HomeMy WebLinkAboutAGENDA REPORT 1989 0419 CC REG ITEM 11H LtiJ
MOORPARK
ITEM
ELOISE BROWN STEVEN KUENY
Mayor oiri City Manager
BERNARDO M. PEREZ RP,' „as, CHERYL J. KANE
Mayor Pro Tem gess City Attorney
CLINT HARPER, Ph. D. 4� 1'` PATRICK RICHARDS, A.I.C.P.
Councilmember o-V ` Director of
PAUL LAWRASON " Community Development
Councilmember �- R. DENNIS DELZEIT
SCOTT MONTGOMERY City Engineer
Councilmember JOHN V. GILLESPIE
RICHARD T. HARE Chief of Police
City Treasurer
MEMORANDUM
TO: The Honorable City Council �0
1l
FROM: Patrick J. Richards, Director of Community Development
DATE: April 11, 1989 (CC meeting of 4/19/89)
SUBJECT: REQUEST TO EXPEDITE A GENERAL PLAN AMENDMENT
Background
For more than a year the City has been considering an update to it's
Land Use and Circulation Elements of the General Plan. Over this time
period a number of property owners have come forwarded and identified
their interest to have the City amend the Land Use classification on
their property. All requests have been to increase the intensification
of land use (such as changing from residential to commercial). The City
has recently selected a consultant firm to accomplish the work to update
the Land Use and Circulation Elements. Also, the City has requested
that the eighteen (18) interested property owners to submit a formal
request and deposit funds to pay for the cost of accomplishing the
update. The final date to submit an application was March 31, 1989
Discussion
On March 31, 1989 Mr. John Newton on behalf of the owners of the
property at the northeast corner of Los Angeles Avenue and Spring Road,
submitted a letter requesting that the City consider taking this GPA
request out of the update process and expedite it' s processing. Mr.
Newton' s letter lists a number of reasons why the Council should
consider his request. Attached to Mr. Newton's' letter is a March 29,
1989 letter from the future developer of the site, Crumpler & Kruger and
a future tenant McDonald's Corporation.
From staff perspective there are a number of issues that should be taken
into consideration prior to making any decision on Mr. Newton' s request.
First, to what affect would the withdrawal of this component have on the
overall General Plan Update program. Such a withdrawal would cause the
scope of work to change and complicate the creation of a contract with
PBR.
799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864
GPAR/CHRONI PJR:DST:DR: FM: :CM:DR:crl
April 11, 1989
page 2
It may also cause the remaining CPA participants to pay more of the fair
share cost. Second, to consider removing this GPA may be considered an
incremental approach to land use decisions when the overall
understanding of the "big picture" is not yet understood. Third, even
if this GPA is removed there is still a need to consider an
Environmental Impact Report which will take six to eight months to
process and be available for a decision to be made. Fourth, who will
pay for the expedited processing?
Lastly, is there an urgency on the part of the City to expedite this
request? To what degree is the community benefited by such a request?
The General Plan Amendment process is an amendment of a policy document
for the entire community and it should be amended in the public interest
only. All amendments must follow the procedure outlined in Government
Code Section 65350 et seq.
Recommended Action
. That the
ty
iew th
merits of this
1 this GPA request to froml they update eprocess and expediteu this request;
and
2. That the City Council deny this request to detach this GPA request
from the update process and provide expedited processing.
attachment: March 30, 1989 letter from John Newton & Associates
MOORPARK, CALIFORNIA
City Councilil Meeting
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John W. Newton & Associates, Inc.
garessloxuf eonauffmke
Asodurbn Processional Building
165 High St.. Suile 204
Post Otace Box 471
Moorpork. aalilornb 93021
Telephone t805)529-3651
March 30 , 1989
Mayor Eloise Brown
and Honorable City Council
Moorpark
799 Moorpark Ave .
Moorpark , CA 93021
Re : Request to Expedite GPA
A & A Development Company
(Crumpler & Kruger/McDonald ' s
CPD Permit & Land Division)
NEC L . A . Avenue & Spring Road
Dear Madam Mayor
and Members of the Council:
The owners of the Northeast corner of L . A. Avenue(SR 23/118)
and Spring Road (SR 23) , Mr. Stephen R . Anderson & Mr . Manuel
Asadurian Jr . (A & A Development Co . ) , respectfully request
that you authorize the future owners and developers , Crumpler
& Kruger and McDonald ' s Corporation , the opportunity to expedite
the processing of their proposed commercial project .
We are making this request at this particular time for
two basic reasons :
1. The developers are "ready to build" subject to approval
of the project , and
2 . The timing is such that we believe that this would be
the last realistic opportunity to request separate ,
independent , GPA processing due to the impending start-
up of the General Plan Update , of which this property
is currently an element .
•
Other considerations which- we feel your Council should
evaluate for merit , and in support of this request are : "
3 .. The overwhelming majority of families in Moorpark
. want a McDonald ' s restaurant to open as soon as possible .
QEAt ESTATE BROKERAGE MINERAL RFCI ESTATE DEVELOPMENT
Commercial• hduslrct•Lot RESOURCE Engir reerug •Land Dmisien • Permits
Residential Relocation DEVELOPMENT Nanning • 2onnc
4
Mayor Eloise Brown
and Honorable City Council
March 30 , 1989
Page 2
4 . Crumpler & Kruger, the selected development partner
has- secured- and committed to building a family-
oriented "sit down" restaurant in a 6000 S . F . building
at the site, in addition to the MCDonald ' s restaurant .
This has been a City/Chamber of Commerce , Economic
Development Committee priority item since 1987 .
5 . McDonald ' s research , feasibility and marketing studies
resulted in their selection of this particular site
in Moorpark , rejecting all others as not meeting
their critical criteria for location , visibility to
high traffic volumes , and potential for success .
6 . The subject property was one of only four originally
selected by City staff as being considered appropriate
for processing as a GPA from residential to commercial
use , primarily due to its location at a commercially
oriented intersection and being an "in fill" project
property .
7 . The parties involved will pay the necessary fees for
the City to contract with outside planning consultants
to process the GPA and CPD Permit/L . D . applications
in order to minimize the workload on City staff.
8 . Approval to expedite , at the applicant ' s sole risk
and cost, provides no guarantee -that the project will
ultimately be approved by the Planning Commission and
City Council.
9 . The project will be concurrently processed (GPA , CPD ,
L.D. , Zone Change & Environmental Assessment) so that the
final decisions can be made all at one time , again ,
at the applicant ' s sole risk and cost .
10 . No other element in the General Plan Update is compromised ,
nor is the Update process significantly affected in
any way if this subject property is not a part . The
proposal will only generate "site specific" issues
that need to be addressed , such as further traffic
mitigation measures at this intersection , not major
cumulative concerns which will be inherent in the G . P .
Update .
S
Mayor Eloise Brown
and. Honorable City Council
March 30 , 1989
Page 3
11 . The G .P . Update process timeline is very uncertain
as its history evidences . The contracts and marketing
plans , although private concerns , require that the
project be approved to begin construction in the Fall
of 1989 , or be abandoned . The expedited process will
provide for this critical "go-no go" decision within
the contract time frame .
12 . The final and important last corner of this community
entry way intersection will have the opportunity to
be completed within a year , or by Spring 1990.
13 . The City further benefits by the estimated increase
in Sales Tax revenue estimated to be between $300 , 000
to $400 ,000 annually , which is an important budget
consideration in terms of the financing of public
services in Moorpark , and is precisely what the Economic
Development Committee has been promoting .
14 . McDonald' s Corporation has committed to "architectural
compatibility" with the balance of the project in
order to achieve the City desired "high quality"
architectural theme for this entry way , and to avoid
a "typical fast food" appearance .
15 . McDonald ' s Corporation has committed $35 , 000 - $40 , 000
in additional lanscaping in order to achieve desired
screening and high quality aesthetic blending on the site .
16 . McDonald's typically employs youth and senior citizens
which is a tremendous asset to the City and these important
segments of our population .
17 . Both McDonald ' s and Crumpler & Kruger (sit down restaurant
and balance of retail shops) build and retain ownership ;
they become part of the community , and are not build
and sell developers .
Finally , we request that this subject be placed on the
City Council ,.agenda for.April 19 , 1989 for testimony by Crumpler &
Kruger and McDonald ' s representatives , and "Discussion/Action"
by your Council .
Mayor Eloise Brown
and Honroable City Council
March 30 , 1989 •
Page 4
The clear potential benefits to the City coupled with the
economic constraints being faced by the builder/developer,
along with the total "developer at sole risk" and no negative
impacts to the G . P . Update , all provide a reasonable and rational
basis for your favorable consideration of allowing this project
to beexpedited by separate , independent track processing .
Thank you . We stand ready to respond to requests for
clarification or for additional information prior to April 19th .
Sincerely ,
`�� /A � :
John W. Newton
cc : Jerry Crumpler
Crumpler 8 Kruger
Arend Collen
McDonald ' s Corporation
Stephen R . Anderson
Manuel Asadurian , Jr.
Steven Kueny , City Manager
Patrick J . Richards ,
Director of Community Development
Attachments .
Letter, Crumpler 8 Kruger
Letter , McDonald ' s Corp .
ECIRI MPLEF! ECFtLDS R
commercial reel estate,inc.
March 29, 1989
The Honorable City Council
City of Moorpark
799 Moorpark Avenue
Moorpark, California 93021
RE: Request For Separate GPA Process
McDonald's - Crumpler & Kruger Commercial Real Estate, Inc.
NEC Los Angeles Avenue and Spring Street ("Subject Property')
Moorpark, California
Dear Council Members:
Our development firm, Crumpler & Kruger Commercial Real Estate, Inc. , is presently
in a joint escrow with the McDonald's Corporation to purchase the above captioned
property for the purpose of developing a high quality shopping center in the City
of Moorpark.
The proposed project would contain a McDonald's Restaurant, approximately 28,000±
square feet of retail space and a sit-down restaurant of approximately 6,000t square
feet.
To accomplish this goal , it is mandatory that the proposed project proceed as rapidly
as possible to obtain all necessary governmental approvals and permits.
We understand that the City is presently undertaking a General Plan update involving
numerous properties, including ours. Realizing the overall timing in such an undertaking,
. we would respectfully request that the City of Moorpark consider allowing our proposed
development to proceed under a separate General Plan Amendment application.
With your consideration and approval of this request, we feel that the City of
•Moorpark would benefit due to the following reasons:
1. With the completion of our proposed development, all of the needed traffic
improvements on the two (2) major transportation arterials at our intersection
(Los Angeles Avenue and Spring Street) would be completed as part of our development
process.
2. The estimated sales tax revenues generated from the project would provide the
City of Moorpark an estimated $300,000.00 to $400,000.00 in revenue per year.
3. The completed project as proposed would offer the residents of the City two
(2) quality restaurants, which in our opinion, would be well received by the
community.
4. Our proposed project, if allowed to proceed under a General Plan Amendment,
zone change and lot split, could be accomplished simultaneously alloying the
project to hopefully begin sometime in late 1989 to be open for business by
late summer, 1990.
11577 West Olympic Boulevard • Los Angeles, California 90064 • 213;479-6551
The Honorable City Council
City of Moorpark
March 29, 1989
Page Two
With an uncertain future economic climate coupled with anticipated lengthy process
scheduled for your overall General Plan update, we would respectfully request the
City Council to favorably consider removal of our proposed development from the
General Plan update so as to allow it to proceed on its own merits under a separate
General Plan process.
We feel we have an excellent opportunity. to provide the City of Moorpark with a
quality development that can be accomplished if the above request is allowed.
Thank you very much. •
Respectfully submitted,
Crumpler & Kruger Commercial Real Estate, Inc.
BY S. . . ..b. _
Jerr G. rumpler /
JGC:11
•
•
11577 West Olympic Boulevard • Los Angeles, California 90064 • '213 '_7
McDonald's Corporation
10960 Wilshire Boulevard
Suite 600
fiMCDOnaIdS Los Angeles. Calitcrnia 90024-3786
LI a 151® 213/477-2961
March 29 , 1989 !
Honorable City Council
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
RE: Request for separate General Plan processing for McDonald ' s
Crumpler & Kruger proposed project on NEC L. A. Ave . & Spring St .
Dear Councilmembers:
We are requesting that the above captioned proposal be expedited
separate from the General Plan Update process . The viability for
the project and subsequent benefits to the City and the developers
are dependent on many factors, especially time. The benefits to
the City are listed as follows:
a. Perfecting the proposed General Plan Amendment .
b. Traffic improvements on two major transportation corridors
by fully improving the intersection, paving an additional
lane .on L. A. Ave. and construction of curbs , gutters and
sidewalks.
c. Economic benefits such as sales tax revenue , increasing the
employment base, developing work skills for those employed
and providing retail space for businesses desiring to come
to Moorpark.
d. Bringing two restaurants to the City, McDonald' s and a sit-
down restaurant .
e. Constructing quality building of a unique design with ex-
tensive landscaping.
f. Owners who will become part of the community for the long
haul and who will retain and manage their own properties .
g. Reducing the number of trips to neighboring communities by
bringing these businesses to town.
If the proposed project can be removed from the General Plan
Update process, we would apply for the lot split , GPA, zone change
and plan development permit concurrently and conceivably commence
construction late this year. We respectfully request the City
Council to consider our proposal on its merits and to permit its
processing as a separate project .
Sincerely Ypurs ,
McDoanld's Corporation
CIitC�Gt rA-C.I.f...„
Arend Collen
Real Estate Representative
Los Angeles Region
AC