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Resolution No. 2012-576
PLANNING COMMISSION
REGULAR MEETING AGENDA
SEPTEMBER 25, 2012
7:00 P.M.
Moorpark Community Center 799 Moorpark Avenue
1. CALL TO ORDER:
2. PLEDGE OF ALLEGIANCE:
3. ROLL CALL:
4. PROCLAMATIONS, COMMENDATIONS AND SPECIAL PRESENTATIONS:
5. PUBLIC COMMENT:
6. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
All writings and documents provided to the majority of the Commission regarding all agenda items are
available for public inspection at the City Hall public counter located at 799 Moorpark Avenue during regular
business hours. The agenda packet for all regular Commission meetings is also available on the City's
website at www.ci.moorpark.ca.us.
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; for a Discussion item, prior to the Chair's call
for speaker cards for each Discussion agenda item; and for a Public Hearing item, prior to the opening of
each Public Hearing, or beginning of public testimony for a continued 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. Any questions
concerning any agenda item may be directed to the Community Development/Planning office at 517-6233.
Regular Planning Commission Meeting Agenda
September 25, 2012
Page 2
7. ANNOUNCEMENTS, FUTURE AGENDA ITEMS AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
A. Future Agenda Items
i. CUP 2003-05 National Ready Mixed (Continued from August 26,
2009 to a date uncertain.)
ii. ZOA Reasonable Accommodation Ordinance
iii. ZOA Farm Worker Housing Ordinance
iv. Film Ordinance
8. PUBLIC HEARINGS: (next Resolution No. PC-2012-576)
A. Consider Commercial Planned Development No. 2012-01, a Request to
Construct a 77,834 Square-Foot, Two-Story Medical Office Building on a
4.0 Acre Site at 635 Los Angeles Avenue, on the Application of Mark
Armbruster for Grand Moorpark, LLC. Staff Recommendation: 1) Open
the public hearing, accept public testimony and close the public hearing;
2) Adopt Resolution No. PC-2012- recommending to the City Council
conditional approval of Commercial Planned Development Permit No.
2012-01. (Staff: Freddy Carrillo)
9. DISCUSSION ITEMS:
A.
10. CONSENT CALENDAR:
A. Consider Approval of the Regular Meeting Minutes of July 24, 2012. Staff
Recommendation: Approve the minutes.
11. ADJOURNMENT:
In compliance with the Americans with Disabilities Act, if you need special assistance to 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).
STATE OF CALIFORNIA )
COUNTY OF VENTURA ) ss
CITY OF MOORPARK )
AFFIDAVIT OF POSTING
AGENDA
I, Joyce R. Figueroa, declare as follows:
That I am the Administrative Assistant of the City of Moorpark and that an agenda of the
Regular Meeting of the Moorpark Planning Commission to be held on Tuesday,
September 25, 2012, at 7:00 p.m. in the Council Chambers of the Moorpark Community
Center, 799 Moorpark Avenue, Moorpark, California, was posted on September 19,
2012, at a conspicuous place at the Moorpark Community Center, 799 Moorpark
Avenue, Moorpark, California.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on September 19, 2012.
et A. �` LQ�o &
J�R. Figueroa,administrative Assistant
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ITEM: 8.A.
MOORPARK,CALIFORNIA
Planning Commission
of 9 .25. 2o12
ACTION:AppRo►1Ft Th REcoMluF JDA/113
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AS AME, .
BY:
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: David A. Bobardt, Community Development Director
Prepared by Freddy A. Carrillo, Assistant Planner I
DATE: September 4, 2012 (PC Meeting of 9/25/2012)
SUBJECT: Consider Commercial Planned Development No. 2012-01,a Request to
Construct a 77,834 Square-Foot,Two-Story Medical Office Building on a
4.0 Acre Site at 635 Los Angeles Avenue, on the Application of Mark
Armbruster for Grand Moorpark, LLC
BACKGROUND
This project, known as Grand Moorpark, has gone through the entitlement process twice:
Commercial Planned Development(CPD)Permit No. 2005-04 and CPD No.2010-01. Both
applications have expired. The most recent application was approved by City Council on
June 16, 2010. The project approval was valid for one year, by which construction must
begin, or the permit must be extended. This permit was never extended and ultimately
expired on June 15, 2011. A new application for the same project as previously approved
was submitted on April 27, 2012, as CPD No. 2012-01. Mark Armbruster of Armbruster
Goldsmith & Delvac, LLC, submitted the application on behalf of Richard Paek, who owns
the project in association with Grand Moorpark, LLC. This proposal is identical to the
original project design of CPD No. 2010-01.
DISCUSSION
Project Setting
Existing Site Conditions:
The existing site is a relatively flat, unimproved four(4.0)acre parcel that has a rectangular
shape, fronting on the north side of Los Angeles Avenue. Vegetation on the site consists
of brush and weeds and three volunteer palm trees. The Mission Bells Plaza is located on
the neighboring property to the east and single family homes are located to the north and
west.
Honorable Planning Commission
September 25, 2012
Page 2
Previous Applications:
On May 7, 1997,the City Council approved Zone Change No. 96-1, changing the zoning of
the 4.0 acre subject property from R-1-8, (Single Family Residential 8,000 Square Foot
Minimum), to CO, (Commercial Office) on the application of A. Deewayne Jones, D.D.S.
Subsequently, Grand Moorpark LLC acquired the project site and filed General Plan
Amendment Pre-screening Application No. 2001-02 to change the land use designation of
the property to Very-High Density Residential. The City Council denied this application on
December 1, 2004, finding a need to retain the site for commercial uses. On October 18,
2006, City Council approved Commercial Planned Development Permit No. 2005-04 to
allow a construction of a 78,939 square-foot, two-story medical office building. A one-year
extension was granted on December 13, 2007 and a second extension on October 8,
2008. The application officially expired on October 7, 2009. Also, on November 5, 2008,
City Council approved Tentative Tract Map (TTM) No. 5869; a request to subdivide the
medical office building into condominium units for sale or lease. The TTM will expire three
years from the date of its approval. On June 16, 2010, City Council approved CPD No.
2010-01 for the same construction, except an extension was never requested by the
applicant. The application officially expired on June 15, 2011.
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
Site C-2 General CO Commercial Office Vacant lot
Commercial
Medium Density R-1-8 Detached
North Residential Single Family 8,000 sq. ft. min. Single Family
4 DU/Acre Houses
High Density RPD-7U
South Residential Residential Planned Development Vacant lot
7 DU/Acre 7 units per acre
C-2 General CPD Commercial Mission Bell
East Commercial
Commercial Planned Development Sho iP..n Center
.........._._.._......__.._.._......................__.........__..........__.........._........_._....._...._....._.._._..... ...._......._..._._...._...._.._........._....._............_._...._...................__...._.._._......__.... ..........__............_..P. _._9_........__...._......._..._......
Medium Density Detached
West Residential R-1-8 Single Family Single Family
4 DU/Acre 8 sq. ft. min. Houses
General Plan and Zoning Consistency:
The Zoning Ordinance requires City Council approval of the Commercial Planned
Development Permit for this project. The applicant's proposal is allowed in the CO
(Commercial Office)Zoning Classification and the C-2(General Commercial)General Plan
Designation.
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Honorable Planning Commission
September 25, 2012
Page 3
Project Summary
Commercial Planned Development Permit No. 2012-01:
Parcel No. Proposed Use Building Area (sq. ft)
4.0 acres Medical office building with a 39,470 sq.ft.first
77,834 sq. ft. (total)
floor and 38,364 sq. ft. second floor.
Proposed Project
Architecture:
The architecture of the building is a blend of styles with Tuscan, Spanish, and early
California references in the design. The project includes a variety of textures, colors and
materials. Roof heights are also varied with a mix of clay-tiled mansard roofs, tower
elements, and parapet roofs. The introduction of a mix of roof styles, towers, balcony
features, a large internal atrium, portico features, and multiple vertical and horizontal
offsets reduce the massing of the building and foster a human scale. The proposed
architecture is well designed and is compatible with the surroundings. The architecture is
discussed in more detail in the analysis section of this report.
Setbacks:
The building is set back 30 feet from Los Angeles Avenue, which is consistent with the
minimum required front setback in the CO Zone when fronting on a 4-6 lane road.
Minimum interior setbacks required in the CO Zone are 5 feet, unless the adjacent property
is residential and then the minimum setback required is 10 feet. The project contains 10-
foot wide landscaped setbacks adjacent to residential properties to the west and north and
a 7-foot landscaped setback adjacent to the commercial property to the east. The
setbacks are discussed in more detail in the analysis section of this report.
Circulation:
The predominant ingress and egress into the site is proposed via a 30-foot wide driveway
at the eastern frontage on Los Angeles Avenue. This original primary access point was
proposed to have deceleration and acceleration lanes, 100 feet long in each direction, in
an effort to smooth transitions of vehicles, allowing for both right in and right out turning
movements when entering and exiting the property. However, Cal-trans would not approve
the design because there was not sufficient space to accommodate the turning
movements. Left-turn access for eastbound traffic on Los Angeles Avenue would be
prohibited, as it was with the office building approved on the south side of Los Angeles
Avenue adjacent to the Mobil station. A raised landscaped median in Los Angeles Avenue
is anticipated in the future. There is through circulation around the sides and rear of the
building with a secondary exit-only driveway that is 20 feet in width at the western frontage
on Los Angeles Avenue. The pedestrian circulation includes building entrances on all four
sides of the building and a large interior atrium courtyard that contains access ways,
benches and landscaping. There is a well-designed porte-cochere for passenger drop-off
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Honorable Planning Commission
September 25, 2012
Page 4
and service access at the north side of the building and a dedicated ambulance drop-off
and pick up zone on the east side. Staff has encouraged the architect to design the
circulation to accommodate future reciprocal access with the adjoining commercial
development to the east. The future reciprocal access issue is discussed in more detail in
the analysis section of this report.
Traffic:
Staff does not anticipate any traffic impacts on the community as a result of this proposed
project if approved. Los Angeles Avenue has sufficient carrying capacity to accommodate
the proposed medical office building.
Parking:
Spaces Spaces
Lot Proposed Use Required Provided
4.0 acres 77,834 sq. ft. Medical Office Building 259 271
The project is required to comply with the City's parking ordinance by providing one parking
space for every 300 sq. ft. of gross floor area of medical office space. The project meets
the minimum number of parking stalls, including the required number of accessible stalls as
required by the parking ordinance and uniform building code. All of the parking spaces are
9 feet wide by 20 feet deep. The primary parking lot is located behind and to the sides of
the medical office, with a total of 271 spaces.
Loading Area:
One loading area is proposed to be 25 feet deep by 14 feet wide and it is clear to sky with
no overhead obstruction. This proposal, however, does not meet current code
requirements. The code requires a loading area that is 35 feet deep and 11 feet wide.
Staff has added a special condition require the loading space be redesigned to meet
current parking code requirements as provided above. Also, one loading space is sufficient
to accommodate the delivery of general administrative office and medical supplies for this
facility. The proposed loading area does not conflict with traffic or circulation and it will only
be used during regular business hours. Since this building is proposed adjacent to
residences, a special condition is recommended to limit the hours of delivery to between
8:00 AM and 7:00 PM Monday through Saturday. Also, more restrictive hours for loading
and unloading may be imposed by the Community Development Director if there are noise
and other issues that make the loading and unloading incompatible with the adjacent
residential uses, and idling of trucks while loading or unloading would be prohibited.
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Honorable Planning Commission
September 25, 2012
Page 5
Landscaping/Lig hting:
The applicant has proposed a landscape theme generally consistent with the City's
landscape guidelines and with the proposed architecture. The landscaping plan proposes
to have 51 percent of the parking lot area to be shaded by tree canopies, meeting the
required minimum of 50 percent shade coverage. The City's landscape architect will
review the plans in detail to determine if the number and placement of all plant materials
and irrigation is appropriate.
The applicant has provided a conceptual lighting plan, subject to review by the City's
lighting consultant for consistency with the City's requirements. An additional condition of
approval is recommended, requiring that lighting fixtures be architecturally compatible with
the buildings and landscaping, subject to review and approval of the Community
Development Director.
Site Improvements and National Pollution Discharge Elimination Standards Requirements
(NPDES):
The City Engineer has recommended conditions on 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 to address project stormwater quality
issues.
Air Quality:
All commercial/industrial projects are required to off-set air pollutants consistent with the
2003 Ventura County Air Quality Assessment Guidelines. Staff has included a standard
condition requiring the applicant to make contribution to the Moorpark Traffic System
Management Fund as a method to meet this requirement.
ANALYSIS
Issues
Staff analysis of the proposed project has identified the following areas for Planning
Commission consideration in their recommendation to the City Council:
• Architecture
• Setbacks
• Building Height
• Reciprocal Access
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Honorable Planning Commission
September 25, 2012
Page 6
Architecture:
The architecture of the two-story medical office has Tuscan and Spanish influences along
with early California references. With a mix of appropriate site planning and ample use of
outdoor spaces, the design achieves a pedestrian-friendly atmosphere conducive to
medical uses of the facility. The building is broken into two wings, an east and west wing,
separated by an outdoor covered courtyard and atrium feature. Each wing has an
approximate footprint of 108 feet wide by 192 feet deep.
The atrium has been introduced between the east and west wings of the building and open
at the building's north and south ends. The atrium contains an exposed vaulted wood
beam ceiling structure and serves as the main building entrance at both ends of the
building, also allowing for vertical circulation for visitors and users up to the second floor.
The architect has indicated that the atrium serves to make the project appear to be two
buildings thus reducing its mass and scale on the property.
The architectural elements proposed include large gable end roofs and smaller, moderately
pitched mansard roofs, all covered with multi-colored, clay S-tile. There are 2 tower
features and several portico entrance embellishments, which serve to break up the
horizontal and vertical massing of the building. The wainscot along the balance of the front
and rear of the building is clad with cultured stone veneer, as are a variety of façades along
the exterior entrances and window elements of the first floor. Wrought iron window and
balcony accents, precast sills, and contrasting stucco and cement plaster provide variety
and visual interest in the building. There is a well-designed porte-cochere for pedestrian
drop off and entrance located at the center of the north elevation facing the parking lot
where extensive use of pavers and decorative bollards make for an inviting access point
into the medical facility.
The following building materials are proposed on the project:
• Clay S-tile roofing > Decorative stone tile
• Decorative Concrete Cornice molding ➢ Decorative Wrought Iron guard rail
surrounds
• Rock veneer > Decorative Wrought Iron grill
• Precast concrete detailing ➢ Stucco plaster
• Concrete quatrefoil > Aluminum window mullions
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Honorable Planning Commission
September 25, 2012
Page 7
The following Conditions of Approval are recommended by staff to fully carry out and
enhance the style of architecture that is proposed:
• The arched openings must have a rounded bull nose edge or rock veneer which is
wrapped within the window recess to the satisfaction of the Community
Development Director.
• All pre-cast concrete detailing must have a natural concrete finish and score lines to
the satisfaction of the Community Development Director.
• An appropriately scaled pre-cast concrete keystone must be included at the tops of
the pre-cast concrete surrounds of arched openings where deemed necessary, to
the satisfaction of the Community Development Director.
• The Applicant shall submit all of the proposed colors, materials and building finish
textures for review and approval to the satisfaction of the Community Development
Director prior to the issuance of building permits.
• A final hardscape plan shall be prepared to include the treatment of the decorative
hardscape areas with integral color and texture at all predominate pedestrian areas,
and prominent drive aisles including but not limited to the entrances and exits to the
site off of Los Angeles Avenue and the prominent entrances into the office building
and throughout the atrium, and the final plan shall be subject to the review and
approval of the Community Development Director prior to the issuance of building
permits.
• Prior to installation of hardscape and building materials, a field check and approval
shall be required by the Community Development Director.
• Air conditioning handling units must be no higher than the lowest parapet on the
roof and shall be painted the same color as the roofing material and there shall not
be any piping, visible roof ladders, equipment, vents, exterior drains and scuppers
or any other exposed equipment on the roof.
• All ground-mounted utility boxes must be screened with landscaping and all gas,
electric, and water meters shall also be screened to the degree allowable by the
utility companies, to the satisfaction of the Community Development Director.
The proposed architecture is well designed and is compatible with its commercial
surroundings as well as with recently approved projects in town. Coupled with good
massing, introduction of large pedestrian links and amenities and appropriate site planning,
the architectural plan for the project will make a positive contribution to the development of
Los Angeles Avenue.
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Honorable Planning Commission
September 25, 2012
Page 8
Setbacks:
The 30-foot front setback is the minimum required for commercially-zoned properties
fronting on Los Angeles Avenue. This distance allows the building to present a strong front
elevation, screen parking behind the building, while still providing good visibility to the
adjacent commercial uses to the east. While the site plan achieves compliance with the
minimum interior yards as required by the Zoning Ordinance, the building is set back
significant distances from the adjacent properties to protect privacy and minimize intrusions
on visibility, light and air flow around the residential structures of the surrounding
properties. The proposed building is 80 feet from residential properties to the west and
landscaping areas, parking and drive aisles are placed within this setback distance. The
proposed building is 150 feet from the residential properties to the north, separated by
landscaping areas, parking and two drive aisles. The proposed building is also 150 feet
from the commercial properties to the east and landscaping areas, parking and two drive
aisles are located within this setback. A new 8-foot high slump block masonry wall with
stucco pilasters and pre-cast concrete caps on the wall and pilasters is proposed around
the perimeter of the property, adjacent to the existing residential development. This height
is consistent with the Zoning Ordinance standard for a wall separating commercially and
residentially-zone properties. A slump-stone block wall already exists on the eastern
property line and would remain in place, painted to match the new wall. A special condition
is recommended requiring the submittal of a fencing/wall plan for review and approval of
the Community Development Director.
Building Height:
The Commercial Office zone allows for a maximum building height of 25 feet. Section
17.24.080.B. of the Municipal Code provides for an exception to this requirement stating
that- "Roof structures may be erected above the height limits prescribed in this title,
provided that no additional floor space is thereby created". The building is 25 feet in height
below the roof structures. The eaves of the mansard roof elements start at 26 feet and go
up to a typical height of 31 feet, 6 inches. Some of the introduced parapet features are at
a height of 34 feet, 6 inches.
There are gable end roofs on the side elevations that are at 36 feet, 6 inches in height and
the gable end roof structure covering the atrium as viewed on the front and rear elevations
is at a maximum elevation of 37 feet, 10 inches, representing the tallest feature on the
building. Since the atrium roof structure is on the interior of the building, its height does not
present a negative aesthetic impact, but rather serves to tie the wings of the building
together with a well-designed architectural feature. The height exceptions as proposed are
acceptable in that these architectural projections provide complementary architecture and
appropriate massing for the medical office building. Furthermore, the extended roof
structures and parapets will serve to screen any mechanical equipment proposed on the
roof.
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Honorable Planning Commission
September 25, 2012
Page 9
Reciprocal Access:
The service use of this property would be compatible with the retail and service uses
occurring on the adjacent Mission Bell Plaza commercial shopping center property.
Reciprocal access between these properties would eliminate the need to exit onto Los
Angeles Avenue when going between uses and it would also provide a signalized exit onto
Los Angeles Avenue for the medical office. The architect has shown areas for future
landscape fingers in an appropriate location to accommodate future reciprocal access with
the adjoining commercial development to the east. A recent settlement agreement
between the City and the adjacent owner allows for this property owner to obtain an access
easement through Mission Bell Plaza. Staff has recommended special conditions for this
project to obtain that access easement and construct all improvements associated with the
reciprocal access between the two properties.
Findings
Commercial Planned Development Permit Findings:
The following draft findings are provided for Planning Commission consideration:
A. 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, Zoning Ordinance, and other applicable regulations, as it meets
or exceeds the Commercial Office development standards for setbacks, parking,
landscaping and height and meets the intent contained within applicable City
Ordinances, guidelines and policies; and the proposed project is compatible with the
site planning and architecture of the adjacent commercial center.
B. The site design would not create negative impacts on or impair the utility of
properties, structures or uses in the surrounding area as the property is zoned to
allow a commercial office development and the site plan design integrates the
building location at the south-western section of the subject property, thus
minimizing impacts on adjacent residential properties while preserving visibility of
the adjacent commercial structures as viewed from off-site. Generous setbacks
from adjacent residential properties preclude impacts on the privacy and amount of
light and air that the existing residents' enjoy.
C. The proposed medical office service use is compatible with existing and permitted
uses in the surrounding area as the architectural design and site plan arrangement
complement the design of the adjacent commercial shopping center to the east; and
the proposed medical office building is located in such a manner so as not to
impede the use of the adjacent residential properties to the north and west and
reduces any potential impacts to existing residential developments based on the
presence of deep setbacks which buffer the proposed office building from existing
residences.
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Honorable Planning Commission
September 25, 2012
Page 10
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 Determined Complete: April 27, 2012
Planning Commission Action Deadline: Not Applicable
City Council Action Deadline: August 25, 2012
Upon agreement by the City and Applicant, one 90-day extension can be granted to the
date action must be taken on the application.The applicant and Community Development
staff agreed on an extension of the time limits to November 23, 2012.
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.
Based upon the results of an Initial Study, the Director may determine that a project will not
have a significant effect upon the environment. In such a case, a Notice of Intent to Adopt
a Negative Declaration or a Mitigated Negative Declaration is prepared. For many projects,
a Negative Declaration or Mitigated Negative Declaration will prove to be sufficient
environmental documentation. If the Director determines that a project has the potential for
significant adverse impacts and adequate mitigation cannot be readily identified, an
Environmental Impact Report (EIR) is prepared.
The Director has reviewed this project and found it to be Categorically Exempt in
accordance with Section 15332 (Class 32 — Infill Development Projects) of the California
Code of Regulations (CEQA Guidelines). No further environmental documentation is
required.
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Honorable Planning Commission
September 25, 2012
Page 11
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing.
2. Adopt Resolution No. PC-2012- recommending to the City Council conditional
approval of Commercial Planned Development Permit No. 2012-01.
ATTACHMENTS:
1. Location Map
2. Aerial Map
3. Project Exhibits (UNDER SEPARATE COVER)
A. Title Page
B. Site Plan
C. First Floor Plan
D. Second Floor Plan
E. Roof Plan
F. Elevations
G. Elevations
H. Landscape Planting Plan
4. Draft PC Resolution with Conditions of Approval
•
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Project Exhibits (UNDER SEPARATE COVER)
A. Title Page
B. Site Plan
C. First Floor
D. Second Floor
E. Roof Plan
F. Elevations
O. Elevations
H. Landscape Planting Plan
(UNDER SEPARATE COVER)
COPIES OF THE EXHIBIT ARE AVAILABLE
UPON REQUEST OF THE PROJECT PLANNER
PC ATTACHMENT 3
14
RESOLUTION NO. PC-2012-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF COMMERCIAL PLANNED
DEVELOPMENT PERMIT NO. 2012-01 ON A 4.0 ACRE PARCEL
AT 635 LOS ANGELES AVENUE, ON THE APPLICATION OF
MARK ARMBRUSTER FOR GRAND MOORPARK, LLC
WHEREAS, at a duly noticed public hearing on September 25, 2012, the
Planning Commission considered Commercial Planned Development Permit (CPD) No.
2012-01 on the application of Mark Armbruster of Armbruster Goldsmith & Delvac, LLC,
for Grand Moorpark, LLC., for a 77,834 square-foot, two-story medical office building on
a 4.0 acre site at 635 Los Angeles Avenue; and
WHEREAS, at its meeting of September 25, 2012, the Planning Commission
considered 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 reached a decision on this matter; and
WHEREAS, the Planning Commission concurs with the Community Development
Director's determination that this project is Categorically Exempt from the provisions of
the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the
CEQA Guidelines as a Class 32 exemption for infill projects.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. PLANNED DEVELOPMENT FINDINGS: Based upon the
information set forth in the staff report, 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:
A. 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, Zoning Ordinance, and other applicable
regulations, as it meets or exceeds the Commercial Office development
standards for setbacks, parking, landscaping and height and meets the intent
contained within applicable City Ordinances, guidelines and policies; and the
proposed project is compatible with the site planning and architecture of the
adjacent commercial center.
B. The site design would not create negative impacts on or impair the utility of
properties, structures or uses in the surrounding area as the property is zoned to
allow a commercial office development and the site plan design integrates the
building location at the south-western section of the subject property, thus
minimizing impacts on adjacent residential properties while preserving visibility of
PC ATTACHMENT 4 15
Resolution No. PC 2012-
Page 2
the adjacent commercial structures as viewed from off-site. Generous setbacks
from adjacent residential properties preclude impacts on the privacy and amount
of light and air that the existing residents' enjoy.
C. The proposed medical office service use is compatible with existing and
permitted uses in the surrounding area as the architectural design and site plan
arrangement complement the design of the adjacent commercial shopping center
to the east; and the proposed medical office building is located in such a manner
so as not to impede the use of the adjacent residential properties to the north and
west and reduces any potential impacts to existing residential developments
based on the presence of deep setbacks which buffer the proposed office
building from existing residences.
SECTION 2. PLANNING COMMISSION RECOMMENDATION: The Planning
Commission recommends to the City Council approval of Commercial Planned
Development Permit No. 2012-01, subject to the Standard and Special Conditions of
Approval included in Exhibit A (Standard and Special Conditions of Approval), attached
hereto and incorporated herein by reference.
SECTION 3. CERTIFICATION OF ADOPTION: The Community Development
Director shall certify to the adoption of this resolution and 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:
ABSTAIN:
ABSENT:
PASSED, AND ADOPTED this 25th day of September, 2012.
Kipp Landis, Chair
ATTEST:
David A. Bobardt
Community Development Director
Exhibit A—Standard and Special Conditions of Approval
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Resolution No. PC 2012-
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EXHIBIT A
STANDARD AND SPECIAL CONDITIONS OF APPROVAL FOR COMMERCIAL
PLANNED DEVELOPMENT (CPD) No. 2012-01
STANDARD CONDITIONS OF APPROVAL
The applicant shall comply with Standard Conditions of Approval for Subdivisions and
Planned Development Permits as adopted by City Council Resolution No. 2009-2799
(Exhibit A), except as modified by the following Special Conditions of Approval. In the
event of conflict between a Standard and Special Condition of Approval, the Special
Condition shall apply.
SPECIAL CONDITIONS
1. Prior to issuance of a grading permit, the Applicant shall provide an Irrevocable
Offer of Dedication to the City of an easement for the purpose of providing
ingress/egress access, drainage and parking to the adjacent property to the east.
The City of Moorpark shall not assume any responsibility for the offered property
or any improvements to the property until this action has been accepted by the
City Council. If accepted by the City of Moorpark, this easement may be fully
assignable to the property owner to the east of this property, as an easement
appurtenant for parking, ingress/egress access purposes and all uses
appurtenant thereto. The form of the Irrevocable Offer of Dedication and other
required pertinent documents required to satisfy the above requirements shall be
to the satisfaction of the Community Development Director, Public Works
Director/City Engineer and the City Attorney.
2. Prior to or concurrently with the issuance of a grading permit, the Applicant shall
provide the City with an agreement that will assure the City that the easement
required as part of Condition No. 1 above shall be adequately maintained by
property owners to safely convey storm water flows. Said agreement shall be
submitted to the Public Works Director/City Engineer and City Attorney for review
and approval. The agreement shall be a durable agreement, binding upon any
future property owner or each lot of the development. The agreement shall
include provisions for the owners to maintain any private storm drain or National
Pollutant Discharge Elimination System (NPDES).
3. Within one (1) year of the approval of this entitlement, the applicant shall obtain
an access easement consistent with the Easement Agreement recorded on
September 11, 2011, by and between Mission Bell West, LP, and the City of
Moorpark.
4. Prior to the issuance of a Certificate of Occupancy for the first office space, the
Applicant shall enter into the standard Caltrans tri-party agreement for the
maintenance of the parkway landscaping along Los Angeles Avenue.
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Resolution No. PC 2012-
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5. The Applicant shall prohibit truck parking or storage overnight in the parking lot
area. Limited truck parking, when in association with a permitted use, shall be
allowed, but in no case shall there be overnight parking.
6. The Applicant shall provide a bus stop on-site for the City of Moorpark bus
system. The bus stop location shall be shown on the site plan, with the location
to the satisfaction of the Community Development Director and Public Works
Director/City Engineer.
7. Prior to the issuance of a building permit for a building the Applicant shall submit
a fencing/wall plan for review and approval of the Community Development
Director for the walls/fencing of the east, north and west perimeters of the
property.
8. All lighting fixtures must be architecturally compatible with the buildings and
landscaping subject to the review and approval of the Community Development
Director for compliance with the standards in Chapter 17.30 of the Municipal
Code prior to the issuance of building permits.
9. Loading area(s) must be a minimum of 11 feet wide and 35 feet deep in
compliance with parking standards subject to the review and approval of the
Community Development Director for compliance with the standards in Chapter
17.32 of the Municipal Code prior to the issuance of building permits
10. Deliveries may only occur between 8:00 AM and 7:00 PM Monday through
Saturday. More restrictive hours for loading and unloading may be imposed by
the Community Development Director if there are noise and other issues that
make the loading and unloading incompatible with the adjacent residential uses.
Trucks must have their engines shut off while loading or unloading.
11. The Applicant shall construct all improvements on site with reciprocal access
between the subject property and the property to the east. Additional landscape
finger planters shall be constructed as demonstrated on the proposed site plan to
the satisfaction of the Community Development Director.
12. Any exterior maintenance, cleaning, sweeping and landscape work may only be
performed between 7:00 AM and 7:00 PM Monday through Friday and 9:00 AM
to 5:00 PM on Saturdays.
13. The arched openings must have a rounded bull nose edge or rock veneer which
is wrapped within the window recess to the satisfaction of the Community
Development Director.
14. All pre-cast concrete detailing must have a natural concrete finish and score lines
to the satisfaction of the Community Development Director.
15. An appropriately scaled pre-cast concrete keystone must be included at the tops
of the pre-cast concrete surrounds of arched openings where deemed
necessary, to the satisfaction of the Community Development Director.
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Resolution No. PC 2012-
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16. The Applicant shall submit all of the proposed colors, materials and building
finish textures for review and approval to the satisfaction of the Community
Development Director prior to the issuance of building permits.
17. A final hardscape plan shall be prepared to include the treatment of the
decorative hardscape areas with integral color and texture at all predominate
pedestrian areas, and prominent drive aisles including but not limited to the
entrances and exits to the site off of Los Angeles Avenue and the prominent
entrances into the office building and throughout the atrium, and the final plan
shall be subject to the review and approval of the Community Development
Director prior to the issuance of building permits.
18. Prior to installation of hardscape and building materials, a field check and
approval shall be required by the Community Development Director.
19. Air conditioning handling units must be no higher than the lowest parapet on the
roof and shall be painted the same color as the roofing material and there shall
not be any piping, visible roof ladders, equipment, vents, exterior drains and
scuppers or any other exposed equipment on the roof.
20. All ground-mounted utility boxes must be screened with landscaping and all gas,
electric, and water meters shall also be screened to the degree allowable by the.
utility companies, to the satisfaction of the Community Development Director.
21. Prior to any construction work in or on Los Angeles Avenue, the Applicant shall
obtain all necessary permits from the California Department of Transportation
(Caltrans) Office of Permits.
22. The Applicant shall prepare a master sign program for the business which shall
be submitted to the Community Development Director for review and approval to
ensure compliance with the sign ordinance prior to the issuance of building
permits for sign installations.
23. Submittal of a Federal Emergency Management Agency (FEMA) approved
Conditional Letter of Map Revision (CLOMR) is required by the Public Works
Director/City Engineer prior to the issuance of any grading permit in a FEMA
identified 100-year floodplain.
24. Left turns into or out of the property from/to Los Angeles Avenue are prohibited.
The design of both driveways must be to the satisfaction of the Community
Development Director, Public Works Director/City Engineer and Caltrans. The
Applicant shall post "Right Turn Only" signs at both driveways prior to the first
occupancy.
25. County Traffic Fee: Prior to the issuance of a Zoning Clearance for each building
permit, the applicant shall pay to the Community Development Department the
County Traffic Fee for County Traffic District No. 4 in which the project is located.
The fee shall be paid in accordance with City Council adopted Reciprocal Traffic
Mitigation Agreement fee requirements in effect at the time of building permit
application.
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Resolution No. PC 2012-
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26. All ground-mounted mechanical equipment, including but not limited to:
transformers and generators must be screened with landscaping and/or
decorative masonry walls to the satisfaction of the Community Development
Director.
27. The porte-cochere must maintain a minimum internal clearance height of
fourteen (14) feet to allow for fire department vehicle access to the satisfaction of
the Ventura County Fire Department.
-End-
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MOORPARK,CALIFORNIA
Planning Commission ITEM 10.A.
of 61. 25.2or2
ACTION: 4 PRD .
MINUTES OF THE PLANNING COMMISSION
BY'T• July 24, 2012
A Regular Meeting of the Planning Commission of the City of Moorpark was held on
July 24, 2012, in the Council Chambers of said City located at 799 Moorpark Avenue,
Moorpark, California.
1. CALL TO ORDER:
Vice Chair Gould called the meeting to order at 7:01 p.m.
2. PLEDGE OF ALLEGIANCE:
Commissioner Groff led the Pledge of Allegiance.
3. ROLL CALL:
Present: Commissioner Di Cecco, Commissioner Groff, Commissioner
Hamous, and Vice Chair Gould.
Absent: Chair Landis
Staff Present: David Bobardt, Community Development Director; and Joyce
Figueroa, Administrative Assistant.
4. PROCLAMATIONS, COMMENDATIONS AND SPECIAL PRESENTATIONS:
None.
5. PUBLIC COMMENT:
None.
6. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
None.
7. ANNOUNCEMENTS, FUTURE AGENDA ITEMS AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
(Future agenda items are tentative and are subject to rescheduling.)
A. Future Agenda Items
i. CUP 2003-05 National Ready Mixed (Continued from August 26,
2009 to a date uncertain.)
21
Minutes of the Planning Commission
Moorpark, California Page 2 July 24, 2012
ii. ZOA Reasonable Accommodation Ordinance
iii. ZOA Farm Worker Housing Ordinance
iv. Film Ordinance
Mr. Bobardt briefly discussed future agenda items.
8. PUBLIC HEARINGS: (next Resolution No. PC-2011-575)
A. Consider Resolution Recommending to the City Council Approval of an
Ordinance Amending a Development Agreement with A-B Properties for
Approximately 34.53 Acres, North of the Union Pacific Railroad Right-of-
Way, West of Gabbert Road. Staff Recommendation: 1) Open the public
hearing, accept public testimony and close the public hearing; 21 Adopt
Resolution No. PC-2012-575 recommending to the City Council approval
of the proposed Ordinance amending the Development Agreement by and
between the City of Moorpark and A-B Properties. (Staff: David Bobardt)
Mr. Bobardt gave the staff report.
Vice Chair Gould opened the public hearing.
John Newton, A-B Properties Representative, discussed the project and
stated he was available to answer any questions.
A discussion followed among the Commissioners and Mr. Newton
regarding: 1) percentage increase in fees; 2) the additional cost for the
new requirements for widening the road from two lanes to four lanes; 3)
sales of improved lots for others; and 4) Stamp Page 112, Subsection
6.19 regarding the additional improvements in the agreement.
Paul Burns, A-B Properties, discussed the project and stated he was
available to answer any questions
In response to Vice Chair Gould, Mr. Bobardt stated there were no
additional speaker cards or written cards.
Vice Chair Gould closed the public hearing.
A discussion followed among the Commissioners who all agreed to move
this item forward and let the negotiation continue on cost and who is
responsible for what.
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Minutes of the Planning Commission
Moorpark, California Page 3 July 24, 2012
MOTION: Commissioner Di Cecco moved and Commissioner Groff seconded a
motion to approve staff recommendation, as amended, including adoption of
Resolution No. PC 2012-575. The motion carried by voice vote 4-0, Chair Landis
absent.
The City Council has final approval authority for this project.
9. DISCUSSION ITEMS:
None
10. CONSENT CALENDAR:
MOTION: Commissioner Groff moved and Commissioner Di Cecco seconded a
motion to approve the Consent Calendar. The motion carried by voice vote 4-0,
Chair Landis absent.
A. Consider Approval of the Regular Meeting Minutes of June 26, 2012.
Staff Recommendation: Approve the minutes.
11. ADJOURNMENT:
MOTION: Commissioner Di Cecco moved and Commissioner Hamous
seconded a motion to adjourn. The motion carried by voice vote 4-0, Chair
Landis absent. The time was 7:36 p.m.
Diana Gould, Vice Chair
David A. Bobardt, Community Development Director
•
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