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HomeMy WebLinkAboutAGENDA REPORT 1997 0205 CC REG ITEM 08BCity Council Agenda Report TO: The Honorable City Council s I � f nn �� FROM: Paul Porter, Senior Planner -` Nelson Miller, Director of Community Development DATE: January 22, 1997 (CC meeting of February 5, 1997) SUBJECT: CONSIDER APPROVAL OF INDUSTRIAL PLANNED DEVELOPMENT NOS. 96 -1 (BUILDING B) ON THE APPLICATION OF WILLIAM F. GIBBS AND, 96 -2A (BUILDING Cl), 96 -2B (BUILDING C2), 96 -2C (BUILDING D1), 96 -2D (BUILDING D2) AND 96 -2E (BUILDING E) AND TENTATIVE PARCEL MAP 5037 ON THE APPLICATION OF WEST AMERICA CONSTRUCTION CORPORATION (ASSESSOR PARCEL NO. 512 -0 -24 -11, 12, 13, AND 14) Executive Summary The applicant has made two major changes to the project since the Planning Commission hearing on these projects which are: 1. Building B (IPD 96 -1) has bee sold to William F. Gibbs, and 2. The 40,000 square foot build -to -suit office building that was proposed for Lot E (IPD 96 -2E) has been abandoned. The City Council was previously given the elevations reviewed by the Planning Commission with the City Council staff report dated November 27, 1996 for the City Council meeting on December 18, 1996. In addition, the square footages for each of the buildings were slightly reduced as a result of slight architectural modifications to the buildings. A: \5FEB97.CC 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5c37 Page No. 2 The revisions to building B will have no greater impacts than those of the office building as seen by the Planning Commission. However, the Council will need to determine if the revised project are substantial enough to have the revisions reviewed by the Planning Commission prior to the City Council rendering a decision on the project. In addition, the changes to the Conditions of Approval as recommended by the Planning Commission remain the same with the revised project; however, staff has separated the conditions of approval for IPD 96 -1 and -2 which is reflected in the attached Resolution. In separating the conditions for IPD 96 -1 and -2 some of the conditions that did not apply were eliminated. These have been shown in the attached Resolution in legislative format. Background This matter was originally scheduled to be heard by the City Council on December 18, 1996. This project has been continued to the Council meeting on February 5, 1997 at the request of the applicant due to applicant generated changes in design and project strategy. The applicant has made two major changes to the project which are: 1. The site for Building B IPD 96 1) has been sold �o William F. Gibbs, and 2. The 40,000 square foot buila -to -suit office building that was proposed for Lot E (IPD 96 -2E) has been abandoned. The City Council was previously given the elevations reviewed by the Planning Commission with the City Council staff report dated November 27, 1996 . for the City Council meeting of December 18, 1996. As a result of the changes, Mr. Gibbs has requested that IPD 96 -1 be approved as presented to -he Planning Commission and that any A: \5FE297.CC V VVV�v 2/5/97 CC Staff Report for IPD 96 -1 and -2 and Tentative Parcel Map No. 5037 Page No. 3 future modifications to the building B be completed by obtaining approval of a modification to IPD 96 1. On January 22, 1997, Mr. Gibbs completed an application to take ever IPD 96 -1. In addition, West America Constructic,n �-ompany is requesting that the 40,000 square foot office buildinc be substituted with a 43,860 square foot industria.'- building which will incorporate the same elevation motif as the office build-rig. The west elevation of Building E will remain identical to t-ie office building, while the north, south and east elevations have been engthened due to the additional square f,-)otage :f the f,)otprint and most of tree warehouse glass wi. be el-Lminated dit- -) the fact that the building will be used for industrial ra-her -han office uses. As proposed, the revised buildi._,g --ontirue-) tc meet the requirements of the City's Zoninc: ;- rdinance requiiem, >nts. Building E. Revised Project Sununary Building Area Landscape Area (Total on site) Landscaping Area in Parking Setback Parking Required Parking Provided 38,860 s.f. 5,000 s.f. mezz. 43,860 s.f. Total 18,095 s.f. (18.20) 10,474 s.f.(24.7 %) 82 spaces 82 spaces Staff is of the opinion that the revisions to building B will have no greater impacts than those of the office building as seen by the Planning Commission. However, the Council will need to determine if the revised project are substantial enough to have the revisions reviewed by the Planning Commission prior to the City Council rendering a decision can the project. Ira addition, the changes to the Conditions of Approval as recommended by the Planning A: \5FEB97.CC iT.�7 2/5/97 CC Staff Report for IPD 96 -1 and -2 and Tentative Parcel Map No. 5037 Page No. 4 Commission remain the same with the revised project. However, due to the fact that West America Construction Company and Mr. Gibbs has requested that IPD 96 -1 and 96 -2 be separated, staff has modified the attached resolution tc reflect that IPD 96 -1 is separate from IPD 9C Planning Commission Hearing On November 25, 1996, the Planning Commission considered the application for approval of Industrial Planned Development Permit No. 96 -1 (Building B ;, 96 -2a (Building C1) , 96 -2b (Building C2), 96 -2c (Building D1), 96 -2d (Building D2; and 96 -2e (Building E) and Tentative Parcel Map 5037 filed by West America Construction Corporation for the fcliowing located on the west side of Science Drive and directly easterly of the Arroyo Simi in the City of Moorpark. The proposed IPD's are as follows: Building No. Building Area Building B 22,542 sq. ft. Building C1 '7,502 sq. ft. Building C2 10,897 sq. ft. Building D1 8,466 sq. ft. Building D2 8,863 sq. ft. Building E 43,860 sq. ft. A: \5FE297.CC OWO31 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5037 Page No. 5 Tentative Parcel Map No. 5037 is a subdivision of 2.13 acres into four industrial parces as follows: Parcel No. 1 .48 acres Parcel No. 2 .6(, acres Parcel No. 3 `;_ acres Parcel No. 4 `:4 acres Discussion At the public hearing, a representative from G &S Partnership spoke supporting the project, but brought up a concern regarding Buildings C -1, C -2, D -1 and D 2. 'Their concern related to the aesthetics of the buildings should ) :ily one portion of the elevation be constructed. As , resigned, buildings C -1 and C -2 as well as D -1 and D 2 are designed sc t-hat when completed, the buildings will. look as if they -ire one structure. Staff indicated that a condition of approval is recommended that approval of a Minor Modification t,,� the Industrial Flanned Development Permit be required, if the applicant c`iooses build only one of the buildings independent - y :)f the -)then. After hearing the pubiic testimony, t.ie Planning Commission closed the public hearing and recommended to the City Council approval of the Tentative Parc.e_ Map ai-d Industrial Planned Development Permits. At the public hearing. the Tanning Commission discussed the following issues Easement for BicyclE Trail The Planning Commission has concerns that bicyclists traveling through the parking area of Building B would create problems for the property owner <ind that the City should look at alternatives for bicyclists entering and exiting ;he arroyo. The Planning Commission recommend -d that t:ie prope­ty owner provide an offer of A: \5FEB97.CC 0OW3Z 2/5/97 CC Staff Report for IPD 96 - 1 and -2 and Tentative Parcel Map No. 5037 Page No. 6 dedication rather than the easement at -his time. The following language change to Condi� ion No. 4 was recommended to the City Council. 40. Prior to the issuance of a Zoning Clearance for construction, the applicant shall provide an irrevocable offer of dedication for an easement to the satisfaction of the City, for a bicycle trail to allow bicyclists to en-:ei and exit the parking lot from the Arroyc Simi through the parking lot of Building B. Realignment of Parking Adjacent to Buiiding E Staff had recommended that the parking adjacent to and in front of Building E be rotated to align with the northerly property line perpendicular to Science Drive. This was to provide motorists exiting the parking i,:l. a clearer view cf vehicles traveling south on Science Drive. The appl:i_�ant ndicated that rotating the parking area would be d fficui as pLbl_:- improvements would need to be relocated. af-_er cons.iderat;an, the Planning Commission indicated that. it favored the 7,ngled entryway to the parking area as it was aesthet.icall/ more des::rabi­ and recommended to the City Council that the par-cing area remalr; is shown in the plot plan and that Condition No. : (-'. be modified aq `o1lows: Revisions to Plot Plan 51. The plot plan shall not be revised t.o reflect any requirements for right -of -way dedications, unless an appropriate modification is approved by --lie ','ity. In addition, the following revisions to the site F)lar. shall. be made subject :�o the review and approva " c,: t hr� D i. rector of Community Development. pr:: r ' (-) the ss',iance ­t Zoning Clearance for construction: A: \5FEB97.CC jjU0033 2/5/97 CC Staff Report for IPD 96 -1 and -2 and Tentative Parcel Map No. 5037 Page No. 7 a. A screen wall shall be constructed along the easterly elevation of Building B east of the proposed sectional docr. b. The space between Buildings D -1 and D -2, and C -1 and C -2 shall be treated in such a manner as to appear as one building. The method of accomplishing this ob- ect.ive shall be reviewed and approved by the r)irec .or of Community Development prior -o the issuance :f 3 Zoning Clearance for const ruct C. The Parking area in front of Building E shall be rotated so as to align with the northerly property line so as to be perpendicular to Science Drive. d. No exterior door shal- be allowed along the southerly elevation. t) Building B. The planting area along the southerly elevation of the building shall extend 'he entire _ength of the building. e. The planting f_Lngers = ocated along the rear of the buildings shall be IDcat.ed between each of the buildings. MEETING WITH APPLICANT ON DECEMBER 5, 1996 The Planning Commissior: also reques:�ed staff to meet with the applicant to resolve additional concerns expressed by the applicant at the Planning Commission meeting. Cn December 5, 1996, staff met with the applicant. t, discuss he cord- 1_ions of approval for both the Industrial Planned Development Permits and the Tentative Tract Map. At the meetinq, staff a4reed -.:) recommend the following minor changes tc the "ond i t ion: Appro,: -a1 : A: \SFEB97.CC 04JU0,34t 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5037 Page No. 8 41.f. For any graded or disturbed areas in the area of future buildings not under construction, turf and irrigation temporary landscaping or other dust pallative shall be installed. 51. a. A screen wail shall be constructed along the easterly elevation of Building B east of the proposed sectional door or the loading door shall be eliminated. e. The planting fingers Located along the rear of the buildings shall be located to preserve exisitng trees or so as to be Located between each of the buildings. 75. The developer shall have received City Council approval for recordation. of Tract 5037. 84. 1. Concrete drainage structures shall be tan colored concrete, or as approved by the Director of Community Development, and t:o the extent possible shall incorporate natural -;truct=e and landscape to reduce their visibi l i t% . 155. Permanently affixed ladders leading to roofs shall be fully enclosed with sheet metal to a height of ten feet. This covering shal.: be locked against the ladder with a case - hardened hasp, secured with nonremovable screws or bolts. Hinges on the --over will be provided with nonremovable pins when using pin -t.ype hinges. If a padlock is used, it shall have a hardened steel shackle, locking at both heel and toe, and a minimum five -pi.n tumbler operation with nonremovable key when in an unlc�r-ked position. CONDITIONS FOR TENTATIVE PARCEL MAP NO. 5037 13. No Zone Clearance shall be issued for occupancy until the A: \5FEB97.CC Ww3� 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5037 Page No. 9 final map has been recorded. Submittal of Landscape Plans 27. Prior to issuance of a Zoning Clearance for construction, a complete landscape plan i3 sets;, together with specifications shall be submitted to the Director of Community Development. f. Additional massive landscaping shall be provided along each of the front and sides of the proposed buildings. The trees to be provided shall be grouped together to the satisfaction of the Director of Community Development. g. Additional trees and scrubs shall be located along the westerly proper -.y line visible from Science Dr. i vF . h. 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 !:o i.ssuance of a grading permit. i. The landscape plan Shall include planting and irrigation specifications for manufactured slopes and all common areas. j. Earthen berms stall be provided along the front of the building adjacent ro Science Drive. Additional dense massed landscaping subject to approval of the Director of Community Development shall be provided in front of the of the building. A: \5FEB97.CC 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5('37 Page No. 10 k. In the area of future buildings not under construction, turf and irrigation shall be installed. 1. The final landscape plans shall be in substantial conformance with the conceptual landscape plan submitted with the application, as modified by these conditions and provide screening of parking areas and additional variety of landscape materials along the building frontage and areas visible to public view. M. The applicant shall bear the cost of the landscape plan review, installation of the landscaping and irrigation system, and of final landscape inspect ior. . n. 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. o. The landscaping shall be approved by the Director of Community Development and in place and receive final inspection_ prior_ to occupancy as determined by the Director of Community Development. p. The _'ity's landscape architect shall certify in writing that the landscape and irrigation system was installed in accordance with the approved Landscape and IVr.igation Plans. q. The final landscape pi,ins sha11 include landscaping A: \5FEB97.CC oUW 31 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 50,37 Page No. 11 specifications, plan ~ing details, and design specifications consistent with the following requirements: i. The landscape plan shall include the final design of all sidewalks, barrier walls, streetscape elements, urban landscaping and pedestrian oaths 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. iii. 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. V. Plantings in and adjacent to parking areas shall be contained within raised planters surrounded by six - -inch high concrete curbs. vi. Landscaping shalt- be designed so as to not obstruct the view of any exterior door or window from the street. vii. Trees shall not be placed directly under any overhead lighting which could cause a loss of light at ground level. A: \5FEB97.CC vU (m3b 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5037 Page No. 12 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 determined by the Director of Community Development. xi. A coordinated tree planting program shall be developed which will provide a dominant theme Free 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 ,. andscaping. The applicant shall replace any dead plants and make any necessary repairs to the irrigation system consisterit. with _he 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. A: \5FEB97.CC 2/5/97 CC Staff Report for IPD 96 -1 and 2 and Tentative Parcel Map No. 5037 Page No. 13 xiv. 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 _ andscaping. The applicant shall replace any dead plants and make any necessary repairs to the irrigation system consistent with the landscape plan approved for the protect. 37. 1. Concrete drainage structures shall be tan colored concrete, or as approved by the Director of Community Development, and to the extent possible shall incorporate natural structure and landscape to reduce their visibility. Drainage: The City Engineer has indicated that there will be the following modifications to the City Engineer's standard engineering drainage conditions. These changes allow the developer to design the street and storm drain systems to a 10 year, rather than a 50 year frequency storm standard. The developer has also been conditioned to detain onsite runoff exceeding that which would be generated by a 10 year storm. "".-his can '_--e acc( mpl fished by creating onsite detention facilities These conditions are consistent with .'ity Council action regarding the Mail Marketing G & S) development. at the end of the Science Drive cul -de -sac. These deviations from the standard conditions were incorporated into the Mail marketing conditions to alleviate the cost to upgrade '.tie ex sti.ig sto -rr: drain. The modifications A: \5FEB97.CC ()OW =� 2/5/97 CC Staff Report for IPD 96 -1 and - -2 and Tentative Parcel Map No. 5037 Page No. 14 are as follows: IPD Condition Changes: *84.b. All storm drains shawl carry a 10 50 year frequency storm; *84.c. All catch basins shall carry a 10 50 year frequency storm. Catch basins in a sump shall carry a 50 year frequency storm; *84.9. Under a 10 'D0 year frequency storm, local, residential and private streets shall have one dry travel lane available on interior streets. Collector streets shall have a minimum of one--^ dry �i -avel ane in each direction. *84.o. Improvements shall be constructed to detain drainage onsite when the drainage amount is between the ten year and fifty year storm event. A rainfall intensity zone K shall be utilized in the design unless an alternate design intensity is approved by the City Engineer. Parcel Map Condition. Changes: *37.b. All storm drains shall carry a 10 50 year frequency storm; *37.c. All catch basins shall carry a 10 50 year frequency storm. Catch basins in a sump shall carry a 50 year frequency storm; *37.9. Under a 10 50 year frequency storm, local, residential and private streets shall rave one dry travel lane available can inter -or streets. ,ollector streets shall have a minimum of one dry -avel lane in each direction. A: \5FEB97.CC 000041 2/5/97 CC Staff Report for IPD 96 -1. and - -2 and Tentative Parcel Map No. 5037 Page No. 15 *37.0. Improvements shall be constructed to detain drainage onsite when the drainage amount is between the ten year and fifty year storm event. A rainfall intensity zone K shall be utilized in the design unless an alternate design intensity is approved by the City Engineer. APPLICATION DEEMED COMPLETE /PROCESSING EXPIRATION DATE: The entitlement request for the Industrial Planned Development Permits and Tentative Parcel Map was deemed complete on November 18, 1996. The processing expiration date for the Industrial Planned Development Permits is May :t 1997. However, the processing expiration date for the Tentative Parcel Map is fifty (50) days after comp_I.eti.on of the environmental document for the Tent-ative Tract Map. Since the City Council will be the adopting author -ty for the env ;.ronment:al document, the City Council must approve or- deny the Map witY:in thirty (30) days after the first regular meeting ' =o i lowin(4 1:i-ie date of the Planning Commission's Resolut c >n which. would 1.ave been on January 3, 1997. However, when the applicant requested a continuance of the City Council hearing he authorized an extension for purposes of case processing. Thereto re, the "ity c.un l must render a decision to approve or deny t '-ie Tenta- i . Par( e.. Map oy April 3, 1997. STAFF RECOMMENDATIONS: 1. Open the public hearing, accept public testimony and close the public hearing. 2. Make a determination that the changes to the project are not of sufficient magnitude to require that the projects be returned tc the Planning -I'ommission for further review prior A: \5FEB97.CC A� �U0o 4 2/5/97 CC Staff Report for IPD 96 -1 and -2 and Tentative Parcel Map No. 5037 Page No. 16 to the City Council taking action on the project. 3. Review, consider, and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program. 4. Make the appropriate findings as found in the attached Resolution. 5. Approve the attached resolution approving the Industrial Planned Development Permit. No. 96 -1 on the application of William F. Gibbs, and IPD 96 -2A, B, C, D and E and Tentative Parcel Map No. 5037 on t:he application of West America Construction Company. ATTACHMENTS: 1. City Council Resolution 2. Revised Site Plan and Elevations 3. 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