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HomeMy WebLinkAboutAG RPTS 1998 1109 PC REGMOORPARK 799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864 � 9 O9 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. senosxnaavan+ 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 r— 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 9911WCA4:03 PM • n U °,o • Fife • ittx '71 A 3(aiO 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 D: PA9-2119e a oaf OFFICEWPWIN\WPDO SPcRFTStsflDAR r 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 1 1OR PPI SERVWmc FoIdWPab1M\GPA97S11189E pcdaC WFFICFWPWIMWPD CSTCRPrS\SPBDA.RPT 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 M:\PPorter\M\GPA97-2\DEVAGPC.RES.doc CAM I l\sp 8reso\devag I • , • , , - - . - . l ft. ' , I - ; I i • 4 tI z • A \ . 1111411114174„._ .• .\ . 'i- - OUOa T 2 - . sp ATTAC MEN _.,:v,,,,i_ • • IY, I . ( ,_ :.tipA 0c - 1 IL • • AE SAid SITE Al • r ®' 4 . . . ‘,••••••• • • m... ,„ • _ _ • . • . ATTACHMENT3 �f� t� rty .NUJ 1 �' I 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 C: \M\PRE96 . 10\5189B .CC 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 C: \M\PRE96 . 10\51898 . CC :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 . C: \M\PRE96 . 10\51898 .CC 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 C : \M\PRE96 . 10\51898 . CC 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, C:\M\PRE96 . 10\51898 .CC 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. C :\M\PRE96 . 10\51898 .CC 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 C: \M\PRE96 . 10\51898 .CC 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 C: \M\PRE96 . 10\51898 .CC 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 C : \M\PRE96 . 10\51898 .CC UUC .,°: