HomeMy WebLinkAboutAGENDA REPORT 2003 0507 CC REG ITEM 08AITEM _9 - A.
11
MOORPARK CITY COUNCIL
ic AGENDA REPORT
(cvc `t p i v "'�
TO: Honorable City Council
FROM: Barry K. Hogan, Community Development Directo
Prepared by Paul Porter, Principal Planner
DATE: April 15, 2003 (CC Meeting of 5/7/03)
SUBJECT: Consider Minor Modification No. 2 to CPD No. 2001 -01
for Approval of Site Plan and Building Elevations for
a 3,220 Square Foot In -N -Out Burger Drive - Through
Restaurant on Pad 3 of Commercial Planned Development
No. 2001 -01 (Moorpark Marketplace) Located South of
New Los Angeles Avenue, East of Miller Parkway and
West of the SR -23 Freeway on the Application of In -N-
Out Burger
BACKGROUND
On March 20, 2002, the City Council adopted Resolution No. 2002-
1952 approving Commercial Planned Development Permit No. 2001 -01
and Vesting Tentative Tract Map No. 5321, on the application of
Zelman Retail Partners, Inc., for a 357,671 square foot
commercial center and subdivision of approximately twenty -nine
(29) net acres into eight (8) lots for a project site located
south of New Los Angeles Avenue and east of Miller Parkway. The
building elevations of all but the pad buildings were approved
as part of the Development Permit. Since the specific use, but
not the specific business was identified at the time of approval
of the project, a condition was added requiring that a
modification to the CPD be submitted for review and approval of
the building elevations for the pad buildings.
On April 7, 2003, the applicant submitted Minor Modification No.
2 to CPD No. 2001 -01 for approval of the specific site plan and
building elevations for the In -N -Out Burger Restaurant, which is
to be located on Pad 3 of the approved site plan. The
application was determined complete on April 14, 2003.
\ \mor _pri_sery \City Share\Community Development \DEV PMTS \C P D \2001 -01 Zelman \Minor Mod 03 -02 In-
N -Out Burger \CC 030507 In -N -Out Burger.doc
Honorable City Council
May 7, 2003
Page No. 2
DISCUSSION
The building elevations and site plan for the In -N -Out Burger
Restaurant have been reviewed by the architectural firm for the
Moorpark Marketplace (Perkowitz and Ruth) and City staff for
consistency with the approved architectural concept of the
commercial center.
The In -N -Out Burger building, which is adjacent to New Los
Angeles Avenue, is significantly lower than street level. The
building entrance is oriented to the east side of the building,
and patio /outdoor seating open to the shopping center along the
south side of the building. This orientation facilitates easy
entry to the restaurant for pedestrians walking from the parking
lot and shopping area. The outdoor eating area is located away
from the drive - through queue and avoids queuing conflicts with
the main circulation aisle to Kohl's Department Store.
The building is 3,220 square feet and includes a dining area of
approximately 1,400 square feet. Total seating is for ninety -
eight (98) people (70 seats inside and seven (7) tables for up
to twenty -eight (28) people outside). There are two entrances
to the dining area on the south and east sides of the building.
A drive - through lane runs along the north and west side of the
building.
The proposed building is designed to integrate into the overall
Mediterranean theme of the Moorpark Marketplace and includes two
architectural towers to break -up the overall massing of the
building and provide visual relief. Both towers have tile roofs
with a similar pitch as the towers on Kohls and Target stores.
Additional decorative design features of the building include a
stone skirt approximately three (3) feet in height along all
sides of the building, a decorative trellis above the drive -
through lane and along the east side of the building, and a
cornice at the top of all walls which do not have a tiled roof.
A trash enclosure is situated northwesterly of the restaurant
and is designed to match the architecture of the In -N -Out
building. The trash enclosure will contain a tile roof to
prevent trash from being thrown over a fence into the enclosure,
and will provide consistency with the architecture of the
Honorable City Council
May 7, 2003
Page No. 3
building. Additional landscaping will be incorporated at the
entrance of the building and along the drive - through lane.
The site plan approved as part of the CPD showed the drive -
through entry oriented to the main circulation aisle with
limited stacking area, which would have interfered with the main
circulation from the New Los Angeles Avenue entry to the Kohl's
Department Store. Upon staff's request, the applicant modified
the drive - through entry so stacking would take place from the
rear of the site adjacent to New Los Angeles Avenue decreasing
potential internal circulation problems and presenting a better
architectural image to the interior of the center.
A element of the design is In -N -Out's signature crossed palm
trees (Washingtonia Robusta) near the exit of the drive - through
lane. The City has prohibited the use of palm trees in recently
approved commercial projects. However, the applicant have
indicated that the two crossed palm trees are an element that is
included at all In -N -Out locations and have become recognized as
a symbol of the company. Considering the crossed palm trees
have been used as a signature of the company, staff supports the
use of the two crossed palm trees in this case. An example can
be seen at the Camarillo location, which would be similar to
this proposal. In -N -Out has indicated that the crossed palm
trees are also used at the Newberry and Simi Valley site. Staff
will verify this assertion prior to the Council meeting. The
use of crossed palm trees, unless otherwise prohibited by the
Council, would be permitted at this site.
No modifications to the shopping center Conditions of Approval
are necessary, unless the Council wishes to prohibit the use of
palm trees.
STAFF RECObMNDATION
1. Open the public hearing, accept public testimony and close
the public hearing.
2. Direct staff to prepare a letter approving the Minor
Modification No 2 to CPD 2001 -01 approving the revised site
plan and building elevations.
Attachments:
Honorable City Council
May 7, 2003
Page No. 4
1.
Sheet
A -4
Site Plan
2.
Sheet
A -5
Floor Plan
3.
Sheet
A -8
South and East Building Elevations
4.
Sheet
A -9
North and West Building Elevations
5.
Sheet
L -1
Conceptual Landscape Plan
6.
Overall Site Plan for Moorpark Marketplace
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