HomeMy WebLinkAboutAG RPTS 1998 1109 PC REGMOORPARK
799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864
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Agenda
Planning Commission
November 09, 1998
Monday
7:00 p.m.
Next Resolution No. PC -98 -360
oPacker m CC
OPacket ro CM
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
Chairman Gary Lowenberg
Vice Chairman Keith Millhouse
( Commissioner Ernesto Acosta
Commissioner Bart Miller
Commissioner Mark DiCecco
4. Proclamations, Commendations and Special Presentations
5. Reordering of, and Additions to, the Agenda
Any member of the public may address the Planning Commission during the Public
Comments portion of the agenda, unless it is a Public Hearing item. Speakers who
wish to address the Planning Commission concerning a Public Hearing item must do
so during the Public Hearing for that item. The Recording Secretary must receive
Speaker Cards before the Public Comments portion of the meeting. We will hear
speakers in the order that we receive their Speaker Cards. We will impose a
limitation of three minutes upon each speaker. Copies Of the reports or other
written documentation relating to each item of business on the Agenda are on file
in the office of the City Clerk and are available for public review. Any
questions concerning any Agenda item may be directed to the Community Development
Department, 799 Moorpark Avenue, Moorpark, California 93021, (805) 529 -6864.
PATRICK HUNTER DEBBIE RODGERS TEASLEY CHRISTOPHER EVANS BERNARDO M. PEREZ JOHN E. WOZNIAK
Mayor Mayor Pro Tem Councilmember Councilmember Councilmember
Planning Commission Meeting Agenda
November 9, 1998
Page 2
6. Approval of Minutes
7. Public Comments
8. Consent Calendar
9. Public Hearings
A) Application: Development Agreement 98 -02
Applicant: Pacific Communities
Proposal: The Pacific Communities project, that is the subject
of the proposed Development Agreement, is proposed for 303
single- family detached residences and is currently also being
considered for the following entitlements: General Plan
Amendment No. 96 -2, Zone Change No. 96 -2, Tentative Tract Map
No. 5053, and Residential Planned Development Permit No. 96-
! 04.
Location and Property Description: The project site to be
included in the proposed Development Agreement is located on
the south side of Los Angeles Avenue, opposite Shasta and
Goldman Avenues within the City of Moorpark.
Assessor Parcel Numbers: 506 -03 -135, 145, 155, 165 and 185
Existing General Plan Designation: Very High and High Density
Residential
Existing Zoning: Residential Planned Development (5.3 and 13.0
units per acre)
Staff Recommendation:
1. Open the public hearing and accept public testimony.
2. Adopt Resolution No. PC -98- , recommending approval of
the Proposed Development Agreement to City Council.
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r Planning Commission Meeting Agenda
November 9, 1998
Page 3
B) Application: Development Agreement 98.04
Applicant: A -B Properties and Southern California Edison
Proposal: The project that is the subject of the proposed
Development Agreement is currently being considered for a
change in land use designations to Medium Industrial and
Limited Industrial (M -2), General Plan Amendment No. 97 -2,
Zone Change No. 97 -8, and Development Agreement No. 98 -4.
Location and Property Description: The project site to be
included in the proposed Development Agreement is
approximately 34 acres, located approximately 1,300 feet west
of Gabbert Road and north of the railroad tracks within the
City of Moorpark.
Assessor Parcel Numbers: 500 -34 -23 and 23
Existing General Plan Designation: C -2, General Commercial
Existing Zoning: Agricultural Exclusive (AE)
Staff Recommendation:
1. open the public hearing and accept public testimony.
2. Adopt Resolution No. PC -98- , recommending approval
of the Proposed Development Agreement.to City Council.
10. Discussion Items
11. Announcements of Future Agenda Items
12. Adjournment
98110 &PG44:03 PM
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Planning Commission Meeting Agenda
November S), 1998
Page 4
AFFIDAVIT OF POSTING AGENDA
CITY OF MOORPARK )
COUNTY OF VENTURA )§
STATE OF CALIFORNIA )
I, Celia LaFleur, Administrative Secretary of the Community
Development Department, City of Moorpark, County of Ventura, State
of California, do hereby certify under a penalty of perjury, that
a copy of the October 12, 1998, Planning Commission Meeting Agenda
was posted on October 7, 1998, at the following location.
Moorpark Community Center
799 Moorpark Avenue
Moorpark, California, 93021
By:
Celia LaFleur,
Administrative Secretary
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AGENDA REPORT
CITY OF MOORPARK
TO: Planning Commission
FROM: Nelson Miller, Director of Community Developmen�/r�' t
Prepared by Paul Porter, Principal Planner
DATE: October 22, 1998 (For the Planning Commission
Meeting of November 9, 1998)
SUBJECT: Consider Proposed Development Agreement for A-B
Properties and Southern California Edison Company
BACKGROUND
A-B Properties and Southern California Edison Company have
requested General Plan Amendment 97-2 and Zone Change 97-6
for approval to amend the Land Use Element of the General
Plan on 43. 32 acres of undeveloped land from "AG-1"
(Agricultural 1 dwelling unit/10-40 acres) to "I-2" (Medium
Industrial) and Zone Change 97-7 to change the zoning on the
property from AE (Agricultural Exclusive) to M-2 (Limited
Industrial) . On March 9, 1998, the Planning Commission
recommended to the City Council approval of the General Plan
amendment and Zone Change. The City Council has continued
the public hearing on the General Plan Amendment and Zone
Change pending preparation and review of a Development
Agreement. At the City Council meeting on October 21, 1998,
the Council directed staff to bring the Development
Agreement to the Planning Commission for public hearing on
November 9, 1998 . Additionally, the City Council requested
that the Development Agreement be brought to the City
Council with the Planning Commission' s recommendations on
November 18, 1998 .
DISCUSSION
Copies of the proposed Development Agreements are being
transmitted to the Planning Commission along with the agenda
report for the City Council meeting of September 2, 1998 .
The items the developer has agreed to are presented in
Section 6 of the Development Agreement and the City
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Agreements in Section 7 . These infrastructure and funding
issues are important issues as they are intended to offset
any potential net fiscal impact upon the public facilities
and services that may result from this project. Most of the
Developer Agreements relate to provision, construction, and
financing of public facilities and payment of fees.
Since the proposed Development Agreement relates to and
would provide for financing and construction of various
improvements and facilities relating to the project area,
the potential environmental impacts relating to this project
have already been addressed by the Negative Declaration
prepared for the General Plan Amendment and Zone Change.
Attachment No. 6 is a plan which shows proposed interim
construction which would provide for a lower speed
connection between the east-west and north-south portions of
the 118 by-pass.
The draft Development Agreement for Southern California
Edison Company is similar to the Development Agreement for
A-B properties, with changes for the name and revisions to
Section 6. 10 relating to the Future 118 by-pass. This draft
Development Agreement for Southern California Edison Company
will be delivered under separate cover.
RECOMMENDATION
1. Open the public hearing and accept public testimony.
2 . Adopt Resolution No. PC 98- recommending
approval of the Proposed Development Agreements to City
Council.
Attachments 1. Draft Resolution
2. General Plan Map
3. Zoning Map
4 . City Council Staff Report of September
2, 1998
5. Development Agreement for A-B Properties
6. Plan Showing Interim Construction
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RESOLUTION NO: PC 98 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA PROVIDING A RECOMMENDATION TO THE CITY
COUNCIL OF THE CITY OF MOORPARK PERTAINING TO THE APPROVAL OF A
DEVELOPMENT AGREEMENT BETWEEN THE CITY OF MOORPARK AND A-B
PROPERTIES AND SOUTHERN CALIFORNIA EDISON COMPANY REGARDING
CONTRACTUAL OBLIGATIONS RELAYIID TO GENERAL PLAN AMENDMENT NO.
97-2 AND ZONE CHANGE NO.97-6 REGARDING 43.32 ACRES OF UNDEVELOPED
LAND LOCATED APPROXIMATELY 1,300 FEET WEST OF GABBERT ROAD AND
NORTH OF THE RAILROAD TRACKS(ASSESSOR PARCEL NOS. 500-34-22 AND 23)
WHEREAS, Section 65864,Article 2.5,Chapter 4,Division 1,Title 7 of the State Planning
and Zoning Law provides that cities may enter into contractual obligations known as development
agreements with persons having equitable interest in real property for development of that property;
and
WHEREAS, the owners of said property have applied to the City of Moorpark to seek a
development agreement between the city and said owners pursuant to Chapter 15.40 of the Moorpark
Municipal Code; and
WHEREAS,the Planning Commission of the City of Moorpark has previously reviewed the
Negative Declaration, General Plan Amendment and Zone Change and has made recommendations
to the City Council pertaining to the approval of said requests; and
WHEREAS, the Negative Declaration prepared for General Plan Amendment 97-2 and
Zone Change 97-7 can be used for the Development Agreement since the Development Agreement
relates to providing for the financing and or construction of various improvements and facilities
relating to the project area that have already been addressed by the Negative Declaration for the
project; and
WHEREAS, the City Council desires that the Planning Commission evaluate and provide
recommendations for revision,denial and/or approval of a development agreement between the City
and Owners, and has provided the Commission with true copies of the development agreement;and
WHEREAS, a duly noticed public hearing was conducted by the Planning Commission on
November 9, 1998 to consider the development agreement and to accept public testimony related
thereto; and
WHEREAS,the Planning Commission has considered all points of public testimony relevant
to the development agreement and has given careful consideration to the content of the development
agreement.
M:\PPorter M GPA97-2\DE VAGPC.RES.doc
ATTACHMENT 1
Planning Commission Resolution
Development Agreement for Corte Bello
Page No. 2
NOW,THEREFORE,THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. The Planning Commission having conducted a public hearing on the form and
content of a development agreement between the City of Moorpark and the owners of 43.,32 acres
of undeveloped land (Assessor Parcel Nos. 500-34-22 and 23) at the request of the City Council,
hereby recommends that the City Council, at public hearing before said Council, approve the
development agreement in the form and content presented to the Planning Commission on
November 9, 1998.
Section 2. A copy of this Resolution,documents furnished by the public, and minutes of the
public hearing be furnished to the City Council.
PASSED, APPROVED,AND ADOPTED THIS 9TH DAY OF NOVEMBER 1998.
AYES:
NOES:
Chainnan
ATTEST:
Celia LaFleur, Secretary
to the Planning Commission
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ATTACHMENT3 �f� t� rty .NUJ
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ITEM 41 A •
CITY COUNCIL
AGENDA REPORT
TO: The Honorable City Council
FROM: Nelson Miller, Director of Community Developmeq \
Prepared by Paul Porter, Principal Planner
DATE: August 14, 1998 (City Council Meeting of September 2,
1998)
SUBJECT: CONSIDER REQUEST BY A-B PROPERTIES AND SOUTHERN
CALIFORNIA EDISON COMPANY FOR APPROVAL OF GENERAL PLAN
AMENDMENT NO. 97-2 TO AMEND THE LAND USE ELEMENT OF THE
GENERAL PLAN ON 43 .32 ACRES OF UNDEVELOPED LAND
APPROXIMATELY 1,300 FEET WEST OF GABBERT ROAD AND NORTH
OF THE RAILROAD TRACKS (APN. 500-34-22 AND -23) FROM
"AG-I" (AGRICULTURAL 1DU./10-40 ACRES) TO "I-2" (MEDIUM
INDUSTRIAL) AND ZONE CHANGE NO. 97-7 TO CHANGE THE
ZONING ON THE PROPERTY FROM AE (AGRICULTURAL EXCLUSIVE)
TO M-2 (LIMITED INDUSTRIAL)
Summary: On March 9, 1998, the Planning Commission recommended
approval of the General Plan Amendment and Zone Change and
indicated that the requirements imposed as part of an Industrial
Planned Development Permit and a subdivision map would be
adequate to deal with issues related to landscaping, circulation,
preservation of the Highway 118 Bypass corridor and area wide
drainage issues, in lieu of requiring a Specific Plan to address
these issues . Staff had previously recommended that a Specific
Plan be processed to insure a comprehensive approach to these
issues .
BACKGROUND
On April 16, 1997, the City Council authorized the applicant to
initiate and staff to process an application for an amendment to
the Land Use Element of the General Plan and to concurrently
process a request for a change in zoning on the subject property.
The property on which the proposed General Plan Amendment and
Zone Change is requested consists of approximately 43 .32 acres of
land northerly and contiguous to the railroad tracks
approximately 1 , 300 feet west of Gabbert Road. The proposed
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WOO 01.
ATTACHMENT 4
GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2, 1998
Page No . 2
project is bounded by property in the unincorporated portion of
the County to the west, property with a General Plan Designation
of RL (Rural Low 1DU/5 acres) on the north and Specific Plan No.
1 on the east, where specific land uses have not yet been
determined. The property has a General Plan Land Use
Designation of AG-1 and AE Zoning. The property is zoned for
agricultural uses and is designated as "Grazing" on the 1996
Ventura County Important Farmland Map prepared by the State
Department of Conservation.
Property_Qwnerghip
The property in question consists of two properties (APN. No.
500-0-340-220) owned by A-C Construction Inc. /Paul and Lisa Burns
and APN. No. 500-0-340-235 owned by Southern California Edison
Company. Each of the applicant' s have submitted separate
applications . Although staff is processing this as one General
Plan Amendment as they are contiguous and have the same issues,
the Council has the option of acting on each of the applications
separately. The initial application had been filed jointly,
however, Southern California Edison subsequently elected to file
a separate application.
Pianning_Conmti cci nn Hearing
At the March 9, 1998 Commission hearing on this proposed General
Plan Amendment and zoning change, three persons spoke concerning
this request . They included: John Newton (represented A-B
Properties) , Dennis Hardgrave (representing Specific Plan No. 1
and the Southern California Edison Company) and James McGrath
(adjacent property owner) . Mr. Newton had a concern regarding
the requirement to have a Specific Plan indicating that
infrastructure and other issues could be resolved through the
application and review process for Development permits and/or a
subdivision map. He also indicated that A-B Properties is aware
of the responsibility to provide sufficient access to the
property to accommodate industrial development and to complete
any required infrastructure improvements as a requirement of any
subdivision map or Industrial Planned Development Permit .
Dennis Hardgave supported the concept of approving the General
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:i2t.',.
GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2 , 1998
Page No. 3
Plan Amendment and Zone Change on the site, indicating that
providing additional industrial land made sense both as a
compatible land use and as a means to share costs in providing
needed infrastructure improvements in the area such as those
required for construction of the Gabbert and Walnut Canyon
drainage channels, the Highway 118 Bypass, the north/south road
connecting the 118 Bypass to Los Angeles Avenue, the extension of
Casey Road and other pertinent infrastructure improvements .
James McGrath of McGrath farms wanted to ensure that any proposed
development would not impact his farming operation located to the
west of the subject property above the flood control channel and
the proposed north/south road which would connect Los Angeles
Avenue to the Hwy. No. 118 Bypass .
Planning. Connission_Recommendations:.
The Planning Commission recommends to the City Council :
a. That the northerly 100 feet of subject property remain
with the General Plan designation of Open-Space and
zoning designation of AG-1 . This area has been
identified as a future transportation corridor for the
Hwy. 118 Bypass and will require a width of 200 feet,
and as such should remain free of development . The
Community Development Department recommendation was for
a 200 foot corridor all south of the northerly property
line, which if utilized for the Hwy. 118 Bypass would
avoid the Gabbert Canyon debris basin and spillway
which are currently located just north of the subject
property. Locating the 200 foot corridor with 100 feet
on each side of the subject property line will require
relocation of the Gabbert Canyon drainage facilities.
b. Approval of the General Plan Amendment and Zone Change
and indicated that the requirements imposed as part of
an Industrial Planned Development Permit and a
subdivision map would be adequate to deal with issues
related to landscaping, circulation, the Highway 118
Bypass and drainage, in lieu of requiring a Specific
Plan to address these development issues .
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GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2, 1998
Page No. 4
J)TSCTTSSION:
Alternatives to evaluate on-site and off-site Tmprovements for
Tnfragtrnrture and Transportation and determine_omoatibihty
with_surrouvding development
Industrial development opportunities are currently very limited
in the City of Moorpark and this site is well located for
industrial development with access to Los Angeles Avenue and the
State Route 118 Bypass when it is constructed. The adjacent
residential and agricultural uses are somewhat separated and
buffered by topographic features and the existing Gabbert Canyon
Drainage Channel and debris basin. The likely site grading
that will occur to create construction pads should minimize
visual impacts through on-site dirt balance where high graded
slopes should not be necessary to create development sites and
because the land has fairly gentle terrain. The exact grading
approach is not known, however, only approximately 29 acres of
the site is currently level .
Adjacent proposed land uses that include the Bugle Hoy industrial
park (site south of railroad tracks and abutting Edison
transformer station on the west) together with other industrial
properties creates the opportunity to add significantly to the
City' s inventory of industrial land use opportunities . The
proponents for Specific Plan No. 1 (pending future circulation of
a Draft EIR and Specific Plan) which is located adjacent to the
east property line of this site have discussed with staff the
potential for industrial business park zoning on the portion of
the Specific Plan No. 1 located in the area bounded by the 118
By-pass, Gabbert Road, the Southern Pacific Railroad easement and
the subject property. An industrial designation would provide
expansion of limited industrial land located within the City and
provide opportunities to improve jobs-housing balance as well as
positive impacts to the City. As the Land Use Element of the
General Plan does not provide for SP-1 to have industrial uses ,
any proposed change to industrial land use would require an
amendment to the Land Use Element of the General Plan. If the
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GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2, 1998
Page No. 5
industrial business park uses are ultimately approved by the
Council, the uses would be compatible with this proposed project .
However, while the future can be very positive for jobs creation,
enhancement of the industrial base and implementation of the
Route 118 Bypass, many of the details of the how these issues can
be resolved as a coordinated, focused effort will need to be
determined with any development proposal for these areas.
Due to constraints on the property relating to the existing flood
control channel, the grade separation with properties to the
north and west, the Southern Pacific Railroad to the south, high
voltage Edison power lines located to the south and east,
requirement for the 118 Bypass and a north/south arterial road,
and lack of sufficient legal access to accommodate industrial
development at this time; a mechanism is needed to address these
concerns and zoning issues. Both a Development Agreement and a
Specific Plan provide such a mechanism. A Development Agreement
can establish the type and level of commitment between the
jurisdiction and the applicant concerning infrastructure and
transportation improvements, their timing and any cost sharing.
Other issues of use and compatibility can also be Development
Agreement topics . The Specific Plan process previously
recommended by staff to deal with a development proposal in an
area without improvements such as this request would have
included a text and a diagram or diagrams which specify all of
the following in detail :
1 . The distribution, location and extent of the uses of
the land, including open space, within the area covered
by the plan.
2 . The proposed distribution, location, and extent and
intensity of major components of public and private
transportation, sewage, water, drainage, solid waste
disposal, energy, and other essential facilities
proposed to be located within the area covered by the
plan and needed to support the land uses described in
the plan.
3 . Standards and criteria by which development will
proceed, and standards for the conservation,
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GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2, 1998
Page No. 6
development, and utilization of natural resources,
where applicable.
4 . A program of implementation measures including
regulations, programs, public works projects, and
financing measures necessary to carry out paragraphs
1, 2, and 3 .
Staff had previously recommended that a Specific Plan be
considered to address the unique constraints of the property
including infrastructure requirements and ownership of .the
property by more than one entity. However, at this time it is
suggested that a Development Agreement can serve to achieve the
same end result with the site and issues involved.
Requirame-nt_for. Four-Lane Arterial _throuvah Property and_pns Bible
Lr-ation off-mnant
The Circulation Element of the General Plan shows the State Route
118 Bypass crossing the subject property in an east-west
direction and a north-south arterial connecting the Bypass to Los
Angeles Avenue west of Gabbert Road. This north/south arterial
connection would serve as an interim link to the 118 Bypass until
State Route 118 is ultimately extended beyond the City limits .
The proposed rights-of-way described above (see Attachment
No. 6 - Circulation Element) will affect the type of development
to occur, including grading and site design.
There is the potential that a transition from the 118 Bypass from
east-west to north-south could create a radius which would result
in a remnant area located on the northwest side of the 118 (see
Attachment No. 7) . The potential remnant would be located in the
area of the future extension of the HWY. 118 .
The construction of a road network that would include a
connection to Los Angeles Avenue may be further complicated
because of the requirement for a grade separated crossing of the
railroad tracks . The project applicant does not currently
possess public access rights across the Southern Pacific Railroad
right-of-way. New railroad crossings require grade separation
under current Public Utility Commission Policy.
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00: . '� :
GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2 , 1998
Page No. 7
Efforts to secure funding for this grade separated crossing have
been linked to the potential industrial development and jobs
creation that would occur if abutting industrial zoned land is
developed. It may be difficult however, to define a separate
relationship for these adjacent properties, since adequate
circulation to allow development involves linkage between Los
Angeles Avenue, Casey Road extension and Gabbert Road.
Gabbert and Walnut Canyon Channels Flnon Control_Reficlanc_y—Study
The proposed property is located within the Gabbert and. Walnut
Canyon Channels Flood Control Deficiency Study area. The study
dated March, 1997 presented a comprehensive engineering
investigation of the deficiencies associated with the flood
control management system. The selected drainage system to be
constructed which will cost approximately 9 . 5 million dollars to
construct . Because this proposed project lies within the Study
Area and, as part of the project review process, the applicant
should be required to address improvements and costs needed to
implement the recommendations of this study.
The costs of funding the sub-regional drainage system
improvements that would be applied to remaining undeveloped
property in the City could result in an additional assessment,
the amount of which has not yet been determined.
The proposed project will add to cumulative Citywide traffic and
as a result will be required to pay a Traffic Mitigation fee
which will include a contribution towards construction costs for
the 118 Bypass.
Alternative to 1gancLilse- Dea iq t'
At the current time the applicants have agreed to leave the
existing agricultural designation on a portion of the area for
the future State Route 118 Bypass and designate the balance of
the property for industrial use, with the understanding that
access issues would be addressed prior to applications for
development . The applicants have agreed to a line 100 foot wide
south of the north property line as the new zoning boundary which
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CPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2, 1998
Page No. 8
was supported by the Planning Commission. However, a 200 foot
wide right-of-way for the Route 118 Bypass is preferred to be
located south of the property line due to the location of the
spillway and improvements related to the Gabbert Canyon debris
basin which will have to be relocated if a 100 foot wide corridor
is maintained on each side of the northerly property line of
subject property. The alignment and width of a north/south
connector to Los Angeles Avenue is also a potential issue which
needs consideration.
•
Limitation of Ind,icrrial Uses
If this property is rezoned for Industrial Uses, certain types of
uses such as those with significant outdoor storage, including
construction contractor storage and recreational vehicle storage
facilities may not be considered appropriate because of the
properties location which would be visible from two major
arterial roads . In consideration of the rezoning of the property
for industrial uses, the Council may wish to restrict the
property to certain types of uses that would be considered
compatible with the area. This requirement could be made as part
of either a Specific Plan or Development Agreement .
Ad HOC Committee for Potential Development Agreement
At the meeting of August 19, 1998 , the City Council appointed an
Ad Hoc Committee of Councilmembers Evans and Perez to consider a
Draft Development Agreement for the project . Therefore, the
Council may wish to accept public testimony and refer this
proposal to the Ad Hoc Committee for further consideration and
recommendations .
Recommendations:
1 . Open the public hearing, accept public testimony and
continue to September 16, or October 7, 1998 .
2 . Refer these items to Ad Hoc Committee to negotiate with A-B
Properties and Southern California Edison to prepare a Draft
Development Agreement that addresses infrastructure and
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GPA 97-2 and ZC 97-7
Applicant : A-B Properties and Southern California Edison Company
City Council Staff Report September 2 , 1998
Page No. 9
transportation needs, area wide drainage needs, and design
and land use criteria for this site as well as 'other matters
germane to the project that should be included in a
Development Agreement .
Attachments:
1 . Planning Commission Resolution
2 . General Plan and Zoning Maps
3 . Circulation Element Map
4 . Proposed sweeping roadway connection plan
5 . Planning Commission staff report with attachments
6 . Applicant' s exhibits
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