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HomeMy WebLinkAboutAGENDA REPORT 1998 0617 CC REG ITEM 10H '7 . , rib ? 9) ITEM 10. 11 . CITY OF MOORPARK,CALIFORNIA City Council Meeting Agenda Report of tO • 11 • q 4' City of Moorpark ACTION:APProved S+aff recernmendattr Adopt-ell leeso.No.CIS'W7z sppelv,fed TO: The Honorable City Council Mayor ffurfttr Q C•N1o2niuk +n not li•oc /��� By: di.tit, Pa FROM: Nelson Miller/4LP-- Director of Community Development (Prepared by Steve Craig, Contract Planner) DATE : June 5th 1998 (Council meeting of June 17, 1998) SUBJECT: REQUEST FOR AUTHORIZATION TO INITIATE GENERAL PLAN AMENDMENT AND ZONE CHANGE APPLICATIONS UNDER PREAPPLICATION NO. 97-1 BY WEST POINTE HOMES TO (1) AMEND THE GENERAL PLAN LAND USE MAP ON A PORTION OF 350 ACRES FROM RL (RURAL LOW) TO LD (LOW DENSITY) AND (2) CHANGE THE ZONING DESIGNATION FROM RE-SAC TO RPD (ZONING TO BE DETERMINED) TO ACCOMMODATE THE BUILDING OF 250 "EXECUTIVE HOMES" USING DENSITY TRANSFER IN ACCORDANCE WITH SECTION 17 . 38 . 060 OF THE MUNICIPAL CODE ON PROPERTY LOCATED WEST OF WALNUT CANYON ROAD AND APPROXIMATELY 1/2 MILE NORTH OF CASEY ROAD (ASSESSOR PARCEL NOS . 500-0-260-025, -045, - 075, -085; AND 500-0-270-050, -090, -140, -155, AND 165 - PARCELS COMPRISING VESTING TENTATIVE TRACT MAP NO. 4620) Background Since approximately March of 1997, the applicant, West Pointe Homes, has submitted four alternative development proposals to the City for the subject property under the pre-application process . These proposals have all been designed to increase the number of homes which could potentially be built on the 350 acre property over the existing entitlements which were granted by the City in 1991 . The existing entitlements, comprised of an approved but unrecorded Vesting Tentative Map and related subsequent ministerial permits (grading and building permits) would enable the construction of 66 large lot "estate" homes each of which would be situated on parcels with a minimum total area of five acres . 000054 Pre-Application 97-1 June 17, 1998 Page 2 While the approved Vesting Map proposes to distribute homes over the entire 350 acre parcel, the revised proposed project configuration clusters the residential development to a defined and more traditional neighborhood on approximately the eastern third of the property adjacent to Walnut Canyon Road (State Route 23) . The applicant has committed to preserving the remaining acreage within the existing Vesting Map boundary (the western two-thirds of the property) through an open space/conservation easement dedication. Summary of Prior Proposals and City Responses The attached summary table (West Pointe Homes Proposal : Summary of Important Prior Council Actions and Project Status) , enumerates the development proposals submitted to the City and both City Council and Affordable Housing/Community Development Committee responses to these proposals . The initial development concept (considered in May of 1997 by the Affordable Housing/Community Development Committee) included a combination of estate lots and conventionally sized neighborhood lots (8, 000 to 10, 000 square feet) with an overall density of more than 1 dwelling unit per acre; this initial request was for 450 units on 350 acres . The sequence of significant changes associated with the development review process are highlighted below. ► At the time of the first City Council review of the proposal (March 4 , 1998) , the applicant reduced the overall unit count to 350 (or 1 dwelling unit per acre) and deleted the estate lot component of the project, substituting this component for an open space reserve area. The City Council referred the project back for further review by the Affordable Housing/Community Development Committee . Prior to additional review by the Committee, the applicant further reduced the overall unit count to 250 homes . ► The applicant also redefined the type of home to be constructed to an "Executive Home" product type and reconfigured both (1) the minimum building pad area (ranging from 8, 250 square feet to about 12, 000 square feet with an average lot size of 10, 000 square feet) and (2) minimum lot sizes (ranging from 1/4 to 1/2 acre) . 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Issues relating to affordable housing requirements, either provision of affordable units, or an in lieu fee, would also be considered as part of the proposed project and Development Agreement . Project Description: 250 Unit Executive Home Application The applicant ' s conceptualization of the proposed project as set forth in correspondence dated May 18th, 1998 (included as Attachment 2) would involve the following components, agreements, and processing understandings : • The project would be comprised of 250 Executive Style Homes which would be situated on the eastern third of the property adjacent to Walnut Canyon Road; • The overall density of the project would be approximately . 7 Dwelling Units per acre; ▪ Lot sizes would be designed to range from over 1/4 acre (about 10, 500 square feet) to 1/2 acre (22, 500 square feet) ; • Minimum building pad areas would be 75 ' x 110 ' (not including slopes) which should comfortably accommodate a larger housing product type (executive/estate housing consistent with the type of housing product proposed by the adjacent Moorpark Estates project) ; • The open space associated with the project (about 242 acres) would encompass approximately two- thirds of the total acreage within the existing Vesting Map boundary which will ensure preservation of the dominant one mile long east/west ridgeline situated along the southern portion of the property; 000058 Pre-Application 97-1 June 17, 1998 Page 6 As proposed, the project would include restoration of the riparian habitat adjacent to Walnut Canyon Road and development of a multipurpose trail system though the open space . Current City Policy Regarding Initiation of General Plan Amendments and Concurrent Processing The current City Policy requires that all General Plan Amendments be approved for initiation by the City Council . The applicant has also requested approval of concurrent processing of the requested entitlements . City policy has been that entitlement applications are not complete and therefore cannot be processed until the General Plan and Zoning designations have been approved to allow the requested entitlements. Frequency of General Plan Amendments California state law (Section 65358 of the Government Code) limits the number of times that a mandatory element (Land Use is mandatory) of the General Plan can be amended to four (4) times during the calendar year. More than one property or site may be considered during each of these amendments and it is not uncommon for a community to package several different sites into one amendment . there are currently approximately ten amendments to the Land Use Element which are in some level of analysis or review. The table on the following pages (not including this amendment) summarizes pending or potential amendments of the Land Use Element of the General Plan. A comprehensive update of the General Plan has been mentioned as a possibility, but has not been budgeted as part of the work program for the Planning Division. The last update of the General Plan, adopted in 1992 , was primarily funded by developers and landowners requesting changes in Land Use designations . Consistency with City Council Guidelines for General Plan Amendment Screening and Proposed Processing The applicant has requested that the processing of a General Plan Amendment and Zone Change be permitted prior to completion of a comprehensive update of the City' s General Plan. OOO U' :3 Pre-Application 97-1 June 17, 1998 Page 7 Specific Plan No . Hitch Ranch (Land Use Element amendment to 1 reflect final approved plan) Specific Plan No. Morrison-Fountainwood-Agoura (Land Use and 2 Circulation Element amendments to reflect final approved plan) Specific Plan No . Hidden Creek Ranch (Land Use and 18 circulation Element amendments to reflect final approved plan) General Plan Pacific Communities Builders, Inc . for a Amendment No. 96-2 residential project Land Use Element amendment to revise density. Downtown Specific Land Use Element amendment to reflect Plan revisions to land uses and densities . General Plan Security Pacific Capital Trust for the Amendment No. 97-3 property located approximately 450 feet south of Los Angles Avenue on the west side of Moorpark Avenue and adjacent to the Arroyo Simi - to revise the land use designation from General Commercial to Very High Density residential . General Plan Related to Tract 4926, Bollinger pending Amendment 96-3 Council review for reversion of property to previous General Plan designations General Plan Anderson/Burns for the Anderson/Burns Amendment 97-2 and property west of Gabbert and the railroad Zone Change 97-7 tracks from Agricultural to Medium Industrial - Planning Commission adopted Resolution No. 352 on April 13 recommending approval . Pre-Applications in Process Pre-Application Braemar Homes and Moorpark Unified School for Specific Plan district for a change in density for the No. 9 former High School site. .0000;Go Pre-Application 97-1 June 17, 1998 Page 8 Pre-Application ! West Pointe Homes for the former Tentative No . 97-1 Tract 3217 (Rasmussen) property on the west side of Walnut Canyon Road, south of Tentative Tract 4928 (Bollinger) for a possible Land Use element Amendment for increased density. Preapplication No . Caneo LLD, to change the Land Use 98-1 Designation on 4 . 8 acres on west side of Liberty Bell Road south of Los Angeles Avenue immediately west of Unidos Avenue from General Commercial (C-2) to Very High Density Residential (VH) and Zone Change from CPD (Commercial Planned Development) to RPD 9DU (Residential Planned Development 9 units per acre) Preapplication No. Mike Sanders, to change to Land Use 98-2 Designation and existing zoning on approximately a 50 acre site located north of the new Walnut Canyon school on Casey Road and west of Walnut Canyon Road from Rural Low and RE (Rural Exclusive) to allow for a 75 home masterplanned village . Other Potential Amendments Gisler Field site on Poindexter Avenue which is owned by the Moorpark Redevelopment Agency. (Possible Land Use Element •• amendment to reduce the density consistent with the maximum number of units directed by the Agency Board and City Council) . As part of Residential Planned Development Permit No. 98-1 and Tentative Tract Map No. 5133 on the application of Kaufman and Broad, the General Plan designation will need to be amended in order to gain General Plan Consistency. Pre-Application 97-3 (Urban Strategies) A request to change the General Plan designation from Specific Plan 10 to Medium Density Residential (similar density) to allow filing of a Tentative Tract Map and Residential Planned Development Project in lieu of a Specific Plan is also scheduled for consideration to auhtorize initiation on June 3 , 1998 . 00U0'1 Pre-Application 97-1 June 17, 1998 Page 9 The applicant has also requested that the City agree to process a package of entitlement requests including a Development Agreement, Vesting Tentative Tract Map, and Residential Planned Development Permit concurrent with the General Plan Amendment and Zone Change request . The applicant is also requesting that the City permit processing of a two-year time extension on the existing Vesting Tract Map No. 4620 . Concurrent processing of all entitlement requests would reduce redundancy and complexity of process, particularly in the environmental review processing for the project . Resolution No. 94-1055, which was adopted by the City Council on August 17, 1994, established the following guidelines to be considered by the Council when evaluating requests for General Plan Amendment Processing. These guidelines include the following findings : (1) the request is consistent with or has the potential for consistency with the City' s General Plan, including applicable goals and policies; (2) the request is compatible with or has the potential for compatibility with either existing or planned uses for surrounding properties; (3) the request has the potential to be in conformance with other City Council adopted policies; and (4) the request has the potential to provide, through the project approval process, public improvements, public services, public amenities, and/or financial contributions that the City Council determines to be of substantial public benefit to the community. 00ekW2 Pre-Application 97-1 June 17, 1998 Page 10 As proposed, a finding of consistency with these four guidelines can be made for the following reasons : ► the design of the project will result in open space retention on over two-thirds of the project; ► the overall density of the development would approach a relatively low development density (approximately one dwelling unit per 1 . 7 acres of land area) ; ► substantial public recreation amenities in addition to the open space dedication are proposed which will benefit the appearance of the community and supply important recreational opportunities; ► the project is consistent with the development form and housing market objectives designed into the approved Moorpark Country Club Estates project (Bollinger Development and Toll Brothers builders) ; ► the anticipated impacts of the project can be offset with pro-rata contributions towards the completion of required infrastructure improvements; ► the applicant has expressed a willingness to enter into a Development Agreement which will include substantial fee payments which are necessary to solve a variety of important capital improvement projects in the City; and ► the proposed development form will provide an important "larger lot" development configuration which will contribute to the diversity overall and economic value of the City' s housing stock. 0000k 3 Pre-Application 97-1 June 17, 1998 Page 11 Environmental Review The proposed project may result in potentially significant adverse impacts relative to traffic circulation, air quality, grading and geologic hazards, drainage, school facility planning, aesthetics, and cultural and natural resources. Decisions about environmental processing will be made once an application for a General Plan Amendment is formally accepted by the City. Recommendation Staff recommends that the Council take the following actions : (1) approve consideration of the General Plan Amendment and Zone Change not to exceed 250 units; (2) direct that an environmental document be prepared which will include consideration of alternative densities of 66, 120, 180 and 250 units; (3 ) adopt Resolution No. authorizing (a) initiation of General Plan Amendment and Zone Change Amendments and (b) concurrent processing of these modifications and a Vesting Tentative Tract, Residential Planned Development Permit and Development Agreement; and (4) appoint an Ad Hoc Council Committee to consider a Development Agreement for the proposed project which shall include recommendations regarding the provision of affordable housing, or an in lieu fee. Attachments: 1. Draft Resolution 2. Applicant Letter Requesting Processing (dated May 18, 1998) 000 0(;4 Resolution No 98- A RESOLUTION AUTHORIZING INITIATION OF GENERAL PLAN AMENDMENT AND ZONE CHANGE APPLICATIONS BY WEST POINTE HOMES TO (1) AMEND THE GENERAL PLAN LAND USE MAP ON A PORTION OF 350 ACRES FROM RL (RURAL LOW) TO LD (LOW DENSITY) AND (2) CHANGE THE ZONING DESIGNATION FROM RE-5AC TO RPD (ZONING TO BE DETERMINED) TO ACCOMMODATE THE BUILDING OF 250 "EXECUTIVE HOMES" USING DENSITY TRANSFER IN ACCORDANCE WITH SECTION 17 . 38 . 060 OF THE MUNICIPAL CODE (3) INITIATE CONCURRENT PROCESSING OF A VESTING TENTATIVE TRACT MAP, RESIDENTIAL PLANNED DEVELOPMENT PERMIT AND DEVELOPMENT AGREEMENT ON PROPERTY LOCATED WEST OF WALNUT CANYON ROAD AND APPROXIMATELY 1/2 MILE NORTH OF CASEY ROAD (ASSESSOR PARCEL NOS . 500-0-260-025, -045, 075, -085 ; AND 500- 0-270-050, -090, -140, -155, AND 165 - PARCELS COMPRISING VESTING TENTATIVE TRACT MAP NO. 4620) WHEREAS, Resolution No. 94-1055 adopted by the City Council on August 17, 1994 established criteria to be used by the City Council as justification to deny or approve the processing of a General Plan Amendment, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. That the City Council does hereby authorize the applicant to initiate and staff to accept and concurrently process an application for General Plan Amendment , Zone Change, Vesting Tentative Tract Map, Residential Planned Development Permit and Development Agreement and also authorize concurrent consideration of these applications . SECTION 2 . That the applicant pay all City costs for processing a General Plan Amendment , Zone Change, Vesting Tentative Tract Map, Residential Planned Development Permit and Development Agreement and any other required applications, permits and fees, including environmental review costs . SECTION 3 . That the City Clerk shall certify to the passage and adoption of this resolution. 000/i 5 Resolution 98- Page 2 PASSED, APPROVED, AND ADOPTED THIS DAY OF , 1998 . AYES : NOES : Mayor ATTEST: City Clerk 00006€ WEST POINTE HOMES, INC. RECEIVED MAY 21 1998 May 21, 1998 City of Moorpark Community Development Department Mayor Patrick Hunter and City Council Members CITY OF MOORPARK 799 Moorpark Avenue Moorpark,CA 93021 RE: PRE-APLICATION NO.97-1/350-ACRE PROPERTY WALNUT CANYON ROAD Dear Mayor Hunter and City Council Members: At the direction of the Moorpark City Council at their March 411'meeting,we were directed back to the Community development Committee CDC to re-evaluate the project in an effort to reduce the total number of units and the density of the proposed project and to process the proposed project with a GPA request independent of waiting for the next comprehensive general plan update. After the April l° and subsequent April 22nd meeting,we have arrived at the following compromise at the CDC level that we hope will be mutually beneficial to the City Council, Staff,and the Community. The revised proposal,which among other areas reduces the unit count by 100(an approximate 28%reduction) and reduced the density to.71 d/u per acre,is outlined in the following paragraphs. PROJECT HISTORY As you are aware,the project is currently approved for a 66-unit 5-acre subdivision under Tract Map 4620. The current project would include development of the entire site with no open space or ridgeline preservation. Additionally,the project fee structure for this current project is very low as compared to current development fees. In an effort to preserve the open space and ridgeline,we are proposing to develop a cluster type project that would only involve development of approximately 108 acres(30%)of the 350 acre property. This type of cluster development is allowed by the Moorpark General Plan under Policy No. 5.4 in the Land Use Element of the General Plan. REVISED PROPOSED PROJECT SUMMARY The projects main attributes continue to be the preservation of the prominent east/west ridgeline and 242 acres of open space. An additional benefit that the revised project will bring to the City of Moorpark will be the development of executive style housing We have designed the project to have minimum pad sizes of 75' x 110. By designing by pad sizes rather than lot size,we will ensure that each lot will accommodate executive type housing(irrespective of slope area). We have included some examples of what types of housing product that we are proposing 26500 W. Agoura Road,Box 652,Calabasas,CA 91302 (805)370-0075;(805)370-0165 Fax 00006 s WEST POINTE HOMES, INC. REVISED PROPOSED PROJECT SUMMARY-BULLET POINTS The following will be a summary of the revised project that was reviewed at the April 22,CDC level meetings. ❑ A reduction of 100 units from the current request of 350 to 250 Executive Style Homes. ❑ Development on less than 1/3'd of the property. U Density Reduction from 1.0 D/U per acre to.7 D/U per acre. ❑ Lot Sizes Averaging over'/ acre and go as high as'A acre. ❑ 75' x 110'pad area(not including slopes)to accommodate true executive and estate type housing. U An average pad size of approximately 10,000 S.F. ❑ Continued preservation of the entire one mile of the east/west ridgeline. ❑ Continued preservation of 242 acres of open space. ❑ Increase riparian area restoration and Paseo system in a natural state. ❑ Continued to develop a multi purpose trail though the project that would allow for equestrian use. ❑ Pay an additional$7,000 per unit impact fee(in addition to the normal impact fees),which equals approximately$1,750,000 for the overall project. ❑ Pay a$1,000 per unit fee for affordable housing PROCESS In exchange for the reduction of 100 units,the increased impact fees,along with the proposed projects open space and ridgeline preservation and other project attributes,the CDC has agreed to allow the proposed GPA application to move forward without waiting for a Citywide Comprehensive GPA. With the GPA submittal,we will also be submitting a Development Agreement, Vesting Tentative Tract Map,Zone Change,RPD,(with design guidelines depicting various elevations and garage configurations)and an Environmental Datahace Report. The CDC has also agreed to allow for the processing of a two-year time extension on the existing Tract 4620. Staff has indicated that this process would take approximately 18 months to process. The time line will be further detailed in the submittal of the Development Agreement TIME EXTENSION The City has agreed to process and approve an additional two-year time extension based on allowing time to process the revised project. I am submitting a completed time extension application and fee and would ask that this be considered at the next available City Council Meeting The last time extension was approved on December 6'1995 which the City granted a two-year time extension expiring on January 9, 1998.This in concert with the State AB No.771,gave all TTM an additional year bringing the date to January 9, 1999. The additional two-year extension will extend the TTM to January 9,2001. ENVIRONMENTAL REVIEW/66,180,250 SCENARIO An Environmental Database Report with expanded technical reports will be submitted and processed concurrently with the Vesting Tract Map,Zone Change,and RPD. This report will document existing environmental conditions and analyze three different development scenarios. The scenarios will include a 66-unit cluster development,a 180-unit cluster development and the proposed 250-unit project. These three scenarios will are be analyzed within the same development envelope which will vary the technical data reports in areas such as Air Quality and Traffic. 26500 W. Agoura Road,Box 652,Calabasas,CA 91302 (805)370-0075;(805)370-0165 Fax WEST POINTE HOMES, INC. The Environmental Daitce Report will address all of the CEQA required areas such as Land Use Planning,Population and Housing,Water,Energy and Mineral Sources,Hazards,Public Services,Utilities, Aesthetics and Recreation. Technical data reports will be completed in the areas of Air Quality, Transportation and Circulation,Biological Resources,Noise and Geology. Cultural resources have been previously completed and will be included in the technical reports. CONCLUSION Thank you for your time and effort in reviewing this project. We hope that we can develop a project that will be a good addition to your conununity. Thank you for your consideration. We look forward to making a more complete presentation at your upcoming June 3`d City Council meeting Sincerely, mce Daly es Rasmussen Forward Planning President 26500 W. Agoura Road,Box 652,Calabasas,CA 91302 (805)370-0075;(805)370-0165 Fax 00004:,-53 _...,. .„4,...,:a....:.e. `.`5� r.,-; r,4 F-..:-','L,.,,,„.•.. lit a ›. ed . ,, , ..,:.,,......,,,, ,...., .,..„,,.., ...„ ,,,,,,, •ty 'w 4, .. .,4, 0 . ..it 0 • . , . „..,,. ,.•, o ... .s .9 t vk ., - y_,4). .iii, ti, „ ,.. ...„...,: . „t, „..„ .11,.',4q...,,,., 'I,. . . *.14."" Ma - -'--i � 't it, ....A..-- ._,., . - - --,,,;-,.... c s :, x _ r ^ y\Y 4 4 • if !t ,.... , W �! , , ,:-:,.. ,.,•-.., „.. „..,..f..., ..,:,,. ,.,.0: _.30.4i... s tri Y k ..."-i-,: '..,-4.,i., #, a \-- ,T'! 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