HomeMy WebLinkAboutAGENDA REPORT 1994 0126 CC SPC ITEM 02A 17
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MEMORANDUM
TO: The Honorable City Council
FROM: Jaime Aguilera, Director of Community Development
Paul Porter, Senior Planner
DATE: January 21, 1994 (CC meeting of January 26, 1994)
SUBJECT: AMENDMENTS TO THE CARLSBERG SPECIFIC PLAN AND DRAFT EIR
AND AMENDMENTS TO LAND USE ELEMENT OF THE GENERAL PLAN TO
REFLECT AMENDED LAND USES
At the City Council meeting of November 12, 1993, the City Council
requested the applicant provide new alternatives for: 1) a
proposed active park and 2) alternative locations for a
commercial site in the area of Tierra Rejada Road.
Staff requested Carlsberg Financial Corporation to provide the City
Council the additional information for the City Council meeting on
January 12, 1993 . Pursuant to the Council's request, staff
received the attached information on January 7, 1994 .
For the Council's information, staff has also provided the
following analysis of the approved and proposed Specific Plan:
COMPARISON OF APPROVED PROJECT VERSUS PROPOSED PROJECT
Approved Plan Amended Plan
Land Use Gross Dwelling Gross Dwelling
Acres Units Acres Units
S.F. (Planning Area A) 55 55 40 . 0 145
S.F. (Planning Area B) 46 115 46 . 0 138
S.F. (Planning Area C) 15 45 32 . 0 160
'S.F (Planning Area D) 21.5 65 37 .0 109
S.F (Planning Area E) 25. 0 125 0 0
Institutional 7 .0 7 . 0
BP 25 . 0 0
BP/SR/C 0 27 .0
SR/C 39 . 0 43.5
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Commercial Restaurant 2 .5 2 .5
Park 6 .5 9 . 0
Open Space 237 . 0 221.4
Primary Roads 17 .5 17 .5
Totals
Acreage 497.0 482.9
Dwelling Units 405 552
In addition to these proposed changes, the applicant has also
requested a substantial (estimated to be $ 2 million by the
applicant) reduction in required landscaping such as reducing the
required percentage of landscaping for the commercial/restaurant,
subregional retail/commercial and Business Park areas, reduction of
landscaping along the freeway and Tierra Rejada buffer areas
reduction in the amount of trees along Science Drive and along the
primary and secondary entryways . Another change between the two
plans relates to the extent of the grading easterly of Spring Road
in the area of Planning Area D. For example, the new proposed plan
will require grading of a Type 2 ridge (ridgelines that serve
tributaries within a watershed and are less visually prominent than
major ridges) which is located in the westerly portion of Planning
Area D. This will result in approximately a 30 foot cut of the
ridgeline. The previous plan did not include any earthwork on this
ridge.
Issues Reviewed by the Community Development Committee
The Community Development Committee met on January 3, 1994 to
discuss the new information submitted by Carlsberg related to the
new park location and the new commercial site location. The
Community Development Committee also discussed the type, number and
location of new affordable housing (see attached Community
Development annotated agenda) .
Environmental Process for Council Directed Changes
If the City Council determines that other land use changes not
addressed in the Environmental Impact Report are appropriate for
the Carlsberg Specific Planning Area, an addendum to the EIR will
need to be prepared. The addendum will need to address any
additional impacts as a result of the revised plan. Once the
Addendum has been completed, it will not be necessary to reopen the
public hearing on the EIR, or have an additional 45 day review
period. The City Council may approve the Addendum as part of the
Final EIR completeness finding.
PP01:21:94/5:46pmA:\26JAN94.CC 2
Analysis
The proposed amendment of the Carlsberg Specific Plan has been
reviewed by the Planning Commission, the community, staff, the
Community Development Committee, and the City Council. After
considerable deliberation, some issues have been adequately
addressed for all concerned and some still remain as sources for
discussion. The following is an analysis of those issues which may
require action by the City Council:
1. Grading at Area "D" and view from homeowners to the west.
Analysis
The homeowners to the west have agreed that as proposed,
homes will not be visible from Spring Road. Carlsberg
has agreed to setback all homes from the top of the slope
in order to reduce visibility from Spring Road. The City
will require that only some roofs, per the computer
enhanced pictures, will be visible. This requirement
seems to allow agreement by all parties concerned.
2 . Active park on Science Drive.
Analysis
The Community Development Committee has reviewed the
proposal and has recommended that the design of the park
not interfere with the prominent ridge to the north of
the proposed park. The Community Development Committee
also recommended that a ball field and a soccer field be
designed into the park so that each could be used
independently.
3. BP/SRC Zoning
Analysis
On January 7, 1994, Ron Tankersley met with staff and
proposed changing the designation for the SR/C and BP
areas. Mr Tankersley proposed that all areas currently
distinguished between SRC and BP be combined into one
area to be designated SR/C/BP. His rationale was that
several of the potential users of these areas have
rearranged the location of the commercial and business
locations into areas that do not coincide with the way
those areas are zoned in the Specific Plan. By combining
the areas into one zone, he feels that the City will be
able to be as flexible as possible when dealing with
potential users.
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Staff agrees with the concept and does not see a conflict
with the EIR as long as the Specific Plan requires that
the acreage for SR/C and BP designations does not change.
This would guarantee that the 43.5 acres of the SR/C/BP
would be developed as commercial.
4 . Vernal Pool protection.
Analysis
Impact Sciences has reviewed Carlsberg's proposal to
create a 100 foot buffer around the pool and to re-create
a watershed for the pool and found it to be an acceptable
method to assure the continued environmental viability of
the pool. The environmentally superior alternative
proposed by the Department of Fish and Game would render
half of the residential property useless and create an
undo pressure to develop the more scenic hillside and
woodland areas of the property. The Planning Commission
and staff agree with the alternative recommended in the
EIR.
5. Affordable Housing
Analysis
The latest proposal being considered would allow the
construction of multi-family housing on the site zoned
Institutional. The Specific Plan does not currently
address specific requirements for multi-family housing
and so it would be appropriate to require the developer
to amend the plan prior to adoption in order to provide
for development standards. An alternative would be to
allow multifamily housing in the institutional area for
the property only with a City Council approved
Conditional Use Permit. This alternative would allow the
process to continue without a delay to rewrite and review
the text of the Specific Plan.
6 . Floating Neighborhood Commercial Land Use Designation
Analysis
The Council had also discussed the possibility that the
Neighborhood Commercial area along Tierra Rejada Road
could be located at three different sites on the Specific
Plan without a need for an amendment to the Plan in the
future, once a permanent site was selected.
PP01:21:94/5:46pmA:\26JAN94.CC 4
In order to accomplish the Council's goal, the following
wording is proposed to be added to the Specific Plan:
A two and a half (2 .5) acre Neighborhood Commercial
site may be allowed by the City Council at one of
the following sites:
1) Northeast corner of Tierra Rejada Road
and Spring Road
2) Northeast corner of Tierra Rejada Road
and Science Drive
3) Northwest corner of Tierra Rejada Road
and Science Drive.
The City Council may establish the exact location of the
site upon the written request of the property owner. The
City Council shall make such a determination at a
regularly scheduled Council meeting with or without a
public hearing at the Council's discretion. The City
Council may also allow the applicant to relocate not more
than seven (7) housing units to area "D" of the site if
those units are being displaced by the new Neighborhood
Commercial site.
Recommendations:
Based on the analysis of issues and given the previous comments by
the Planning Commission, the Community Development Committee and
the City Council, staff makes the following recommendations:
1. Regarding issue No. 1 described herein, staff recommends that
homes along the perimeter of housing area "D" which parallel
Spring Road be limited to one-story structures in order to
reduce visual impacts. Not more than the roof of the house
will be allowed to be visible from any point along Spring
Road. Two story homes may be allowed if the rear setback is
increased to a point where the two story house will exhibit
the same profile as the one story houses as seen from Spring
Road. The caveat to this condition is that the amount of
grading of the Spring Road slope may not be increased in order
to accomplish the larger rear setback.
2 . Regarding issue No. 2 described herein, staff recommends that
the park be located in area "C" per the attachment to this
staff report and that it be large enough to accommodate a ball
field with a minimum 300 foot distance from home plate to the
out. field perimeter without overlapping into a separate
regulation soccer field.
PP01:21:94/5:46pmA:\26JAN94.CC 5
3. Regarding issue No. 3 described herein staff recommends that
the SR/C and BP designation be changed to SRC/C/BP with the
requirement that 43.5 acres of the SR/C/BP be developed as
SR/C. The location and layout of the SR/C or BP zones and
uses must be approved by the City Council.
4 . Regarding issue No. 4 described herein, staff recommends the
Council find the mitigation measures for the vernal pool are
adequate and therefore certify the EIR if all other issues are
adequately addressed.
5. Regarding issue No. 5 described herein, staff recommends that
the Council amend the Specific Plan by allowing multi-family
housing with a Council approved Conditional Use Permit if the
housing can meet the criteria in Attachment "1" . It is
further recommended that the grading of the site not change
from what has been represented to the City Council throughout
the hearing process . Staff also recommends that the number of
units not exceed 70, that 20 percent of the units be offered
to 80 percent of medium income families, that if the units are
rentals they be controlled for thirty (30) years, and if they
are for sale., they be controlled for fifteen (15) years.
6 . Regarding issue No. 6 as described herein, staff recommends
that the following wording be added to the Specific Plan:
A two and a half (2 .5) acre Neighborhood Commercial
site may be allowed by the City Council at one of
the Following sites:
1) Northeast corner of Tierra Rejada Road
and Spring Road
2) Northeast corner of Tierra Rejada Road
and Science Drive
3) Northwest corner of Tierra Rejada Road
and Science Drive.
The City Council may establish the exact location of the
site upon the written request of the property owner. The
City Council shall make such a determination at a
regularly scheduled Council meeting with or without a
public hearing at the Council's discretion. The City
Council may also allow the applicant to relocate not more
than seven (7) housing units to area "D" of the site if
those units are being displaced by the new Neighborhood
Commercial site.
7 . Regarding general grading issues, staff recommends that the
Specific Plan be amended to require that within 30 days after
excavation, all borrow sites shall be hydroseeded, contour
PP01:21:94/5:46pmA:\26JAN94.CC 6
graded, and irrigated until such time that the vegetation is
well established , and that the borrow site is graded in such
a manner as to minimize the use rectilinear forms.
8. Staff recommends that the applicant be directed to make the
appropriate changes to the Specific Plan and bring the
completed document back to the City Council for final review
after the Plan is reviewed by the Planning Commission pursuant
to State law.
9 . Staff recommends that if the City Council makes changes to the
Specific Plan, the Council direct staff to have the consultant
prepare an addendum to the EIR and amend the existing contract
with Impact Sciences.
Attachment: Information received from Carlsberg Financial
Corporation
PP01:21:94/5:46pmA:\26JAN94.CC 7
•
•
•
•
(Description for inclusion in the Specific Plan)
5 . Single Family Attached - 10. 0 U.P.G.A. (E)
The single family attached residential development is a 7-
acre site located on the southwest side of Peach Hill Road
across from the middle school and is intended to provide
affordable housing opportunities. Fourteen (14) of the units
are to be priced so as to be affordable by a "lower income"
(80% of the annual "median income" for Ventura County) family
of four. The remaining fifty-si: (56) units are intended for
families with "median" and "moderate"
incomes. •
•
The prices of the 14 "lower income" units shall be such that
' targeted buyers are able to qualify for the •following
financing terms and conditions:
. A loan: to value ration of not less than ninety;;..
percent (90%) .
Down payment to be not more than ten percent (10%) .
. A 30-year, level-payment, fixed-rate mortgage with
an interest rate not to exceed eight percent (8%) .
. The monthly housing expense to income ratio to be
used to qualify targeted buyers shall be thirty-three
percent (33%) of buyer's stable monthly income.
• Buyer's income shall not exceed "lower income" ,
• adjusted for family size.
. Buyer shall not be prohibited from participating in
' any local subsidized second mortgage program.
ATTACHMENT 1
4
•
AFFORDABLE HOUSING SALES PRICE CALCUALTIONS
CARLSBERG SPECIFIC PLAN
ANNUAL FAMILY OF FOUR
FACTOR LOWER INCOME MEDIAN INCOME MODERATE INCOME
80% 100% 120%
ANNUAL INCOME $44,160 $55,200 $66,240
MAXIMUM ANNUAL HOUSING EXPENSE 33.00% $14,573 $18,216 $21,859
MAXIMUM MONTHLY HOUSING EXPENSE $1,214 $1,518 $1,822
NON-MORTGAGE MONTHLY HOUSING COSTS:
PROPERTY TAXES - % OF TGT SALES PRICE 1.13% $135 $171 $208
INSURANCE - % OF TGT SALES PRICE 0.25% $30 $38 $46
UTILITIES $1,200 $100 $100 $100
HOA DUES $0 $0 $0 $0
MAINTENANCE $0 $0 $0 $0
TOTAL NON-MORTGAGE"^.OSTS $265 ^\ $310 $354
MORTGAGE:
MAXIMUM P & I PER MONTH - 30 YR. AMORT. $950 $1,208 $1,467
MAXIMUM LOAN AND INTEREST RATE 8.00% $129,384 $164,632 $199,880
DOWN PAYMENT -. % OF SALES PRICE 10.00% $14,377 $18,292 $22,209
TARGET SALES PRICE - AFFORDABLE $143,762 $182,924 $222,089
EST. MARKET PRICE-2BR/2B & 2BR/DEN/2B @10 DU PER ACRE $145,000 $160,000 $175,000
SUBSIDY REQUIRED PER UNIT $1,238 $0 $0
NUMBER OF UNITS - 70 14 29 35
EST. AGGREGATE SUBSIDY REQUIRED - $17,338 $0 $0
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EXHIBIT 7
LAND USE PLAN •
CARLSBERG SPECIFIC PLAN (REVISED 1/12/94)
CITY OF MOORPARK