HomeMy WebLinkAboutAGENDA REPORT 2000 0802 CC REG ITEM 11DTO:
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MOORPARK CITY COUNCIL
AGENDA REPORT
Honorable City Council
Wayne Loftus, Director of Community Development,�/�
Prepared by: John Libiez, Advanced Planning Manager
July 25, 2000 (CC Meeting of 8/2/2000)
SUBJECT: City of Moorpark General Plan Annual Report -
Including Housing Element Progress Report for 1999
Government Code Section 65400(b) requires that the Planning
Agency of local governments shall provide an annual report to
the legislative body on the status of the General Plan and
progress in its implementation, including the progress in
meeting its share of regional housing needs pursuant to Section
65584 and additionally, the annual report should include
information concerning local efforts to remove governmental
constraints to the maintenance, improvement, and development of
housing, pursuant to Section 65583(c)(3). The annual report is
required to be provided to the legislative body on or about July
1 of each year. The following information is provided in
compliance with Government Code requirements.
STATUS OF GENERAL PLAN AND IMPLEMENTATION PROGRESS
General Plan Elements
Land Use Element - An updated Land Use Element was adopted in
May 1992. Progress towards implementation in 1999 included the
continued processing of applications for development of areas in
the community that have a Specific Plan land use designation
(Specific Plan No. 1 and Specific Plan No. 2) . Specific Plan
No. 8 was adopted on July 15, 1998. Annexation action was
subsequently completed by LAFCO. Litigation affecting Specific
Plan No. 8 and a related Initiative adopted by the voters in
January of 1999, has suspended any development within its
boundaries. Specific Plan No. 2 was adopted on September 15,
1999, approving up to 562 residential units including an
affordable housing component. The affordable housing provisions
for this project require twenty -five (25) on -site units for
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families having income levels of 80% or less of the Ventura
County Median Income, and set -aside funding to assist the City
in developing additional units off -site. Specific Plan No. 1 has
initiated drafting of the project EIR and Specific Plan document
both of which are expected to be issued for public review and
comment before the end of the 2000 calendar year. The Initial
Study for this project was completed and a Notice of Preparation
with accompanying documents has been distributed. The SunCal
Project, formerly Specific Plan No. 10, proposes to modify land
use to increase density from one (1) unit per each five (5)
acres to 1.5 units per acre to accommodate a revised submittal
for one hundred seven (107) single family homes. A revised
project for West Pointe Homes would alter the density to
increase total permitted dwelling units to increase from sixty -
six (66) units to two hundred fifty (250) units. Based on the
passage of a voter Initiative to preserve open space and
agricultural lands in January 1999, and due to revisions to
other General Plan Elements initiated as part of the 2000 Update
Program, some revisions to the adopted Land Use Element will be
required in order to implement provisions of the Initiative and
insure internal consistency with other anticipated or necessary
element changes.
Circulation Element - An updated General Plan Circulation
Element was adopted in May 1992. Further analysis of circulation
system alternatives continued in 1999 with the approval of
Specific Plan No. 2. The adoption of Specific Plan No. 2
included a circulation system amendment to allow for the
construction of an extension of Spring Road to function as a
connecting arterial between Los Angeles Avenue and Walnut Canyon
Road through the central portion of the City, establishing an
additional corridor for north /south bound traffic. The
previously approved Specific Plan No. 8 included an alternative
for a new roadway alignment crossing Happy Camp Canyon Regional
Park to a point of connection with Spring Road which would
provide a linkage to Specific Plan No. 2 [ "C" Street upon the
adopted element]. Specific Plan No. 2, also includes right -of-
way reservations for the SR -23 and SR -118 Arterials across the
project site. Specific Plan No. 1 has completed preliminary
reviews to determine environmental and design concerns relating
to Circulation Design components including the SR -118 Arterial,
Casey Road, and Gabbert Road. The plan which is currently being
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drafted will provide for continuation of the alignment of these
components consistent with the General Plan Circulation Element.
The city -wide equestrian and bicycle trails were expanded by the
adoption of a Class 1 and Class 2 bicycle trail within Specific
Plan No. 2, and addition of a segment of the City -wide and
regional connection of equestrian trails to serve the northern
portion of the community. Modification No. 1 to Tract 4928
(Toll Brothers), approved in 1999, included an alignment
alteration to provide an expanded "C" Street right -of -way which
will include an equestrian /multi - purpose trail alignment. The
SunCal Project (old SP -10) will also incorporate right -of -way
provisions for the SR -118 Arterial Bypass. Previously approved
Specific Plan No. 8 which is the subject of litigation related
to a citizen's adopted initiative would complete a connection
for "C" Street to the eastern city limits, should the plan be
validated.
Noise Element - The Noise Element was amended in 1998. Mestre-
Greve Consultants prepared the element. Hearings were conducted
in late 1997, with adoption on March 4, 1998. The 1998 update
satisfied Implementation Measure No. 2 in the Land Use Element
which required an update of the Noise Element to reflect the
City's planned land use and circulation plans. A noise ordinance
was also adopted.
Open Space, Conservation, and Recreation (OSCAR) Element - The
City adopted the OSCAR Element in August 1986. Implementation
Measure No. 2, in the Land Use Element requires an update of the
OSCAR Element to ensure consistency of open space and park
designations and policies with the Land Use Element. In 1996,
the City Council approved a Professional Services Agreement with
the Planning Corporation to prepare an updated OSCAR Element. A
draft OSCAR Element was submitted for review in October 1997.
Issues concerning the incomplete document were resolved to
facilitate necessary modifications to the OSCAR Element. A final
draft was prepared and received staff review and was anticipated
to go to public hearing late in 1999. However, due to the
adoption of a voter Initiative measure meant to preserve open
space and agricultural lands, several areas of the OSCAR have
required substantial revision to address the purposes of the
Initiative. The OSCAR is a combined element which includes open
space and conservation issues, and recreational facilities with
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criteria used to guide recreational development in the City.
The Element has been the subject of a combined workshop by the
Planning Commission and Parks and Recreation Commission and has
been reviewed in a separate public meeting by the Parks and
Recreation Commission. The Element is anticipated to be
scheduled for public hearing before the Planning Commission and
the City Council in the late 2000, with adoption slated for
early 2001.
Housing Element - The current Housing Element was approved in
October 1989. The Housing Element was scheduled to be updated
in 1994, however, in 1993 and again in 1995, the State
Legislature approved two -year extensions. The State Legislature
subsequently approved an additional extension for cities to
complete the element update by June 30, 2000. The Ventura
County Association of Governments (VCOG) was appointed as a
"delegated sub - region" by the Southern California Association of
Governments (SCAG) for purposes of determining and allocating
Regional Housing Needs Assessment (RHNA) or the fair share
apportionments. The RHNA is the first step of several
administrative procedures necessary for cities to revise their
Housing Elements. Due to regional conflicts related to the
identification and process of determining RHNA numbers, the RHNA
procedures were suspended and final allocations are pending
issuance. The City selected and has issued a contract to
Cotton /Beland Associates, Inc. to prepare and complete the
Housing Element. The City's progress in implementing the
current Housing Element to date is discussed in a subsequent
section of this report.
Safety Element - The Safety Element was adopted in July 1986. An
update to the Safety Element is underway by Cotton /Beland
Associates, Inc. for adoption in 2000. The update will include
information and environmental studies prepared in conjunction
with Specific Plan No. 8, Specific Plan No. 2, and the State
Geologist reports related to the West Simi Valley Alquist - Priolo
Zone. The Safety Element will include the most recent
information on earthquake faults, including identification of
active faults and policies on setbacks and development
constraints. Also, information on flooding and drainage
improvement needs will be included in the element. The
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consultant anticipates completion of the draft element prior to
the fall of 2000.
General Plan Amendment Applications Approved:
General Plan Amendment 95 -2: Morrison-Fountainwood-
Agoura.[Specific Plan No. 2] This project amends the Land Use
Element from Open Space and Rural Low Density to the Specific
Plan. Circulation Element changes included equestrian and
bicycle trails; added Spring Road as an Arterial from Los
Angeles Avenue (old) to Walnut Canyon Road (SR -23); added "C"
Street from Spring Road to the east City limits as an Arterial;
and, reserved the rights -of -way for future development of the
SR -118 Arterial Bypass and extension of SR -23. The project was
heard by the Planning Commission in the fall of 1998, and
approval recommended by Planning Commission Resolution in
December 1998. The City Council approved the project on October
6, 1999. The tentative subdivision map for the project is
currently under review.
General Plan Amendment 96 -1, Pacific Communities Builders, Inc.
This application for a residential project consisting of two
hundred forty -seven (247) detached residential units was
approved by the City Council on June 16, 1999. A Land Use
Element amendment was required to revise the allowed density for
this Residential Planned Development of 8.7 dwelling units per
acre. The project site is located within the Redevelopment
Area, and the project will provide at least fifteen percent
(150) of its total units as Affordable Housing to Moderate or
Lower Income households, in compliance with Section 33413(b) (2)
of the Health and Safety Code (Redevelopment Law). The project
will provide twenty -two (22) homes for low income qualified
buyers on site and will provide an in -lieu fee for other
affordable housing programs.
General Plan Amendment 97 -3: Archstone Communities. Approval
was granted in June 1999, to develop a three hundred twelve
(312) unit apartment complex. The Land Use Element was amended
from Commercial to Very High Density Residential to accommodate
this housing project which includes the requirement for sixty -
two (62) affordable units. Improvements to Moorpark Avenue
south of Los Angeles Avenue and the addition of an east /west
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street between Moorpark Avenue and Park Lane Avenue ensure
circulation in this area of the community consistent with the
adopted Circulation Element.
General Plan Amendment Applications in Process
General Plan Amendment 93 -2, Specific Plan No. 1 /Hitch Ranch
(Applicant: Milligan Trust.) - An application for a General Plan
amendment (GPA No. 93 -2) was filed in 1993 for the Specific Plan
No. 1 project. The application is not yet complete, pending
submittal of a draft Specific Plan. The Gabbert and Walnut
Canyon Channels Flood Control Deficiency Study Report identified
significant detention facilities needed within Specific Plan No.
1. A preliminary draft land use plan reflects the drainage
areas and will be evaluated during the EIR process. Preparation
of an Environmental Impact Report (EIR) has begun. Anticipated
General Plan Amendments required for the proposed project
include a revision to the Land Use Element to show exact land
use designations as they may be approved for Specific Plan No.
1, and a Circulation Element amendment to reflect changes in the
SR -118 Arterial location and local collector routes and
equestrian and bicycle trails.
General Plan Amendment 98 -1: SunCal Company [Originally known as
SP -10 within the General Plan]. This project proposes a change
in the land use designation from Specific Plan to Rural Low
Density on a seventy -one (71) acre site in the north - central
portion of the City. The proposed amendment would permit the
construction of one hundred seven (107) new single family
residential units. The project incorporates a portion of the
SR -118 Arterial shown on the Circulation Element. The
application is being revised by the applicant so current
processing has been suspended pending review of any proposed
changes.
General Plan Amendment 99 -1: Corte Bello. This amendment would
change the land use designation on five (5) acres of land from
Commercial Planned Development (CPD) to Residential Planned
Development seven (7) dwelling units /acre. A total of thirty -
seven (37) homes will be developed with this project.
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General Plan Amendment 99 -3: West Pointe Homes, Inc. This
project involves the increase of entitlements from sixty -six
(66) units under a previously approved tentative subdivision map
to two hundred fifty (250) units. The proposed increase
requires a land use amendment from Rural Low to Rural High
Density. An EIR has been required to determine the impacts of
the increased development potential and is currently under
draft.
General Plan Amendment Pre - Screening Applications
City Council Resolution No. 99 -1578 requires pre- screening of
all requests for General Plan amendments based on adopted
criteria to evaluate those requests which the City should accept
as.a formal General Plan amendment application.
The General Plan prescreening process establishes more distinct
periods for applications and considerations. Applications and
procedures have been streamlined and clarified to provide more
in -depth analysis of potential projects and allow the
prioritization of applications that support the City goals and
policies relating to its Housing and Land Use Elements.
PROGRESS IN MEETING SHARE OF REGIONAL HOUSING NEEDS
The following information is provided to comply with the
progress reporting requirements of the Government Code in regard
to meeting the City's share of regional housing needs.
Share of Regional Housing Need
The City's Housing Element was approved in October 1989, and
sets forth the City's housing objectives for a five -year period
ending July 1, 1994 (extended by State Legislative actions to
June 30, 2000). The following table identifies the Moorpark
share of regional housing need from July 1, 1989, through June
30, 1999. New Regional Housing Needs Assessment (RHNA) numbers
for inclusion within the City's Housing Element revision, were
due June 30, 2000, however, are not included in this synopsis
since they have not yet been provided by the Southern California
Association of Governments. New 2000 (RHNA) numbers are
currently under review by the Southern California Association of
Governments). The City's fair share for affordable housing units
under the 1989 RHNA requirements is shown in Table 1 below. The
preliminary RHNA allocations for 2000 are shown in Table 2.
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TABLE 1
CITY OF MOORPARK
REGIONAL SOUSING NEED
7 -1 -89 TO 6 -30 -99
Income Group Number
Very Low 444
Low 515
Moderate 707
High 1,077
2,743
TABLE 2
Percentage
16.2%
18.8%
25.8%
39.2%
100.0%
CITY OF MOORPARK
PRELIMINARY REGIONAL HOUSING NEED
2000 -2005
Income Group Number Percentage
Very Low 269 21.0%
Low 155 12.0o
Moderate 383 30.09o-
High 448 36.0%
1,255 100.00-0
(As of May 8, 2000 SCAG/CEHD]
Table 3, consists of a list of new dwelling units which have
received occupancy approval since July 1, 1989, and an
identification of affordability range of incomes categorized as
Very Low (less than 50 percent of Ventura County median income),
Low (50 -80 percent of County median income), Moderate (80 -120
percent of County median income), or High (greater than 120
percent of County median income), based on estimated original
sales price or construction cost and an assumption of a four -
person household size. Actual affordability is based on many
factors including, but not limited to, financing terms, required
down - payment, permitted debt ratio and household size (number of
persons in family).
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Total Units per Income Category from 7 -1 -89 through 12- 31 -99:
Very Low - 25
Low - 89
Moderate - 423
High - 920
1,457 Total
Demolitions in 1999: 1
Based on the new construction and demolitions that occurred
through calendar year 1999, there were 9,135 total dwelling
units in the City with approximately 8,796 units occupied on
January 1, 2000. This equates to a 3.71% vacancy rate. Based
upon regional occupancy per dwelling units, the current City
population is approximately 29,727 as of January 1, 2000.
Table 4 projects expected housing units on the basis of pending
or approved projects expected to be constructed and partially
occupied in 2000. Information from this table will be
incorporated into Table 2 in subsequent reports.
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TABLE 3
NEW DWELLING UNITS APPROVED FOR OCCUPANCY
OCCUPANCY 7/1/89 TO 12/31/99
Tract Map
No.
89*
90
91
92
93
94
95
96
97
98
99
Income
Category
Served
3049
12
68
0
0
0
0
0
0
0
0
0
80 high
3963
113
38
20
0
0
0
27
55
11
0
0
7 moderate
257 high
4081
0
0
0
3
0
3
1
2
0
0
1 1
9 high
4095
0
0
0
27
0
0
0
0
0
0
0
5 low
22 moderate
4140
5
8
2
0
0
0
0
0
0
0
0
15 high
4147
20
31
11
0
0
0
0
0
0
0
0
25 very low
37 low
4174
-
-
-
-
-
-
-
-
8
1
0
9 moderate
4338
40
14
0
0
0
0
0
0
0
0
0
54 high
4340
0
0
9
13
16
22
36
23
30
11
0
160 high
4341
0
0
0
31
33
27
22
36
0
0
0
149 high
4342
0
0
9
15
33
47
37
28
2
0
0
171 high
4637 -1
0
0
0
0
0
0
0
42
78
21
0
126 moderate
6 low
4637 -2
0
0
0
0
0
0
0
37
58
0
0
95 moderate
4792
0
0
0
0
30
74
81
11
0
0
0
26 low
170 moderate
Not
In
Tract
1
3
6
3
7
1
0
0
0
0
2
4 low
14 moderate
5 high
Total
units
191*
162
57
92
119
174
204
234
187
34
3
1457
Note: * Represents July -Dec for this period
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TABLE 3
PENDING RESIDENTIAL DEVELOPMENT PROJECTS
Tract
Total Units
Applicant
Income Category Served
4620
250
West Pointe
Moderate /High
4928
216
Toll Brothers
High
4975
127
Greystone
High
4976
160
Greystone
High
4977
109
Richmond Amer.
High
4980
138
Western Pac.
High
5053
247
Pacific Comm.
22 Low
o
Fee for 15 Very Low
5130
109
Suncal
Pending
5133
80
Far West
7 Low
Fee for 5 Very Low
5161
59
Cabrillo
15 Affordable
44 Market
5181
8
Asadurian
1 Low
7 Market
5201
10
Wilshire Bldrs.
High
5204
37
Pacific Comm.
Pending
SP 1
415 -620
Hitch Ranch
Pending
SP 2
570
Morrisson
25 Low
Fee for Very Low
RPD 97 -1
312
Archstone
37 Low
19 Very Low
6 Very Very Low
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Housing Objectives and Programs
The following summarizes the progress that the City has made
towards achieving Housing Element objectives and development of
specific programs affecting housing:
Approved Land Use Element Amendments - In May 1992, the City
approved a comprehensive General Plan Update which included the
adoption of updated Land Use and Circulation Elements. The
majority of the future dwelling units in the City will be
located within five (5) areas designated as Specific Plans,
which have a cumulative build out opportunity based upon the
General Plan of between 1,618 to 2,175 dwelling units as
follows:
• Specific Plan No. 1 (Hitch Ranch)
• Specific Plan No. 2 (Morrison - Fountainwood- Agoura)
• Specific Plan No. 9 (Moorpark Unified School District)
• Specific Plan No. 10 (SunCal Development) -[has been filed as
an RPD and Tract rather than a Specific Plan]
• Carlsberg Specific Plan - five hundred thirty -four (534) ...
units. [This high income level housing development was
-reduced from five hundred fifty -two (552) units authorized by
agreement between Conejo Freeway properties and the City due
to U. S. Fish and Wildlife Services and California Department
of Fish and Game mitigation requirements related to
environmental features within the project boundaries.
These five (5) planning areas would include a maximum of
approximately 2,175 dwelling units. A range of housing types
that are consistent with the goals of the General Plan Housing
Element are included in these projects. The Moorpark Country
Club Estates Project (now known as Toll Brothers Development)
that was approved in 1996 did include a General Plan Amendment
to increase the residential density by eighty -five (85) dwelling
units over the density previously allowed (216 dwelling units
versus approximately 131).
Adoption of a local citizen's land use initiative to Save Open
Space and Agricultural Zesources (SOAR) resulted in litigation
affecting Specific Plan No. 8, Hidden Creek Ranch Specific Plan.
Should the initiative prevail, the community would have 3,221
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fewer dwelling units suitable for acquisition by all income
levels. A total of three hundred sixty -five (365) dwelling
units committed to sale and rental senior housing needs, low
income need and very low income need would not be available
should the Specific Plan be dissolved.
Redevelopment - In June 1989, the City of Moorpark adopted a
Redevelopment Plan which estimated that $25,000,000 would be
available for housing programs over a 45 -year time period.
Litigation deferred the actual start up of the City's
Redevelopment Program until June 1993.
In December 1993, redevelopment housing funds were used to
purchase land within the Redevelopment Area for an affordable
housing project (referred to as the Gisler Field Project).
After several unsuccessful attempts to obtain developer interest
in' construction of fifty (50) for -sale housing units for Very
Low and Lower - Income households, in 1995, the City Council
determined that the Gisler Field site should be sold and that
the revenue from the sale would be used to develop affordable
housing at another location within the City. In July 1997, a
Disposition and Development Agreement between the city and
Cabrillo Economic Development Corporation, a non - profit
affordable housing developer, was signed to create fifteen (15)
Very Low /Low Income units and forty -four (44) Moderate units for
a total of fifty -nine (59) single family detached dwellings on
the site. The entitlement for this project, involving approval
of a Planned Residential Development, was approved by the City
Council on July 7, 1999.
A Housing Rehabilitation Loan Program was successfully initiated
in- 1995. In 1996, seventeen (17) residential units were
rehabilitated sixteen (16) of which were within the
Redevelopment Area and one (1) outside the Redevelopment Area.
Currently the Agency offers two (2) housing rehabilitation
programs, one (1) for projects within the Redevelopment Area,
and one (1) for projects outside of the Redevelopment Area.
Housing set aside funds are used for the in- project loans and
City generated Housing funds are used for the out of project
area loans. Types of loans include: 1) zero percent (0 %)
interest "due on sale" for Very Low Income; and 2) 3% interest,
amortized for ten years for Low Income. Twenty -four (24)
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rehabilitation projects have been completed to date within the
Redevelopment Project Area and three have been completed outside
the project area. A mobilehome rehabilitation program was
initiated in 1998, with repairs to three units effected to
correct unsafe or code compliance conditions.
Density Bonus - The Housing Element permits the use of density
bonuses, as mandated by State law, to obtain affordable housing
units. Due to the economic situation since adoption of the
Housing Element in 1989, there has been minimal developer
interest in density bonus opportunities. The City's primary
opportunity to obtain additional affordable housing is expected
to be in conjunction with development of Specific Plan areas or
in, large scale residential planned developments. The
residential development range which would allow density
increases for five major planning areas is based on the
requirement that the developer provide a substantial public
benefit to the community in order to obtain the increased
density limit. The provision of affordable housing beyond the
density bonus provision allowed by State law (and beyond any
mandated affordable housing requirement) can be considered a
public benefit thereby allowing a higher density within the
Specific Plan or planned development area.
LOCAL EFFORTS TO REMOVE GOVERNMENTAL CONSTRAINTS TO THE
MAINTENANCE, IMPROVEMENT, AND DEVELOPMENT OF HOUSING
Steps that the City has taken to remove governmental constraints
that hinder the development of affordable housing include the
following:
1. Continued implementation of the City's General Plan, as
discussed previously in this report.
2. Continued processing of Specific Plans which will include
an affordable housing component as a portion of the project
Development Agreements.
3. Zoning Ordinance revisions, which encourage and allow the
City Council more flexibility in approving reductions in
standards for Affordable Housing projects.
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4. Compliance with the affordable 'housing provisions of the
Community Redevelopment Law.
5. Allocation of CDBG funds for housing services in lower
income neighborhoods.
6. Providing priority processing to projects that include
affordability components.
STAFF RECOMdENDATION
Receive and file.
WL /JLL
cc: Governor's Office of Planning and Research
State Department of Housing and Community Development
County of Ventura- Planning Division
Planning Commission - Moorpark
Steven Kueny, City Manager
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