HomeMy WebLinkAboutAGENDA REPORT 2014 0305 CCSA REG ITEM 08A ITEM 8.A.
CITY OF MOORPARK,CALIFORNIA
City Council Meeting
MOORPARK CITY COUNCIL °f
AGENDA REPORT ACTION: adalle 't.et eta*, . �•
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TO: Honorable City Council BY: In, fit_
FROM: David A. Bobardt, Community Development Director
Prepared by Freddy A. Carrillo, Assistant Planner I
DATE: February 19, 2014 (CC Meeting of 3/5/2014)
SUBJECT: Consider Resolution Approving Modification No. 2 to Industrial
Planned Development (IPD/DP) No. 300 to Construct a Two-Level
Parking Structure Containing 206 Parking Spaces to Allow Sufficient
Parking for Office Use at 5898 Condor Drive, and Making a
Determination of Exemption Under CEQA in Connection Therewith,
on the Application of Wallace Wong on Behalf of McKently Malak
Architects, Inc.
BACKGROUND
An application was submitted on December 18, 2013 by Wallace Wong on behalf of
McKently Malak Architects, Inc. The applicant is requesting approval for construction of
a two-level parking structure containing 206 parking spaces and an addition of 16
surface parking spaces at 5898 Condor Drive. The parking structure increases the
amount of available parking on-site in order to accommodate office uses in the existing
building on the property. On November 7, 2007, the City Council approved Modification
No. 1 to Planned Development No. 300, for a three-level parking structure containing
260 parking spaces. The project approval was valid for one year, by which time either
construction with building permits must have been commenced, or the permit must have
been extended. Neither of these things occurred, therefore, the permit expired on
November 6, 2008.
DISCUSSION
Project Setting
Existing Site Conditions:
The parking structure is proposed on 1.02 acres of unimproved property at the south
end of the project site, which totals 6.4 acres. There are 5.38 acres of the site that are
already improved with surface parking and an existing 31 foot high, two-story building.
The unimproved portion of the site is rectangular in shape and is relatively flat. There is
a moderate slope that drops from north to south approximately 10 feet in elevation. As
a result, the unimproved portion is approximately 10 feet lower in elevation than the
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existing developed portion of the property. The adjacent property to the south is
approximately 4 feet lower in elevation than the vacant land, and is improved with the
Moorpark Unified School District's (MUSD) Community High School. There is an
existing 4-foot high retaining wall along the southern property line that is shared with
MUSD. The Arroyo Simi is located east of the property and Condor Drive is directly
west of the lot. There are Eucalyptus trees on the perimeter of property.
Previous Applications:
On March 21, 1984, the City Council adopted Resolution No. 84-73 which approved
Development Permit No. 300, to allow construction of a 97,680 square foot industrial
building at 5898 Condor Drive. The building was owned by Cabot, Cabot and Forbes
and occupied by Terminal Data Corporation, which conducted engineering and
manufacturing of imaging, storage and retrieval equipment. Out of the total 97,680
square feet, 64,000 square feet was office, 20,000 square feet was manufacturing, and
16,000 square feet was warehouse space.
On January 16, 2007, the Community Development Director approved Administrative
Permit No. 2006-12, to allow an addition of 29,809 square feet of second floor
mezzanine within the existing 97 ,680 square foot, two story building and to convert the
entire building to a total of 127,489 square feet of office space; with the addition of
surface parking on the adjacent vacant lot, which is the project in question. The
conditions of approval required that the adjacent 1.02 acre vacant lot to the south of the
development on the 5.38 acre property at 5898 Condor Drive, be combined through a
lot line adjustment. On December 19, 2007, Lot Line Adjustment 2007-05 was approved
and recorded.
On November 7, 2007, the City Council approved Modification No. 1 to Planned
Development No. 300, for the construction of a three-level parking structure with 260
spaces on the 1.02 acre vacant lot, which would allow the entire building to be used for
general office use. As mentioned above, this structure was never constructed.
Approximately 75,000 square feet of the building at 5898 Condor Drive is occupied as
office space at this time, due to the limited amount of parking available. The building
currently has three tenants: First Data, Special Devices, Inc., and PennyMac.
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Direction
Site
North
GENERAL PLAN/ZONING
General Plan
Light Industrial
Light Industrial
Zoning Land Use
Industrial Park Vacant lot, office
... _ _fy!~J ........... _ .. _ -~1:1J1~_iQg_~~q_e~~~~Qg_
Industrial Park
M-1 Light Industrial building
·····················--·-······-··--...... ·······----------·-··-----------·············-........ -----------· ---......... ····--------------··
South Open Space I
1DU/10-40Ac Open Space 1 OAc Arroyo Simi
-......................... -------------------···--···------------.. ............ ·-------. ········-----------------~-·-·····---·-----·--------································· --
East 1 nd ustria 1 Park Light Industrial M-1 ······---------------------------·--------------···--···-------------·-----------·-······--------····-·········--~-------··•-.. ···········-.......... -----·----··································-··· ·····················--·····-········
Light Industrial/ Industrial Park
School M-1 West
General Plan and Zoning Consistency:
Office building
MUSD High School
The development of parking within the proposed parking structure to accommodate
office use on the subject property is consistent with the Light Industrial General Plan
land use designation of the property. The development of this parking structure to
provide parking for the office use as conditioned is consistent with the property's
Industrial Park, M-1, zoning designation.
Proposed Project
Architecture:
The proposed parking structure is designed to provide a total of 206 parking spaces.
The parking structure has two levels and it totals approximately 67,804 square feet.
The structure is proposed to be built into the sloped topography of the site so that the
lowest level is below grade on the north and west sides of the structure and at grade at
the east and south sides of the structure. The building heights vary due to the partial
subterranean construction that is proposed. Therefore, on the north elevation, the
parking structure is 8 feet above finished grade. The west elevation along Condor Drive
ranges between 8 feet and 13 feet in height above finished grade. The south elevation
is at a height between 13 feet and 16 feet above the finished grade of the site; and
facing the Arroyo Simi the structure is proposed to be a maximum of 17 feet above the
finished grade of the site. The applicant is also proposing lights poles on top of the
parking structure measuring at a height of 12 feet, making the overall height of the
structure with light poles at a height between 20 feet and 29 feet above finish grade.
The maximum allowable building height in the Industrial Park (M-1) zone is 30 feet.
Lighting is discussed in more detail in the analysis section of this report.
The interior of the parking structure has a clear unobstructed height of 11 feet 3 inches
throughout the entire structure. The parking structure is characterized as an open air
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structure with the top deck functioning as the roof, also allowing for roof mounted
parking. The structure will be a post tension concrete structure. Generally, there will be
an internal framework of steel beams and cables that will then be covered with a poured
in place concrete shell. The parking structure has been designed to be compatible with
the concrete tilt up office building on the project site. A variety of materials, colors and
textures are proposed on the structure. Issues on the architectural fa9ade and
treatments of the parking structure are presented in more detail in the analysis section
of this report.
Setbacks:
The development standards of the M-1 zone require a minimum 20 foot deep front yard
setback, a minimum 5 foot side yard setback and a minimum 10 foot rear yard setback.
The proposed front yard off Condor Drive, ranges between 20 feet and 25 feet. The
building setback along the southern property line is proposed to be 10 feet. At the
closest points, the rear building setback is proposed to be 20 feet from the drive aisle to
the property line and at least 25 feet from the parking structure to the rear property line.
In all instances, the proposed setbacks meet or exceed the minimum required setbacks
of the M-1 zone. Based on the proposed location of the parking structure, there should
not be any view or shade impacts on any adjoining property. Furthermore, light and
ventilation of adjoining property should not be impacted by the proposed placement of
the open air parking structure.
Circulation:
The site has two main points of access from Condor Drive, a northerly entrance and a
southerly entrance. The original placement of the existing building allows for circulation
around the building with surface parking being provided on all four sides of the building.
The proposed parking structure is only accessible from within the property. Each
parking level has a ramp into the parking structure. The top level ramp is located at the
north-east corner of the structure. While the ramp for the bottom level is located on the
west side of the parking structure. Pedestrians can access the first level parking by
using either of two separate staircases located on the north side of the parking
structure. Pedestrians can access the second level parking by walking across the ramp
onto the second level, or by using the staircase. Both staircases are proposed to have a
metal roof canopy.
Parking:
The project proposes to use only standard sized parking stalls. Compact parking spaces
are not allowed by the Zoning Ordinance. A combination of surface parking surrounding
the existing building and additional parking within the parking structure are proposed to
provide the necessary parking to allow the entire building to be used for office uses.
The current parking lot requires 6 of the spaces to be accessible, while 9 are currently
provided, all near building entrances. With the construction of the structure, all 9
existing accessible spaces will be required.
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The parking structure is needed to allow the entire gross floor area of 127,489 square
foot building to be used for office space. Currently, only a portion of the building is
occupied because of the lack of available parking. A summary of the amount of required
and proposed parking is provided in the following table:
Proposed Use Spaces Spaces Provided
Required
127,489 square foot office 425 252 (existing standard sized
surface parking stalls around the
existing building, including 9
accessible parking spaces near
··················-··--··---·············----------------·····-··-···--·----············-········-···· ··················-·····---·· ··-.......................... ------------.................. ~~-i!9_!!1_g ~~!~9_r1_~~~L_______ _________ _ _ _
206 (new standard sized parking
stalls within the proposed parking
------················-···------------·········-··········-···--·-············-··············-········ ················---········-··-------··· ··················--·---.. --.-··-··-·· .. ~!~~~!':Ii~)______ -·············---····-···-·-··-······-------.. -·-···········-·······
16 (new standard sized surface
parking stalls proposed around
the existinQ buildinQ)
Total 474 (including 9 accessible
parking spaces)
Landscaping:
The project proposes on-site landscaping surrounding the parking structure. Sufficient
landscape areas exist surrounding all sides of the proposed parking structure, within the
established setback areas. Staff has encouraged the use of a "green screen" element
mounted on the exterior of the parking structure. The "green screen" element is a
modular framework grid that creates an aesthetic living green fa9ade that will screen the
concrete massing of the structure with vine landscaping. Tree planting is proposed on
all four sides of the structure. The landscaping of the parking structure is presented in
more detail in the analysis section of this report.
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. Best Management Practices
Drainage Facilities are required to be provided so that surface flows are intercepted and
treated.
Air Quality:
As is required with all commercial/industrial projects, staff incorporates a standard
condition requiring a contribution to the Moorpark Traffic Systems Management Fund to
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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 areas City Council
approval:
• Parking Structure Design
• Landscaping
• Lighting
Parking Structure Design:
The existing building is comprised mostly of smooth concrete panels with paint
applications. Fluted concrete panels with an exposed aggregate, sandblasted finish are
present along the front of the building facing Condor Drive and above the main entrance
into the office building. The applicant proposes to mimic this design attribute on the
parking structure. Conditions of approval are proposed to ensure that the materials and
textures of the parking structure are compatible with the existing building on the project
site.
Landscaping:
In order to soften the appearance of the parking structure and screen cars that are
parked in the structure, the applicant is proposing a vine landscaping plan. A "green
screen" element and cable trellis system is proposed on the north, west and south
elevation of the structure. The "green screen" will be mounted on columns, panels
between the columns, and parapets panels on the second floor. The cable trellis will be
mounted on four different areas where prominent wall panels are more visible. Two wall
panels are located on the north elevation facing the existing office building. The first
wall panel is smooth concrete is approximately 7 feet high by 31 feet wide totaling 217
square-feet in size. While the second panel is made of split face concrete block and is
approximately 8 feet high and 13 feet wide totaling 104 square-feet in size. The third
panel is also smooth concrete and is located on the south side of the structure facing a
school. The panel is approximately 10 feet high by 32 feet wide totaling 320 square-feet
in size. The fourth panel is located on the elevation facing Condor Drive and it is
approximately 7 feet high by 26 feet wide totaling 182 square feet in size. Wall vines
that attach themselves to smooth concrete walls take many years to mature to the point
that is represented in the applicant's elevation plan. The use of metal vine trellises
provides a broader opportunity to select from various vine species and a metal trellis
can accommodate more mature vines, which can be laced onto the trellis to provide a
fuller landscaped appearance. Therefore, conditions are recommended requiring use of
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an approved metal trellis on wall panels and use of mature vines to offer a shorter
maturation period for the vine growth. This will ensure that the applicant achieves the
vine covered planting over these wall panels as depicted on the elevation plan in a more
effective manner. Therefore, the recommended condition states that the vines must be
a minimum of fifteen gallon in size with the final vine species and amount to be planted
on an approved metal trellises to be placed on the north, south, west wall panels,
subject to a final plan being reviewed and approved of the Parks and Recreation
Director and the Community Development Director prior to issuance of building permits.
Also, the preliminary landscaping plan shows 5 gallon sized plants being planted in the
front yard setback between Condor Drive and the parking structure. A condition is
recommended that minimum 36-inch box trees be required in the front yard setback with
the species to be subject to the review and approval of the Parks and Recreation
Director and the Community Development Director. Since the parking structure is an
open air structure it is appropriate to incorporate a 6-foot block wall along the southern
property line. Therefore, a condition is recommended that decorative fencing must be
installed along the southern property line and the final fencing design must be reviewed
and approved by the Community Development Director prior to issuance of building
permits for the parking structure.
The applicant is also proposing additional surface parking on the north side of the
existing building. The surface parking lot currently has three landscape planters.
However, the applicant is proposing to remove the existing planters and add an
approximately 43 feet by 13 feet area totaling 559 square-feet of landscape with
attached "finger" planters on each corner. Parking will be relocated around the
landscape planter making more space for additional parking. This will also enhance the
landscape of the parking lot.
Lighting:
Parking structure lighting is important for both the safety and convenience of users of
any parking structure.
Chapter 17.30 of the Moorpark Municipal Code addresses lighting systems constructed
on properties within the various zones in the city. The code states that " ... lighting has
both a practical and aesthetic value and is an integral portion of any development. .. "
and that "improperly installed lighting, illegal lighting, or improperly maintained lighting,
creates impacts upon astronomical resources within the community and creates
conflicts and nuisance impacts upon abutting properties and is wasteful of energy
resources by causing energy to be expended without producing additional useful light."
Because light poles are proposed on the top of the parking structure and would be
highly visible, a special condition is recommended to limit the height of the light poles on
the top level of the structure to a maximum height of 15 feet. To ensure proper lighting
is installed, a special condition has been added to submit a lighting plan, to be subject
to review by the City's lighting consultant, Community Development Director, and Police
Chief as part of the condition compliance process. Such lighting must meet not only the
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lighting standards of the Code, but must also be decorative, compatible with and
appropriate in scale, intensity, and height to the architecture and use of the buildings on
the site and in the surrounding area.
Findings
Industrial Planned Development Findings:
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 City's General Plan, and Title 17 of the Municipal Code in that
all applicable standards of these plans and regulations would be met by the
proposed development and the design of the parking structure.
B. The site design would not create negative impacts on or impair the utility of the
neighboring properties, structures or uses in the surrounding area as the
proposed structure is compatible in design with surrounding buildings and land
uses and; the circulation system provides for logical connections between the
surface parking and the parking structure, both located on the same property.
C. The proposed use is compatible with the existing and permitted uses in the
surrounding area and the parking structure is intended to supplement the parking
needs of the office building on the same property.
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:
Planning Commission Action Deadline:
City Council Action Deadline:
January 21, 2014
Not Applicable
April 21, 2014
Upon agreement by the City and Applicant, one 90-day extension can be granted to the
date action must be taken on the application.
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
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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 Community Development Director has determined that the project is categorically
exempt from the requirements of the California Environmental Quality Act (CEQA) and
the City's CEQA Guidelines. The project qualifies under the Class 32 exemption under
State CEQA Guidelines Section 15332 (In-Fill Development Projects) because
Modification No. 1 to IPD/DP-300 allows the construction for a two level parking
structure to allow sufficient parking for the building to be converted to office and the use
is consistent with the applicable general plan designation and all applicable general plan
policies as well as with applicable zoning designation and regulations. In addition, there is
no substantial evidence that the project will have a significant effect on the environment.
The project is consistent with the Class 32 (In-Fill Development Projects) exemption as
follows:
A. The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations, in that the parking structure will not create negative impacts on or
impair the utility of the neighboring properties, structures or uses in the
surrounding area as the proposed structure is compatible in design with
surrounding buildings and land uses and; the circulation system provides for
logical connections between the surface parking and the parking structure, both
located on the same property.
B. The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses, in that the parking
structure is on a 1.02 acre development site and will be located adjacent to an
existing building.
C. The project site has no value as habitat for endangered, rare or threatened species,
in that it had been previously graded and prepared for urban development.
D. Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality, in that the parking structure is intended to
supplement the parking needs of the office building on the same property.
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E. The site can be adequately served by all required utilities and public services, in
that utilities and public services exist providing service to adjacent buildings. The
parking structure will be required to comply with all codes in effect at the time of
construction.
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony, and close the public hearing.
2. Adopt Resolution No. 2014-__ approving of Modification No. 2 to IPD/DP 300.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Project Exhibits
A. Proposed Site Plan
8. Existing Site Plan
C. Parking Structure Plans
D. Elevations
E. Parking Structure Sections
F. Material Board
4. Draft City Council Resolution with Conditions of Approval
10
CC ATTACHMENT 1
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CC ATTACHMENT 3
PROJECT EXHIBITS
A. Proposed Site Plan
B. Existing Site Plan
C. Parking Structure Plans
D. Elevations
E. Parking Structure Sections
F. Material Board
(UNDER SEPARATE COVER)
COPIES OF THE EXHIBIT ARE AVAILABLE
AT THE FRONT COUNTER
13
CC ATTACHMENT 4
RESOLUTION NO. 2014-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING MODIFICATION
NO. 2 TO INDUSTRIAL PLANNED DEVELOPMENT
(IPD/DP) PERMIT NO. 300 TO CONSTRUCT A TWO-
LEVEL PARKING STRUCTURE CONTAINING 206
PARKING SPACES TO ALLOW SUFFICIENT PARKING
FOR OFFICE USE AT 5898 CONDOR DRIVE, AND
MAKING A DETERMINATION OF EXEMPTION UNDER
CEQA IN CONNECTION THEREWITH, ON THE
APPLICATION OF WALLACE WONG ON BEHALF OF
MCKENTL Y MALAK ARCHITECTS, INC.
WHEREAS, the City Council held a public hearing on proposed Modification No.
2 to Industrial Planned Development (IPD/DP) Permit No. 300 on the application of
Wallace Wong for construction of a two level parking structure containing 206 parking
spaces to allow sufficient parking for the building to be converted to office use located at
5898 Condor Drive; and
WHEREAS, at a duly noticed public hearing held on March 5, 2014, the City
Council considered the agenda report and any supplements thereto and any written
public comments; opened the public hearing, took and considered public testimony both
for and against the proposal, closed the public hearing, and reached a decision on this
matter; and
WHEREAS, the Community Development Director's determined that this project
is Categorically Exempt from the provisions of CEQA pursuant to Section 15332 (Class
32 -In-Fill Development Projects) of the California Code of Regulations (CEQA
Guidelines) in that the project is consistent with the applicable general and specific plan
designation and all applicable general and specific plan policies as well as with the
applicable zoning designation and regulations; the proposed development occurs within
city limits on a project site of no more than five acres substantially surrounded by urban
uses; the project site has no value, as habitat for endangered, rare or threatened
species; approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality; and the site can be adequately served by all
required utilities and public services. No further environmental documentation is
required.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
DOES HEREBY RESOLVE AS FOLLOWS:
14
Resolution No. 2014-
Page 2
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council concurs
with the Community Development Director's determination that this project is
Categorically Exempt from the provisions of CEQA pursuant to Section 15332 (Class 32
-In-Fill Development Projects) of the California Code of Regulations (CEQA Guidelines)
in that the project is consistent with the applicable general and specific plan designation
and all applicable general and specific plan policies as well as with applicable zoning
designation and regulations; the proposed development occurs within city limits on a
project site of no more than five acres substantially surrounded by urban uses; the
project site has no value as habitat for endangered, rare or threatened species;
approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality; and the site can be adequately served by all required utilities
and public services. No further environmental documentation is required.
SECTION 2. PLANNED DEVELOPMENT FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the City Council makes the following findings in accordance with City
of Moorpark, Municipal Code Section 17.44.030:
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 City's General Plan, and Title 17 of the Municipal Code in that
all applicable standards of these plans and regulations would be met by the
proposed development and the design of the parking structure.
B. The site design would not create negative impacts on or impair the utility of the
neighboring properties, structures or uses in the surrounding area as the
proposed structure is compatible in design with surrounding buildings and land
uses and; the circulation system provides for logical connections between the
surface parking and the parking structure, both located on the same property.
C. The proposed use is compatible with the existing and permitted uses in the
surrounding area and the parking structure is intended to supplement the parking
needs of the office building on the same property.
SECTION 3. CITY COUNCIL APPROVAL: The City Council hereby approves
Modification No. 2 to Industrial Planned Development (IPD/DP) Permit No. 300, subject
to the special and standard Conditions of Approval included in Exhibit A (Special and
Standard Conditions of Approval), attached hereto and incorporated herein by
reference.
SECTION 4. The City Clerk shall certify to the adoption of this resolution and
shall cause a certified resolution to be filed in the book of original resolutions.
15
Resolution No. 2014-
Page 3
PASSED AND ADOPTED this 5th day of March, 2014.
Janice S. Parvin, Mayor
ATTEST:
Maureen Benson, City Clerk
Exhibit A -Special and Standard Conditions of Approval for Modification No. 2 to
Industrial Planned Development (IPD/DP) Permit No. 300
16
Resolution No. 2014-
Page 4
EXHIBIT A
SPECIAL AND STANDARD CONDITIONS OF APPROVAL
FOR MODIFICATION NO. 1 TO INDUSTRIAL PLANNED DEVELOPMENT (IPD/DP)
PERMIT NO. 300
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. The applicant shall submit samples of the colors, materials and textures to the
Community Development Director for review and approval prior to the issuance
of building permits. Paint colors are subject to final approval in the field by the
Community Development Director prior to painting the structure.
2. The applicant shall submit a sample of the metal vine trellises to be installed in
wall panels on the north, south, and west elevations, the sample metal trellis
material must be reviewed and approved by the Community Development
Director prior to the issuance of building permits.
3. The vines to be planted on the metal trellises along the wall panels on the north,
south, and west elevations must be a minimum of fifteen (15) gallon in size and
the applicant shall submit a plan which includes the vine species and amount and
number of vines to be planted for review and approval by the Community
Development Director prior to issuance of building permits.
4. The applicant shall provide a landscaping plan that indicates that the trees in the
front yard setback between Condor Drive and the parking structure must be a
minimum of thirty-six inch box in size with the final species on the plan to be
subject to the review and approval of the Community Development Director prior
to the issuance of building permits.
5. The metal trellises and all landscaping plant materials associated with a
landscaping plan that has been reviewed and approved by the Community
Development Director for the parking structure project, must be installed prior to
the final occupancy and use of the parking structure.
6. A decorative 6-foot high masonry wall is required along the southern property
line, with the final design to include appropriately spaced decorative pilasters.
The applicant shall submit a wall plan including the materials and pilaster spacing
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Resolution No. 2014-
Page 5
to the Community Development Director for review and approval prior to
issuance of building permits for the parking structure, and the wall must be
installed prior to final occupancy and use of the parking structure.
7. The applicant shall submit a lighting plan for the illumination of the internal and
external areas of the parking structure, and the plan must be reviewed and
approved by the City's lighting consultant, Community Development Director and
Police Chief prior to issuance of building permits for the parking structure.
8. The lighting plan must demonstrate that the illumination for security purposes
within the parking structure must be no less than Six (6) Foot Candles on the
pavement, with a uniformity ratio of four to one (4:1), average to minimum; and
vertical luminance must also be no less than 0.6 Foot Candles at five (5) feet
above the ground and review; and the lighting plan must light the exterior of the
facility in such a fashion as to prevent disabling glare upon entry and exit to the
structure.
9. The light poles on the top level of the parking structure must not exceed a
maximum height of fifteen ( 15) feet.
10. A pedestrian connection must be provided from the staircase area at the
northeast and southeast corner of the parking structure to the office building and
the pedestrian connection must be included on the plans for the review and
approval of the Community Development Director prior to the issuance of
building permits.
11. None of the prohibited plants indicated in the Provisionally Acceptable Plant List
and the Invasive and Prohibited Plant List contained in the City's Landscape
Standards and Guidelines shall be used on any property within the development
site or the adjacent public or private right-of-way.
12. All other conditions of approval of City Council Resolution No. 84-73 shall
continue to apply, except as revised herein.
13. All other conditions of approval of Administrative Permit No. 2006-12 shall
continue to apply, except as revised herein.
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