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HomeMy WebLinkAboutAGENDA REPORT 2004 1201 CC REG ITEM 08AMOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council ITEM ?. A CITY OF MOORPARK, CALIFORNIA City Council Meeting Of A TI BY: CAL` FROM: Barry K. Hogan, Community Development Directo Prepared By: David A. Bobardt, Planning Man e DATE: November 16, 2004 (CC Meeting of 12/1/2004) SUBJECT: Consider General Plan Amendment Pre - screening Application No. 2001 -02 to Convert 4.0 Acres, Currently Planned for General Commercial Uses, to Very High Density Residential Uses for the Construction of Apartments or Condominiums at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. BACKGROUND /DISCUSSION This application for a General Plan Amendment (GPA) Pre- screening was originally filed on November 30, 2001, to change the General Plan designation from General Commercial to Very High Density Residential on 4.0 vacant acres just west of Mission Bell Plaza. The conceptual development plan submitted with the application was for a 66 -unit townhouse project. Processing of the application was deferred to the November 2002 GPA Pre - screening cycle to address staffing shortages in the Community Development Department at the time. In January 2003, staff recommended to the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) that a GPA application be accepted for a residential project on this site in the density range of 20 to 30 units per acre. This was above the 16.5 units per acre originally sought by the applicant, and would require the creation of a new density category. The committee expressed concerns over the cumulative impact of converting land planned for commercial uses to non - commercial uses as well as the density recommended by staff for the site, and recommended that a study be prepared to assess the need for commercial land in Moorpark before taking action on the application. On March 19, 2003, the City Council concurred with the committee Honorable City Council December 1, 2004 Page 2 recommendation, and deferred its decision on this GPA Pre- screening application pending completion of a commercial demand study. The study was delayed by a number of factors. Staff had originally solicited a proposal in February 2003 from Economics Research Associates to prepare this study. After receiving a responsive proposal, the cost was divided between two applicants, Grand Moorpark and Shea Homes, who were both proposing to change the General Plan designation on land planned for commercial uses. Although Grand Moorpark paid their share promptly, Shea did not. By the time that Shea paid their share of the study in July 2003, Economics Research Associates became ineligible to work for the City on this study due to a potential conflict of interest from a new client. Staff sought another economic consultant, received a proposal, and collected additional funds for the study from MGA Development and North Park Village, two other developers proposing to either convert commercially planned land to residential uses (MGA) or add commercial land to the City (North Park Village) . The City Council authorized a contract with Allan D. Kotin and Associates for the commercial demand study on December 3, 2003. The contract was finally executed in January 2004. The Retail Market and Land Use Feasibility Study, prepared by Allan D. Kotin and Associates in association with CB Richard Ellis Consulting, was completed and submitted to the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) on September 15, 2004. The committee by consensus requested that the study be reviewed by the full Council before making a recommendation on the Grand Moorpark GPA Pre - screening proposal. The study was then presented to and discussed by the City Council on October 6, 2004. On October 20, 2004, the Affordable Housing /Community Development Committee again considered the GPA Pre - screening application and recommended that the property remain planned for commercial uses. Staff reports to the Affordable Housing /Community Development Committee and City Council are attached. STAFF RECOMMENDATION 1. Open the public hearing, accept public testimony and close the public hearing; S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \ -02 Grand Moorpark \staff reports \041201 Report to CC.doc r �i 000 Honorable City Council December 1, 2004 Page 3 2. Deny GPA Pre - screening Application No. 2001 -02 and direct staff not to accept a General Plan Amendment application as proposed in this Pre - screening Application. Attachments: 1. Location Map 2. Proposed Site Plan 3. January 15, 2003 report to AHCDC (w /o attachments) 4. March 19, 2003 report to City Council (w /o attachments) 5. September 15, 2004 report to AHCDC (w /o attachments) 6. October 20, 2004 report to AHCDC (w /o attachments) S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \ -02 Grand Moorpark \staff reports \041201 Report to CC.doc OEM T LOCATION MAP GPA Pre - screen No. 2001 -02 — Grand Moorpark, LLC NORTH CC ATTACHMENT 1 AFFORDABLE HOUSING COMMUNITY DEVELOPMENT-COMMITTEE AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Direct o Prepared By: David A. Bobardt� DATE: January 6, 2003 (AH /CDC Meeting of 1/15/03) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2001 -02 to Convert 4.0 Acres from General Commercial Uses to Very High Density Residential Uses at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. SUMMARY This report addresses the merits of processing a General Plar. Amendment application on approximately 4.0 acres of land at 601- 699 West Los Angeles Avenue. The applicant, Grand Moorpark, LLC, has proposed a change in planned use from general commercial to very high density residential to allow for the construction of sixty -six (66) townhouses. The action of the Affordable Housing /Community Development Committee is to make a recommendation to the City Council on whether or not a General Plan Amendment application on this project should be accepted for processing based on criteria established by Resolution No. 99 -1578. RnCKC_RnrTmn On November 30, 2001, Grand Moorpark, LLC filed General Plan Amendment (GPA) Pre - Screening Application No. 2001 -02. Due to staffing shortages in the Community Development Department at the time, the City Council deferred processing of this application until the November 2002, GPA Pre - Screening cycle. Pre - Screening applications received by November 30`r of each year are sent to the Affordable Housing /Community Development CC ATTACHMENT 3 9100007 Affordable mousing /Community Develoornent Committee January 15, 2003 Page 2 Committee the following January for a recommendation to the City Council. DISCUSSION Project Setting Existina Site Conditions: This 4.0 -acre project site has approximately 471 feet of frontage on Los Angeles Avenue and is approximately 371 feet deep. The site is relatively level and is currently vacant. No protected trees exist on the site. Previous Applications: Although the site was once designated for medium density residential uses in the General Plan (up to 4 units per acre), a General Plan Amendment for general commercial uses was approved in 1997, along with entitlement for an office project, which has since expired. GENERAL PLAN /ZONING Direction General Plan Zoning Land Use Site General Commercial Vacant Commercial office Medium Single - Family Single - Family North Density Residential Houses 8u /acre _Residential Residential Planned High Density Development Vacant, Pacific South Residential 7u /acre and Communities and General Commercial project entitled Commercial Planned Develo ment — ' Commercial Mission Bell East General Planned Plaza Shopping Commercial Development_ Center — Medium Single- Family Single- Family West Density Residential Houses Residential 8u /acre S: \Community Development\DEV PMTS \G P A \Pre - Screening \2001\02 Grand Moorpark \0301'_5 �Reporc to AHCDC.doc 100008 Affordable Housing /Community Development Corr;,mittee January 15, 2003 Page 3 Evaluation Criteria Criteria most pertinent for approval or denial of this General Plan Amendment Pre - Screening are: • Conformity with Goals, Policies, and Implementation Strategies of the General Plan • Potential for Compatibility with Existing and Planned Uses in the Area + Contribution to Affordable Housing + Conformity with Other City Council Policies • Potential to Provide Public Benefit General Plan Goals and Policies Goals and policies from the General Plan most pertinent to this project include: Land Use Element • Attain a balanced city growth pattern which includes a full mix of land uses. • Provide a variety of housing types and opportunities for all economic segments of the community. • Develop new residential housing compatible with the character of existing neighborhoods, minimizing land use incompatibility. • Enhance and maintain the suburban /rural identity of the community. New residential development should complement the overall community character of the City, establish a sense of place and ensure compatibility with important existing local community identities. • Enhance the physical and visual image of the community. New development shall be compatible with the scale and visual character of the surrounding neighborhood. Housing Element • Provide residential sites specific plan designations opportunities. Identify through land use, zoning and to provide a range of housing adequate housing sites to S: \Community Development \DEV PMTS \G P A\Pre- screening \2001 \02 Grand Moorpark \030115 Report to AHCDC.doc 10101009 Affordable Housing /Community Development Committee January 15, 2003 Page 4 facilitate the 1998 -2005 Regional Housing Needs Assessment (RHNA) goals. Investigate rezoning or redesignation of commercial lots that are no longer economically viable uses to appropriate residential uses. • Expand and protect housing opportunities for lower - income households and special needs groups. Require in aggregate ten percent (10 %) of new units to be affordable to lower - income households. Noise Element • Protect the public from adverse noise impacts. Incorporate noise considerations into planning decisions to prevent or minimize 'future land -use incompatibilities. Require sound attenuation through site layout and the use of walls or berms for new residences adjacent to transportation corridors. Require a noise study to identify methods to reduce exterior noise to 65 dBA and interior noise to 45 dBA within new residential living space. Circulation Element • Limit driveway access points onto arterial roadways to ensure smooth and safe flow of vehicles and bicycle;. Secondary access should be required for mid -block projects adjacent to limited- access arterials. • Adequate off - street parking shall be provided from new construction. ANALYSIS Issues Staff analysis of the proposed General Plan Amendment has identified the following four (4) issue areas for Affordable Housing /Community Development Committee consideration and discussion: • Land Use /Zoning • General Plan Goals and Policies • Site Plannin • Density S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001\07 Grand Mooroa_k \030115 Hepocr to AHCDC.doc fix ()0 191 Affordable Housing /Community Development Committee January 15, 2003 Page 5 Land Use /Zonin The project site is in a commercial /residential transitional area on the north side of Los Angeles Avenue between the Mission Bell Plaza shopping center and Moorpark Estates neighborhood. Street access may be provided along Los Angeles Avenue and Everest Avenue. Both housing and commercial use of the site have the potential of meeting the goals of the City's General Plan. Higher- density housing (25 to 30 du /ac) on the site would provide a good buffer between the shopping center and existing residential neighborhood and increase the types of available housing in Moorpark. Access for housing from Everest Avenue would also avoid new driveways on Los Angeles Avenue. General Plan Goals and Policies The key to meeting General Plan goals of establishing identity and a sense of place for the site and achieving compatibility with both commercial and residential land uses is in the design of the project. The townhouse project as proposed is not consistent with these goals. The design has very limited Open Space and few pedestrian amenities. The view from the interior of the site is dominated by garage doors and driveways. The exterior view is dominated by sound walls along Los Angeles Avenue and no building front identity is developed in the proposed design. Site Planning The proposed density of 16.5 units per acre is approaching the upper end of a density that can be achieved with townhouse -style development. Though a townhouse -style project could be designed at this density with more character than the proposed project, it may not be an appropriate choice of architecture for this site in its suburban setting. Better design at the proposed density or even higher density (25 to 30 du /ac) could be achieved on this site with three -story buildings of traditional apartments, with more land for green space, walkways, and a buffer between new development and existing residences. The design could also be substantially improved if the applicant were able to acquire the four (4) residential properties fronting along Shasta Avenue to the west of the site_ This would allow for the creation of a significant entrance to the site to develop a greater sense of place. S: \Community Development\DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to AHCDC.doc go0oll Affordable Housing/Community Development Committee January 15, 2003 Page 6 Density The maximum General Plan density for any residential land in the City is 20 units per acre with the density bonus program for affordable units. In order to help meet the projected housing demand, particularly for affordable housing units, staff is recommending that consideration be given to studying the limited use of higher densities for potential inclusion in the General Plan. Densities up to 25 or 30 units per acre could increase housing opportunities and still maintain a suburban identity through proper design. Such densities could also better support transit use. A change to permit higher densities would require an amendment to the Land Use Element text. The applicant has submitted twa.. conceptual designs for this site at this density range for consideration by the Committee. STAFF RECOMMENDATION It is recommended that a General Plan Amendment application be accepted for processing to 1) convert the planned land use of the site to residential uses at a density range of 20 to 30 units per acre, and 2) amend the text in the General Plan Land Use Element to create a residential category at this density. A properly designed project of this density has the potential to provide a higher percentage of affordable housing units and clean up and develop a sense of place for the site in a manner that is sensitive to the existing residential neighborhood. Impacts of such a change to the General Plan would be addressed through the General Plan Amendment process. Attachments: 1. Application 2. Location Map 3. Aerial Photo 4. Development Plans S : \Comnunity Development\DEV PMTS \G P A \Pre- Screening \2001 \02 Grand Moorpark \030115 Report to AMCDC,doc MOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council FROM: Barry K. Hogan, Community Development Directo (` Prepared By: David A. Bobardt, Planning Mana V DATE: March 3, 2003 (CC Meeting of 3/19/2003) SUBJECT: Consider General Plan Amendment Pre- Screening Application No. 2001 -02 to Convert 4.0 Acres from General Commercial Uses to Very High Density Residential Uses at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. BACKGROUND On November 30, 2001, Grand Moorpark, LLC filed General Plan Amendment (GPA) Pre - Screening Application No. 2001 -02, proposing to amend the General Plan Land Use Map for the 4.0 -acre vacant site on the north side of Los Angeles Avenue, just west of the Mission Bell Plaza from commercial uses to very high density residential uses. This would allow apartment or condominium construction on the site. Due to staffing shortages in the Community Development Department at the time, the City Council deferred processing of this application until the November 2002, GPA Pre - Screening cycle. As part of this cycle, the proposal was considered by the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) on January 15, 2003 for a recommendation to the City Council (staff report attached). nTSCUSSION The Affordable Housing /Community Development Committee identified two issues of concern with the application. The first related to the limited amount of vacant land in the city available for commercial uses. This application, combined with a previously considered GPA Pre - Screening application for LT Development (now Shea Homes) , could convert to residential uses CC ATTACHMENT 4 1) 0 )013 Honorable City Council March 19, 2003 Page 2 a total of 25 acres of land currently planned and zoned for commercial uses. The Committee recommended that the City Council ask for a study to determine the cumulative effect of these two proposals on maintaining sufficient commercial land in the city to meet future needs before further consideration be given to this application. The Committee would then review the study before making a recommendation on this General Plan Amendment Pre - Screening application to the City Council. Such a commercial demand study could be prepared by an economic /planning consultant working for the City at the expense of the two applicants desiring a reclassification of commercial land. Both applicants have already indicated a willingness to participate. fThe cost of such a study is expected to be between $15,000 and $20,000. It should also be noted that such a study has already been recommended by staff to be considered as an addition to the City's Objectives for Fiscal Year 2003 -2004. The second issue of concern related to the density of the development. in its report to the Committee, staff recommended the possibility of exploring densities higher than the very high density classification of 15 units per acre on this site, and perhaps other limited parts of the city. The Committee expressed concern over the impact of higher densities on the suburban identity as expressed in the General Plan. This is an issue that can be further addressed by the Committee and City Council once an economic study is completed. STAFF RECONIENDATION Direct staff to obtain funds from Grand Moorpark, LLC and Shea Homes for the preparation of a commercial demand study, and upon completion of the study, refer the case back to the Affordable Housing /Community Development Committee for recommendation to the City Council. Attachment: 1. Staff report to AH /CD Committee for* January 15, 2003 meeting. AFFORDABLE HOUSING COMMUNITY DEVELOPMENT COMMITTEE AGENDA REPORT TO: Affordable Housing /Community Development Committee FROM: Barry K. Hogan, Community Development Direc;;)a Prepared By: David A. Bobardt, Planning Man DATE: September 7, 2004 (AH /CDC Meeting of 9/15/2004) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2001 -02 to Convert 4.0 Acres from General Commercial Uses to Very High Density Residential Uses to Allow the Development of Sixty -Six (66) Townhouses at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. BACKGROUND /DISCUSSION On March 19, 2003, the City Council considered a General Plan Amendment Pre - Screening application for this project. Reports to the Affordable Housing Community Development Committee and City Council are attached. The Council directed the preparation of a commercial demand study to evaluate the economic impact of proposed development of residences on land planned for commercial uses, with the results to be considered by the Affordable Housing Community Development Committee before taking action on this project. This report has been completed and is attached. The report evaluated the total amount of retail sales space that could be absorbed in Moorpark as well as the retail sales potential for ten (10) vacant parcels of land currently planned for commercial uses. The conclusion of the report is that under General Plan buildout, the City could absorb an additional 400,000 square feet of retail space, requiring approximately 40 acres of land. Of the 72.7 acres of vacant land currently planed for commercial uses, 5 parcels, totaling 40 acres of land provided the best retail opportunities. One of the five parcels is the subject property. The report noted that the retail potential of the property was good with its location adjacent to the Mission Bell Plaza. It should be noted that the CC ATTACHMENT 5 Affordable Housing /Community Development Committee September 15, 2004 Page 2 property is zoned for Commercial Office development, and retail use of the site would require a zone change, but not a General Plan amendment. With new owners of the Mission Bell Plaza possibly being more receptive to allowing reciprocal access between the two sites, staff believes that retail development of this property should be re- evaluated by the property owner before requesting a change to residential uses. 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. STAFF RECOMMENDATION It is recommended that the Affordable Housing Community Development Committee recommend to the City Council that a General Plan Amendment application not be accepted for processing for this application, and that the applicant re- evaluate the potential for retail use of the property. Attachments: 1. January 15, 2003 report to AHCDC. 2. March 19, 2003 report to City Council. 3. Retail Market and Land Use Feasibility Study (under separate cover). S: \Community Development \DEV PMTS \G P A \Pre- Screening \2001 \ -02 Grand Moorpark \staff reports \040915 Report to AHCDC.doc 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 Mana e DATE: October 8, 2004 (AH /CDC Meeting of 10/20/2004) SUBJECT: Consider General Plan Amendment Pre - Screening Application No. 2001 -02 to Convert 4.0 Acres from General Commercial Uses to Very High Density Residential Uses to Allow the Development of Sixty -Six (66) Townhouses at 601 -699 West Los Angeles Avenue on the Application of Grand Moorpark, LLC. BACKGROUND /DISCUSSION On September 15, 2004, the Affordable Housing /Community Development Committee (Mayor Hunter and Councilmember Mikos) again considered a recommendation to the City Council on whether or not a General Plan Amendment application on the request by Grand Moorpark, LLC to convert 4.0 at 601 -699 Los Angeles Avenue from General Commercial uses to Very High Density Residential uses should be accepted for processing. The Committee continued consideration of the matter to October 20, 2004, to allow the City Council to review and consider the Retail Market and Land Use Feasibility Study Prepared by Allan D. Kotin and Associates and CB Richard Ellis Consulting. That report was presented to Council on October 6, 2004. Although the Study identified Grand Moorpark, LLC property as viable for commercial use, it would be limited by right turns in and out of the site unless the existing block wall separating the property from Mission Bell Plaza could be removed and reciprocal access implemented. A greater potential exists now that the Mission Bell Plaza ownership has changed. CC ATTACHMENT 6 g0091' %' Affordable Housing /Community Development Committee October 20, 2004 Page 2 STAFF RECOrMENDATION Recommendation to City Council that the property remain as commercial and recommend that a General Plan Amendment application not be accepted. Attachments: 1. October 6, 2004, report to City Council on the Retail Market and Land Use Feasibility Study (w /o attachments) 2. September 15, 2004, report to AHCDC (w /o attachments) \ \mor_pri_sery \City Share \Community Development \DEV PMTS \G P A \Pre - Screening \2001 \ -02 Gra:_- Moorpark \staff reports \041020 Report to AHCDC.doc 00 f}