HomeMy WebLinkAboutAGENDA REPORT 1990 0321 CC REG ITEM 08I MOORPARK oTEM & I •
PAUL W. LAWRASON,Jr. ,a ., STEVEN KUENk
Mayor o'��=s City Manager
SCOTT MONTGOMERY rp/—Z'> CHERYL J. KANE
Mayor Pro Tem 011/44,41, As City Attorney
ELOISE BROWN ,.,`��iA PATRICK RICHARDS,A.I.C.P.
Councilmember o.g ` o' Director of
CLINT HARPER, Ph.D. °o� ' Community Development
Councilmember Weft
R. DENNIS DELZEIT
BERNARDO M. PEREZ City Engineer
Councilmember JOHN V.GILLESPIE
LILLIAN KELLERMAN Chief of Police
City Clerk RICHARD T. HARE
City Treasurer
MEMORANDUM
TO: The Honorable City Council
FROM: Patrick J. Richards, Director of Community
Development
DATE: March 5, 1990 (CC meeting of 3/21/90)
SUBJECT: PLANNED DEVELOPMENT PERMIT NO. 1063 MINOR
MODIFICATION NO. 1, LOCATED AT THE INTERSECTION OF
SPRING ROAD AND TIERRA REJADA ROAD (EMBASSY PLAZA
NO. 16)
Background
On July 6, 1987, the applicant requested the commercial development
of two parcels,approximately 3. 8 acres and 0 . 7 acres, under Planned
Development Permit Nos . 1062 and 1063 respectively. The two parcels
were involved in a parcel map subdivision (LDM No. 11) of a 4 .5 acre
site located at the intersection of Spring Road and Tierra Rejada.
The two Planned Development Permits and the land division were
recommended for denial by the Planning Commission on July 6, 1987
but were conditionally approved by the City Council on September
16, 1987. The proposal for a 3,090 square foot convenience store
under Planned Development No. 1063 was approved by the Council, with
the sale of gasoline associated with the project.
On December 7, 1989 the City entered into an agreement with Embassy
Plaza No. 16 Ltd. , inorder that the entitlements for PD 1062 and
PD 1063 would not expire. As this agreement relates to PD 1063;
the City allowed an increase of approximately 3,600 sq. ft. , over
and above the previously approved 3090 sq.ft. (Total building size
of 6700 sq. ft. ) . This free standing building was to be for retail
and/or office use only with no gasoline service. No restaurant use
was allowed within this building. The building plans and exterior
elevations were to be consistent with the buildings originally
approved in PD 1062 .
799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864
2
DISCUSSION
On December 13, 1989, the applicant filed a minor modification to
Planned Development Permit No. 1063 to increase the size of the
building pad from 3,090 square feet to 6,750 square feet (Exhibit
2 - Site Plan, Building 2) and to delete gasoline sales from the
existing PD permit conditions. The Minor Modification would be for
retail and/or office uses only, with no restaurant use being
proposed. However, a convenience store would be located within the
proposed 6, 750 square foot building. An agreement, made between
the City and the applicant on December 7, 1989 set the time table
schedule for processing Planned Development Permit Nos. 1063 Minor
Modification and PD 1062 Major Modification also stipulated the
aforementioned conditions governing the Minor Modification.
The site design of the Minor Modification would be different from
that of the original development proposal. Being located at the
highly visible intersection of two major arterials, the location,
size and orientation of the building, landscaping, and parking
areas on this project seem to reflect more fully a sensitivity
toward an aesthetic design.
The building would be set back 30 feet from both street frontages
with extensive landscaping to provide a visual enclosure and
screening for the building structure and the parking areas. The
percentage of landscaping exceeds the 10 percent landscape minimum
requirement for the project site. The variety of landscaping
(ground cover, trees, and shrubs) which would separate the building
from the parking areas would provide a visually interesting
foreground for the building. Pedestrian access would be provided
by a meandering sidewalk along street frontages . Staff feels that
the sidewalk should not be greater than 5 feet to reinforce
pedestrian scale.
Twenty-four parking spaces would be provided for the 0.7 acre site.
These would include two handicapped spaces and one 20'x 12'loading
zone. The proposed parking stalls would exceed the City's parking
requirements by one additional space.
The only primary access to the project site would be from Tierra
Rejada Road. The secondary access from Spring Road to the site was
deleted from the original proposal for reasons of safety, as it
would be located too close to the arterial intersection. To avoid
stacking of cars and to minimize traffic hazards, staff recommends
that the first (90 degree) parking stall from the driveway
entrance, facing the building on the west side be eliminated and
replaced with planter landscaping, so that there would be a minimum
of 35 feet between the first parking stall and the end of the curb.
The elimination of one parking stall still allows the project to
meet minimum parking.
3
The proposed modification appears to generate less traffic impact
than the original proposal (PD 1063) even though the size of the
proposed building (building 2 on the site plan) on the 0 . 7 acre
project site would be increased by 3,660 square feet in floor area.
Moreover, according to a new traffic impact analysis submitted by
the applicant, the two new commercial projects ( PD no. 1063 Minor
Modification and a proposed PD no. 1062 Major Modification) on the
4.5 acre site, even with an increase in total square footage of
5,310 square feet, would still generate less average daily traffic
(ADT) than the original development proposals. This is because of
the deletion of a fast food restaurant, and the reduced floor area
of the proposed convenience store (with the elimination of gasoline
service) from the project site, both of which have high daily trip
generation rates .
The proposed building indicates a Spanish Mediterranean
architectural theme with stucco exterior, mansard roof treatment,
Roman arches and columns and Spanish red terra-cotta roof. The
architectural design of the proposed building, its facade
treatment, the use of material and color would be commensurate with
that applied to the facade of the major building. Staff believes
that this highly visible building has succeeded in not "turning its
back" on a major intersection, but has resulted in an aesthetically
pleasing building with architectural consistency between all
elevations . Moreover, although the proposed building would be a
free-standing structure, its architectural form and facade
treatment is integrated well with the rest of the buildings in the
adjoining 3. 8 acre commercial lot (PD 1063 Major Modification) .
The Director of Community Development intends to approve the minor
modification subject to the conditions of approval listed on
Exhibit 1. Pursuant to Resolution No. 86-523, the Director of
Community Development has the authority to approve Minor
Modifications . This matter is being presented to the City Council
as a courtesy. In the event the City council wishes to appeal the
Director's decision, it may do so. Should the Council desire to
appeal, it should set a public hearing date. The next available
meeting date would be the Council 's regular meeting of April 4,
1990 . If the City Council takes no action then the Director's
decision stands.
Staff Recommended Action
Receive and file.
Exhibits:
OORPARK, CALIFORNIA
Ctty Carla MeiOng
1. Conditions of Approval of 3 199&
2 . Site Plan ACUON.7 j 1 l,/
3. Elevation Plan
EXHIBIT
4
Conditions of Approval
Minor Modification No. 1
Planned Development No. 1063
( 1) The meandering sidewalk should not be less than 5 feet and not
more than 8 feet wide.
(2 ) The 2,500 square footage for the convenience store proposed
to be located within the 6,750 square foot building (building
2) shall not be increased. Any increase in size for the
convenience store must be approved by the Director of
Community Development upon the filing of a Minor Modification
application.
(3) The first 90 degree parking stall from the driveway entrance,
facing the building on the west shall be eliminated so that
there would be a minimum of 35 feet between the first parking
stall and the end of curb.
(4) The hours of operation of the convenience store (PD no. 1063)
shall be limited to 6 .00 am to 12 .00 am.
(5) There shall be no gasoline sales or service station on the
project site.
( 6) The building on the project site must be for retail and/or
office uses but not for restaurant use.
(7) The building plans and exterior elevations must be consistent
with the buildings originally approved in PD no. 1063 .
( 8) In the event that the applicant applies for an ABC license,
the Moorpark Police Department has the right to impose
additional conditions regarding the sale of alcoholic
beverages.
(9) The monument signs proposed for the two driveway entrances,
one facing Tierra Rejada Road and the other facing Spring Road
shall be constructed with a strong architectural theme. These
signs shall be for the use of PD 1062 also and shall tie the
two properties together as one commercial complex. Neither
monument sign shall exceed a height of four(4) feet (including
the base) nor a width of five(5) feet. The monument signs
shall be externally lighted with lighting, materials, color
and design to be approved by the Director of Community
Development. Building signs shall not be placed on the south
or east elevations of the building. All building signs shall
be no taller than 14 inches. Individual letters only.
5
Lighting, colors, location and style of signs shall be
approved by the Director of Community Development as part of
an overall comprehensive sign program for both PD 1062 and PD
1063.
(10) Upon occupancy by the owner or proprietor, each single unit
in a commercial development, constructed under the same
general plan, shall have locks using combinations which are
interchange free from locks used in all other separate
dwellings, proprietorships, or similar distinct occupancies.
PJR:WW
A:\PD1063MO
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