HomeMy WebLinkAboutAGENDA REPORT 2005 0921 CC REG ITEM 08EMOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
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CITY OF MOORPARK, CALIFORNIA
City Council Meeting
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FROM: Barry K. Hogan, Community Development Direct
Prepared By: Joseph Fiss, Principal Planner
DATE: September 9, 2005 (CC Meeting of 9/21/05)
SUBJECT: Consider General Plan Amendment Pre - Screening
Application No. 2004 -04 to Convert 6.8 Acres from a
General Commercial (C -2) Designation to Very High
Density Residential (VH) and Floodway (FLDWY)
Designations on the West Side of Spring Road, South of
Los Angeles Avenue on the Application of Centex Homes
BACKGROUND /DISCUSSION
On July 29, 2004, Centex Homes filed General Plan Amendment
(GPA) Pre - Screening Application No. 2004 -04. The application
proposes a change in planned use from a General Commercial (C -2)
Designation to Very High Density Residential (VH) and Floodway
(FLDWY) to allow for the construction of forty -eight (48)
attached duplex style housing units. The applicant subsequently
acquired an adjacent infill property and amended the request to
allow for the construction of sixty -six (66) units on 8.3 acres.
The amended proposal was considered by the Affordable
Housing /Community Development Committee (Councilmember Harper
(standing in for Mayor Hunter) and Councilmember Mikos) on July
20, 2005, for a recommendation to the City Council. The
Committee discussed the project, focusing on concerns related to
housing affordability and site design. 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
concurrent processing. This would add a level of certainty to
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Honorable City Council
September 21, 2005
Page 2
the entitlement review process that would not occur if a General
Plan Amendment application were processed separately.
STAFF RECOMMENDATION
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.
Attachment:
August 20, 2003, Affordable Housing /Community Development
Committee Agenda Report
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0001.'72
MOORPARK
AFFORDABLE HOUSING /COMMUNITY DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Affordable Housing /Community Development Committee
(Mayor Hunter and Councilmember Mikos)
FROM: Barry K. Hogan, Community Development Dire
Prepared By: Joseph Fiss, Principal Planner
DATE: July 7, 2005 (Meeting of 7/20/2005) i
SUBJECT: Consider General Plan Amendment Pre- Screening
Application No. 2004 -04 to Convert 6.8 Acres from a
General Commercial (C -2) Designation to Very High
Density Residential (VH) and Floodway (FLDWY)
Designations on the West Side of Spring Road, South of
Los Angeles Avenue on the Application of Centex Homes
BACKGROUND
On July 29, 2004, Centex Homes filed General Plan Amendment
(GPA) Pre - Screening Application No. 2004 -04. The application
proposes a change in planned use from a General Commercial (C -2)
Designation to Very High Density Residential (VH) and Floodway
(FLDWY) to allow for the construction of forty -eight (48)
attached duplex style housing units. 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
0001'73
Affordable Housing /Community Development Committee
July 20, 2005
Page 2
DISCUSSION
Project Setting
Existing Site Conditions:
This 6.8 acre project site consists of a relatively flat parcel
bordering Spring Road on the east and 'the Arroyo Simi on the
south. The land is relatively level. It is currently used for
recreational vehicle storage and construction offices. The
approved Shea Homes project (Tract No. 5425) borders the site on
the west, and existing commercial properties border the site on
the north. Figure 1 shows a location map of the project site
and Figure 2 is an aerial photograph of the project site and
surrounding properties.
Previous Applications:
General Plan Amendment Pre - screening Pre - application No. 2000 -04
was previously submitted by LT Development, incorporating this
site and Tract No. 5425 (Shea Homes) as portions of a larger
project. This General Plan Pre - screening Pre - application was for
a request to change the land use designation on 12.39 acres from
General Commercial (C -2) to Very High Density Residential (VH)
to develop 164 rental housing units. The Affordable
Housing /Community Development Committee considered this
application and forwarded it to the City Council for their
consideration, with a recommendation by the Committee to allow
the applicant to prepare a General Plan Amendment and authorize
processing. The City Council considered the Pre - screening
request and authorized the applicant to proceed with concurrent
processing of the General Plan Amendment, Zone Change,
Development Agreement and Residential Planned Development. This
request was subsequently abandoned.
\ \Mor_pri_serv\City Share \Community Development \DEV PMTS \G P A \Pre- Screening \2004 \- 04.Centex
(Spring Road) \Agenda Rpts \050720 Report to MCDC.doc <) 00174
Figure 1
Location Map Showing Project Site
Figure 2
VA,Mor priser-v\City Share\ Communi ty Development\DEV PMTS\IG P A\Pre-Screening\2964',-04 -e.-cex
(Spring Road)\Agenda Rpts\050720 Report to AHCDC.doc
000175
Affordable Housing /Community Development Committee
July 20, 2005
Page 4
General Plan /Zonin :
Direction
General Plan
Zoning
Land Use
General
Commercial
Recreational
Site
Commercial
Planned
Vehicle
(C -2)
Development (CPD)
Storage /Arroyo
.. ........ ........
Simi
General
Commercial
North
Commercial
Planned
Commercial Uses
___ _...._._.....__......--- -__ - --
(C -2)
_.._._......._.._..---.. .___._--- __..._..._.__...__..._
Development (CPD)
.._....
Rural
_.........._-....._ ..... _...__._.__._._._.__._..._._.......___
.................... -..__._.- ._......_......._............_
South
Exclusive
Low Density
Residential
................ ......_._..__...-- ._..._......_
(RE)
._-_-_.._............. -.._ ....... .. .__._..._....____..._.... ...
Residential (L)
_._
General
._....._ ....... _ -- - - - -- .-_.-.- .............
Commercial
............. __........._...__..
East
Commercial
Planned
Commercial Uses
...... __._._...._....__...
__._...-- (._C-2_ > .
_.........._
Development
....._..------
Residential
._...._ -- _....._....._...__.....
_._........- -._ ... ............................_.._ ....... ._ ............ . ................__..._.._.._...
West
Planned
Very High Density
Approved Tract
Development
Residential (VH)
5425 (Shea Homes)
(RPD)
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
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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
opportunities. Identify adequate housing sites to
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Affordable Housing/Community Development Committee
July 20, 2005
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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 (100) 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 Los Angeles Avenue as well as its
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Affordable Housing /Community Development Committee
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Page 7
irregular shape. These limitations were confirmed in a Retail
Market and Land Use Feasibility Study prepared for the City in
2004. Office use would 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 a development scenario showing forty -
eight (48) duplex style units on the site. This development
scenario is provided for information on the likely scale and
type of housing under the proposed General Plan Amendment, but
does not represent a commitment to any particular design.
Copies of this development scenario are attached under separate
cover. The proposed 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.
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, it is recommended that a
development agreement be required to be processed concurrently
with the applications for a General Plan Amendment, Zone Change,
Subdivision Map, Residential Planned Development Permit, and any
other necessary entitlements.
STAFF RECOMMENDATION
It is recommended that the Affordable Housing /Community
Development Committee recommend 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. It is further recommended that a development
agreement be required as part of the project proposal.
Attachment (under separate cover):
Development Plan
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(Spring Road) \Agenda Rpts \050720 Report to AHCDC.doc 000179