HomeMy WebLinkAboutAGENDA REPORT 1999 0203 CC REG ITEM 09BCITY OF MOORPARK
AGENDA REPORT
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BY:- -- _
TO: Honorable City Council
FROM: Nelson Miller, Director of Community Development
Prepared by: Wayne Loftus, Planning Manager
John Libiez, Principal Planner
DATE: January 21, 1999 (City Council Meeting of 2/3/99)
SUBJECT: CONSIDER MOORPARK HIGHLANDS SPECIFIC PLAN PROJECT
(SPECIFIC PLAN 95 -2 /SPECIFIC PLAN NO.2, GENERAL PLAN
AMENDMENT NO. 95 -2, AND ZONE CHANGE 95 -4), APPLICANT:
MORRI SON- FOUNTAINWOOD -AGOURA. (Continued from January
20, 1999)
BACKGROUND:
City Council initiated the Public Hearing on the Moorpark
Highlands Specific Plan project on January 20, 1999, and
continued consideration with the Public Hearing open. The
Specific Plan No. 2 project and the certification of the
Environmental Impact Report were recommended for adoption to
City Council by the Planning Commission, upon completion of
public hearings before the Commission, subject to modifications
contained with Resolution No. PC -98 -362, which was included with
the staff report for January 20, 1999. The applicant has agreed
to extend the previously agreed upon date for certification
action on the EIR from January 18, 1999, to March 26, 1999.
DISCUSSION:
Council received testimony from staff, the project applicant and
four citizens at the meeting of January 20, 1999. Council
identified issues and concerns related to the project to staff,
and continued consideration to the February 3, 1999, meeting.
Issues identified were: 1) Possibility to relocate "C Street
further north in the project; 2) Incorporation of larger more
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO.2
FEBRUARY 3, 1999
Page 2
transitional lots to the north end of the project; 3) Include
equestrian oriented lots within the project, preferably to the
north end; 4) Relocate middle school site and park; 5) Provide
discussion of regional circulation issues; 6) Lower the density
of the project; 7) Connection of nature preserve to Happy Camp
Canyon Regional Park; 8) More definition of the product type
within the multiple- family planning area; 9) affordable housing;
10) L.A. Avenue improvement project; 11) Circulation connection
to Broadway.
Responses to the issues identified are contained in the
following discussion. Where issues appeared to be related,
staff combined the discussion of them. Council may wish to
identify any other issues /concerns related to the.
Relocate "C" Street further North
The proposed alignment of "C" Street connects with the
alignment proposed for the connection across Happy Camp
Canyon Regional Park from Specific Plan No. 8 property
(Hidden Creek Ranch Specific Plan) . Placing the alignment
further to the north would create greater impacts related
to grading due to creation of severe cut slopes in order to
grade in the road to provide access to or through Happy
Camp Regional Park. A Broadway connection across Happy Camp
Canyon Regional Park was previously considered when the
Hidden Creek Ranch project was evaluated as part of the
regional circulation pattern and the southerly alternative
was preferred by Council and the County due to its impacts
upon Happy Camp.
Locate larger lots to the north end of the project/include
equestrian lots in northern end /lower the density of the
Droiect somewhat.
The two northern most Planning Areas (Areas 8 & 9) are
proposed at a density of 2.5 dwelling units per acre. Lots
ranging in size from 10,000 Sq. Ft. to 12,000 Sq. Ft. would
be feasible with this density. Lots with a minimum of
10,000 sq. ft. do allow for equestrian uses in a Rural
Exclusive (RE) zone). This designation could be applied to
these lots to require a minimum of 10,000 square feet and
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO.2
FEBRUARY 3, 1999
Page 3
to allow equestrian uses. Under the RE designation, each
lot could have the equivalent of two horses.
Planning Areas 8 & 9 could be further expanded by
eliminating the portions of the open space lot (Area 13)
adjacent to the northern and western property boundaries.
General Plan Land Use Element Policy 11.2 requires a
minimum 200 foot setback when new residential development
is adjacent to agricultural uses. The required 200 foot
setback could be incorporated within the rear portion of
these lots, rather than in an open space lot, to provide
larger lots around the periphery of the project.
Relocate middle school and park.
This has been referred to the applicant for analysis of
potential revisions to land use and circulation plans. He
is scheduling a meeting with the School District to discuss
issues relating to school site relocation.
In the Land Use Plan that the City Council had reviewed in
June, 1996, the proposed school site was located at the
southeast corner of Spring Road and "C" Street, with a
proposed park site at the northeast corner of Spring Road
and "C" Street. When the Gnatcatcher was discovered on the
property, the school and park site were shifted to the
north side of "C" Street. This also addressed concerns
regarding the location of the school on a major arterial
(Spring Road) and along a four lane arterial ( "C" Street) .
The park was also relocated to reduce the grading which
otherwise would be necessary to grade the large hill at
that location. The previous park area is now proposed for
open space.
Regional Circulation /connection to Broadway.
A regional circulation concept has been adopted within the
City's General Plan Circulation Element. Key ingredients
to the circulation system within the City's Planning Area
(Incorporated area, Sphere and Area of Interest) are shown
on Figure 2, Highway Network, of the Circulation Element
(Attachment A). Pages 18 & 20 (Attachment B) of the
Element define the improvements necessary to provide that
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO.2
FEBRUARY 3, 1999
Page 4
regional network. These include the provision of the east -
west SR118 arterial bypass from the SR118 /SR23 connector to
LA Avenue west of Butter Creek Road; provision of a north -
south SR23 arterial bypass from the SR118 /SR23 connector to
Broadway Road; extension of Spring Road north to the SR 23
arterial bypass. The provision of a 118 bypass has been
viewed as a critical element in relieving traffic
congestion and maintaining levels of service on Los Angeles
Avenue, especially in consideration of increased regional
traffic, as well as build out of the City.
Specific Plan No. 2 provides opportunities to acquire the
reservation for the SR 23 and SR 118 arterial bypass routes
through the project. This would satisfy part of the
regional circulation needs. Broadway Road lies
approximately 3300 feet north of Specific Plan No. 2.
Attachment C displays the relationship between SP -2 and the
potential extension of the SR23 bypass to Broadway Road.
The projected SR23 alignment would require the bypass to
transect locally unique agricultural lands (lands of lesser
soils quality than prime farm lands, but used for the
production of the State's leading agricultural crops)
currently under citrus production within the jurisdiction
of the County of Ventura in order to connect to Broadway
Road. Broadway Road, east of Walnut Canyon Road, would
also likely need to be substantially graded and
reconstructed.
The extension of Spring Road and proposed "C" Street
through the project site could fulfill the General Plan
requirement for Spring Road connection to the future SR23
bypass, and gets trucks off of Walnut Canyon Road
consistent with prior City Council direction. Until such
time as the full bypass is developed, an alternate
connection to SR23 is needed. The applicant's design
allows connection via a "T" intersection at Walnut Canyon
Road. Attachment D shows an alignment for Spring Road
merging to Walnut Canyon Road through a sweeping curve.
This alignment was part of a Walnut Canyon Road study
performed by Potter & Flowers in 1980 for the County of
Ventura and is similar to the alternate alignment staff had
furnished the applicant prior to Planning Commission
considerations. Connection could also be achieved in the
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO.2
FEBRUARY 3, 1999
Page 5
future by creating an interchange or intersection at "C"
Street and SR23. This would require a change in the
project street design such that Spring Road would make a
gentle radius transition to become the "C" Street
alignment. A connector street could then be constructed
from Walnut Canyon Road to Spring Road within the project.
Another alternative which was analyzed would be to extend
Spring Road along the easterly side of the hill area in
Planning Area 13 to the north property line. A street
would be developed from that point to connect to Walnut
Canyon Road to the west. Due to topography this roadway
would require considerable grading and drainage
improvements to be functional. Such a roadway may also
induce impacts to the adjacent agricultural properties.
There are concerns relating to the extension of Spring
Road to Broadway Road in that any routing between the
applicant's property and Broadway Road would create
conflicts with the future SR23 alignment and lands under
citrus and agricultural production.
The County has requested a fee agreement similar to what
was executed for the Hidden Creek Ranch Specific Plan to
mitigate impacts to County roads.
Connection of Nature preserve to Happy Camp
The Habitat Conservation Area to be established under a
Habitat Conservation Plan (HCP) for the California
Gnatcatcher population on the specific plan site covers the
lower one third of the project and includes the primary
areas of coastal sage scrub within the project. The
gnatcatcher has not been found within other areas of the
project or within Happy Camp Canyon Regional Park. This is
probably related to lower habitat values in these areas.
The SR23 and SR 118 alignments would isolate the HCP from
the developed portion of the project. These alignments
would also preclude direct access to Happy Camp Canyon
Park. The HCP will require fencing and access limitations
for the 94 acres in order to prevent impacts to the
species. The HCP purpose is not to create a public access
nature study area, but rather to create a restricted,
limited, ecosystem in which the nesting /resident bird
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO.2
FEBRUARY 3, 1999
Page 6
population may be sustained. Federal law prohibits any
taking of the species. The definition of taking includes
potential loss or damage to habitat which might cause the
species extinction or loss. Therefore, intrusion by humans
or other species, particularly domestic animal varieties,
must be discouraged in order to satisfy Endangered Species
Act provisions.
More definition of the product type within the affordable
and higher density housing areas.
Area 7 of the Specific Plan has been proposed for a density
of fifteen dwelling units per acre to provide for a
potential multi- family housing project for rental units
meet affordable housing requirements. This would be
similar to other apartments projects within the City.
Options for creating affordable housing.
Concerns were expressed regarding provision of affordable
housing within the project area. These included potential
to provide for -sale products as well as providing
affordable housing outside the project area. Discussions
on other projects have indicted a subsidy in the range of
$5,000 to $10,000 per unit, or more, on the non - affordable
units would be needed to provide affordable housing.
Considering the infrastructure requirements and type of
community proposed, an even higher subsidy may be required
to provide for -sale products within the project area. Some
of the options to provide for affordable housing off -site
are identified below.
■ Acquire underutilized residentially designated
property within the Downtown Specific Plan area;
develop upgrades to infrastructure to serve the
property; develop affordable rental or senior
housing upon the acquired property.
■ Require the developer to provide a set -aside
account to be used for the write down of costs to
first time buyers or move up buyers within the
project to make market rate units within the
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO.2
FEBRUARY 3, 1999
Page 7
project affordable to middle and upper middle
income families.
■ Require developer to enter into limited
partnership arrangement with the Redevelopment
Agency to effect production of affordable housing
projects on agency property designated for such
use. (Fixed term /fixed amount.)
■ Pay City of Moorpark an in lieu fee in an amount
agreed upon within the project development
agreement to benefit the City's affordable
housing program.
Los Angeles Avenue Improvement Project.
The Public Works Director has provided a memo to clarify
the status of the Los Angeles Avenue Improvement
Project.(Attachment E)
Staff Recommendation:
Accept additional testimony, discuss the project, and continue
to date certain.
Attachments:
A. General Plan Circulation Element, Figure 2, Highway Network
B. General Plan Circulation Element Extract, Pages 18 & 20
C. Regional Circulation Exhibit
D. Walnut Canyon Road Alignment Study, 1980 diagram
E. January 20, 1999, Public Works Director Memo: L.A. Avenue
East Improvement Project
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FIGURE 2
CITY OF MOORPARK
GENERAL PLAN CIRCULATION ELEMENT
HIGHWAY NETWORK
May 13.1992
(MO14
ATTACHMENT A
One of the policies included
will attempt to achieve and
system performance standard
system and as a basic design
CIRCULATION SYSTEM
{
in this Element states that the City
maintain level of service "C" as a
for traffic volumes on the roadway
guideline for roadways in the City.
The goals and policies included in the Circulation Element
emphasize the need for a circulation system that is capable of
serving both existing and future residents while preserving
cormunity values and character. The location, design, and
constituent modes of the circulation system have major impacts on
air quality, noise, community appearance, and other elements of the
environment.
The highway network designated in the Circulation Element is
illustrated in Figure 2, and indicates all of the designated
freeways, six -lane arterials, four -lane arterials, and rural
collectors. In addition, a selected number of designated local
collectors, which carry through traffic, are indicated on the map.
Any permanent closure to through traffic or relocation of the
designated arterials and collectors will require
—� Amendment. Hiahway facilities are shown witn the current Ciao
limits as well as for the surrounding lannin area that has bee
defined for the General Plan rinria *e
Existing and potential future traffic signal locations within the
City limits are also indicated on the highway network map, as are
existing and potential at -grade and grade separated railroad
crossing locations. Traffic signal warrants are satisfied for the
locations shown here based on current traffic projections. Traffic
signalization may be required at minor street and driveway
locations not shown on the Circulation Element highway network map.
A grade separated railroad crossing is shown only for the future
SR -118 bypass arterial crossing. Grade separation is not
considered feasible at the four existing railroad crossings
(Gabbert Road, Moorpark Avenue, Spring Road, and Los Angeles
Avenue).
The roadway network in the Circulation Element indicates a number
Of improvements with regard to the existing roadway system in the
Moorpark planning area. The following are the more important
improvements that will need to be implemented:
• Connection of the SR -118 and SR -23 freeways
with new interchanges at Collins Drive and
`Princeton Avenue.
18
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ATTACHMENT B
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• Provision of an east /west SR -118 arterial
bypass from the SR -23 /SR -118 connector to Los
Angeles Avenue west of Butter Creek Road,
without a connection to Walnut Canyon Road,
and recognition of a potential future SR -118
freeway extension west of the City limits.
• Provision of a north /south SR -23 arterial
bypass from the SR -23 /SR -118 connector to
Broadway Road.
• Extension of Spring Road north to the SR -23
arterial bypass.
• Provision of a local collector system to serve
circulation needs in the northwest portion of
the City. Local collectors added to the
existing circulation system include an
extension of Casey Road to Gabbert Road, "C"
Street between Grimes Canyon Road and the SR-
23 arterial bypass, and "D" Street between
Princeton Avenue and the SR -23 arterial
bypass.
• Provision of a roadway system to serve
circulation needs in the Carlsberg Specific
Plan (Moorpark Highlands) area in the
southeast portion of the City. Roadways added
to the existing circulation system include an
extension of Science Drive from New Los
Angeles Avenue to Tierra Rejada Road, and an
extension of Peach Hill Road to Science Drive.
• Provision of an eastern extension of Broadway
Road potentially connecting with Alamos Canyon
Road and the SR -118 freeway to serve
circulation needs of potential future
development in the portion of the planning
area northeast of the City limits.
20
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000018
M E M O R A N D U M
TO: The Honorable City Council
FROM: Kenneth C. Gilbert, Director of Public Works �(C&
` DATE: January 20, 1999
SUBJECT: Los Angeles Avenue East Improvement Project
Per the City Council's request at the January 20'h meeting, the
following is a brief summary of the status of the subject project.
1. Scope of Project: Reconstruction of Los Angeles Avenue west of
Condor Drive to provide for two travel lanes, a center paved
median and eight feet of paved surface beyond the side lines,
within an eighty -eight foot wide right -of -way.
2. Right -of -Way Width: The eighty -eight feet (88') of right -of-
way will accommodate, should the future need arise, the
widening of the street to four lanes.
3. Design: The preliminary design has been completed. The
engineer is finalizing construction and easement requirements
for the retaining walls.
4. Environmental Clearance: It is anticipated that the City Council
will consider the Negative Declaration for this project on March
3, 1999.
5. Record of Survey: The City Engineer has retained the services
of a surveyor to prepare a Record of Survey to identify the
design center line of the proposed street improvements, as
well as existing lot lines. This document will make it easier
to prepare the legal descriptions for the street right -of -way
parcels to be acquired. It is anticipated that this Record of
Survey will be recorded by May 1999.
6. Legal Descriptions for Right -of -Way Deeds: As soon as enough
information is known from the preliminary (unrecorded) Record of
Survey, the Engineer will prepare legal descriptions for the
street rights- of- way..This task will very likely start in April
1999.
7. Right -of -Way Agent: It is the intent of staff to recommend
retaining the services of a right -of -way Agent to assist the
City in property acquisition efforts. It is anticipated that
this selection will occur prior to June 1999.
000015
a TTa nLTA,rL amm "
Los Angeles Avenue - East
January 20, 1999
Page 2
8. Acquisition Efforts: With approximately thirty parcels to
acquire, it is not known how long the right -of -way acquisition
efforts will take.
9. Appraisal Sezvices: It is very likely that the City will also
have to retain the services of a property appraiser.
9. Final Design: Work on the final design will be deferred until
the right -of -way acquisition efforts are near completion.
10.Retaining Walls: At the appropriate time, the City Council
will be asked to approve the type of retaining walls (crib
wall, concrete wall, etc.) to be used.
11- Schedule: In the opinion of staff, this project has proceeded,
and is proceeding, on a schedule typical of this type of a
project. No extraordinary measures have been taken, or are
planned to be taken, to expedite or "fast track" any portion
of the project development. City resources devoted to the
development of all of the City's planned capital improvements
are limited. Accordingly, work continues on several projects
simultaneously. It is the view of staff that the subject
project has received its fair share of attention.
cc: Steven Kueny, City Manager
rpt \caey plan.ntc
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