HomeMy WebLinkAboutAGENDA REPORT 2022 1025 REG PC ITEM 08ACITY OF MOORPARK, CALIFORNIA
Planning Commission Meeting
of October 25, 2022 Item: 8.A.
ACTION: Approved Staff Recommendation,
Including Adoption of Resolution
No. PC-2022-683.
BY: J. Lugo
A. Consider Resolution No. PC-2022-683, Approving Conditional Use Permit No.
2022-02 to Allow Government Uses, Including the Relocation of City Hall, Within
an Existing 22,464 Square-Foot Industrial Building at 323 Science Drive, and
Making A Determination of Exemption Pursuant to California Environmental
Quality Act in Connection Therewith, on the Application of Jessica Sandifer,
Community Services Manager, on behalf of the City of Moorpark. Staff
Recommendation: 1) Open the public hearing, accept public testimony, and close
the public hearing; and 2) Adopt Resolution No. PC-2022-683 approving
Conditional Use Permit No. 2022-02 and finding the project Exempt from the
California Environmental Quality Act (CEQA). (Staff: Carlene Saxton)
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Carlene Saxton, Community Development Director
DATE: 10/25/22 Regular Meeting
SUBJECT: Consider Resolution No. PC-2022-683, Approving Conditional Use
Permit No. 2022-02 to Allow Government Uses, Including the
Relocation of City Hall, Within an Existing 22,464 Square-Foot
Industrial Building at 323 Science Drive, and Making A Determination
of Exemption Pursuant to California Environmental Quality Act in
Connection Therewith, on the Application of Jessica Sandifer,
Community Services Manager, on behalf of the City of Moorpark.
STAFF RECOMMENDATION
1.Open the public hearing, accept public testimony, and close the public hearing;
and,
2. Adopt Resolution No. PC-2022-683 approving Conditional Use Permit No. 2022-
02 and finding the project Exempt from the California Environmental Quality Act
(CEQA).
PROJECT DESCRIPTION AND BACKGROUND
On August 16, 2022, Jessica Sandifer for the City of Moorpark (Applicant) submitted an
application for a Conditional Use Permit (CUP) to allow government uses, including the
relocation of the City of Moorpark’s City Hall, within an existing 22,464 square-foot
industrial building at 323 Science Drive (Attachment 1).
Pursuant to Section 17.20.060.B.3.a of the Moorpark Municipal Code (MMC), a CUP is
required to allow any government uses including, but not limited to, city offices,
community rooms, fire stations, human service centers, libraries, police stations, public
utility facilities.
EXISTING AND SURROUNDING LAND USES
The 1.29-acre lot is developed with an existing two-story 22,464 square-foot building that
was most recently used as office space by Gibbs and Associates but is currently vacant.
Access to the building is provided by Science Drive. The following table summarizes the
General Plan, zoning, and existing land uses on the subject property and within the vicinity
(Attachment 1).
Item: 8.A.
1
Honorable Planning Commission
City Hall Relocation
10/25/2022 Regular Meeting
Page 2
General Plan / Zoning / Existing Land Use
Direction General Plan Zoning / Specific Plan Existing Land Use
Site Light Industrial (I-1) Industrial Park (M-1) Office Building
North Light Industrial (I-1) Industrial Park (M-1) Office Building
South Light Industrial (I-1) Industrial Park (M-1) Office Building
East Light Industrial (I-1) Industrial Park (M-1) Industrial Building
West Floodway (FLDWY) Industrial Park (M-1) Arroyo Simi
Floodway
General Plan and Zoning Consistency:
The General Plan land use designation for the project site is Light Industrial (I-1).
Similarly, the zoning designation for the project site is Industrial Park (M-1), which is
consistent with the General Plan designation. This designation is intended to provide for
a variety of uses in the City, including light industrial service, technical research, and
businesses office use within a business park context. Science Drive was developed as
a business park and hosts a number of corporate, office, light industrial, and support
services, including Benchmark Electronics, Lifetech Resources, and Adventist Health
Urgent Care.
The proposed use is consistent with Goal 12 of the General Plan Land Use Element:
Ensure that a full range of public facilities and services are provided to meet the needs of
the community.
ANALYSIS
General Discussion:
The proposed City Hall would be located within an existing 22,464 square-foot vacant
building. The Applicant is proposing interior tenant improvements (Attachment 2), with a
portion of the building to be converted to a council chamber. The proposed building will
have dual uses as offices for City Hall and has assembly for City Council meeting
chambers.
The business hours for City Hall and expected hours for assembly events will not occur
at the same time. Business hours for City Hall would open no earlier than 8:00 a.m. and
close no later than 5:00 p.m. Monday through Friday. Assembly hours would happen at
various times, normally occurring after the close of business hours.
Parking:
The current site area provides a total of 84 parking stalls, consisting of 68 standard, eight
compact, three accessible, one van accessible, and four motorcycle parking stalls.
Pursuant to MMC 17.32.020.G.3, government uses have parking specified by permit. The
Application indicates office occupancy limited during business hours of 8:00 a.m. through
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Honorable Planning Commission
City Hall Relocation
10/25/2022 Regular Meeting
Page 3
5:00 p.m. and assembly occupancy limited to evening hours after 5:00 p.m. and on
weekends. This distinction provides availability of parking for both uses within the current
site area during different times of the day and week. Staff has found these uses to be
compliant with the existing parking requirements, as conditioned (Attachment 3).
Moorpark Police Department:
The Moorpark Police Department has reviewed this application and has no concerns
regarding the proposed use. Police Department Staff will provide recommendations to
the Applicant regarding safety and security.
PROCESSING TIME LIMITS
Time limits have been established for the processing of development projects under the
Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the
Subdivision Map Act (Government Code Title 7, Division 2), and the California
Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13,
and California Code of Regulations, Title 14, Chapter 3). Under the applicable provisions
of these regulations, the following timelines have been established for action on this
project:
Date Application Filed: August 16, 2022
Date Application Determined Complete: September 15, 2022
Planning Commission Action Deadline: November 14, 2022
ENVIRONMENTAL DETERMINATION
In accordance with the City’s environmental review procedures adopted by Resolution
No. 2004-2224, the Community Development Director (Director) or designee determines
the level of review necessary for a project to comply with CEQA. Some projects may be
exempt from review based upon a specific category listed in CEQA. Other projects may
be exempt under a general rule that environmental review is not necessary where it can
be determined that there would be no possibility of a significant effect upon the
environment. A project which does not qualify for an exemption requires the preparation
of an Initial Study (IS) to assess the level of potential environmental impacts.
The Director has reviewed this project and found it to be Categorically Exempt in
accordance with Section 15301 (Class 1: Existing Facilities) of the CEQA Guidelines
because the Applicant is proposing government office space within an existing office
building. Therefore, Staff has determined that there is no substantial evidence that the
project would have a significant effect on the environment.
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Honorable Planning Commission
City Hall Relocation
10/25/2022 Regular Meeting
Page 4
NOTICING
Public Notice for this meeting was given consistent with Chapter 17.44.070 of the Zoning
Ordinance as follows:
1. Publication. The notice of the public hearing was published in the Ventura County
Star on October 14, 2022.
2. Mailing. The notice of the public hearing was mailed on October 14, 2022, to
owners of real property, as identified on the latest adjusted Ventura County Tax
Assessor Roles, within 1,000 feet of the exterior boundaries of the assessor’s
parcel(s) subject to the hearing.
3. Sign. One 32 square-foot sign was placed on the street frontage on October
14, 2022.
ATTACHMENTS
1. Location, Aerial, General Plan and Zoning Maps
2. Site and Architectural Plans
3. Draft Resolution No. PC-2022-683 and Conditions of Approval
4
Location Map 5I 7 lesAve J 1"=401 ft Conditional Use Permit No. 10/04/2022 •· 2022-02 -This map may refiresems a visual dispfay of related geographic information Cata provli':led here on isn01 guarantee of acut,ual freJd conditions, To be-sure of complete accuracy, ptea.secom.aci the respQns.ible staf for most up-to-date in.formation.
Aerial Map 6 1" = 272 ft Conditional Use Permit No. 10/04/2022 •· 2022-02 -This map may refiresems a visual dispfay of related geographic information Oat a provli':led here on is nm guarantee of acut,ual freJd conditions, To be-sure of complete accuracy, ptea.se com.aci the respQns.ible staf for most up-to-date in.formatlo.n.
General Plan - Light Industrial 7 1" = 304 ft Conditional Use Permit No. 10/04/2022 •· 2022-02 -This map may refiresems a visual dispfay of related geographic information Oat a provli':led here on is nm guarantee of acut,ual freJd conditions, To be-sure of complete accuracy, ptea.se com.aci the respQnsible staf for most up-to-date information.
Zoning - Industrial Park8 1" = 304 ft Conditional Use Permit No. 10/04/2022 •· 2022-02 -This map may refiresems a visual dispfay of related geographic information Oat a provli':led here on is nm guarantee of acut,ual freJd conditions, To be-sure of complete accuracy, ptea.se com.aci the respQnsible staf for most up-to-date information.
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RESOLUTION NO. PC-2022-683
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT NO. 2022-02, TO ALLOW GOVERNMENT USES,
INCLUDING THE RELOCATION OF THE CITY OF MOORPARK
CITY HALL, WITHIN AN EXISTING 22,464 SQUARE-FOOT
INDUSTRIAL BUILDING LOCATED AT 323 SCIENCE DRIVE AND
MAKING A DETERMINATION OF EXEMPTION PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN
CONNECTION THEREWITH, ON THE APPLICATION OF JESSICA
SANDIFER FOR THE CITY OF MOORPARK.
WHEREAS, on August 16, 2022, an application was filed for a Conditional Use
Permit (CUP) No. 2022-02, to allow to allow government uses, including the relocation of
City Hall, within an existing 22,464 square-foot industrial building at 323 Science Drive;
and
WHEREAS, at a duly noticed public hearing on October 25, 2022, the Planning
Commission considered CUP No. 2022-02, including the agenda report and any
supplements thereto and written public comments; opened the public hearing and took
and considered public testimony both for and against the proposal; and
WHEREAS, the Community Development Director has determined that CUP No.
2022-02 is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Sections 15301 (Class 1: Existing Facilities) of the CEQA
Guidelines the Applicant is proposing government office space within an existing office
building. In addition, there is no substantial evidence that the project will have a significant
effect on the environment in that the site has already been developed. No further
environmental documentation is needed.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The Planning
Commission, based on its own independent analysis and judgment, concurs with the
Community Development Director’s determination that the project is categorically exempt
from the requirements of the CEQA pursuant to Section 15301 (Class 1: Existing
Facilities) of the CEQA Guidelines. No further environmental documentation is needed.
SECTION 2. CONDITIONAL USE PERMIT FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the Planning Commission makes the following findings in accordance
with City of Moorpark, Municipal Code Section 17.44.040:
14
City of Moorpark City Hall Relocation
Resolution No. PC-2022-683
Page 2
A. The proposed use is consistent with the provisions of the General Plan,
zoning ordinance, and all applicable regulations in that the proposed use
would be permitted within the Industrial Park (M-1) zone through the
approval of a conditional use permit. The proposed use is also consistent,
with General Plan Land Use Element Goal No. 12: Ensure that a full range
of public facilities and services are provided to meet the needs of the
community.
B. The proposed use is compatible with both existing and permitted land uses
in the surrounding area in that the addition of a government office use within
an existing office building would provide an additional community benefit to
the industrial park and surrounding community. The existing industrial park
consists of a mix of industrial service, technical research, and businesses
office uses.
C. The proposed use is compatible with the scale, visual character, and design
of surrounding properties in that there will be no changes to the exterior of
the building as a result of the application.
D. The proposed use would not be obnoxious or harmful or impair the utility of
neighboring property or uses in that conditions of approval have been
included to ensure the occupancy of the site would be coordinated to avoid
parking issues and impacts to the surrounding area.
E. The proposed use would not be detrimental to the public health, safety,
convenience, or welfare in that the government use would be similar to other
office uses within the vicinity and would not generate uses or impacts that
would otherwise be detrimental to the public health, safety, convenience, or
welfare of the community or surrounding area.
SECTION 3. PLANNING COMMISSION APPROVAL: The Planning
Commission hereby approves CUP No. 2022-02 subject to the Conditions of Approval
found in Exhibit A attached.
15
City of Moorpark City Hall Relocation
Resolution No. PC-2022-683
Page 3
SECTION 4. FILING OF RESOLUTION: The Community Development
Director shall cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PASSED, AND ADOPTED this 25th day of October 2022.
Kipp Landis
Chair
Carlene Saxton
Community Development Director
Exhibit A – Conditions of Approval
16
EXHIBIT A
CITY OF MOORPARK CONDITIONS OF APPROVAL
Project Approval Date: October 25, 2022
Expiration Date: October 25, 2023
Location: 323 Science Drive
Entitlements: CUP No. 2022-02
Project Description: Government Use – City of Moorpark City Hall Relocation
The applicant/permittee is responsible for the fulfillment of all conditions and
standard development requirements, unless specifically stated otherwise.
General Conditions
In addition to complying with all applicable City, County, State and Federal Statutes,
Codes, Ordinances, Resolutions and Regulations, Development Agreements, Permittee
expressly accepts and agrees to comply with the following Conditions of Approval and
Standard Development Requirements of this Permit:
1)Within thirty (30) calendar days of approval of this entitlement, the applicant shall
sign and return to the Planning Division an Affidavit of Agreement and Notice of
Entitlement Permit Conditions of Approval, indicating that the applicant has read
and agrees to meet all Conditions of Approval of this entitlement. The Affidavit of
Agreement/Notice shall include a legal description of the subject property and have
the appropriate notary acknowledgement suitable for recordation. [CDD]
2)The Conditions of Approval of this entitlement, the City of Moorpark Municipal
Code and adopted City policies at the time of the entitlement approval, supersede
all conflicting notations, specifications, dimensions, typical sections and the like
which may be shown on said plans or on the entitlement application. [CDD]
3)Should continued compliance with these Conditions of Approval not be met, the
Community Development Director may modify the conditions in accordance with
Municipal Code Section 17.44.100 and sections amendatory or supplementary
thereto, declare the project to be out of compliance, or the Director may declare,
for some other just cause, the project to be a public nuisance. The applicant shall
be liable to the City for any and all costs and expenses to the City involved in
thereafter abating the nuisance and in obtaining compliance with the Conditions of
Approval or applicable codes. If the applicant fails to pay all City costs related to
17
this action, the City may enact special assessment proceedings against the parcel
of land upon which the nuisance existed (Municipal Code Section 1.12.170).
[CDD]
4)If any of the conditions or limitations of this approval are held to be invalid, that
holding does not invalidate any of the remaining conditions or limitations set forth.
[CDD]
5)All facilities and uses, other than those specifically requested in the application and
approval and those accessory uses allowed by the Municipal Code, are prohibited
unless otherwise permitted through application for Modification consistent with the
requirements of the zone and any other adopted ordinances, specific plans,
landscape guidelines, or design guidelines. [CDD]
6)Any expansion, alteration or change in architectural elements requires prior
approval of the Community Development Director. Those changes in architectural
elements that the Director determines would be visible from abutting street(s) may
only be allowed, if, in the judgment of the Community Development Director such
change is compatible with the surrounding area. Any approval granted by the
Director must be consistent with the approved Design Guidelines (if any) for the
planned development and applicable Zoning Code requirements. A Permit
Modification application may be required as determined by the Community
Development Director. [CDD]
7)No noxious odors may be generated from any use on the subject site. [CDD]
Permit Specific Conditions – Conditional Use Permit
8)The occupancy type of the Project Site shall be limited to office uses during the
weekday hours of 8:00 a.m. and 5:00 p.m. and assembly uses during weekdays
after 5:00 p.m. and on Saturday and Sunday. Deviations from this schedule can
be authorized by the Community Development Director or City Manager.
Temporary uses of the Site which would demand parking levels beyond that
provided on the approved plans and as noted in Condition No. 12 shall require a
Temporary Use Permit or similar permit as determined by the Community
Development Director, to ensure adequate offsite parking is available for the use.
9)The Project Site shall maintain 84 parking spaces, consisting of 68 standard, eight
compact, three accessible, one van accessible, and four motorcycle parking stalls.
Changes to the parking lot spaces and configuration shall be considered by the
Community Development Director.
10)This CUP is granted or approved with the City’s designated approving body
retaining and reserving the right and jurisdiction to review and to modify the
permit—including the conditions of approval—based on changed circumstances.
18
Changed circumstances include, but are not limited to, major modification of the
business; a change in scope, emphasis, size, or nature of the business; the
expansion, alteration, reconfiguration, or change of use; or the fact that the use is
negatively impacting surrounding uses by virtue of impacts not identified at the
time of application for the CUP or impacts that are much greater than anticipated
or disclosed at the time of application for the CUP. The reservation of right to
review any permit granted or approved under this chapter by the City’s designated
approving body is in addition to, and not in lieu of, the right of the City, its Planning
Commission, City Council, and designated approving body to review and revoke
or modify any permit granted or approved under this chapter for any violations of
the conditions imposed on such permit. [CDD]
11)The City of Moorpark reserves the right to modify, suspend or revoke for cause
this CUP consistent with Chapter 17.44 of the Moorpark Municipal Code or as may
be amended in the future. [CDD]
12)The development must be in substantial conformance with the plans presented in
conjunction with the application for CUP No. 2022-02, except any modifications as
may be required to meet specific Code standards or other conditions stipulated
herein. [CDD]
13)All necessary permits must be obtained from the Building and Safety Department
and all construction shall be in compliance with the Moorpark Building Code and
all other applicable regulations. Any changes to the fire and life safety features of
the existing space will require plans prepared by a California licensed design
professional. Any changes to any structural components of the existing space will
require plans prepared by a California licensed design professional. Show all
alterations to the electrical, mechanical and plumbing elements. Alterations to the
space’s fire suppression system requires approval by the Ventura County Fire
Prevention Office. [CDD]
14)Approval of a Zoning Clearance is required prior to the issuance of building
permits. [CDD]
15)All exterior areas of the site, including parking areas under use by City Hall, must
be maintained free of litter and debris at all times. [CDD]
16)The applicant shall comply with Chapter 8.32 PROHIBITING SMOKING IN
PUBLIC PLACES at all times and shall provide signs consistent with Section
8.32.040 of the Moorpark Municipal Code to the satisfaction of the Community
Development Director, prior to initiation of the uses allowed by this permit. Any
smoking area, if desired, shall comply with Section 8.32.030 of the Moorpark
Municipal Code. [CDD]
19