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Home My WebLink AboutAGENDA REPORT 2003 0319 CC REG ITEM 08DMOORPARK CITY COUNCIL AGENDA REPORT ITEM TO: Honorable City Council FROM: Barry K. Hogan, Community Development Director Prepared By: David A. Bobardt, Planning Mana }� DATE: March 3, 2003 (CC Meeting of 3/19/2003) SUBJECT: Consider General Plan Amendment Pre- Screening Application No. 2001 -02 to Convert 4.0 Acres from General Commercial Uses to Very High Density Residential Uses at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. BACKGROUND On November 30, 2001, Grand Moorpark, LLC filed General Plan Amendment (GPA) Pre - Screening Application No. 2001 -02, proposing to amend the General Plan Land Use Map for the 4.0 -acre vacant site on the north side of Los Angeles Avenue, just west of the Mission Bell Plaza from commercial uses to very high density residential uses. This would allow apartment or condominium construction on the site. 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. As part of this cycle, the proposal was considered by the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) on January 15, 2003 for a recommendation to the City Council (staff report attached). DISCUSSION The Affordable Housing /Community Development Committee identified two issues of concern with the application. The first related to the limited amount of vacant land in the city available for commercial uses. This application, combined with a previously considered GPA Pre - Screening application for LT Development (now Shea Homes), could convert to residential uses 400111 Honorable City Council March 19, 2003 Page 2 a total of 25 acres of land currently planned and zoned for commercial uses. The Committee recommended that the City Council ask for a study to determine the cumulative effect of these two proposals on maintaining sufficient commercial land in the city to meet future needs before further consideration be given to this application. The Committee would then review the study before making a recommendation on this General Plan Amendment Pre - Screening application to the City Council. Such a commercial demand study could be prepared by an economic /planning consultant working for the City at the expense of the two applicants desiring a reclassification of commercial land. Both applicants have already indicated a willingness to participate. The cost of such a study is expected to be between $15,000 and $20,000. It should also be noted that such a study has already been recommended by staff to be considered as an addition to the City's Objectives for Fiscal Year 2003 -2004. The second issue of concern related to the density of the development. In its report to the Committee, staff recommended the possibility of exploring densities higher than the very high density classification of 15 units per acre on this site, and perhaps other limited parts of the city. The Committee expressed concern over the impact of higher densities on the suburban identity as expressed in the General Plan. This is an issue that can be further addressed by the Committee and City Council once an economic study is completed. STAFF RECOMMENDATION Direct staff to obtain funds from Grand Moorpark, LLC and Shea Homes for the preparation of a commercial demand study, and upon completion of the study, refer the case back to the Affordable Housing /Community Development Committee for recommendation to the City Council. Attachment: 1. Staff report to AH /CD Committee for January 15, 2003 meeting. OW-112 AFFORDABLE HOUSING COMMUNITY DEVELOPMENT COMMITTEE AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Direct o Prepared By: David A. Bobardt� DATE: January 6, 2003 (AH /CDC Meeting of 1/15/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2001 -02 to Convert 4.0 Acres from General Commercial Uses to Very High Density Residential Uses at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. SUMMARY This report addresses the merits of processing a General Plan Amendment application on approximately 4.0 acres of land at 601- 699 West Los Angeles Avenue. The applicant, Grand Moorpark, LLC, has proposed a change in planned use from general commercial to very high density residential to allow for the construction of sixty -six (66) townhouses. 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 30, 2001, Grand Moorpark, LLC filed General Plan Amendment (GPA) Pre - Screening Application No. 2001 -02. 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. Pre - Screening applications received by November 30th of each year are sent to the Affordable Housing /Community Development CC ATTACHMENT 1�� Affordable Housing /Community Development Committee January 15, 2003 Page 2 Committee the following January for a recommendation to the City Council. DISCUSSION Project Setting Existina Site Conditions: This 4.0 -acre project site has approximately 471 feet of frontage on Los Angeles Avenue and is approximately 371 feet deep. The site is relatively level and is currently vacant. No protected trees exist on the site. Previous Applications: Although the site was once designated for medium density residential uses in the General Plan (up to 4 units per acre), a General Plan Amendment for general commercial uses was approved in 1997, along with entitlement for an office project, which has since expired. GENERAL PLAN /ZONING Direction General Plan Zoning Land Use Site General Commercial Vacant Commercial Office Medium Single- Family North Density Residential Single - Family _ Residential 8u /acre Houses - - - - -- -- -- . _..---- - - - - -- --- - - -..- -- - -_.. Residential - -- ----- .. -._. -- - - -- - - - - -- High Density Planned Residential Development Vacant, Pacific South 7u /acre and Communities and General Commercial project entitled Commercial Planned Development Commercial Mission Bell General East Planned Plaza Shopping Commercial Development Center Medium Single - Family _ _ Single- Family West Density Residential Residential 8u /acre Houses S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to AHCDC.doc 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 • Contribution to Affordable Housing • Conformity with Other City Council Policies • Potential to Provide Public Benefit 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. • Provide a variety of housing types and opportunities for all economic segments of the community. • Develop new residential housing compatible with the character of existing neighborhoods, minimizing land use incompatibility. • Enhance and maintain the suburban /rural identity of the community. New residential development should complement the overall community character of the City, establish a sense of place and ensure compatibility with important existing local community identities. • Enhance the physical and visual image of the community. New development shall be compatible with the scale and visual character of the surrounding neighborhood. 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 S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to ,. AHCDC.doc �Ll UI15 Affordable Housing /Community Development Committee January 15, 2003 Page 4 facilitate the 1998 -2005 Regional Housing Needs Assessment (RHNA) goals. Investigate rezoning or redesignation of commercial lots that are no longer economically viable uses to appropriate residential uses. • Expand and protect housing opportunities for lower- income households and special needs groups. Require in aggregate ten percent (100) of new units to be affordable to lower - income households. Noise Element • Protect the public from adverse noise impacts. Incorporate noise considerations into planning decisions to prevent or minimize future land -use incompatibilities. Require sound attenuation through site layout and the use of walls or berms for new residences adjacent to transportation corridors. Require a noise study to identify methods to reduce exterior noise to 65 dBA and interior noise to 45 dBA within new residential living space. Circulation Element • Limit driveway access points onto arterial roadways to ensure smooth and safe flow of vehicles and bicycles. Secondary access should be required for mid -block projects adjacent to limited - access arterials. • Adequate off - street parking shall be provided from new construction. ntanT.vcrc Issues Staff analysis of the proposed General Plan Amendment has identified the following four (4) issue areas for Affordable Housing /Community Development Committee consideration and discussion: • Land Use /Zoning • General Plan Goals and Policies • Site Planning • Density S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to _ AHCDC . doc Affordable Housing /Community Development Committee January 15, 2003 Page 5 Land Use /Zoning The project site is in a commercial /residential transitional area on the north side of Los Angeles Avenue between the Mission Bell Plaza shopping center and Moorpark Estates neighborhood. Street access may be provided along Los Angeles Avenue and Everest Avenue. Both housing and commercial use of the site have the potential of meeting the goals of the City's General Plan. Higher- density housing (25 to 30 du /ac) on the site would provide a good buffer between the shopping center and existing residential neighborhood and increase the types of available housing in Moorpark. Access for housing from Everest Avenue would also avoid new driveways on Los Angeles Avenue. General Plan Goals and Policies The key to meeting General Plan goals of establishing identity and a sense of place for the site and achieving compatibility with both commercial and residential land uses is in the design of the project. The townhouse project as proposed is not consistent with these goals. The design has very limited Open Space and few pedestrian amenities. The view from the interior of the site is dominated by garage doors and driveways. The exterior view is dominated by sound walls along Los Angeles Avenue and no building front identity is developed in the proposed design. Site Plannin The proposed density of 16.5 units per acre is approaching the upper end of a density that can be achieved with townhouse -style development. Though a townhouse -style project could be designed at this density with more character than the proposed project, it may not be an appropriate choice of architecture for this site in its suburban setting. Better design at the proposed density or even higher density (25 to 30 du /ac) could be achieved on this site with three -story buildings of traditional apartments, with more land for green space, walkways, and a buffer between new development and existing residences. The design could also be substantially improved if the applicant were able to acquire the four (4) residential properties fronting along Shasta Avenue to the west of the site. This would allow for the creation of a significant entrance to the site to develop a greater sense of place. S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to AHCDC . doc Affordable Housing /Community Development Committee January 15, 2003 Page 6 Density The maximum General Plan density for any residential land in the City is 20 units per acre with the density bonus program for affordable units. In order to help meet the projected housing demand, particularly for affordable housing units, staff is recommending that consideration be given to studying the limited use of higher densities for potential inclusion in the General Plan. Densities up to 25 or 30 units per acre could increase housing opportunities and still maintain a suburban identity through proper design. Such densities could also better support transit use. A change to permit higher densities would require an amendment to the Land Use Element text. The applicant has submitted two conceptual designs for this site at this density range for consideration by the Committee. STAFF RECOMMENDATION It is recommended that a General Plan Amendment application be accepted for processing to 1) convert the planned land use of the site to residential uses at a density range of 20 to 30 units per acre, and 2) amend the text in the General Plan Land Use Element to create a residential category at this density. A properly designed project of this density has the potential to provide a higher percentage of affordable housing units and clean up and develop a sense of place for the site in a manner that is sensitive to the existing residential neighborhood. Impacts of such a change to the General Plan would be addressed through the General Plan Amendment process. Attachments: 1. Application 2. Location Map 3. Aerial Photo 4. Development Plans S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to ,�, '— AHCDC.doc CITY OF MOORPARK GENERAL PLAN AMENDMENT PRE - APPLICATION REVIEW APPLICATION FEE: Deposit per Current Fee Schedule DATE SUBMITTED: 11/30/01 $ 1,760.00 APPLICANT PROPERTY OWNER Grand Moorpark, LLC Same as applicant 4727 Wilshire Blvd. #206 Los Angeles, CA 90010 Telephone: 32 692 -1925 Telephone:(_) LEGAL DESCRIPTION: (Attach copy of grant deed(s) and comprehensive title report) See attached Title report and Grant deed LOCATION DESCRIPTION: (In simple words, tell where property is within the City) North of i nc AnFi-1PC Ave, West of Shast=a Avenue and South of Sierra Avenue ASSESSOR PARCEL NUMBER(S): 511-14-13 REQUESTED AMENDMENT DESCRIPTION: (Describe exactly what amendment(s) you are requesting to be made. Example: Change land use designation from Low Density Residential to High Density Residential on a 6.8 acre parcel in order to create affordable housing units.) Change land use designation from commercial to high density residential_ (NOTE: Parcel was previously ammended from residential to commercial.) (Attach extra sheets as necessary) PROPERTY OWNER SIGNATURE: APPLICANT SIGNATURE: Dated: Dated: cddgpapreapapp.10.31.01 Page 1 of 2 ATTACHMENT 1 'ir )U119 T L'} ISCOVERY CT e &V�N' � ST lij SEE �7 E3 a1 2ND ` 1 PALOMITAS CIR AVF CASEY 9 RD !L A 9 RD moo. 200 . PR•' ►1�'' 20o ioo WIGKS.' ' 3RD �o SARAH PRQARED FOR; EVERETT ST CD BONNIE. is ' MOORPARK, mil, crR r ,! ; , • zoo EW ST ., pp uY' Q CHARLES -.� ® LOS ANGELES, CA 90010 AV S IT�1 ��^• - 692 - 1925 - • C.; .i �• . C] ,' ° `- 600 M 200 : U R 1 W ) .......... ~ < CD RTz Ail N4 Iuss _ • -4 CHALLENGER `' CT.. TE,)" AV V DIABLO Q 'AV 'ALW AV 4 300:' iE V1 MID ISCOVERY CT e &V�N' � ST lij SEE �7 E3 a1 2ND ` 1 PALOMITAS CIR AVF W CD !L A 9 c 200 . PR•' 3RD a ST m SARAH PRQARED FOR; AND MOORPARK, LLC . zoo . SU SAN �A 4727 WILSHIRE BLVD. AV ' '' '. SUITE 206 Q ® LOS ANGELES, CA 90010 AV 3 (323) - 692 - 1925 o a 0 :!S ESTHER -� MID POINDEXTER AV `' �; 1Df' DOROTHY A' ,IST ST POINDEA7ER 2ND ` RUpi AVF PARK ' 9 200 3RD a ST m SARAH M . zoo . SU SAN AV ASS EN AV ' '' '. Q q ROBERTS AV 3 CC PO O o a 0 :!S ESTHER -� AV . ° `- HERMAN M 200 : 100'a 00,. UNIDOS AV ce JAMES W 4 AV C 1PESINA I AV �g MAJE TIC CT A= N 0 U- 'SIMI w z H 0 LOCATION MAP GREEN ISLAND 632 WEST LOS ANGELES AVE. MOORPARH, CALIFORNIA STA QS QlARLES 5T . . cT '` 00 E LOS ANGELES AV i— UP RR 1 p TR INK FITCH ZGAv >- DR " FL10 nv P NEW LOS MOORP PLAZj4!' Q0 ~ `� z \N Q V) O�),D D A I Ln p, DR HAALAND GROUP, INC. 351 ROLLING OAKS DRIVE, #200 THOUSAND OAKS, CA. 91361 (805) 497 -4554 General Plan Amendment Pre - Screening Application 2001 -02 Aerial Photograph of Project Site and Vicinity 0^ NORTH 1 "= Approx. 320' ATTACHMENT 3 00:121 AG 9 �—, ��...... a�= 'ar- �s�iiRi��•:%�A ��. f'�"�'.�R7i{:irJsl:�R:.J�:► —�� 11111 Sold! :C CCMM !0��.11I: ::J•I1d fI9Jf.f7 w.. �T.`i'......• .... AN ~. PM SALMON MOAN us a waw OLYa. YiO Jw Lad, MISaA arl.MA MY wmJft. LSAL*W PAX, MiM ASMSSQRSPARCEI AO SFP W PARCEL YAP No. SM as TM La Ylalm M. • / . �� 11 1 �.�� ■ii�� ►�� IN�� FAU AG 9 �—, ��...... a�= 'ar- �s�iiRi��•:%�A ��. f'�"�'.�R7i{:irJsl:�R:.J�:► —�� 11111 Sold! :C CCMM !0��.11I: ::J•I1d fI9Jf.f7 w.. �T.`i'......• .... AN ~. PM SALMON MOAN us a waw OLYa. YiO Jw Lad, MISaA arl.MA MY wmJft. LSAL*W PAX, MiM ASMSSQRSPARCEI AO SFP W PARCEL YAP No. SM as TM La Ylalm M.