HomeMy WebLinkAboutAG RPTS 2004 0720 PC REGResolution No. PC- 2004 -463
PLANNING COMMISSION
REGULAR MEETING AGENDA
TUESDAY - JULY 20, 2004
7:00 P.M.
Moorpark Community Center
1. CALL TO ORDER:
2. PLEDGE OF ALLEGIANCE:
3. ROLL CALL:
799 Moorpark Avenue
4. PROCLAMATIONS, COMMENDATIONS AND SPECIAL PRESENTATIONS:
5. REORDERING OF, AND ADDITIONS TO THE AGENDA:
6. CONSENT CALENDAR:
A. Regular Meeting Minutes of June 15, 2004.
7. PUBLIC COMMENTS:
Any member of the public may address the Commission during the Public Comments portion
of the Agenda, unless it is a Public Hearing or a Discussion item. Speakers who wish
to address the Commission concerning a Public Hearing or Discussion item must do so
during the Public Hearing or Discussion portion of the Agenda for that item. Speaker
cards must be received by the Secretary for Public Comment prior to the beginning of
the Public Comments portion of the meeting and for Discussion items prior to the
beginning of the first item of the Discussion portion of the Agenda. Speaker Cards for
a Public Hearing must be received prior to the beginning of the Public Hearing. A
limitation of three minutes shall be imposed upon each Public Comment and Discussion
item speaker. A limitation of three to five minutes shall be imposed upon each Public
Hearing item speaker. Written Statement Cards may be submitted in lieu of speaking
orally for open Public Hearings and Discussion items. Copies of each item of business
on the agenda are on file in the office of the Community Development
Department/ Planning and are available for public review. Any questions concerning any
agenda item may be directed to the Community Development Department at 517 -6233.
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Planning Commission Agenda
July 20, 2004
Page No. 2
8. PUBLIC HEARINGS:
(next Resolution No. 2004 -463)
A. Consider Commercial Planned Development No. 2004 -01
for the Construction of a 131,745 Square Foot Shopping
Center Located on the Southwest Corner of New Los
Angeles Avenue and Miller Parkway on the Application
of Nearon Enterprises, LLC, Assessor Parcel No. 512 -0-
260 -025
Staff Recommendation: Open the public hearing, take
testimony, provide direction to staff and continue the
agenda item with the public hearing open to September
7, 2004.
9. DISCUSSION ITEMS:
10. ANNOUNCEMENTS AND FUTURE AGENDA ITEMS:
(Future agenda items are tentative and are subject to rescheduling.)
A. August 3rd and 17th, 2004 Planning Commission Meetings:
• Cancellation
B. September 7, 2004 Planning Commission Meeting:
• Commercial Planned Development No. 2004 -01, possible
continuation from July 20, 2004 ( Nearon Enterprises,
LLC)
• Zoning Ordinance Amendment No. 2004 -06 - Sign
Ordinance (City of Moorpark)
11. ADJOURNMENT:
---------------------------------------------------------------------------------------------------------------------------
In compliance with the Americans with Disabilities Act, if you need special
assistance to review an agenda or participate in this meeting, including
auxiliary aids or services, please contact the Community Development
Department at (805) 517 -6233. Upon request, the agenda can be made available
in appropriate alternative formats to persons with a disability. Any request
for disability - related modification or accommodation should be made at least
48 hours prior to the scheduled meeting to assist the City staff in assuring
reasonable arrangements can be made to provide accessibility to the meeting
(28 CFR 35.102- 35.104; ADA Title II).
ITEM: 6.A.
Planning Commission, City of Moorpark, California
Minutes of June 15, 2004
Paae 1
1 The Regular meeting of the Planning Commission was held on June
2 15, 2004, in the City Council Chambers; Moorpark Civic Center;
3 799 Moorpark Avenue; Moorpark, California; 93021.
4 1. CALL TO ORDER:
5 Chair Pozza called the meeting to order at 7:05 p.m.
6 2. PLEDGE OF ALLEGIANCE:
7 Commissioner Peskay led the Pledge of Allegiance.
8 3. ROLL CALL:
9 Commissioners Landis and Peskay, Vice Chair Lauletta and
10 Chair Pozza were present. Commissioner DiCecco was absent.
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Staff attending the meeting included Barry Hogan, Community
Development Director; David Bobardt, Planning Manager;
Walter Brown, Assistant City Engineer; Steven Valdez,
Planning Technician and Gail Rice, Administrative
Secretary.
4. PROCLAMATIONS, COMMENDATIONS AND SPECIAL PRESENTATIONS:
None.
5. REORDERING OF, AND ADDITIONS TO THE AGENDA:
None.
6. CONSENT CALENDAR:
A. Regular Meeting Minutes of May 4, 2004.
MOTION: Commissioner Landis moved
Lauletta seconded a motion that
Commission Meeting Minutes of May
approved.
28 7.
29
and Vice Chair
the Planning
4, 2004, be
(Motion carried with a unanimous 4:0 voice vote,
Commissioner DiCecco absent.)
PUBLIC COMMENTS:
None.
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Planning Commission, City of Moorpark, California
Minutes of June 15, 2004
Paae 2
1 8. PUBLIC HEARINGS:
2 (next Resolution No. 2004 -461)
3 A. Consider Conditional Use Permit 2004 -02, A Request for
4 a Wireless Communications Facility on an Existing
5 Southern California Edison Utility Tower, with
6 Proposed Equipment above Ground, Located One Hundred
7 and Twenty (1201) Feet West of Isle Royale Street,
8 Applicant: Infranext, Inc. for AT &T Wireless
9
Staff Recommendation: 1) Open the public hearing,
10
accept public testimony and close the public hearing;
11
and 2) Adopt Resolution No. PC -2004- approving
12
Conditional Use Permit No. 2004 -02, subject to
13
conditions.
14
Steven Valdez presented the agenda report.
15
The Commission had no questions of staff.
16
Chair Pozza opened the public hearing.
17
Scott Harry, applicant, stated that this facility is
18
going on an existing utility pole and will add value,
19
with low visual impact. He commented that Sprint
20
already had a utility pole at the site and Infranext's
21
equipment would be underground.
22 The Commission questioned the applicant on the
23 additional coverage to be provided, and the
24 Commission's previous approval of a project for AT &T
25 Wireless on a nearby location.
26 Chair Pozza closed the public hearing.
27 There were no written statement cards received.
28 The Commissioners had no additional discussion.
29 MOTION: Vice Chair Lauletta moved and Commissioner
30 Landis seconded a motion to approve staff
31 recommendations and adopted Resolution No. PC -2004-
32 461.
33 (Motion carried with a unanimous 4:0 voice vote,
34 Commissioner DiCecco absent.)
35 B. Consider Zoning Ordinance Amendment No. 2004 -04: An
36 Amendment to the Chapter 17.20 (Uses by Zone) and
37 Chapter 17.44 (Entitlement - Process and Procedures)
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000002
Planning Commission, City of Moorpark, California
Minutes of June 15, 2004
Paae 3
1 of the Moorpark Municipal Code Related to Entitlement
2 Review Requirements for Certain Uses, Applicant: City
3 of Moorpark
4 Staff Recommendation: 1) Open the public hearing,
5 accept public testimony and close the public hearing;
6 and 2) Adopt Resolution No. PC -2004- recommending
7 to the City Council approval of amendments to Chapter
8 17.20 and 17.44 of the Moorpark Municipal Code.
9 Dave Bobardt presented the agenda report.
10 The Commission questioned staff on the requirement for
11 a Planned Development Permit for commercial and
12 industrial construction over 10,000 feet, the
13 distinction between day care and home schooling
14 facilities, removal of automobile service stations as
15 a permitted use in the C -1 Zone, requirements for
16 restaurants to obtain Administrative Permits and Bars
17 to obtain Conditional Use Permits, if care facilities
18 included foster care, City limitations on number of
19 residents to a dwelling, correction on page 39; item
20 2.a.; line 6 - remove "a," the public's ability to
21 contact staff with questions and no impact to a
22 business when the use is already being practiced. A
23 revision to the use matrix to include home schooling
24 with day care facilities in residential zones was also
25 requested.
26 Chair Pozza opened the public hearing.
27 No speaker cards were received.
28 Chair Pozza closed the public hearing.
29 There were no written statement cards received.
30 MOTION: Commissioner Peskay moved and Commissioner
31 Landis seconded the motion to adopt Resolution PC-
32 2004 -462, as amended. (Unanimous 4:0 voice vote,
33 Commissioner DiCecco absent.)
34 9. DISCUSSION ITEMS:
35 A Consider Scheduling of a Summer Meeting Recess to
36 Coincide with City Council Recess
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Planning Commission, City of Moorpark, California
Minutes of June 15, 2004
Paae 4
Staff Recommendation: Direct staff to post a notice of
meeting cancellation for the August 3 and August 17,
2004, regular meetings.
By consensus the Commission approved staff
recommendation.
10. ANNOUNCEMENTS AND FUTURE AGENDA ITEMS:
(Future agenda items are tentative and are subject to rescheduling.)
A. July 6, 2004 Planning Commission Meeting:
• Possible Cancellation
B. July 20, 2004 Planning Commission Meeting:
• Commercial Planned Development No. 2004 -01; Nearon
Enterprises, Inc. (Miller Parkway and Los Angeles
Avenue)
Mr. Hogan briefly discussed future agenda items, and
confirmed that the July 6, 2004, meeting would be
cancelled.
ADJOURNMENT:
11. MOTION: Commissioner Landis moved and Vice Chair Lauletta
seconded a motion to adjourn the meeting.
(Motion carried with a unanimous 4:0 voice vote,
Commissioner DiCecco absent.)
The meeting was adjourned at 7:55 p.m.
Scott Pozza, Chair
27 ATTEST:
28
29
Barry K. Hogan, Community Development Director
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ITEM: 8.A.
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Barry K. Hogan, Community Development Direct
Prepared by Paul Porter, Principal Planne
DATE: June 28, 2004 (PC Meeting of 7/21/04)
SUBJECT: Consider Commercial Planned Development No. 2004 -01 for
the Construction of a 131,745 Square Foot Shopping Center
Located on the Southwest Corner of New Los Angeles Avenue
and Miller Parkway on the Application of Nearon
Enterprises, LLC, Assessor Parcel No. 512 -0- 260 -025
BACKGROUND
On February 10, 2004, an application for a Commercial Planned
Development permit was filed by Nearon Enterprises to allow the
development of a 131,745 square foot shopping center on 11.5 acres
within the Carlsberg Specific Plan (SP 92 -1) area, at the southwest
corner of New Los Angeles Avenue and Miller Parkway, directly west
of the Moorpark Marketplace and north of the Cantara at Serenata
Homes. The use is consistent with the sub - regional
retail /commercial /business park use planned for the site as part of
the Carlsberg Specific Plan adopted in 1994.
DISCUSSION
Project Setting
Existing Site Conditions:
The proposed shopping center is located on an 11.5 acre rough
graded undeveloped parcel of land. Existing underground storm
drains are located along the north, south and west sides of the
property. The property currently drains in a northeast direction
toward New Los Angeles Avenue.
S: \Community Development \DEV PMTS \C P D \2004 \2004 -01 Nearon \Agenda Rpts \PC Agenda Report.® C 0 05
Honorable Planning Commission
July 20, 2004
Page 2
Previous Applications:
In September, 1994, amendments to the Carlsberg Specific Plan
established the current land use designation and zoning regulations
for the site. There have been no previous Planned Development
Permits applied for on this site.
General Plan and Zoning Consistency:
The proposed shopping center is consistent with the allowable uses
in the sub - regional retail /commercial /business park zone of the
Carlsberg Specific Plan and compatible with other commercial
developments along the Los Angeles Avenue corridor.
The Implementation Section contained within the Amended Carlsberg
Specific Plan establishes standards for commercial uses including
minimum setbacks (front 30 feet, side 30 feet and rear 0 feet),
height (35 feet), and minimum landscaping (100 of the site). The
Zoning Ordinance requires a Planned Development Permit for the
proposed use which requires a discretionary decision to authorize
development and use on the site. Chapter 17.32 establishes
standards for parking, loading and landscaping. As discussed later
in the report, this proposed development as conditioned is
consistent with these requirements.
General Plan /Zoning:
GENERAL
PLAN /ZONING
Direction
General Plan
Zoning
Land Use
General
Sub - Regional
Site
Commercial
Retail /Commercial/
Undeveloped
.........................................................................................................
............................... .
Business Park
North
............................... .... . ............................................
Light
Industrial
...................
........... ...................................... .... .............
Industrial Park
........... . ................ . ............. ........................................................ _ ........ .... .................
Industrial Park
South
......................................................................................
Medium -Low
.. ... ... ... ... ... ........................................
Residential Planned
Single- Family
Residential
Development
Homes
General
................................................................................................................................
Sub - Region al
...............................
East
Commercial
Retail /Commercial/
Shopping Center
.........................................................................................................................................................................................................................................................................................................................................................................................
Business Park
West
Open Space -2
Open Space
...............................
Flood Control
Channel
OOOOOG
Honorable Planning Commission
July 20, 2004
Page 3
Project Summary
Planned Development Permit No. 2004 -01:
Building Proposed Use
A
Major
Retail
B
Minor
Retail
C/D
Major
Retail
E
Minor
Retail
F
Minor
Retail
G
Major
Retail
H
Restaurant
I
Restaurant
Total
Proposed Project
Architecture:
Building Area
(sq. ft.)
45,000
12,805
33,750
10,560
3,230
14,400
6,000
6,000
131,745
The architectural design of the proposed commercial development is
Spanish Mission Revival with Moorish influences. The architecture
complements and is compatible with the Spanish Revival Architecture
of the Marketplace shopping center located on the east side of
Miller Parkway, as well as other commercial developments along the
Los Angeles Avenue corridor. However, buildings A, B, C and D have
not fully carried out the architectural theme to the rear
elevations, which can be seen from the residential project to the
south of the site. This is further discussed in the analysis
section of this report.
Building Height:
The criteria contained within the Carlsberg Specific Plan limits
the height of buildings in the Subregional Retail /Commercial Zone
to thirty -five feet (35'). The maximum overall proposed operational
height of roof is approximately thirty -three feet (33'). However,
the overall height including architectural features is
approximately forty -five feet (451). This issue is further
addressed in the analysis section of this report.
000007
Honorable Planning Commission
July 20, 2004
Page 4
Setbacks:
Required Setbacks:
Front: 30 feet
Side and Rear: Adjacent to Residential Lot 50 Feet
Adjacent to Street 30 Feet
Adjacent to Alley 5 Feet
None of the Above 0 Feet
Proposed Setbacks:
The minimum front setback for any of the proposed buildings is
thirty feet (30'). The minimum side or rear setback is ten feet
(10'). This occurs where Building G is adjacent to an open space
lot that separates the residential lots along Southfork Road from
the project site. Other side and rear setbacks are substantially
greater than ten feet (101).
Circulation:
Access is proposed via three (3) driveways: two (2) right -turn
in /right -turn out driveways and one (1) signalized driveway. One
right -turn in /out driveway is on New Los Angeles Avenue
approximately two hundred (2001) feet west of Miller Parkway, and
one right -turn in /out driveway is on Miller Parkway approximately
three hundred feet (3001) south of New Los Angeles Avenue. The
signalized driveway is at the intersection of Miller Parkway and
Patriot Drive. A raised median is proposed on New Los Angeles
Avenue to prohibit left -turn access to and from the proposed
driveway. A raised median currently exists on Miller Parkway
between New Los Angeles Avenue and Patriot Drive. An existing
eastbound right -turn lane on New Los Angeles Avenue at Miller
Parkway would provide an acceleration /deceleration lane for the
proposed driveway on New Los Angeles Avenue. As proposed, the site
plan layout provides for adequate internal circulation between all
parking areas and driveways.
Traffic:
A Traffic Analysis prepared by Overland Traffic Consultants, Inc.
dated February, 2004, provides an analysis of the potential traffic
impact created by this proposed project on the adjacent streets and
intersections selected for the study. It is estimated that the
project will generate approximately 8,044 daily vehicular trips
with one - hundred - sixty -eight (168) morning peak hour trips and
five - hundred - fifty -three (553) afternoon peak hour trips. Measures
to be implemented to adequately address traffic issues are
discussed in the analysis section of this report.
000003
Honorable Planning Commission
July 20, 2004
Page 5
Parking:
Proposed Use
Spaces Required
Spaces Provided
Retail
401
529 spaces
inclusive
including
.....................................................................................................................................................................................................................................................................................................................................................................................
restaurant
Restaurant
120
...............................
Included
above
Total
521
529
All parking stalls are proposed to be standard size with the
exception of fourteen (14) accessible spaces which are required to
meet ADA requirements.
Loading Area:
Section 17.32 of the Zoning Ordinance requires each building to
provide at least one (1) loading space if the gross floor area of
the building exceeds 3,000 square feet, unless waived by the
Community Development Director. In this case, adequate
loading /unloading areas have been provided throughout the center,
located within reasonable distance from the service entrance to
each of the proposed buildings.
Landscaping:
Approximately 63,700 square feet of the site or sixteen percent
(16o) of the site is proposed to be landscaped. Total decorative
landscaped area, including plant container areas as well as
decorative hardscape areas, will cover 96,700 square feet or
nineteen and one -half percent (19.50) of the total site area. Of
the total landscaped area, the applicant is proposing to provide
one - hundred - fifty -four (154) trees within the parking area to
provide approximately sixty -five percent (650) shade coverage.
Landscaping is proposed to screen loading areas and above ground
equipment. The proposed detention basin located inside the parkway
area along New Los Angeles Avenue is to be screened from view from
the street and planted with a flowering mix of vegetation. The
applicant proposes to remove the existing monument and kiosk at the
corner of New Los Angeles Avenue and Miller Parkway and replace it
with a decorative monument sign.
006009
Honorable Planning Commission
July 20, 2004
Page 6
Site Improvements and National Pollution Discharge Elimination
Standards Requirements (NPDES):
The City Engineer has conditioned the project to provide for all
necessary on -site and off -site storm drain improvements including
the imposition of National Pollution Discharge Elimination System
(NPDES) requirements. "Passive" Best Management Practices drainage
facilities are required so that surface flows are intercepted and
treated on the surface over biofilters (grassy swales),
infiltration areas and other similar solutions.
Air Quality:
According to the 2003 Ventura County Air Quality Assessment
Guidelines, the proposed project will produce 65,865 pounds of
nitrogen oxides in excess of the allowable threshold of 25 pounds
per day over its first three years of operation, creating an impact
on regional air quality. As is required with all
commercial /industrial projects, staff has incorporated a standard
condition requiring a contribution to the Moorpark Traffic System
Management Fund to off -set air pollutants, consistent with the 2003
Ventura County Air Quality Assessment Guidelines.
ANALYSIS
Issues
Staff analysis of the proposed project has identified the following
three areas for Planning Commission consideration in their
recommendation to the City Council:
• Traffic
• Building Height
• Architecture
Traffic:
The City Engineer has recommended the following requirements to
alleviate traffic impacts as a result of the increase in vehicular
traffic generated from this project:
• Loop detector circuits will be installed at the intersection
of Miller Parkway and the driveway opposite Patriot Drive.
• For exiting movements, a twelve foot (121) wide right turn
only lane, a twelve foot (121) wide left turn /through lane and
at least one - hundred -fifty feet (150') of unobstructed room
for vehicular stacking will be provided at the driveway
opposite Patriot Lane
000010
Honorable Planning Commission
July 20, 2004
Page 7
• For entering movements at the Patriot Drive entrance, a
minimum twelve foot (12') wide lane will be provided. The
City Engineer is requiring a traffic study to identify
specific curbing requirements to ensure that an acceptable
distance is provided for entering vehicles to stack within the
site and not on Miller Parkway. In the event that adequate
stacking cannot be provided onsite, a dedicated right turn
lane into the site from Miller Parkway will be provided.
• For ingress and egress at the driveway between Patriot Drive
New Los Angeles Avenue, two twelve foot (121) wide right turn
in only and right turn out only travel lanes and a minimum
four foot (4') wide median will be provided. The curb return
radii are required to be forty -five feet (45'). Vehicular
turning movements immediately within the development into
parking stalls or drive lanes will be required to be
restricted by curbing so that an acceptable distance is
provided for entering vehicles to stack within the site and
not on Miller Parkway.
• No left turn lanes will be allowed from west bound traffic on
New Los Angeles Avenue.
• For the New Los Angeles Avenue eastbound lanes along the
project boundary, the developer will be required to provide
for three 12 -foot wide eastbound travel lanes, one 12 -foot
wide right turn only /deceleration lane into the project
entrance (which shall meet Caltrans minimum requirements for
taper and deceleration), and one four -foot (4') wide bike lane
(bike lane to be four feet (4') wide adjacent to right -turn
lane). Lane widths shall also include such additional widths
as may be appropriate or required by City and Caltrans.
Traffic reports will be submitted to determine the minimum
stacking required.
Building Height:
As previously mentioned, the maximum building height allowed in the
Subregional Retail /Commercial Zone is thirty -five feet (35'). The
average roof height of the highest building in this center
(Building G) is approximately thirty -three feet (33'). However,
the buildings contain architectural features such as ornamental
cupolas with decorative wrought iron with a maximum height (on
Building A) of approximately forty -five feet (45').
The Zoning Code provides for an exemption for roof structures when
measuring the building height. The height of the proposed
architectural treatments is in keeping with the height of other
projects along Los Angeles Avenue and New Los Angeles Avenue, such
00001.1.
Honorable Planning Commission
July 20, 2004
Page 8
as the tower elements incorporated into the Mission Bell Plaza
Center and Moorpark Marketplace. These also exceed the maximum
building height of their respective zones. Some of the
architectural elements at the Moorpark Marketplace reach up to
forty -six feet (46') in height. Permitting taller architectural
features provides visual interest to the design. The roof design
is also consistent with the Community Design Plan objectives in the
Carlsberg Specific Plan, which encourage the use of a combination
of pitched and flat roofs.
Architecture:
As previously mentioned, the architectural design of the proposed
commercial center is a Spanish Mission Revival design with Moorish
influences, which complements the Spanish Revival Architecture of
the Moorpark Marketplace shopping center on the east side of Miller
Parkway and other commercial projects along the Los Angeles Avenue
corridor. However, buildings A, B, C and D have not fully carried
out the architectural theme to the rear of the buildings. The rear
of the buildings can be seen from single family residences south of
the site. In order to soften the view of the commercial development
from these homes, staff recommends that the rear elevations of
buildings A, B, C and D include additional articulation and
architectural features. Additionally, trees planted in the Open
Space lot located adjacent and to the south of the proposed project
(if approved by the Homeowners Association) could provide an
additional visual buffer.
Findings
With appropriate modifications to the site plan as mentioned above
and the addition of conditions to mitigate traffic impacts, staff
believes the following findings could be made:
• The site design, including structure location, size, height,
setbacks, massing, scale, architectural style and colors and
landscaping, is consistent with the provisions of the
general plan, the Amended Carlsberg Specific Plan, zoning
ordinance, and other applicable regulations.
• The site plan will not create negative impacts or impair the
utility of properties, structures or uses in the surrounding
area.
• The proposed uses are compatible with existing and permitted
uses in the surrounding area.
000012
Honorable Planning Commission
July 20, 2004
Page 9
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 Deemed Complete: June 23, 2004
Planning Commission Action Deadline: Not applicable
City Council Action Deadline: November 20, 2004
ENVIRONMENTAL DETERMINATION
In accordance with the City's environmental review procedures
adopted by resolution, the Community Development Director
determines the level of review necessary for a project to comply
with the California Environmental Quality Act (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 significant effect
upon the environment. A project which does not qualify for an
exemption requires the preparation of an Initial Study to assess
the level of potential environmental impacts.
An Initial Study has been prepared for this project. This proposed
shopping center is consistent with planned land use for this site
in the Amended Carlsberg Specific Plan for which an EIR was
certified. Its impacts are consistent with those identified in the
Specific Plan EIR. No substantial changes are proposed in the
scope of the project, no substantial changes have occurred with
respect to the circumstances under which the project is undertaken
that would require major revisions to the previous EIR, and no new
information of substantial importance due to the involvement of new
significant environmental effects has been identified. Therefore,
no further environmental review is necessary.
STAFF RECOMMENDATION
Open the public hearing, take testimony, provide direction to staff
and continue the agenda item with the public hearing open to
September 7, 2004.
000013
Honorable Planning Commission
July 20, 2004
Page 10
ATTACHMENTS:
1. Location Map
2. Project Exhibits (under separate cover)
A.
Sheet
C1.1 Grading Plan
B.
Sheet
L1.1 Conceptual Landscape Plan
C.
Sheet
L1.2 Preliminary Plant Materials
D.
Sheet
L1.3 Plaza Imagery
E.
Sheet
A Building A Elevations
F.
Sheet
BCDE Building BCDE Elevations
G.
Sheet
FG Building FG Elevations
H.
Sheet
H1 Building H Elevations
I.
Building
Materials and Colors
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