Agenda Item: 2
CITY OF SANTA CLARITA
PLANNING COMMISSION
AGENDA REPORT
PUBLIC HEARINGS
PLANNING MANAGER APPROVAL:
DATE: December 2, 2025
SUBJECT: Appeal of the Lyons Center Self Storage Facility Project (Master Case 25-039)
APPLICANT: Philip Lee for Lyons Center, LLC
LOCATION: 24860 Orchard Village Road
CASE PLANNER: Andy Olson
RECOMMENDED ACTION
Planning Commission:
1. Conduct the public hearing;
2. Determine that California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when disapproving of a project; and
3. Adopt Resolution P25-17, denying Appeal 25-001 and affirming the Director of Community Development’s denial of a request by Lyons Center, LLC to amend the Lyons Corridor Plan and to construct and operate a new self-storage facility at 24860 Orchard Village Road (Master Case 25-039).
REQUEST
The applicant, Philip Lee of Lyons Center, LLC, is appealing the decision of the Director of Community Development to deny Master Case 25-039, the Lyons Center Self Storage Facility Project. The project request included the following entitlements: Zone Change 25-002, Conditional Use Permit (CUP) 25-002, Development Review (DR) 25-003, and Architectural Design Review (ADR) 25-004. The project proposes to amend the Lyons Corridor Plan (LCP) to permit self-storage uses in the Lyons Urban 3 (L-U3) zone and would allow for the construction of a new self-storage facility at 24860 Orchard Village Road (Assessor’s Parcel Number [APN]:
2855-006-010).
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BACKGROUND
Lyons Corridor Plan
The City of Santa Clarita (City) initiated the Lyons Corridor Plan (LCP) in 2010. The LCP is distinct from the City’s standard zoning and other specific plans, and is one of only two corridor plans in the City, the other being the Soledad Canyon Road Corridor Plan. The City initiated the LCP in order to guide the development of the Lyons Corridor, including ensuring walkability and pedestrian-friendly development, encouraging and incentivizing redevelopment, and protecting and enhancing the community identity of the corridor. The plan was prepared over the course of three years and incorporated extensive community outreach to incorporate community feedback into the LCP and its goals. The City Council adopted the LCP on July 9, 2013.
Project Setting
The project site is a vacant 26,880 square-foot tenant space in an existing commercial building in the Lyons Center, a commercial shopping center located on the northeastern corner of the intersection of Lyons Avenue and Orchard Village Road. Lyons Center consists of four parcels and is approximately seven acres in size.
One Stop Review
On January 27, 2022, the applicant submitted a preliminary One Stop Review to the Planning Division to receive feedback on a proposed Zone Change and General Plan Amendment for a self-storage facility at 24860 Orchard Village Road.
Upon review, City staff identified that self-storage is not a permitted use in the L-U3 zone and that a Zone Change and/or General Plan Amendment would be required for this use. Feedback was provided to the applicant, and the One Stop Review was completed March 17, 2022.
Project Submittal and Denial
On March 7, 2025, the applicant submitted a formal application for a Zone Change, CUP, DR, and ADR for the proposed project. Upon review of the application, it was unclear what zoning map or text change was being proposed with the project. Accordingly, the project was deemed incomplete on March 31, 2025.
Upon discussions with the applicant, it became clear that there were two paths forward to request the proposed project, each with potential challenges. The first path would be a proposal to amend the General Plan and rezone the project site to remove it from the LCP and to instead zone it to allow self-storage, e.g. a Business Park (BP) use. The second path would be amending the LCP to allow for self-storage facilities.
On May 20, 2025, following discussion on the zone change request, the applicant submitted a zoning text amendment to the LCP, which requested to change self-storage uses in the L-U3 zone from being a prohibited use to being a land use that could be allowed with a CUP. Upon 2 Packet Pg. 33
review of the proposed text amendments, it was identified that the Santa Clarita Municipal Code (SCMC) does not allow the applicant to initiate an amendment to the text of the LCP. Additional discussion on the zone change process is provided below in the Analysis section. On September 11, 2025, the Director of Community Development denied the application for the proposed project.
Filing of Appeal
On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development’s decision to deny the project. The applicant’s letter of appeal is attached. The review authority for an appeal of a decision made by the Director of Community Development is the Planning Commission; therefore, a hearing before the Planning Commission has been scheduled.
PROJECT DESCRIPTION
The proposed project consists of a Zone Change to amend the text of the LCP to permit self- storage facilities in the L-U3 zone with a CUP. The proposed project also includes a CUP, DR, and ADR to convert the vacant portion of the existing building at 24860 Orchard Village Road into a new self-storage facility. The remainder of the building is occupied by the ALDI grocery store, which would remain unchanged. The existing 26,880 square-foot tenant space would be renovated to construct a second floor, resulting in 1,108 square feet of first-floor office space and 52,652 square feet of self-storage space. Exterior architectural enhancements are proposed on the front elevation. The site plan also includes a new drop-off zone in front of the self-storage use.
An aerial map depicting the location of the site and the proposed code amendments, site plan, floor plan, elevations, and renderings have been provided herein.
EXISTING ZONING AND LAND USE
The subject property has a General Plan designation of Community Commercial (CC) and a zoning designation of L-U3 within the LCP. As described in the City’s General Plan:
“The Community Commercial designation is intended for business providing retail and service uses which primarily serve the local market. Representative uses include restaurants, clothing stores, hardware and auto parts stores, grocery markets, pharmacies, banks and financial services, specialty retail, theaters and nightclubs, day care centers, and medical services. These areas are typically located along arterial streets or at the intersections of high traffic corridors” (General Plan Land Use Element p. 59).
Within the L-U3 zone, typical uses include “medical office, commercial office, retail, and services. Mixed use projects that include residential units may be conditionally permitted with the approval of a Minor Use Permit” (LCP Section 3.1.040(C)).
The project site is surrounded by developed properties with a mixture of residential, assembly, educational, and commercial uses. Table 1 below summarizes the land use and zoning designations, and current land uses for nearby properties. 2 Packet Pg. 34
Table 1 – Land Use, Zoning, and Existing Uses
General Plan Zoning
Designation
Existing Uses
Project
Site CC L- U3 Lyons Center Commercial Center
North UR2
PI
UR2
PI
Hart High School
Single-Family Homes
East PI
CC
PI
L-U3
Hart High School
Our Lady of Perpetual Help church
South CC L-U3
Walgreens
Carl’s Jr
Apple Valley Plaza
Green Landscape
West CC L-U3 Old Orchard Center
St. Stephen’s Episcopal Church
Key: CC = Community Commercial; UR2 = Urban Residential 2; PI = Public/Institutional
ANALYSIS
As described above, it was identified that there are two potential paths to amend the zoning to allow for self-storage uses with a CUP. The first path is to amend the General Plan designation and rezone the project site to a zoning designation that permits self-storage facilities, such as Business Park (BP) zoning. The second path would be to amend the text of the LCP to allow for self-storage facilities with a CUP.
Rezone and General Plan Amendment Option
The first potential path for the applicant would be to apply to rezone the project site and to amend the project site’s General Plan land use designation to a zone that allows for self-storage, such as a Business Park (BP) designation. Self-storage facilities are permitted with a CUP in the BP, Mixed-Use Corridor (MXC), Mixed Use Neighborhood (MXN), and Industrial (I) zones.
Any proposal to rezone and amend the General Plan would need to be fully reviewed to determine if all findings for a zone change could be made. The SCMC requires the following for zone changes (SCMC 17.28.120(H):
1. Principles and Standards for Zone Changes. The Council shall approve a zone change only after the applicant substantiates all of the following required findings:
a. That modified conditions warrant a revision in the zoning map as it pertains to the area under consideration;
b. That a need for the proposed zone classification exists within such area;
c. That the particular property under consideration is a proper location for said zone classification within such area:
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i. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; and
ii. That the proposed zone change is consistent with the adopted General Plan for the area unless a General Plan amendment is filed concurrently and approved with said zone change.
In addition, any proposal to rezone the project site would need to be thoroughly evaluated to determine whether the proposal would be considered spot zoning. None of the zoning designations which allow for self-storage facilities exist in proximity to the project site.
In 2003, the City Council adopted Ordinance 03-1 prohibiting self-storage in the Community Commercial zone and adopting development standards for self-storage uses. The change was made to limit the visibility of self-storage facilities along primary and secondary thoroughfares, as well as to preserve commercial corridors, in an effort to improve the jobs/housing balance within the City. As a result of Ordinance 03-1, self-storage uses are allowed in the BP or Industrial (I) zones with a CUP. City staff has followed the City Council’s direction and has since referred applicants to the BP and I zones for self-storage projects. The City’s development standards for self-storage facilities (SCMC § 17.66.110) state that: “The City’s intent is to limit the visibility and/or adequately design self-storage facilities along major and secondary highways to appear as a structure, or use, anticipated for the surrounding land uses.”
Based on this previous City Council direction, the applicant was informed that City staff was not supportive of a zone change and general plan amendment at this location, including in the formal One Stop comments issued in 2022.
LCP Amendment Option
The second path for the proposed project would be an amendment to the text of the LCP itself to remove the prohibition on self-storage facilities in the LCP and to allow for self-storage facilities to instead be permitted with a CUP. The applicant has submitted a proposal to pursue this path.
The proposed project would amend the text of the LCP to allow for self-storage uses in the L-U3 zone with a CUP.
As described above, the City initiated the LCP in 2010, and the City Council adopted the plan in 2013. The Lyons Corridor, along with the Soledad Canyon Road Corridor Plan, is unique in the City, and the LCP incorporates the City’s vision, General Plan principles, and community input to guide development in the plan area.
Section 17.28.110(H) of the SCMC, which governs zone changes and amendments, does not permit an applicant to initiate a text amendment to a specific plan or corridor plan prepared and adopted by the City. Specifically, SCMC § 17.28.110(H)(2) permits zone changes and amendments to be initiated as follows:
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2. Amendments. Any amendments to such specific or corridor plans or regulations shall also be adopted in accordance with the State Government Code provisions and those mentioned below.
a. A specific or corridor plan may be amended in the same manner as provided for the adoption of a specific or corridor plan by this section.
b. An amendment to a specific or corridor plan may be initiated by the Director, Commission, or Council. An amendment may also be initiated by the applicant for the specific or corridor plan or a successor thereto, provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the specific plan.
In accordance with SCMC 17.28.120(B)(2), an applicant is permitted only to request a zoning map amendment, e.g., a request to change the zoning for a particular property or properties (this is described in Option 1 above).
Since the LCP was City-initiated, the applicant is not permitted to propose a text amendment to the LCP, and this request cannot be processed. Any text amendment to the LCP would require direction from the City Council to consider changes to the plan. The project was, therefore, denied by the Director of Community Development, and subsequently appealed to the Planning Commission.
If directed by the City Council to consider a change to the LCP, staff would then evaluate the proposed Zone Change, CUP, DR, and ADR. This would include a full review of all applicable development standards, including but not limited to architecture, parking, specific design standards for self-storage facilities, site planning, noise impacts, and environmental review.
Staff would also review the proposed Zone Change to determine if all applicable findings can be met, and to determine the potential effects of the amendment on the LCP. Currently, the L-U3 zone, along with all other zones in the LCP, does not permit self-storage facilities. Of the 113- acre LCP area, approximately 82 acres are within the L-U3 zone. This equates to more than 72 percent of the plan area. The applicant’s proposed text amendment to the LCP would apply to all 82 acres of the L-U3 zone, allowing self-storage uses with a CUP in areas throughout the corridor.
ENVIRONMENTAL STATUS
California Environmental Quality Act Guidelines Section 15270 provides that environmental review is not required when disapproving of a project.
PUBLIC NOTICING
On November 10, 2025, public notices regarding the proposed project were mailed to all property owners and residents within 1,000 feet of the project site, as well as to all tenants on the 2 Packet Pg. 37
project site. Additionally, a notice was published in The Signal. On November 14, 2025, notice of public hearing signs were posted on the project site.
To date, two public comment letters in opposition to the storage facility use have been received and are attached for reference.
CONCLUSION
The proposed project is not consistent with the City’s General Plan and SCMC, and the applicant cannot initiate the proposed amendment to the LCP. Staff has drafted the necessary findings for denial of the application in the draft resolution.
ATTACHMENTS
Resolution P25-17
Aerial and Zoning Map
Appeal Letter
Applicant Zoning Amendment Proposal
Self-Storage Facility Plans and Elevations
Public Notice
Public Comments
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RESOLUTION P25-17
A RESOLUTION OF THE PLANNING COMMISSION DENYING APPEAL 25-001 AND
AFFIRMING THE DIRECTOR OF COMMUNITY DEVELOPMENT DENIAL OF MASTER CASE 25-039, CONSISTING OF ZONE CHANGE 25-002, CONDITIONAL USE PERMIT 25-002, DEVELOPMENT REVIEW 25-003, AND ARCHITECTURAL DESIGN REVIEW 25-004 FOR THE LYONS CENTER SELF STORAGE FACILITY PROJECT, IN AN EXISTING COMMERCIAL BUILDING LOCATED AT 24860 ORCHARD VILLAGE ROAD (ASSESSOR’S PARCEL NUMBER: 2855-006-010), IN THE CITY OF SANTA CLARITA, CALIFORNIA.
THE PLANNING COMMISSION DOES RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT FOR MASTER CASE 25-039. The Planning Commission makes the following findings of fact:
A. An application for Master Case 25-039 (Zone Change (ZC) 25-002, Conditional Use Permit (CUP) 25-002, Development Review (DR) 25-003, and Architectural Design Review (ADR) 25-004)) was filed by Philip Lee of Lyons Center, LLC (applicant), with the City of Santa Clarita (City) on March 7, 2025 (project). The property for which this application was filed is Assessor’s Parcel Number 2855-006-010 (project site);
B. The applicant proposes to amend the Lyons Corridor Plan (LCP) to permit self-storage facilities with the approval of a CUP within the Lyons Urban 3 (L-U3) zone; C. The applicant further proposes to develop and operate a new self-storage facility in the vacant portion of the existing Aldi building at 24860 Orchard Village Road. The existing 26,880 square-foot tenant space would be renovated to construct a second floor, resulting in 1,108 square feet of first-floor office space and 52,652 square feet of self-storage space.
Exterior architectural enhancements are proposed on the front elevation. The site plan also includes a new drop-off zone in front of the self-storage use; D. The General Plan designation for the site is Community Commercial (CC), and the zoning designation is L-U3 within the LCP;
E. The project site is surrounded by residential development and a high school to the north, the school and a church to the east, commercial development to the south, and commercial development and a church to the west;
F. The City reviewed the project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”);
G. On March 7, 2025, the applicant submitted a formal application for a ZC, CUP, DR, and ADR for the proposed project.
H. On May 20, 2025, the applicant submitted a proposed zoning text amendment to the LCP to
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Attachment: Resolution P25-17 (Appeal of the Lyons Center Self Storage Facility Project) Resolution No. P25-17
Master Case 25-039
December 2, 2025
permit self-storage uses in the L-U3 zone with a CUP. Staff informed the applicant that it may not propose an amendment to the LCP; however, the applicant did not provide a revised proposal;
I. On September 11, 2025, the Director of Community Development denied the application for the proposed project;
J. On September 24, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development’s decision to deny the project; K. On December 2, 2025, a duly noticed public hearing was held before the City of Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita;
L. At this public hearing, the Planning Commission considered the staff report, staff presentation, applicant’s presentation, and public testimony; and M. This Resolution and its findings are made based upon the entire administrative record ,
including, without limitation, testimony and evidence presented to the Planning Commission at its December 2, 2025, public hearing, including, without limitation, the staff report.
SECTION 2. ENVIRONMENTAL ASSESSMENT OF MASTER CASE 25-039. Based upon the foregoing facts and findings, the Planning Commission hereby finds as follows:
A. Section 15270 of the CEQA Guidelines provides that environmental review is not required when disapproving of a project;
B. The documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based is the Master Case 25-039 project file, located within the Community Development Department and in the custody of the Director of Community Development; and
C. Based upon the findings set forth above, the Planning Commission hereby finds no further environmental review is required for compliance with CEQA.
SECTION 3. GENERAL FINDINGS FOR MASTER CASE 25-039. Based on the foregoing facts and findings for Master Case 25-039, the Planning Commission determines as follows:
A. That the proposal is consistent with the General Plan;
The project is not consistent with the goals, policies, and objectives of the General Plan and the underlying land use designation of CC for the project site, as it proposes a use which is not permitted within the L-U3 zone.
Therefore, the project would not be consistent with the General Plan and the Planning Commission cannot support these findings.
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Attachment: Resolution P25-17 (Appeal of the Lyons Center Self Storage Facility Project) Resolution No. P25-17
Master Case 25-039
December 2, 2025
B. The proposal is allowed within the applicable underlying zone and does not with all other applicable provisions of the Santa Clarita Municipal (SCMC);
The SCMC does not permit an applicant to propose an amendment to the LCP. The proposed development cannot be permitted under the requirements of the L-U3 zone.
Therefore, the
project would not be consistent with the underlying zoning of the project site and the Planning Commission cannot support these findings.
C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and
The project would encumber land zoned as L-U3 in the City with a land use not permitted under the CC land use designation to provide community-serving commercial uses. The project, including the GPA and ZC, would not support the public interest and would be detrimental to the community, and therefore, the required findings cannot be supported by the Planning Commission.
D. The proposal is physically suitable for the site. The factors related to the proposal’s physical suitability for the site shall include, but are not limited to, the following:
1. The design, location, shape, size, and operating characteristics are suitable for the proposed use;
2. The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate;
3. Public protection services (e.g. Fire protection, Sheriff protection, etc.) are readily available; and
4. The provision of utilities (e.g. potable water, schools. Solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.
The project would encumber land zoned as L-U3 in the City with an inappropriate land use and would conflict with the intent of the CC land use designation to provide community- serving commercial uses. The project, including the GPA and ZC, would not support the public interest and would be detrimental to the community, and therefore, the required findings cannot be supported by the Planning Commission.
SECTION 4: DETERMINATION; DENIAL. Master Case 25-039, inclusive of ZC 25-001, CUP 25-002, DR 25-003, and ADR 25-004, is denied for the proposed project and zone
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Attachment: Resolution P25-17 (Appeal of the Lyons Center Self Storage Facility Project) Resolution No. P25-17
Master Case 25-039
December 2, 2025
change at 24860 Orchard Village Road (Assessor’s Parcel Number 2855 006 010).
SECTION 5: RELIANCE ON RECORD. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 6: SUMMARIES OF INFORMATION. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
SECTION 7: NOTICE. The Secretary is directed to provide a copy of this Resolution to the Planning Commission and any other person requesting a copy.
SECTION 8: EFFECTIVE DATE. This Resolution becomes effective immediately upon adoption and memorializes the Planning Commission’s final decision made on December 2, 2025.
PASSED, APPROVED, AND ADOPTED this 2nd day of December, 2025.
LISA EICHMAN, CHAIRPERSON
PLANNING COMMISSION
ATTEST:
RACHEL CLARK, SECRETARY
PLANNING COMMISSION
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF SANTA CLARITA )
I, Rachel Clark, Planning Commission Secretary 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 2
nd day of December, 2025, by the following
vote of the Planning Commission:
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Attachment: Resolution P25-17 (Appeal of the Lyons Center Self Storage Facility Project) Resolution No. P25-17
Master Case 25-039
December 2, 2025
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
PLANNING COMMISSION SECRETARY
2.a
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Attachment: Resolution P25-17 (Appeal of the Lyons Center Self Storage Facility Project) Aerial Map
Lyons
Center
Proposed Self-
Storage
2.b
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Attachment: Aerial and Zoning Map (Appeal of the Lyons Center Self Storage Facility Lyons
Center
UR2
UR4
L-U3
PI
L-U2
UR2
UR4
UR4
L-U3
Zoning Map
2.b
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Attachment: Aerial and Zoning Map (Appeal of the Lyons Center Self Storage Facility Lyons Corridor Plan
2.b
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Attachment: Aerial and Zoning Map (Appeal of the Lyons Center Self Storage Facility
2.c
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Attachment: Appeal Letter (Appeal of the Lyons Center Self Storage Facility Project)
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Attachment: Appeal Letter (Appeal of the Lyons Center Self Storage Facility Project)
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Attachment: Appeal Letter (Appeal of the Lyons Center Self Storage Facility Project) DRAFT 5/20/25
6.1.040 Land Use Tables
TABLE A: Specific Function.
Allowed Land Uses and Permit Requirements for the
Lyons Corridor Planning Area
P Permitted Use
A P Administrative Permit
MUP Minor Use Permit required
CUP Conditional Use Permit required
X Prohibited
PERMIT REQUIRED BY ZONE
Land Use Types L-U1 L-U2 IL - U 3 IL - U C
Retail
25. General retail, except, with any of the following
features P P P(2) P(2)
Alcohol beverage sales (Over 10% shelf space) X X CUP CUP Drive-through CUP MUP MUP CUP
Floor Area over 20,000 square feet X X P(2) P(2)
Operating between 11:00 p.m. and 7:00 a.m. MUP MUP MUP(2) MUP(2)
26. Second Hand Stores CUP CUP CUP CUP
27. Thrift Stores CUP CUP CUP(2) CUP(2)
28. Food Stores P P P P
29. Resturants
Fast food/with drive-through CUP MUP MUP CUP
Full or Limited Service or Takeout/delivery P P P P
30. Hookah Bar/Cigar Club X X CUP CUP
Alcohol Consumption
31. Bar and Alcohol Drinking Establishments X CUP CUP(2) CUP(2)
32. Wine Bar (Wine Sales and Wine Consumption Only) MUP MUP MUP(2) MUP(2)
33. As an accessory to a restaurant (limited, full or fast food) AP AP _ AP _ AP
Transportation, Communications, Infrastructure
34. Parking facility, public or commercial CUP CUP MUP MUP
35. Wireless telecommunications facility
Up to 35 feet high MUP MUP MUP MUP
Above 35 feet high CUP CUP CUP CUP
Co-located MUP MUP MUP MUP
36. Public Services, General P P _ P _ P
37. Storage, Self X X CUP X
Notes:
(1) Unless otherwise allowed through the issuance of a Minor Use Permit, these uses shall not be located on the first floor (2) Unless otherwise approved through the issuance of a Minor Use Permit, these uses shall be located on the first and/or second floors of structure (3) Subject to LCP development standards
riAllowable Land Uses
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Attachment: Applicant Zoning Amendment Proposal (Appeal of the Lyons Center Self Storage Facility Project) DRAFT 5/20/25
36. PUBLIC SERVICES, GENERAL
Public Services, General Parking
Includes uses provided by public or semi-public agencies which are necessary to support the community's health,
safety, and welfare. Typical general public services include, but are not limited to: community water facilities (includes storage, wells, and treatment facilities); administrative government facilities; libraries; museums; police and fire stations; and post offices.
As determined by the Director
Storage, Self Parking
Includes a structure or group of structures containing
generally small, individual compartmentalized stalls or lockers rented as individual storage spaces. This use does not include other use types listed in this chapter and
excludes the outside storage of vehicles or equipment. Self- storage facilities shall be in accordance with
Section 17.66.110 (Self-Storage Facilities).
1 space per employee; plus 1 space per 250 square feet of office; plus additional parking as determined by the Director
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Attachment: Applicant Zoning Amendment Proposal (Appeal of the Lyons Center Self Storage Facility Project) DRAFT 5/20/25
Lyons Corridor Development Code 44
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Attachment: Applicant Zoning Amendment Proposal (Appeal of the Lyons Center Self Storage Facility Project) 5/20/25 SUBMITTAL
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Attachment: Self-Storage Facility Plans and Elevations (Appeal of the Lyons Center Self Storage Facility Project) STOP
STOP
STOP
STOP
35'-10" ± 5'-7" ±121'-5"
212'-3"123'-8" ± 118'-8" ±
104'-5" ±
13'3' 6'
67'-9" ±
5/20/25 SUBMITTAL
2.e
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Attachment: Self-Storage Facility Plans and Elevations (Appeal of the Lyons Center Self Storage Facility Project) 5/20/25 SUBMITTAL
2.e
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Attachment: Self-Storage Facility Plans and Elevations (Appeal of the Lyons Center Self Storage Facility Project) 10x10 10x10 10x10 10x10 10x10
10x10 10x10 10x10 10x10 10x10
10x20 10x20 10x20 10x20 10x20
5x10 5x10 5x10 5x10 5x10
5x5
5x5
5x5
5x5
5x5
5x10 5x10 5x10 5x10 5x10 5x10 5x10
10x20 10x20 10x20 10x20 10x20 10x20 10x20 10x20
ELEVATOR
STAIR
EXISTING
STAIR
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15 10x15
10x12.5 10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
10x15
7.5x7.5
10x12.5
10x15 10x15 10x15
7.5x7.5
5x15
7.5x10
10x15
7.5x15
5x12.5 5x55x12.5
5x5
5x5
5x5
5x5
5x10
5x10
5x10
5x10
5x10
5x10
5x10
5x10
5x10
5x10
5x10
5x10
7.5x15
10x12.5
5x10
10x15
10x1510x15
10x15
ELEV/
MACHINE
ROOM
RESTRM RESTRM
RESTRM
RESTRM
OFFICE
STORAGE
10x15 10x15
10x15 10x15
10x30
10x30
10x10
10x10
10x10
10x1010x30
10x30
10x1510x1510x15 10x15 10x15 10x15
10x3010x30
10x10 10x10
10x1510x1510x15 10x1510x15 10x15 10x15 10x15
10x3010x30
10x15 10x15
10x10 10x10
5x10
Unit Mix Schedule - L1
Count Name Rent As %
10 5x5 250
26 5x10 1250 19%
2 5x12.5 125 1%
1 5x15 75 1%
2 7.5x7.5 112.5 1%
1 7.5x10 75 1%
Unit Mix Schedule - L1
Count Name Rent As %
2 7.5x15 225 1%
18 10x10 1900 13%
3 10x12.5 375 2%
53 10x15 7950 38%
13 10x20 2600 10%
139 17337.5 100%
Self Storage Building Area
BUILDING AREA SF
Office 1,108
Storage 25,772
TOTAL BUILDING AREA 26,880
7%
8 10x30 2400 6%
5/20/25 SUBMITTAL
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7.5x7.5
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EXISTING
STAIR
10x15
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5x5
STAIR
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10x15 10x15 10x15 10x15 10x15 10x15 10x15 10x1510x1510x15
ELEVATOR
ELEV/
MACHINE
ROOM
5x10
Unit Mix Schedule - L2
Count Name Rent As %
15 5x5 375
33 5x10 1600 19%
1 7.5x7.5 56.25 1%
47 . 5 x 1 54 5 0 2%
53 10x10 5400 30%
Unit Mix Schedule - L2
Count Name Rent As %
1 10x12.5 125 1%
56 10x15 8400 32%
13 10x20 2600 7%
176 19006.25 100%
Self Storage Building Area
BUILDING AREA SF
Office 0
Storage
TOTAL BUILDING AREA 26,880
26,880
8%
5/20/25 SUBMITTAL
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Attachment: Self-Storage Facility Plans and Elevations (Appeal of the Lyons Center Self Storage Facility Project) 5/20/25 SUBMITTAL
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Attachment: Self-Storage Facility Plans and Elevations (Appeal of the Lyons Center Self Storage Facility Project) 5/20/25 SUBMITTAL
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Attachment: Self-Storage Facility Plans and Elevations (Appeal of the Lyons Center Self Storage Facility Project)
CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Published: The Signal, November 11, 2025
NOTICE OF PUBLIC HEARING TO CONSIDER AN APPEAL OF DIRECTOR OF COMMUNITY DEVELOPMENT DENIAL OF MASTER CASE 25-039
APPLICATION: Appeal 25-001 regarding Master Case 25-039: Zone Change 25-002, Conditional Use Permit 25-002, Development Review 25-003, and Architectural Design Review 25-004
PROJECT LOCATION: 24860 Orchard Village Road
(Assessor’s Parcel Numbers 2855-006-010)
PROJECT APPLICANT: Philip Lee, Lyons Center, LLC
PROJECT DESCRIPTION: The applicant, Philip Lee, submitted an application to construct a self- storage facility in the vacant portion of the existing Aldi building at 24860 Orchard Village Road. Self- storage facilities are not a permitted use within the City of Santa Clarita’s (City) Lyons Corridor Plan (LCP).
Therefore, the applicant is requesting a Zone Change to amend the LCP to permit self-storage facilities as a land use. In addition, the applicant is requesting a Conditional Use Permit, Development Review, and Architectural Design Review to permit the proposed self-storage facility at 24860 Orchard Village Road. The project site is within the Lyons Urban 3 zone of the LCP.
DIRECTOR OF COMMUNITY DEVELOPMENT ACTION: Santa Clarita Municipal Code (SCMC) § 17.28.110(H) does not allow an applicant to initiate a text amendment to a specific plan prepared and adopted by the City. On September 11, 2025, the Director of Community Development denied the application for the proposed project. On September 2 4, 2025, Hunt C. Braly, on behalf of Lyons Center, LLC, filed an appeal of the Director of Community Development’s decision to deny the project. The Planning Commission is scheduled to conduct a public hearing on this matter on the following date:
DATE: Tuesday, December 2, 2025
TIME: At or after 6:00 p.m.
LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
ENVIRONMENTAL REVIEW: California Environmental Quality Act (CEQA) Guidelines Section 15270 provides that environmental review is not required when disapproving of a project.
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 heari ngs described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. If you wish to have written comments included in the materials the Planning Commission receives prior to the public hearing, those comments must be submitted to the Community Development Department by Friday, November 21, 2025.
For further information regarding this proposal, you may contact the project planner, by appointment, at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone:
(661) 255-4330. Website: www.santaclarita.gov/planning. Send written correspondence via email to [email protected], or by US mail to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355.
Project Planner: Andy Olson, AICP, Associate Planner.
Patrick Leclair
Planning Manager
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Attachment: Public Notice (Appeal of the Lyons Center Self Storage Facility Project)
PROPOSED PROJECT SITE
Appeal 25-001 regarding Master Case 25-039: Lyons Center Self-Storage Facility 24860 Orchard Village Road
(Assessor’s Parcel Numbers 2855-006-010)
Proposed Self-
Storage
Lyons
Center
Lyons Avenue
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Attachment: Public Notice (Appeal of the Lyons Center Self Storage Facility Project)
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Attachment: Public Notice (Appeal of the Lyons Center Self Storage Facility Project)
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Attachment: Public Notice (Appeal of the Lyons Center Self Storage Facility Project)
Public Comments
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Attachment: Public Comments (Appeal of the Lyons Center Self Storage Facility Project) Sadie and Craig Edemann
24918 Avenida Balita
Santa Clarita, CA 91355
November 19, 2025
To City of Santa Clarita Planning Commission:
We are writing to respectfully and firmly challenge the request to change the zoning for Lyons Urban Zone 3 within the Lyons Corridor Plan (LCP) in order to permit the development of a self-storage facility within the vacant portion of the existing Aldi building at 24860 Orchard Village Road. After careful consideration of the impacts on nearby residents, community quality of life, and the broader land-use context in Santa Clarita, we urge the City to uphold the denial previously issued by the Director of Community Development and not approve a zoning change to accommodate this proposed project. This proposed change would not only allow for the construction of a self-storage unit at this location but would then also allow for other developments within the Lyons Corridor Plan which as you will read below residents don’t see strong benefit for and already have multiple options within close distance for self storage The proposed project would border residential properties, with some neighbors sharing a fence line with the facility. A self-storage use particularly one with extended or 24-hour access introduces significant and ongoing disruptions. Residents should not be asked to absorb increased nighttime noise, headlight intrusion, security alarms, and activity that is inherent to storage-based traffic. These issues disproportionately impact families whose homes back directly onto the site and will fundamentally alter their daily living environment.
By their nature, self-storage facilities require customer access at unpredictable hours. This means vehicular activity in the late evening, early morning, and throughout night hours leading to elevated noise, light pollution, and safety concerns. Adding round-the-clock traffic to an already heavily used corridor and in the backyards of numerous residents undermines the peace and stability of an established neighborhood.
Santa Clarita has already seen substantial growth in self-storage development. In fact, two new storage facilities have opened within approximately 2 miles of this proposed location, and multiple existing facilities sit within a roughly 1-3 mile radius. The addition of yet another facility does not serve a demonstrated community need. Instead, it contributes to land-use redundancy while offering no clear public benefit to offset the impacts on local residents.
We stand with the Director of Community Development in his original decision to deny this application. The City has a clear duty to maintain and protect residents’ quality of life, especially in long-established neighborhoods. Allowing a high-impact commercial use with minimal community benefit, when numerous alternatives already exist, would work against that responsibility.
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Attachment: Public Comments (Appeal of the Lyons Center Self Storage Facility Project) For these reasons, we respectfully urge the City to uphold the denial of the request to amend the zoning for Lyons Urban Zone 3 within the LCP and to prioritize land uses that contribute positively to the surrounding community.
Thank you for your careful consideration and for your continued commitment to preserving the character and well-being of Santa Clarita’s family neighborhoods.
Sincerely,
Sadie and Craig Edemann
Neighbors backing up to the proposed project:
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Attachment: Public Comments (Appeal of the Lyons Center Self Storage Facility Project) Local Self-Storage Facilities:
Facility Name Address Distance
Newhall Valencia Mini Storage 22412 12th Street, Newhall 1.5 miles Keep it Self Storage 25333 Railroad Ave, Santa Clarita 2.0 miles Public Storage 23715 Carl Ct.
Newhall
1.9 miles
Stor Quest 24055 Calgrove Blvd
Santa Clarita
2.6 miles
Storage King 24314 The Old Road
Newhall
2.9 miles
Public Storage 26053 Bouquet Canyon Rd
Santa Clarita
3.0 miles
Extra Storage Valencia 26200 Hollywood Ct
Santa Clarita
3.4 miles
Map of Storage Facilities already in existence near proposed project:
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Attachment: Public Comments (Appeal of the Lyons Center Self Storage Facility Project) 1 Andy Olson
From: Pat LaTorre <[email protected]>
Sent: Thursday, November 20, 2025 1:51 PM
To: Andy Olson
Subject: 24860 Orchard Village Road Parcel Number 2855-006-010 CITYWARNING:Thisemailwassentfromanexternalserver.Usecautionclickinglinksoropeningattachments.
Hi Andy,
I don't normally get involved in these types of things so I'm not sure the proper process but I do what to note my DISAPPROVAL of the zoning change. I understand this property has been vacant for some time now but I do not think a Storage facility would be appropriate for this location.
Thanks, Pat
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pri va cy, M icr os of t Of f i ce prevented au tomatic download of t his pict ure from the Internet.
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Pat La Torre
President
CLK Development, Inc.
A Framing and Development Company.
Mobile: 805-657-2572 Email:[email protected] 23638 Lyons Ave. #222 Newhall, CA. 91321
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Attachment: Public Comments (Appeal of the Lyons Center Self Storage Facility Project)