HomeMy WebLinkAboutAGENDA REPORT 2000 0105 CC REG ITEM 10LTo:
From:
Date:
CITY OF MOORPARK
AGENDA REPORT
Honorable City Council
-112 .iUO 64(o)
ITEM I 0. L .
CITY O F C_V.IFORNIA
City Ciluri it N1-eets'. 'l;
of
ACTT' IN:
Wayne Loftus, Director of Community Development ./>14,
December 29, 1999 (CC Meeting of 1/5/2000)
Subject: Consider A Request By Lennar Homes To Increase The
Building Pad Elevation On Fifty -Seven (57) Lots In Tract
4977, By Up To 3.3 Feet Above The Tentative Map Approved
Elevation
BACKGROUND:
On October 2, 1996, the City Council approved Tentative Map 4977
along with three other tentative maps (4975, 4976, and 4980) which
comprise the residential component of the Carlsberg specific Plan.
Included in the conditions of approval for these tentative maps was
the limitation on the amount of elevation difference that could take
place between that shown on the approved tentative map and the
elevation that could be approved on a grading plan. The approved
condition placed a limit of a maximum of two (2) feet between the
tentative map pad elevation and the grading plan pad elevation. Any
difference beyond two (2) feet requires approval by the City
Council.
An early grading agreement was approved by City Council on June 6,
1998, for Tract 4977 and grading commenced on August 5, 1998. The
grading for this tract, except for fine grading for brow ditches or
infrastructure has now been completed. However, the engineer of
record for the project, Ramseyer and Associates notified the
Engineering Department on October 28, 1999, that fifty -seven (57) of
the building pads (109 total lots) were graded at an elevation
greater than the pad elevation shown on the approved tentative map.
A request has now been received from the developer Lennar Homes that
Council consider and approve these pad elevation increases that are
more than two (2) feet.
000105 Pad Elevation & Grading P/aadx- 12129199 -10:56 AM
Honorable City Council
December 29, 1999
Page 2
DISCUSSION:
The project engineer's request to increase the pad elevation on
fifty -seven (57) lots was first revealed in a request for a grading
change order on October 28, 1999, as noted above. Because of the two
(2) foot limitation on changes unless approved by City Council, the
Engineering Department reviewed the request from Ramseyer and noted
on a plat map (see attached map) the pad elevation changes that were
in excess of the two (2) foot threshold. Based upon the analysis
performed by the Engineering Department, thirty -four (34) of the lot
pads were in excess of the two (2) foot change allowed, while the
remaining twenty -three (23 lots are at or less than the allowable
change in elevation. The lots that are affected by this request are
along the northerly portion of the Spring Road frontage, along Peach
Hill Road and on the interior portion of the site in the north half
of the project.
The specific lots that are proposed to be approved with a pad
elevation more than two (2) feet above the pad elevation noted on
the approved tentative map are: Lots 53 -72 and Lots 81 -93 for a
total of 34 lots. The maximum elevation increase beyond the allowed
two (2) feet proposed, based upon a submitted grading plan, is 1.3
feet or a total elevation change of 3.3 feet which is proposed on
Lot 81 with Lots 82 and 83 proposing a total change of 3.2 feet.
Lots 53 -55 for example, propose a total change in elevation of 2.4
feet or four tenths (.4) of a foot over the approved tolerance.
Lennar Communities has submitted a letter request (see attached)
concerning the proposed elevation changes and is preparing an
exhibit for display at the January 5, 2000, Council meeting. The
attached letter also includes the reasons for this proposed change
in elevation.
STAFF RECOMMENDATION:
Approve the proposed changes in lot pad elevation consistent with
the plat map of Assistant City Engineer memo of 12/22/99 to a
maximum of 3.3 feet above the lot pad elevations on the approved
tentative map 4977.
ATTACHMENTS: Memo from Assistant City Engineer of 12 -22 -99
including plat map.
Letter - Lennar Communities of 12- 28 -99.
S:1Community DevelopmentlEveryone\City Council Agenda Reportsl000105 Pad Elevation & Grading Plan.doc 12/29!9910:56 AM
Memorandum
To: Wayne Loftus, Director of Community Development
From: Dirk Lovett, Assistant City Engineer 0�
Date: December 22, 1999
Subject: Grading on Tentative Tracts 4976 and 4977
Per your request, following is a summary of recent incidents and dates as they relate to
the grading on the subject tracts.
Early Grading Agreements
Early grading agreements are similar to subdivision improvement agreements that are
recorded with final maps. Early grading agreements have been used in Moorpark when
developers wish to begin construction prior to recording final maps and the required
subdivision improvement agreements. Both agreements require the developer to bond for
and complete all site and public improvements conditioned in the tentative map
resolution.
Tract 4976
On October 6, 1999 the City Council authorized Lennar Homes to commence grading for
the model homes on Tentative Tract 4976, under an early grading agreement. In addition
to the early grading agreement, the City Council authorized Lennar Homes to move
13,000 cubic yards of soil from Tract 4977 to 4976. Lennar's intention was to stockpile
the soil temporarily and then grade it into the model home pads as soon as possible. City
Engineering preliminarily estimated that the height of the temporary stockpile would be
approximately 5 feet.
Upon inspection, City Engineering observed that the stockpile was noticeably larger than
proposed. City Engineering stopped any further import at that time and requested the
developer to provide a soil quantity report and an explanation. It is estimated that the
stockpile is closer to 19,600 yards and the height at some points is roughly 10 feet.
000127
Lennar Homes acknowledged the increased yardage and provided the following
explanation. 13,776 yards was transported and stockpiled on Tract 4976 from its
originally proposed source on Tract 4977 (mainly the streets). During the hauling
process Richmond American Homes, the home builder on Tract 4977, determined that
they also had excess soil while preparing the building pads. An additional 5,824 yards
was transported from the Tract 4977 building pads to the 4976 stockpile. Lennar Homes
has subsequently stated that the additional soil can be utilized on Tract 4976, in
conformance with the approved tentative map, due to an early miscalculation of soil
shrinkage.
Tract 4977
The City Council approved the tentative tract on October 2, 1996. On June 6, 1998 the
City Council approved an early grading agreement allowing Lennar Homes to commence
construction on Tract 4977 prior to the recordation of the final map. Grading plans were
approved and grading commenced on August 5, 1999.
On October 28, the developer's engineer submitted a request for a grading change order
to raise 57 of the building pads. City Engineering has the authority to approve such
changes up to 2 feet in elevation (grading certifications are required of the developer to
verify the final elevations prior to the issuance of building permits). 34 of the 57 pads,
however, exceeded a 2 foot elevation change, the highest being 3.3 feet (see attached
exhibit). City Engineering completed the plan check and notified the developer's
engineer on November 10 that such changes required City Council approval. The
change order plans were resubmitted to the City for second review on December 2. Plan
check was completed on December 17 and the developer's engineer was again notified
that the changes to the 37 pads require City Council approval. On December 20 the
developer's engineer notified City Engineering that the pads were already graded to the
proposed change order elevations.
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DEC -26 -99 16:56 FROM :LENNAR SH ID :3235127512 PAGE 2/2
December 28, 1999
Mr. Wayne Loftus
Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark., California 93021
Re: Formal request to modify Tract 4977 pad elevations
Dear Mr. Loftus:
RECEIVED
DEC 28 !999
;�;z,r,t
Community JEv"r,*
Please accept this letter as a formal request to modify the conditions of approval for Tentative 'Tract
4977 for lots 30 -74 and 80-94 by a maximum of 1.2 feet above the allowable deviation from the
approved tentative tract map. These modification requests are necessary because of the following:
1. Our civil engineer made an error when calculating the maximum pad height allowances and
failed to realize that approved elevations shown on the approved grading plan deviate from
those shown on the approved tentative map. Using the grading plan elevations instead of those
on the tentative map as a baseline for applying tolerance limitations resulted in pad elevations
that exceeded those allowed by the tentative map by as much as 1.2 feet in some extreme cases.
2. Lowering the existing pad elevations would result in an additional dirt export operation and a
conflict with the existing water, sewer and street irifrastructure.
We are currently preparing a plan to depict exactly which pad elevations are impacted and the
elevation variances from the tentative map. We will have this available for display at the City
Council hearing on January 5"' and will respond to any further questions at that time.
We hope the above will help address the request to modify the conditions of approval_
Sincerely,
L TIES
arias Wns
Project Manager
cc: Bob Santos, Division President, Lennar Communities
Tom, Banks, Senior Vice President, Lennar Communities
Eddie Ramseyer, Ramseyer and Associates, Inc.
Randy Toedter, Ramseyer and Associates, Inc.
000130
25129 The Old Rood. Suite 316, Stevenson Ronch, Cafifornio 91381 — (661) 799 -1185
DEC 2e '99 18 12 3235127512 PAGE.02