HomeMy WebLinkAboutAGENDA REPORT 2022 1220 PC ITEM 10ACITY OF MOORPARK, CALIFORNIA
Planning Commission Meeting
of December 20, 2022 Item: 10.A.
ACTION: Approved Staff
Recommendation.
BY: J. Lugo
A. Consider Approval of the Special Meeting Minutes of November 22, 2022. Staff
Recommendation: Approve the minutes.
ITEM: 10.A.
MINUTES OF THE PLANNING COMMISSION
Moorpark, California November 22, 2022
A Regular Meeting of the Planning Commission of the City of Moorpark was held on
November 22, 2022, in the Council Chambers of said City located at 799 Moorpark
Avenue, Moorpark, California.
1.CALL TO ORDER:
Chair Landis called the meeting to order at 7:03 p.m.
2.PLEDGE OF ALLEGIANCE:
Tom Means led the Pledge of Allegiance.
3.ROLL CALL:
Administrative Specialist Lugo administered roll call.
Present: Commissioners Alva, Brodsly, Rokos, Vice Chair Barrett, and
Chair Landis.
Staff Present: Carlene Saxton, Community Development Director; Doug
Spondello, Deputy Community Development Director; Philip
Neumann, Associate Planner I; Jeannine Lugo,
Administrative Specialist.
4.PROCLAMATIONS AND COMMENDATIONS:
None.
5.PUBLIC COMMENT:
None.
6.REORDERING OF, AND ADDITIONS TO, THE AGENDA:
Director Saxton brought forward an applicant request for Public Hearing Item 8.B.
to be continued to the next Planning Commission meeting.
MOTION: Commissioner Brodsly moved, and Commissioner Rokos seconded a
motion to continue the public hearing to a date certain of December 20, 2022. The
motion carried by unanimous voice vote.
Item: 10.A.
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Minutes of the Planning Commission
Moorpark, California Page 2 November 22, 2022
7.ANNOUNCEMENTS, FUTURE AGENDA ITEMS, AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
Commissioner Barrett announced Holiday on High Street will take place on
December 3, from 4-8 p.m. and encouraged attendance.
Commissioner Barrett also announced the shop local campaign launched by
Moorpark Chamber of Commerce that will be in place between Thanksgiving and
Christmas, and summarized the prizes that will be drawn for the campaign.
8.PUBLIC HEARINGS:
A.Consider Resolution No. PC-2022-685, Recommending to the City
Council Conditional Approval of Tentative Parcel Map No. 2022-01 to
Subdivide an Approximately 41-Acre Lot into Two Parcels, Located at
14370 White Sage Road, and Making a Determination of Exemption
Pursuant to the California Environmental Quality Act in Connection
Therewith, on the Application of Tanner Shelton on Behalf of Ensign
Bickford Aerospace & Defense. Staff Recommendation: 1) Open the
public hearing, accept public testimony, and close the public hearing; and
2) Adopt Resolution No. PC-2022-685 recommending to the City Council
conditional approval of Tentative Parcel Map No. 2022-01, and finding the
project Exempt from the California Environmental Quality Act (CEQA).
(Staff: Philip Neumann)
Associate Planner Neumann gave the staff report and a PowerPoint
presentation. He noted the deletion of condition #20 from the proposed
conditions of approval for the project.
Chair Landis opened the public hearing at 7:12 p.m.
Tanner Shelton, spoke and presented on behalf of the applicant.
Chair Landis closed the public hearing at 7:15 p.m.
The Commissioners made general comments in support of the project.
MOTION: Commissioner Rokos moved, and Commissioner Alva seconded a
motion to Adopt Resolution No. PC-2022-685, as amended by Staff,
recommending to the City Council conditional approval of Tentative Parcel Map
No. 2022-01, and finding the project Exempt from the California Environmental
Quality Act (CEQA). The motion carried by roll-call vote 5-0.
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Minutes of the Planning Commission
Moorpark, California Page 3 November 22, 2022
B.Consider Resolution No. PC-2022-687, Conditional Use Permit No. 2022-
04 to Extend the Hours During Which Alcohol Can Be Sold, from Midnight
to 2:00 a.m., at an Approved Bowling Alley and Restaurant, Located at 706
Los Angeles Avenue (Village at Moorpark), and Making a Determination of
Exemption Pursuant to California Environmental Quality Act in Connection
Therewith, on the Application of Ben Aune on Behalf of Bowlero
Corporation. Staff Recommendation: 1) Open the public hearing, accept
public testimony, and close the public hearing; and 2) Adopt Resolution
No. PC-2022-687 approving Conditional Use Permit No. 2022-04 and
finding the project Exempt from environmental review pursuant to the
California Environmental Quality Act (CEQA). (Staff: Philip Neumann)
Under Item 6 of the Agenda, Director Saxton requested that the
Commission continue the public hearing to the next Regular Planning
Commission Meeting, on December 20, 2022.
AT THIS POINT in the meeting, Commissioner Barrett disclosed an ex parte meeting with
the applicant on October 31, 2022.
C.Consider a Resolution Recommending City Council Approval of General
Plan Amendment No. 2016-02, Development Agreement No. 2016-02,
Zone Change No. 2016-02, Vesting Tentative Tract Map for Tract No.
5847 (2016-02), and Residential Planned Development No. 2016-02 for
the Subdivision and Development of 134 Single-Family Residential Units,
and Five Future Single-Family Homes on Estate Lots, Including Private
Roads, Community Parks, Open Space, Trails, and Associated On- and
Off-Site Improvements on Approximately 68 Acres of Property, Located at
5979 Gabbert Road, and Including a General Plan Amendment Land Use
Designation Change from Rural Low (RL) Density Residential to Medium
(M) Density Residential, and Open Space (OS), and a Zone Change From
Agriculture Exclusive (AE) to RE-5AC, Residential Planned Development,
and Open Space (OS), and Adoption of a Mitigated Negative Declaration
Pursuant to the California Environmental Quality Act in Connection
Therewith, on the Application of James and Makenzie Rasmussen on
Behalf Of West Pointe Homes. Staff Recommendation: 1) Open the
public hearing, receive public testimony, and close the public hearing; and
2) Adopt Resolution No. PC-2022-686 recommending to the City Council
the adoption of the Initial Study/Mitigated Negative Declaration and
associated Mitigation Monitoring and Reporting Program (MMRP) and
recommending the approval of Development Agreement (DA) No. 2016-
02, General Plan Amendment (GPA) No. 2016-02, Zone Change (ZC)
2016-02, Vesting Tentative Tract Map for Tract No. 5847 (2016-02,
(VTTM), and Residential Planned Development (RPD) No. 2016-02.
(Staff: Doug Spondello)
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Moorpark, California Page 4 November 22, 2022
Deputy Director Spondello gave the staff report and a PowerPoint
presentation.
James Rasmussen, the applicant, introduced accompanying family and
provided opening comments. Mark P. began the applicant presentation
with remarks about the community site plan, amenities, and roadways.
Alan Walker, project architect, continued the presentation and discussed
inspiration for architectural attributes of the North Ranch Community.
A discussion followed among the Commissioners and staff, which focused
on the following: 1) No future neighborhoods proposed in the northwest
area of property; 2) applicant has accommodated requirements for fire
access road; 3) all parks will be HOA operated and maintained; 4) wooden
fences originally proposed, will be changed according to Fire Department
requirements included as conditions of approval; 5) question and
clarification of the proposed General Plan update designation of 1 unit per
acre from 1 unit per 5 acres, and reiteration that the development
agreement will vest the current designation of 1 unit per 5 acres for 15
years; 6) how fire risk is mitigated with the new construction and changes
to general road infrastructure on Gabbert Road, including clarification that
widening of Gabbert Road would occur independently of the Hitch Ranch
project timeline; 7) amount of fees estimated towards City’s traffic
infrastructure; 8) clarification of North Hills Parkway improvements;
9) outlining traffic mitigation measures specified in the MND; 10) how the
currently proposed 5 acre lots could request a split to more parcels for
development and conditions that would apply to retain a cohesive
community; 11) locations for electric car stations and bus stops within the
community; 12) water service levels have been assessed by utility
companies and determined ability to accommodate new construction;
13) environmental analysis assessed no significant impact to LA Avenue
aesthetic; 14) applicant expanded on the 5 acre lots that they have no
current proposal or desire to further subdivide and staff clarified the zoning
designation is consistent with the current code and existing Gabbert
communities; 15) explanation of purple piping/recycled water system
which would allow for a greater watering than current restrictions; 16) dog
park proposal was an ad hoc committee recommendation; parks will be
regulated and maintained by the HOA; 17) land to west of property has no
improvements associated with this project, it currently serves as access
point to north; 18) in regards to the letter received in staff supplemental
packet, clarification that the zoning designation being approved as
proposed is binding by the development agreement; the General Plan
update does not impact current proposal and is a separate project;
19) project change from high density to medium density when originally
proposed in 2015; 20) easement impacts on the project, applicant has
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Minutes of the Planning Commission
Moorpark, California Page 5 November 22, 2022
discussed with the railroad company but applications have not been
submitted.
Chair Landis opened the public hearing at 8:27 p.m.
Barbara Wareham, Moorpark resident, spoke in opposition with concerns
on the railroad crossing, and care for animals and agriculture in the area.
Gayle Bruckner, Moorpark resident, spoke in opposition due to evacuation
concerns with limited road access and increasing vehicles traveling in the
area north of the railroad.
Rene Mayfield, Moorpark resident, spoke in opposition and expressed
concerns for the impact of the proposed density of homes, traffic, school
safety, and water utility.
Jim Melillo, spoke about fire evacuation concerns, desire for Gabbert Road
and railroad crossing expansion, and support of open public comment.
Blake Rasmussen, spoke in support of the project noting changes the
project proposal has made throughout time and how it adds housing that
potentially accommodates new and young families in Moorpark.
Thomas Shuck, West Pointe Homes general counsel, spoke in support
noting his work on the development agreement with staff and the
improvements that are implemented, that foreseeably benefit the City.
Hugh Riley, Moorpark resident, spoke in support of the project expressing
his belief that the community needs more people and growing businesses,
for economic success, which the addition of housing at affordable rates
could provide.
Chad Stratton, Moorpark resident, spoke with concern for the designated
buffer zone being changed by future General Plan update and heightened
Gabbert Road concerns.
Administrative Specialist Lugo summarized two written statement cards:
1) Joe Sorce, a Moorpark resident, asserted their support for the project;
2) Tim Devens, a Moorpark resident, indicated they are neutral regarding
this proposal but have concerns for the project location only being
accessible through Gabbert Road, and the increased number of vehicles
on such road altering the existing way of life for residents of the area.
Chair Landis closed the public hearing at 8:54 p.m.
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Minutes of the Planning Commission
Moorpark, California Page 6 November 22, 2022
A discussion followed among the Commissioners regarding: 1) clarification
of the development agreement designation of five, 5 acre lots on northern
parcels; and the concern for future subdivision of such lots to on unit per
one acre, to which Director Saxton reiterated this would be a change
brought before commission in the future, should it be proposed;
2) development agreement will bind the land use designation for 15 years,
beginning once the agreement is executed; 3) widening of Gabbert Road
will not include railroad crossing; however the railroad crossing
improvement will be assessed in a future City capital improvement project
with contributions from the proposed development project; 4) 25-foot road
for fire and emergency access and how this provides additional options for
emergency evacuation situations; 5) proposed trails not reaching the 5-acre
properties and possible changes to existing proposal to accommodate
extension of trail; 6) attributes to keep an agricultural community can be
explored and implemented; 7) overview of commissioner duties in the
approval of this project were summarized by Commissioner Brodsly and his
understanding of how residents experience difficulties driving the roads in
their community; 8) two points of access from Hitch Ranch to Gabbert Road
would potentially increase overall traffic access and alleviate congestion in
emergencies; 9) affordable housing parameters set by the county; and
10) consideration of recommendation to City Council to reconsider the
designated parcel sizes of homes in open space “buffer zone” and applicant
input on such changes; no condition or recommendation was set in place,
but staff understanding of the commission’s attempt to maintain proposed
development designation was asserted.
MOTION: Commissioner Barrett moved, and Commissioner Brodsly seconded a
motion to Adopt Resolution No. PC-2022-686 recommending to the City Council
the adoption of the Initial Study/Mitigated Negative Declaration and associated
Mitigation Monitoring and Reporting Program (MMRP) and recommending the
approval of Development Agreement (DA) No. 2016-02, General Plan Amendment
(GPA) No. 2016-02, Zone Change (ZC) 2016-02, Vesting Tentative Tract Map for
Tract No. 5847 (2016-02, (VTTM), and Residential Planned Development (RPD)
No. 2016-02. The motion carried by roll-call vote 5-0.
9. PRESENTATION/ACTION/DISCUSSION:
None.
10. CONSENT CALENDAR:
A. Consider Approval of the Regular Meeting Minutes of July 26, 2022. Staff
Recommendation: Approve the minutes.
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Minutes of the Planning Commission
Moorpark, California Page 7 November 22, 2022
MOTION: Commissioner Rokos moved, and Commissioner Brodsly seconded a
motion to approve the Consent Calendar. The motion carried by unanimous voice
vote.
11. ADJOURNMENT:
MOTION: Chair Landis moved, and Commissioner Alva seconded a motion to
adjourn the meeting. The motion carried by voice vote 5-0. The time was 9:44 p.m.
Kipp Landis
Chair
Carlene Saxton
Community Development Director
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