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HomeMy WebLinkAboutMIN 1995 0125 CC SPCMINUTES OF THE JOINT CITY COUNCIL AND PLANNING COMMISSION MEETING Moorpark, California January 25, 1995 A Special Joint Meeting of the City Council and Planning Commission of the City of Moorpark was held on January 25, 1995 at the Moorpark Community Center, located at 799 Moorpark Avenue, Moorpark, California. 1. CALL TO ORDER: Mayor Lawrason called the City Council meeting to order at 7:24 p.m. Chairman Torres called the Planning Commission meeting to order at 7:24 p.m. 2. PLEDGE OF ALLEGIANCE: Councilmember Montgomery led the Pledge of Allegiance. 3. ROLL CALL: Present: Councilmembers Hunter, Montgomery, Perez, Wozniak and Mayor Lawrason Commissioners Acosta, Martens, May, Miller, and Chairman Torres Staff Present: Steven Kueny, City Manager; Jim Aguilera, Director of Community Development; Deborah Traffenstedt, Senior Planner; Dirk Lovett, Assistant City Engineer; and Dorothy Vandaveer, Deputy City Clerk 4. PUBLIC COMMENT: None. 5. ACTION /DISCUSSION: A. Consider Status Report on Bollinger Development Corporation's Proposed Moorpark Country Club Estates Project (GPA -94 -1, Z -94 -1. VTR -4928, PM -94 -1, RPD -94 -1, CUP -94 -1) and Discuss Project Alternatives and Fiscal Issues. Staff Recommendation: City Council and Planning Commission: 1) Consider staff, applicant and environmental consultant status reports and information presented by bond consultant, 2) Discuss any City Council and Planning Commission concerns regarding project land use plan /site plan, and suggestions for alternative land uses, density, location of uses, and /or mitigation measures, which would minimize or avoid potentially Will Minutes of the City Council and Planning Commission Moorpark, California Page 2 January 25, 1995 significant environmental impacts, 3) Consider public comments. City Council: 1) Provide direction to staff and environmental consultant as deemed appropriate, 2) Direct staff to schedule an action/ discussion item to discuss the fiscal issues related to the proposed project. Debbie Traffenstedt gave the staff report. She indicated that Steve Craig, representing the City's consulting firm, The Planning Corporation, was present to answer any questions that the Council may have. Paul Bollinger, 2820 Townsgate Road, Westlake Village, introduced himself as the applicant. Rob Talmadge, from the Haaland Group, 351 Rolling Oaks Drive, Suite 200, Thousand Oaks, addressed the Council representing the applicant. Mr. Talmadge provided an aerial view map of the proposed location of the development. He indicated that this site is projected to include two golf courses, 216 market rate, and 25 affordable units. He said the smallest proposed lot size is about 10,000 square feet and that the larger lots are proposed to be two to three acres in size. Mr. Talmadge stated that the proposed densit) equals approximately .4 dwelling unit per acre Bob Haaland, spoke as a representative from the Haaland Group, 351 Rolling Oaks Drive, Thousand Oaks. Mr. Haaland addressed the Council and Commission about the benefits of the project and the design. He said one of the key elements of the project is that it is proposed to be contained in an internal bowl and is screened by ridges on the north, south -ind jest sides. In response to Mayor Lawrason, Mr. Haaland said the sand content of this soil will not cause liquefaction if it is developed because the ground pater is well below the surface. Mr. Bollinger again addressed the Council and related perceived benefits for the City if the project is allowed to proceed. 00602 Minutes of the City Council and Planning Commission Moorpark, California Page 3 January 25, 1995 John White, of Rauscher, Pierce Refsnes, Inc., 801 N. Brand Blvd, Ste 650, Glendale, spoke regarding the financing of the project. He said there are two proposed financing mechanisms -- Mello Roos bonds and bonds issued by the City. In response to Councilmember Perez, Mr. White stated that the cost of infrastructure improvements will be "folded" into the Mello Roos bonds. He indicated that there is a 3 -1 lien ratio assumed with the Mello Roos funding. He said this ratio is established by State mandate. Mr. Bollinger addressed the Council and stated that the "average" value per lot should be $216,000 not $459,000 as previously represented. Steve Craig, representing The Planning Corporation, stated that his firm has completed about 60 to 70 percent of their Environmental Impact analysis. He stated that the vegetation in this area is chaparral so there is no major impact to sensitive or endangered species which needs to be considered. He said there are some unstable parts of land next to the golf course that need to be addressed. Mr. Craig said the project will use reclaimed water thus mitigating the use of groundwater. He indicated that there will. need to be biological habitat planning along the drainages. Mr. Craig said the high voltage lines that cross the project will be a potential hazard and that the golf course turf management is of utmost concern. He said the main public issues are the retention of the rural nature of the area and land use compatibility. Alternatives were discussed by Mr. Craig. He said the possibility of a single golf course instead of two was evaluated and that from a "cut and fill" standpoint, two golf courses work better than one. He also said they will review the possibility of relocating the affordable housing site to offsite ., $0003 Minutes of the City Council and Planning Commission Moorpark, California Page 4 January 25, 1995 Mr. Haaland responded to Council question as to the need for affordable housing in the project. He said that at the time they filed the application with the City, it was anticipated that an ordinance would be in place that would require the housing. He also stated that the applicant has attempted to curtail growth inducement measures in the design of the project. He said the preferred land use is to have two golf courses. Bill LaPerch, 7200 Walnut Canyon Road, spoke in opposition to the project. He said it will pollute the area with high density housing and excessive traffic. W.E. (Eddie) Bergfield, 7505 Walnut Canyon Road, addressed the Council and Commission. He spoke representing five other Landowners adjacent to the proposed project. He spoke in opposition to the project because it will destroy the rural environment of the area. He said weed abatement is a concern, too, and there should be a setback on the property of at least 200 feet to help mitigate the abatement requirement issue. Mr. Bergfield said that light �)ollution is also an item that needs to be addressed. In response to Commissioner May, Mr. Bergfield stated that his property is located ors the eastern edge of the proposed development Joy Cummings, 650 Bard Street, said she believes this area needs to be planned and developed as small ranches and not high density housing. Pete Peters, 7155 Walnut Canyon Road, said his property is adjacent to the site of this proposed development. He expressed concern about the high voltage wires that cross the property. He also stated that to his knowledge there are three water wells located on this property and an oil well and requested information about their disposition if development proceeds. Mr. Peters also produced copies of 1994 -95 Ventura County Defaulted Secured Property Tax Statements which he said are relevant to this property. He said his concern is about the financial encumbrances that may be attached to the parcel of land. In response to Commissioner Torres, Mr. Haaland responded that there are actually four waterwells on the property and they are working with Waterworks District I to determine their disposif�or 606-84 Minutes of the City Council and Planning Commission Moorpark, California Page 5 January 25, 1995 Ronald Oddo, 7370 Walnut Canyon Road, addressed the Council and Commission and said he owns 26 acres located on Grimes Canyon Road. He expressed concern about the traffic that would result on Walnut Canyon Road if this project is allowed to proceed. He also expressed concern about water usage and how it will affect the adjoining property values. Eloise Brown, 13193 Annette Street, expressed concern about the projected revenues and costs associated with the golf course maintenance. She stated that the Mello Roos bonds will affect the carrying cost of those homes whether they default or not. She supported the previously expressed concern about weed abatement and said she wants to know where the affordable housing is going to be built. Mary Crockford, 7185 Walnut Canyon Road, spoke in opposition to the proposed development because it will detract from the rural environment of Moorpark. Gerry Goldstein, 11932 Los Angeles Avenue, expressed concern about the treatment of the water that will be used for the watering of the golf course and about the high voltage electrical lines that cross the golf course portion of the property Joe Cirocco, 7250 Walnut Canyon Road, spoke in opposition to the project. In response to Mayor Lawrason, he said he did inquire about the project and was told in November, 1993 that it would be five acre zoning. Randy Pizzola, 10887 Pimlico Drive, spoke relative to traffic concerns on Grimes Canyon Road. He said it is an unsafe road now and will become more so with increased traffic from this project. He said he is not opposed to the project, but requested that the Council and Commission study all aspects carefully. Mr. Haaland addressed the Council and Commission again and said the applicant and his company will study the issues that have been brought up this evening. He said the 131 lots are zoned for five acres. He said they are asking for an increase in density of 85 lots if they do not include the affordable housing element onsite. .04085 Minutes of the City Council and Planning Commission Moorpark, California Page 6 January 25, 1995 Mr. Bollinger said that the plan at the present is that both golf courses will be public. He also clarified that there are 216 dwelling unit lots and that the average lot value is $216,000. Jim Aguilera said the applicant is proposing 241 units; however, without a General Plan amendment they could have one golf course and approximately 80 dwelling units, or no golf courses, and 131 units. Mr. Aguilera continued by explaining that the proposed density of 1 house for every two gross acres is based on the entire gross acreage of the site. If the golf course acreage is not counted, the density is greater than 1 dwelling unit per acre. Councilmember Wozniak said he wants to look at a lower number of residential units on the property in a ranchette type of clustering. Councilmember Wozniak said one alternative should include having the 216 units with a 200 foot buffer around the edge of the project at the ridgeline. He said another alternative is to look at lower residential unit density with a minimum lot size of one acre on all parcels. He also suggested that on the eastern end of the property some homes could be clustered and building occur only on the side of the street that connects through the project. Commissioner May suggested that a smaller, nine hole course could be the municipal course and that would allow more open space. She also said she would like to see one acre sites on the eastern end of the project. She explained that one alternative relative to the affordable housing element is one acre sites with guest houses. She expressed concern about the reclaimed water and whether it will affect the wells in the area. Commissioner May stated that the drainage modification is an issue that needs to be addressed, but roads and traffic are her major issues. Mayor Lawrason said his concerns lie with the watercourse. He said he needs to be assured that the planned mitigation will be sufficient so that there will be no negative impact tc the watercourse from the project. Councilmember Montgomery said the environmental issues are of prime importance to him. He indicated that the affordable housing component should be abandoned completely and that the Council should evaluate 216 units 00606 Minutes of the City Council and Planning Commission Moorpark, California Page 7 January 25, 1995 as the project size. He said the alternatives that should be analyzed are 1) 131 units and no golf course; and 2) one golf course with estate size homes (216 or 131 could be spinoff alternatives) . He said the implications of a 9 hole golf course versus an 18 hole golf course should be included in this fiscal impact study. Councilmember Perez said he does not want to abandon the affordable housing idea. Councilmember Perez said this is a General Plan Amendment request and the City needs to retain all possible alternatives. He said he would agree to drop the affordable housing to be located within the project, but not to eliminate that component entirely. Mayor Lawrason said he cannot support placing the affordable housing component it the project. CONSENSUS: By consensus, the Council determined not to analyze an affordable housing component to be located within the project. CONSENSUS: By consensus, the Council determined that C Street will connect through the property. CONSENSUS: By consensus, the Council determined that all construction will be accomplished within the ridgelines or manufactured ridgelines with a 200 foot buffer across the ridgeline to mitigate weed abatement requirements for adjacent property owners. Councilmember Hunter clarified that the hillsides mentioned could probably be manufactured for the purpose of protecting the viewshed or for geotechnical reasons but that he does not agree with this proposal and that it should be deleted from the alternative. Councilmember Wozniak indicated that these are only alternatives to be explored; they are not final design. Councilmember Hunter agreed to Leave it in as part of an alternative to be analyzed. Steve Craig, of The Planning Corporation, provided a telephone number to the public so their questions may be addressed -- 805/472- 044 MOTION: Councilmember Wozniak moved and Councilmember Montgomery seconded a motion to adjourn to Closed Session under all items. The motion carried by 5 -0 voice vote. 00607 Minutes of the City Council and Planning Commission Moorpark, California Page 8 January 25, 1995 A. PUBLIC EMPLOYEE PERFORMANCE EVALUATION (pursuant to Government Code Section 54957) Title: City Manager, Deputy City Manager, Director of Community Services, Director of Community Development, Public Works Director, City Clerk, Chief of Police, City Engineer, and City Attorney B. CONFERENCE WITH REAL PROPERTY NEGOTIATOR (pursuant to Government Code Section 54956.8) Property: 15492 Braun Court Negotiating Parties: City of Moorpark and Craig and Melissa Malin Under Negotiation: Terms of Payment C. CONFERENCE WITH REAL PROPERTY NEGOTIATOR (pursuant to Government Code Section 54956.6) Property: 15492 Braun Court Negotiating Parties: City of Moorpark and Richard and Ann Schamber Under Negotiation: Price and Terms of Payment D. CONFERENCE WITH REAL PROPERTY NEGOTIATOR (pursuant to Government Code Section 54956.8) Property: APN 512 -0- 131 -00 Negotiating Parties: City Df Moorpark and Walter Bauer, Jr. Under Negotiation: Price and Terms of Payment AT THIS POINT in the meeting the Mayor declared a recess. The time was 9:40 p.m. Chair Torres adjourned the Planning Commission meeting. The Council reconvened into Closed Session at 9:54 p.m. Present in Closed Session were all Councilmembers, except Councilmember Montgomery; Steven Kueny, City Manager; Richard Hare, Deputy City Manager; and Jim Aguilera, Director of Community Development. Mr. Aguilera left the Closed Session at 10:10 p.m. The Council reconvened into Open Session at 10:30 p.m. Mr. Kueny stated there was no action to report and only items 6.A., 6.B., 6.C. and 6.D. were discussed. MOTION: Councilmember Wozniak moved and Councilmember Hunter seconded a motion to authorize the City Manager to sign a three month lease with Craig and Melissa Malin which will be on a month to month basis after three months at $1,100 per eeciee Minutes of the City Council and Planning Commission Moorpark, California Page 9 January 25, 1995 month; owner to be responsible for maintenance of front yard premises. The motion carried 3 -0, Councilmember Perez abstaining from the vote and Councilmember Montgomery absent for the vote. MOTION: Councilmember Wozniak moved and Councilmember Hunter seconded a motion to direct staff to proceed to receive offers for the sale of the property. The motion carried by 3 -0 voice vote, Councilmember Perez abstaining from the vote and Councilmember Montgomery absent for the vote. 7. ADJOURNMENT: Mayor Lawrason adjourned the meeting at 10:30 p.m. Paul W._Lawrar*o Jr., Mayor Byt J Torres, Chairman ATTEST: ���.�� mot.,- `., i�f[. �. � •'` , Lillian E. Hare, City Clerk f _ �h Golf, 0a