paid at the time stated above and may be reimbursed upon completion and acceptance of such off-site improvements, subject to District guidelines. Factors for development units are as follows: Development Units Factors Commercial Per Gross 5.0 Acreage The project is in the: [X] Bouquet Canyon Bridge and Thoroughfare District Commercial developments will be based on gross acreage with a factor of five (5). The applicant shall pay the amount specified in the North Valencia I Conditions of Approval/Mitigation Measures, Specific Plan and Development Agreetrent. Traffic EN8. Minimum width of all interior drive aisles shall be 26 feet (28' if required by the Fire Department) and shall be shown on all applicable plans prior to issuance of first -building permit. EN9. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. Transit Tl. The applicant shall comply with all of the applicable North Valencia I Conditions of Approval and Development Agreement. Landscape Maintenance District Ll. Prior to issuance of a building permit, the property must be annexed into the landscape maintenance district for the maintenance of median landscaping in Newhall Ranch Road Resolution No. 03-62 Page 12 and Bouquet Canyon Road. The property owner must sign the ballot and petition to annex into the district to the satisfaction of the Director of Administrative Services. SECTION 4. The City Clerk shall certify the adoption of this Resolution. SECTION 5. This resolution shall be effective immediately upon its adoption. PASSED, APPROVED AND ADOPTED this 13th day of May, 2003. MAYOR ATTEST: CIT -CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARTTA ) I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 13 day of May, 2003, by the following vote: AYES: COUNCILMEMBERS: Weste, Ferry, McLean, Smyth NOES: COUNCILMEMBERS: Kellar ABSENT: COUNCILMEMBERS: None CITY CLERK CLERK s:pbs\current\2002\02-32 Accresolution