HomeMy WebLinkAboutAGENDA REPORT 1996 0702 CC SPC ITEM 07BITEM
TO: The Honorable City Council
FROM: Paul Porter, Senior Planner
DATE: June 25, 1996 (CC meeting of July 2, 1996)
SUBJECT: CONSIDER REVIEW AND APPROVAL OF LANDSCAPEMARDSCAPE PLANS
FOR MAJOR MODIFICATION NO. 1 TO CPD 90 -2 ON THE
APPLICATION OF AMERICAN STORES PROPERTIES, INC.
Background:
The City Council adopted Resolution No. 90 -729 approving the
following on the application of Urban West Communities on November
19, 1990:
a. Major Modification No. 3 (PC -3) to allow designated
Community Focus area to include approximately 11 acres of
commercial land uses instead of approximately 7.5 acres
of Neighborhood Commercial uses and 4 acres of community
use.
b. CPD 90 -2 for a Neighborhood Shopping Center consisting of
a 45,000 sq. ft. market, 60,400 sq. ft. retail, 5,000 sq.
ft. medical office, and 12,000 sq. ft. of restaurant uses
for a total of 122,400 sq. ft.
C. LDM90 -2 (Vesting Tentative Map), a subdivision to create
a 11.77 acre parcel and a 11.69 acre remainder parcel.
On September 10, 1992, Minor Modification No. 1 to CPD 90 -2 was
approved changing condition No. 3 to allow an extension to "use
inaugurate" the project to December 19, 1994 and granting the
Director of Community Development the ability to grant one
additional one (1) year extension of the "use inauguration" date.
On December 22, 1994, the Director of Community Development sent a
letter to the Castillo Company, Inc. approving a one year time
extension to December 22, 1995.
Resolution No. 95 -1164 approving
90 -2 for reduction in size of the
to 118,783 sf. was adopted by the
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Major Modification No. 1 to CPD
shopping center from 122,400 sf.
City Council on December 6, 1995.
yd
On June 5, 1996, the City Council approved Minor Modification No.
1 to CPD 90 -2 on the application of American Stores Properties,
Inc. for phased construction, and clarified to the applicant that
the request for a drive -thru for the pharmacy and other drive -thru
accesses for the shopping center are prohibited.
As part of the approval of the minor Modification, temporary
landscaping will be installed with irrigation in the area of the
the future shops as well as the pad areas. Pursuant to the
Condition imposed on the Minor Modification, commencement of
construction of Shops 1 and 2 shall be "use inaugurated" prior to
issuance of a Certificate of Occupancy for either the drug store or
the market. Completion of the shop buildings will be completed
within six months of issuance of a Certificate of Occupancy for
either of the major tenants, the applicant will be required to
obtain a performance bond guaranteeing completion of the shop
buildings.
Discussion
Condition No. 38 of Major Modification No. 1 to CPD 90 -2 requires
that the landscape plans for the shopping center be approved by the
City Council and the building areas not being constructed be
landscaped. The condition states is as follows:
Submittal of Landscape Plans
38. Prior to issuance of a Zoning Clearance, a complete landscape
plan (3 sets), together with specifications shall be submitted
to the Director of Community Development. The landscape plans
shall be approved by the City Council.
a. A maintenance program shall be prepared by a State
Licensed Landscape Architect, generally in
accordance with the Ventura County Guide to
Landscape Plans, and shall be submitted to the
Director of Community Development for review and
approval prior to issuance of a grading permit.
b. The landscape plan shall include planting and
irrigation specifications for manufactured slopes
and all common areas proposed to be maintained by
the Owners' Association.
C. Earthen berms shall be provided (with concurrence
with the Director of Community Development) to
screen views of parked vehicles from Tierra Rejada
Road and Mountain Trail Street.
d• In the area of future buildings not under
construction, turf and irrigation shall be
installed.
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e. The final landscape plans shall be in substantial
conformance with the conceptual landscape plan
submitted with the application.
f. The applicant shall bear the cost of the landscape
plan review, installation of the landscaping and
irrigation system, and of final landscape
inspection.
g. The landscaping and planting plan submitted for
review and approval shall be accompanied by a
deposit as specified by the City of Moorpark.
Additional funds may subsequently need to be
deposited to cover all landscape plan check and
inspection fees.
h. The landscaping shall receive final inspection by
the City's landscape architect prior to occupancy.
i. The City's landscape architect shall certify in
writing that the landscape and irrigation system
was installed in accordance with the approved
Landscape and Irrigation Plans.
j. The final landscape plans shall include landscaping
specifications, planting details, and design
specifications consistent with the following
requirements:
i.
The landscape plan shall include the final
design of all sidewalks, barrier walls, street
scape elements, urban landscaping and
pedestrian paths within the project limits.
ii.
A 50 percent shade coverage shall be provided
within all open parking areas. Shade coverage
is described as the maximum mid -day shaded
area defined by a selected specimen tree at 50
percent maturity.
All plant species utilized shall be drought
tolerant, low water using variety.
iv.
Landscaping at site entrances and exits and
any intersection within the parking lot shall
not block or screen the view of a seated
driver from another moving vehicle or
pedestrian (PD).
V.
Plantings in and adjacent to parking areas
shall be contained within raised planters
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surrounded by six -inch high concrete curbs.
vi. Landscaping shall be designed so as to not
obstruct the view of any exterior door or
window from the street (PD).
vii. Trees shall not be placed directly under any
overhead lighting which could cause a loss of
light at ground level (PD).
viii. Earthen berms and /or low walls shall be
provided to screen views of parked
vehicles from access roads.
ix. Backflow preventers, transformers, or other
exposed above grade utilities shall be shown
on the landscape plan(s) and shall be screened
with landscaping and /or a wall.
X. A sufficiently dense tree planting plan
emphasizing tall growing trees and /or shrubs
shall be designed. The size of trees shall be
as follows: 40% - 15 gallon, 30% - 24 inch
box, and 30% - 36 inch box size.
xi. A coordinated tree planting program shall be
developed which will provide a dominant street
tree within the components of the proposed
development.
xii. Irrigation shall be provided for all permanent
landscaping, as identified in the approved
landscape plan. The applicant shall be
responsible for maintaining the irrigation
system and all landscaping. The applicant
shall replace any dead plants and make any
necessary repairs to the irrigation system
consistent with the landscape plan approved
for the development.
xiii. Exotic plants which are known to spread
beyond their original plantings and
invade native habitats such as Pampus
Grass, Spanish Broom, and Tamarisk shall
not be used.
xiv. Landscaping shall not cover any exterior door
or window. (PD)
xv. Landscaping at entrances /exits or at any
intersection within the parking lot shall not
block or screen the view of a seated driver
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from another moving vehicle or pedestrian.
(PD)
xvi. Prior to final inspection of the buildings,
permanent irrigation shall be provided for all
permanent landscaping (tree replacement,
common area landscaping, and erosion control
landscaping). The applicant shall be
responsible for maintaining any irrigation
system and all landscaping.
The applicant shall replace any dead plants
and make any necessary repairs to the
irrigation system consistent with the
landscape plan approved for the project.
Preliminary Comments by City's Landscape Consultant Regarding
Applicant's Conceptual Landscape Plans
Staff received conceptual landscape plans from the applicant which
were reviewed by Mr. David Barwick, the City's landscape consultant.
Mr. Barwick made the following recommendations prior to the
applicant's submittal of the attached landscape plans:
1. Provide earthen berms to screen views of parked vehicles from
Tierra Rejada Road and Mountain Trail Street.
2. Provide landscaping with turf or a combination of turf, shrubs
and ground cover and irrigation in pad areas of buildings
scheduled for later construction.
3. Make provisions that no trees shall be planted closer than 5
feet to any hard surface or wall. All trees planted within 8
feet of any such surface or wall shall be provided with an
independent root irrigation system and have root barriers
placed between the tree and any such surface or wall.
4. Tree planting for screening from the adjacent residential
areas may impact the views from the residences to nearby
mountain vistas. In particular, the residents on Clearwood
and Sagewood Drives could potentially be impacted.
5. The tree planting plan should be coordinated with the
electrical engineering plan to avoid placing trees which might
block the lighting pattern.
6. The irrigation plan shall be designed in compliance with the
County of Ventura Model Water Efficient Landscape Ordinance
unless specifically exempted.
7. The applicant shall comply with other conditions of approval
as established by the City.
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B. Although the trees selected for property line screening are
fairly fast growing, it will take several years for them to
provide the required screening. Therefore, it may be
necessary to increase the box size or supplement the screening
with tall scrubs at closer intervals.
Landscape Plan
The applicant submitted the formal landscape plans for review on
June 10, 1996. Mr. Carlson (the applicant's landscape architect)
states that there are four components which describe the landscape
plans. They are: 1) Trees of the perimeter and the parking lot, 2)
Ground plane treatments, 3) Rear slope treatments, and 4)
Irrigation.
1. Trees
Perimeter trees are selected to reflect the shapes of existing
street trees. State mandated water conservation requirements
do not allow the use of the exact same varieties of street
trees as those found on Tierra Rejada Road and Mountain Trail
Street (Redwoods, Liquid ambers, and other more water
intensive types). The perimeter trees are placed in groups to
create planting compositions and to allow views into the site.
Visual access is important to retail tenants. The entrances
are framed by rows of Flowing Locust trees and the street
trees are Canary Island Pines and Western Redbuds. Weeping
Willow trees are 24 inch box or larger. Root control barriers
and deep watering devices are used on trees in narrow areas.
Parking lot trees are selected for their large shade area. At
maturity they reach a 45 foot diameter spread. Light
standards are placed between and below the trees to ensure
consistent illumination. Flowering Silk Trees make up half of
the parking lot trees. The other half are evergreen Oak trees
similar to near -by native species. Coral trees and Standard
Oleander trees complete the total of approximately 65 parking
lot and building area trees. All trees are in 24 inch box
size, or larger.
Special plantings of tall and elegant Queen Palms occur in
front of the buildings where visibility signs is a
consideration. These will form a vertical background for the
parking lot trees.
2. Ground Plane Treatments
The perimeter landscaping consists of public sidewalks
meandering through low growing flowering ground covers. At
driveway entrances special pavements and geometric shapes
reflect the colors and textures of the building architecture.
Annuals are to be planted in high use areas.
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Low mounding and shrub rows screen the parking lot. Lawn is
used infrequently due to state water budget requirements.
Unused building pads will be landscaped until construction
begins on them. All ground covers are in 1 gallon size and
all shrubs are in 5 gallon or 15 gallon sizes.
3. Rear Slopes
Trees on the rear slopes have been selected and arranged to
block the view of the shopping center from the adjacent
residences without blocking the view of the horizon beyond.
Bailey's Acacia is the primary slope tree. It is a fast
growing, flowering, evergreen tree with a broad and a flat
canopy and will create a wide screening effect over the slope
without blocking distant views. Red Iron Bark, a Eucalyptus
tree is also used as a secondary tree in the same areas. All
of the trees are in 24 inch box size.
The ground plane of the rear slope is planted with large
ornamental shrubs and with 1 gallon size ground covers. Jute
mesh is used for additional erosion control.
4. Irrigation
The irrigation system represents the latest technology and
uses a total of 64 valves to automatically irrigate the entire
site. It is designed to comply with state mandated water
budgeting requirements.
Landscape Consultant's Review of Submitted Landscape Plans
On June 14, 1996, David Barwick commented on the submitted
landscape plans. His comments are attached for the City Council's
information. Of Mr. Barwick's comments, staff would like to bring
the following comments to the Council's attention:
1. Bougainvillea are subject to frost damage in this area. Many
of them do not survive and others look bad for several months.
2. Some of the parking lot islands are much to tight for Oaks
which may exceed the dimensions of any root barriers placed to
curb surface root growth. Smaller trees are recommended in
these areas.
3. 6' wide concrete mow strips should be used to divide turf from
shrub or ground cover.
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4. Since there is no specific time frame for future construction,
the pad areas shall be considered as permanent landscaping
features and be maintained by watering, weeding, and
fertilization until such time that construction begins. To
often these areas are neglected and become weed infested and
unsightly.
5. Plant materials alone are not sufficient to provide adequate
screening of parked vehicles from view. The applicant should
provide either a wall of sufficient height together with
landscaping, or a berm together with landscape to achieve this
purpose.
Recommendation:
Review and approve the attached landscape /hardscape plans subject
to the landscape architect making the changes requested by Mr.
Barwick and the City Council.
Attachments: 1. Letter from David Barwick dated June 14, 1996
2. Landscape /hardscape drawings
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David H Barwick Landscape Architect #264
826 Links View Dr.
Simi Valley Ca 93065
(805) 581 2159
City Of Moorpark
Department Of Community Development
799 Moorpark Av.
Moorpark CA 93021
Attention: Paul Porter June 14, 1996
RE: American Stores Properties Inc.
Tierra Rejada Rd & Mountain Trails St.
1st Review of Construction Plans
1st review of construction plans indicate the following:
1. In order to comply with the Model Water Efficient Landscape Ordinance,
the following items need to be submitted in a package form.
A. Water conservation concept statement I Odeded
B. Calculation of the maximum applied water allowance OK
C. Calculation of the estimated applied water use OK
D. Calculation of the estimated total water use Q$
E. Landscape design plan OK
F. Irrigation design plan OK
G. Irrigation schedules Needed
H. Maintenance schedule Needed
I. Landscape irrigation audit schedule Needed
J. Grading design plan OK
K. Soil analysis (agronomic) Needed
L. Certificate of substantial completion ( to be submitted
after completion of the project) -
2. Make provisions for screening of irrigation and fire sprinkler
backflow devices by plant materials and /or walls.
3. As a matter of information, Bougainvillea are highly subject to
frost damage in this area. Many don't survive, others do but
look bad for several months.
4. Show parking lot lighting standards on planting plan and avoid
placing trees, which at maturity or sooner may block the lighting
pattern.
5. Some of the parking lot islands are much too tight for Oaks which
may exceed the dimensions of any root barriers Placed to curb
surface root growth. Smaller trees recommended for these areas.
'�� : 41
American Stores Properties Inc. Continued Page 2
6. Use 6" wide concrete mow strips to divide turf areas from shrub
or ground cover.
7. Since there is no specific time frame for future construction, the
pad areas for Shops Y & 2, Pads A, B, C, D will be considered as
permanent landscaping features and be maintained by watering, weeding,
fertilization until such time as construction begins. Too often
these areas are neglected and become weed infested and unsightly.
8. Plant materials alone are not sufficient to provide adequate
screening of parked vehicles from view. Provide either a wall of
sufficient height together with landscaping, or a berm together
with landscaping to achieve this purpose.
9. Provide rain sensing override devices as required by the Model Water
Efficient Landscape Ordinance.
d