The URL can be used to link to this page

Home My WebLink AboutAGENDA REPORT 1997 0820 CC REG ITEM 09GITEM 9. �• CITY OF MOORPARY, CALIFORNIA City Council Meeting AGENDA REPORT of ?�—...—i99 = City of Moorpark ACTION: We- BY• To: The Honorable City Council (� From: Nelson Miller, Director of Community Developme Prepared by Craig Malin, Assistant Planner( Date: July 31, 1997 (City Council meeting August 20, 1997) Subject: Consider Approval of Minor Modification No. 1 to Planned Development Permit No. 862 (Martinez) for a proposed outside patio and seating at the La Gloria Market on Moorpark Avenue. Minor Modification No. 1 to Planned Development Permit No. 862 is for the construction of a patio for outside dining at La Gloria Market at 375 Moorpark Avenue. Additional proposed improvements include new windows on the east side of the building, relocation of the existing kitchen, and the addition of a landscaped planter. Approval is recommended. Construction of this 5,770 square foot commercial building was completed on July 8, 1955. It was assigned Development Permit No. 862 by the County. Site C -2 (General Commercial) PD862 #1.SR C -2 (General La Gloria Commercial) Market tJ00263 PD 862 Minor Mod No. 1 Martinez Page 2 North C -2 (General Commercial) South East West C -2 (General Commercial) C -2 (General Commercial) C- 2(General Commercial) C -1 (Neigh- C- 1(Neigh- borhood Com.) borhood Com.) R -1 (Single M (Medium Family Res.) Density Res.) Retail center Smog Pro Automotive Residential Residential This Minor Modification request is for the construction of: 1) The addition of a 1,740 square foot patio for outdoor dining. The patio is proposed to be located adjacent to the east side of the building, in an existing parking area which has no shrubs or landscaping. The patio is proposed to contain 8 tables and 32 seats to the patio. A 79' x 9' planter will be constructed between the wall and sidewalk along Moorpark Avenue. The landscaping inside the planter has not been specified and will need to be approved by the City prior to installation. Four potted palms are proposed on the inside of the patio. 2) Construction of a masonry enclosure wall surrounding the patio. This will consist of a 216" high block wall, stucco faced with a decorative concrete cap on each side. Above the wall will be a 2' high wrought iron fence. 3) The existing kitchen in the market measures approximately 65 sq.ft. The kitchen will be relocated adjacent to the patio and be enlarged to 360 sq.ft. Currently the kitchen prepares food including sandwiches, chicken and burritos for sale to patrons. Proposed exterior modifications to the building include the addition of four windows facing the patio. Two of the windows are multi -pane and contain a pass through feature allowing food to be served directly from the kitchen to the patio. PD862 #1.SR 000264 PD 862 Minor Mod No. 1 Martinez Page 3 Due to the special circumstances /concerns and policy issues relating to parking and the establishment of permanent outdoor seating and its location immediately adjacent to the right -of -way on Moorpark Avenue, this item has been referred to the City Council for review and determination. The site has 13 angled parking spaces completely on this property, with four spaces on the east side of the building, which has one - way circulation and exits the southerly of two driveways on the site. Construction of the patio is proposed to eliminate the four parking spaces on the east side of the building and the southern curb cut (leaving the northern curb cut as the only direct entry from Moorpark Avenue on this site, but there is also a connection to the adjoining property to the north, see Exhibit H). These will be replaced with the patio and landscaping. Thirteen parking spaces will still be retained on site with the redesign proposed on the north side of the building, with the spaces perpendicular to the drive aisle. [This site shares circulation and portions of parking spaces with the adjacent commercial center to the north (PD 863). Portions of then spaces are actually on this site as well as the drive aisle serving the spaces (see Exhibit H)]. A second access to the parking lot is on the adjacent parcel to the north, which connects to the subject property. A total of 37 parking spaces are provided, with shared circulation and portions of parking spaces on both properties. The Zoning Code requires one parking space for each 300 sq.ft. for retail uses. However, in the Downtown Area, only one -half of the required parking spaces are required to be provided. Considering the total existing building area of the two properties (PD 862 and 863) of approximately 12,000 sq.ft., 20 parking spaces would be required by the Code. There are currently 37 spaces on the two properties, which share circulation and portions of these spaces. The Municipal Code allows temporary outside dining at a ratio of one outside seat for each two inside seats without additional PD862 #1.SR 0OOZ6t! PD 862 Minor Mod No. 1 Martinez Page 4 parking spaces. However, there is currently no inside seating provided. Calculating parking based on one space per 100 sq.ft. (required for restaurants) for the patio area would result in the requirement for 17 additional parking spaces, which may be reduced by one -half in the Downtown Area. Therefore, a total of 29 parking spaces would be required for the two properties combined and 37 are provided. One issue of concern is the proposed establishment of a permanent outside eating area. The Code currently addresses temporary outdoor seating. Permanent seating involves an interpretation of the Zoning Code. Previously, permanent outdoor seating has been approved with a Minor Modification, such as Lalo's in Moorpark Plaza and Coffee Grinder in the Town Center. The applicant has indicated that the patio could also be used for outdoor events, such as live bands on the weekend. This could serve as an attraction in the downtown area. A condition has been added that any live or outdoor entertainment will require approval of an additional permit. If it is the City's intent to allow or even encourage outside dining for non restaurant uses, this can. be interpreted to be equivalent to establishing a restaurant use. Section 17.32.010 HH allows temporary outside seating for restaurants which have indoor seating. This use is not a restaurant and has no indoor seating but does serve food, as do all markets in the City. Currently, the existing permit from the Alcoholic Beverage Control is for the off - site consumption of alcohol only. Any on site consumption will require an upgrading of the ABC permit as well as approval of an Administrative permit from the City. The required parking for the patio is considered at the restaurant rate. Another concern is the amount of landscaping on the site as well as the proposed patio. Currently, the only landscaping on the site are six boxed trees, 3' x' 3' in size located in the parking lot and small potted plants on the walkway adjacent to the building. There PD862 #1.SR 000260 PD 862 Minor Mod No. 1 Martinez Page 5 is no ground cover, shrubs or grass on the site. The commercial center to the north, the auto repair business to the south as well as the current site do not have a sufficient amount of landscaping to meet the code. City policy has been to improve the condition of each development, where feasible, through each approved application, especially on well traveled thoroughfares. Improvements can consist of new plantings as well as enhanced treatments. The proposed landscaping consists of a new planter, 79' by 91, which could increase in size due to the need to comply with the requirements for landscaping and parking . This proposal will add a significant amount of landscaping to the site while the patio will increase the range of activities available in the downtown area. Staff recommends approval of this Minor Modification application with the Findings and conditions in the attached Resolution. This project is Categorically Exempt from CEQA requirements as a Class 1 exemption, for the operation or alteration of private structures. Adopt the attached Resolution approving Planned Development Permit No. 980 Minor Modification No. 1. Exhibit: A) B) C) D) E) F) G) H) Site plan Floor plan East elevation Planter detail Zoning and Location Map General Plan Map Resolution of approval Aerial photo of site CC: PD 862 No.l File Steve Kueny, City Manager PD862 #1.SR 000267 EXHIBIT.' A. :. I t® _ O m O = W Ir 4O rt DE a �• { • runiz t1!� v 1�1�111t� WOWS- SAVOR.— s as �� mo up IF WPN f1llii0lllllf . IMMINIPMEND elllllll:l,�_ :1�1111�'n_ oil !�lslll M �� • .■o a`aii iii "I im La i GEtf! Vas70 1g i 3337 20 r,r « TR. 3357 ■oun. goollsomesso 11/1//111Ilo11 cFa�z�iaLa�: // /M / // /1 / /�i ■ ill .... ..i w_ "Abassawa 561 awl= 11111111111 T%111„ MO / 1111 /1 11 /tea - - - -- j;i �il��illlll��ll :Ilti:f.`I min Wm w s ~% r r i i&k oil 1111l 1 0