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HomeMy WebLinkAboutAGENDA REPORT 1998 0617 CC REG ITEM 10IAGENDA REPORT CITY OF MOORPARK TO: THE HONORABLE CITY COUNCIL FROM: NELSON MILLER, DIRECTOR OF COMMUNITY PREPARED BY: PAUL PORTER, PRINCIPAL DATE: JUNE 5, 1998 (CC MEETING OF JUNE 17, (91 CITY O City Councii Meeting of 111 qS ACTION: _M09cd Reno • 618 -1 y 7 3 mgotint'ed Tegsle,� VW02-niak +} A-A Noe cocv,rv,t{}ee- BY: DEVELOPME PLANNER 1998) SUBJECT: CONSIDER PREAPPLICATION 97 -3, A REQUEST BY URBAN STRATEGIES (ELAINE FREEMAN) FOR THE CITY TO INITIATE A GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE ELEMENT DESIGNATION FROM SPECIFIC PLAN (SPECIFIC PLAN NO. 10) TO MEDIUM DENSITY (4 DWELLING UNITS PER ACRE) GENERAL PLAN DESIGNATION AND ZONE CHANGE FROM RE 5 (RESIDENTIAL EXCLUSIVE - 5 ACRE MINIMUM) TO RPD -2.2 (RESIDENTIAL PLANNED DEVELOPMENT 2.2 UNITS PER ACRE) ON APPROXIMATELY 70 ACRES OF LAND LOCATED EAST OF WALNUT CANYON ROAD, NORTH OF WICKS ROAD AND SOUTH OF BROADWAY (APN NOS. 512 - 010 -01, 025, 512 - 020 -010, 030, 512 -030- 010, 025, 512 - 040 -035, 040, 070, 512 - 040 -130, 145, 240, 512- 050 -140, 350 AND 512 - 160 -155) Summary: This report will discuss applicant's request to initiate and concurrently process a General Plan Amendment, Zone Change, Tentative Tract Map, Residential Planned Development Permit and Development Agreement in lieu of submitting a Specific Plan for development. The current General Plan designation on the subject property is listed as Specific Plan No. 10. The Land Use Element designates certain undeveloped areas of the City as Specific Plan Areas in an effort to address comprehensively various land use issues including; topography, viewshed, and circulation. These issues are discussed within the Land Use Element where specific plan designated properties are evaluated as to the minimum criteria that should be analyzed to determine development suitability. A portion of the southeast corner of the property is also in the Redevelopment Project Area. C: \M \SP10 \5698.CC 1 0000SIL City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 2 •a • �• - ! - .9- •F The Specific Plan designation provides a mechanism to address specific unique issues relating to the property that are known or anticipated to affect the property's development potential. A Development Agreement provides an alternative mechanism to implement solutions to unique problems and address related issues. As stated in the Land Use Element of the General Plan, the number of dwelling units on the property shall not exceed 154, unless the property owner agrees to provide public improvements, public services and /or financial contributions that the City Council determines to be of substantial public benefit to the community, in which event, the number of dwelling units could be increased to 231. The overlay designation on the property is Rural Low. The applicant has indicated that the property owner at the time of the General Plan update was proposing a variety of housing opportunities including a single family development. The current applicant is proposing 154 single family dwellings with access from Wicks Road and Walnut Canyon. 0.. ••.- The applicant indicates that the General Plan criteria requiring the preparation of a specific plan is usually reserved for more complex projects and therefore is proposing this step could be deleted in favor of a Tentative Tract Map and Residential Planned Development Permit process. The applicant has indicated if this alternative processing approach is approved, they would be willing to enter into a Development Agreement to include the preservation of a 200 foot wide open space area along the northerly portion of the property and payment of $7,000 per unit fee to offset general development impacts. The applicant would also request approval for a limited amount of grading in the upper canyon on the north and easterly portion of the site. This area has no prominent ridge lines and resulting development and land form alteration would be in compliance with the Hillside Management Ordinance. C: \M \SP10 \5698.CC 2 () () UB �IIS,;! City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 3 The proposed number of dwelling units on the 70 acre parcel is 154 which results in a density of approximately 2.2 dwellings per acre. The Land Use Element of the General Plan states that the number of dwelling units shall not exceed 154 units for Specific Plan No. 10, unless the property owner agrees to provide public improvements, public services and /or financial contributions that the City determines to be of substantial public benefit to the community, in which event, the number of dwelling units shall not exceed 231. Considering the applicant is proposing 154 units, an appropriate Zoning Designation for the property that would be considered consistent with the proposed density would be RPD -2.2 (Residential Planned Development 2.2 units per acre). 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. 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. Following is a list (not including this request) of pending or potential amendments of the Land Use Element of the General Plan: C: \M \SP10 \5698.CC 3 00(Is City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 4 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 8 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 4928, Bollinger pending Amendment 96 -3 Council review for reversion of property to previous General Plan designations C: \M \SP10 \5698.CC L ��,,Y, City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 5 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. 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) C: \M \SP10 \5698.CC City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 6 Preapplication No. Mike Sanders, to change to Land Use 98 -2 IDesignation 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. 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. C: \M \SP10 \5698.CC 6 City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 7 In a letter from Urban Strategies dated February 9, 1998, Elaine Freeman stated the applicants propose the following as part of an agreement to change the General Plan designation and deleting the requirement for preparation of a Specific Plan: 1. Payment of $7,000 per unit for the Development Agreement fee. 2. Payment of $500 per unit toward the affordable housing requirement as a result of the Redevelopment Agency covering a portion of the site. This would amount to a contribution of $75,000. As proposed, these fees would be paid at the time of issuance of building permits. • • _ • - r • f • • IP11 • • 11 ' • 1111 - The Affordable Housing /Community Development Committee discussed the applicants request on January 28, 1998 and March 4, 1998, and recommended that the $500 per unit fee suggested by the applicant was not enough to meet affordable housing needs and that the applicant should provide either sixteen (16) affordable housing units or a cash contribution in lieu of the affordable units (amount to be negotiated) because approximately 15% of the project site is within the Redevelopment area. There was consensus from the Committee to recommend that the applicant be authorized to proceed with a General Plan Amendment and Zone Change at the existing minimum density level and that the applicant be authorized to concurrently process the General Plan Amendment and Zone Change, Tentative Tract Map, Residential Planned Development Permit and Development Agreement. The Committee also recommended that the applicant not be allowed to deviate from the Hillside Management Ordinance criteria. C: \M \SP10 \5698.CC 7 6�("108` City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 8 W.V4W IV 91-74--MELOI d=Z16f di-71-74 91PIO OT-0 W03 r-4-4 4t; - ! � 11 — f • 11 — Resolution No. 94 -1055 adopted by the City Council on August 17, 1994, established the following criteria to be used by the City Council as justification to evaluate the appropriateness of processing a General Plan Amendment. 1. The proposed amendment request is consistent with or has a potential for consistency with the City's General Plan, including applicable goals and policies. 2. The proposed amendment request is compatible with, or has a potential for compatibility with either existing, or planned uses for the surrounding properties. 3. The proposed amendment request has the potential for conformity with other City Council adopted policies. 4. The proposed amendment 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. The proposed General Plan Amendment and Zone Change would be consistent with the exiting General Plan in that the City will be able to obtain similar benefits for the community through the use of a Development Agreement and the applicant's proposal would be for 154 units which is at the low end of the allowed number of units on the property. The proposed General Plan Amendment is also consistent with, or has a potential for consistency with the Housing Element of the General Plan, including applicable goals and policies. For example, changing the Land Use Element to allow very high density residential development would provide the City with additional low and moderate income housing opportunities. This proposal would also be consistent with Goal No. 3 of the Housing Element C: \M \SP10 \5698.CC 8 City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 9 which is to review land use and zoning designations to ensure compatibility with current development patterns and to encourage the provision of affordable residential units by approving a General Plan Amendment and zone change. In addition, identifying additional land within the City Redevelopment area or by paying a contribution to the City for affordable housing will assist in achieving the City's goal of developing low and very low income residential units. The Gabbert and Walnut Canyon Channels Flood Control Deficiency Study dated March, 1997 presented a comprehensive engineering investigation of the deficiencies associated with the flood control management system. Alternative B was recommended as the selected drainage system to be constructed which will cost approximately 9.5 million dollars to construct. As this proposed project lies within the Study Area and, as part of the review process of this project, the applicant should be required to address improvements and costs needed to implement the recommendations of this Study. The proposed project will add to cumulative Citywide Traffic and as a result will be required to pay a Traffic Mitigation fee which will include a contribution towards payment of the 118 by- pass. 1. Adopt Resolution No. authorizing the applicant to initiate and staff to accept an application for concurrent processing of a General Plan Amendment, Zone Change, Tentative Tract Map, Residential Planned Development Permit and Development Agreement for the subject property. 2. Appoint an Ad Hoc Committee to consider a proposed Development Agreement and provide recommendations regarding inclusion of affordable housing requirements as part of the proposed project. C: \M \SP10 \5698.CC 9 00LUs City Council Staff Report May 20, 1998 Applicant: Urban Strategies Page No. 10 Attachments: 1. Resolution 2. Zone Change and General Plan Maps 3. Applicant's letters dated January 13 and February 9, 1998 C: \M \SP10 \5698.CC 10 () ®010SC" RESOLUTION NO 98- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK CALIFORNIA AUTHORIZING THE APPLICANT (PREAPPLICATION 97 -3) TO CONCURRENTLY PROCESS AND INITIATE A GENERAL PLAN LAND USE ELEMENT DESIGNATION FROM SPECIFIC PLAN TO MEDIUM DENSITY (4 DWELLING UNITS PER ACRE) GENERAL PLAN DESIGNATION AND ZONE CHANGE FROM RE 5 (RESIDENTIAL EXCLUSIVE - 5 ACRE MINIMUM) TO RPD -2.2 (RESIDENTIAL PLANNED DEVELOPMENT 2.2 UNITS PER ACRE) ON APPROXIMATELY 70 ACRES OF LAND LOCATED EAST OF WALNUT CANYON ROAD, NORTH OF WICKS ROAD AND SOUTH OF BROADWAY (APN NOS. 512- 010-01, 025, 512 - 020 -010, 030, 512- 030 -010, 025, 512 - 040 -035, 040, 070, 512 -040 -130, 145, 240, 512 - 050 -140, 350 AND 512 -160- 155) 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, Tentative Tract Map, Residential Planned Development Permit and Development Agreement. SECTION 2. That the applicant pay for all City costs for processing a General Plan Amendment, Zone Change, Tentative Tract Map, Residential Planned Development Permit and Development Agreement and any other required applications. SECTION 3. That the City Clerk shall certify to the passage and adoption of this resolution. ATTACHMENT 1 C: \M \SP10 \5698.CC 11 000U'lIiI Resolution Page No. 2 PASSED, APPROVED, AND ADOPTED THIS DAY OF , 1998. AYES: NOES: Mayor ATTEST: City Clerk C: \M \SP10 \5698.CC 12 00ow32 11 w mallifficuloe E.: mm is =7 PILL - _ , :.:�:L:- uti....�;.i _:li:',:?._ z4i.:t ]:1 �. � . �z...a _....,:7 � ,t3n'• , _ i' :.l. , � <t.',. ....:?.� + .men' am mow. I ME J M, --in - 91-1 F . ow --=� men ■ o. fII6 [!l�IE�Otu_ L Itmommum -� VP �..f1 ts. I�I�Ilili� ��► �1 ���'� tt8 lr t���l�I►�` urban 90�) strategies 2509 E. THOUSAND OAKS BLVD. • THOUSAND OAKS, CA 91362 • (805) 494 -1336 January 13, 1997 lua"edaa juawdolanap klunwwoo vedwon 10 14!0 Mayor Patrick Hunter and Members of the City Council 5 t %Vr City of Moorpark 799 S. Moorpark Rd. a 3 A 13 3 3 U Moorpark, Ca. 93021 Subject: Specific Plan 10 Dear Mayor Hunter and City Council: During the preparation of the City of Moorpark's current general plan, the City Council defined the area across from City Hall on the plateau off Wicks Road consisting of just over 70 acres as Specific Plan 10. The property owner at that time was proposing a variety of product types rather than a single family only type of development. Specific Plan 10 definition in the general plan allows for 154 units or up to 213 with a development agreement. The current. applicant is proposing a single.family project of 154 units or less with access from Wicks Road and Walnut Canyon that is not anticipated to result in any significant environmental impacts. As of this date, the majority of environmental studies have been completed .to assist in the final design of the project. Applications for submittal are being readied and discussions have been held with staff. As a result of these conversations, it was determined that approaching the .City Council on the required applications for processing would be beneficial. Since the general plan criteria would require the preparation of a specific plan, a document that is reserved generally for complex projects, it was thought that perhaps this step should be deleted because staff agreed that any design issues related to the proposed r project could be easily dealt with by the tentative tract map, residential planned development permit and all other required 000(K) n_ ATTACHMENT 3 Page 2 Specific Plan 10 January 9, 1998 exhibits of the Hillside Management Ordinance. In exchange for this processing method, the applicant would agree to enter into a development agreement with the City which would, among other benefits to the City, include the preservation of the 200 foot wide open space area along the north of the property and a voluntary contribution by the applicant of $7,000.00 per unit to be paid upon the close of each escrow to compensate the City for the benefits granted to the applicant pursuant to the development agreement. In exchange the *applicant would be entitled to extend a limited amount of grading in the upper canyon on the north and easterly portion of the site which has no prominent ridge lines and is in compliance with the Hillside Management Ordinance and the development agreement. That portion of the site is a flat plateau with a canyon on the east running in a north /south alignment. At the northern terminus of the canyon there would be a few units and an access road to the eastern plateau. The Council's positive consideration of this request would be appreciated. There is a significant benefit to both parties without any loss of City review or lessening of requirements for the development. Si cerely, I ine L. Freema WOW 0 - - - - - -- . --- .- _ n., February 9, 1998 Nelson Miller, Planning Director City of Moorpark 799 Moorpark Rd. Moorpark, Ca. 93021 SUBJECT: Specific Plan 10 Dear Mr. Miller. The applicants are proposing the following in response to discussions at the last Community Development meeting. 1. Payment of $7,000 for the development agreement 2. Payment of $ 500. per unit toward the affordable requirement as a result of the Redevelopment Agency covering a portion of the site or approximately $ 75,000 These fees would be paid at building permit. In exchange, the requirement for preparation of a specific plan would be removed. Thank you for the meeting, and we look forward to discussing the {project further. Si cerely, I ine L. Freem C David Hetos Bill Ratazzi FEB 09 IqA tr,:or; P 00009'