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HomeMy WebLinkAboutAGENDA REPORT 1997 0820 CC REG ITEM 09E790 • 13 ITEM q.E. CITY OF Mr)"`_ 'TA AGENDA REPORT of o i `n( City of Moorpark AC,I']`.�: l nY• C To: The Honorable City Council From: Nelson Miller, Director of Community Developmeitt-I� Prepared by Craig Malin, Assistant Planner 41 Date: July 31, 1997 (City Council meeting August 20, 1997) Subject: Consider Approval of Minor Modification No. 2 to Development Plan No. 313 (PSWC Group) for site plan modifications to an existing industrial building at 5297 Maureen Lane for Moorpark Unified School District Minor Modification No. 2 to Development Plan No. 313 is for site plan and parking lot modifications for a portion of the Air -Dry building at 5297 Maureen Lane. Development Plan No. 313 was approved by the City Council on February 19, 1985 for construction of a 81,271 square foot industrial building. Only phase one (60,056 sq.ft.) was built. Minor Modification No. 1 was approved on December 6, 1990 for construction of a patio cover for outdoor equipment storage on the west side of the building. It has been indicated that the Moorpark Unified School District intends to occupy a portion of the building for storage and maintenance of their vehicles, including school busses. On June 11, 1997, Zone Clearance No. 97 -139 was approved for tenant improvements to the building to re- arrange the interior layout of the building. Based upon the ratio of uses, 137 parking spaces are required. The 180 spaces constructed are sufficient for construction of both phases of the building. The project site is located in the Redevelopment Area. 000229 DP 313 Minor Mod 2 PWSC Group Page 2 Site M -2 (Limited Industrial) North M -2 South M -2 East M -2 West M -2 I -2 (Medium Air -Dry Industrial) I -2 Industrial I -2 Industrial I -2 Undeveloped Industrial I -2 Industrial This Minor Modification request is to modify a portion of the Air Dry building for occupancy by the School District for a maintenance and support facility and consists of the following components: 1) Revise the parking lot layout to accommodate compact spaces and the addition of a row of 18 parking spaces to accommodate busses. 2) Addition of a chain link fence and a sliding gate to separate the School District portion from the remainder of the building, which is occupied by Air Dry Corporation. 3) Addition of a roll up door on the north side of the building. 4) A reduction in the amount and number of landscaped planters to accommodate the revised parking layout, including a reduction in both the number and sizes of trees. 5) Modification in the circulation pattern on the site. The project has been conditioned to require the submission of a Tree Report to ensure that an equivalent value of trees replacement occurs and submission of a landscape plan for enhanced landscaping on the site. DP313 #2.SR r 000230 DP 313 Minor Mod 2 PWSC Group Page 3 Parking Applicant is proposing to modify the parking lot to eliminate 23 parking spaces and add 18 parking spaces for busses and large vehicles and to modify the size of some of the required spaces to be compact parking. Zone Clearance No. 97 -139 was approved on June 11, 1997 for a tenant improvement to the interior of a portion of the building (resulting in 13,305 sq.ft. of office and 46,751 sq.ft. of manufacturing). This revision requires 137 parking spaces. The 180 parking spaces constructed meet the parking requirements for both phases of the building. Applicant is proposing to modify the parking lot to contain 149 spaces and 18 (12' x 341) spaces for the storage of busses or other large vehicles. Of this total, 119 spaces will be of standard sized for automobiles (9' x 20 "), 25 spaces will be existing compact spaces, 5 will be handicapped spaces and 18 spaces for busses. Section 17.32.040 allows compact spaces to be up to loo of the total number of spaces. The 25 existing compact spaces exceeds the allowed number by 8. A condition is included to revise the site plan to allow only in compact spaces. Applicant is also proposing to add concrete wheel stops to all spaces. The total number of spaces provided meets the required number of spaces except for the number of compact spaces which exceeds the allowed total. Fencing The addition of the bus spaces on the north property line requires a reduction in the size of the planter on the north side of the building. This Modification proposes the addition of a chain link fence and a sliding gate to separate the school district portion of the building from the Air Dry section. The City will require a split -face or a decorative block wall to separate the parking lot, rather than chain link. Section 17.24.090 of the code allows 8' walls and fences with approval of a Zone Clearance in industrial zones. Barbed wire is allowed in industrial zones which are not adjacent or across the street from residential zones. Presently there is a chain -link fence only on the western property line. The DP313 #2.SR 000231 DP 313 Minor Mod 2 PWSC Group Page 4 northern property line has no wall or fence but does have a thick and fully developed hedgerow of oleanders on the adjacent property (Development Plan 505). The eastern side of the site has no fences or screening. A condition will be added to require an 8' chain - link fence on all property lines. Building Modifications The only modification proposed to the exterior of the building is the addition of a roll up door on the north side of the building. This door would not create any adverse impacts on the project. Landscaping A reduction in the number and size of the landscaped plants on the north side of building to accommodate the revised parking layout, including a reduction in both the number and sizes of trees from the approved plan is proposed by the applicant. Section 17.32.100 requires all industrial projects to have 10% of the parking lot landscaped as well as 10% of the site. As approved, this parcel contained 32,075 sq.ft. or 14.7% landscaping for the site. The proposed modifications to the site plan will reduce the amount of landscaping to 29,285 sq.ft. or 13.4 % (which still meets the code) and result in the removal of 16 trees, which will need to be replaced. At present, many of the trees which exist in the planters (on the east side of the building)are fully grown with branches which project into the driveways. Although these branches do not impede the movement of automobiles, busses would have a sufficient height to hit the branches. The approved site plan depicts a large planter on the north side of the building. This lawn has been allowed to die, which is in violation of Condition No. 24 of Resolution No. 85 -166. Regardless of the outcome of this application, restoration of the lawn will be required. Circulation The provisions of busses and large vehicles in this application will alter the circulation pattern of the site and surrounding areas. Immediately south of the building is a driveway between DP DP313 #2.SR 000232 DP 313 Minor Mod 2 PWSC Group Page 5 313 and IPD 88 -4. All school busses entering this site would need to travel on this driveway before entering the site on the western side of the building and exiting on the east side. A traffic light may be considered in the future at Maureen Lane and Los Angeles Avenue. Currently, any vehicle making easterly turning movements onto Los Angeles Avenue need to wait on Maureen Lane for an opening in traffic. The nearest traffic signal for access to Los Angeles Avenue is at Gabbert Road. This signal can only be reached through the driveway which connects Air Dry and American MSI on Maureen Lane and Variflex and Rolls -Royce on Commerce Avenue. Whichever streets the busses take, additional noise, traffic and congestion would be created. Noise Most industrial developments receive deliveries by truck as an accessory use, not as a principal use itself. The bus parking is one of the principal uses. This Minor Modification will result in an increase the noise levels on both the subject and adjacent properties by the increased traffic from heavy vehicles. Section 17.36.010 allows for the consideration of an increase in noise levels as a development criteria in the establishment of permit conditions. Any mitigation measures which would substantially eliminate the noise would entail an excessive amount screening of which would not be visually harmonious with the surrounding development. A sufficient mitigation of this increased noise could be accomplished through the construction of sound walls and the planting of additional shrubs on the site's property line. Screening Visual screening of the property is required for the outside storage. The property line is screened on the west with a chain - link fence, on the north with a mature row of oleanders planted on the adjacent property. There is no fence or screening on the east property line. Applicant is proposing the installation of a chain link fence around the perimeter which is not sufficient. Although a fence would provide security for the site, it would not provide DP313 #2.SR 000233. DP 313 Minor Mod 2 PWSC Group Page 6 screening for sight or noise, and a condition has been added to require a masonry wall or landscaping to complement the chain link fence. Approval of any Minor Modification must meet certain approval criteria. Staff has determined that this application meets the following findings: 1. The project is Categorically Exempt from CEQA requirements as a Class 3 exemption, construction of an accessory structure; 2. The proposed project would not have a substantial adverse impact on surrounding properties; 3. The Minor Modification is consistent with the intent and provisions of the City's general Plan and of the City Ordinance Code; 4. The Minor Modification is compatible with the character of surrounding development; 5. The proposed Minor Modification would not be obnoxious or harmful, or impair the utility of neighboring property or uses; 6. The Modification would not be detrimental to the public interest, health, safety, convenience, or welfare; and 7. The conditionally permitted use is compatible with existing and planned land uses in the general area where the development is to be located. Should the Council decide to approve Minor Modification No. 2 to Development Plan No. 313, staff would recommend the following conditions of approval: 1) Approval of a Zoning Clearance and Building Permit is required prior to construction. DP313 #2.SR DP 313 Minor Mod 2 PSWC Group Page 7 2) Prior to approval of Zone Clearance the applicant shall submit a landscape plan. The number, type and location of the trees, shrubs and ground cover shall be approved by the Director of Community Development. 3) Prior to approval of Zone Clearance the applicant shall submit a Tree Report prepared by a qualified arborist, landscape architect or other professional specializing in the morphology and care of trees. The number, type and location of the trees (either 24" or 36" box trees) to be replaced shall be approved by the Director of Community Development to insure that the replacement value of the new trees matches or exceeds the value of the trees to be removed. 4) Construction of an 8' chain -link fence on the property line of the entire parcel and an 8' wall (split -face or decorative block) and solid metal sliding gate separating both sides of the parking lot dividing the two portions of the building. The wall and gate shall be painted to match the building. 5) All lighting shall comply with Section 17.24.090 F of the Zoning Code and conditions of approval of DP 313. Any revisions to the lighting shall require the prior approval of the Director of Community Development. 6) Applicant shall meet all permit requirements of the Building and Safety Department. 7) Section 17.36.040 of the Zoning Code prohibits lighting from a industrial site onto adjacent streets. 8) Applicant shall resurface with asphalt paving and re- stripe the parking lot to the north of the proposed gate. 9) Site plan must be revised to limit the number or compact spaces at 10% of the total number of spaces provided (not including bus and handicapped spaces). DP313 #2.SR 000235 DP 313 Minor Mod 2 PSWC Group Page 8 10) The Director of Community Development may declare a development project that is not in compliance with the conditions of approval or for some other just cause, a "public nuisance ". The applicant shall be liable to the City for any and all costs and expenses to the City involved in thereafter abating the nuisance and in obtaining compliance with the conditions of approval or applicable codes. If the applicant fails to pay all City costs related to this action, the City may enact special assessment procedinngs against the parcel of land upon which the nuisance existed (Moorpark Municipal Code Section 1.12.080) 11) The applicant and successors, heirs, and assigns shall remove any graffiti within five (5) days from written notification by the City of Moorpark. All such graffiti removal shall be accomplished to the satisfaction of the Director of Community Development. 12) The continued maintenance of the landscaping, permit area, and facilities shall be subject to periodic inspection by the City. The permittee shall be required to remedy any defects in ground maintenance, as indicated by the Code Enforcement Officer within thirty (30) days after notification. This project is Categorically Exempt from CEQA requirements as a Class 1 exemption, for the minor alteration to a private structure. Adopt the attached Resolution approving Development Plan Permit No. 313 Minor Modification No. 2. DP313 #2.SR 000236 DP 313 Minor Mod 2 PSWC Group Page 9 Exhibit: A) Resolution of approval B) Existing Site plan C) Proposed Site Plan D) Zoning and Location Map E) General Plan Map DP313 #2.SR 000237