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HomeMy WebLinkAboutAGENDA REPORT 2001 1219 CC REG ITEM 09EMOORPARK CITY COUNCIL AGENDA REPORT To: The Honorable City Council ITEM- q • �_ . UtrFG � -O r Co wne.► t MArki. b�err M 1 ! t hcxt BY- From: Deborah S. Traffenstedt, Acting Director of Community Development _D1 ST Prepared by: Joseph F. Fiss, Principal Planner Date: December 12, 2001 (CC Meeting of 12/19/01) Subject:: Consider Report and Recommendation of the Affordable Housing /Community Development Committee concerning General Plan Pre - Screening Applications for U.S.A. Properties Fund, Inc. (General Plan Amendment Pre - Screening Applications No. 2001 -01) �i09 -1 z� At their meeting on October 17, 2001, the Affordable Housing /Community Development Committee considered a proposal submitted by U.S.A. Properties Fund, Inc. to amend the land use designation of 9.48 acres located southerly of Los Angeles Avenue, west of the Archstone Apartments from General Commercial (C -2) to Very High Density Residential (V -H). The Affordable Housing /Community Development Committee recommends that the City Council authorize concurrent processing of this amendment to the General. Plan, Zone Change application, and Residential Planned Development Permit. The Committee further recommended that a density increase from 15 units per acre to 18.5 units per acre be permitted in support of affordable housing for a specific needs category. BACKGROUND On October 17, 2001, the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Harper) held a special meeting to consider a General Plan Pre - Screening application which would change the existing General Plan land use designation from commercial (C -2) to residential (V -H) . The Committee considered the application and is recommending that the City Council authorize concurrent processing at this time. Review by the City Council of Pre - Screening applications is a public hearing under the City \ \MOR_PRI_SERV \City Share \Community Development \Everyone \a - GPA 2001 -01 USA Prop \011219 GPA2001 -01 USA Prop stf rpt.doc Honorable City Council December 19, 2001 Page 2 Council. created process and the appropriate legal advertising has been done. The Annotated Agenda of the October 17, 2001 meeting and the Staff Report prepared for the Committee meeting are included with this report. State Redevelopment Law requires that fifteen percent of all housing units within a redevelopment area be maintained for affordable housing. The Moorpark Redevelopment Agency requires that affordable housing units be provided on a project by project basis within the Redevelopment district, in order to avoid incurring a deficit of affordable housing units within the project area. A recent request for consideration of an increased number of units was made by the developer and is discussed below. DISCUSSION U.S.A. Properties Fund, is requesting an amendment to the General Plan for property located southerly of Los Angeles Avenue, easterly of Leta Yancy Road, westerly of the Archstone Apartments and northerly of the Arroyo Simi. Access to the proposed project will be provided by the extension of Park Crest Lane and Park Lane, completing a connection between Moorpark Avenue and Los Angeles Avenue. Archstone Communities, developer of the 312 -unit apartment community on the east side of the subject property, was required to achieve the Park Crest Lane /Park Lane connection as a condition of their project approval. Right -of -way dedication for this future street has now been achieved as part of the approval of Parcel Map No. 5316 by the Planning Commission on August 27, 2001. This Parcel Map has also created a portion of the subject development site by separating it from the balance of the ownership, which extends north with frontage on Los Angeles Avenue and Park Lane. Construction of street improvements is expected to be complete by January 2002 and is required before Archstone Communities can occupy more than 199 apartment units. The proposed U.S.A. Properties project site -plan depicts 176 senior citizen housing units within fifteen (15) two -story buildings arranged in clusters, with individual units in each cluster having one (1) to two (2) bedrooms. The proposed units are comprised of flats on each floor, with unit sizes ranging between 579 square feet and 800 square feet. The project, as proposed, will consist of four (4) 8 -plex buildings, eight (8) 12 -plex buildings, and three (3) 16 -plex buildings. The buildings are clustered around a central recreation facility containing a pool and spa, recreation building, and patio area. Paved walkways through landscaped yard areas will lead to the central recreation area from each residential cluster. \ \MOR_PRI_SERV \City Share \Community Development \Everyone \a - GPA 2001 -01 USA Prop \011219 GPA2001- 01 USA Prop stf rpt.doc '�Y Honorable City Council December 19, 2001 Page 3 Parking is provided with 132 spaces within carports and forty -four (44) open spaces, for a total of 176 spaces. The proposed parking ratio of one (1) space per dwelling unit is not consistent with the current code provisions that requires at least 1.25 covered spaces for bachelor or studio type units, or two (2) covered spaces (one in a garage) for units with one (1) or more bedrooms. Section 17.32.010.M.1. of the Zoning Ordinance does allow for a reduction of parking, on a case by case basis, if these units are for senior citizens or affordable housing. It is the responsibility of the applicant to provide the approving authority with justification for reduced'. parking. Given the reduced impacts that senior housing projects create, a reduced parking ratio can be considered. The proposed parking ratio for this project is 1 parking space per unit with limited guest spaces provided at a ratio of .1 parking space per unit, for a total of 194 parking spaces. Applicant's request to amend the current land use designation to provide! for development of 176 attached housing units requires a density of approximately 18.5 units per acre on the 9.48 acre parcel. This density exceeds the General Plan density permitted under the Very High Density Residential category by 3.5 units per acre (18.5 versus 15) . The Land Use Element of the General Plan allows an increase in density up to a maximum of 20 units per acre, consistent with State Density Bonus laws and Municipal Code provisions. Section 17.64.030 D.1.c. allows the granting of a density bonus not to exceed 25% when at least fifty percent (500) of the total units are to be set aside for senior residents. Under normal code provisions of 15 dwelling units per acre, the 9.48 acres could support a maximum of 142 dwelling units. With the maximum density bonus of 25 percent, 36 additional dwelling units would be allowed, for a total of 178 dwelling units. The applicant has indicated that every unit in the project will be reserved for affordable senior housing, however, it has not been determined at what income level the units will be reserved. The 176 units proposed are designated totally for senior housing. As proposed, the project includes the allowable density bonus. A formal request to recognize the density bonus should be included in the concurrent application submittal. Provisions of 17.64.030 F and G related to maintenance of affordable senior units and the requirements for an affordable senior housing agreement would apply. The property can be feasibly developed for the intended purposes. There is a community need to provide housing for special needs categories such as the aging population of Moorpark within the economic means of that segment of the population. Development of \ \MOR_PRI_SERV \City Share \Community Development \Everyone \a - GPA 2001 -01 USA Prop \011219 GPA2001- 01 USA Prop stf rpt.doc .., ' - A Honorable City Council December 19, 2001 Page 4 residential units south of the alignment of Park Crest Lane is consistent with the development of the Archstone Apartments to the east and is a logical land use between the Arroyo Simi and commercial parcels fronting on Los Angeles Avenue. Additionally, retail goods and services are available nearby, as are grocery stores, restaurants and limited health facilities. A bus turnout is being installed just east of this site on Park Crest Lane and Arroyo Vista Park is nearby. Public transit is available or can be brought to the site readily. Circulation to the development can be provided through the extension and intersection of Park Crest Lane and Park Lane, adjacent to the site. Parcel Map No. 5316 identified two (2) alternative designs for this new intersection. One (1) is an intersection with a knuckle formed by the two (2) intersecting streets, of Park Lane and Park Crest Lane. The alternative is a design that provides for a connection between Park Crest Lane and Unidos Avenue creating the potential for a through street from Moorpark Avenue to Leta Yancy Road. Because of the configuration of the parcels, the existence of a single - family home and location of the Faith Lutheran Church, the potential for a street connection is significantly reduced. Two (2) travel lanes can be achieved through a reduced roadway section that avoids the church but would require removal of the existing single- family dwelling at the northwest corner of the subject property. Consideration to incorporating this property into the proposed project if a street connection to Unidos Avenue is desired was discussed. The committee suggested that both options should be studied and a determination made as part of the formal project review. Some interest was expressed in combining the single- family residential parcel into the proposed project. 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 following item was noted by staff and the Committee for further consideration during formal project review: Address the integration of the Arroyo Simi open space into the project as previous projects have. The applicant should consider the benefit of passive use areas or enhanced landscape buffering along the portion of the expanded Arroyo Simi right -of -way not intended for drainage way widening and construction. These areas should be incorporated into the final RPD submittal. Dedication of land to the Ventura County Flood Control District (VCFCD) is anticipated. The Affordable Housing /Community Development Committee recommended that an. amendment of the General Plan be authorized for processing \ \MOR_PRI_SERV \City Share \Community Development \Everyone \a - GPA 2001 -01 USA Prop \011219 GPA2001- 01 USA Prop stf rpt.doc a' Honorable City Council December 19, 2001 Page 5 (along with concurrent processing of related applications), subject to study of potential acquisition of the single- family home to the northwest, and study of the option for extension of Park Crest Lane to Unidos Avenue. The developer has recently requested consideration of 208 units. This is an attempt to address the fees required by various public agencies including the City. They have also informed the City of their desire to seek property tax abatement as part of the State Bond funding program. They have been informed that City Staff has grave concern with this relative to MRA and City revenues. Staff supports processing this application with consideration of up to 190 dwelling units (9.48 acres X 20 dwelling units per gross acre), which is the maximum allowed by the City General Plan and Density Bonus Provisions. Staff feels that a 100 percent senior project should have fewer impacts than the same number of non - senior restricted units and may justify fee reductions not previously granted by the City. This, in combination with design standard modifications would affect the number of units necessary to achieve a financially viable project consistent with City standards and General Plan requirements. RECOMMENDATIONS 1. Opera public hearing; receive testimony; close public hearing. 2. Authorize U.S.A. Properties Fund, Inc authorization to submit a General Plan Amendment application and authorize concurrent processing of all necessary applications to develop the senior housing project. Attachments: 1. Memorandum Reports for Affordable Housing /Community Development Committee meeting of October 17, 2001. 2. Annotated Agenda of Affordable Housing Meeting of October 17, 2001. \ \MOR_PRI_SERV \City Share \Community Development \Everyone \a - GPA 2001 -01 USA Prop \011219 GPA2001- 01 USA Prop stf rpt.doc ITEM q. A-. CITY OF MOORPARK COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Affordable Housing /Community Development Committee (Mayor Hunter and Councilperson Harper) FROM: Wayne Loftus, Director of Community Developmentll/ Prepared by: John Libiez, Planning Manager /Advance DATE: October 11, 2001 (For 10/17/01 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 9.48 acres, located southerly of Los Angeles Avenue, West of the Archstone Apartments and East of Juarez Avenue. Applicant: U.S.A. Properties Fund (APN NOS. 506 -0- 050 -180 and -470) 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 Affordable Housing /Community Development 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 of the Land Use Element of the General Plan. A copy of the adopted procedure and explanation is attached to this staff report for reference. a T _ t S: \Community Development \Everyone \Affordable Housing \afh (101701).USA gpa prescreen.d2.101001.doc Modified: 10 /11 /01 General Plan Pre - screen 2001 -01 U.S.A. Properties Fund, Inc. October 11, 2001 Page 2 DISCUSSION U.S.A. Properties Fund, is requesting an amendment to the General Plan for property located southerly of Los Angeles Avenue, easterly of Leta Yancy Road, westerly of the Archstone Apartments and northerly of the Arroyo Simi -. Access to the proposed project will be provided by the extension of Parkcrest Lane and Park Lane, completing a connection between Moorpark Avenue and Los Angeles Avenue. Archstone Communities, developer of the 312 -unit apartment community on the east side of the subject property, was required to achieve the Parkcrest Lane /Park Lane connection as a condition of their project approval. Right -of -way dedication for this ,future street has now been. achieved as part of the approval of Parcel Map No. 5316 by the Planning Commission on August 27, 2001. This Parcel Map has also created a portion of the subject development site by separating it from the balance of the ownership which extends north with frontage on Los Angeles Avenue and Park Lane. Construction of street improvements is expected to be complete by January 2002 and is required before Archstone Communities can occupy more than 199 apartment units. The. proposed project site -plan depicts 176 senior citizen housing units within fifteen (15) two- story - buildings arranged in clusters, with individual units in each cluster having one (1) to two (2) bedrooms. The proposed units are comprised of flats on each floor, with unit _sizes ranging from 579 square feet and 800 square feet. The project, as proposed, will consist of four (4) 8 -plex buildings, eight (8) 12 -plex buildings, and three (3) 16 -plex buildings. The buildings are clustered around a central recreation facility containing a pool and spa, recreation building," and patio area. Paved walkways through landscaped yard areas will lead to the central recreation area from each residential cluster. Parking is provided with 132 spaces within carports and forty -four (44) open spaces, for a total of 176 spaces. The proposed parking ratio of one (1) space per dwelling unit is not consistent with the current code provisions, that requires at least 1.25 covered spaces for bachelor or studio type units, or two (2) covered spaces (one in a garage) for units with one (1) or more bedrooms. Section 11.32.010.M.1. of the Zoning Ordinance does allow for a reduction if the units are for senior citizens. S: \Community Development\ Everyone\Af fordable Housing \afh (101701) USA gpa prescreen.fl.101001.doc General Plan Pre - screen 2001 -01: U.S.A. October 11, 2001 Page 3 Properties Fund, Inc. Applicant's request would amend the current land use designation and zoning to provide for development of 176 multiple - family, attached, rental housing units, at a density of approximately 18.5 units per acre on a 9.48 acre parcel, approximately 5.46 (vacant land) acres of which has been established by Parcel Map 5316. The balance of the development site is comprised of a separate legal parcel currently occupied by nursery greenhouses and operated as Milgro Nursery. All units within the complex will be designated as affordable senior housing. At this time the applicant has not addressed the specifics of income limits and commitment to affordability in the application. The Committee should determine the percentage of the project to be designated for affordable senior housing and the income levels proposed and forward a recommendation to the City Council. Table 1 L.T. Development Pre - screening Reauest REQUEST EXISTING PROPOSED General Plan General Commercial (C -2) Very High Density Residential (VH) (15.0 dus /acre maximum) Zoning Commercial Planned Residential Planned Development (CPD) Development (RPD) (18.5 dus /acre) (Sr. Housing] Density Commercial /N.A. 18.5 dus /acre The property shown on this pre- screening application can be feasibly developed for residential purposes. There is a current need under the City's Housing Element to provide housing for special needs categories such as the aging population of Moorpark within the economic means of that segment of the population. Development of residential units south of the alignment of Parkcrest Lane is consistent with the development of the Archstone Apartments to the east and is a logical land use between the Arroyo Simi and commercial parcels fronting on Los Angeles Avenue. Additionally, retail goods and services are available nearby, as are grocery stores, restaurants and limited S: \Community Development \Everyone \Affordable Housing \afh (101701).USA gpa prescreen.fl.101001.doc General Plan Pre - screen 2001 -01: U,S.A. Properties Fund, Inc. October 11, 2001 Page 4 health facilities. A bus turnout is being installed just east of this site on Parkcrest Lane and Poindexter Park is nearby. Circulation to serve the proposed development will be provided through the extension and intersection of Parkcrest Lane and Park Lane, adjacent to the site. Parcel Map No. 5316 identified two (2) alternative designs for this new intersection. One (1) is an intersection with a knuckle formed by the two (2) intersecting streets of Park Lane and Parkcrest Lane. The alternative is a design that provides for a connection between Parkcrest Lane and Unidos Avenue creating the potential for a through street from Moorpark Avenue to Leta Yancy Road. Because of the configuration of the parcels, the existence of a single - family home and location of the Faith Lutheran Church, the potential for a street connection is significantly reduced. Two (2) travel lanes can be achieved through a reduced roadway section that avoids the church but would require removal of the existing single - family dwelling at the northwest corner of the subject property. Consideration should be given to incorporating this property into the proposed project if a street connection to Unidos Avenue is desired. Discussion Points The applicant's proposal addresses a that would assist the City to achieve Element goals for affordable housing. issues identified by staff that the Coi reaching its recommendation for consideration: significant housing need a portion of its Housing The following items are umittee should consider in future City council • The proposal does not address the integration of the Arroyo Simi open space into the project as previous projects have. The applicant should consider the benefit of passive use areas or enhanced landscape buffering along the portion of the expanded Arroyo Simi right -of -way not intended for drainage way widening and construction. These areas should be incorporated into the final RPD submittal. Dedication of land to the Ventura County Flood Control District (VCFCD) is anticipated. • The circulation alternatives should be considered and more specific direction given to the applicant. Staff sees significant merit in connecting Parkcrest Lane to Leta Yancy Road, creating a parallel local street to Los Angeles Avenue. S: \Community Development \Everyone \Affordable Housing \afh (101701) USA gpa prescreen.fl.101001.doc General Plan Pre - screen 2001 -01: U.S.A. Properties Fund, Inc. October 11, 2001 Page 5 • Applicant should be provided direction concerning the single - family lot contiguous to the northwest project corner in the proposed project, even if the Leta Yancy Road circulation alternative is not pursued. The single- family parcel would be the only such parcel in the area and it is too small to support a future commercial or higher density project designed consistent with city standards. • The proposed density of this project exceeds the maximum allowed of fifteen (15.0) dwelling units per acre. Applicant is requesting approval of a project at 18.5 dus /acre gross. The General Plan Land Use Element (Table 2, restricts density of the Very High Residential category to 15.0 dus /acre, unless a density bonus is granted. The table also limits density to 20.0 dus /acre when a density bonus is approved pursuant to State Density Bonus Law and the Municipal Code provisions. Both of these sources allow for a maximum bonus of twenty -five (25 %) percent for projects meeting defined criteria. A copy of Chapter 17.64 of the Municipal Code is attached for Committee reference. • Parking for the project is proposed at less than zoning ordinance levels. The parking standards require one (1) or more bedroom units in multiple family developments to have two (2) covered spaces per unit, one (1) of which must be in a garage; RPD standards require an additional '-� space per unit for guest parking. The parking standards also allow some reduction in parking for bachelor or studio apartments when an RPD is reviewed (Section 17.32.010.M.1 and Section 17.36.030.B.3.). The current design incorporates 132 spaces in carports [three -sided structures] and forty -four (44) surface spaces. Staff has contacted the cities of Thousand Oaks, Oxnard and Camarillo to determine what parking standard is applied to, senior citizen only, housing. Oxnard and Thousand Oaks make a determination on a case -by -case basis, requiring applicant to submit a study and Camarillo requires only one (1) space per dwelling unit which may be uncovered. Staff believes some modification of the current standards is reasonable, since most seniors do not maintain two (2) cars. Guest parking should be provided on site with or without a modification to resident parking criteria. Based on contact with the cities noted above, Thousand Oaks, Oxnard, and Camarillo, guest spaces should be required. 00 r S: \Community Development \Everyone \Affordable Housing \afh (101701).USA gpa prescreen.fl.101001.doc General Plan Pre - screen 2001 -01: U.S.A. Properties Fund, Inc. October 11, 2001 Page 6 ACTIONS The following options/ actions regarding this application are available to the Affordable Housing /Community Development Committee (Mayor Hunter and Councilperson Harper): 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, subject to acquisition of the R -1 single - family home at the northwest project boundary, and require the extension of Parkcrest Lane to Unidos Avenue. Attachments: 1. Property and Surrounding Developments Exhibit 2. Site Plan 3. Pre - screening Application Guidelines 4. Chapter 17.64 of the Municipal Code *r S: \Community Development\ Everyone\Af fordable Housing \afh (101701) XSA gpa prescreen.fl.101001.doc USA I w F, I S w' V MIN 1 1. Ll III 1 '� RWW MUM rii' 1 Park Lane i 14I nu. uE.ti..nlwil 8•PICR 2BI),120A 176 0. 11.4. :a ":11 —Wj�-- 1 2BD/J BA 16 -Plea 2BD/IBA L6 Park Lane i 14I USA Properties Fund, Inc. 1"Im Lkmi—o. lag I so. JL-qk. Cbl_ 9M.1 ATTACHMENT 11WO1 9A D-;Ls I d i DS %40. % v R.W., m) . 41. h.1 wl lo• uu N" ALTERNATIVE '13' ,Conceptual site Plan PARK CREST APARTMENTS Moorpark, California Aoy 11.2001 77 7 'IF i H t; i Vy -0 nu. uE.ti..nlwil 176 0. 11.4. :a ":11 USA Properties Fund, Inc. 1"Im Lkmi—o. lag I so. JL-qk. Cbl_ 9M.1 ATTACHMENT 11WO1 9A D-;Ls I d i DS %40. % v R.W., m) . 41. h.1 wl lo• uu N" ALTERNATIVE '13' ,Conceptual site Plan PARK CREST APARTMENTS Moorpark, California Aoy 11.2001 77 7 'IF i H t; i Vy -0 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 1 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. ATTACHMENT 3 � �� J ,� GENERAL PLAN PRE- SCREENING APPLICATIONS PAGE 2 APPLICATION HEARING SCHEDULE: ACTION CYCLE 1 CYCLE 2 Application Deadline November 30 May 30th Community Development January Meeting(1) July Meeting(1) Committee Review City Council Public March to May, September to Hearing Depending on November, Depending Committee Review on Committee Review (1) The Affordable Housing/ Community Development Committee may take up to 60 days to complete review and recommendations. APPLICATION DECISIONS: AFFORDABLE HOUSING /COMMUNITY DEVELOPMENT COMMITTEE: The Affordable Housing /Community Development Committee will review the application and supporting materials. The Committee shall make a recommendation to the City Council and identify any issues and concerns regarding the request that the City Council may wish to consider in its deliberations. -- All applications filed for any cycle shall be scheduled for hearing before the Affordable Housing /Community Development Committee on the same date within the cycle review period. The Committee may review these items over a sixty period. The Committee shall present a recommendation to the City Council on all pre - screening applications it reviews. In developing a recommendation the Committee shall determine the extent to which each application conforms to adopted General Plan element goals and policies for each element upon which the pre- screening application may have an effect. In developing a recommendation, the Committee shall use the same criteria which the City Council shall utilize in reaching its decision. The Committee may recommend approval, denial, or modifications to the pre- screening request the Committee feels shall be necessary to insure compatibility with adjacent uses and in such a way as may implement General Plan goals and policies. The report of the Committee to the City Council shall present findings in support of the recommendation for City Council consideration. GENERAL PLAN PRE - SCREENING APPLICATIONS PAGE 3 i 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 within 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 GENERAL PLAN PRE - SCREENING APPLICATIONS PAGE 4 for any change of zoning necessary to ensure consistency of the requested land use designations of the proposed General Plan Amendment. DENIAL- Applicant will be advised in writing of the decision of the Council and advised of the limitation on any further General Plan Amendment requests. A new pre- screening review submittal will be required for any subsequent filings as permitted by this procedure. CONTINUANCE- Applicant will be advised verbally at the pre- screening review of the date and time for continuance and the materials or requirements necessary to aid the Council in its final decision. Failure of the applicant to provide any required material or data may result in a denial at the appointed continuance hearing date. CRITERIA FOR DECISIONS ON PRE - SCREENING REVIEWS: In reaching a decision on any General Plan Pre - Screening Review, the following criteria, included but not limited to, will be used in making determinations. APPROVAL 1. Request demonstrates conformity with the adopted goals, policies and implementation strategies of the adopted General Plan. 2. Request provides potential for compatibility with existing and planned uses in the area. 3. Requests which facilitate a significant contribution to the provision of affordable housing. 4. Projects submitted by other public agencies which will enhance the public health and safety of the community. 5. The proposed amendment is in conformity with other City Council adopted policies. 6. The proposed amendment has the potential to provide, through the project approval process, public improvements, public services, public amenities, and /or financial contributions that the City Council determines to be of substantial public benefit to the community. 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 between 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. 3. 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. 4. 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. 5. Requests which are incompatible with adjacent uses or may induce conflict and /or other incompatibilities. 6. Requests clearly in conflict with any urban restriction limitations criteria adopted by local ordinance or initiative. 7. Requests that induce significant impacts upon viable agricultural uses or diminish prime agricultural lands. 8. Requests that significantly impact prime habitat areas for endangered, threatened or protected species. 9. 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 a public hearing within the next twelve months. 17.64.010 Chapter 17.64 DENSITY BONUS PROVISIONS Sections: 17.64.010 Purpose and intent. 17.64.020 Definitions. 17.64.030 Density bonus/incentives. 17.64.040 Housing program — General requirements. 17.64.050 Standards for restricted units. 17.64.010 Purpose and intent. The purpose of this chapter is to set forth the standards and regulations under which density bonuses and other incentives may be offered by the city to developers of housing development projects pursuant to State Government Code Section 65915 et seq. The adopted housing element of the Moorpark general plan includes a future five (5) year housing program which describes those actions and programs which the city will undertake to continue the maintenance, improvement and development of housing for all residents of the city. Included as a housing element program is the offering of density bonuses, consistent with state law, to developers proposing construction of rental and ownership housing for very low and low- income households. It is the intent of the city to encourage the provision of such housing by providing a density bonus or equivalent incentive under this chapter. To be eligible, developers must comply with the terms of this chapter and enter into an appropriate housing agreement. Neither Government Code 65915 et seq. nor this chapter require the provision of direct financial incentives for any housing development, including the provision of publicly owned land, or the waiver of fees or dedication requirements. (Ord. 189 § 3 (8116 -0), 1994) 17.64.020 Definitions. For the purposes of this chapter, unless otherwise appar- ent from the context, certain words and phrases are defined as follows: "Affordable housing agreement" means an agreement between the developer and the city guaranteeing the affordability of rental or ownership units to very low or lower income households in accordance with the provisions of this chapter. "Affordable units" means those units in the housing development for very low or lower income households. "Director" means the director of community development or his designee. "Housing development" means one (1) or more groups of projects with a minimum of five (5) residential units 392 -1 (Moorpark 7 -01) �TTA�MENT under a city residential planned development permit, regard- less of whether such permit is based upon individual subdivision maps or parcels. "Housing program" means the housing development(s) allowed and agreement(s) entered into pursuant to this chapter. "Lower income household" means those households defined in Section 50079.5 of the Health and Safety Code. "Qualified household" means a household meeting the appropriate income or age restrictions. "Restricted unit" means a unit which is designated for a specific income or age restriction. "Senior housing agreement" means an agreement between the developer and the city guaranteeing the availability of rental or ownership units to senior residents in accordance with the provisions of this chapter. "Senior resident" means a qualifying resident or senior citizen as defined in Section 51.3 of the California Civil Code. "Senior units" means those units in the housing develop- ment for senior residents. "Very low income household" means those households defined in Section 50105 of the Health and Safety Code. (Ord. 189 § 3 (8116 -1), 1994) 17.64.030 Density bonusAncendves. A. In accordance with California Government Code Section 65915, the city council shall either grant a density bonus and provide one (1) incentive, or shall provide other incentives of equivalent financial value based upon the land cost per residential unit, as part of the planned develop- ment process. to housing developments which provide housing to qualified households. B. In the case where a density bonus is granted. an additional incentive is not required if a written finding is adopted by the city council that the additional incentive is not required to provide for affordable rent or affordable housing costs as defined in Section 17.64.050. C. Density and Incentives. 1. The increase in density shall be twenty-five percent (25%) over the otherwise maximum allowable residential density under the applicable zoning designation and land use element of the city's general plan. 2. Incentives to be provided by the city, as determined by the city council, may include but are not limited to the following: a. A reduction in R -P -D zone site development stan- dards by an amount not to exceed twenty percent (2096), or a reduction in architectural design requirements which exceed the minimum building standards adopted by the city; and 393 17.64.020 b. Other regulatory incentives or concessions proposed by the developer or the city, which result in identifiable cost reductions. 3. The developer shall demonstrate to the city's satis- faction that the incentives are necessary in order to develop affordable units. D. Qualification Requirements. 1. In order to qualify for a housing program, pursuant to this chapter, a housing development must meet one (1) or more of the following criteria: a. At least twenty percent (20%) of the total units of the housing development must be set aside for lower income households; or b. At least ten percent (10%) of the total units of the housing development must be set aside for very low income households; or c. At least fifty percent (50%) of the total units of the housing development must be set aside for senior residents. 2. The density bonus units shall not be included when determining the number of housing units equal to ten (10) or twenty percent (20%) of the total. E. Residential Planned Development (R -P -D) Permit and Zone Designation Requirements. An R -P -D permit is required by Section 17.36.030 for any project creating five (5) or more separate residential lots in the rural agricul- tural (R -A), rural exclusive (R -E), single - family estate (R- O). one (1) family residential (R -1) and two (2) family residential (R -2) zones. Section 17.36.030 et seq. sets forth the R P -D permit requirements for any project in an R -P -D zone. For the purposes of this chapter, an R -P -D permit shall also be required for any project creating five (5) or more residential units for which a density bonus and/or other incentive(s) have been requested F. Maintenance of Affordable or Senior Units. Where a density bonus and an additional incentive are both granted or other incentives of equivalent financial value are granted, the affordable or senior units shall be maintained as such - for a period of thirty (30) years, unless a longer period is required due to financing or government programs as determined by the city. Where only a density bonus is granted, the affordable or senior units shall be maintained as such for a period of ten (10) years, unless a longer period is required due to financing or government programs as determined by the city. G. Affordable or Senior Housing Agreement. The property owner shall be required to enter into an agreement with the city, which in part ensures to the satisfaction of the city that the restricted units remain available to the qualified households for the required period of time. Said document shall be )mown as the affordable housing agree- ment or the senior housing agreement, shall be approved 17.64.030 by the city council, shall be recorded, and shall run with the land. (Ord. 189 § 3 (8116 -2), 1994) 17.64.040 Housing programs -- General requirements. A. The density bonus and/or other incentive(s) shall apply to the affordable ownership housing program the affordable rental housing program, the senior resident ownership program, and the senior resident rental program. B. A developer may submit to the city a preliminary proposal for a housing development pursuant to this chapter prior to the submittal of any formal requests for general plan amendments, zone changes, subdivision map. or R -P -D permit approvals. lie city council shall, within ninety (90) days of receipt of a written preliminary proposal, notify the developer in writing of whether it shall: 1. Grant a density bonus, with or without an incentive; or 2. Provide other incentives of equivalent financial value. C. Any developer constructing both twenty percent (20%) of the total units for lower income households and ten percent (10 %) of the total units for very low income households, is entitled to only one (1) density bonus and at least one (1) additional incentive, identified in subsection (Cx2) of this section, although the city at its discretion may grant more than one (1) density bonus. D. Compatibility. Affordable units developed in con- junction with a market rate development shall be of similar design and similar quality as the market rate units. Exteriors and floor plans of affordable units shall be similar to the market rate units; interior features, such as luxury flooring. appliances, and lighting fixtures, need not be the same as determined by the city. E. Location. Affordable units shall be dispersed throughout the housing development rather than clustered in a single area or a few areas. Siting of the affordable units within a project shall be approved by the director in order to ensure disperseL (Ord. 189 13 (8116- 3),1994) 17.64.050 Standards for restricted units. A. Affordable Ownership Units--Eligibility and Sales Price. 1. Households shall be eligible to purchase an afford- able unit if they meet the following criteria: a. Where at least twenty percent (20%) of the total units of a housing development are set aside for lower income households, a person or family shall be eligible if the household income does not exceed the qualifying limits for lower income families as established by Section 50079.5 of the Health and Safety Code. b. Where at least ten percent (10%) of the total units of a housing development are set aside for very low income 394 households, a person or family shall be eligible if the household income does not exceed the qualifying limits for very low income families as established by Section 50105 of the Health and Safety Code. c. Consideration will be given to households residing and/or working in Moorpark. 2. Determination of Initial Affordable Unit Sales Price. Initial prices of affordable units shall be set so that monthly housing costs do not exceed the following: for lower income households, housing costs shall not exceed thirty percent (30%) of seventy percent (70%) of the area median income, as adjusted for family size appropriate to the unit; and for very low income households, housing costs shall not exceed thirty percent (30 %) of fifty percent (50 %) of the area median income, as adjusted for family size appropriate to the unit. In no case shall a unit subject to the affordable housing program be sold at mom than ninety percent (90%) of the cost of a comparable market rate unit. a. For purposes of the housing program. monthly housing costs shall include utilities (sewer, water, gas, trash, telephone, cable television, and electricity), homeowner association fees, homeowners insurance, and property taxes, in addition to the actual mortgage payment. b. For purposes of the housing program, unless perti- nent federal standards apply. "adjusted for family size appropriate to the unit" shall mean one (1) person to a studio unit. two (2) persons to a one (1) bedroom unit, three (3) persons to a two (2) bedroom unit, four (4) persons to a three (3) bedroom unit. and five (5) persons to a four (4) bedroom unit. B. Affordable Rental Units Eligibility and Rent. 1. Households shall be eligible to rent an affordable unit pursuant to the same criteria set forth in subsection (Axl) of this section. 2. Determination of Initial Affordable Unit Rental Rates. Initial rents of affordable units shall be set so that monthly rent does not exceed the following: for. lower income households, rent shall not exceed thirty percent (30%) of sixty percent (60%) of area median income, as adjusted for family size appropriate to the unit; for very low income households, rent shall not exceed thirty percent (30%) of fifty percent (50%) of the area median income, as adjusted for family size appropriate to the unit. a For purposes of the housing program, monthly rent shall include a reasonable utility allowance for sewer, water, gas, trash, telephone, cable television and electricity. Nothing herein requires the landlord to pay for those utilities; however, if the landlord does not pay for those utilities, the rent shall be reduced by an amount equal to the utility allowance. b. For purposes of the housing program, unless perti- nent federal standards apply. "adjusted for family size nJ� �.,- appropriate to the unit" shall mean one (1) person to a studio unit, two (2) persons to a one (1) bedroom unit, three (3) persons to a two (2) bedroom unit, four (4) persons to a three (3) bedroom unit, and five (5) persons to a four (4) bedroom unit. C. Senior Ownership and Rental Units. Households shall be eligible to purchase or rent a senior unit if they meet the following criteria: a. Where at least fifty percent (50 %) of the total units of a housing development arc set aside for senior residents, a person or family shall be eligible if at least one (1) person is a senior resident. b. Consideration will be given to households residing and/or working in Moorpark. (Ord. 189 § 3 (8116-4).1994) 395 1 7.64.050 AFFORDABLE HOUSING/ COMMITTEE DEVELOPMENT COMMITTEE (Councilmembers Hunter /Harper) Annotated Meeting Agenda Wednesday October 17, 2001 5:30 p.m. 1) CALL TO ORDER: The meeting was called to order at 5:40 p.m. 2) ROLL CALL: Committee members Mayor Hunter and Councilmember Harper were present. Staff attending the meeting included: Steven Kueny, City Manager; Wayne Loftus, Community Development Director; John Libiez, Planning Manager; Laura Stringer, Senior Management Analyst, Community Development; Nancy Burns, Redevelopment Senior Management Analyst. 3) PUBLIC COMMENTS: None 4) DISCUSSION ITEMS: A. Consider Request for a General Plan Amendment Pre - Application Review (Pre- Screen Application No. 2001 -01) to Change the Land Use Designation From General Commercial (C -2) to Very High Density Residential (VH) on 9.48 Acres, Located Southerly of Los Angeles Avenue, West of the Archstone Apartments and East of Leta Yancy Road. Applicant: U.S.A. Properties Fund Wayne Loftus provided the staff report, including a brief description of the site, proposed project and recommended improvements. He discussed staff's 2001 -10 -17 cdcaa 10/22/0111.38 AM recommendation that an adjacent property be included in the General Plan Amendment study. John Newton, 165 High Street, Suite 103., Moorpark, introduced the applicant's representatives, Troy Estacio, 2440 Professional Drive, Suite 100, Roseville, CA, 95661; Mike Krantz, 301 E. Ocean Blvd, Suite 1200, Long Beach, CA 90802; and engineer, Eldon Shierman, 9310 Topanga Canyon Blvd., Chatsworth, CA, 91311, Mr. Newton provided an overview of the project goals and requested flexibility regarding staff's recommendation for property acquisition and street improvements as conditions of moving the project forward. Troy Estacio, discussed U.S.A. Properties, Inc. experience in developing this type of affordable housing opportunity for people fifty -five (55) years of age and older. He provided a description of the proposed project and discussed their experience with parking ratios and covered parking requirements on other projects developed and operated by U.S.A. Properties. Councilmember Harper questioned whether this facility would accommodate assisted or independent living, and the level of affordability of the units. Mr. Estacio responded that this facility was for independent living and that ten percent (100) of the units would be for Very Low income with the balance for Low income. The committee indicated that the level of affordability would be determined through project processing. Councilmember Harper discussed his experience with lack of guest parking at this type of facility. Details of appropriate parking, including enclosure and number of spaces together with details about the project will be analyzed through the entitlement process, assuming the full Council authorizes processing. Discussion occurred between applicant's representatives and staff concerning the timing of processing and potential approvals related to applicant's desire to submit request for tax credit financing, concluding that concurrent processing of a General Plan Amendment, Change of Zone and Residential Planned Development was appropriate, with the entire process potentially taking a minimum of one year. By consensus the Committee concluded that the proposed amendment to 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, subject to study of acquisition of the single- family home to the northwest, which is zoned commercial, and study of the requirement for extension of Park Crest Lane to Unidos Avenue. Additionally, concurrent processing of all applications required to develop this project was concluded to be the preferred procedure,. ADJOURNMENT: There being no further business, the meeting adjourned at 6:10 p.m.