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Home My WebLink AboutAGENDA REPORT 1998 0916 CC REG ITEM 10Hr7ja . 27 ITEM V) • AGENDA REPORT CITY OF MOORPARK, C.ATJr- 0q'v'1A City of Moorpark City Cnnne -4 Ale ?iyna To: The Honorable City Council From: Nelson Miller, Director of Prepared by Wayne Loftus, Malin, Assistant Planner of q- 1(40 •q$ ACTION: Di recfed wSf4pC �h work-- en -"he, oval ;n o r ,h- o -1 Community e o me -�-- Planning anager an 'Ca Date: September 4, 1998 (CC meeting September 16, 1998) Subject: Consider Minor Modification No. 6 to Major Modification No. 1 to Commercial Planned Development Permit 90 -2 for construction of Pad Building B within Mountain Meadows Plaza, located at the southwest corner of Tierra Rejada Road and Mountain Trail Street.(Moorpark Properties LLC) Summary This application is a request for construction of a 4,967 sq.ft. retail commercial building located on Pad B in the eastern corner of Mountain Meadows Plaza, adjacent to the area designated for the Art in Public Places. The shopping center is located at the northwest corner of Tierra Rejada Road and Mountain Trail Street The proposed structure to be used for retail and service uses was established as part of the initial project approval, however, the architecture and design details of this pad building and three other pad buildings were deferred to approval of a Minor Modification. Background Commercial Planned Development No. 90 -2 for construction of a 122,400 sq.ft. commercial center was approved on November 19, 1990. Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2 reducing the size of the Luckys store and reallocating square footage to the other lease areas was approved by the City Council on December 6, 1995, for the construction of Mountain Meadows Plaza, resulting in a 118,783 square foot commercial center. A sign program consistent with the provisions of the Zoning PD90- 2 #6.SR UUU262 CPD 90 -2 Minor Mod 6 Moorpark Properties Page 2 Ordinance was approved by the City Council on April 2, 1997, as Minor Modification No. 4. Several other proposed modifications dealing with architecture, site plan, signage and hours of operation have also been processed for this center. Project Description Direction Zoning General Plan Land Use Site CPD C -2 Commercial Center North RPD 3.1 M Single Family Residential South RPD 12.21 VH Multi Family Residential East PC S High School RPD 5 P City Park West RPD 16.83 VH Multi Family Residential (Definitions of Zoning designations: CPD = Commercial Planned Development, RPD = Residential Planned Development, PC = Planned Community. General Plan Designations are: C -2 = General Commercial, M = Medium Density Residential, S = School, P = Park, VH = Very High Density residential) On July 27, 1998, Moorpark Properties LLC filed Minor Modification No. 6. This application is for the construction of a 4,967 sq.ft. Building located on Pad B, backing up to Mountain Trail Street. Discussion Condition No. 56 of Resolution No. 9 -1164 approving Major Modification No. 1 to CPD 90 -2 eliminated the 16,480 sq.ft. Drug store at the corner of Mountain Trail St. and Tierra Rejada Ave. and substituted two pad buildings, of up to 5,500 sq.ft. each. This proposed 4,967 sq.ft. building is consistent with the building area that was established by Major Modification No. 1. The proposed building measures 641611 x 771, and has a height of PD90- 2 #6.SR 000263 CPD 90 -2 Minor Mod 6 Moorpark Properties Page 3 2116 ". The design of this building matches the architecture of the existing center, which is Spanish style, incorporating multi -color stucco walls, mission tile roof, timber beams under the roofline and pilasters with colors and design matching the existing commercial center as well as the approved plans. An arcade (covered walkway) is proposed on the west side of the building, facing the parking lot where the entrance to each lease space is located. Although the arcade has not been proposed for all elevations, the other elevations have decorative arches and pilasters which continue the theme to all sides of the structure. The depth of the arches, as scaled from the submitted floor plan, is 30 inches in depth which should be viewed as the minimum acceptable dimension for this architectural feature. The proposed color scheme is: Building facade and trim: Frazee brand Hemp (light creme) , Maplenut (peach), Sombrero (warm tan) and Earthware (cool tan) . Storefront trim: light green. Roof: Tan and light terra cotta color mission tiles. Pilaster and Column base: pale orange /ochre terra cotta pre- cast concrete veneer tiles. These colors and materials match the design of the existing center. The proposed architecture and design elements of this structure are consistent with the existing commercial center. One trash enclosure area is proposed south of the building, within view of Mountain Trail Street. The proposed design of the trash enclosure involves construction of stucco walls with metal gates and no decorative features or architectural links to the building. This design is in contrast to the trash enclosures on the west side of the main building (Luckys and Sav -On) , which have decorative walls, colors pilasters and lattice cover. A design similar to the existing trash enclosures, although improved over that shown for the current proposal, would not be adequate for the high visibility area at Mountain Trail Street and Tierra Rejada Road. The trash enclosure should be designed to include various architectural and landscaping elements to enhance its appearance and tie it architecturally to the pad building proposed by this application. PD90- 2 #6.SR 000264 CPD 90 -2 Minor Mod 6 Moorpark Properties Page 4 Note concerning architecture: the elevations that have been submitted have been carefully reviewed for consistency with the existing center and to insure that architectural elements are appropriate for this high visibility area. The `east elevation' (elevation adjacent to Mountain Trail St.) of this building is not accurate as it relates to pedestrian traffic or parking as shown on the submitted drawing. The east elevation is actually the rear of the structure, with the entrance to each lease space located on the west side of the building facing the parking lot. Additionally, the elevations (all sides) of the proposed building may change slightly in relation to the height of the structure (increase of 12 inches maximum) to insure that any roof mounted equipment is hidden by the roof of the building (area shown as Mission Tile), therefore, eliminating the need for any roof top screening enclosure. Both of the above mentioned issues have been addressed by the project architect in Attachment D. As proposed, this building has been subdivided into a two shop spaces of 1,472.75 and 3,493.75 sq.ft. Actual tenants are not known at this time. All future tenants must meet the occupancy requirements of Section 17.20.060 and obtain a Zone Clearance for most retail, office or service uses (such as restaurant, clothing store or bookstore), or a Conditional Use Permit for occupancy of uses such as a day care center or veterinary clinic. Environmental Determination Pursuant to California State Law, an evaluation has been conducted to determine if the proposed project could significantly affect the environment. The effects of the proposed project were adequately analyzed in the Mitigated Negative Declaration, Initial Study, and Mitigation Monitoring Program prepared for CPD 90 -2. There will not be a significant effect in this case because this Minor Modification does not represent an increase in size from the originally approved project, and the appropriate mitigation measures applied to CPD 90 -2 have been incorporated into Minor Modification No. 6, therefore, the proposed project will have no adverse impacts. PD90- 2 #6.SR 000265 Recommendation Adopt Resolution No. 98- approving Minor Modification No. 6 to Major Modification No. 1 to Commercial Planned Development Permit No. 90 -1. Attachment A) Location Map /Site Plan B) Floorplan C) Elevations D) Clarification letter from architect regarding plans E) Zoning Map F) General Plan Map PD90- 2 #6.SR oOozss RESOLUTION NO. 98- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING MINOR MODIFICATION NO. 6 TO MAJOR MODIFICATION NO. 1 TO COMMERCIAL PLANNED DEVELOPMENT PERMIT NO. 90 -2 ON THE APPLICATION OF MOORPARK PROPERTIES FOR CONSTRUCTION OF A 4,967 SQ.FT. RETAIL COMMERCIAL BUILDING ON PAD B AT MOUNTAIN MEADOWS PLAZA, LOCATED AT THE SOUTHWEST CORNER OF TIERRA REJADA ROAD AND MOUNTAIN TRAIL STREET, ASSESSORS PARCEL NO. 505 -0- 270 -34. WHEREAS, on July 27, 1998, the applicant applied for Minor Modification No. 1 to Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2; and WHEREAS, the Director of Community Development referred the matter to the City Council on September 16, 1998; and WHEREAS, at its meeting of September 16, 1998, the City Council considered the application filed by Moorpark Properties, requesting approval of Minor Modification No. 6; and WHEREAS, at its meeting of September 16, 1998, the City Council after review and consideration of the information contained in the staff report dated September 4, 1998, reached a decision on this matter; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. Based upon the information and findings presented in the staff report and accompanying documents, and public testimony, the City Council finds that: a. Any potential environmental impacts of this project have been addressed with the adoption of the Mitigated Negative Declaration for Commercial Planned Development Permit 90 -2 which incorporated the construction of four pad buildings including this application; b. The Minor Modification is consistent with the intent and provisions of the City's General Plan and of the City Zoning Ordinance; PD90- 2 #6.SR 00OZ67 Resolution 97- Moorpark Properties Page 2 c. The Minor Modification is compatible with the character of surrounding development; d. The proposed Minor Modification would not be obnoxious or harmful, or impair the utility of neighboring property or uses; e. The Permit would not be detrimental to the public interest, health, safety, convenience, or welfare; and f. The conditionally permitted use is compatible with existing and planned land uses in the general area where the development is to be located. g. The proposed project would not have a substantial adverse impact on surrounding properties. SECTION 2. The City Council conditionally approves Minor Modification No. 1 to Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2 for construction of a 4,967 sq.ft. retail commercial building. SECTION 3. Approval of Minor Modification No. 1 to Major Modification No. 1 to Commercial Planned Development Permit No. 90- 2 is hereby approved subject to the following conditions: 1. All conditions of approval of Resolution No's. 95 -1164, 96- 1202 and 96 -1249 shall apply unless modified by this permit. 2. All conditions of approval of Minor Modification Nos. 1 through 5 of Major Modification No.l to Commercial Planned Development Permit 90 -2 shall apply unless modified by Minor Modification No. 6. 3. Prior to issuance of a Zoning Clearance, a complete landscape plan (3 sets), together with specifications shall be submitted to the Director of Community Development. The landscaping shall meet all requirements of Condition 38 of Resolution 95- 1164. PD90- 2 #6.SR 0002.08 Resolution 97- Moorpark Properties Page 3 4. Prior to issuance of a Zoning Clearance for construction of the building, applicant shall pay all applicable fees and all outstanding case processing costs. 5. The plot plan shall not be revised to reflect any additional modifications, unless an appropriate modification is approved by the City. 6. Exterior ladders to the roof area are not permitted. 7. The roof design shall include an extension of the parapet wall above the highest point of the flat roof area sufficient to insure that any roof mounted equipment or structural features are not visible from any public right -of -way. No screening, or structural elements may be attached to any part of the roof or utility well to screen any equipment, utility or mechanical installations. The design of the roof element, or other integrated architectural features, must conceal the utility well and any equipment located therein. 8. No roof mounted equipment (vents, stacks, blowers, air conditioning equipment, etc.) may extend above any parapet wall or the tile roof, or be viewed from any side of the building or public right -of -way. 9. Prior to the issuance of a Zoning Clearance, the final design and materials for the screening and location of any ground mounted equipment must be approved by the Director of Community Development. All screening shall be tall enough to block all ground level views of equipment and shall be maintained during the life of the permit and structure. Construction material shall match the color and material used in the construction of the buildings. Colors, materials and building appendages of the proposed building shall be compatible with the existing building and adjacent development and non - reflective in nature. 10. All roof mounted equipment and other noise generation sources on -site shall be attenuated to 45 dBA at the property line, or PD90- 2 #6.SR 000269 Resolution 97- Moorpark Properties Page 4 to the ambient noise level at the property line measured at the time of the occupant request. Prior to the issuance of a zoning clearance for initial occupancy or any subsequent occupancy, the Director of Community Development may request that a noise study be submitted for review and approval which demonstrates that all on -site noise generation sources would be mitigated to the required level. The noise study must be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. 11. For all exterior lighting, a lighting plan shall be prepared by an electrical engineer registered in the State of California and submitted to the Department of Community Development for review and approval. Lighting Plan shall meet all requirements of Condition No. 69 of Resolution No. 95- 1164. Light fixtures shall adhere to the design approved for the existing commercial center. 12. No downspout shall be permitted on the exterior of the building. 13. The archways on the north, east and south side of the building shall have a minimum depth of two and a half feet. Design, colors and materials shall match the arcade on the west side of the building and the remainder of the center. 14. All exterior building materials and paint colors shall be as submitted and shall match those approved for the overall center. 15. All trash disposal areas shall either be provided in a location which will not be visible from any public right -of- way or shall be designed in a manner that it is integrated into the architectural design of the building or as a stand alone structure which is architecturally consistent with the Pad B structure. Trash enclosure design shall include solid walls a minimum of six feet in height, solid metal gates and pedestrian access. If the enclosure is not re- located, it shall include a wall (up to seven feet in height) and roof PD90- 2 #6.SR 000270 Resolution 97- Moorpark Properties Page 5 design that matches the existing buildings, which should include architectural features such as arches, tile mansard roof (open lattice work using large wood beams may be allowed), design decorations on the walls and sufficiently dense landscaping to minimize the view of the enclosure from any public right -of -way. The final design of the trash enclosures shall be subject to approval of the Director of Community Development prior to the issuance of a Zoning Clearance. Trash areas and recycling bins shall be depicted on the final construction plans, the size of which shall be approved by the Director of Community Development and the City employee responsible for recycling /solid waste management programs. SECTION 4. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED, AND ADOPTED THIS DAY OF , 1998. Patrick Hunter, Mayor ATTEST: Debbie S. Traffenstedt, City Clerk PD90- 2 #6.SR 0002 71. Nyld 2115 IL JL I i O e ~� z i 0 a y G a r i a ° b b6q t 1 t F I � F LL 1 1 i ATTACHMENT A 0002'72 i F'r, 4 �-ra. ! �- \, s'F'ew ♦ i ram �d ! � . r-- yam,. 5 bit t SEP 3 '99 16:43 1990 So. Bundy Dr Fourth Floor Los Angeles California 40025 310.828.2100 FAX 62UM Nader Architects Inc Herbert Nadol. Architect. FAIA AmNledun; Planning lnteft Mr. Wayne Loftus CITY OF MOORPARK 799 Moorpark Avenue Moorpark, CA 93021 RE: PAD BUILDING "B" CPD 90 -2 MINOR MODIFICATION 6 MOUNTAIN TRAIL & TIERRA REJADA MOORPARK, CA41FORNIA NADEL #97- 357.00, TASK 1 Dear Mr. Loftus: PAGE. 001 September 3, 1998 In order to clarify any questions you have regarding our submittal for a minor modification, we present the following: 1. Please disregard the people and the car that are shown on the east elevation. The site plan shows that no parking is located on that side of the building and it was a mistake on our part, depict that this side was used for entry into the building. 2. The doors shown on the east elevation are hollow metal exit doors as required by code and are painted to match the wall. 3. We will not use an independent roof screen to hide any roof equipment as shown. We shall use only the parapets to hide any equipment. Please disregard the equipment screen shown on our roof plan. We hope this dears up all of the questions you have and preserves our place at the next hearing. Very truly yours, NADEL ARCHITECTS INC. Sherman D. Scrugg Senior Vice President ATTACHMENT D G.iSM 'AOZ75 ^i e 111 t4 y 11 ]t► v C�» % 1111.. a :� 11111wI tz IS� II /t1wIrn iLI -RJL4 11111•• '-f Uzi- M. W67+■■i s�f;efM •. All r+7 + Fwmmlt� es ■11Mw j son � � !�� +river■ M rq • •�� is ' ., :-anau:c: -lumlllr.__ ■1 --gave qwt �Pi•= tar !311 � f••�: a ��7 %�_�__ ••�,��y,,E_3L��a1 /��,i ir�••�a +iii, 1 Niglio! .�]F.� rl 111111 i�Ea�� y , . I I wm�m ME m PE• ,.-- -m.-