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HomeMy WebLinkAboutAGENDA REPORT 1989 1220 CC REG ITEM 11FPAUL W. LAWRASON, Jr. Mayor SCOTT MONTGOMERY Mayor Pro Tern ELOISE BROWN Council member CLINT HARPER, Ph.D. Council member BERNARDO M. PEREZ Councilmember LILLIAN KELLERMAN City Clerk TO: FROM: MOORPARK MEMORANDUM -·-·· ·-·· ·-···--- The Honorable City Council Patrick J. Richards> Director of Conmmnity ITEM STEVEN KUENY City Manager CHERYLJ.KANE City Attorney PATRICK RICHARDS, A.I.C.P. Director of Community Development R. DENNIS DELZEIT City Engineer JOHN V. GILLESPIE Chief of Police RICHARD T. HARE City Treasurer Develop1Rent'f-- DATE: December 12> 1989 (CG meeting o:f December 20> 1989) SUBJECT: STATUS RF.PORT AND REQUEST f'OR GOUNCll~ DIRECTION GONCF.RNING THE CARLSBERG SPECIFIC PLAN Background On May 12, 1989, a memorandum was wrj_tton to the City Council recommending approval of the Agreement between the Ci.ty and Carlsberg for preparation of the Sped.fie Plan and EIR. The City exocut.ed the agreem~mt for preparation of the Carlsberg Specific Plan on May 23, 1989. On May 24-, 1989 sta.ff wrote a letter to PBR giving the firm formal authorization to begin work Oil the project. Between May and November, PBR had completed the fo)lowing tusks: o Market Study o Biological Resources Inventory o Traffic baseline Inventory o Slope Analysis o Opportunity and Constraint Analys :i 1:; o Context Analysis o Preparation of Alternative Plans o Preparation of a Preferred Plan o Review sessions with City Staff and CArlsberg Financial Corporation A joint meeting with PBR, City Staff and representatives of the Carlsberg Corporation was held on November 6, 1989 which discussed. The following topics were discussed: o Land Use Plan -primarily a 1Bn<:l nse plan with gross acreage assignments, densities and yields. o Conceptual Site Plan -a more definitive illustration of the land use plan with lot layouts, internal c:f,,·culation and grad.ing shown. o Cut and Fill Plan -a gen0ra.l:i.;;;ed look at cut and f:U J. and associated phasing implicatfons. 799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864 A: GARLSMM. DCtC/DW4: pp TO: FROM: DATE: SUBJECT: Page -2- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN o Phasing -a look at how developmen1~ could be phased o Open Space/Recreation Plan -a community recreation scheme identifying parks, conceptual trail alignments and other features. A workshop concerning the Carlsberg Specific Plan was held on Monday, December 11, 1989 at 7:00PM in the Council Hearing Room. The emphasis of the workshop was to disseminate information to the general public about the project, the process, and to receive comments. There were approximately 65 people present at the workshop, not including members of the Planning Commission, Planning staff or PBR. Pat Richards, Paul Porter, and Winnifred Wilson were present from the City, Bill Masterson and Mike Doty represented PBR, and Ron Tankersley and Alan Camp were present representing Carlsberg Financial Corporation. Fifteen individuals from the community, not including members of the Planning Commission spoke concerning the Carlsberg Specific Plan. The meeting began with an introduction from the Director of Community Development who indicated that those wishing to speak needed to submit speaker cards to the Chairman of the Planning Commission. Also, all those persons present who would like to be notified of further public forums on the Specific Plan should submit their names and addresses to Planning Staff for future notification of hearings. The Director noted that no decisions were to be made that night and a report to Council would appear on their December 20, 1989 agenda. Representatives from City staff and PBR were then introduced to the public. PBR prepared a printed Progress Report for the workshop which was available to the Public. At the beginning of PBR's presentation, Mike Doty indicated that their presentation would essentially follow the outline in the progress report. Several maps were placed on the wall and referred to during PBR's presentation. In general the consultants presentation covered the following topics: Introduction o Purpose of the workshop o General description of what a specific p]an is. A:CARLSMM.DOC/DW4:pp TO: FROM: DATE: SUBJECT: Page -3- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN o What is involved in a specific plan. o Current status of the Carlsberg Specific Plan to date. Site Description o Project location o Context of the site within the community. o Site summary Plan Previously Proposed By Carlsberg Financial o Review and analysis Plan Currently Under Consideration By The C:iJ:y o Develop concept and program o Land use plan o Conceptual grading plan For more specific information concerning the above listed subject areas, refer to the attached Progress Report. Following the presentation from PBR, there were questions concerning the preparation of the Specific Plan which were answered by PBR. Next, those persons requesting to speak on the subject were requested to present their views. A summary of the issues and concerns are summarized in the Discussion section of this Memorandum. Discussion The following individuals who spoke at the workshop are: 1. Edward Alberts 2. Tom Baldwin A:CARLSMM.DOC/DW4:pp TO: FROM: DATE: SUBJECT: Page -4- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN 3. Pat Basso 4. Marjorie Blye 5. Allen Camp 6. Lynn Crockatt 7. Tom Duffy 8. Ted Green 9. Jim Hartley 10.John Lane 11.Steve Brodski 12.Robert Moran 13.Ronald Phillis 14.Ron Tankersley 15.Tom Thompson At the end of the public comment portion of the workshop each of the Planning Commissioners presented their :individual comments. The following is a summarization of the major issues that were discussed at the workshop: Location of a Future Middle School Several individuals spoke concerning the proposed location of the middle school as identified in the PBR plan. Tom Duffy, Superintendent of the Moorpark Unified School District spoke first on this issue. He indicated that a site selection committee began looking for a school site during Spring, 1988. The committee evaluated a number of prospective sites and recommended the site adjacent to Spring Road and the Church property for a number of reasons including: a) It was near an existing roadway; b) utilities were close to the site; c) the school site could be obtained prior to future development of the Car] sberg property; and d) there is a need to build a middle school as soon as possible. Mr Duffy was concerned with PBR' s revised location for the school site because: 1) substantial sums of money has already been spent on plans for the school; 2) there is no guarantee that the project phasing of Carlsberg' s property will cause the development of the school when it is needed; 3) the cost of site preparation of the site proposed by PBR would be costly due to the amount of grading that would be necessary; l~) funding to build the middle school could be lost if it is not started in the near future. Mr. Duffy continued A:CARLSMM.DOC/DW4:pp TO: FROM: DATE: SUBJECT: Page -5- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN by stating that construction of the school was to begin during the next year and that substantial funding and funds already spent could be lost if PBR's site was chosen over the site already picked by the District. He also mentioned that representatives of the property owned by the adjacent church were involved in the site selection process and that shared parking for special events could be provided by three institutional uses being placed in close proximity to each other. It was mentioned that the school district could condemn the land for the school without approval of the specific plan and could start construction late September, 1990. In response, Mike Doty from PBR indicated that schools are not always good neighbors with homeowners and that the site picked by PBR appeared to be a perfect site for a middle school for several reasons: a) The site is buffered from single family residences; b) It is difficult to place a subdivision next to a school because it is more difficult to sell the homes; c) there is excellent circulation around the school site; and d) the PBR site is also adjacent to proposed park land and proposed trail systems which would facilitate access to the school by students. Mr. Doty added that the preferred site by the school district utilized prime residential land which could have views of a major drainage course and proposed park area within the specific planning area. Ron Tankersley from Carlsberg Financial Corporation indicated that he did not object to placing the proposed school in either of the two locations. Others at the meeting that spoke on the school issue favoring the site chosen by the School district included John Lane, Lynn Crockatt, Tom Baldwin, Tom Thompson, and Pat Basso. Development of a 55 Acre Area Locateg __ in the Southeast Corner of the Site. During the presentation made by PBR, it was indicated that there was a 55 acre area located along the southern portion of the site adjacent to Tierra Rejada Road and the 23 Freeway. During the process of completing the plan, the site had been eliminated for development due to the fact that the area A:CARLSMM.DOC/DW4:pp TO: The Honorable City Council FROM: DATE: Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) SUBJECT: STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN Page -6- would be growth inducing for the remaining three corners of the freeway intersection. There was concern with maintaining the intent of the Tierra Rejada Greenbelt Agreement. Also, the area represents a significant "view shed" for the City's entry and therefore, should be protected as an open space area. John Lane questioned why the area was not included in the preferred plan, indicating that consideration should be given for developing at least some of this area. He further stated that to tell the developer that he can not develop 23% of his site might not be equitable. Bob Moran, president of the Steeple Hill Homeowner' s Association also questioned why the Southeast portion of the site was not being planned for development and indicated that he personally favors some development. Lynn Crockatt, explained that eliminating the 55 acres from development is unfair to the developer and he would like to see large residential lots in this area. Pat Basso spoke in favor of developing the property along long as there were larger lots proposed along Spring Road. that if the southeast area developed that there should be density along Spring Road. Tierra Road as She also noted a reduction in Mike Scullin and Roy Talley of the Planning Commission indicated a preference for developing the 55 acre site, while Bill Lanahan spoke against the development of the area on the basis that in the long run development of the area could erode the intent of the Greenbelt Agreement. Ron Tankersley and Alan Camp representing the Carlsberg Corporation showed a plan proposed by Carlsberg which diffored from PBR' s in two respects, one of which was the development of the 55 acre portion of the site in question. They indicated that this area was prime developable land and that it could be developed in a manner which could buffer the housing from the permanent greenbelt areas through landscaping and other mechanisms. As a representative of two separate property owners for the 497 acre specific land area, Carlsberg was in the position of attempting to balance the A:CARLSMM.DOC/DW4:pp TO: FROM: DATE: SUBJECT: Page -7- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN development of the site to the benefit of the individual property owners. The PBR plan essentially eliminated a majority of development on the southern portion of the property and thus created a problem for the property owner on this parcel. Without development of this 55 acre portion, it was not possible for the development to pay for the necessary infrastructure and to make a profit on the development. Mr. Tankersley stated that the original General Plan allowed 795 units on the ent:1.re 497 acres and that PBR's proposal allows far less units, thus the PBR proposal is not consistent with the General Plan. He also indicated that allowing only 40% of the site to be developed leaving 60% of the site undeveloped is unfair to the developer. 12.6 Acre Site Located North of Los Ang~les Avenue Designated For Attached Housing(l0-20 units/acre) Ron Tankersley and Alan Camp stated that this portion of the site was the second area that differed between their plan and PBR' s. They indicated that to build apartments and to pay for the necessary infrastructure, density has to be at 20-25 units per acre. To allow development at only 15 units/acre would render the development unprofitable. Recommendation for Walking Tour of Prop1:'\_:r::ty Marjorie Blyth indicated that it was difficult to visualize what development of the property would look like without touring the property. She suggested that a tour be given to the public. Need For Hospital Ted Green indicated that the plan should address the City's need for a hospital and that the possible need to utilize a portion of the property for other social needs should also be explored. A:CARLSMM.DOC/DW4:pp TO: FROM: DATE: SUBJECT: Page -8- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN Need For Apartment Units Commissioner Scullin noted the fact that there was a need for low to moderate income housing and this site might help that need. Senior Housing and Conference Center Commissioner Talley commented on the fact that the proposed area was near goods and services for senior housing. Marjorie Blyth indicated her desire to have senior housing and a conference center on the property. Hotel/Motel Jim Hartley suggested that the plan allow for a future hotel or motel site associated with freeway commercial. Alternative Specific Plan At the December 11, 1989 workshop Mr. Tankersley presented an alternative land use plan to the public, Commission and staff. This latest interest by the Carlsberg organization is to provide a plan close to what the Moorpark School District desires and to allow development of the southeast portion of the site. No copies were made available to staff or the public. It is assumed that this plan will be presented to the City at a later date. Housing Shortage This was a subject addressed only by Mr. Camp and Mr. Tankersley at the December 11th Workshop. They spoke about the City's need to provide 2743 units by the year 1994. These numbers are being generated by the SCAG Regional Housing Needs Assessments. These are "target" numbers only. Few cities and counties in the state actually achieve such numbers. Currently there are ample opportunities to provide housing in the City. Also, the City is currently in the process of updating it's General Plan which will possibly change the land use designation or a.t least some properties. This will further open the availability of future housing. A:CARLSMM.DOC/DW4:pp TO: FROM: DATE: SUBJECT: Page -9- The Honorable City Council Patrick J. Richards, Director of Community Development December 12, 1989 (CC meeting of December 20, 1989) STATUS REPORT AND REQUEST FOR COUNCIL DIRECTION CONCERNING THE CARLSBERG SPECIFIC PLAN Recommendation 1. Direct staff to proceed with preparation of the detailed Specific Plan and Environmental Impact Report based upon the information provided to date. The emphasis to the draft Specific Plan and EIR will be the proposed plan by PBR. 2. That staff be directed to ensure that the alternatives to the PBR Land Use plan evaluated in the EIR shall be the original Carlsberg Land Use Plan dated May 1988, and an alternative plan which studies impacts someplace between the two plans noted above. Attachment 1. Packet material prepared by Carlsberg for workshop presentation. 2. Carlsberg Specific Plan Progress Report dated December 11, 1989 MOORPARK, CALIFORNIA City Council Meeting of /2-/.:zt'c' 198,L.._ ACTION:~· aZ/ic;.4,;/ /1,/~~✓j. A:CARLSMM.DOC/DW4:pp ( Minutes of the City council Moorpark, California Page 9 December 20, 1989 MOTION: Councilmember Harper moved and Councilmember Brown seconded a motion to direct the consultant and staff to remove the middle school site as identified in exhibit 7 from the land use map and to not show a school site on the land use map but address the issue of the school site including alternate sites in the text; to complete analysis of all impacts of the site the Moorpark Unified School Board has identified for the middle school; to let the consultant and staff determine whether or not to change the map to reflect open space where the middle school is now identified and that the text of the specific plan discuss both sites as possible future school locations, the EIR to consider the impacts of both sites. The motion carried by unanimous voice vote. Council member Harper discussed the possibility of having the business park area of the site analyzed for commercial uses rather than industrial. After further discussion by the Council on the advantages of having a large anchor with associated uses located on this northeast corner of the project, the following motion was heard: MOTION: Councilmember Harper moved and Councilmember Brown seconded a motion to direct the consultant and staff to analyze a portion or all of the business park area on exhibit 7 for commercial uses, not neighborhood commercial, including but not limited to a major commercial anchor. The motion carried by unanimous voice vote. Council member Harper discussed the 55 acre area located in the southeast corner of the site. He asked for consideration of large lot development in this area if deve 1 opment is to occur in this area and in conjunction with reducing densities on the west side. He said the lots should be several acres in size. The Council discussed size of lot and number of units that should be allowed in the area. Mr. Kueny suggested analyzing the impacts of 1/2 acre lots, using a maximum 75 housing units for analysis. MOTION: Councilmember Montgomery moved and Councilmember Brown seconded a motion to analyze the impact of minimum 1/2 acre lots in the 55 acre portion of the site; the maximum number of lots to be analyzed not to be more than 95. The motion carried 3-2, Councilmember Harper and Perez dissenting.