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Home My WebLink AboutAGENDA REPORT 2004 0505 CC REG ITEM 08BMOORPARK CITY COUNCIL AGENDA REPORT ITEM 9. a TO: Honorable City Council FROM: Barry K. Hogan, Community Development Directo Prepared By: Scott Wolfe, Principal Planner DATE: April 20, 2004 (CC Meeting of 5/5/04) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2003 -04 to Create a New General Plan Land Use Designation: "Downtown Very High Density Residential" and Convert 2.65 Acres from "High to Very High Density Residential" to "Downtown Very High Density Residential" at the Northeast Corner of Moorpark Avenue and Everett Street on Behalf of John C. Chiu BACKGROUND /DISCUSSION The City's review process for a General Plan Amendment requires City Council approval of a Pre - Screening application before a General Plan Amendment application can be accepted. Pre - Screening applications are processed in two cycles each year, one for applications received by the end of May and one for applications received by the end of November. These applications are first reviewed by the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) for a recommendation to the full City Council. The City Council then decides, through the public hearing process, whether or not to allow the filing of a General Plan Amendment application. Only one complete Pre - Screening application was received as part of the November 2003 cycle. On November 25, 2003, John Newton filed General Plan Amendment (GPA) Pre - Screening application No. 2003 -04 on behalf of John C. Chiu. The application requests both a change to the text of the Land Use Element and a change to the Land Use Map. The proposed change to the text would create a new residential density category permitting up to twenty -five (25) units per acre. The S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -04 Chiu (Walnut &Moorpark) \Agenda Rpts \040505 ccreport.doc 000013 Honorable City Council May 5, 2004 Page 2 proposed change to the Land Use Map would designate two (2) acres of land owned by the applicant on the northeast corner of Moorpark Avenue and Everett Street with this new category. The project site is currently developed with a number of single - family detached houses and other structures of varying sizes and states of repair. Both changes to the General Plan are requested to allow the construction of a 50 -unit apartment complex on the site. The proposal was considered by the Affordable Housing /Community Development Committee on March 17, 2004, for a recommendation to the City Council. Staff recommended, and the Committee concurred, that the two parcels immediately adjacent to the west should be included in this Amendment. The major issues are discussed in the attached staff report. 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 Downtown Specific Plan Amendment application, Zone Change application, Residential Planned Development Permit application, Tentative Tract Map application (if needed), 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 were processed separately. STAFF RECODMENDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Direct staff to accept a General Plan Amendment application for the proposed project, provided that a Downtown Specific Plan Amendment application, Zone Change application, Residential Planned Development Permit application, Tentative Tract Map application (if needed), and Development Agreement application are filed for concurrent processing. Attachment: March 17, 2004, Affordable Housing /Community Development Committee Agenda Report with attachments. S: \Community Development \DEV PMTS \G P A \Pre- Screening \2003 \ -04 Chiu (Walnut &Moorpark) \Agenda Rpts \040505 ccreport.doc 000014 AFFORDABLE HOUSING COMMUNITY DEVELOPMENT COMMITTEE AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Directo Prepared By: Scott Wolfe, Principal Planner DATE: January 30, 2004 (AH /CDC Meeting of 3/17/04) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2003 -04 to Create a New General Plan Land Use Designation: "Downtown Very High Density Residential" and Convert 2.0 Acres from "High to Very High Density Residential" to "Downtown Very -High Density Residential" at the Northeast Corner of Moorpark Avenue and Everett Street on Behalf of John Chiu. This report addresses the merits of processing a General Plan Amendment application on approximately two (2) acres of land at the northeast corner of Moorpark Avenue and Everett Street. The application requests a change of land use designation for the property from "High to Very High Density Residential (7 -14 units /acre)" to "Downtown Very -High Density Residential (25 units /acre) ", a new land use category not presently in the General Plan or Downtown Specific Plan. In addition to a requested amendment to the General Plan Land Use Map and Specific Plan Land Use Map, the request would also involve a change to the text of the Land Use Element of the General Plan and the text of the Downtown Specific Plan to add the new land use category. 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. S: \Community Development \DEV PMTS \G P A\Pre- Screening \2003 \ -04 Chiu (walrutsMoorpark) \Agenda Rpts \040128 Report to AHCDC.doc CC ATTACHMENT 000015 Affordable Housing /Community Development Committee March 17, 2004 Page 2 BACKGROUND On November 25, 2003, John Newton filed General Plan Amendment (GPA) Pre - Screening application No. 2003 -04 on behalf of John C. Chiu. The properties in question are currently developed with a number of single- family, detached houses and other structures of varying sizes and states of repair. The properties have been subject of a variety of City Code Compliance actions over the past several years, which have resulted in about half of the previously existing structures being removed from the site. DISCUSSION Project Setting Existina Site Conditions: This 2.0 acre project site consists of four with approximately 195 feet of frontage on 125 feet of frontage on Moorpark Avenue. approximately 300 feet deep from the Evere The site is generally flat but rises toward the site. (4) parcels of land Everett Street and The properties are tt Street frontage. the northern end of Previous Applications: Although there has previously been residential development on this site, there are no known previous entitlement applications on file for these properties. GENERAL PLAN /ZONING Direction General Plan Zoning Land Use High to Very High Downtown Specific Plan Several Single - Site Density Residential (RPD- 7 -14 family Residences (7 -14 Units per Units per on site Acre) Acre) .......... ........... __....__ ....... _... . ._. _ _.. Single - family North Rural High Density RE -1 ac. Residences ......_.......-.._. _..._....._........._........._ ...._....._...._..._._......__...-..........__......-..._._._._......__._....... ...._...._._.._.._....__...._._ _._.....__._.... ..._- ..........._._...--- -..... ------ ..............._- .......... Downtown _..__...-............_.......__..._. ._.._............._......._-__. _ ...._._ ... _......... ............ City of Moorpark South General Specific Plan Public Works Commercial /Public ............ ._...-._....__._.._...._.__.__.._......._....._. (C -0) ...__.....___._...... Department office ... ..... - -- ------......._._......._.._. ............ ... ._......_...._.. . ............ _.. ..... ............. ..._..................._ .... _.. --- ........... ---._...__.-......-- .... _...._........_..-.-...........__.._... Medium Density Downtown Single- family East Residential (4 -6 Specific Plan Residences Units per Acre) (R -1) 000016 Affordable Housing /Community Development Committee March 17, 2004 Page 3 GENERAL PLAN /ZONING Direction General Plan Zoning Land Use High to Very High Downtown Density Residential Specific Plan Single - family West (7 -14 Units per (RPD- 7 -14 Residences Acre) Units per Acre) 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 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 accommodates the housing needs of all members of the community. • Develop new residential housing which is compatible with the character of existing individual neighborhoods and minimizes land use incompatibility. Multiple - family dwellings shall be developed in close proximity to employment opportunities, shopping areas, public parks, and transit lines, with careful consideration of the proximity to and compatibility with single- family neighborhoods. 000017 Affordable Housing /Community Development Committee March 17, 2004 Page 4 • 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. • 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 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. • Provide for and promote the revitalization of visually degraded landscaping, building facades and deteriorated buildings in the community. Housina 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. Circulation Element • Adequate off - street parking shall be provided from new construction. ANALYSIS Issues Staff analysis of the proposed General Plan Amendment has identified the following three (3) main issue areas for Affordable Housing /Community Development Committee consideration and discussion: • Land Use /General Plan Compatibility • Opportunity for Improvement of Access to Wicks Road .1111 Affordable Housing /Community Development Committee March 17, 2004 Page 5 • Addition of a New Residential Land -Use Cateaor Land Use /General Plan Compatibilit The project site is in an area which is an interface between the Downtown Specific Plan Area and lower density residential developments to the north. While the subject property is located within an area currently developed with lower densities, the Downtown Specific Plan and the General Plan Land Use map identify the subject parcels, along with two (2) small parcels to the west, as an area for High to Very High Density Residential uses, as opposed to the Medium and Rural High Densities to the south, north, and east. For this reason, staff considers the expansion to the west of the area evaluated for a General Plan Amendment under this request to have merit. The ability to develop the subject property with higher density residential uses would serve to revitalize this portion of the downtown area, as the property has been the subject of previous City Code Compliance actions due to the disrepair of the site. Additionally, such a project would provide rental housing, helping the City to achieve its goal of maintaining a housing stock which offers a wide range of housing types and opportunities. Opportunity for Improvement of Access to Wicks Road: The applicant has proposed a conceptual development project with the application for General Plan Amendment Pre - screening. As a part of this development project, the applicant is proposing a re- alignment of Moorpark Avenue to the west by approximately sixteen (16) feet. This would allow for Wicks Road to connect with Everett Street, eliminating the intersections of Wicks Road /Moorpark Avenue and Everett Street /Moorpark Avenue. The applicant would be required to acquire the property to the west of the subject site in order to accomplish this re- alignment. This re- alignment has the potential to improve traffic flow and safety and warrants further study as part of any proposed General Plan Amendment application for his site. Addition of a New Residential Land -Use Cateaor The requested change to the General Plan Land Use Element and Downtown Specific Plan includes a change to the text of the Element and Specific Plan, as well as, the Land Use maps. The proposed project exceeds the maximum density allowable under all 000019 Affordable Housing /Community Development Committee March 17, 2004 Page 6 density categories of the current General Plan and under the Specific Plan. The highest density category is currently Very High Density Residential, with an allowable density range of 7- 15 units per acre. Up to 20 units per acre can be accommodated by this category utilizing the City's density bonus program. The City's current Very High Density Residential designation affords the ability of larger projects to obtain sufficient units to make a project feasible, where there is adequate space to provide parking, as well as, for the units to be constructed. Some smaller properties, such as the subject site, are more expensive to develop because of the limited area to provide parking above grade. These properties may need to be developed at a higher density in order to make a project feasible with subterranean parking. In order to achieve feasibility for the proposed project, the applicant is proposing the addition of a General Plan and Specific Plan Land Use Designation `Downtown Very High Density Residential," with a density range of 15.1 -25 units per acre. Staff envisions the use of this density category, if adopted by the City Council, to be rare and only in instances where substantial public benefit is to be gained by its implementation. The addition of a new density category would afford the City an additional tool to develop and redevelop properties in accordance with General Plan goals and policies where other tools may not be feasible. STAFF RECOMMENDATION Recommend that the City Council authorize the Community Development Director to accept an application for a General Plan Amendment to amend the text of the General Plan and the text of the Downtown Specific Plan and to evaluate a request to change the designation of the properties shown in Attachment No. 2. Given the nature of the requested changes to the General Plan and Specific Plan, staff also recommends that the Committee recommend to the City Council that the applicant be required to submit concurrent applications for a zone change, Specific Plan Amendment, Residential Planned Development Permit and Development Agreement with the application for the General Plan Amendment. 000020 Affordable Housing /Community Development Committee March 17, 2004 Page 7 Attachments: 1. Application 2. Aerial Photo w /Recommended General Plan Amendment Boundary 3. Development Plans with location Map 000021L CITY OF MOORPARK GENERAL PLAN AMENDMENT >o PRE — APPLICATION REVIEW APPLICATION FEE: Deposit per Current Fee Schedule $ 1,775.00 APPLICANT John C. Chiu, FLPN 1001 Newbury Road Thousand Oaks, CA 91320 Telephoner 0 5) 375-7999 DATE SUBMITTED: 11 / 2 5 / 0 3 PROPERTY OWNER Same (under Contract) Telephone:(_ LEGAL DESCRIPTION: (Attach copy of grant deed(s) and comprehensive title report) Lots 11, 12 & 13 of Tract No. 2, M.L. Wicks Subdivision -, Cif of Moorpark County of Ventura, at Rnnk S, PR9P q7 of M;c- Records. LOCATION DESCRIPTION: (In simple words, tell where property is within the City) Contiguous to and North of the North convergpnr.e of Walnut Canynn Road & Moorpark Avenue (SR 23), and Everett Street, in the City of Mooroark. ASSESSOR PARCELNUMBER(S): 512 -0- 061 -05, 06, 21 & 32 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.) Chanae land use designation from "H" (Hioh Densitv Residential) 7 Units per Acre to "DVH" (Downtown Very High Density Residential) 25 Units per Acre, to create central urban core area residential densities consistent with affordable housing, redevelopment and Downtown Specific Plan goals andfobjectives Requires GP text change, P.25; Table -3, P.39,( arid, Matrix, Exhibit -6. PRO VNER SIGNATURE: John' C. Chiu. N Dated: Nou6rnbery,2), 2003 cddgpapreapapp.10.31.01 F APPLICANT SIGNATURE: Dated: Contract) AHCDC ATTACHMENT 1 000022 IF . +R e, 5 c.ti. a?y �Y + a r a , L ,... V 0a �QT'R+ -c Properties to #N rope m be added ., Everett Street Civic e "refer.. $: t r Y ## 0 Y v µW » « r 580 575 � 20'-D" RYSB 550 ODMMON - — 550 - - - -- }- B B A AAA A AAA AAA _ -A -AAA 565 -s r — I 560 i B B B B r� I 555 COM I - - -- - -- - -- 550 A A B 515 ' � I B +SSO commm MRKtNG d 540 I �RKiNG I A +se � A A � - - -_ y I I I y I I B II o POOL A r' - y I � - - -- I B B q A B B \ \ - 20-f FYSB o Ground Floor Plan 1"=50'-O" yh co Z 530 I I Ii -1 i i i i i `i0 UNITS X 2.5 SPACES = 125 REQUIRED 125 SHOWN 8' -6" MIN Rarkina Plan ¢7= 50' -0° O O N Vicinity Plan NO SCALE Land Area: 2.001 Acres Legal Description: City Of Moorpark Comer of Walnut Canyon Road and Everett Street APN 512-0-MI-040,512-0-061-M, 512 -0-081 -060, 512-0-061-210 Zoning: Very High Density, Residential 25 Units / Acre = 50 units Dwelling Units: Type A: 2 Bedroom, Q Bath 30 @ 1200 sf = 25,200 sf Type B: 3 Bedroom, 2 Bath 20 @ 1500 sf = 9,000 sf Parking: 50 units x 2.5 spaces =125 spaces