HomeMy WebLinkAboutAGENDA REPORT 2001 0606 CC REG ITEM 09ATo:
From:
Date:
MOORPARK CITY COUNCIL
AGENDA REPORT
The Honorable City Council
ITEM
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By-
Wayne Loftus, Director of Community Development'''
May 29, 2001 (CC Meeting of 6/06/01)
Subject: Consider Report and Recommendation of the Affordable
Housing /Community Development Committee concerning
General Plan Pre - Screening Applications for L.T.
Development, LLC. and DeeWayne Jones. (General Plan
Amendment Pre - Screening Applications No. 2000 -04 and No.
2000 -03)
BACKGROUND
On April 18, 2001, the Affordable Housing/ Community Development
Committee (Councilmembers Hunter and Harper) held a special meeting
to consider two (2) General Plan Pre - Screening applications, one of
which would change existing land use from commercial to
residential, with the second increasing residential density. The
Committee considered both applications, however is recommending
authorization for processing on only one request at this time. The
Committee has recommended that the L.T. Development, LLC. proposal,
changing land use from commercial to residential, be processed but
recommended that the DeeWayne Jones proposal be revised for
additional Committee review. At this time DeeWayne Jones has
requested (See Attachment No. 3) that his proposal not be
considered by the City Council. Review by the City Council of Pre -
Screening applications is a public hearing under the City Council
created process and the appropriate legal advertising has been
done, including posting of signs. Property owners affected by the
DeeWayne Jones proposal have been contacted concerning the request
to withdraw from City Council consideration at this time. The
Annotated Agenda of this meeting is included with this report as
are the reports that were prepared for the Committee meeting.
ell
0001
_. L. _.
Honorable City Council
May 29, 2001
Page 2
DISCUSSION
At their meeting on April 18, 2001, the Affordable
Housing /Community Development Committee considered a proposal
submitted by L.T. Development, LLC. to amend the land use
designation of property located on the south side of Los Angeles
Avenue between Fremont Street and Spring Road from General
Commercial (C -2) to Very High Density Residential (V -H).
Also considered, was a proposal by DeeWayne Jones to increase
residential density on a site on the east side of Walnut Canyon
Road, approximately 6,000 feet north of Casey Road, from Rural Low
Density (1 du /5 acres) to Rural High Density (l du /acre) and Medium
Low Density (2 du's /acre).
General Plan Prg-Screening _Application No 2000 -04 (L .T.
Develohment, LL C.) This is a proposal to amend the General Plan
land use designation from General Commercial (C -2) to Very High
Density Residential (V -H) on 12.39 acres. The proposed
development site is on the south side of Los Angeles Avenue
between Fremont Street and Spring Road and extends west behind
the Coptic Church connecting to the Far West Development Project
(Residential Planned Development No. 98 -01 and Tract 5133).
Included in the original application were parcels behind the
Coptic Church and the Coast Salvage property, together with a
small parcel on Fremont Street, however the applicant proposed
an expanded project at the Committee meeting on April 18, 2001.
The expanded project will include the Moorpark Recreation
Vehicle and Storage yard with frontage on Spring Road, adding
approximately 6.8 acres to the project for a total of
approximately 18.2 acres. The proposal involves development of
multiple residential units at a density of 14.3 ± units to the
acre. Majestic Court is proposed to be extended through the
project to connect with Los Angeles Avenue providing the access
and circulation needed for development in the area. A portion
of the proposed site has also been designated for expansion of
the Arroyo -Simi Channel.
The proposed project involves two (2) and three (3) story
buildings arranged in clusters with flats and townhouses in the
configuration. Covered parking and the flats occupy the ground
floor of the three (3) story structures with the townhouses
above. Open space, play areas and a community facility are noted
as features that would be included but no details have been
given. The applicant has indicated that their intent would be
to seek financing that targets affordable housing projects and
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Development & DeeWayne Jones.doc
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Honorable City Council
May 29, 2001
Page 3
is proposing that this project incorporate affordable units,
involving 30% to 50% of the total density. The Committee did not
make a recommendation concerning the percentage or number of
affordable units, indicating that it should be a function of the
entitlement process.
The Committee's review related to land use and housing
opportunities that would result if this project were to proceed
to an approval for processing of a General Plan Amendment
request. The Committee had received a recommendation from staff
that the Moorpark Recreational Vehicle and Storage yard be
included and concurred that its inclusion was necessary. The
Committee also considered recommendations that the Moose Lodge
and beauty shop property be included in an application, that
Majestic Court be connected to Los Angeles Avenue through the
project and that the Fremont Street intersection with Los
Angeles Avenue be eliminated, if feasible, with access for
residents redirected through any new development. The
applicant's representative did advise the Committee that the
owner of the Moose Lodge property had been contacted concerning
participation in this potential development and has declined.
The applicant, however indicated that they would incorporate all
parcels in the area into any studies that the City desired
concerning land use, traffic and circulation, etc. as part of
their proposed General Plan Amendment.
Also included in the discussion of this proposal was concern
over the existing land use of the parcel fronting on Spring
Road. The subject parcel occupied by Moorpark Recreation
Vehicle and Storage includes an office building for A -C
Construction and the storage of some heavy construction
equipment and recreation vehicles. There has previously been
concern about the recreation vehicle land use, its status as an
approved business and appropriateness at this location. The
Committee asked for a report and recommendation for action, as
appropriate, to be included with this report. A memo concerning
these issues may be found as Attachment No. 4 to this agenda
report.
At the end of the discussion, the Affordable Housing /Community
Development Committee, by consensus, recommended to the City
Council that this proposed amendment of the General Plan be
approved for processing, provided:
1. The recreational vehicle storage parcel be included in any
development plan, which is now proposed by the applicant.
2. That all remaining parcels south of Los Angeles Avenue,
adjacent to the project, be included in appropriate studies.
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Development & DeeWayne Jones.doc
Honorable City Council
May 29, 2001
Page 4
3. That Majestic Court be taken through the project and connected
to Los Angeles Avenue.
4. That the submitted General Plan Amendment include a study to
determine the feasibility of eliminating the Fremont Street
intersection with Los Angeles Avenue and redirect neighborhood
traffic through any proposed project.
• General Plan Pre-Screening Application No 2000 -0 ( eWa�_e
Jones) As noted in the Background portion of this report,
DeeWayne Jones has requested at this time that his Pre - Screening
request not be considered by the full City Council, so that
staff and Committee comments may addressed. Issues presented
in the memorandum prepared for Committee review of this project
include but are not limited to: agricultural setback, traffic &
circulation, grading, density, infrastructure, and Hillside
Development criteria, and other miscellaneous General Plan
policies.
This proposed project which would amend the land use opportunity
on 42.44 acres, located on the east side of Walnut Canyon Road,
approximately 6,000 feet north of Casey Road, could result in
thirty (30) dwelling units compared to the eight (8) units that
are currently allowed. The existing Land Use designation is
Rural Low Density allowing 1 du /5 acres, however the request is
for Rural High Density (1 du /acre) and Medium Low Density (2
du's /acre) which is proposed to allow a maximum of thirty (30)
dwelling units, on the site.
The Committee discussed this Pre - Screening application at length
and by consensus concluded that more information concerning the
project's consistency with the General Plan and how it could be
modified to meet General Plan and code provisions was needed.
The Committee also stated that adjacent properties (east side of
Walnut Canyon Road) north and south of this site, should be
included in a study of the area to determine future impacts in
this corridor.
The Committee, by consensus, recommended to the City Council
that this Pre- Screening General Plan Amendment request be
continued for consideration during the next General Plan Pre -
Screening cycle.
RECOMMENDATIONS
The Affordable Housing /Community Development Committee, by
consensus, recommends to the City Council that Pre - Screening
General Plan Application No. 2000 -04 (L.T. Development, LLC.) be
allowed to be submitted and authorized for processing subject to
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Honorable City Council
May 29, 2001
Page 5
the conditions recommended by the Committee, as specified in this
report; and also recommends that Pre - Screening General Plan
Application No. No. 2000 -03 (DeeWayne Jones) be continued to the
next cycle of Pre- Screening Application review and that the
applicant work together with staff to address the issues identified
by the Committee at their meeting of April 18, 2001.
Attachments:
1. Memorandum Reports for Affordable Housing /Community Development
Committee meeting of April 18, 2001.
2. Annotated Agenda of Affordable Housing Meeting of April 18, 2001.
3. Letter - DeeWayne Jones requesting withdrawal.from City Council
consideration of Pre - Screening request.
4. Memorandum concerning status of Moorpark Recreational Vehicle
Storage Facility.
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Development & DeeWayne Jones.doc
30005
ITEM 'T___
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO: Affordable Housing /Community Development Committee
FROM: ° Wayne Loftus, Director of Community Development ZW*4>_
DATE: April 13, 2001 (For 4/18/01 meeting)
SUBJECT: Consider a Request for a General Plan Amendment Pre -
Application Review to Change the Land Use Designation
from General Commercial (C -2) to Very High Density
Residential (VH) on 12.39 acres, located West of
Spring Road and South of Los Angeles Avenue.
Applicant: L.T. Development, LLC. (APN 506 -0- 020 -230,
-320 and -340)
BACKGROUND:
Requests for General Plan Amendment pre - screening applications
are permitted and administered under the authority of City
Council Resolution No. 99 -1578. This resolution establishes two
(2) periods annually for acceptance and consideration of
requests to amend the General Plan Land Use Element by the AdHoc
Committee.
The committee reviews pre - screening applications and recommends
to the City Council, via a report from the Committee, as to the
merit of each request and whether or not the applicant should be
permitted to submit a formal application for General Plan Land
Amendment. A copy of the adopted procedure and explanation is
attached to this staff report for committee referral.
DISCUSSION:
L.T. Development, LLC, is requesting an amendment to the General
Plan for property located southerly of the Moose Lodge parcel
and northerly of the Arroyo Simi. This proposed project is also
bounded on the west by the residential area served by Fremont
Street, an easement road, and by Tract 5133; the 79 -unit
residential project recently approved for Far West Homes.
Comprised of approximately 12.39 acres, including the Fremont
\ \MOR_PRI_SERV \City Share \Community Development \Everyone \Affordable
Housing\ LTdevelopmentLLCgpaprescreeaRPT .doc
Modified: 04/13/01
ATTACHMENT I
P
General Plan Pre - screen 2000 -04: L.T. Development, LLC
April 13, 2001
Page 2
Street road easement, this proposal also includes the Coast
Salvage property. Access to the proposed project would be
provided by the extension of Majestic Court which would link
this project to Moorpark Avenue. The adjacent Coptic Church and
Tract 5133 (Far West) have been required to provide right -of -way
and improvement to Majestic Court, therefore extending this
public street to the project's west property line. Additional
access has also been noted to Los Angeles Avenue at the
northeast corner of the proposed project, adjacent to the Moose
Lodge parcel, however the applicant does not currently have
control of this potential corridor.
There are several adjoining parcels that would be affected by
development of the proposed site, including the Moose Lodge
property, the parcel where the Hair and Nail Salon and other
structures are located, and the RV Storage parcel, which
currently take access from Spring Road. At this time, these
parcels have not been included in the proposed plan. It was
suggested by the Affordable Housing / Community Development
Committee, at their special meeting on February 7, 2001, that
these other parcels be addressed, including provision for
circulation alternatives. Specifically, it was suggested that
the RV Storage facility be provided with the opportunity to
access this project's roadway improvements to eliminate the
circulation conflicts on Spring Road at its current access
point.
The proposed project depicts two- and three- story buildings
arranged in clusters, with individual units in each cluster
having one (1) to three (3) bedrooms. The proposed units are
comprised of flats at the ground floor with parking adjacent and
townhouse configured (two - story) units constructed above the
flats. The roof area over the covered parking spaces is also
proposed to serve as a deck for the townhouse units. Five (5)
separate play areas, a community building and a project mini -
park are shown as project amenities. Emergency access is
annotated at the lot connection to Fremont Street and the
proposed extension to Majestic Court bisects the east /west
dimension of the property as it turns north toward Los Angeles
Avenue. Proposed structures are lined up perpendicular to the
spine road (Majestic Court) with driveways providing access to
the covered parking.
Applicant's request would amend the land use designation and
zoning to provide for development of 164 multiple family -
attached rental housing units, at an approximate 14.3 units per
General Plan Pre - screen 2000 -04: L.T. Development, LLC.
April 13, 2001
Page 3
acre. Applicant further has indicated, that subject to State of
California Debt Limit Allocation Committee application criteria
completion and approval, the intent is to construct 30% of the
units for availability to families making 50 %, or less, of the
County median income for a family of four (4). Thus, 49
affordable units would be provided and those units would be
restricted to families with an annual income of approximately
$34,250, based upon the January 2000 income level criteria for
Ventura County.
Table 1
L. T_ DP_VP1 C nmi=nt-
ITEM
EXISTING
PROPOSED
General 'Plan
General Commercial (C -2)
Very High Density
and Medium Density
Residential (VH)
Residential
Zoning
CPD
&
RPD- 14.3
R -1
Density
Commercial /N.A.
Medium Density Residential
14.3 Dus /acre
4 Dus /acre
The property shown on this pre - screening application could
feasibly be developed for residential purposes and appropriate
circulation can be achieved, although the submitted plan does
not accomplish this. Adjacent properties occupied by the Moose
Lodge, the RV Storage and the Hair and Nail Salon, should be
incorporated in any plan for development of this area to insure
the issues related to access, circulation, and land use are
resolved. Issues concerning access to the entire area are
critical and include:
1. The Level of Service (LOS) at Moorpark Avenue and Los
Angeles Avenue
2. The potential to close Fremont Street at Los Angeles Avenue
by providing access from a street on this adjacent site;
3. Orientation of the RV Storage property, to a new internal
street, to eliminate access to Spring Road; and
4. Determination of the location and type of access to Los
Angeles Avenue, to provide for development in the area.
General Plan Pre- screen 2000 -04: L.T. Development, LLC
April 13, 2001
Page 4
Based upon the application that has been submitted, many
questions remain unanswered and additional study of alternatives
for circulation and land use would be appropriate.
Issues:
While the applicant's proposal addresses a significant housing
need that would assist the City to achieve a portion of its
Housing Element goals for affordable housing, the proposal does
not address adjacent parcel's relative to land use or
circulation, which was one of the significant issues prompting
the proposal for a Special Study area. The adjacent Moose Lodge
and the RV Storage site would be appropriate for residential
uses due to poor access. In the RV property instance, access
from a prolongation of Majestic Court and one (1) north /south
alignment to Los Angeles Avenue, would eliminate direct access
onto Spring Road in proximity to the bridge, thereby avoiding
increased conflicts with access to the two (2) commercial
centers which have driveways on Spring Road. Given the need to
widen Los Angeles Avenue, it is doubtful that the Moose Lodge
property can be viably developed for a reasonably sized
commercial structure and appurtenant parking.
ACTIONS:
The following options/ actions regarding this application are
available to the Ad Hoc Committee:
1. Recommend to the City Council that the pre - screening
application, as submitted, be approved for processing of a
General Plan Amendment (GPA).
2. Recommend to the City Council that the pre- screening
application be approved for processing of a General Plan
Amendment only, if the application incorporates the Moose
Lodge property, the RV storage property, access to this
proposed development and its required loop to Los Angeles
Avenue, including elimination of the Fremont Street /Los
Angeles Avenue intersection, if feasible.
Attachments:
1. Property and Surrounding Developments
2. Site Plan
3. Pre- screening Application Guidelines
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CITY OF MOORPARK
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ITEM '[ 8
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO: Affordable Housing /Community Development Committee
FROM: Wayne Loftus, Director of Community Development
DATE: April 13, 2001 (For 4/18/01 meeting)
SUBJECT: Request for General Plan Amendment (GPA) to Change the
Land Use Designation from Rural Low Density
Residential (RL- 1DU /5acres) to Rural High Density
Residential (RH- lDU /2acres) and Medium Low Density
Residential (ML- 2DUs /acre) on two (2) parcels,
totaling 42.44 acres, located on the east side of
Walnut Canyon Road, approximately 6,000 feet northerly
of Casey Road, to allow development of thirty (3'0)
single- family dwellings. Applicant: DeeWayne Jones
BACKGROUND:
Requests for General Plan Amendment (GPA) pre- screening
applications are permitted and administered under the authority
of City Council Resolution No. 99 -1578. This resolution
establishes two (2) periods annually for acceptance and
consideration of requests to amend the General 'Plan Land Use
Element by the Ad Hoc Committee.
The committee reviews pre - screening applications and recommends
to the City Council, via a report from the committee, as to the
merit of each request and whether or not the applicant should be
permitted to submit a formal application for General Plan Land
Use Amendment. A copy of the.adopted procedure and explanation
are attached to this staff report for committee referral.
DISCUSSION:
Applicant is requesting an amendment to the General Plan for
property located easterly of Walnut Canyon Road and
approximately 6,000 feet northerly of Casey Road. Moorpark
Highlands Specific Plan (Specific Plan No. 2) abuts the site on
the east. Toll Brother's Moorpark Country Club Estates are
adjacent, along the west side of Walnut Canyon Road and the
property's north boundary is coterminous with the city corporate
3 0 0:1
General Plan Pre - screen Application: DeeWayne Jones
April 13, 2001
Page 2
limit. The property contains 42.44 acres and lies within the
Walnut Canyon Corridor Plan area.
The applicant first applied for this pre- screening request in
May of 2000. The initial application was incomplete and as a
result was carried over to the November 2000 cycle, which the Ad
Hoc Committee is currently reviewing.
Applicant's request would amend the land use designation and
zoning such that thirty (30) single- family, detached dwelling
units could be developed. No information has been included in
the application concerning affordable housing units, which is
currently required at a 10% ratio for projects outside of the
Redevelopment Project area. The draft tentative subdivision map
-shows that the property would be divided such that the land east
of the central ridge would contain 30,000 square foot lots,
similar to the Specific Plan No. 2 property. Larger lots ranging
from 2 - 3.5 acres would be created on the western slope,
adjacent to Walnut Canyon Road. Access would be provided to the
east side lots via a sixty (60) foot easement, reserved in Tract
5045 (Moorpark Highlands) . West side lots would gain access
from Walnut Canyon Road via a proposed new intersection south of
the future "C" Street intersection approved for the Toll Bros.
project. All proposed interior roadways would be private roads;
however, the actual widths have not been shown.
Table 1
Jones Pre - screening Request
ITEM
EXISTING
PROPOSED
General
Rural Low Density
Rural High Density
Plan
Residential (RL-
Residential (RH-
1DU /5acres) = Yield of
1DU /2acre8)and Medium Low
8 lots, maximum
Density Residential (ML-
2Dus /acre) = Yield of 30
lots, maximum
Zoning
RE -5 acre
RPD- 1.45
Density 11
DU /5 acres
Overall- 1DU /1.41 acres
Design plans submitted with the application show that access
would be taken via connection with Walnut Canyon Road.
Consistent with the draft Walnut Canyon Corridor Plan, applicant
will need to insure that two (2) twelve (121) foot travel lanes,
a twelve (121) foot center turn lane and two (2) eight (8') foot
shoulders are provided along the entire property frontage on
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1t
a
General Plan Pre- screen Application: DeeWayne Jones
April 13, 2001
Page 3
Walnut Canyon Road and may be required off -site to insure
adequate safety and transition to other existing or proposed
improvements. Applicant will need to construct the connection
to Tract 5045 on the east in order to have two (2) means of
ingress and egress.
Issues:
The applicant's proposal presents a number of issues that are
not adequately addressed. These include:
• Need for a minimum 200 -foot habitable structure setback to
mitigate conflicts between agricultural uses to the north and
this proposed residential development.
• Geotechnical reports to determine stability of the slopes
within the site or the presence of any faults or fault- traces.
• Traffic data is not available to determine trip generation and
impacts to Walnut Canyon Road or other roadways and
intersections potentially impacted by this project.
• Circulation as depicted on the design plan shows gated access
from the Specific Plan No. 2 stubbed street to the applicant's
site. Public access should extend between Tract 5045 and
Walnut Canyon Road to insure adequate circulation to both
sites and to allow for potential public trail connections.
• Analysis of the most suitable location for an intersection
with Walnut Canyon Road is needed. Offset intersections should
be avoided.
• The site contains slopes in excess of 25% and is subject to
the Hillside Development ordinance criteria. The submitted
plan does not evidence compliance to hillside standards or the
latest grading criteria adopted by City Council Resolution No.
2000- 1784.
• The project, as designed, does not provide for amenities to
serve the neighborhood proposed. Residents of this proposal
will utilize existing city facilities or those proposed by
adjacent tracts, thereby placing additional burden on those
facilities.
• Proposed roadways are steep and may be difficult for emergency
vehicle access.
The committee should determine and recommend the percentage of
affordable housing to be required for development. Currently,
projects outside of the Redevelopment Project area is required
to provide 10% of the approved units as affordable housing.
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Housing \DWayneJonesgpaprescreenRPT.doc 14
a
General Plan Pre - screen Application: DeeWayne Jones
April 13, 2001
Page 4
ACTIONS:
The following options /actions regarding this application are
available to the Ad Hoc Committee:
1. Recommend to the City Council that the pre- screening
application, as submitted, be approved for processing of a
General Plan Amendment.
2. Recommend to the City Council that this pre - screening
request to amend the General Plan Land Use Element not be
processed because of its inconsistency with the goals and
objectives of the General Plan relating to land form
grading, density, circulation, and public facilities.
Attachments:
1. Property and Surrounding Developments
2. Site Plan
3. Pre - screening Application Guide
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Housing \DWayneJonesgpaprescreenRPT.doc
5
CITY OF MOORPARK
GENERAL PLAN AMENDMENT
PRE- SCREENING PROCEDURE
COMMUNITY DEVELOPMENT DEPARTMENT, CITY OF MOORPARK, 799 MOORPARK RD., MOORPARK, CALIFORNIA, 93021
PURPOSE:
To provide a process that property owners, or their agents, may use
to present information to the City Council related to proposals for
changes in land use designations on property under the applicants'
control.
SUBMISSIONS:
A General Plan Pre- Screening application is submitted to the City
on the forms and with the prescribed deposits and exhibits to
support the application. Any application submitted without
appropriate deposits or required attachments will be considered
incomplete and will not be scheduled for review until proper and
complete documentation is received. An incomplete submittal will
cause the application to be postponed until the next cycle.
Attachments to the application shall include a site plan, grading
analysis, diagrams to define current and proposed General Plan and
zoning designations, and any draft diagrammatic or textual changes
to existing General Plan Elements or Specific Plans affected by the
application. Applications and information materials may be obtained
from the Community Development Department, Moorpark City Hall, 799
Moorpark Ave. Moorpark, California, 93021. Completed applications
must be submitted to the Community Development Department.
APPLICATIONS:
Two application review periods are provided each calendar year for
which General Plan Pre - screening Reviews may be submitted.
APPLICATION DUE DATES:
Cycle l complete applications must be filed not later than November
30 preceding the review cycle.
Cycle 2 complete applications must be filed not later than May 30
preceding the review cycle.
APPLICATION REVIEW HEARINGS:
All complete applications for General Plan Pre - Screening shall be
reviewed by the Affordable Housing /Community Development Committee
who shall provide a recommendation to the City Council, The City
Council shall conduct a Public Hearing on each application and
shall make a determination to approve or deny the filing of a
formal General Plan Amendment.
001
GENERAL PLAN PRE- SCREENING APPLICATIONS
PAGE 3
CITY COUNCIL:
City Council shall conduct a noticed Public Hearing on each General
Plan Amendment Pre - screening application. After the close of the
review item, City Council will provide the applicant with a
determination upon the General Plan Pre- screening Review request.
Council will normally render one of the following decisions:
APPROVAL Approval means that the applicant is allowed to
prepare and submit a formal application for General
Plan Amendment to be reviewed and heard by the
Planning Commission and City Council at a
subsequent point in time. Council may prescribe
additional considerations, materials, and /or
studies to be included wi thin the formal
application as a condition to approving the pre -
screening review.
Approval of the pre- screening review is not an
approval of the General Plan Amendment and does not
guarantee or imply that approval of the formal
application for General Plan Amendment will occur
once filed.
DENIAL- Denial of the pre- screening review means that no
formal General Plan Amendment application for the
project site will be accepted. Denial of any pre -
screening shall disqualify the property from
consideration for any additional General Plan
Amendment application submittal for a period of one
year from the denial date.
ACTIONS FOLLOWING DECISIONS:
After the City Council has rendered its decision on a pre- screening
review, the following actions will occur:
APPROVAL- Applicant will be advised in writing of the decision
of the City Council. Thereafter, applicant shall
file the necessary forms, fees, environmental
information and materials to complete a formal
General Plan Amendment application with the
Community Development Department. Additionally, an
applicant shall be required to submit formal
applications for a new specific plan, or amendments
to an existing specific plan, and /or applications
300
..........___..
GENERAL PLAN -PRE- SCREENING APPLICATIONS
PAGE 5
DENIAL: -
1. The request does not demonstrate or is in conflict
with any of the criteria for approval.
2. Marked similarities b t
3
4.
5.
0
7.
1N
a
e we=n the application and
previously considered requests denied within the
last twelve months in the same general area, or,on
the same property or portion thereof.
Requests for intensification or densification within
the boundary area of any project, specific plan or
planned development approved less than one year
prior to the application date.
Creation of an island of substantially higher urban
density, inconsistent with the goals and policies
of the General Plan, in an area of more rural
character.
Requests which are incompatible with adjacent uses
or may induce conflict and /or other
incompatibilities.
Requests clearly in conflict with any urban
restriction limitations criteria adopted by local
ordinance or initiative.
Requests that induce significant impacts upon
viable agricultural uses or diminish prime
agricultural lands.
Requests that significantly impact prime habitat
areas for endangered, threatened or protected
species.
When the request site is located in an area where
the Council has initiated a General Plan
Amendment, zone change, or land use study
scheduled for public hearing within the next
twelve months.
030019 -
A. DEEWAYNE JONES, D.D.S.
FAMILY DENTAL CARE
722 E. MUN STREET
SANTA PAULA, CALIFORNIA 93060
(805) 525 - 7464•/525.3001
MEMO
,
To: Community Development Committee, Mayor Pat Hunter, Dr. Clint Harper gtCtIVED
Re: Staff Report, Page 3, Issues 2001
Setback:
We are aware of this and have planned the lots accordingly. ' 1 s;MOORPARK
Slope Stabili
, /Faults :We will address this issue using Pacific Materials Lab.
Traffic data:
We are increasing the number of lots by 22 from 8 to 30. We believe
the impact is negligible.
Circulation:
The present driveway was designed and approved by Fire Department to
handle eight lots. That is still. the number as it will be used for 8 lots only
and for emergency purposes only. The 22 lots will access to the East and
use private drive for emergencies only.
Intersection:
Toll Brothers should align their access to Walnut Canyon with project's
driveway on Walnut Canyon.
1. Driveway designed to channel water run off from Western slopes to
Walnut Canyon drain.
2. Project's topography dictates present location. FILE
3. Many calls and correspondence to Nelson Miller regarding proper
alignment.
4. To stay as far South from blind curve as possible.
Hillside Ordinance: We will address all of these issues in grading plan.
Amenities: People who live in these large homes on very large lots will provide
their own amenities.
Roadway: Previously approved by City and Fire Department. Has been used by
residents, Fire and Sheriff s Department for over 10 years with no
;problems.
Affordable Housing:
We are increasing the density by +/ -20 lots. Would the City require 2
affordable housing units from such a small project? If so, would they be
on or off site?
ice
f
1.
COMMUNITY DEVELOPMENT DEPARTMENT
AFFORDABLE HOUSING/ .
COMMUNITY DEVELOPMENT COMMITTEE
(Councilmembers Hunter /Harper)
SPECIAL MEETING
ANNOTATED AGENDA
WEDNESDAY
APRIL 18, 2001
5:00 P.M.
CALL TO ORDER
The meeting was called to order at 5:50 p.m.
2. ROLL CALL
3.
is
Committee members Mayor Hunter and Councilmember Harper
were present. Staff attending the meeting included Steven
Kueny, City Manager, Hugh Riley, Assistant City Manager,
Wayne Loftus, Director of Community Development, and
Nancy Burns, Redevelopment, Senior Management Analyst.
PUBLIC COMMENTS
None
DISCUSSION ITEMS
a. Consider request for a General Plan Amendment Pre -
Application review to Change the Land Use
Designation from General Commercial (C -2) to Very
High Density Residential (VH) on 12.39 acres
located West of Spring Road and South of Los
Angeles Avenue to allow development of 164
multiple family rental units with up to 30% of the
units designated for affordable housing;
Applicant: L.T. Development, LLC.
Staff provided a brief overview of the project. John
Newton, representing the project applicants introduced
Stephen Whyte of Pacific Housing Advisors, and Tim
Tucker of L.T. Development LLC., developers of this
proposed project. A revised concept layout, which
included the recreational vehicle storage yard in the
proposed project, was distributed to Committee members
ATTACHMENT 3 0021.
AFFORDABLE HOUSING \COMMUNITY DEVELOPMENT
COMMITTEE ANNOTATED AGENDA
APRIL 18, 2001
PAGE 2
and staff. Comment was provided by the applicant that
the revised concept had also addressed the issue of a
final drainage solution along the Arroyo Simi, which
resulted in a significant reduction of developable
area. John Newton commented that the owner of the Moose
Lodge property, although not yet contacted was
difficult to deal with and would most likely not be
willing to participate in an area wide land
use /development study. This comment and concern was
made because of the staff options /actions number 2 of
the report to the Committee, dated April 13, 2001,
which recommended incorporation of the RV storage area
and Moose Lodge in an application for General Plan
Amendment. Mr. Newton noted that the RV storage parcel
had been tied up in an escrow agreement and would be
incorporated into the development proposal. Staff
clarified that the entire area needs to be studied,
even if not included in a development proposal and was
of the opinion that this applicant should perform an
analysis and pay for any additional staff studies
whether or not the property would be part of the
development proposal. The applicant agreed, and also
agreed to look at the potential to close the Freemont
Street access to Los Angeles Avenue and take access
from Majestic Court extension instead. The issue of
Affordable Housing was also briefly discussed. The
subject property is in the Redevelopment Project Area,
which requires 15% Affordable Housing however, a higher
ratio as initially proposed was preferred. A final
percentage of affordable units will be determined
during the entitlement process.
By consensus the Committee concluded that the proposed
amendment of the Land Use Element of the General Plan
be sent forward to the City Council with a
recommendation that an amendment of the General Plan be
authorized for processing. The Committee also asked
that the status of any zoning violations on the RV
storage site be included in the Council report together
with a recommendation for resolution of the violations.
b. Consider request for a General Plan Amendment Pre -
Application review to Change the Land Use
Designation from Rural Low Density Residential
(RL- ldu /5acres) to Rural High Density Residential
(RH- ldu /2acres) and Medium Low Density Residential
cdc mtg. 401 wed / city Gk. fri.prior wed mtg /chamber 529.5304 /actions 72 hrs MICLAFLEURIMICOMMITTEES12001CDC101APR18 CDCAA.DOC
AFFORDABLE HOUSING \COMMUNITY DEVELOPMENT
COMMITTEE ANNOTATED AGENDA
APRIL 18, 2001
PAGE 3
(ML -2du /acre) on two parcels totaling 42.44 acres,
located on the East side of Walnut Canyon Road
approximately 6,000 feet northerly of Casey Road
to allow development of 30 single family
dwellings. Applicant: DeeWayne Jones.
Staff provided a brief overview of the project
including several points of inconsistency with the
General Plan. The property owner DeeWayne Jones was in
attendance representing the proposal and illustrated
concern over staff comments. He submitted a memo to
Committee members and staff responding to the issues on
page 3 of the staff memorandum dated April 13, 2001,
which was prepared for the project. Staff provided
comments to the Committee concerning the preferred land
use and circulation studies that should be prepared for
the neighborhood as part of the Committee review before
a recommendation concerning processing is submitted to
the City Council, which should include the properties
both north and south of the subject property.
The Committee by consensus concluded that more
information concerning this project's consistency with
the General Plan or how it could be modified for
consistency with the General Plan and various code
provisions and development standards was necessary. The
Committee also stated that properties north and south
of the subject site with frontage on Walnut Canyon Road
should be included in a new study to determine the
overall impact. The applicant and staff were directed
to work together to resolve the issues. In addition, by
consensus the Committee concluded to continue this
request to be considered at the next General Plan
screening cycle.
5. ADJOURNMENT
The meeting adjourned at 6:35 p.m.
cdc mtg. 41^ wed / city elk. fri.prior wed mtg /chamber 529.5304 1actions 72 hrS M: ICLAFLEURIMICOMM ITTEES12001CDC101APR18 CDCAA.DOC
C3002"
To: Pat Hunter, Mayor
City of Moorpark
Members of City Council
Re: Canyon Crest Ranch Application
We would like to ask the Council to give us additional time to address issues presented
by staff in our meeting with the Affordable Housing Committee.
We hope to be back to the Committee within thirty (30) days and placed on the Council
agenda sometime in July.
Wayne Loftus is very busy now. It may take a week or more to schedule a meeting with
him. He could not do it this week or the first part of next week.
Thank you for your consideration of my request.
Sincerely,
A. DeeWayne Jones, LDS
CC: Wayne Loftus
Ernest Mansi
ATTACHMENT.Z,
k"" `30024
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO: Honorable City Council
FROM: Wayne Loftus, Director of Community Development je
DATE: May 23, 2001
SUBJECT: Status Report Related to the A.C. Construction Site
and Its Incorporation Within the L.T. Development
Proposal for Affordable Housing Development.
BACKGROUND
At the April 18, 2001, meeting of the Affordable
Housing /Community Development Committee there was a
recommendation that the construction yard /recreational vehicle
storage yard property be incorporated into the General Plan
Amendment request filed by L.T. Development. The site is
approximately 6.82 acres and is currently zoned CPD.
DISCUSSION
The A.C. Construction site has been the subject of numerous
discussions related to issues of zoning violations and
jurisdictional actions. This site has also been the subject of
concern by adjacent residential property owners. The following
chronology and explanatory material is intended to provide a
summary of the issues that have been dealt with concerning the
subject property.
A. The original use, a contractor's facility yard, was
initiated without approval of a Development Plan Permit
(DP) as required under then applicable County Zoning
ordinance criteria in 1974. The owner applied for the DP
in February 1974 and it was granted in October 1974. This
established the contractor facility under the M -2 Zone
existing on the property at the time.
B. The Ventura County Board of Supervisors adopted a land
use change for the property on December 18, 1979, which
established the designation as Medium Density Residential.
M:\ JLibiez\ M\ AHCDCadhoc \LTStfRprt5.23.0l.doc
AT TA C H M ENT 4
City Council
May 23, 2001
Page 2
Status Report
The contractor storage facility became a legal non-
conforming use as a result. Subsequently, the property was
rezoned to CPD, which permits recreational vehicle sales
and services, subject to a Planning Commission approved
Conditional Use Permit.
C. The Director of Community Development granted a Zone
Clearance to permit a temporary RV storage facility on
November 28, 1994, (ZC 94 -0267) finding that the portion of
the site dedicated to this use was not a change in use that
would be substantially different than the contractor's
storage yard. The permission for the temporary RV storage
was, subject to conditions, including a sunset clause,
causing the permit to expire (May 28, 1996), 18 months from
the date of issuance.
D. In August 1996, the owner applied for a Zoning
Ordinance Amendment (ZOA 96 -1) to permit a Recreational
Vehicle storage yard within the CPD Zone subject to an
approved Conditional Use Permit. The result of that
application process was the adoption of Ordinance No. 225
which modified the Non - conforming Use provisions of Section
17.52.060 C.2. of the Zoning Ordinance. That change
allowed conversion from one non - conforming use to another
non - conforming use provided that the City approve a
Conditional Use Permit (CUP) and that the proposed
substitute use would not result in any expansion of the
non - conformity. Also, the code section as amended
permitted City Council to condition the issuance of the
required CUP.
E. Section 17.52.060.C.2 a proposed Zoning Ordinance
amendment was considered by the Planning Commission and
recommended to the City Council on November 13, 2000. The
Commission consideration would allow changes in non-
conforming uses subject to a Director approved
Administrative Permit. City Council has not considered
this recommended ordinance change.
The site does not possess a Conditional Use Permit as required
by current zoning code provisions. A Conditional Use Permit is
necessary to allow the continuation of the RV storage use should
the site remain in a CPD zone and the Planning Commission
recommendation concerning Section 17.52.060.0.2 not be
considered and adopted. Should the site become a portion of the
proposed General Plan Amendment (Pre - screening GPA 2000 -03 /LT
0 0
City Council Status Report
May 23, 2001
Page 3
Development) proposing a change from commercial to residential,
the contractor facility yard and RV storage should be removed
from the site within a reasonable period of time. It is
suggested that this area should be incorporated within the first
phase of development to insure that a change occurs. Should the
requested redesignation not occur, the applicant should be
required to apply for the appropriate permit (CUP) to provide
for the RV use. At such time as the RV use is approved, the
contractor facility should cease to have legal status and all
related activity to that non - conforming use should be vacated.
RECOMMENDATIONS
1. That any application for a formal General Plan Amendment be
accompanied by an application for Conditional Use Permit to
permit the RV storage yard within the CPD zone on the site,
and that the applicant concurs that conditions such as
landscaping, public improvements, and operational standards
may be required as part of the permit.
2. That the property considered herein be incorporated into
phase one of the proposed LT development plan.
3. That any and all violations of code that exist upon the
property are removed prior to construction of phase one of
the development project on -site, including but not limited
to removal of the barbed /razor wire on the perimeter
fencing.
C: Steve Kueny, City Manager
Code Enforcement Division
John Libiez, Planning Manager
File
C4Z 3`t
JUN -05 -2001 16:37 COUNTY OF UENTURA PWA
murtu of Altura
June 5, 2001
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
805 677 8762 P.01i01
PUBLIC WORKS AGENCY
RONALD C. COONS
Director
Attention: Deborah Traffenstedt, City Clerk
Central Servkas
Kay Martin
RECEIVEE"I'lid Waste Management
Jeff Pratt
JUN 5 2001 Flood Control
CWT' CLERK'S DEPARTMENT
CITE OF MOORPARK
SUBJECT: Moorpark Road Realignment, project No. 50221
Tierra Rejada Road Encroachment Permit
Continuance of Appeal
Dear Ms. Traffenstedt:
We concur with the continuance of the County's appeal of the denial by the City Public
Works Director of an encroachment permit for modifications to the intersection of
Moorpark Road and Tierra Rejada Road from June 5, 2001 to June 20, 2001.
Very truly yours,
. Butch ri
Deputy Director of Public Works
Transportation Department
Was- CA14.088.sa
C, Supervisor Judy Mikels
Steven Kueny
Kenneth Gilbert
Ronald C. Coons
Hall of Administration L # 1600
8.00 S. Victoria Ave, Ventura, CA 93049 - (805) 854 -2018 • FAX (805) 654 -3952 • Www.ventura.orgNCPWA
TOTAL P.01
Deputy Directors of Public works
Wm. Butch Britt
via FAX (805) 529 -8270
Transportation
total pages _I._
John C. Crowley
original to follow via U.S. Mail
Water Ratouroas & Engineering
Lane S. Holt
Attention: Deborah Traffenstedt, City Clerk
Central Servkas
Kay Martin
RECEIVEE"I'lid Waste Management
Jeff Pratt
JUN 5 2001 Flood Control
CWT' CLERK'S DEPARTMENT
CITE OF MOORPARK
SUBJECT: Moorpark Road Realignment, project No. 50221
Tierra Rejada Road Encroachment Permit
Continuance of Appeal
Dear Ms. Traffenstedt:
We concur with the continuance of the County's appeal of the denial by the City Public
Works Director of an encroachment permit for modifications to the intersection of
Moorpark Road and Tierra Rejada Road from June 5, 2001 to June 20, 2001.
Very truly yours,
. Butch ri
Deputy Director of Public Works
Transportation Department
Was- CA14.088.sa
C, Supervisor Judy Mikels
Steven Kueny
Kenneth Gilbert
Ronald C. Coons
Hall of Administration L # 1600
8.00 S. Victoria Ave, Ventura, CA 93049 - (805) 854 -2018 • FAX (805) 654 -3952 • Www.ventura.orgNCPWA
TOTAL P.01