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Home My WebLink AboutAGENDA REPORT 2003 1001 CC REG ITEM 08BiT93 FROM: DATE: MOORPARK CITY COUNCIL AGENDA REPORT Honorable City Council Barry K. Hogan, Community Prepared By: Paul Porter, ITEM g•1�. C 3 ST OF \..'."a.. I 7 ?"s'_"k.i,i. 3 AC l"I .A-': f Development Dire cto Principal Planne September 9, 2003 (CC Meeting of 10/1/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2003 -01 to Amend the General Plan Land Use Designation for Approximately 48.2 Acres of Land from Rural Low to Medium Density on the North Side of Casey Road, West of Walnut Canyon Road on the Application of 1 Moorpark LLC (Centex Homes and E. Mansi) BACKGROUND /DISCUSSION On May 29, 2003, 1 Moorpark, LLC filed General Plan Amendment (GPA) Pre - Screening Application No. 2003 -01, proposing to amend the General Plan Land Use designation on a 48.2 -acre site from Rural Low Residential (1 unit /5 acres) to Medium Density Residential (4 du /acre maximum) to develop 117 houses. The proposal was considered by the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) on August 20, 2003, for a recommendation to the City Council. The committee discussed the project, focusing on concerns related to the Hillside Management Ordinance and public improvements that would be provided by the project. These issues are addressed in the Committee staff report (attached). The Committee recommended that the City Council allow the filing of a General Plan Amendment application, 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 S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \031001 ccreport.doc 0 00013 Honorable City Council October 1, 2003 Meeting Page 2 concurrent processing. This would add a level of certainty to the entitlement review process that would not occur if a General Plan Amendment application were processed separately. STAFF RECOMMENDATION Direct staff to accept a General Plan Amendment application for the proposed project, provided that 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 \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \031001 ccreport.doc 000014 ITEM: 4. B. AFFORDABLE HOUSING COMMUNITY DEVELOPMENT COMMITTEE AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Directo Prepared By: Paul Porter, Principal Planner DATE: July 23, 2003 (AH /CDC Meeting of 8/20/03) SUBJECT: Consider General Plan Amendment Pre- Screening Application No. 2003 -01 to Amend the General Plan Land Use Designation for Approximately 48.2 Acres of Land from Rural Low to Medium Density on the North Side of Casey Road, West of Walnut Canyon Road on the Application of 1 Moorpark LLC (Centex Homes and E. Mansi) SUMMARY This report provides information on a General Plan Amendment Pre- Screening application on approximately 48.2 acres of land on the north side of Casey Road, west of Walnut Canyon Road (Sanders property which had previously been approved for processing of a General Plan Amendment by City Council). The applicant is proposing a change in planned use from Rural Low Residential (1 du /5ac maximum) to Medium Density Residential (4 du /acre maximum) to allow for the construction of one hundred seventeen (117) 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 29, 2003, 1 Moorpark, LLC filed General Plan Amendment (GPA) Pre - Screening Application No. 2003 -01, proposing to amend the General Plan land use designation on the 48.2 acre site from Rural Low Residential (1 unit /5 acres) to Medium Density CC ATTACHMENT 1 000015 Affordable Housing /Community Development Committee August 20, 2003 Page 2 Residential (4 du /acre maximum) to develop one hundred seventeen (117) houses. DISCUSSION Project Setting Existing Site Conditions: This 48.2 acre project site is an irregularly shaped parcel which contains a number of low -lying ridges with steep sided intervening valleys. The main drainage runs along the western side of the site. Maximum relief across the site is approximately 217 feet, ranging from an elevation of approximately of 760 feet along the northern border to 543 feet along the southern edge. Proposed maximum cuts and fills (including removals) are on the order of forty five (45) and sixty (60) feet, respectively. Cut and fill gradients are proposed at gradients of 2:1 or flatter to a maximum height of approximately seventy five (75) feet and thirty five (35) feet respectively. Graded dirt roads are present along most of the western site boundary and along the eastern boundary ridgeline. Unmaintained and unimproved vehicle and pedestrian paths traverse the site. Single family residences are located adjacent to the eastern site boundary along Walnut Canyon Road. Casey Road forms the southern boundary of the site. Open Space that currently exists to the west and north of the project site includes proposed Hitch Ranch and approved Westpointe developments, respectively. A Biological Assessment and Constraints Analysis for this proposed project was prepared by Impact Sciences, dated May 2003. The project site supports both non - native and native vegetation communities. Coastal sage scrub and Valley needle grass grassland are the only native vegetation communities present on -site. Two small patches of native grassland are present on -site (approximately 1.2 acres) . In addition, three (3) native walnut trees are located on the site. The northern and southeastern portions of the site support several natural exotic trees which include pepper, eucalyptus, and olive trees. Based on the results of the biological and zoological surveys of the project and pertinent literature review conducted by Impact Sciences in association with preparing the report for the proposed project, construction - related activities are not S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc 000016 Affordable Housing /Community Development Committee August 20, 2003 Page 3 expected to impact any Federal or State listed threatened or endangered species. Development of the proposed project is also not expected to significantly alter the diversity of wildlife in the vicinity. GENERAL PLAN /ZONING Direction General Plan Zoning Land Use Site Rural Low Rural Exclusive Undeveloped (1 unit /5 acres) Medium Low Residential Westpointe North Open Space - Planned (approved for 1 and 2 Development, residential Open Space- ....- _.___._._ development.)___._._._.._._. School with South Specific Plan Overlay Rural Exclusive School Designation East _ .. Medium _... ... . Rural Exclusive Residences Agricultural (Specific West Plan No. 1 Agricultural Undeveloped (Hitch overlay) Exclusive Ranch) 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 S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc 000017 Affordable Housing /Community Development Committee August 20, 2003 Page 4 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. 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. • 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 facilitate the 1998 -2005 Regional Housing Needs Assessment (RHNA) goals. Ensure residential sites have appropriate public services, facilities, circulation, and other needed infrastructure to support development. • Require, in aggregate, ten percent (10 %) of new units to be affordable to lower - income households. 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. S: \Community Development \DEV PMTS \G P A \Pre - Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc 000018 Affordable Housing /Community Development Committee August 20, 2003 Page 5 ANALYSIS Issues The following issues have been identified for analysis: • Grading • Drainage and NPDES • Affordable Housing • Circulation, Including North Hills Parkway Grading As proposed, this project will be exporting between 64,572 CY and 505,054 CY of dirt depending on whether North Hills Parkway is graded as part of a development project on this site. Calculation Services has completed an analysis for two scenarios summarized below. Grading Volume and Area Cut Fill Export (Import) Without NH Pkwy 447,662 CY 383,090 CY 64,572 CY (34.51 Acres) (16.97 Acres) (17.53 Acres) With NH Pkwy 888,854 CY 383,054 CY 505,054 CY (41.51 Acres) (23.84 Acres) (17.67 Acres) 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) provides 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. Section 17.38.080 requires dedication of additional ungraded open space for slopes greater than twenty (20) percent. Slopes between 20 -35% requires 35% open space, slopes 35 -50% requires 50% plus open space, and slopes greater than 50% requires a density transfer. A density transfer is an increase in density on one or more portions of a property-to a level that may exceed the underlying general plan S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 1moorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc Affordable Housing /Community Development Committee August 20, 2003 Page 6 designation of that portion of a property while maintaining a gross density over the entire property that is consistent with the underlying general plan designation. The applicant has provided a slope analysis for this site which depicts 25.30 of the site with natural slopes between 20 -350, 50% with slopes between 35 -50% and 5.2% with slopes between 50- 1000. This proposed project does not include a density transfer or the dedication of open space as required in the Hillside Management Ordinance. Therefore, this project would be considered to be inconsistent with the requirements of the Hillside Management Ordinance. Section 17.38.030 of the Hillside Management Ordinance does provide an exemption for properties having development agreements that provide specific language exempting them from the provisions of the Ordinance. This project would require a development agreement with specific language exempting the project from the requirements of the Hillside Management Ordinance for it to proceed as proposed. Drainage and NPDES $ The project is located within a small canyon tributary to the Walnut Canyon Channel which crosses Casey Road west of Walnut Canyon Road. This stream is identified as a blue -line stream on USGS topographic maps, and trends from north to south along the general westerly side of the project. The site itself is unimproved from a drainage perspective with the exception of an existing private detention basin located in -line of the blue - line stream channel near the north property line. As with any application for a development permit, the project will be required to utilize storm water management techniques to mitigate off -site storm impacts and match pre - development flows, as well as reduce pollutants to pre - development levels. These requirements are mandated by the State of California Regional Water Quality Control Board and are implemented by the County of Ventura and the City of Moorpark. This issue is particularly significant for this site as the downstream watershed, which includes this proposed project site, has previously been identified as deficient in hydraulic capacity, even in its pre - development state. The flood control capacity of the watershed has been previously investigated for the County Flood Control District and is documented in the Gabbert and Walnut Canyon Channels - Flood S: \Community Development \DEV PMTS \G P A\Pre- Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \030620 Report to AHCDC.doc 000020 Affordable August 20, Page 7 Housing /Community Development Committee 2003 Control Deficiency Study. That report indicated a deficiency in the hydraulic capacity of downstream storm drains tributary to Arroyo Simi, and evaluated a series of "systems" alternative designs to alleviate the deficiency. Each of the alternatives included the expansion of detention capacity upstream of Casey Road as a required construction element. The applicant has indicated that expansion of detention capacity within the existing basin is a primary goal of this proposed housing project design. The applicant's engineer is aware that further analysis would be needed as part of a development review process. The engineer has also noted that the goals of the project include the reduction of sediment transport, an increase in groundwater infiltration rates and the creation of new, sustainable habitat areas within the stream channel. The applicant proposes to incorporate bio- filtration technology within the stream channel and at identifiable pollution sources such as drainage outfalls from streets and other impervious surfaces. It is anticipated that on -site storm drains will be directed to the soft bottom fabric lined channel, and that the detention basin itself may be lined with permanent non -woven x fabric. The incorporation of fabric lining in the stream channels and slopes of the detention basin would allow the project to meet several Regional Water Quality Control Board goals. Affordable Housin A portion of this project is located within the Redevelopment Area of the city which requires each project to provide an affordable housing component. The applicant has proposed that eighteen (18) units or fifteen (15 %) percent of the housing units be affordable. Circulation, Including North Hills Parkwa The planned alignment for the future North Hills Parkway bisects the northerly portion of this site. The road alignment and elevations have been established by projects to the east and west of this project. The applicant has shown on -site improvements for North Hills Parkway on the conceptual plans. The precise alignment, width, grades, and improvements would be addressed though the development review process. No access to the houses is proposed from North Hills Parkway due to a significant difference in elevation between the proposed houses S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 lMoorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc 000021L Affordable Housing /Community Development Committee August 20, 2003 Page 8 and the parkway. Access to the North Hills Parkway through the Hitch Ranch site should be investigated if this application is to proceed. Possible On -Site Amenities and Public Benefits • Private Recreational Area private recreational area facility together with a the proposed recreational of a development on the areas help to reduce the recreational facilities The applicant has proposed a within the tract with a swimming playground and restrooms. While facilities would be for residents site, such private recreational need for major public park and to be constructed at public expense. • Incorporation of Best Management Practices. Incorporation of Best Management Practices during construction and in the long term maintenance of the project, reduction of sediment transport, increase in groundwater infiltration rates and the creation of new, sustainable habitat areas within the stream channel will be beneficial products of this development in order to adequately address drainage issues k' as described in the Gabbert and Walnut Canyon Channels - Flood Control Deficiency Study. • Affordable Housing. The applicant proposes fifteen (15 %) percent or eighteen (18) of the units be affordable. • Grading and Dedication of North Hills Parkway. Dedication of right -of -way for North Hills Parkway and potential requirement of the City for the applicant to improve the right -of -way. • Hiking Trail. The applicant has proposed an 1,800 -foot long public hiking trail located along the west side of "A" Street which would link with the Boys and Girls Club on the south and the Westpointe project on the north. • Off -site Street Improvements. The applicant has proposed street improvements for Casey Road at the project entry, west of Walnut Canyon. In addition, an emergency access roadway to Walnut Canyon Road from the project is proposed north of Casey Road. Currently, several existing properties adjacent to the road rely on unimproved gravel /dirt roads for access. Construction of this paved road will provide direct benefit to eight (8) properties S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc 000022 Affordable Housing /Community Development Committee August 20, 2003 Page 9 fronting on the access road, and indirect benefit to several others. STAFF RECOMMENDATION Recommend that the City Council authorize the applicant to file a General Plan Amendment application, and require the applicant to enter into a Development Agreement. Attachments: 1. Application 2. Location Map 3. Development Plans S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -01 1Moorpark LLC (Centex Homes) \Agenda Reports \030820 Report to AHCDC.doc 000023 AK Q, 4 o CITY OF MOORPARK 1 9e GENERAL PLAN AMENDMENT PRE— APPLICATION REVIEW APPLIC TIO FEE: Deposit per Currrnt Fee Schedule DATE SUBMITTED: " APPLICANT PROPERTY OWNER Telephone:6U4-) X1 5 — Lj (0 ` A Telephone: C"' LEGAL DESCRIPTION: (Attach copy of grant deed(s) and comprehensive title report) LOCATION DESCRIPTION: (In simple words, tell where property is within the City) ASSESSOR PARCEL NUMBER(S):-C'xL _ _ 1 t (' 1 �^ t �9, t ) `.. .J -i. `�. }~J i Fi�... - `� _- � -l.�l: •.. ��4�5 ��t 1+ = ,�, �� u. �i G -t �' v �. .'F.i,. 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.) (Attach extra sheets as necessary) PROPERTY OWNER SIGNATURE: Dated: cddgpapreapapp.10.31.01 APPLICANT SIGNATURE: Dated: Page 1 of 2 AHCDC ATTACHMENT 1 000024 a FROJECT O MOORPARK UNION MEMORIAL HIGH SCHOOL p CITY HALL J� w J Q Q �N1G�C5 EVERETT w 1! J VICINITY MAP AHCDC ATTACHMENT 2 rrrr L -N- I. CASEY ROAD CONCEPTUAL LANDSCAPE PLAN TENATIVE TRACT NO. 5130 CITY OF MOORPARK, CALIFORNIA PREPARED FOR CENTEX HOMES, 27200 TOURNEY ROAD, SUITE 200, VALENCIA, CA 91395,661. AVENUE, MTAREI I WTHE DESIGN CONSORTIUNI, 1 190 SOLTH VICTORIA AW 288.5777 ® TANDSCAPEARCHMCTURE - LAND FL&NNING - URBAN DFS[GN a aI z E-1 P00026 V I A v I N v 1 d P- cq 0 0 C) 0