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Home My WebLink AboutAGENDA REPORT 2020 1007 CCSA SPC ITEM 06A POWERPOINTCity Council October 7, 2020 Proposed High Street Station Mixed-Use Development Project Council Consideration Initial Study/Mitigated Negative Declaration Residential Planned Development Permit Disposition and Development Agreement Development Agreement Analysis of potential environmental impacts and mitigation measures to lessen the impacts Project Design and Conditions of Approval Terms and schedule of the land transaction Terms for development of the project  City-owned property  Part of larger parcel purchased by City  Chamber site and parking lot on either side are designated as gov’t use Location / Aerial Map Directly adjacent to Metrolink Station Qualifies as a TOD per state definition High Quality Transit Area per SCAG and state definition Chamber of Commerce Parking Lot PROJECT SITE Site Conditions  Multiple vacant, dilapidated buildings  Train depot façade built in 1979  Known liquefaction zone  Historic pepper trees along ROW  City-owned property “Downtown Specific Plan” General Plan land use designation  Commercial – Old Town zoning district  DTSP Overlay Zone - allows Mixed-Use development within C-OT Commercial - Old Town DTSP originally adopted 1998 as an overlay zone Set forth a vision to revitalize Old Town Moorpark Envisioned a mixed-use corridor along High Street Analyzed and found that mixed uses in downtown could foster a healthy, diverse environment Added mixed-use as an allowable use in the Commercial Old Town zoning district Includes development standards and design guidelines for mixed uses DTSP Mixed-Use Proposed Project 79 residential apartments 13 commercial tenant spaces (13,628 sf) Two points of ingress/egress Two points for future connectivity Surface parking behind the buildings 8,140 sf community green space All historic pepper trees located along the frontage would be retained A B1 B2 C D E F 2-story 3-story 3-story 1-story 2-story Mixed-Use Building A Two stories 25’4” height Two ground floor commercial spaces Ground floor and 2nd floor residential Tuck under parking Chalk white brick with stucco Parapet roof forms Roll -up doors on corner commercial Style and detailing cues from the commercial building on corner Mixed-Use Building B1 Three stories 35’ height Four ground floor commercial spaces Ground floor and 2nd & 3rd floor residential Tuck under parking Green and yellow color scheme Gable roof forms Style and detailing cues from the train depot facade Mixed-Use Building B2 Three stories 35’ height Two ground floor commercial spaces Ground floor and 2nd & 3rd floor residential Tuck under parking Green and yellow color scheme Gable roof forms Style and detailing cues from the train depot facade Mixed-Use Building F Two stories 25’3” height Two ground floor commercial spaces Ground floor and 2nd floor residential Tuck under parking Reddish brick with stucco Parapet roof forms Roll -up doors on corner commercial Style and detailing cues from the fire station Commercial Buildings One story each 27-29’ height Enclose the village green Reclaimed wood and corrugated metal Smokestack and silo features Roll -up doors Style cues from the granary buildings with industrial/ agricultural details Community Green Space Development Standards = Mandatory Design Guidelines = Encouraged DTSP Mixed-Use Geared toward ensuring ground floor commercial uses along the frontage, residential uses located behind or above the commercial spaces, on-site residential parking, and location of parking and driveways. Intent is to create an active realm at the pedestrian sidewalk level. Proposed project is consistent with the applicable development standards. Project also consistent with the mixed-use design guidelines regarding style, materials, colors, etc. •Commercial Parking: 41 required (21 on-site + 20 street spaces) •Residential Parking: 116 required (116 reserved and assigned on-site) •Guest Parking: 40 required (DTSP allows for waiver of guest parking) Total of 137 parking spaces provided on the project site and VCTC ROW. Project Parking City has a 5-year renewable agreement with VCTC for use of portions of their property. New condition of approval has been added to address parking should use of VCTC right-of-way terminate. Downtown Parking Study 2019 Downtown Parking Study analyzed 914 public parking spaces within the downtown area (798 not including street spaces on Charles Street). Purpose of study to determine how existing public parking is being used. Peak utilization occurs on weekdays at 40%, leaving 60% of spaces unused/vacant. Weekend utilization was even lower at 25-29%, based on theater events. 77% of spaces are used for 1-2 hours (short-term). Industry standard utilization of public parking is 85%. Downtown Parking 1998 DTSP included recommendations for parking incentives within downtown, including reduced parking for bars/restaurants, ability to count street parking toward required parking, and ability to pay parking in-lieu fees. 2016 Commercial Market Study (Keyser Marston) included recommendations for transit-oriented development and reduced parking requirements near the train station. 2019 Downtown Parking Study (Walker Consulting) encouraged the City to leverage its parking assets to incentivize investment and redevelopment of downtown. Staff recommends the waiver of guest parking, based on finding of sufficient nearby public parking. Disposition and Development Agreement Sets terms for transaction of land from the City to the developer Performance and construction schedule Reversion of land to the City if the project is not constructed Development Agreement Development impact fees Affordable housing requirements (15% moderate income level) Developer to design and construct roadway, drainage & utility improvements necessary for the project City to design and construct frontage improvements in the public right-of-way including sidewalk, bulb-outs, landscaping and street furniture Housing Needs 5th RHNA Cycle = 1,164 residential units (2014-2021) Project helps meet the “Moderate” allocation – 12 units Upcoming 6th RHNA Cycle = 1,288 additional units (2022-2029) Income Level RHNA by Income Level Total Units through 2019 Total Remaining RHNA Very Low 289 15 274 Low 197 39 158 Moderate 216 11 205 Above Moderate 462 518 Total RHNA 1164 583 637 Because this site was not identified as an opportunity site in the current Housing Element, the 67 market-rate units would count toward the Above Moderate RHNA allocations in the next cycle. RPD Findings: Consistency with GP, SP and Zoning Design would not create negative impacts on surroundings Proposed uses are compatible with surrounding area DTSP Waiver of Guest Parking Finding: Sufficient public parking available in the vicinity DDA finding of consistency with the General Plan DA finding of consistency with the General Plan and Municipal Code Required Findings Environmental Analysis CEQA requires analysis of a project’s potential environmental impacts and identification of ways to lessen those impacts. CEQA analysis is for disclosure purposes and to provide the public and decision makers with pertinent information on potential environmental impacts and mitigations in order to make informed decisions. Initial Study/Mitigated Negative Declaration was prepared for the Project and circulated for public review. Identified potentially significant impacts relating to biology, cultural resources, geology and soils, hazards and hazardous materials, transportation, and tribal cultural resources. All identified environmental impacts can be reduced to “less-than- significant” through the incorporation of mitigation measures. Environmental Analysis The ISMND analyzed the original larger project (91 units & 15,018 s.f. commercial). The City can consider a smaller project than that described in the analysis, as it can be expected to have less impacts. The reduction in the project scope does not create any new impacts not already identified, increase the severity of any impacts, require additional analysis or recirculation. Environmental Analysis Public comments on CEQA analysis: •Change in Project Description (see Attachment 7) •Greenhouse Gas (see Attachment 9) •Cultural Resources – Gazebo, bell, pepper tree marker and bricks •Hazardous Materials – Phase I and II soil sampling •Noise – Train, HVAC, traffic, residents and commercial customers Rincon Consultants are available and will provide some additional clarification on the MND analysis. Noticing Staff mailed public hearing notices 10-days in advance of the meeting to all owners and tenants within the Commercial Old Town zoning district PLUS a 1,000’ radius beyond. Notice of the public hearing was published in the newspaper 10 days in advance of the meeting. Notice of the proposed sale of City-owned property was published two consecutive weeks in the newspaper. The public hearing was advertised on the City’s website. Public hearing notice signs were posted at both ends of the project site. Proposed mixed-use project is consistent with the City’s General Plan, Zoning, and Downtown Specific Plan. Project would implement the vision of a vibrant, mixed-use, walkable downtown corridor that was established over 20 years ago. Planning Commission on September 10, 2020 recommended approval of the project to the City Council. Recommendation: 1.Adopt Resolution Adopting MND, MMRP and Conditional Approval of RPD, as amended to include the MMRP; 2.Introduce Ordinance for First Reading, Waive Full Reading, Set Second Reading for Oct. 21, 2020 for Approval of DA; 3.Adopt Resolution Approving DDA for the sale of the City-owned property Staff Recommendation