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HomeMy WebLinkAbout2004-11-23 - AGENDA REPORTS - APPEAL CAR WASH MC 03-409 (2)Agenda Item: _ /a CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: DATE: November 23, 2004 Jason Smisko SUBJECT: APPEAL OF PLANNING COMMISSION'S APPROVAL OF FULL-SERVICE CAR WASH AT 18727 SOLEDAD CANYON ROAD (MASTER CASE 03-409, CONDITIONAL USE PERMIT 03-021) DEPARTMENT: Planning and Economic Development RECOMMENDED ACTION City Council conduct the public hearing; close the public hearing; and direct staff to return on December 14, 2004, with a resolution of the Council's determination of the project as a Consent Calendar item. BACKGROUND On June 15, 2004, a request for a full-service car wash facility to include office, retail, and vacumming and drying off areas totaling approximately 15,000 square feet of enclosed buildings and/or roofed areas on a two -and -a -half -acre hillside property was presented to the Planning Commission with a staff recommendation of denial. This project is not a permitted -by -right use as it requires approval of a conditional use permit at this location in the Community Commercial (CC) zone. The Planning Commission received the staff report and took public testimony. The Planning Commission directed staff to prepare the necessary environmental documentation and return to a subsequent Planning Commission meeting with a recommendation of approval. Items of concern that the Commission directed staff and the applicant to address included increased landscaped berming along the project frontage, avoidance of short -and long-term noise impacts to adjacent uses, and assurance that the architectural appearance is upscale. On September 7, 2004, the Planning Commission approved the proposed project and the associated entitlements with a 5 - 0 vote. On September 16, 2004, this Planning Commission action was appealed by two councilmembers on the basis that the planning objectives for this area of the Soledad Canyon Road corridor have yet to be established and with an understanding that this area is in transition with a variety of institutional, retail, dining and entertainment destinations, and that therefore, a project of this nature merits an additional public hearing and a determination of policy by the City Council. Basis for Staff Recommendation of Denial In January 2004, at the Council's request, a joint City Council/Planning Commission study session was presented on auto -related uses throughout the City and their permitting requirements. At this meeting, the Council expressed a concern about the placement of highly visible auto -related uses fronting major roadway corridors. Sensitive to the Council's comments about permitting new/additional auto -related uses fronting major corridors and understanding that a full-service car wash is a high-intensity land use in this area, and in light of staffs concerns with meeting the required findings for approving the conditional use permit, staff recommended that the Planning Commission deny the proposed project. In recent years, along this corridor, projects like the Soledad Entertainment Center and the Canyon Country Jo Anne Darcy Library shopping center have been constructed and have begun to foster a retail, restaurant and entertainment commercial theme. The mix of uses and the site design of each center have had other positive results. There is an ease of on-site pedestrian mobility and once on the site, the consumer is influenced to visit more than one business at each center. For this commercial corridor in Canyon Country, these characteristics are preferred to those of a car wash. These approvals are demonstrative of the City's effort to create a network of vital, destination retail centers on the east side of Santa Clarita. Further, these developments have resulted in other area improvements including the undergrounding of utilities and the construction of landscaped medians. Staff felt that a full-service car wash in this location would be inconsistent with the retail/commercial characteristics that have resulted from these two new shopping centers. Planning Commission Approval In evaluating the merits of the proposed project, the 'Planning Commission determined that the project fully met the City's Unified Development Code and that the project would not have any impacts on the environment. The Commission further found that the project was consistent with the City's General Plan and that it would not adversely affect adjacent uses. Also, in the absence of a redevelopment boundary or a proposed specific plan, the Commission did not believe it was feasible to collect other properties adjacent to the subject site for a comprehensive master planning project. Finally, the Commission found that the project's architecture and land use was suitable for this community and that there would not be any detrimental impacts to the hillside on the property. Project Description The 108,464 square foot site is currently vacant. It previously contained a gas station until 1999. It is located on the north side of Soledad Canyon Road and is west of the Coffee Kiosk/drive-thru dairy and across the street from the Soledad Entertainment Center. The General Plan land use designation is Community Commercial (CC). The property is surrounded by mostly other CC properties and is bordered to the north by hillside residential. The proposed development is in the CC zone and it consists of a full-service automated car wash, office, retail, and vacuuming and drying off areas totaling approximately 15,000 square feet of enclosed buildings and/or roofed areas. The site is a hillside property with an average cross slope of 25.9%. A lot line adjustment to remove the 150' horizontal property line dividing the two parcels is necessary as part of the project in order to meet floor area ratio requirements. The applicant is proposing a retaining wall near the base of the slope to the north of the car wash at the northwestern corner of the front parcel ranging from approximately 30' tall at its western edge and gradually decreasing as it goes eastward to a slough wall. Portions of this wall will be visible from Soledad Canyon Road. (The applicant likens this wall to be similar to the "Plum Canyon wall," recently constructed as part of the new shopping center at the northeast corner of Bouquet Canyon Road and Plum Canyon Road.) There are no oak trees on or adjacent to the project site. The site includes a 1,600 square foot retail store; a minimum 2,000 square foot covered vacuuming area; and a minimum 3,000 square foot covered dry -off area. The wash tunnel is approximately 18' wide by 90' feet long and is located on the west side of the property set back 10' from the property line. Earlier versions of this proposal included an auto lube that has since been eliminated. This proposal does not include a service station. Required parking and additional employee parking is provided on the northeastern portion of the site. The area on the site proposed for development is predominantly flat and minimal grading is anticipated. Approximately two-thirds of the sloped area is proposed to be landscaped and maintained by the applicant. Development on the sloped areas of the project site is limited to the construction of the retaining wall as described earlier. The applicant has projected approximately 6,000 cubic yards of cut and fill to be balanced on site. With the construction of the wash tunnel, retail/office building and vacuum/dry-off areas, the applicant is proposing a floor area ratio of 13.86%. In order to meet the floor area ratio requirements for this project, the applicant is proposing to complete a lot line adjustment on the northern and southern parcels which would result in the creation of one single property. This lot line application process must be completed prior to the issuance of any grading permits. Noise There will be a short-term increase in noise levels during general site preparation and construction and installation of the proposed car wash. The applicant will be subject to all noise standards set forth in Chapter 11.44 of the City of Santa Clarita Municipal Code relating to noise levels and construction -related noise. Although construction activities will have a slight increase the ambient noise levels in the short-term, the Unified Development Code places restrictions on the construction -related noise that will reduce noise -related impacts to less than significant levels during construction. Neighboring residences are located to the rear, elevated on a hill, approximately 75 feet above and 220 feet away from the nearest proposed car wash operations. In order to further mitigate any potential noise impacts, the applicant is proposing to heavily landscape the rear slope of the property. The car wash tunnel is pointed away from the homes and from the rear of the property with cars exiting toward Soledad Canyon Road. Additionally, the proposed block wall at the base of the slope separates the car wash facility from the residences on the adjacent property and it will provide protection from potential noise impacts. Therefore, noise levels are not anticipated to adversely affect the neighboring residences. Transportation and Trak The property currently has three driveways. Two are proposed for removal as part of this project. If built, the site would have right -in, right -out vehicular access only from Soledad Canyon Road. The applicant is anticipating serving an average of 2,500 to 3,000 cars per week. If this project is approved, the applicant will be required to provide additional right-of-way to the satisfaction of the City Engineer up to 60' from the centerline of Soledad Canyon Road. No circulation or access issues are anticipated with the construction and operation of this project. Architectural Features The applicant has stated that he is proposing exterior site design characteristics that are similar to the Canyon Country Jo Anne Darcy Library to the east. These architectural features include native stone veneer, concrete and tile pavers, cement tile roof, and earth tone colors (stucco) throughout the project's exterior and exposed wood beam underneath the metal dry -off canopy. Landscaping Consistent with the Planning Commission's direction, the applicant was conditioned to provide a landscaped berm along the project's frontage. Prior to the issuance of a grading permit, the applicant is required to submit final landscape and irrigation plans subject to the approval of the Director of Planning and Economic Development. ALTERNATIVE ACTIONS Any other action as directed by the Council. FISCAL IMPACT No fiscal impacts to the City's general fund are anticipated are anticipated with the proposed project. ATTACHMENTS Site Plan Negative Declaration (Reading File) Initial Study Planning Commission Staff Report, June 15, 2004 Planning Commission Staff Report, September 7, 2004 CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita in the City Hall Council Chambers, 23920 Valencia Boulevard, I" Floor, Santa Clarita, California, on the 23rd day of November, 2004, at or after 6:00 p.m. to consider an appeal of the approval of Master Case 03-409. The applicant requests approval of a conditional use permit, hillside review, and a development review to operate a full-service car wash at 18727 Soledad Canyon Road across from the Soledad Entertainment Center, in the Canyon Country Community. The proposed development consists of a car wash, office, retail, and vacuuming and drying off areas totaling approximately 15,000 square feet of enclosed buildings and/or roofed areas. The site is a hillside property with an average cross slope of 25.9%. A lot line adjustment to remove the 150' horizontal property line dividing the two parcels would be necessary as part of the project in order to meet floor area ratio requirements. A DRAFT MITIGATED NEGATIVE DECLARATION has been prepared for this proposed project and was made available for a public review period on August 17, 2004, during which the City of Santa Clarita Planning & Economic Development Department will receive comments through 12:00 p.m. on November 23, 2004. During the public review period, a copy of the negative declaration and all supporting documents will be located at the Planning Division public counter located in the City Hall Building at 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355. A copy of the draft mitigated negative declaration (without all supporting documents) will be posted at the Los Angeles County Library, Valencia Branch during the public review period noted above. Proponents, opponents and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the Department of Planning and Economic Development, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355; (661) 255-4330, Jason Smisko, Associate Planner. If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearings described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. Dated: October 29, 2004 Sharon L. Dawson, CMC City Clerk Publish Date: November 2, 2004 S:\CITY\Pubhc Hearings\03-409 Car Wash Appeal.doc City of Santa Clarita 23920 Valencia Blvd. Suite 300 Santa Clarita California 91355-2196 Website: www.santa-clarita.com September 16, 2004 Phone (661) 259-2489 Fax (661) 259-8"f Y OF City of Santa Clarita City Clerk 23920 Valencia Boulevard, Suite 300 Santa Clarita, CA 91355 CL ARITA 1i f1 `;EF I b P 2: 11 ICE Subject: Master Case 03-409, Conditional Use Permit 03-021, Hillside Review 04-002, Development Review 03-030 - Approved Full Service Car Wash at 18727 Soledad Canyon Road Dear Ms. Dawson: This letter is submitted to appeal the full service car wash, as noted above, that was approved by the City Planning Commission on September 7, 2004. Given that the planning objectives for this area of the Soledad Canyon Road corridor have yet to be established and understanding that this area is in transition with a variety of institutional, retail, dining and entertainment destinations, a project of this nature merits further evaluation. This appeal is based upon a belief that this proposal involves an issue of importance to the community which should be subject to an additional public hearing and a determination of policy by the City Council. Sincerely, a.In.E� w VV Laurene Weste City Councilmember V–W'vr "`si—%vCi0'1-00.W" Marsha McLean City Councilmember cc: City Councilmembers Kenneth R. Pulskamp, City Manager Lisa M. Hardy, AICP, Planning Manager Jason Smisko, Associate Planner PRINTED ON RECYCLED PAPER