HomeMy WebLinkAboutAGENDA REPORT 1995 0503 CC REG ITEM 11DITEM
MEMORANDUM s--
TO: The Honorable City Council 4:_
FROM: Jaime Aguilera, Director of Community Developme
Paul Porter, Senior Planner
DATE: April 10, 1995 (CC meeting of May 3, 1995)
SUBJECT: MINOR MODIFICATION NO. 1 TO MAJOR MODIFICATION NO. 2 OF
CPD 89 -1
Background
On September 7, 1994, the City Council approved the application
filed by Ventura Pacific Capital Group VI requesting approval of
Major Modification No. 2 to CPD 89 -1., PM 4961 and Variance 94 -1 for
the following:
Major Modification No. 2 to CPD 89 -1 was for approved to revise the
site plan to include a market, shops, free standing commercial
buildings and a theater. The approved revisions are as follows:
Net Site Area: Approximately 15.30 acres (666,800 sq. ft.)
Major "A
"(market)
50,320
sq.
ft.
Major "B
"(theater)
35,000
sq.
ft.
Shops 111
11(7,000 sq. ft. food use)
14,850
sq.
ft.
Pad "A"
26,800
5,500
sq.
ft.
Pad "B"
(food use)
3,000
sq.
ft.
Pad "C"
3,500
sq.
ft.
Pad "D"
(3,500 sq. ft. food use)
5.000
sq.
ft.
GROSS FLOOR AREA
117,170
sq.
ft.
Tentative Parcel Map No. 4961 was approved to subdivide the
property to correspond to the various uses within CPD 89 -1 as
follows:
Parcel Area Sq Ft _ Acres
1 (Pad A)
30,400
0.70
2 (Pad B)
25,400
0.58
3 (Market)
205,000
4.71
4 (Pad C)
30,600
0.70
5 (Pad D)
30,000
0.69
6 (Shops)
26,800
0.62
7 (Theater)
318,600
7.31
Total
666,800
15.31
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Variance 94 -1 to allow 125 compact parking spaces on the proposed
theater parcel only was denied. The City Council subsequently and
as a separate action, amended the City's Zoning Ordinance to allow
up to 15% of the required parking spaces for theaters to be compact
parking spaces.
Discussion:
On April 7, 1995, Ventura Pacific Capital Group VI applied for
Minor Modification No. 1 of Major Modification No. 2 to CPD 89 -1
for the following:
The purpose of this Minor Modification No.l to Major Modification
No.2 to CPD 89 -1, was to: 1) Request deletion of Condition 42; 2)
Incorporate changes to the Site Plan; 3) Submit elevations for the
Pad buildings; 4) Revise the elevations of Shop Building No. 1;
and 5) Art work in lieu of Art in. Public Places fee.
1. Deletion of Cond. #42 which stages:
42. All of the compact parking spaces located along the
westerly portion of the site adjacent to the single family
residences shall be converted -o regular 9 X 20 parking
spaces.
The intent of this condition was to eliminate the compact stalls
along the west property line and convert them to standard 9' x 20'
stalls. Staff reasoned and the Council concurred that the loss of
9 parking spaces was less important than the provision of standard
size stalls.
For the reasons explained in No. 2 below, the sidewalk in front of
the theater has been reduced from an average width of approximately
30 feet to approximately 7 feet. Staff now believes that it is
more important to expand the width of the sidewalk than to conserve
the standard stall width along the west property line.
By allowing the 8' x 16' compact stalls, as originally proposed,
and narrowing the planter along the west property line from 12' to
10', the Theater sidewalk can be increased from 7' to 11', and the
area directly in front of the Lobby will increase from 12' to 161.
(See Site Plan /Sheet SD2)
2. Incorporate changes to the site plan:
a) Due to the change in occupancy designation from a Type
B -2 to Type A -2.1 for the Theater, the Sideyard Agreement
that was executed between Ventura Pacific and MacLeod
could not be applied to the Theater setback requirement.
(A Type A -2.1 building requires a larger setback from
other buildings because of the higher occupancy load).
In other words, the existing setback between K -Mart and
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Albertson's of 22 feet is not sufficient pursuant to the
Uniform Building Code. Meetings with Building and
Safety, County Fire and Community Development Departments
resulted in the solution of expanding the building
separation between the Supermarket and the Theater from
10.5' to 40' and going to a Type III building (The
setback for Type III building may be reduced from 60' to
40' because the fire separation walls have a higher fire
retardant rating) for the Theater and Shop One Building,
while maintaining 60' sideyards to the north, west and
south. (See Site Plan /Sheet SD2) A condition of approval
has been placed on the Minor Modification preventing both
the 22 foot buffer located east of the Albertson's and
the 40 foot separation between the Albertson's and the
Theater from being used for storage.
b) The northern most boundary separating the project from
the future park and housing has been modified to conform
to the current City plans for the MRA property between
Poindexter Avenue and the Lassen Avenue terminus.
Provisions for vehicular access off Sierra, emergency
vehicular access into the park parking lot, pedestrian
access points at the park parking lot and at the end of
Lassen Avenue have been made. In addition, an easement
has been granted to the City for the right to parking on
thirty stalls at the north property line behind
Albertson's and the Theater for overflow parking (See
Site Plan /Sheet SD2).
c) The hardscape plans for the 22' and 40' separations
between Kmart and Albertson's and Albertson's and the
Theater, respectively along with the area just south of
the Theater and north of the outdoor seating area for
Shop 1 have been tied together in theme to create a plaza
or portico atmosphere to encourage the community's use
and enjoyment of the project. (See Site Plan /Sheet SD2
and Sheet HDl)
A feature of this hardscape are two sculpted stone
fountains that are connected by a stone path and
surrounded by a decorative patterned concrete. These
stone elements are introduced throughout the above
referenced areas to provide an artistic and unique
element to this project and is more aptly described in
the narrative. (See Exhibit A) A model has also been
provided for Council review
d) The eight foot wall along the west property line has been
terminated approximately 55' north of Pad A. This change
has been proposed to accommodate the adjacent property
and it's future development, the design for which has not
yet been submitted. (See Site Plan /Sheet SD2)
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e) The applicant is requesting the ability to build out
29,000 s.f. of the total 35,000 s . f . during the first
phase of construction. The applicant intends to have the
6,000 s.f. that is not built during the first phase of
construction appropriately landscaped and planted to be
compatible with the surrounding hardscape and landscape
elements, until such time they decide to build on it.
Because plans have been submitted showing a building on
the 6,000 s.f., there should be no need to return for
approval of another Minor Modification if and when the
applicant wishes to expand. (See Sheet 9 & Site Plan /SD
3. Submit Elevations for the Pad Buildings: The three pad
buildings (A,C and D) are being submitted for architectural
approval. The applicant proposes that all three buildings be
built with the rest of the project since most of the space is
now pre- leased. The same basic elements have been used and
incorporated into the architectural design. (See Sheet 8)
4. To revise the Elevations to Shop Building No. 1: Ventura
Pacific is requesting, on behalf of Bauducco's Restaurant and
Italian Market, approval of a modification to the south, north
and west storefront elevations at the end of Shop Building No.
1. This would also include the separate hardscape and
fountain area immediately adjacent to the southwest corner of
this building for outdoor seating for the Bauducco's
Restaurant.
This request does alter the building elevations slightly to
accommodate the window heights and architectural elements of
the restaurant. The storefront replaces the aluminum mullion
and storefront glass system with an upgraded and unique
European storefront design that is in keeping with the theme
and decor of Bauducco's and complimentary to the building
itself.
Incorporation of this storefront has required an approximate
2' lift in the south and west elevations, which will actually
articulate the elevations while maintaining the same design
originally approved by Council. The east elevation has also
been revised to eliminate a facade and continues the canopy
element going south from the theater. The developer has
deemed this change appropriate in consideration of the other
building architectural elements and tenancies, as they've
become known. (See Sheet 7).
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5. Ventura Pacific is requesting Council approval to apply the
'Art in Public Places' fees of both Phase I and II toward the
procurement of the stone monoliths and construction of the
fountains, providing Moorpark with what could be it's first
public artwork displays. A cost breakdown for the stone,
sculpting and installation is provided in Exhibit B.
Disposition of the fee paid for Phase I is not the subject of
this modification to Phase II. It would need to be considered
by the City Council as a separate action.
Director's Decision
The Director of Community Development has decided to defer the
decision to the City Council because he believes that waiving the
Art in Public Places Fee in lieu of artwork is solely within the
purview of the City Council.
Analysis
Staff concurs with all of the applicant's proposed changes with the
exception of Item 2(d) which terminates the eight foot wall along
the west property line approximately 55' north of Pad A.
The applicant indicates that this change has been proposed to
accommodate the adjacent property and it's future development.
Staff believes that the wall should not be eliminated and that
whoever develops the property first should construct the wall.
Recommendation
Staff recommends approval of the attached City Council Resolution
approving Minor Modification No. 1 to Major Modification No. 2 of
CPD 89 -1 with conditions.
Attachments:
Mission Bell Plaza II Sculpture Garden Study
Sheet SD -2
Sheet HD1
Elevations
Schematic Floor Plan
Exhibit A
Exhibit B
Resolution approving Minor Modification No. 1
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EXHIBIT A
Proposal for Art at Mission Bell
Mission Bell Art Plaza or Sculpture Garden, inspired by the
works of Noguchi, is a collaborative effort between artist and
landscape architect. A 40 by 300 ft, space defined by building
walls on the east and south and open to pedestrian access on the
north and south is composed of patterned concrete, circular
fountains, carved stone sculptures, stone mosaic floor patterns,
and a grove of deciduous trees within a defined lawn panel. All
of these elements have been integrated into one unified
composition. The result is the creation of a compelling space, a
space that is specific to Mission Bel-1 Plaza.
Artist Paul Lindhard, not a traditional Carver, has hand
selected eleven stones for this piece. They are all from the
same geologic family of travertine, limestone and onyx, all are
rich in warm southwest earth colors. Linhards' unique carving
technique is to peal back portions oil the stones' outer skin or
rind exposing the inner gemlike quality. Each stone receives a
unique carving and finish treatment as the artist responds to the
individual inherent quality of the stone., Once they have been
carved the artist will carefully place each stone to create one
compositional piece specific to this place.
The primary image is a nine foot high carved monolith of
travertine onyx set adjacent to a four foot carved "water stone ",
they are compositionaly placed in the northern circular water
feature. A stone mosaic bar of rocky mountain quartzite three
feet wide visually connects this piece to the front or southern
fountain feature where a nine foot: limestone monolith has been
sliced in half and placed horizont:3l , t-hf! sliced inner portion
honed and polished.
Other stones of the same geologic family are selected to
compliment each other. (for discussion they have been numbered 1
thru 6 on the plan exhibit) When entering the space from the
north the first stone, no. 1, _just, begins to emerge from the
ground, an eighteen inch high travertine, slightly carved. The
no. 2 stone is a four foot high pink colored travertine slightly
carved to reveal its inner rich pattern. This stone complements
the no. 3 travertine which is slightly carved and "sitable ". The
six foot high no.4 stone of limestone and onyx, its figurative
image has been created to visually extend the composition of the
northern fountain element. The ne, 5 stone is a "sitable" light
colored limestone with an accent, s >t:cne no. 6.
The entire collection of eleven stories are individual works
of art and at the same time, because of their compositional
arrangement and sculptural treatment, become one unified piece.
"ART IS THE REPLACING OF INPI.FFERENCE WITH ATTENTION"
0 0G9()
EXHIBIT B
Art City
31 Peking Street
Ventura, CP, 9 3 00 _L
Mission Bell II Sculptural Garden
Cost Estimate
Materials:
1. Garden and Carving Stones, ('Pravertine,Onyx,Limestone)
171000 LBS.
2. Rocky Mountain Quartzite Flags for mosaic.
3. Pins and sleeves.
4. Sealers.
Total Material Cost ............... ..$10,200.00
Labor:
1. Sculpting / finishing.
2. Quartzite flagstone mosaic
3. Site prep and hardware placement.
4. Delivery and sculpture placement.
Total Labor cost .................. ..$7,800.00
Total Cost ........................ . „$18,000.00
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