Summary of Granada Village Shopping Center Requests Found in the Application from Regency Centers for the new Kohl’s Store

1. A Variance pursuant to §12.27 from Condition #3 of Ordinance 170138 rezoning the subject site in 1994 limiting the total floor area to 240,000 sf. to permit total floor area of 276,000sf.

Explanation:
Back in 1994, there were several changes going on at the shopping center, the biggest change being the addition of a Hughes Market to the center which already supported a United Artist theatre, T J Maxx apparel store and Thrifty Drug together with retail shops and restaurants. The United Artist theater requires much more parking than an average retail store. Based on this, the owner of the shopping center at that time made an agreement with the community to cap the size of the shopping center to ensure there was enough parking.

There is no longer a theatre onsite and this is a request to adjust an old rule based on a new situation and a much different shopping center.

2. A Determination pursuant to §12.24 X 20 permitting a shared parking reduction of 10% for 124 parking spaces otherwise required pursuant to §12.21 A 4.

Explanation:
Our proposed project plans include 1,155 parking spaces, this amount exceeds the 898 required by the Granada Hills Specific Plan. However, it is slightly less than the standard required by the city-wide parking code. We are requesting a 10% reduction to this city-wide standard, which is a common request for neighborhood shopping centers, as each have different parking demands.

In this case the numbers speak for themselves. Based on a parking study, during peak shopping times 693 parking spaces will be used out of 1,155. This leaves 462 vacant spaces available for customers.

3. An Expansion of Hours of Operation pursuant to 12.24 W 27 from the Commercial Corner limitation of 11PM and 7AM.

Explanation:
This is a request to allow stores onsite to operate at times beyond seven in the morning and eleven at night. Several stores in the center currently operate before 7 AM and after 11 PM and stores such as Rite Aid have pharmacy hours past this time frame. Also, if a restaurant is interested in coming to the shopping center in the future, this will allow them to operate past eleven, which is standard for most restaurants. By changing this now, a potential restaurant can avoid going through a lengthy city approval process in the future.

4. A Determination pursuant to 12.24 X 22 for projection of a portion of the 30’-10" high mezzanine roof, and 25’-610” parapet and 38' corner tower of the new Kohl’s structure into the 25’ height restriction for 50’ from residential property pursuant to §12.21 A 10.

Explanation:
The city has in place a series of thresholds regulating the height of buildings next to homes to ensure that communities have a voice in the project approval process. This is a request for two small sections of the new Kohl's building to be higher than current thresholds. One is for a storage mezzanine with no windows, which will allow Kohl’s to unload their deliveries within an enclosed area and the other is for an architectural tower element that enhances the architecture of the Kohl's building consistent with the Spanish revival architecture envisioned by the Granada Hills specific Plan and simply makes the shopping center look nicer.

This is and will continue to be a one story structure with a mezzanine as is the existing Ralph's Market.

5. Reduction from 50% exterior wall glazing required pursuant to §12.22 A 23 (a) (3) pursuant to §12.24 W 27.

Explanation:
In the 1980’s an ordinance was passed requiring mini-mall sites less than 65,000 sf. to be developed with buildings providing 50% windows in their exterior walls. This was passed to ensure that smaller stores developed on abandoned gas station sites didn’t just have blank walls along community sidewalks and pedestrian areas.

It was never intended to apply to large shopping centers therefore; we are requesting relief from this ordinance. This request is commonly approved for large shopping centers.

6. An Exception pursuant to § 11.5.7 D from the requirement for a 15’ landscape setback along Zelzah Ave. along the side of the Kohl’s structure required by the Granada Hills Specific Plan Ordinance # 173265 §7.A.3.a to allow existing 6’ landscape planter.

Explanation:
We are asking relief from the 15' wide landscape buffer along the Zelzah frontage of the Kohl's building in exchange for introducing architectural elements that are responsive to the Spanish revival architecture theme called for in the Granada Hills Specific Plan. Even with this request, there will still be at minimum 6 feet of landscaping between the building and the existing sidewalk.

7. Project Permit Compliance Review pursuant to §11.5.7 C for the Granada Hills Specific Plan.

Explanation:
This is simply a good neighbor policy that allows the public to participate in the process and ensure the project is in compliance with the Granada Hills Specific Plan.

8. Site Plan Review pursuant to §16.05

Explanation:
This gives the City an opportunity to review the project and provide community feedback. While our project does not meet the minimum thresholds requiring Site Plan Review we included it in our request to insure the community had an opportunity to participate.