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Home My WebLink AboutAGENDA REPORT 2003 1001 CC REG ITEM 08CTO: FROM: DATE: MOORPARK CITY COUNCIL AGENDA REPORT ITEM 9-C. of -01-a003 ACT Honorable City Council Barry K. Hogan, Community Development Directo Prepared By: David A. Bobardt, Planning Man er September 11, 2003 (CC Meeting of 10/1/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2000 -02 to Amend the General Plan Land Use Designation for Approximately 42.4 Acres of Land on the East Side of Walnut Canyon Road, adjacent to Championship Drive from Rural Low to Rural High on the Application of A. DeeWayne Jones (Birdsall Construction) BACKGROUND /DISCUSSION On May 30, 2000, Dr. A. DeeWayne Jones filed General Plan Amendment (GPA) Pre - Screening Application No. 2000 -02, proposing to amend the General Plan land use designation on a 42.4 -acre site. Staff and the Affordable Housing /Community Development Committee have worked with the applicant on submittal requirements to address concerns of density, the Hillside Management Ordinance, grading impacts and biology (including a City Council action referring this matter back to the Committee); resulting in the submittal of revised plans that included a request for the land use designation to be Rural High (one (1) dwelling unit per acre) instead of Medium -Low Density Residential (two (2) units /acre). The Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) considered the revised plan at the August 20, 2003 meeting. The Committee discussed the project's compliance with the Hillside Management Ordinance and a biology study that was submitted. These issues are addressed in the Committee agenda report (attached). The Committee recommended that the City Council allow the filing of a General Plan Amendment application, provided that the project is revised so that the area for proposed lots 3 through 6 is preserved as additional S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \Agenda Reports \031001 CC Report.doc r Honorable City Council October 1, 2003 Page 2 open space and that a Development Agreement be required for the proposed project. Should the City Council allow the applicant to file a General Plan Amendment application, staff recommends that the applicant be required to submit a Zone Change application, Residential Planned Development Permit application, Tentative Tract Map application, and Development Agreement application for concurrent processing. This would add a level of certainty to the entitlement review process that would not occur if a General Plan Amendment application was processed separately. STAFF RECOrMENDATION Direct staff to accept a General Plan Amendment application for the proposed project, provided that the area for proposed lots 3 through 6 is preserved as additional open space, and a Zone Change application, Residential Planned Development Permit application, Tentative Tract Map application, and Development Agreement application are filed for concurrent processing. Attachment: August 20, 2003, Affordable Housing /Community Development Committee Agenda Report with attachments S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \Agenda Reports \031001 CC Report.doc 000029 ITEM: 4.A. AFFORDABLE HOUSING COb0dUNITY DEVELOPMENT COMMITTEE AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Directo Prepared By: David A. Bobardt, Planning Man e �� DATE: July 28, 2003 (AH /CDC Meeting of 8/20/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2000 -02 to Convert 42.4 Acres from Rural Low Residential Uses to Rural High Residential Uses on the East Side of Walnut Canyon Road adjacent to Championship Drive on the Application of A. DeeWayne Jones BACKGROUND On February 19, 2003, the Affordable Housing /Community Development Committee continued this matter in order to allow the applicant to obtain and submit for the Committee's review: 1. A biology report prepared by a city - retained consultant, at the applicant's expense; and 2. An assessment of the project's compliance with the Hillside Management Ordinance by the applicant's engineer. Since the February 19, 2003 meeting, the applicant has met with staff and submitted a revised plan for twenty -one (21) lots within the project site, a California gnatcatcher report and vegetation map prepared by a biologist approved by the Community Development Department, and calculations to demonstrate compliance with open space requirements in the Hillside Management Ordinance. Staff reports from January 15, 2003 and February 19, 2003 are attached, along with the revised plans. CC ATTACHMENT 000030 Affordable Housing /Community Development Committee August 20, 2003 Page 2 DISCUSSION Biology Report Due to the department workload, the Community Development Director authorized the applicant to retain a City- approved biologist to prepare study of vegetation on the project site and survey for the California gnatcatcher. Dave Crawford from Compliance Biology was retained by the applicant to prepare the California gnatcatcher study. On April 29, 2003, the Community Development Department received the study. Staff reviewed this study and requested a vegetation map for the site, which was prepared by Impact Sciences and submitted on June 24, 2003. The complete study and map are attached. Six focused surveys for the California gnatcatcher were conducted on the project site in accordance with U.S. Fish and Wildlife Service protocol between March 18 and April 22, 2003. The surveys found no evidence of California gnatcatcher on the project site. The California gnatcatcher typically is found in coastal sage scrub habitat, which is considered a sensitive habitat both due to its association with the gnatcatcher and the large amount of coastal sage scrub habitat that has disappeared or has been threatened by development in recent years. Coastal sage scrub habitat occupies the majority of the project site. Most of the habitat on the western slopes above Walnut Canyon Road would be left intact by the project. However, habitat on the eastern portion of the site adjacent to an open space lot on the Moorpark Highlands Specific Plan would be graded for building pads. The elimination of grading in the area associated with proposed lots 31 4, 5, and 6 would preserve a greater portion of Coastal sage scrub adjacent to this open space lot, along with some transitional mixed woodland habitat. Since the total number of lots proposed is not a significant issue, other lots could be reduced in size to allow for this preservation. Hillside Manacement Ordinance The Hillside Management Ordinance encourages the development of the flatter portions of a project site by requiring greater percentages of land to be preserved as dedicated open space as the land increases in slope. Calculations on the amount of graded area and the amount of open space were submitted by the \ \mor_pri_sery \City Share \Community Development \DEV PMTS \G P A \Pre - Screening \2000 \ -02 Jones \030820 Report to AHCDC.doc 000031 Affordable Housing /Community Development Committee August 20, 2003 Page 3 applicant on May 14, 2003. The totals for the project are as follows: Percentage of Site Area Pronosed for Preservat- inn Slope 0 -:20% 20 - 35% 35 - 50% Over 50% Category Slope Slope Slope Slope Total Project Site Area 14.8 Acres 12.0 Acres 10.3 Acres 5.1 Acres 42.2 Acres Area to be Graded 7.2 Acres 3.8 Acres 1.1 Acres 0.2 Acres 12.3 Acres Area to be Preserved 7.6 Acres 8.2 Acres 9.2 Acres 4.9 Acres 29.9 Acres Percentage Preserved 51.4% 68.30 89.3% 96.1% 70.8% Required Percentage 0% 35% 50% 100%* 34.4% Preserved i liuic�ct exc eY�ivns allow graaing per Sec. i i . ju . uqu MMc Community Development staff analyzed this project and believes that the project as designed meets the slope preservation requirements of the Hillside Management Ordinance. The limited area of land proposed for grading that exceeds 50% slope would qualify for an exception in that it involves ancillary slopes of a small on -site ravine that is not a part of a blue -line stream. Most of the affected area is on Lots 7 and 8. Given the requirement for dedication of the opens space, an arrangement would have to be made as part of the subdivision design to allow for this dedication. Finally, the four (4) lots proposed adjacent to Walnut Canyon Road do not show the grading of pads for the houses. It is not clear whether additional grading would be requested at the time of development, or whether the houses could meet the height requirements of the Zoning Ordinance, given the steep terrain. Although the four proposed lots are large, averaging over 2.5 acres each, most of the area is unusable due to its steepness. The concurrent processing of a Zone Change, Tentative Tract Map, and a Residential Planned Development permit could address these concerns if a General Plan Amendment is allowed to proceed. \ \mor_pri_sery \City Share \Community Development \DEV PMTS \G P A \Pre - Screen14ng \2000 \ -02 Jones \030820 Report to AHCDC.doc 000032 Affordable Housing /Community Development Committee August 20, 2003 Page 4 STAFF RECONMNDATION Recommend that the City Council accept the filing of a General Plan Amendment application on this project site for rural high density residential uses, provided that the project is revised to preserve as additional open space the area currently proposed for lots 3 through 6 and that a Development Agreement be required for this development. Attachments: 1. Revised Site Plan 2. California Gnatcatcher Survey 3. Vegetation Map 4. January 15, 2003 Agenda Report 5. February 19, 2003 Agenda Report S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Report to AHCDC.doc 0000413 V CHAMPIONSHIP DRIVY q 50G—Ze-2f AwewT .1 W4i —W WT A SwEr Dm��-- is Til", 0 v. PROJECT SITE VICINITY NAP GENERAL PLAN AMENDMENT —T— -.— " 1--- 7", SITE LAYOUT STUDY AHCDC ATTACHMENT I 000034 compliance -biology Mr. A. DeeWayne Jones, DDS 722 East Main Street Santa Paula, California 93060 April 23, 2003 Subject: Results of Focused Coastal California Gnatcatcher Surveys; Jones Property Moorpark, California Dear Mr. Jones, This letter report summarizes the methodology and findings of surveys for the federally- listed Threatened California gnatcatcher (Polioptila californica) (herein CAGN) conducted by Compliance Biology in the City of Moorpark, Ventura County, California. The surveys were conducted to determine the presence and distribution (if present) of CAGN within the study area. SURVEY LOCATION Compliance Biology was retained to conduct CAGN surveys on a 42 -acre project site that supports approximately five (5) acres of suitable to marginally suitable coastal sage scrub habitat located in Moorpark, California. The project site is located in Section 33 on both the Moorpark and Simi Valley West, California U.S.G.S. 7.5- minute quadrangle maps at T3N, R19W (Exhibit 1). The survey site is situated on the east side of Highway 23, approximately 1.25 miles north of New Los Angeles Avenue. New residential construction is currently underway to the west of the site. Properties to the north, east, and south of the subject property are currently either undeveloped, or support very low density rural residential development. The survey area supports varying topography with an ephemeral drainage course traversing the eastern portion of the site that serves as an open space connection to the Habitat Conservation Area (HCP) for CAGN located approximately one mile south. Elevation on the survey site ranges from approximately 700 feet to 950 feet above mean sea level (MSL). AHCDC ATTACHMENT 2 1936 f orth Croydon A,�enue Camari':Ic C ahFornia 93010 - 80-9987 9184 i'x 805 987 65000035 - • X09 ; ' ��. a ., � -� --�-- ,; . � Y••.. •:�: - �- - ;` } ' �1 ....� I: \'`�;. ;�, 1 +i ,�� ,iv J_ \��i�/ I ar.k19 - - t— 904 OM vr rA - !'h' '-- i� 1 r ..'�1' e` ` ,-.`_ Y L�`� � �. ! �'1� (h \�\ '1�',• \sus �� \,\ J N IN ' �`, l ..� \� �' � \� •.1� -/ 1 `� i Imo\ ,i '..✓ �' � �._._ - °.+ �, '\a91%►3 JJ r+ 5 jet 1�� rr 1 ♦i�Ji�'' 1 ,) \� il` ; •+� ' \, X. Ji� •sf :, � f +I. N l 4 'J 141 _ _. • of • • •`` / .: , ; j �.. �/ /r /J !fill', .J� I 1 /rte 4 {._� J�'l t• ..} i ,.': •r►: •,•r� \V j . I ly .� •. i l I lit • ` _ 1 �1 _ r iii ` ��. ✓'�`� L `4 (� S` `. _ rr 1,. �• % . �( �' �'.._= •�'• ice. -�` �It:h•t �* ' 4:i'i7/'�J.�) 1 - 11 . �.r •rr a i O ter• Y�.. • � I rr. •. j • N • • J . �r SYY�� i . _ � I,..F W 1 •.� - - -�= • ego :......_ Moa ark' .... tom, rw•�� .� •.� a• •u... . !� 3:II�• =•w ....., i �� , ......... 'e: SIMI VALLEY WEST Location: 034° 17'56.4" N 118-52-20.7" W :: 423/2003 Caption: Figure 1 Scale: 1 inch equals 1333 feet Project Location Copyright (C) 1997, hftptech, Inc. 1111 Mr. A. DeeWayne Jones, DDS April 23, 2003 Page 3 VEGETATION The patches of coastal scrub community on the site occur with different dominant species depending upon solar aspect and disturbance history. The majority of scrub community on site occurs on west - facing slopes and are dominated by California sagebrush (Artemesia californica), bush sunflower (Encelia californica), purple sage (Salvia leucophylla), giant wild rye (Elymus sp.) and Our Lord's candle (Yucca whipplei). Secondary species include prickly pear (Opuntia sp.), California buckwheat (Eriogonum fascic ulatum), California broom (Lotus scoparius), and blue elderberry (Sambucus mexicana). Interstitial spaces support native species including needlegrass (Stipa sp.), popcorn flower (Plagiobothrys sp.), blue dicks (Dichelostemma capitatum), and lupine (Lupinus sp.). Non - native species present included shortpod mustard (Hirschfeldia incana), brome grasses (Bromus spp.), and filaree (Erodium sp.). Scrub habitat on the east - facing slopes is more sparse, occurs as scattered patches and is dominated more by prickly pear, California sagebrush, and both non - native and native annual grasses. A considerable amount of high quality coastal sage scrub occurs off site, but in the vicinity of the >' subject property. However, much of the scrub habitat within the project boundaries has been substantially disturbed. In addition to weed abatement for fuel modification and past grading for development of an access road, residential structures and corrals, there was evidence of a burn within much of the sage scrub habitat that likely happened within the past five years. The best quality Venturan coastal sage scrub remaining on the subject property occurs on the steeper west - facing hillsides. Other vegetation associations occurring on the subject property, adjacent to the coastal sage scrub surveyed, include non -native grassland, ruderal /developed, and an ephemeral drainage dominated by coyote brush. METHODOLOGY Service recommended survey guidelines stipulate a minimum of six surveys shall be conducted at least one week apart between March 15 through June 30, and from July 1 through March 14, a minimum of nine surveys shall be conducted at least two weeks apart. Guidelines also recommend 000037 Mr. A. DeeWayne Jones, DDS April 23, 2003 Page 4 that surveys be completed between 6:00 a.m. and 12 p.m.; that they shall avoid periods of inclement weather or excessive heat, rain, wind, and fog; and the rate of coverage should be no more than 80 acres per day per permitted biologist. Based on the aforementioned guidelines, six focused surveys were conducted within potentially suitable on -site coastal sage scrub habitats with at least a seven -day interval between site visits. All field surveys were performed by David Crawford under the authority of his individual Endangered Species Recovery Permit (# TE- 821229 -3). Surveys were conducted on March 18, March 25, and April 1, 8, 15 and 22, 2003. Each survey covered areas supporting coastal sage scrub communities considered potentially suitable for gnatcatcher habitation. Approximately five acres of sage scrub habitat and a surrounding buffer zone into adjacent habitats were surveyed each day. All potential habitat areas were systematically surveyed on foot by walking slowly and methodically along random transect routes. The location of transects and survey points along each transect were based on the vegetation and topographic conditions (size, location, and shape of habitat) of the area to be surveyed to ensure complete coverage. A combination 5 R of taped vocalizations (played at 30-60 second increments) and "pishing" sounds were used at each calling point. Weather conditions during the surveys were generally conducive to a high level of bird activity. Surveys were typically conducted between the hours of about 7:00 a.m. and approximately 11:00 a.m. Temperatures varied from approximately 55 degrees Fahrenheit (F) to a maximum of about 80 degrees F. Wind speed ranged from 0 to 15 M.P.H. during the surveys. Cloud cover varied from clear to mostly cloudy. RESULTS A total of 34 avian species was observed or detected on the subject property. No California gnatcatchers or any other federal or state - listed endangered, threatened, or candidate species were recorded on the project site during the focused protocol surveys. Three species considered to be federal species of concern (CDFG 2003) were observed during the focused surveys. However, this status is considered only a "term of art" and does not imply any legal protection. A complete list of all vertebrate species observed during the survey efforts is included as Attachment A. Mr. A. DeeWayne Jones, DDS April 23, 2003 Page 5 Although none of the individual birds observed are afforded protection under the state or federal endangered species acts, several of the species observed are protected under the federal Migratory Bird Species Treaty Act while actively nesting. As such, grading and /or any other activity resulting in the removal of vegetation should be conducted outside the typical nesting season (March 1 through July 30). Should such activities be required during this period of time, it is recommended that nesting bird surveys be conducted no greater than 10 days prior to vegetation removal to ensure compliance with federal laws protecting nesting birds. Thank you for the opportunity to provide you with biological services. Please feel free to contact me if you have any questions regarding the contents of this report. Sincerely, Dave Crawford Principal Biologist 000039 Mr. A. DeeWayne Jones, DDS April 23, 2003 Page 6 REFERENCES California Department of Fish and Game. 2003. "Special Animals (670 taxa)." January 2003 update. Prepared by the Wildlife and habitat Data Analysis Branch. California Natural Diversity Database. California Department of Fish and Game. 2003. Natural Diversity Data Base, Rarefind Application. Electronic Reports for the Moorpark and Simi Valley West 7.5- minute quadrangle maps. Dated January 2003. Sacramento, California. Hickman, J.C. (Editor). 1993. The Jepson Manual, Higher Plants of California. University of California Press, Berkeley, California. Holland, R.F. 1986. "Preliminary Descriptions of the Terrestrial Natural Communities of California." Unpublished Report. State of California, The Resources Agency, Department of Fish and Game, Natural Heritage Division, Sacramento, California. Jones, J. K., Jr., D. C. Carter, H. H. Genoways, R. S. Hoffman, and D. W. Rice. 1982. Revised Checklist of North American Mammals North of Mexico, 1982. Museum of Texas Tech University. Occasional Paper, No. 80. U.S. Fish and Wildlife Service. 1997. "Survey Protocol for the Coastal California Gnatcatcher." February 28. U.S. Fish and Wildlife Service. 1996. Endangered and Threatened Wildlife and Plants, Animal Candidate Review for Listing as Endangered or Threatened Species, Proposed Rule Federal Register 50, CFR Part 17. U.S. Department of the Interior. Washington, D.C. U.S. Fish and Wildlife Service. 1985. Migratory Bird Treaty Act. 16 U.S.C. 703 -712. 1111.1 CT--�_- Mn-1 -. APPENDIX A Vertebrate Species Observed or Detected U l�� Appendix A Vertebrate Species Observed or Detected on the Jones Property' Scientific Name2 Common Name2 StatuS3 BIRDS Cathartidae New World Vultures Cathartes aura Turkey vulture Acci itridae Hawks Buteo lineatus Red- shouldered hawk Buteo 'amaicensis Red - tailed hawk Phasianidae Grouse, Pheasants & Quails Calli la call ornica California quail Columbidae Pigeons & Doves Zenaida macroura Mourning dove Tytonidae Barn Owls T to alba Barn owl Trochilidae Hummingbirds Archilochus alexandri Black-chinned hummingbird Cal to anna Anna's hummingbird Calypte costae Costa's hummingbird /[FSq (nesting) T rannidae TVrant Fl catchers Tyrannus voci Brans Cassin's kingbird Tyrannus verticalis Western kingbird Hinandinidae Swallows Hirundo honota Cliff swallow Corvidae fays & Crows A helocoma coerulescens Scrub jay Corvus braclqrhynchos American crow Ae ithalidae Bushtits Psaltri arus minimus Bushtit Truglodytidae Wrens CaTNIorhynchus brunneicapillus Cactus wren nryomanes beu ickii Bewick's wren Muscica idae Kinglets, Gnatcatchers, Thrushes & Babblers Sialia mexicana Western bluebird Chamaea fasciata Wrentit Mimidae Thrashers Mimus polyglottos Northern mockingbird Toxostoma redivivum California thrasher _ S Sturnidae Starlings Sturnus vul axis * European starling Emberizidae Wood Warblers, Tanagers, Buntings & Blackbirds -Geothlypis Inchas Common yellowthroat Pi ilo erythrophthalmus Spotted towhee Pi 'lo crissalis California towhee S 'zella asserina Chipping sparrow Chondestes grammacus Passerculus sanduwichensis Lark sparrow Savannah sparrow SCI (nesting) 1111• Appendix A Vertebrate Species Observed or Detected on the Jones Property' Scientific Name2 Common Name2 Sta#uS3 BIRDS (continued) Melos iza melodia Song sparrow Zonotrichia leucophrys White- crowned sparrow A elaius phoeniceus Red - winged blackbird Icterus bulockii Bullock's oriole Frin illidae Finches Carpodacus mexicanus House finch Carduelis psaltria Lesser goldfinch REPTILES Sceloporus occidentalis Western fence lizard Uta stansburiana Side - blotched lizard Pituophis cateni er annectens San Diego gopher snake MAMNULS Didel his vir 'niana Virginia opossum S Ivila s audubonii Desert cottontail Spermophilus beecheyi California ground squirrel Thomom s bottae Botta's pocket gopher Di odour s a "lis Pacific kangaroo rat Perom sous maniculatus Deer mouse Canis latrans Coyote Mephitis mephitis Striped skunk Odocoileus hemionus Mule deer KEY: ' Occurrences documented during focused CAGN surveys conducted on site from March 18 through April 22, 2003. 2 Scientific and common names are from American Ornithologist's Union (2000) for birds, Society for the Study of Amphibians and Reptiles (2000) for reptiles, and Jones et al. (1992) for mammals. ' Status: [FSC} = Federal Species of Concern: Species denoted with this term primarily include those considered C2 species under the old classification system. This term is only to be used as a "term -of -art" and is not to imply any legal protection or inclusion on the Federal ESA list. Non - native or introduced species 000043 LEGEND Drainage Cliannel I)w Oak Woodland ,IW Mixed Woodland CSS Coastal Sage Scrub CSS /D Coastal Sage Scrub/Disturbed R Ruderal L Landscaped E: impact Sciences, 2003. . _1 1 1 FIGUREI AHCDC ATTACHMENT 3 Plant Communities 06/03 MOORPARK CITY COUNCIL AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Director Prepared By: David A. Bobardt, Planning Manager DATE: December 31, 2002 (AH /CDC Meeting of 1/15/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2000 -02 to Convert 42.4 Acres from Rural Low Residential Uses to Medium Low Residential Uses on the East Side of Walnut Canyon Road adjacent to Championship Drive on the Application of A. DeeWayne Jones ,40 SUMMARY This report provides an update on a General Plan Amendment Pre - Screening application on about 42.4 acres of land on the east side of Walnut Canyon Road adjacent to Championship Drive. The owner, Dr. A. DeeWayne Jones, is proposing a change in planned use from rural low residential to medium low residential to allow for the construction of twenty -seven (27) houses. 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 May 30, 2000, Dr. Jones filed General Plan Amendment (GPA) Pre - Screening Application No. 2000 -02, proposing to amend the General Plan land use designation on t Rural Low Residential (1 unit /5 acres) t (2 units /acre) to develop thirty (30) Y was deemed incomplete. Additional info: the applicant "and the application Affordable Housing /Community Development he 42.4 acre site from o Medium Low Residential ouses. The application - mation was submitted by was presented to the Committee on April 18, AFCDC ATTACHMENT 4 rrr �� Affordable Housing /Community Development Committee January 15, 2003 Page 2 2001. Staff expressed concerns to the Committee regarding the need for a setback from agricultural land to the north, the potential presence of faults on the project site, traffic and circulation impacts, consistency with the city's hillside development standards, lack of on -site amenities, and steep roadways. Staff also recommended additional land use and circulation studies, including parcels to the north and south of the project site, be prepared for Committee consideration. The Committee by consensus concluded that more information on how the project could be modified for consistency with the General Plan, various code provisions and development standards was necessary. The Committee also stated that properties to the north and south, with frontage on Walnut Canyon Road, should be included in the new study to determine overall potential impacts. The applicant and staff were directed to work together to resolve the issues and the request was continued by the Committee. Due to staffing shortages in the Community Development Department at the time, the City Council further deferred processing of this application until the November 2002 GPA Pre - Screening cycle, unless the requested information was provided earlier. In October 2002, Dr. Jones submitted a revised site plan with twenty -seven (27) houses, followed by a preliminary geotechnical report for the proposed development. A further refinement to the site plan was submitted on December 30, 2002. DISCUSSION Project Setting Existing Site Conditions: This 42.4 acre project site has approximately 760 feet of frontage on Walnut Canyon Road. The site is steeply sloped with an elevation gain of approximately 200 feet rising eastward from Walnut Canyon Road. Two (2) building pads and foundations have been constructed on the site. Two (2) mobile homes and horse corrals currently occupy the site. The site has a number of California Pepper and Eucalyptus trees, however, no native trees were observed. Natural vegetation on the site, which may include coastal sage scrub habitat, is currently recovering from a recent fire. S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc Affordable Housing /Community Development Committee January 15, 2003 Page 3 GENERAL PLAN /ZONING Direction General Plan Zoning Land Use Site Rural Low Rural Exclusive Two (2) Mobile Residential (1 unit /5 acres) Homes with Horse ................. - - - - -- ._...__....- -- - - -- ..._._._. - - - - -- - - Corrals Agriculture Agricultural North (County) Exclusive Agriculture (Count. ) South Rural Low - Rural Exclusive Single - Family Residential _._._.___._._._ __— _.__.— _._.._ - -- . __ -- . —. _ -. . _._. _._ Residential Specific Planned East Plan No. 2 Development, Vacant Private Open - . - -.... _.__...__..__. _._..__ ...... .. .- .- .- -Space Rural Low - - - . . . ........ and Medium Rural Exclusive, West Low Residential Planned Single- Family Residential, Development, Houses, Open Space Space Open S a p p Open Space 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: S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc Affordable Housing /Community Development Committee January 15, 2003 Page 4 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. A mix of residential densities shall be provided which accommodate the housing needs of all members of the community. Residential projects shall include variation of product types, lot sizes, and designs where feasible. Inclusionary zoning shall be used where feasible to require that a percentage of new units are affordable to very low to moderate income households. • Develop new residential housing which is compatible with the character of existing neighborhoods. Landscaped and /or natural vegetation buffers areas shall be provided around and within residential projects to minimize land use conflicts and privacy impacts. • 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. • Enhance the physical and visual image of the community. New development shall be compatible with the scale and visual character of the surrounding neighborhood. Housinq Element • Provide residential sites through land Specific Plan designations to provide a opportunities. Identify adequate hou facilitate the 1998 -2005 Regional Housing (RHNA) goals. Ensure residential sites public services, facilities, circulation, infrastructure to support development. use, zoning and range of housing sing sites to Needs Assessment have appropriate and other needed S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc Affordable Housing /Community Development Committee January 15, 2003 Page 5 • Require, in aggregate, ten percent (loo) 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. Limit the impact of nuisance noise sources upon residential areas. Residential buildings should be located and oriented to minimize or eliminate a noise problem for a site adjacent to a highway. Circulation Element • Driveway access points onto arterial roadways shall be limited in number and location in order to ensure the smooth and safe flow of vehicles and bicycles. • Adequate off - street parking shall be provided for new construction. Open Space, Conservation, and Recreation Element • Conserve, preserve, enhance and maintain the quality of biological and physical environments. ANALYSIS Issues A number of issues were previously raised on the proposed development by the Affordable Housing /Community Development Committee and staff. These include: • Consistency with the General Plan and Development Standards • Consideration of Development Potential of Adjacent Properties • Setback from Agricultural Activities to the North • Slope Stability and Potential Presence of Faults • Lack of Traffic Generation Data and Access Issues (Including Emergency Access) • Lack of On -Site Amenities S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc Affordable Housing /Community Development Committee January 15, 2003 Page 6 Consistency with the General Plan and Development Standards The Land Use Element calls for new development to be located and designed to minimize adverse visual and /or environmental impacts to the community, respecting, integrating with, and complementing the natural features of the land. The City's Hillside Management Standards (Chapter 17.38 of the Zoning Code) provide a measurable way of implementing this policy. One of these standards calls for manufactured slopes not to exceed thirty (30) feet in height, with slopes over fifteen (15) feet in height having variable gradients. The conceptual design submitted with this application shows a 2:1 (horizontal to vertical) fill slope up to sixty (60) feet in height that extends over 800 feet in length along the project site's eastern boundary. The toe of this proposed slope begins along a retaining wall up to ten (10) feet in height that is adjacent to a future equestrian trail approved as part of Specific Plan No. 2. Fourteen (14) flat residential pads are proposed on top of this fill. On the west side of these pads, a cut slope up to forty (40) feet in height and 1,000 feet in � length is proposed. Neither of these manufactured slopes show .? any horizontal or vertical undulation to create a more natural appearance. The four proposed lots with access from Walnut Canyon Road would also involve extensive grading and retaining walls to create building pads. The project site includes a prominent ridgeline adopted as part of the Hillside Management Ordinance. The conceptual plan proposes lowering this ridgeline by up to thirty (30) feet to create four (4) building pads. The City's standards for development on these ridgelines call for a minimizing of grading and the use of foundations with multiple levels to vary elevations consistent with the natural contours. The Land Use Element also looks for new development to protect and preserve ecologically sensitive habitats. Due to a recent fire, it is difficult to determine the plant communities on the project site without a survey by a qualified biologist. Coastal sage scrub habitat does exist on the neighboring Specific Plan No. 2 project site and it is likely that coastal sage scrub exists on this site as well. This issue should be addressed on any development proposal for this site before it proceeds beyond the Affordable Housing/ Community Development Committee. S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc 000050 Affordable Housing /Community Development Committee January 15, 2003 Page 7 Given the extensive grading and manufactured slopes proposed in the conceptual development, the applicant has not demonstrated that a change in density on the project site could achieve the goals and policies of the General Plan and Zoning Ordinance. Consideration of Development Potential of Adjacent Properties The steep slopes on neighboring properties to the west and south would preclude any significant further development without extensive grading. Development to the east has been approved for lots with a minimum size of 30,000 square feet as part of Specific Plan No. 2. These lots would not rely on the roads or other infrastructure proposed as part of this project. Setback from Agricultural Activities to the North The conceptual plan for this project shows four (4) pads abutting agricultural land to the north. It would be recommended with any development design that building pads not extend into this buffer zone. This would require a minor change to the site plan and could be addressed through the environmental review process, should the application be allowed }" to proceed. Slope Stability and Potential Presence of Faults A geotechnical report submitted in October 2002, shows no significant faults on the project site. Although the report does indicate that the project appears feasible from a geotechnical perspective, it notes that extensive over - excavation of soils may be necessary to develop the four lots adjacent to Walnut Canyon Road. This issue could be addressed through the environmental review process should the project be allowed to proceed for processing of a General Plan Amendment. Lack of Traffic Generation Data and Access Issues (Including Emergency Access) All but four of the proposed houses would take access from a road connection required as part of the Specific Plan No. 2 project. The access from this direction appears to be sufficient to adequately serve these lots. Details on final roadway widths, turnarounds, and emergency access, as well as analysis of traffic impacts from the four (4) lots proposed with access via a common driveway to Walnut Canyon Road, could be developed through the environmental review process should the S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc 000 051 Affordable Housing /Community Development Committee January 15, 2003 Page 8 project be allowed to proceed for processing of a General Plan Amendment. Lack of On -Site Amenities The project site has sufficient room to develop any amenities that may be needed from its development. Specific requirements for amenities could be developed during the General Plan Amendment process. STAFF RECOMMENDATION It is recommended that the Affordable Housing /Community Development Committee recommend that the City Council not allow the filing of a General Plan Amendment application on this project site at this time as the conceptual plans fail to demonstrate a development at the proposed density that complies with the goals and policies of the General Plan. Attachments: Application 2. Location Map 3. Aerial Photo 4. Development Plans S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 4.doc 000052 MOORPARK CITY COUNCIL AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Director Prepared By: David A. Bobardt, Planning Manager DATE: February 11, 2003 (AH /CDC Meeting of 2/19/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2000 -02 to Convert 42.4 Acres from Rural Low Residential Uses to Rural High Residential Uses on the East Side of Walnut Canyon Road adjacent to Championship Drive on the Application of A. DeeWayne Jones BACKGROUND On January 15, 2003, the Affordable Housing /Community Development Committee continued this matter without discussion, at the request of the applicant, to afford the opportunity to address staff concerns on the project. Primary concerns included the consistency of the project with the hillside management standards and the potential loss of coastal sage scrub habitat. Since the January 15 meeting, the applicant met with staff and submitted a revised plan for nineteen (19) houses within the project site. The application has also changed from the previous request for a medium -low density residential designation (2 units per acre) to a rural high density residential designation (1 unit per acre). DISCUSSION The revised plans show substantial progress toward addressing staff concerns mentioned in the January 15, 2003 Agenda Report to the Committee (Attachment 2). Development proposed along a protected ridgeline has been amended to significantly reduce grading and terrain alteration. Fill previously proposed in a AHCDC ATTACHMENT 5 'irrr Affordable Housing /Community Development Committee February 19, 2003 Page 2 canyon on site has been scaled back to avoid the use of retaining walls; however, a manufactured slope in excess of thirty feet (30') is still proposed. The proposed grading could be amended to address this relatively minor issue; it can be addressed as part of a General Plan Amendment, if this application is allowed to proceed. A large portion of the site would be preserved as natural Open Space with the current proposal. Staff remains concerned with the loss of potential coastal sage scrub habitat, particularly on proposed Lots 3, 4, 5, 6, and 7. If a General Plan Amendment application were. to be accepted, these lots may need to be preserved as Open Space in order to meet General Plan policies for sensitive habitat protection. A biology report that assesses project impacts and identifies mitigation for the project site, prepared by a consultant retained by the City at the applicant's expense, should be required as part of the General Plan Amendment application, if this project is allowed to proceed. Finally, the three (3) lots proposed adjacent to Walnut Canyon " Road, especially Lots 17 and 19, show an excessive amount of grading on very steep natural terrain in order to create a building pad. These lots would be inconsistent with the Hillside Management Ordinance. If a General Plan Amendment application were to be accepted, staff would recommend the elimination of Lots 17 and 19 from the project design. STAFF RECONMNDATION It is recommended that the Affordable Housing /Community Development Committee recommend that the City Council accept the filing of a General Plan Amendment application on this project site for rural high density residential uses, provided that the project is revised to reduce the fill slope between Lots 3 and 4 to thirty feet (301) or less, that a biology report as specified in this staff report is submitted with the application, and that proposed Lots 17 and 19 are removed from the project design. A Development Agreement may be required for this development. Attachments: 1. Revised Site Plan 2. January 15, 2003, Agenda Report S: \Community Development \DEV PMTS \G P A \Pre- Screening \2000 \ -02 Jones \030820 Attachment 5.doc TI I