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Home My WebLink AboutAGENDA REPORT 1996 0807 CC REG ITEM 10HTo From AGENDA REPORT City of Moorpark The Honorable City Council Nelson Miller, Director of Community Developmen Prepared by Craig Malin, Assistant Planner AAM Date: August 2, 1996 (City Council meeting August 7, 1996) Subject: Background l � ►��.: gyp,_ ff . 11 � Consider Denial of Minor Modification No. 11 to Planned Development` ye-ft iii"""""`= No. 980 (Coffee Grinder) for proposed outside seating adjacent to theme/ %V-' northwest corner of Los Angeles and Moorpark Avenues in conjunction wit existing Coffee Grinder Restaurant. On January 18, 1984, the County of Ventura Resource Management Agency approved Resolution No. 84 -63, approving Planned Development Permit 980 for the construction of a 125,113 square foot commercial center. A total of 10 Minor Modifications have been approved for this site. These modifications include: 1) modify storefront designs, 2) redesign the parking lot, 3) redesign building J, 4) enclose the bank lobby, 5) add a satellite dish to Thrifty's, 6) modify the elevation of Clothestime, 7) add water vending machines at Hughes Market and outdoor seating in front of Flamingo's Yogurt, 8) modify the landscape planter design in front of Hughes and the shopping cart storage areas, 9) modify the sign program including a new pylon sign, and 10) modify the approved landscape plan, planter design, and sign program. Due to special circumstances relating to the change of the Director of Community Development and concerns and policy issues relating to the establishment of permanent outdoor seating and its location immediately adjacent to the right -of -way on Moorpark Avenue, at one of the two busiest intersections in the City, this item has been referred to the City Council for review and determination. • - I- .- • This Minor Modification request is for the addition of a patio for outdoor dining (Exhibit A) at the Coffee Grinder Restaurant; Moorpark Town Center, corner of Moorpark and Los Angeles Avenues. The patio is proposed to be located adjacent to the south side of the building, in an existing landscaped area with shrubs (no existing grass or ground cover). owns() PD 980 Minor Mod 11 August 7, 1996 Page 2 Applicant is proposing to add 7 tables and 14 seats to the patio. This center has 25 extra parking spaces based upon the current uses. The 14 seats proposed for the patio will be matched by the removal of 14 seats inside the restaurant to provide access to the patio. Section 17.32.010 H.H. of the zoning code also allows one temporary outside seat for every two seats inside a restaurant, with no increase in the number of required parking spaces. Parking requirements for restaurants are based on size, not the number of seats. For these reasons, the proposal meets the code requirements for parking. A 7' high enclosure is proposed around the patio area. This will consist of a 3' stucco wall painted to match the building and 4' glass panels in white metal frames on top of the wall (Exhibit 1). By way of comparison, the wall on the east side of the building which encloses the trash containers and equipment for the Coffee Grinder and Canton restaurants ranges in height from 5'5" to 6'6" and has a contrasting color cap. The only modification proposed to the building will be the addition of a doorway to provide access to the patio, which will match the existing design of the building. Construction of the patio will require the removal of the existing shrubs on the south side of the building. The proposed patio will be built right along the property line. Caltrans owns additional right -of -way as a large radius at this corner, so that most of the existing trees and grass are on Caltrans right -of -way. The Veterans Memorial, and trees (which are located in the Caltrans right -of -way, not the shopping center property; Exhibit A) will not be affected by this proposal. The property line between the restaurant and the right -of -way owned by the California Department of Transportation varies from 5' to 15' from the building towards the street. The total distance between the building and the edge of the sidewalk ranges from approximately 25' to 33'. The Veterans Memorial is 26' to the closest point of the building and is entirely in the Caltrans right -of -way. Construction of the patio will not affect the Memorial, which is 20' from the patio at the closest point. Applicant proposes to add additional ground cover and shrubs to screen the wall. (Exhibit B). This would be located in the Caltrans right -of -way. Any additional landscaping in this area would require Caltrans approval. One issue of concern is the proposed establishment of a permanent outside eating area. The Code currently addresses temporary outdoor seating, but the allowed use matrix and parking standards do not directly address permanent outdoor seating areas and the required standards. Permanent seating involves an interpretation of the Zoning Code. 000251 PD 980 Minor Mod 11 August 7, 1996 Page 3 If it is the City's intent to allow or even encourage outside dining areas, this can be interpreted to be equivalent to restaurant uses. However, additional parking should be required. The City may wish to make outside dining subject to a Conditional Use Permit to better address specific issues with each location. In this case, the applicant has been very responsive in addressing issues and has substantially revised his proposal. Staff had suggested that the patio be relocated to the west side of the building in the parking area. Although the parking spaces in the entire center exceed the minimum required, discussions with the property management firm representing the owners indicate they would not allow the patio to eliminate any parking in this area of the center, where demand is high. Therefore, the proposed location appears to be the only alternative, if this were to be approved. However, the proposed area is very constrained. Another critical concern is the location of the proposed area immediately adjacent to Caltrans right -of -way at one of the busiest intersections in the City. There is no landscaped setback between the proposed wall and the property line. This right -of -way could be used in the future for a substantially widened intersection including large radius right turn lane which would substantially impact the outside dining proposal. Any landscaping will actually be within the Caltrans right -of -way and adjacent to the Veterans Memorial. This raises several aesthetic considerations relating to the appearance at this intersection. At Spring Road and Los Angeles Avenue as well as at the Southeast corner of this intersection, the City has required special, enhanced treatments and given additional consideration to the appearance of development at these locations. Staff recommends denial of this Minor Modification application for the following reasons: 1) The proposed project would have an adverse impact on surrounding properties. 2) City policy has always been to improve the appearance of major intersections of the City with enhanced landscape and design treatments. 3) Appearance of the patio is not in keeping with City policy for enhanced treatments at such intersections. 4) The proposed patio is not consistent with the provisions of the General Plan Land Use Element (Policy 17.2) which requires "Identifiable entryways for the overall community, and unique or principal business /commercial districts of the City (i.e., City core and transportation corridors) should be encouraged." 00052 PD 980 Minor Mod 11 August 7, 1996 Page 4 5) Section 17.32.010 of the Zoning Code allows outdoor tables and chairs of a temporary nature. The proposed patio seating is on a permanent basis. 6) Design of the patio is not in accordance with Section 17.36.010 of the zoning code, Development Criteria, Relationship of the site to surrounding properties (incongruity of proposed use to location and incompatibility to surrounding uses including the Veterans Memorial), and visual quality (decreased due to loss of landscape, design not compatible with adjacent building and uses). 7) Section 17.36.040 of the Zoning Code prohibits lighting from a commercial site onto adjacent streets. Lighting from the patio could distract traffic. Should the Council approve Minor Modification No. 11 to Planned Development Permit 980, staff would recommend the following conditions of approval: 1) Approval of a Zoning Clearance and obtaining Building Permits is required prior to construction of the outdoor patio. 2) A rova f an Encroa l 9 Permit m Cgaltrans 4s�f' qui poor nstallation sca in in Caltra ri ht- o+tl'a . 3) The patio must be entirely located within the Town enter property.' 4) Applicant shall plant additional trees in the Caltrans right -of-wa . US. ism of the trees sha"e appFaves the Dire for of Community Development.�� A 5) Approv -tt a andscapi , col s and Wtft of the 00por fur ' urn is subjO to approv f Commu velopm part e 6) The wall enclosing the patio shall have a decorative cap which matches the existing enclosure on the east side of the building. 1 7) Approv f the do will increase number f parking spaces d by the staurant. plicant shall vide verifica 'on that the pr erty o 4ed nts to allo ate addition spaces from t total num r of spac s to meet ,e additi al demand the pati&will gener e. (0253 PD 980 Minor Mod 11 August 7, 1996 Page 5 8) All lighting shall comply with Section 17.24.090 F of the Zoning Code. 9) N mplifi sounds (y type) all be allowe patie. t-ttrof 10) Applicant shall meet all permit requirements of the Building and Safety Department. 11) An additional exit shall be provided for the patio. Exit shall meet all requirements of the Building and Safety Department. 12) All I 1411 sca i g, including la aping i stalled in Cal s righ of -way, shall b maintain by the a scant. Any d ciencie maintena ce s orrected by t ant within two wee otification by th sty. 13) If impr ments o the intersection de within t isting Caltrans rig "f-way that uld reduce th istance om the p io to the �da to I s than twenty fe the outside dining II elimin If the Council desires to approve the proposal, they may also wish to address the proposed glass panels and whether this design is appropriate. Recommendation Adopt the attached Resolution denying Planned Development Permit No. 980 Minor Modification No. 11. Exhibit: A) Site plan B) Seating plan C) Patio enclosure elevation D) Landscape plan (see attached plan) E) Building elevation F) Furniture illustration G) Zoning and Location Map H) Resolution of Denial cc: PD 980 Minor Mod. No. 11 File Steve Kueny, City Manager c:1wp511claig1pd980 #11.sr 000254 w ILLJIQ` AREA OF PATIO ADDITION 35 W Q Y cc Q CL Cc O O 2 '0002,55 EXHIBIT A C REMOVE EXISTRJG 500TH SCREEN WALL e NOTE: APPROVED SEATING- 116 SEATS CURRENT■ 108 SEATS PROPOSED REMOVAL- -10 SEATS PROPOSED ADDITION- 14 SEATS NEW DOOR TO MATCH EXISTING d2" SCREEN WALL GLAZING SCREEN WALL STUCCO BASE SCREEN WALL ELEVATION 4" CONC. SLAB ON GRADE w/N3 REBARS a 24" OZ. E.W. OVER 2" SAND PATIO AREA. 535 SF.t f t3oPt:- P,-r Y L lAlk (CAL W AIS OD SEAriNG PLQ N D SCALE : 1/8" = _1.0 EXHIBIT B m x 00 n 0 N ;ll EN V�- L FAFlI�L ELE ,�ll�t?N Ln A) 1/4" CLEAR TEMPERED GLASS IN WHITE METAL STOREFRONT FRAME 1/4a REVEAL (TYPE STUCCO CEMENT PLASTER O/ 6" CONC. BLOCK WALL, PAINT TO MATCH EXIST I FNISH GRADE - - • .., Tor . . . ,• • . i . - -Ad!' .. a 4 .A. ' • • e.• 4••• ', • _ • • , „.. , , . „ ib • . . - • '.. • 6- 1* ••• • . • _ .. ' ''' $11; . "lt(73 •. 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Hospitality That Endures . - ,w, n •„, A • i • ,': ,,•,_;f,,.,,—.e :::: T4 zF '1 - lice r * 1 +. .,... ..T ' wj. . . • Ceylan r �, €' .•-•,•:11' 4, :'„-...„:'....,, _ • a 4 ON Stacking Dining Armchair --.,,;:u4;.,;%, -..),;4,7,7,.',41.7,•,,,1,--} with Patina Insert '•, fir'• ,; �saax, Fauteuil Repas Empilable N;``� 14 t,*'..`i — ' , avec DossierP P p °Ir 'Sa�",r,�, w.-. '�' c ._.-- --`• JJVV l Patine I,x.aa : ....C.J., .• r VItA1.1h.1WZ.vs i—�_ h . Sillon Comedor Apilable _ ''` —' _1 fi con Insert Patina , i _— _” 1 '-'„1,-,../..r..7,,-) i' MI 49 1550 46 i �,,, D25" xW25" XH35" r.- f ' 62cmx62cmx88cm . ' �_ ., )1L4i1 _, , 32" Square Table Top* Plateau Carre 80 cm Cubierta Cuadrada 80 cm 0 99 8410 04 99 8410 46 \\ Ceylan CI 99 8410 12 1 Stacking Dining Armchair IMI 99 8410 67 I^ . Fauteuil Repas Empilable 'Also available without __ r-,. Sillon Comedor Apilable umbrella hole --�` O 49 1400 04 D 25" x W 25" X H 35" Os,A1 62 cm x 62 cm x 88 cm b .',...1:',.5," , . • xv, V Yom': -��- Samoa Decor 4:::::'' +vv+rvwvW� ' iii �... lli �" , 1, i� • ,id Highback Armchair �Jr" 1 �' T" ,. • Fauteuil Dossier Haut s. hJj�, '' Sillon Respaldo Alto i 46 2480 25 -t 1111 drrrrr,l EN CD 2350 24 t, In 46 2540 67 V D 24" x W 22" x H 36" CC .4;! 60cmx54cmx90cm .* Z = a . EXHIBI F 0 1--N 32" Square Table Top* Plateau Carre 80 cm 36" Round Table Top 24" Square Table Cubierta Cuadrada 80 cm Plateau Rond 90 cm q Top Cubierta Redonda 90 cm Plateau Carre 60 cm n 99 8410 04 Cubierta Cuadrada 60 cm [—I 99 8410 12 0 99 8110 04* ME 99 8410 46 Mil 99 8110 46* I 199 5251 04 1 99 81 10 12 m 99 5251 46 99 8410 67 =99 5251 67 • *Also available without =99 81 10 67 - an umbrella hole *Also available in 30",42" and 48" Round —.4400.0k Watch Your Indoor or Outdoor Setting Table tops and bases sold separately 1 H 31 I . 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Chaise Canne = 49 0550 67 w �a Silla Cana Mii 35 0002 17 I• US 0271 67 D20' xW17" xH35" ix � a ' _ _ r D 19" x W 17" x H 35" 51 cmx43cmx88cm ;. _: 48 cm x 43 cm x 88 cm 1i, i!!!!!!. 1;Iii.:!::.1,;1;r:.' 1.--- .... .. 4,7. ........... :Or Manhattan Manhattan Cane Club Armchair Club Armchair Fauteuil Canne Club Fauteuil Club Sillon Cana Club Sillon Club =46 4200 67 46 3800 67 X46 4200 17 = 46 3800 17 *Fire rated *Fire rated X46 4000 67* X46 4000 17* = 46 3500 67* D 22" x W 23" x H 32" , = 46 3500 17* , 54 cm x 58 cm x 80 cm D 22" x W 23" x H 32" 54 cm x 58 cm x 80 cm 000Z€1, 3 • 4.,1 y"1'' '` x 4C� or 1 48" x 32"Table Top Plateau 120 cm x 80 cm Cubierta 120 cm x 80 cm t•', k. 0 99 8510 04* MII 99 8510 46* • a "* ,,,,,„ .. = 99 8511 67 "Also available without an ., umbrella hole Borneo 42" Round Pedestal Table 2000 t . '' ° , F' Table Ronde 105 cm Mesa Redonda 105 cm 052114004 = 52 1140 25 = 52 1140 67 Resit! Table f , Pacific Fh Fanback Armchair i; _ _ (.. "�� ((ii Fauteuil Dossier Haut Sillon Res aldo Alto ,.� '4I j \'\1_!(( y j =., ` 049092004 NM 49 0920 25 MI 49 0920 67 49 0920 24 D 23"x W 23" x H 36" • 58 cm x 58 cm x 90 cm , xv+- Miami >'' • ,,Lowback Armchair jflh1ijW1fl ,' Fauteuil Dossier Bas 4 ` `� ' Sillon Respaldo Bajo \\)111 ' �. ' 049023004 _ I MI 49 0230 25 I. 49 0230 67 ` NM 49 0230 24 D 22" x W 22"x H 31" 56 cm x 56 cm x 79 cm __ V Miami 4V , Bistro Sidechair �;; Chaise Bistrot Sills Bistro 0 49 0550 04 - ,,, k illi ... ). . ` I=49 0550 25 C I MN 49 0550 67 I < NI 49 0550 24 D20" xW17" xH35,. ; 1 ,::-,. ` 51 cm x 43 cm x 88 cm • 2 kw Mrs now M..' r L 11111 iii 1l! LJ MEN r1rapimrRme a M■ ' k4� WITIMMl1■B_M-48! ��• /its � �/�.�' -.w nr Lb 46 *is I �r�t� no fit L� iM 4 4R,j7AA4 Am 40 IQRfl 403 A m r w r- T:�■Amood� ■ .a tn■l• CdOac all 01192411211 21111111111 i -t1 Ms 1111111t1c21 ,, ■ i wr 431M RESOLUTION NO. 96- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA DENYING PLANNED DEVELOPMENT PERMIT 980 MINOR MODIFICATION NO. 11 WITHOUT PREJUDICE (COFFEE GRINDER). WHEREAS, on January 18, 1984, the City Council adopted Resolution No. 84 -63 approving Planned Development Permit No. 980; and WHEREAS, May 16, 1996, the applicant applied for Minor Modification No. 11 to Planned Development Permit No. 980 for approval of an outside seating area adjacent to the existing Coffee Grinder Restaurant; and WHEREAS, staff conducted an environmental review of the proposed development and determined that the project is Categorically Exempt from the provisions of the California Environmentally Quality Act as a Class 1 Exemption for minor alterations to private structures; and WHEREAS, the Director of Community Development recommended denial of Major Modification No. 11 on August 2, 1996; and WHEREAS, the City Council after review and consideration of the information contained in the Staff Report and testimony which was received at the August 7, 1996 meeting reached a decision on this matter; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. The City Council hereby denies Planned Development Permit No. 980 Minor Modification No. 11 without prejudice based on the findings set forth in Section 2 and on information in the Staff Report dated August 2, 1996, which report is incorporated herein by reference as though fully set forth: SECTION 2. The City Council adopts the following findings: 1. The proposed project would have an adverse impact on surrounding properties. 2. City policy has always been to improve the appearance of major intersections of the City with enhanced landscape and design treatments. 3. Appearance of the patio is not in keeping with City policy for enhanced treatments at such intersections. EXHIBIT H 4. The proposed patio is not consistent with the provisions of the General Plan Land Use Element (Policy 17.2) which requires "Identifiable entryways for the overall community, and unique or principal business /commercial districts of the City (i.e., City core and transportation corridors) should be encouraged." 5. Section 17.32.010 of the Zoning Code allows outdoor tables and chairs of a temporary nature. The proposed patio seating is on a permanent basis. 6. Design of the patio is not in accordance with Section 17.36.010 of the zoning code, Development Criteria, Relationship of the site to surrounding properties (incongruity of proposed use to location and incompatibility to surrounding uses including the Veterans Memorial), and visual quality (decreased due to loss of landscape, design not compatible with adjacent building and uses). 7. Section 17.36.040 of the Zoning Code prohibits lighting from a commercial site onto adjacent streets. Lighting from the patio could distract traffic. SECTION 3. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED, AND ADOPTED THIS _ DAY OF , 1996. ATTEST: Lillian E. Hare, City Clerk Paul W. Lawrason, Jr., Mayor 000265