HomeMy WebLinkAboutAGENDA REPORT 2004 0901 CC REG ITEM 08CITEM be C 0
CITY OF MOORPARK, CALIFORNIA
City COUMCII 14iO4ting
of 9 - / -0?DO'6
ACTION:
MOORPARK C I T COUNC I LW
AGENDA REPORT A& c + �d
TO: Honorable City Council
FROM: Barry K. Hogan, Community Development Directo
Prepared By: David Bobardt, Planning Manag
DATE: August 13, 2004 (CC Meeting of 9/01/04)
SUBJECT: Consider General Plan Amendment Pre - Screening
Application No. 2004 -03 to Convert 8.8 Acres from a
General Commercial (C -2) Designation to Very High
Density Residential (VH) and Public (Pub) Designations
on the West Side of Moorpark Avenue between Lassen
Avenue and Los Angeles Avenue on the Application of
Comstock Homes (Assessor Parcel Nos. 511 -0- 080 -355 and
-365)
BACKGROUND /DISCUSSION
At a special meeting on July 28, 2004, the Affordable Housing
Community Development Committee (Mayor Hunter and Councilmember
Mikos) considered Comstock Homes' General Plan Amendment (GPA)
Pre - Screening Application No. 2004 -03. The application proposes
a change in planned use from General Commercial (C -2) to Very
High Density Residential (VH) and Public/ Institutional (Pub) to
allow for the construction of between fifty -four (54) and
ninety -six (96) housing units and for the preservation of the
Birkenshaw residence for a public use. A copy of the Committee
agenda report is attached (Attachment 1).
The Affordable Housing /Community Development Committee made a
recommendation that the City Council allow the filing of a
General Plan Amendment application on this project, provided
that all other necessary entitlement applications are filed
concurrently. They further recommended that a development
agreement be included as part of the project proposal, and that
an Ad Hoc Committee be appointed for negotiation of the
development agreement. Issues for the project include use of
0OOI.12
Honorable City Council
September 1, 2004
Page 2
the Birkenshaw residence and how much of this site is needed for
its retention, alternatives for alignment of Lassen Avenue
including a no- extension alternative, site plan alternatives,
and affordable housing. The applicant has submitted a preferred
alternative (Attachment 3).
STAFF RECOMMMATION
1. Open the public hearing, accept public testimony and close
the public hearing;
2. Direct staff to accept a General Plan Amendment
application, provided that all other necessary entitlement
applications are filed concurrently; and
3. Appoint an Ad Hoc Committee for negotiation of the
development agreement.
Attachments:
1. July 28, 2004, Affordable Housing Community Development
Committee Agenda Report
2. Project Alternatives Presented to Affordable Housing
Community Development Committee
3. Applicant Preferred Alternative
S: \Community Development \DEV PMTS \G P A \Pre- Screening \2004 \ -03 Comstock \Agenda Rpts \cc 040901.doc
000113
AFFORDABLE HOUSING
COMMUNITY DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Affordable Housing /Community Development Committee
FROM: Barry K. Hogan, Community Development Director
Prepared By: David A. Bobardt, Planning Manager
DATE: July 15, 2004 (AH /CDC Special Meeting of 7/28/2004)
SUBJECT: Consider General Plan Amendment Pre - Screening
Application No. 2004 -03 to Convert 8.8 Acres from a
General Commercial (C -2) Designation to Very High
Density Residential (VH) and Public (Pub) Designations
on the West Side of Moorpark Avenue between Lassen
Avenue and Los Angeles Avenue on the Application of
Comstock Homes (Assessor Parcel Nos. 511 -0- 080 -355 and
-365)
BACKGROUND
On May 28, 2004, Comstock Homes filed General Plan Amendment
(GPA) Pre - Screening Application No. 2004 -03. The application
proposes a change in planned use from General Commercial (C -2)
to Very High Density Residential (VH) and Public/ Institutional
(Pub) to allow for the construction of between fifty -four (54)
and ninety -six (96) housing units and for the preservation of
the Birkenshaw residence for a public use. 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.
CC ATTACHMENT 1
000114
Affordable Housing /Community Development Committee
July 28, 2004
Page 2
DISCUSSION
Project Setting
Existina Site Conditions:
This 8.8 acre project site consists of two parcels and a
dedicated, but unimproved extension of Lassen Avenue from Park
Lane to Moorpark Avenue. The parcels are approximately 1.7 and
5.9 acres each, and the Lassen Avenue right -of -way is 1.2 acres.
The land is relatively level. The Birkenshaw residence, at 251
Moorpark Avenue, was built in 1920 and sits on the 1.7 acre
parcel, surrounded by ornamental landscaping consisting of
mature trees and remnants of a commercial citrus grove.
Although currently not listed on any historic register, this
residence would likely qualify for listing as a local landmark
under the criteria established in Section 15.36.060 of the
Moorpark Municipal Code due to the significance of both the
Birkenshaw family in the early development of Moorpark and the
original condition of building. In addition, the Downtown
Specific Plan acknowledges the building's architectural value as
a downtown landmark. A formal survey has not been performed to
determine the eligibility of the residence for listing on the
California Register of Historic Resources or the National
Register of Historic Places. Figure 1 shows an Assessor Parcel
Map view of the project site and Figure 2 is an aerial
photograph of the project site and surrounding properties.
Previous Applications:
A Parcel Map approved by the County of
Park Lane and Lassen Avenue and divided
three parcels, creating the project
ultimately become the Mission Bell F
Center shopping centers. No recorc
requests exists for this property. Tr
within the Moorpark Redevelopment Agency
Ventura in 1982 created
the original parcel into
site, and what would
Laza and Moorpark Town
of other entitlement
project site is fully
project area.
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1.doc 0�1)��,!
Affordable Housing /Community Development Committee
July 28, 2004
Page 3
S1
R
Figure 1
Assessor Parcel Map Showing Project Site
50' W
tz Q 5I .
ot
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CJ
----- - - -� -- - -- — - - - - - -- AVENUE �
N895943W 883.23' j
LLi
I �
36
ZN 5.89Ac. 38PM58
\�
WEST
I '
I �
I
�Z 66
Figure 2
35 167'
IW
1.70Ac.
N I Z
I
I�
I
70'
I N
I
I
937'
x
jl
40
39 1.20Ac.
II
THIRD
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000116
Affordable Housing /Community Development Committee
July 28, 2004
Page 4
General Plan / Zoninq:
Direction
General Plan
Zoning
Land Use
General
Commercial
Single Residence,
Site
Commercial
Planned
Vacant Land,
(C -2)
Development (CPD)
Unimproved R.O.W.
.................................................................................................................................................................................................................................................................................................................................................................................................................................................
Neighborhood
...............................
Middle School,
North
Commercial
Neighborhood
Residences,
(C -1)
Commercial (C -1)
Commercial Uses
............................................................................................................................................................................................................
General
............................... ............................................._......................................................................................................................
Commercial
...............................
Moorpark Town
South
Commercial
Planned
Center Shopping
......................................................................................................................................................................................................................
(C -2)
Development (CPD)
. ....................................................................... ......................................................................................................................................................
Center ...............................
Neighborhood
Commercial Office
Residences and
East
Commercial
(C -0)
Commercial Uses
(C -l)
............................... .........................................................................................................................................................................
...............................
.....................................................................................................................................................................................................
General
Commercial
Mission Bell
West
Commercial
Planned
Plaza Shopping
(C -2)
Development (CPD)
Center
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
• Facilitation of a Significant Contribution to the Provision
of 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:
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Affordable Housing /Community Development Committee
July 28, 2004
Page 5
Land Use Element
• Attain a balanced city growth pattern which includes a full
mix of land uses. New development shall be orderly with
respect to location, timing, and density, consistent with
the provision of local public services and facilities, and
compatible with the overall suburban rural community
character.
• 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 and minimizes land
use incompatibility. Infill development in existing
residential neighborhoods shall be compatible with the
scale and character of the surrounding neighborhood.
• Provide for a variety of commercial facilities which serve
community residents and meet regional needs. Commercial
development should be located along major roadways in order
to consolidate centers and provide pedestrian links to
adjacent residential areas.
• Promote the revitalization of the downtown commercial core.
• Ensure that a full range of public facilities and services
are provided to meet the needs of the community.
• Achieve a well- balanced and diversified economy within the
City which provides a variety of economic and employment
opportunities.
• 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
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Affordable Housing /Community Development Committee
July 28, 2004
Page 6
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.
• Support infill development at suitable locations and
provide, where appropriate, incentives to facilitate their
development.
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
• New residential streets should be designed so as to
discourage pass- through trips which do not begin nor end
within the residential areas within the City of Moorpark.
• New development projects shall mitigate off -site traffic
impacts to the maximum extent feasible.
• New development and redevelopment projects shall be
required to include safe, separate, and convenient paths
for bicycles and pedestrians so as to encourage these
alternate forms of non - polluting transportation. Plans for
bicycle and pedestrian facilities shall give priority to
providing continuity and closing gaps in the bikeway and
sidewalk network.
• Adequate off - street parking shall be provided for new
construction.
ANALYSIS
Commercial use of the project site consistent with the current
General Plan designation is relatively limited. The project
location is not a good location for retail development due to
its limited visibility from major roadways. Office use would
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Affordable Housing /Community Development Committee
July 28, 2004
Page 7
only be viable for tenants that are not dependent on good street
visibility. Given the existing development patterns around the
project site, its use for residences appears to provide better
development potential.
The applicant has prepared five (5) development scenarios,
ranging from fifty -four (54) to ninety -six (96) residential
units on the site. These development scenarios are provided for
information on the likely scale and type of housing under the
proposed General Plan Amendment, but they do not represent a
commitment to any particular design. Copies of these
development scenarios are attached under separate cover. The
product types could range from small -lot single family detached
houses to attached townhouses. The Birkenshaw residence is
shown for preservation under each scenario, and the property
containing the house is proposed to be designated as a public
use under the proposed General Plan Amendment. Each housing
type would be considered to be very -high density residential
development under the General Plan, which allows for densities
from seven (7) to fifteen (15) units per acre, or up to twenty
(20) units per acre with an affordable housing program.
This proposed General Plan Amendment, when accompanied by an
appropriate development proposal, could further a number of the
General Plan goals and policies stated above better than
commercial use of the site. At the density ranges contemplated,
this project could be a source of additional affordable housing
in the City. Circulation issues related to connections between
Moorpark Avenue and Lassen Avenue could also be addressed
through the study of alternatives site plans and street
improvement designs (including a vacation of the Lassen Avenue
public right -of -way). Finally, a substantial public benefit
could be realized through the preservation and potential public
use of the Birkenshaw residence.
In order to ensure that a project involving a General Plan
Amendment as proposed for this site furthers the General Plan
goals without adverse impacts and provides for preservation and
maintenance of the Birkenshaw residence, it is recommended that
a development agreement be required to be processed concurrently
with the applications for a General Plan Amendment, Specific
Plan Amendment, Zone Change, Subdivision Map, Residential
Planned Development Permit, and any other necessary
entitlements.
S: \Community Development \DEV PMTS \G P A \Pre- Screening \2004 \ -03 Comstock \Agenda Rpts \cc 040901 Att
1.doc
000120
Affordable Housing /Community
July 28, 2004
Page 8
STAFF RECON=NDATION
It is recommended t h
Development Committee re
filing of a General Plan
provided that all other
filed concurrently.
development agreement
proposal.
Development Committee
at the Affordable Housing /Community
commend that the City Council allow the
Amendment application on this project,
necessary entitlement applications are
It is further recommended that a
be required as part of the project
Attachment (under separate cover):
Development Plan Alternatives
S: \Community Development \DEV PMTS \G P A \Pre- Screening \2004 \ -03 Comstock \Agenda Rpts \cc 040901 Att
1.doc
000121L
PROJECT ALTERNATIVES
8 -1/2" X 11" EXHIBITS REQUESTED
CC ATTACHMENT 2
000122
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Conceptual Site Plan 4
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WILLIAM HEZMALHALCH
A R C H I T E C T S I N C.
SITE SUMMARY:
PARKING:
Gross Acreage
8.8 Ac. Garage 192
Net Acreage
6.58 Ac. Driveway 3
Total Units
96 Open /Guest 72
Density 11 D.U.
/(Gross Acre) Total 267
Density 14.6 D.U. /(Net Acre)
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Recreation Area
10,000 5q. Ft.
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Conceptual Site Plan 4
002004 William Hezmalhalch Architects, Inc.
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Conceptual Site Plan 5
02004 William Hezmalhalch Architects, Inc.
"I 'A1111141
WILLIAM HEZMALHALCH
A R C H I T E C T S I N C.
SITE SUMMARY:
PARKING:
Cross Acreage
8.8 Ac. Garage 154
Net Acreage
6.58 Ac. Driveway 34
Total Units
77 Open /Guest 72
Density 8.8 D.U.
/(Gross Acre) Total 260
Density 11.7 D.U. /(Net Acre)
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Recreation Area
10,000 Sq. Ft.
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