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HomeMy WebLinkAboutMIN 1995 1213 CC JNTMINUTES OF THE JOINT MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION Moorpark, California December 13, 1995 A Special Joint Meeting of the City Council and the Planning Commission of the City of Moorpark was held on December 13, 1995 in the Council Chambers of said City located at 799 Moorpark Avenue, Moorpark, California. 1. CALL TO ORDER: Mayor Lawrason called the City Council meeting to order at 7:14 p.m. Chairman Torres called the Planning Commission meeting to order at 7 :15 p.m. Present: Councilmembers Hunter, Perez, Wozniak and Mayor Lawrason Commissioners Acosta, May, Miller, and Chairman Torres Absent: Commissioner Martens Staff Present: Steven Kueny, City Manager; Jim Aguilera, Director of Community Development; Debbie Traffenstedt, Senior Planner; Dirk Lovett, Assistant City Engineer; and Dorothy Vandaveer, Deputy City Clerk AT THIS POINT in the meeting, Councilmember Wozniak indicated that due to a possible conflict of interest regarding the downtown study and Specific Plan No. 2, he would not be participating in the discussions this evening. AT THIS POINT in the meeting, Commissioner May indicated that due to a possible conflict of interest regarding the downtown study and Specific Plan No. 2, she also would not participate in the discussions this evening. Councilmember Wozniak and Commissioner May left the meeting at 7:17 p.m. 2. PLEDGE OF ALLEGIANCE: None. 3. DISCUSSION: Minutes of Joint Meeting and Planning Commission Moorpark, California of City Council Page 2 December 13, 1995 Mr. Aguilera introduced the consultants Lee Ann Hagmeier, and Debbie Blackmon, from the RRM Design Group, and Steve Wolstrom of Applied Development Economics. He stated that the purpose of the downtown plan is to create specific zoning, recommendations, development standards, and design standards for the downtown area and that tonight's meeting is to explore ideas with the City Council and Planning Commission. Commissioner Martens joined the meeting at 7:25 p.m. Lee Ann Hagmeier provided an overview of the direction of the workshop and some of the things her firm has been looking at with regard to the 1989 Downtown Study and what may be envisioned for the future. She indicated that a survey has been prepared by her organization that will be sent out to residents of the City to determine what their desires are for the development of the downtown area. Steve Wolstrom, of Applied Development Economics, addressed the Council and Commission presenting the results of a market analysis. He detailed the Moorpark household spending figures and provided statistics relative to retail spending captured by Moorpark businesses. He also outlined retail opportunities that will be feasible for Moorpark. Lee Ann Hagmeier stated that the discussion of the downtown area will center around four different categories that the Council and Commission may use to rate the preliminary ideas. The categories outlined were: 1) market attraction, 2) character /beautification issues, 3)land use issues, and 4) circulation /parking and traffic flow issues. In response to Mayor Lawrason, Steve Wolstrom quoted statistics relative to the current Moorpark retail supply and demand. He stated that it is his determination that the city's population can support three supermarkets. In response to Councilmember Hunter, Mr. Wolstrom said the sales tax leakage that is experienced by cities is Minutes of Joint Meeting and Planning Commission Moorpark, California of City Council Page 3 December 13, 1995 due to many factors including commuter patterns of the residents. In response to Councilmember Perez, Mr. Wolstrom continued by stating that the City of Moorpark has sufficient size to support the businesses that exist, but the issue is one of redirecting the energy into the downtown area. Lee Ann Hagmeier addressed the Council and Commission again and started outlining the issues in the four categories as listed below with comments (exceptions only) being provided for each item. The numbers of each item corresponding to those in the staff report. The Commission and Council concurred that the following items were acceptable for further consideration. 1. Maintain small scale professional, boutique service parking. 11. Develop a structured City program to spur High Street economic vitality. 12. Create a coordinated marketing effort (with Chamber of Commerce /Downtown Merchants Assoc.) 15. Establish a regular schedule of events in downtown. and specialty uses. 7. Create a synergy of commercial and service uses on High Street. 8. Attract identifiably different uses than those on Los Angeles Avenue. 9. Solicit small inn, bed and breakfast, or visitor serving hotel close to downtown. 10. Potential uses for City owned property: A. Build a parking lot to increase commercial intensity in High Street area (tax revenues) B. Pursue Request For Proposal, and lease incentive process to attract private developers to downtown. C. Develop retail space for lease /sale w /off -site parking. 11. Develop a structured City program to spur High Street economic vitality. 12. Create a coordinated marketing effort (with Chamber of Commerce /Downtown Merchants Assoc.) 15. Establish a regular schedule of events in downtown. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 4 December 13, 1995 17. Attract specialty food, eating and drinking establishments, and restaurants. 19. Encourage more civic uses locating to Moorpark Avenue near High Street (City Hall, library, post office, senior center, social services, etc.) 20. Increase specifically targeted uses; agricultural/ equine support, building materials, home furnishing and household supplies. The following items were commented on by the Commission and Council: 2. Research attracting a car dealership to High Street. CONSENSUS: By consensus, the Council and Commission determined that this item should be rejected. 3. Create an "image" for downtown: A. An arts and cultural center for the greater Simi /Ventura area B. A cluster of performing arts /theater mecca C. A historic and educational farming community. Mayor Lawrason commented that all three of these images need to be integrated into the total picture and that the heritage of the City needs to be retained. 4. Reconsider a farmer's market and crafts fair on High Street. Councilmember Hunter indicated that City staff has been directed to reconsider this idea. 5. Target "chain" coffee /boutique services to peak hour Metrolink users. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 5 December 13, 1995 Mayor Lawrason and Councilmember Perez commented that this idea is not a feasible one. Mayor Lawrason continued by stating that the consultants need to look at what "works" adjacent to the train station whether it is a parking structure or other use. 6. Establish a critical mass of retail commercial/ office /residential uses on High Street. Mayor Lawrason said mixed use should be encouraged as far as initiating standards for development. 13. Coordinate merchant hours with shopping demand and Metro Link commuters. Mayor Lawrason stated that this needs some additional work, but it will work. 14. Create a downtown BIA and participate in Main Street USA. In response to Mayor Lawrason, Mr. Kueny said there is a money requirement and a commitment involved in participating in the Main Street USA program. Steve Wolstrom commented that participation in this program provides name recognition for the City. 16. Provide downtown services for seniors. In response to Council question, Ms. Hagmeier clarified that seniors use the same kind of services that other citizens do, but that this item is addressing the accessibility of those services to seniors living in the downtown area. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 6 December 13, 1995 18. Phase out existing, or do not increase, small parcel commercial service uses (auto repair, tire sales, etc.) CONSENSUS: By consensus, the Council and Commission determined to allow small parcel commercial service uses such as auto repair and tire sales to continue as nonconforming uses -- only to be phased out if the existing business goes out of business or changes hands to another use; if the existing business is sold and continued in its present use, it would be allowed as a continuing nonconforming use. The Commission and Council concurred that the following items were acceptable for further consideration: 1. Retain the rural, country charm of downtown. 2. Maintain the small scale and massing of the buildings. 3. Clean -up, paint and rehabilitate existing buildings and add new storefront windows. 4. Enhance the mid - Victorian, classical architectural style of the buildings. 6. Create safe public and private gathering spaces along High Street. 7. Preserve the large pepper trees and plant more in appropriate locations. 8. Create a consistent landscape theme that ties downtown to surrounding residential and commercial areas. 9. Encourage more restaurants and outdoor eating places on High Street. 10. Draw attention to key intersections (Moorpark Avenue and High Street, High Street and Spring Road) through consistent planting, signage and /or entry monuments. 13. Emphasize public streetscape improvements in the High Street core, but provide for physical and identifiable linkages to other important areas. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 7 December 13, 1995 14. Encourage private landowners to build -out vacant parcels, consistent with architectural and landscape design guidelines. 15. Add more street furniture, working with the style of the new trash cans, lights and planters. 16. Repair and extend the High Street sidewalk from the Amtrak parking lot to Moorpark Avenue 18. More signage at Highways 118 and 23. 19. Develop a town logo. 20. Provide temporary, low screen walls /landscape hedges at vacant lots. 21. Develop a program to award good design, i.e., "Moorpark Charm /Masterpiece ". I go [0103 4 22. Create a consistent landscape theme that ties downtown to surrounding residential and commercial areas. 23. Increase directional, informational, historic and bilingual signage in downtown. 24. Create a sense of downtown entry at the Birkenshaw house property. 25. Beautify Moorpark Avenue with a decorative paving or landscape median, where appropriate. The Council and Commission commented on the following items: 5. Increase the pedestrian's "comfort" along High Street. 11. Add mid -block pedestrian crossings at key intersections. Councilmember Hunter commented that these two items appear to be related. He said he supports both of them, because they enhance the pedestrian friendliness of the vicinity. Mayor Lawrason stated that the mid -block crossing has been a concern in the past. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 8 December 13, 1995 In response to Commissioner Miller, Ms. Hagmeier explained that the alleys that are being proposed to deal with a pedestrian and critical mass issue. She said they are merely asking for direction. 12. Close Magnolia Street to thru traffic and create public parking, a plaza and /or encourage the expansion of the existing senior housing complex. In response to Commissioner Martens, Ms. Hagmeier explained that the plaza envisioned relative to this item is to accommodate the expansion or moving of the senior housing project or to create a small park and leave the senior housing as is. Commissioner Martens said he favors the building of a coffee shop and bookstore and the retention of the senior housing project as it currently exists. 17. Increase directional, information, historic and bilingual signage in downtown. Mayor Lawrason said he does not want to see any sign blight in the downtown area. As a general comment, Councilmember Hunter noted that the issue of angled parking on High Street is missing from the list and that the decorative pavement is also missing from the High Street elements. 26. Enhance the country sense of entry through planting orchard -like street trees from the Birkenshaw orchard north to High Street. Mayor Lawrason said he likes the idea of planting the orchard style trees. The Commission and Council concurred that the following items were acceptable for further consideration. Minutes of Joint Meeting and Planning Commission Moorpark, California of City Council Page 9 December 13, 1995 3. Establish mixed use zone for transitional areas between High Street, Charles Street & Everett Street. 4. Increase exposure of Melodrama; attract more performing arts (w /shared parking). 5. Provide new development /anchor at vacant sites 6. Seek out specialty retail at ground floor /office and residential above 7. Find highest and best use for the City owned parcel downtown. 8. Create list of special uses /incentives to distinguish High Street from Los Angeles Avenue uses. 9. Create historic district zone; encourage relocation and reconstruction of original buildings. 10. Expand senior housing or target good senior housing sites near the downtown. 11. Require new expansion areas to designate limited commercial inventory needed to serve localized demand, thereby enhancing residents' dependence on downtown specialty uses. 13. Relocate more public and civic uses to downtown (i.e., post office, school district offices). 14. Consider appropriate land uses at the "lake" metrolink site (park, parking, commuter center, pedestrian rail crossing, etc.). 15. Create a special overlay zone for Moorpark Avenue C -1 /C -2 and single family residential areas to address compatibility issues. 16. Designate an office zone immediately east of Moorpark Avenue from the entry (opposite Birkenshaw house) north to the railroad. 17. Designate a community building materials and household supplies land use zone from Lassen north to the railroad on west side of Moorpark Avenue. 18. Preserve the historic Birkenshaw home on Moorpark Avenue and target complementary tourist uses for the remainder of the vacant site. 19. Research appropriate use expansion at existing railyard storage site on Poindexter Street (ag /farm center). Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 10 December 13, 1995 The following items were commented on by the Commissioners and Councilmembers: 1. Change large inventory of C2 zoning to Multi Family Residential /Single Family Residential, where appropriate along Charles Street. Mayor Lawrason said he is not totally convinced that mixed use is the best thing to do in this area. He said he needs more information on the pros and cons of mixed use. Councilmember Perez said he likes the idea of mixed use because they have limited use in this area anyway. 2. Encourage a mix of uses (i.e., office /residential/ retail /visitor- serving /24 -hour life). Councilmember Hunter commented that a "24 -hour life" for this area is not acceptable to him. 12. Increase residential densities downtown. Mayor Lawrason said this issue needs to be treated with sensitivity. The Commission and Council concurred that the following items were acceptable for further consideration. 1. Close Magnolia Street, create walk street /plaza or parking lot and expand senior housing. 2. Evaluate creating a one -way alley access behind High Street buildings from Magnolia to Walnut, between High Street and Charles Street. 3. Enhance the intersection of Charles and Walnut Streets and add decorative paving to Walnut Street between High Street and Charles Street. 4. Designate or add a new parking lot at the southwest corner of Walnut Street and Charles Street. 5. Consider building a parking structure at the Amtrak parking lot. Minutes of Joint Meeting and Planning Commission Moorpark, California of City Council Page 11 December 13, 1995 7. Provide clearly identifiable walkways from existing parking lots to key public areas and High Street. 9. Provide pedestrian and bicycle paths to new residential expansion areas and existing neighborhoods. 10. Fix up existing alleys and create small outdoor uses. 12. Create street design standards for Spring Street to serve expansion areas and downtown. 13. Coordinate expansion areas circulation plans and their connection to downtown. 15. Create a pedestrian link between Flory School and High Street. 16. Encourage a consistent physical extension of High Street to Specific Plan No. 9, and allow walking between the new 8 acre park and downtown. 17. Create an interim and long -term streetscape and striping plan for Moorpark Avenue. 18. Provide consolidated off - street parking east of Moorpark Avenue C -1 /C -2 areas and transition to Single Family Residential neighborhoods. 19. Create a parking overlay district w /special standards for Single Family Residential /C -S compatibility. 20. Add new, safe pedestrian crossings between civic center and High Street and on Moorpark Avenue. 21. Enhance intersections to clearly mark cross walks and slow traffic (Moorpark Avenue). 22. Consolidate vehicular access points to Moorpark Avenue and emphasize alley access. The following items were commented on by Commissioners and Councilmembers: 6. Use the City owned parcel for a parking lot /structure and intensify commercial uses on High Street (increase tax revenues). Mayor Lawrason said he does not see putting a parking structure on the Agency owned parcel on High Street east of Moorpark Avenue. He said a better location might be on the Agency owned property at the southwest corner of the intersection of High Street and Moorpark Avenue. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 12 December 13, 1995 Commissioner Miller asked if any of the existing businesses have been consulted about this land use. In response to Commissioner Miller, Ms. Hagmeier said the consultants have had some individual communication with some of the business owners, but not with all of them. Commissioner Miller stated that he believes the merchants should have input to this matter. Mr. Kueny said the merchants' ideas will be incorporated. He said the list can be provided at no additional expense to the downtown merchants to solicit their comments. 8. Designate and pursue the High Street extension to Highway 118/23 and install freeway signage to downtown. Mayor Lawrason said the signage on the 23 freeway is something to be considered. 11. Maintain existing fence along the rail line, but allow for access to key public uses. Mayor Lawrason said the present wall was constructed there to provide a safety factor. He said maybe the city needs to put a pedestrian bridge over the railway. 14. Emphasize the connection between the Martin V. Smith parcel (Spring Road) and the High Street core. Mr. Kueny asked if there is interest in looking at the hotel site on Spring Road as commercial zoning instead of industrial zoning. Mayor Lawrason agreed that it should be considered. Councilmember Perez expressed concern that it may not be consistent with the emphasis being placed for High Street and Moorpark Avenue. He said he views it as being tied more closely to the surrounding residential area instead of to the commercial. Minutes of Joint Meeting and Planning Commission Moorpark, California General Comments: of City Council Page 13 December 13, 1995 Commissioner Acosta said the City of Moorpark is developing a "train image" that could be an enhancement and could be tied into Fillmore's train and historical corridor to fit into the downtown plan. Joy Cummings, 650 Bard Street, said she wants to keep the agricultural feel in the downtown area. She said she also would like to see it maintained just because of the historical sense. She said the location of the museum of the Historical Society on High Street is a good idea. In addition, she agreed with the concept of the connected parking lots and the mixed use. Eloise Brown, 13193 Annette Street, commented that there is a physical separation between High Street and most of the population of the City. Dennis Hardgrave, of Development Planning Services, 651 Via Alondra, Suite 714, Camarillo, representing Specific Plan No. 2, said there is the potential for the reuse of the old high school site. He said their specific plans need to be considered in the areas of discussion this evening. An unidentified lady, who lives above Charles Street, addressed the meeting stating that due to lighting and noise concerns, she would not want to see Charles Street turned into a "multi -use" area. In response to Council question, Ms. Hagmeier said the survey that they have prepared is targeted at the Peach Hill area of the City and what those residents would like to see in the downtown area. Commissioner Acosta said the survey needs to be representative of more areas of the City than just the Peach Hill area. It was clarified that this was the intent. AT THIS POINT in the meeting, the City Council and the Planning Commission called a recess. The time was 9:18 p.m. The City Council and the Planning Commission reconvened at 9:40 p.m. Minutes of Joint Meeting and Planning Commission Moorpark, California of City Council Page 14 December 13, 1995 Mr. Aguilera gave the staff report. He introduced consultants Dan Herman and Ron Prader, from EDAW, as the presenters. Dan Herman provided an overview of the geology, cultural resources, flood analysis and other analyses that have been done relative to Specific Plan No. 2. He said the study was intended to identify environmental constraints and the open space concept. He presented factors relative to a proposed freeway layer, preliminary scope /geology layer, and the vegetation /biology layer. Ron Prader addressed the Council relative to the open space concept. He identified the riparian areas, the arroyos and the two circulation elements within the project in Alternative A. He said Alternative C establishes a better use of the open space. In response to Councilmember Hunter, Mr. Prader said that Alternative B is very close to Alternative A and it was decided that A addressed all the elements of B, so A is the one being used for comparison this evening. Mr. Prader explained the three alternatives as follows: Alternative A This uses the open space framework with an attempt to develop a master plan composed of single family detached residential units. The densities within this alternative are reduced as they progress in a northerly direction. The alternative focuses land use densities in excess of 4 units per acre and the circulation plan is characterized by the extension of Spring Road through the property. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 15 December 13, 1995 Alternative B This concept is summarized similarly to A by having 4 units per acre and transitioning to larger lots in the North. Mr. Prader explained that Alternative B has a multifamily affordable housing element inclusion. Alternative C This concept also has the affordable housing element and has moved it to the center and closer to the area of the school. The circulation concepts on all three alternatives are similar. Mr. Prader explained the circulation elements as follows: Alternative 1 This plan looks at extending Spring Road northeasterly from High Street and connecting it to Specific Plan No. 8 (Hidden Creek Ranch). Alternative 2 Rather than focusing energy to the east, this concept takes Spring Road back to Walnut Canyon Road. Alternative 3 This is very similar to Alternative 2. The primary focus is not to connect to Specific Plan No. 8 through Happy Camp Park. Alternative 4 In this concept, the connection from Walnut Canyon Road to Spring Road occurs to the north of the land feature rather than to the south of it. In response to Commissioner Martens, Mr. Kueny said MUSD has indicated that the most immediate need for a school in this area is an elementary school. He continued by saying that the School District is looking at the Casey Road school site Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 16 December 13, 1995 for an elementary school. Mr. Kueny said MUSD has also indicated that their next most immediate need beyond the elementary school is a middle school. He said the School District intends to look at this Specific Plan site for a middle school. Mike Greynald, addressed the meeting representing Morrison - Fountainwood Agoura, 25841 W. Thousand Oaks Blvd, Calabasas, CA. He confirmed that his discussions with the Moorpark Unified School District are as Mr. Kueny described. The location of the school is a planning issue. He said the location of the school should be determined by what the connection of Walnut Canyon and Spring Road is envisioned to be -- i.e., is it a local collector or a more heavily traveled road? Mayor Lawrason said he prefers the more direct connection to Walnut Canyon as depicted in Alternative 3. He said he does not favor mini parks as security is a problem. Councilmember Perez commented that we may want to do more of a comparison before we choose to omit the mini parks. In response to Commissioner Miller, Mr. Greynald said the reason the connector on Walnut Canyon cannot connect with the Bollinger property is that there is a substantial ridgeline that prevents that happening. He said in his opinion it cannot be done. William LaPerch, 7200 Walnut Canyon Road, spoke in opposition to the development. He requested that the road be moved further north than where it is now planned. Charles Schwabauer, 12681 Broadway, said the density is too much. He said the corridors from the sand mining companies should be maintained. Minutes of Joint Meeting and Planning Commission Moorpark, California of City Council Page 17 December 13, 1995 Roseann Mikos, 1437 E. Cambridge Street, spoke regarding the circulation element. She said Alternative 3 appears to maintain the corridors and is her choice. She expressed concern regarding the arterials cutting across Happy Camp Canyon Park. She said the proposed roads are too close to the existing houses. She continued by saying that the presence of the rarely found California gnatcatcher is an indication that Happy Camp and other areas are possible sites for the same species. Tom Schleve, 8160 Happy Camp Road, stated that he wants the alignment of State Route 118 shifted to the north. He said a gnatcatcher biological study was done and none were found on the site. Mr. Greynald said the 118 alignment was adopted from a study the City did a few years ago. He said the densities are consistent with the existing General Plan, but that to provide affordable housing does increase the densities. He said Circulation Alternative 3 seems to be the most desirable from what he has determined. In response to Mr. LaPerch's comment about moving the road further north, he said they are willing to consider that. Mayor Lawrason said he wants to see the impacts on that issue. Councilmember Hunter said some combination of Alternatives 3 and 4 are his preference. He said he likes the fact that Alternative 3 terminates at Happy Camp. He would like to allow the study to continue with the realignment of SR 118 to be sympathetic to the property owners. He continued by stating that he wants more information relative to grading the hill. Mr. Prader said they will study it and bring it back. Mayor Lawrason indicated that he likes the park in Alternative A even if the school site might have to be moved if Alternative A and Alternative 3 are chosen. Mr. Kueny indicated that no decisions need to be made this evening. This workshop was to provide the consultant with information. In response to Councilmember Perez, Mr. Prader and Mr. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 18 December 13, 1995 Greynald said if the north of the slope is moved, the intent of the Master Plan is preserved, but it limits the truck traffic. Eddie Ramseyer, of Ramseyer and Associates, explained the grading issue as he views it. Mr. Kueny stated that the City will require input from the Moorpark Unified School District relative to the location of the school. Mayor Lawrason commented that he is not in favor of four foot sidewalks because he would like to see wider ones. Councilmember Perez said he likes the location of the affordable housing site as depicted in the Alternatives. Applicant was requested to select a preferred alternative. Mayor Lawrason said we anticipate and expect that there will be an affordable housing element in this development. 4. ADJOURNMENT: MOTION: Councilmember Hunter moved and Councilmember Perez seconded a motion to adjourn the City Council meeting. The motion carried by voice vote 3 -0, Councilmember Wozniak absent for the vote. The time was 11:09 p.m. Minutes of Joint Meeting of City Council and Planning Commission Moorpark, California Page 19 December 13, 1995 MOTION: Commissioner Acosta moved and Chairman Torres seconded a motion to adjourn the Planning Commission meeting. The motion carried by voice vote 4 -0, Commissioner May absent for the vote. The time was 11:10 p.m. n Paul W. Lawr n Jr., M yor JOVIXorres, Chairman, Planning Commission ATTEST: