HomeMy WebLinkAboutAGENDA REPORT 1996 0523 CC SPC ITEM 03Ad ~
MEMORANDUM
TO: The Honorable City Council
FROM: Paul Porter, Senior Planne�J
DATE: May 17, 1996 (CC meeting on May 23,
r a
C�
19 9 6 ) ,�� C- GCc- P1"z --
SUBJECT: CONSIDER APPROVAL OF TENTATIVE TRACT MAP NO.1 AND
COMMERCIAL PLANNED DEVELOPMENT PERMIT NO. 95 -1
Background
On May 1, 1996, the City Council held a public hearing on the
proposed project and continued the public hearing to May 23, 1996
to allow the applicant and staff time to research several City
Council Questions. The issues and responses are as follows:
1. How many cars are registered in the City?
Information is not available as to the total vehicles
registered within the City; however, the Department of Motor
Vehicles keeps records for the total number of vehicles within
Ventura County which has a total of 584,624 vehicles (412,578
automobiles, 115,787 trucks /commercial vehicles, 41,520
trailers, and 14,739 motorcycles. By estimating the City's
percentage of the total population of the County
(approximately 3.82 percent of the total County's population),
staff has estimated the number of vehicles registered in the
City to be 15,760 automobiles, 4,423 trucks /commercial
vehicles, 1,586 trailers and 563 motorcycles. That is a total
number of motor vehicles excluding trailers of 20,746.
2. The Council requested the Police Department to provide input
as to the history of loitering and other criminal activity at
other Shopping Centers in the City.
Lt. Rouse indicated as of the writing of this report that this
information was still being compiled. He will be prepared to
discuss his findings at the City Council meeting.
3. What are the estimated cost of moving of the power poles
located on the property and does the Edison Company have
funding to move them?
Staff has discussed this matter with Jim Austin from the
Edison Company who has stated that the cost estimate of moving
the existing power poles on the site would cost between
$60,000 to $70,000 using three wood poles. It would cost
approximately $30,000 more to use a combination of two wood
ON
poles and one tubular steel pole where the lines turn the
corner. Construction of a tubular steel pole would not
require the use of a guy wire for stabilization. Mr. Austin
stated that the Edison Company does not have funds to pay for
or share in the cost of relocating the power lines.
4. Could the roof mounted equipment be placed on the ground?
Normally roof mounted equipment must be screened from view by
the use of a parapet wall or other roof screening equipment.
As at this time it is not known if all equipment can be
located on the ground, staff has modified the condition of
approval requiring that all equipment be placed on the ground
with the exception of equipment authorized by the Director of
Community Development to be roof mounted. This would be
reviewed by staff at the time construction drawings are
submitted. Therefore staff recommends the following language
change to the City's standard condition:
Roof Mounted Equipment
67.
;: ...;:;; ;; o moun a equipment s stac ,
bYowers' air conditioning equipment, etc.) that may
extend above any parapet wall shall be enclosed on all
four sides by view obscuring material. Prior to the
issuance of a Zoning Clearance, the final design and
materials for the roof screen and location of any roof
mounted equipment must be approved by the Director of
Community Development. All screening shall be tall
enough to block all ground level views of equipment and
shall be maintained during the life of the permit.
Construction material shall match the color and material
used in the construction of the buildings. Colors,
materials and building appendages (such as mechanical
equipment on the roof, etc.) of the proposed building
shall be compatible with the existing building and
adjacent development and non - reflective in nature.
5. Further clarify from Austin Faust whether the left hand turn
on Tierra Rejada Road will work and how long it would take an
automobile traveling at 55 mph to get to the curb cut on
Tierra Rejada Road from Spring Road traveling along Tierra
Rejada Road?
Staff has received a telephone call from Joe Faust and Kendall
Elmer of Austin Faust, Inc. Mr. Kendall indicated that having
a median break on Tierra Rejada allowing left hand turns into
the proposed shopping center would not create a traffic
hazard, but that having one left hand turn rather than two
2
left turns (the first from Tierra Rejada to Spring Road and
the second left into the shopping center) would be a safer
situation, because there would be one less turning movement.
Mr. Elmer further stated that an alternative of having no
median break on Tierra Rejada, but allowing a U -turn at the
intersection followed by a right turn into the shopping center
would be the safest alternative. The City Engineer concurs
with the later configuration.
A west bound vehicle would take 3.7 seconds to travel the 300
feet along Tierra Rejada Road between Spring road and the
proposed median break at Tierra Rejada Road. This does not
appear to be a safety factor considering the unlimited site
distance.
Allowing the median break would eliminate a minimum of 150
feet of median landscaping. It is staff's opinion that safety
concerns and intersection efficiency alone do not warrant the
median break and, as such, reduce the amount of landscaping in
light of the, alternatives.
6. Discuss the sales tax leakage from the City.
Fuel and service stations currently account for 14% of the
sales tax received by the City. In comparison to per capita
sales, the City's collection is 35% below the State average
and 24% below the County average.
7. The City Council request a map showing the location of the
fault and requested staff to contact Tom Blake of Frugro West
to request a discussion regarding earthquake faults.
A copy of the map depicting the southerly portion of the Fault
Zone is attached for the City Council's information. This map
also shows the Shell pipeline corridor.
Fault information Discussed in the Geotechnical Report
Prepared by Earth Systems Consultants
The Simi Fault was found to be a zonal feature where observed
in the exploratory trench. Two main gouge zones were
observed, one dipping steeply to the south and the other
dipping steeply to the north. The fault would be considered
active according to the State of California guidelines and
therefore poses a surface rupture hazard.
In Moorpark, at California Motion Instrumentation Program
Station 24283, a peak acceleration of.30 g was recorded
(C.D.M.G. 1994). A similar magnitude acceleration was likely
experienced at the subject site. When determining a maximum
probable earthquake acceleration, the State of California
recommends using the maximum historic acceleration value if it
3
B.
is larger than the value determined from a deterministic
analysis.
Because the UBC designs are intended to accommodate horizontal
accelerations up to 0.4 g (Seismic Zone 4), the structural
designs for the structures in this project should at a_ minimum
conform to the UBC requirements.
Discuss whether liquefaction, the stream on the groundwater
level would create development problems for the proposed
development.
Earthquake- induced vibrations can be the cause of several
significant phenomena, including liquefaction in fine sands
and silty sands. Liquefaction results in a complete loss of
strength and can cause structures to settle or even overturn
if it occurs in the bearing zone. If liquefaction occurs
beneath sloping ground, a phenomenon known as lateral
spreading can occur. Liquefaction is typically limited to the
upper 40 feet of the subsurface soils.
Four items are typically considered to have the most
significance in liquefaction:
1. Fine sands and silty sands that are poorly graded are the
soil types most susceptible to liquefaction. Poor
gradation can be identified by a Uniformity Coefficient
between 2 and 10. Soils that contain a wide range of
soil particle sizes and coarse soils that drain freely
are not generally susceptible to liquefaction.
2. The water table, perched or otherwise, usually must be
within the upper 40 feet of soils for liquefaction to
occur. Soils above the water table cannot liquefy.
3. Liquefaction has been shown to be unlikely where the
relative densities of the soils are greater than 70
percent. A soil that has relative density less than 70
percent may liquefy depending on a number of factors, the
two most important of which are strength and duration of
the seismic shaking, and the percentage of soil particles
that are silt and clay sized.
4. If the clay content (determined by the percent finer than
0.005 mm) is greater than 20 percent, the soil is usually
considered non - liquefiable, unless it is extremely
sensitive.
4
An examination of the conditions existing at the site, in
relation to the criteria listed above, indicates the
following:
1. The Geotechnical report indicated that standard
Groundwater was only encountered in the northern - portion
of the site at a depth of approximately 6 feet below the
surface. It is likely that this water - flows
southeastward to the eastern limit of the property where
it is picked up in a previously installed canyon drain.
2. Grain size distributions for soil samples obtained at
depths of between 0 and 8 feet indicate these soils
marginally fall within the envelope for potentially
liquefiable soils.
3. Standard penetration conducted in the borings indicate
that soils within the tested depth are presently quite
variable in relative density with come zones more and
some less than 70 percent. Subsequent to grading, soils
under the building areas will be engineered fill and will
rest on bedrock. Both of these materials will have
relative densities greater than 70 percent. Therefore,
the potential for liquefaction will be eliminated under
the building area as a result of planned improvements.
Grading
The developer's application indicates a proposed gradi import
amount of 12,000 cubic yards. Staff estimates that this import for
fill will generate 800 -900 truck trips to the site. It is sta
recommendation (in compliance with condition N 26 of tact
Map conditions) to approve the anticipated ips�t �gite and
have the City Engineer approve the h ul ,t7o e at grading
permit is issued. Tv ��, � n 1
Recommended Changes to Conditio s A rov I A'
Permitted Uses
1. The permit is granted for the land and pro
on the entitlement application form and
approved plot plans and elevationsti
kr 0
t a entified
shown on the
�••`-' - -� CLt.1V11 QiLU aesign or aii site - improvements
slal:. ,.,be as shown on the approved plot plans and elevations
except or unless indicated otherwise herein in the following
conditions. All proposed uses of these buildings shall be
required to receive a Zoning Clearance from the Department of
Community Development. The Department may determine that
5
certain uses require of es of entitlements or
environmen lassessment. /
Hours of O era io acid wee Dina of Parkin Area
Staff Comment --
i/ ✓QQ �t�
In reviewing of r a3ro�r projects, it is not that the
allowable hours of ationave begun at 7:00 a.m So as to be
consistent, staff recomme hat the shopping ce r hours be from
7:00 a.m. to 10:00 p.m. and that the parking area or
use of other noise producing equipment not take place between the
hours of 10:00 p.m. and 7:00 a.m.
Property Line Wall Along Property Line Adjacent to Residents
7. The applicant shall construct a six to eight foot high
wall /fence along the property line adjacent to the residential
properties. The height and design of the proposed wall /fence
is subject to the review and approval of the Director of
Community Development. The wall shall be built at the
property line of the residential lots as determined by the
Director of Community Development. Prior to submittal of
plans to the Department, the applicant shall review the plans
with the adjacent property owners. The Director of Community
Development shall have final approval authority over design,
location and size of the wall /fence.
Modification to Plot Plan and Elevations
8. The plot plan and elevations shall be redesigned to eliminate
the automobile service station buildings.
Activities Sian
32. The existing City activities sign located on the corner of the
site shall be allowed to remain at or near its present
location. The applicant shall record an easement for
installation and maintenance of the sign.
Staff Comment
At this time, the sign is located in the right -of -way.
Consideration should be given to relocating the sign on the
Carlsberg property.
Traffic_Svstem Management Contribution
Since the Planning Commission's recommended change to this
condition, staff has received a letter from the Air Pollution
Control District (APCD) dated April 29, 1996 indicated that the air
quality calculations for the project using a more appropriate t
rip
6
generation factor for the convenience market component. The trip
generation factor used originally was at the high end of the range
of trip generation factors for convenience markets. The new trip
generation factor is in the middle of the range. APCD also used a
50 percent pass -by trip factor rather than 40 percent. Pass -by
trip factors for convenience markets range from 28 percent to 78
percent. The revised emission estimates for the project are 23.7
pounds per day of Reactive Organic Compounds (ROC) and 25.1 - pounds
per day of Nitrous Oxides (NOx). Therefore, staff recommends the
following condition to the Commercial Planned Development be
imposed on the project:
42. Prior to issuance of the first Zoning Clearance for
construction, the permittee shall make a contribution to the
Moorpark Traffic Systems Management Fund of $.15 per square
foot of floor area to fund Traffic System Management programs
for the total square footage approved for the project.
CITY ENGINEERING CONDITIONS
119. (Modify the fourth paragraph and add a fifth paragraph as
follows) :
120.
A raised
property
left turn
Sprina Rd
median shall be constructed along the Spring Road
frontage. The median shall be designed to prevent
movements from the mnrt
(Modify the fifth paragraph as follows): The driveway on
Tierra Rejada Road shall be per Ventura County Plate E -2 and
shall be 4 0 feet wide. °::::::>;.:>::::; :;:;:.:.:::;;;:; :.:.:::::::::.: .::;.;;: > :: »:: :.:. ;.._::.:::::::................. 11 de. h�::> sirsr ...r►;:.:et.n:aa::...4...... �_._s,._.._Y ._ ....... _..-
FIRE DEPARTMENT CONDITIONS
128. Where two way traffic and on- street parallel parking on both
sides occur, a 30 -foot width shall be provided in front of the
shops.
TENTATIVE PARCEL MAP NO. 5001 CONDITIONS
CITY ENGINEERING CONDITIONS
7
42.
43.
(Modify the fifth paragraph and add a sixth paragraph as
follows) :
A raised median shall be constructed along the Spring Road
property frontage. The median shall be designed to prevent
left turn movements from the most southerly driveway onto
SpringRd. ��'....... �:.. :. �::. ��� <:::., < ...............:.::::. :.:., ...,...... .<,.... ..._..:.::..::�.
(Modify the fourth paragraph as follows): The driveway on
Tierra Rejada Road shall be per Ventura County Plate E -2 and
shall be 40 feet wide...,e.1 bg.crt
FIRE DEPARTMENT CONDITIONS
72. Where two way traffic and on- street parallel parking on both
sides occur, a 30 -foot width shall be provided in front of the
shops.
Case Processing Time Limits
The aforementioned entitlement request was determined to be
complete on November 6, 1995. Pursuant to the City Attorney, the
City Council will have until July 6, 1996 to render a decision to
approve or deny this project.
Recommendations:
1. The public hearing was continued from April 17, 1996,
therefore, accept additional public testimony.
2. Review and consider the information in the Mitigated Negative
Declaration and Mitigation Monitoring Program.
3. Make the appropriate findings.
4. Direct staff to prepare a resolution approving Commercial
Planned Development 95 -1 and Tentative Parcel Map No. 5001 as
modified by the City Council.
Attachment: 1. Map showing south end of fault zone
2. Concept Striping Plan
E