HomeMy WebLinkAboutAGENDA REPORT 2003 0319 CC REG ITEM 08CITEM f - C
of
MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: Barry R. Hogan, Community Development Director
Prepared By: David A. Bobardt, Planning Mana
DATE: March 4, 2003 (CC Meeting of 3/19/2003)
SUBJECT: Consider General Plan Amendment Pre - Screening
Application No. 2001 -03 to Convert 4.8 Acres from
Rural High Residential Uses to Medium Industrial Uses
at 13991 Los Angeles Avenue on Behalf of Mohammad
Sheshebor and Eddie Gharabaghi.
BACKGROUND
On November 29, 2001, William Tanner and Madelaine Shenkel filed
General Plan Amendment (GPA) Pre - Screening application No. 2001-
03. Due to staffing shortages in the Community Development
Department at the time, the City Council deferred processing of
this application until the November 2002, GPA Pre - Screening
cycle. In December 2002, the property was sold to Mohammad
Sheshebor and Eddie Gharabaghi. Messrs. Sheshebor and
Gharabaghi have asked the City to continue processing the
General Plan Amendment Pre - Screening application in order to use
the site for RV storage and mini - storage. The Affordable
Housing /Community Development Committee (Mayor Hunter and
Councilmember Mikos) considered this application in January 2003
(staff report attached).
DISCUSSION
The Affordable Housing /Community Development Committee discussed
a potential expansion of the area covered by the proposed
General Plan Amendment that would include a study of most of the
properties along "Old" Los Angeles Avenue, east of Spring Road,
including the Virginia Colony and former Tabor Ranch.
Comprehensive planning for this area could be addressed through
a Specific Plan that identifies future permitted land uses,
000G97
Honorable City Council
Honorable City Council
March 19, 2003
Page 2
development standards and infrastructure to achieve the goals of
the City's General Plan. The Committee suggested that the study
area also include property within the Arroyo Simi to explore
trail connections.
A Specific Plan for this area could address many of the issues
that would be the subject of the upcoming updates to the Land
Use, Circulation, and Open Space, Conservation and Recreation
Elements of the City's General Plan, including compatibility of
uses along this corridor, a cohesive streetscape identity and
recreational trails. Staff estimates the cost of preparing a
Specific Plan to be around $30,000. State law allows for the
City to recover costs associated with the preparation of
Specific Plans from development permit applicants. If the City
Council calls for the preparation of a Specific Plan, staff
would work with other property owners currently considering
development entitlements in the study area to help fund its
preparation.
STAFF RECOMMENDATIONS
1. Approve the General Plan Amendment Pre - Screening
application subject to the preparation of a draft Specific
Plan for the study area shown in Attachment No. 2.
2. Direct staff to work with the applicant and other property
owners in the study area seeking entitlements to fund the
cost of the preparation of a draft Specific Plan.
Attachments:
1. Staff report to the AH /CD Committee for the January 15,
2003 meeting.
2. Potential Specific Plan Boundary Map.
joc�098
AFFORDABLE HOUSING
COMMUNITY DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Affordable Housing /Community Development Committee
FROM: Barry K. Hogan, Community Development Director
Prepared By: David A. Bobardt, Planning Mana e
DATE: January 6, 2003 (AH /CDC Meeting of 1/15/03)
SUBJECT: Consider General Plan Amendment Pre - Screening
Application No. 2001 -03 to Convert 4.8 Acres from
Rural High Residential Uses to Medium Industrial Uses
at 13991 Los Angeles Avenue on Behalf of Mohammad
Sheshebor and Eddie Gharabaghi.
This report addresses the merits of processing a General Plan
Amendment application on approximately 4.8 acres of land at
13991 Los Angeles Avenue. The prior owners, William Tanner and
Madelaine Shenkel, have proposed a change in planned use from
rural high residential to medium industrial to allow for the
construction of either a recreational vehicle (RV) storage
facility or a truck storage facility. The current owners,
Mohammad Sheshebor and Eddie Gharabaghi, have asked the City to
continue processing the General Plan Amendment Pre - Screening
application for an RV storage /mini- storage facility. The action
of the Affordable Housing /Community Development Committee is to
make a recommendation to the City Council on whether or not a
General Plan Amendment application on this project should be
accepted for processing based on criteria established by
Resolution No. 99 -1578.
BACKGROUND
On November 29, 2001, William Tanner and Madelaine Shenkel filed
General Plan Amendment (GPA) Pre - Screening application No. 2001-
03. Due to staffing shortages in the Community Development
Department at the time, the City Council deferred processing of
this application until the November 2002, GPA Pre - Screening
CC ATTACHMENT 1 000099
Affordable
January 15,
Page 2
Housing /Community Development Committee
2003
cycle. Pre - Screening applications received by November 30th of
each year are sent to the Affordable Housing /Community
Development Committee the following January for a recommendation
to the City Council. In December 2002, the property was sold to
Mohammad Sheshebor and Eddie Gharabaghi. Messrs. Sheshebor and
Gharabaghi have asked the City to continue processing the
General Plan Amendment Pre - Screening application in order to use
the site for RV storage and mini - storage.
DISCUSSION
Project Setting
Existing Site Conditions:
This 4.8 acre project site has approximately 205 feet of
frontage on East Los Angeles Avenue and is approximately 727
feet deep. The site is steeply sloped with an elevation gain of
approximately 160 feet rising northward from Los Angeles Avenue.
Three (3) large relatively level pads have been graded on the
site. Four (4) vacant outbuildings and six (6) mature eucalyptus
and California pepper trees are located on the site. The
project site is also adjacent to land set aside in Specific Plan
No. 2 for California Gnatcatcher habitat.
Previous Applications:
In 1997, the City Council authorized the processing of a General
Plan Amendment and Zone Change to change the planned use for
this site from rural high residential to medium industrial uses.
This action was later rescinded due to continuing Municipal Code
violations on the site.
GENERAL
PLAN /ZONING
Direction
General Plan
Zoning
Land Use
Site
Rural High
Rural Exclusive
Vacant
Residential
North
Freeway
Open Space
Freeway Reserve
Medium
Limited
South
I_ndustr_ia_l
-
_ Industrial
Embassy Iron Works
— J
East
Freeway
Rural Exclusive
Freeway
Rural High
Rural Exclusive,
Single- Family
Residential,
West
Specific
Natural Open
House, Habitat
Plan
Space
Preserve
S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \03 Sheshebor Gharabaghi \030115 Report
to AHCDC.doc 0 001' 1 G_ 0
Affordable Housing /Community Development Committee
January 15, 2003
Page 3
Evaluation Criteria
Criteria most pertinent for approval or denial of this General
Plan Amendment Pre - Screening are:
• Conformity with Goals, Policies, and Implementation
Strategies of the General Plan
• Potential for Compatibility with Existing and Planned Uses
in the Area
• Conformity with Other City Council Policies
• Potential to Provide Public Benefit
• Impact on Prime Habitat for Endangered, Threatened, or
Protected Species
General Plan Goals and Policies
Goals and policies from the General Plan most pertinent to this
project include:
Land Use Element
• Attain a balanced city growth pattern which includes a full
mix of land uses.
• Encourage a diversity of industrial uses located and
designed in a compatible manner with surrounding land uses.
New industrial development should be located adjacent to
existing industrial uses and along major transportation
corridors. Industrial uses shall incorporate design
features to minimize adverse impacts on adjacent uses and
enhance the visual characteristics of the area.
• Establish land uses and development intensities which are
compatible with scenic and natural resources and which
encourage environmental preservation. New development shall
be located and designed to minimize adverse visual and /or
environmental impacts to the community and shall respect,
integrate with, and complement the natural features of the
land.
• Ecologically sensitive habitats shall be protected and
preserved.
S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \03 Sheshebor Gharabaghi \030115 Report
to AHCDC.doc 1W.
Affordable Housing /Community Development Committee
January 15, 2003
Page 4
• Enhance the physical and visual image of the community.
New development shall be compatible with the scale and
visual character of the surrounding neighborhood.
• Provide for and promote the revitalization of visually
degraded landscaping, building facades and deteriorated
buildings in the community.
Housing Element
• Provide residential sites through land use, zoning and
Specific Plan designations to provide a range of housing
opportunities. Identify adequate housing sites to
facilitate the 1998 -2005 Regional Housing Needs Assessment
goals.
Noise Element
• Protect the public from adverse noise impacts. Incorporate
noise considerations into planning decisions to prevent or
minimize future land -use incompatibilities. Limit the
impact of nuisance noise sources upon residential areas.
Circulation Element
• Adequate off - street parking shall be provided from new
construction.
Open Space, Conservation, and Recreation Element
• Conserve, preserve, enhance and maintain the quality of
biological and physical environments.
ANALYSIS
Issues
Staff analysis of the proposed General Plan Amendment has
identified the following two (2) main issue areas for Affordable
Housing /Community Development Committee consideration and
discussion:
• Land Use /General Plan Compatibility
• Ongoing Planning Efforts
S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \03 Sheshebor Gharabaghi \030115 Report
to AHCDC.doc f' 'a
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Affordable Housing /Community Development Committee
January 15, 2003
Page 5
Land Use /General Plan Compatibility
The project site is in an area dominated by industrial
development to the south and freeway to the east. One (1)
residence is located to the west and the Specific Plan No. 2
California gnatcatcher habitat preserve is located to the north.
Given the freeway noise on the project site, along with its
relative isolation from any identifiable residential
neighborhood, residential development may no longer be its most
appropriate use. The terrain and natural habitat on the project
site further limit the types of uses that would achieve the
goals and policies of the General Plan.
The proposed RV /mini- storage facility could take advantage of
the more level areas on the site for parking and buildings, and
most of the site's natural slopes could be preserved. Properly
managed RV /mini- storage facilities are low- intensity uses of
land, involving little traffic and few potential nuisances. An
RV /mini- storage facility could be a good transitional use
between the Los Angeles Avenue industrial area and the
residential area to the west. However, the change in General
Plan and Zoning would permit a number of industrial uses that
may not be appropriate for the site. It could also create
% %spot" zoning, giving a substantial benefit in allowing
industrial uses not enjoyed by other property owners west of the
freeway bridges and north of Los Angeles Avenue.
Ongoing Planning Efforts
Community Development staff is currently working with the Public
Works staff and the City Engineer studying alternative roadways
for State Highway 23. One possible route involves the extension
of the highway north from Los Angeles Avenue via Crawford
Canyon. This alignment could have some impact on the project
site but it would not preclude the proposed use. In addition,
National Ready -Mix is seeking an extension to their Conditional
Use Permit and Kavlico has indicated interest in expansion of
development on its property. All these potential projects,
along with the future use of the Tabor Ranch and city -owned
property adjacent to the Arroyo Simi have cumulative traffic,
noise, and land use implications on the Los Angeles Avenue
corridor, including the Virginia Colony. A Specific Plan for
this area could comprehensively address the issues associated
with development of these properties. State law (Section 65456
of the Government Code) allows for Cities to recoup costs
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Affordable Housing /Community Development Committee
January 15, 2003
Page 6
associated with the preparation of Specific Plan from persons
seeking governmental approvals which are required to be
consistent with the Specific plan. It is believed that much of
the cost associated with the preparation of a Specific Plan
could be either be recovered from future development projects or
collected up front from property owners intending to seek
entitlements in the area.
STAFF RECOb2dFNDATION
It is recommended that the Affordable Housing /Community
Development Committee recommend that the City Council initiate a
General Plan Amendment to study a potential Specific Plan for
the area shown in Attachment No. 5 to comprehensively address
future land uses, development standards and infrastructure to
achieve the goals of the City's General Plan. This Specific
Plan would address the potential use of the project site for
RV /mini - storage in the context of surrounding uses and other
planning efforts.
Attachments:
1. Application
2. Location Map
3. Aerial Photo
4. Development Plans
5. Potential Specific Plan Boundary
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2003
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CITY OF MOORPARK
GENERAL PLAN AMENDMENT
PRE - APPLICATION REVIEW APPLICATION
FEE. Deposit per Current Fee Schedule
APP ICANT
Telephone: _f 1 j Q?j ! J
DATE SUBMITTED: b G 10-711'4 ^4' •-),
PROPERTY OWNER
CSC ��T�i= �03� �- :•5�,3��'1VS,� -s
Telephone:( j) -l9�
LEGAL DESCRIPTION: (Attach copy of grant deed(s) and comprehensive title report)
LOCATION DESCRIPTION: (In simple words, tell
property is within the City)
ASSESSOR PARCEL NUMBER(S): —3 C _ r I C --c� - C
REQUESTED AMENDMENT DESCRIPTION: (Describe exactly what amendment(s) you are
requesting to be made. Example: Change land use designation from Low Density Residential to
Density Residential on a 6.8 acre parcel in order to, create affordable h ing units.) .
/ i �'• �T
.�4!'r � 1= Z El/ _firs
(Attach extra sheets as necessary)
PROP TY OWNER SIGNATURE:
Dat 7 %
cddgpapreapapp.10.31.01
PPLICANT SIGNATURE:
Dated:e^ 7 3
Page 1 of 2
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General Plan Amendment Pre - Screening Application 2001 -03
Aerial Photograph of Project Site and Vicinity
F— NORTH
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ATTACHMENT 3
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General Plan Amendment Pre - Screening Application 2001 -03
Potential Specific Plan Boundary
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ATTACHMENT 5
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City of Moorpark
Planning Division Potential Specific Plan Boundaries
CC Attachment 2 (k