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Home My WebLink AboutMIN 1990 0716 PC REGPlanning Commission, City of Moorpark, California Minutes of July 16, 1990 The regular meeting of the Planning Commission was held on July 16, 1990 in the City Council Chambers located at 799 Moorpark Avenue, Moorpark, California 93021. 1. CALL 'TO ORDER The meeting was called to order at 7:10 p.m. by Chairman John Wozniak. 2. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chairman John Wozniak. 3. ROLL CALL PRESENT: Commissioners Roy Talley, Michael Scullin, Glen Schmidt, William Lanahan, John Wozniak. ABSENT: None. OTHER CITY OFFICIALS AND EMPLOYEES PRESENT: Patrick J. Richards, Director of Community Development; John Knipe, City Engineer; Pat Dobbins, Assistant City Engineer; Deborah S. Traffenstedt, Senior Planner; Paul Porter, Senior Planner; Mike Doty, Consultant for PBR; Joann Sullivan, Project Manager; Sid Lindmark, Environmental, PBR; Celia LaFleur, Administrative Secretary. 4. APPROVAL OF MINUTES July 2, 19900 July 23, 1986 July 9, 1986 June 25, 1986 A. Motion: Moved by Commissioner Schmidt, second by Commissioner Lanahan to approved the minutes of July 2, 1990 with modification to Page 6 item H.(b) to read: Recommendation to provide only one ingress entrance from Los Angeles Avenue and all others from Parklane and Mission Bell. Planning Commission Meeting of July 16, 1990 Item H.(c): Page 2 Concerned that parking stalls not backout into travel lanes. Item H.(d): Loading lock at rear south west corner, in relation to the adjacent residential area. Page 7 Item C.(1), reflect the motion of Commissioner Scullin voting NO. Motion passed on a 4:1 vote, Commissioner Wozniak abstain. B. Motion: Moved by Commissioner Schmidt, second by Commissioner Lanahan to approve the minutes of July 23, 1986, July 9, 1986 and June 25, 1986 as submitted. Motion passed on a 4:1 vote, Commissioner Wozniak abstain. 5. PUBLIC COMMENTS None. 6. CONSENT CALENDAR A. RESOLUTION NO. PC -90 -219 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL DENIAL OF COMMERCIAL PLANNED DEVELOPMENT PERMIT NOS. 89- 1 &89 -2, TENTATIVE PARCEL MAP LDM -89 -2, RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 89 -1, AND A RECOMMENDATION FOR NON - CERTIFICATION ON THE ASSOCIATED FINAL ENVIRONMENTAL IMPACT REPORT TO THE CITY COUNCIL ON THE APPLICATION OF VENTURA PACIFIC CAPITAL CORPORATION AND MACLEOD CONSTRUCTION COMPANY (i.e., THE MISSION BELL PLAZA.AND GREENLEAF APARTMENT PROJECTS). B. Motion: Moved by Commissioner Lanahan, second by Commissioner Schmidt to approve Resolution No. PC -90 -219 as submitted with a modification to page 2 Section 2. a. (1) , The proposed commercial....... Motion passed on a 4:1 vote. Commissioner Wozniak abstain. It was the general consensus of the Commission that Item 8.A. be taken out of order and presented prior to Item 7.A. r Planning Commission Meeting of July 16, 1990 8. PLANNING COMMISSION ACTION ITEMS Page 3 A. IPD -88 -1 Horowitz - Clarification of permitted uses. A request to allow auto body repair and painting to occur on the subject site. Presented by the Director, reference: Staff Report dated July 12,1990. Testimony received by the following: John Ennis, 1000 Business Center Circle, Newbury Park, California 91320. Mr. Ennis stated to the Commission that all Air Pollution Control District requirements had been met, along with other agency review processing. Motion: Moved by Chairman Wozniak, second by Vice Chairman Lanahan to approve staff's recommendation no. 2: That if auto body repair and painting is a permitted use on the subject site the Planning Commission review the attached covenant for completeness of permitted uses and include the permitted use within Section 1. of the Covenant and Agreement. Motion passed on a 5:0 vote. 7. PUBLIC HEARINGS A. Carlsberg Specific Plan The Carlsberg Specific Plan area contains approximately 497 acres. The proposed specific plan land use map includes the following proposed land uses: Sub - regional Retail Commercial, Business Park, Neighborhood Retail /Office Commercial, Dedicated City Use, Attached Residential, and a combination of 5,000 sq.ft., 9,000 sq.ft., and one acre Detached Residential Uses. Location of the development site is on approximately 497 acres within the City of Moorpark and is bounded by New Los Angeles Avenue to the north, Tierra Rejada Road to the south, the 23 Freeway to the East, and Spring Road to the West. The Assessor's Parcel Numbers are: 500- 0- 35 -15, 500- 0- 35 -33, 500- 0- 35 -34, and 500- 0- 35 -22. The Director presented the Commission with a summary of the events to July 2, 1990 public hearing on this item, and Mike Doty continued the presentation. Reference: Staff Report dated July 10, 1990. Testimony received by the following: A. Allen Camp, One Boardwalk, Suite 102, Thousand Oaks, CA 91360 Planning Commission Meeting of July 16, 1990 Page 4 B. ]Ron Tankersley, 2800 28th Street, Santa Monica, CA. PRESENTATION OUTLINE I. INTRODUCTION - CARLSBERG FINANCIAL CORPORATION AS REPRESENTATIVE OF THE PROPERTY OWNERS DOES NOT SUPPORT THE PROPOSED SPECIFIC PLAN BASED ON THE FOLLOWING FINDINGS II. FINDINGS: A. GENERAL PLAN HOUSING ELEMENT AND LAND USE IMBALANCE (EXHIBIT A) 1. LAND USE CAPACITY GENERAL PLAN - 9400 UNITS 2. GOAL OF HOUSING ELEMENT JULY 1994 - 109277 UNITS 3. SHORTAGE - 827 UNITS B. ANTICIPATED CARLSBERG RESIDENTIAL CONTRIBUTION 1. JULY 1989 - EXISTING INVENTORY 71484 UNITS 2. RHNA NEEDS 1989 TO 1994 - 2,743 UNITS 3. ORIGINAL GENERAL PLAN - CARLSBERG TO SUPPLY 795 OF THE NECESSARY 2,743 UNITS OR 28% C. CURRENT PROPOSED SPECIFIC PLAN VS. RHNA NEED 1. PROPOSED 552 RESIDENTIAL UNITS - DECREASE OF 243 UNITS FROM THE ANTICIPATED 795 2. CURRENT PLAN RESULTS IN AN INCREASE IN THE HOUSING ELEMENT SHORTAGE TO 1070 UNITS BY 1994 3. THE PLAN AS PROPOSED THEREFORE AGGRAVATES RATHER THAN ALLEVIATES THE HOUSING ELEMENT SHORTFALL PROJECTED THRU 1994 D. MAJOR CONTRIBUTING FACTOR - SOUTHERN 297 ACRES NOT EFFECTIVELY UTILIZED 1. ORIGINAL LOW DENSITY DESIGNATION (1.6 DU'S /AC) WOULD HAVE RESULTED 475 RESIDENTIAL UNITS 2 CURRENT PLAN PROPOSES 196 UNITS OF WHICH 39 UNITS WILL BE LOST TO MIDDLE SCHOOL SITE WITH 157 UNITS REMAINING ON 297 ACRES (.52 DU'S /AC) 3. CURRENT PROPOSED UTILIZATION IS LESS THAN 33% OF ANTICIPATED 297 ACRE LOW DENSITY CAPACITY E. PLAN FAILS TO IMPLEMENT MARKET STUDY FEASIBILITY RECOMMENDATIONS: 1. NO MARKET FOR ONE ACRE RESIDENTIAL LOTS - FINDINGSq SFD LOTS SHOULD RANGE FROM 5000 TO f,- 11000 SO. FT. 2. SUB- REGIONAL COMMERCIAL & NEIGHBORHOOD COMMERCIAL USES OF 42.6 ACRES SUBSTANTIALLY EXCEED RECOMMENDED COMMERCIAL USE OF 10 ACRES 3. MULTI - FAMILY DENSITY OF 15 DU'S /AC IS SUBSTANTIALLY LESS THAN THE RECOMMENDED 22 TO 26 DU'S /AC NEEDED TO ACHIEVE MARKET RENTS Planning Commission Meeting Page 5 of July 16, 1990 F. COSTLY INFRASTRUCTURE, PROPOSED LANDSCAPE PLAN WHEN COMBINED WITH THE UNDER UTILIZATION OF SOUTH HALF OF THE PROPERTY PREVIOUSLY DISCUSSED THREATEN ECONOMIC FEASIBILITY OF THE PLAN 1. ESCALATING COSTS ASSOCIATED WITH THE WIDENING OF TIERRA REJADA TO FOUR LANES TIERRA REJADA BRIDGE COST OVERRUNS, THE PROPOSED THRU CONNECTION OF SCIENCE DRIVE, WIDENING OF SPRING STREET AND LOS ANGELES AVENUE AND THE PROPOSED EXTENSION AND RELOCATION OF EXISTING UTILITIES HAVE ADDED APPROXIMATELY 210 MILLION TO ANTICIPATED PROJECT COSTS SINCE THE ORIGINAL PLAN SUBMITTED IN 1988 2. THE LANDSCAPE PLAN AS PROPOSED WILL COST AN ESTIMATED $5 MILLION DUE PRIMARILY TO ELABORATE "GATEWAY TREE MASSING" (PLANTING) AND EXTENSIVE PROJECT AND NEIGHBORHOOD ENTRANCE TREATMENTS (TWELVE TOTAL) III. RECOMMENDATIONS A. ALTERNATIVE LAND USE IS PROPOSED TO ADDRESS HOUSING .ELEMENT IMBALANCE, INCREASE UTILIZATION OF EXISTING LAND RESOURCE AND IMPROVE PROJECT FEASIBILITY (SEE EXHIBIT A) 1. TOTAL RESIDENTIAL UNITS WOULD INCREASE TO 925 BY: a. INCREASE MULTIFAMILY DENSITY TO 25 DU'S /AC - TO ASSURE AFFORDABLE RENT STRUCTURE b. INCREASE USEABLE LAND AREA BY REDUCING SETBACK ALONG SPRING STREET TO 200 FEET OR LESS AND BY INCLUDING THE MIDDLE SCHOOL SITE EAST OF THE EXTENSION OF SCIENCE DRIVE IN THE PROPOSED LAND USE TO AVOID LOSS OF UNITS WHEN SCHOOL SELECTS SITE c. CHANGE PROPOSED RESIDENTIAL DENSITY ON THE SOUTHERN 297 ACRES (LOTS RANGE FROM 5000 SF. TO 11000 SF. IN ACCORDANCE WITH MARKET STUDY RECOMMENDATIONS) d. ELIMINATE SUB - REGIONAL USE IN FAVOR OF ADDITIONAL BUSINESS PARK USE 2. CARLSBERG ALTERNATIVE PLAN REDUCES HOUSING ELEMENT LAND USE IMBALANCE ANTICIPATED IN 1994 FROM THE 1070 UNITS (PBR PLAN) TO 697 UNITS Planning Comaission Meeting Page 6 -- - -of July 16, 1990 B. REVISE SCOPE OF LANDSCAPE PLAN 1. ELIMINATE GATEWAY MASS PLANTING 2. REDUCE THE NUMBER OF SECONDARY AND NEIGHBORHOOD ENTRY TREATMENTS 3. UTILIZE NATURAL PLANT SPECIES (LOW WATER AND MAINTENANCE REQUIREMENTS) IN OPEN SPACE 4. ALLOW CARLSBERG TO WORK WITH PBR AND STAFF TO COME UP WITH COST EFFECTIVE YET SATISFACTORY LANDSCAPE SOLUTION C. PROPOSED ROAD AND INTERSECTION IMPROVEMENTS; INCLUDING SCIENCE DRIVE, NEW LOS ANGELES AVENUE, SPRING ROAD AND PEACH HILL EXTENSION SHOULD BE REEVALUATED IN LIGHT OF THE NOW CERTAIN CONSTRUCTION 23 AND 118 CONNECTOR. IN OUR OPINION, COSTLY INFRASTRUCTURE CAN BE ELIMINATED AS A RESULT OF THIS ANALYSIS IV. REQUEST ACTION BY THE PLANNING COMMISSION A. RECOMMEND TO CITY COUNCIL THAT LAND USE PLAN BE REVISED TO INCORPORATE CARLSBERG RECOMMENDATIONS AND ALTERNATIVE LAND USE (EXHIBIT B) AS A MEANS OF EFFECTIVELY ADDRESSING HOUSING ELEMENT IMBALANCE, IMPLEMENTATION OF CITY'S GENERAL PLAN AND TO COMPLY WITH INDEPENDENT MARKET STUDY RECOMMENDATIONS B. RECOMMEND TO CITY COUNCIL THAT PBR, STAFF AND APPLICANT REVIEW AND REVISE LANDSCAPE PLAN TO ACHIEVE COST EFFECTIVE SOLUTION THAT IS ALSO SENSITIVE TO ONGOING WATER AND MAINTENANCE REQUIREMENTS AS WELL AS INITIAL COST CONSIDERATIONS C. RECOMMEND TO CITY COUNCIL THAT ALL STREET IMPROVEMENTS AND TRAFFIC MITIGATION MEASURES ASSOCIATED WITH THE SPECIFIC PLAN BE RECONSIDERED GIVEN THE EXPECTED COMPLETION 118 & 23 CONNECTOR of July 16, 1990 f- CITY OF ORPARK �-" 84 *Adjusted HOUSING NEEDS 1994 COMPARED TO EXISTING HOMES AND LAND USE CAPACITY 10,221 NEEDED 2,743 UNITS EXISTING HOUSING 1/01/89 HOUSING NEEDS 7/01/94 SHORTAGE 827 UNITS *LAND USE CAPACITY *9,400 11.6 Act 25 DU /AC Open Space Business Park 61 Acres Park 27.2 Acres JSFO 4.9 SID 1,9 DV /AC 17.8 Av 41.4 Acres (5,000 to 7,000 s.f.) w (5,000 tc 7,000) Open Space CARLSBERf SPECIFIC PLAN - Revised 12/06/8 cTATi cTIfAI AR Y_ CATEGORY GROSS AC % AC - DU Attached 11,6 2% 290 SFD 4.9 DU /AC 59.2 12% 290 SFD 4,0 OU /AC 50.1 10% 200 SFD 2.6 OU /AC 55.0 11% 145 Business Park 61.0 12% - Middle School 16,5 3% - Park 27.2 5% - Open Space 198.9 41% - Primary Roads 17.5 4% - Total 497.0 100% 925 open Space 198.9 Acres Middle School 16.5 Acres SFD 4.0 DU /AC 50.1 Acres (7,000 to 9,000 s.f.) 011 1 SFD 2.6 DU /AC 55,0 Acres (9,000 to 11,000 s.f.) `1 0ro rh r rw �0 r va t7Y 11 r�%0 tD W 0 H. 0 p fD R 6• to ro tQ O Planning Commission Meeting of July 16, 1990 Page 9 C. Roy Brown, 4675 Bella Vista Drive, Moorpark, CA. Opposed to the proposal. Mr. Brown's concerns related to the ,destruction to plant life, and massive grading that would be required. Also, inquired of staff as to when the final decision would be provided for the proposed project and the Commission informed Mr. Brown that this item was the 2nd of 4 public hearings. D. Tom Baldwin, 6475 Pepperdine, Moorpark, CA. Requested that the school site considered for this proposal be provided within Planning Area 3, currently 9000 SF. E. Janet LeMasurier, 4290 Laurelhurst Road, Moorpark, CA. Opposed to the proposal. Stated that there was not a sufficient notification process for issues related to the City's General Plan Workshop. Concerned with existing and proposed traffic circulation impact of Ronald Regan Presidential Library, Happy Camp proposal. F. Dann LeMasurier, 4290 Laurelhurst Road, Moorpark, CA. Opposed to the proposal. G. Greg Dietel, 4681 Bella Vista Drive, Moorpark, CA. Oppose. Concerned with the impacts of the proposed development. H. Pat Basso, 3940 Southhampton Road, Moorpark, CA. Uncommitted. Stated that if the mitigation measures could be addressed the Specific Plan could allow for a good development plan. I. Patrick Boden, 4549 Fern Valley court, Moorpark, CA. Oppose. Consideration of a buffer zone on Spring Road a priority. Concerned with the financial and environmental concerns that will be added by the development. J. Elaine Cordeau, 4591 Fern Valley Court, Moorpark, CA. Oppose. Regarding traffic circulation, drought concerns, and dust control. K. Ken Bentley, 4236 Lauralhurst, Moorpark, CA. Oppose. Regarding emergency access roads, Spring /Tierra Rejada Road intersection, dust control. L. Christopher Patterson, 4296 Laurelhurst Road, Moorpark, CA. Oppose. Regarding timeframe for Spring Road widening, Open Space preservation and maintenance. Noise impact, traffic circulation should be considered on Science Drive within the development project to the 23 Freeway and not through to Spring Road. Planning Commission Meeting of July 16, 1990 Page 10 M. Steven Heathcote, 4226 Laurelhurst Road, Moorpark, CA. Oppose. Consideration should be made to compliment Monte Vista Park on the west side of Spring Road by providing the east side of Spring Road with Open Space. N. Mike Highsmith, 4355 Lauralhurst Road, Moorpark, CA. Oppose. Requested that the developer provide mitigation :measures to address the concerns of the community. O. Debra L. Hernandez, 4396 Laurelhurst Road, Moorpark, CA. Oppose. Addressed the Commission with her findings that indicate there 400+ homes for sale in the community now and inquired as to how would the proposed development would mitigate concerns related to schools and air quality. P. Ernest Hernandez, 4396 Laurelhurst Road, Moorpark, CA. Oppose. Concerns related to grading, cut slopes, an increase in crime. Q. Dan Walman, 4210 Laurelhurst Road, Moorpark, CA. Oppose. Concerns related to traffic circulation. Motion: Moved by Commissioner Schmidt, second by Commissioner Talley that the following be recommended to the City Council for redesign of the Specific Plan: Project Area 1 - 1 dwelling unit per /2 acres Project Area 2 - 1 dwelling unit per /2 acres Project Area 3 - To be shown as the middle school site. Project Area 5 - Increase density for multi - family site increase land area if needed to off -set loss of units in Project Area 1 and Project Area 2. That the multi - family area provide affordable housing opportunities. Project Area 12- Provided for SF 9000 sq.ft. lots. Motion passed on a 5:0 vote. Motion: Moved by Commissioner Schmidt, second by Commissioner Talley that modifications to project areas so as to increase acreage and provide lesser dwelling units not be a consideration by the City in providing a balance dwelling unit averaging for the developer. Roll call vote: Commissioner Talley: Yes Commissioner Lanahan: Yes Commissioner Scullin: No Commissioner Schmidt: Yes Commissioner Wozniak: Yes Planning Commission Meeting of July 16, 1990 Page 11 Motion: Moved by Commissioner Lanahan, second by Commissioner Wozniak that the developer not be required to provide the extreme heavily landscaped areas identified as the gateway, but to consider dense landscaping within the Specific Plan itself. Motion passed on a 5:0 vote. Motion: Moved by Commissioner Lanahan, second by Commissioner Talley that the Lois & Maurice Powell letter dated July 5, 1990 item (a) "All residential development along Spring Road be setback (eastward) behind the hills, thereby blocking the new houses from view of the nearby present residents. This would also create more open space along Spring Road" be recommended for inclusion within this Specific Plan proposal. Roll call vote: Commissioner Talley: Yes Commissioner Lanahan: Yes Commissioner Scullin: Yes Commissioner Schmidt: No Commissioner Wozniak: Yes Motion: Commissioner Scullin, second Commissioner Lanahan, that drought tolerant plants be provided within the landscape plan and along greenbelt areas at Spring Road and Tierra Rejada Road. Motion passed on a 5:0 vote. Motion: Moved by Commissioner Schmidt, Commissioner Lanahan that the EIR adequately addressed the Specific Plan with the exception of controlling the impact of construction in relation to traffic, grading and dust control. Partial mitigation measures provided for Spring Road and Tierra Rejada Road traffic circulation, and the premature assumption of 118/23 Freeway connector should not be considered as a mitigation measure without specific information of a completion date. The Planning Commission recommends to the City Council certification of the EIR with modifications as noted. Motion passed on a 5:0 vote. 10. COMMISSION COMMENTS Bob Ely Realty signs. Texaco Gasoline Station - Status /Report Back Public Address System regarding the currently used microphones and quality thereof. Staff informed the Commission that the current budget has addressed the issue and studies will be conducted. Planning Commission Meeting of July 16, 1990 Page 12 Chairman Wozniak commended Vice Chairman Lanahan for presiding in the absence of the Chairman, during the meetings of June 18, 1990 and July 2, 1990 . 11. STAFF COMMENTS 12. None. There being no further business the Planning Commission adjourned their meeting at 11:30 p.m. FULLY SUBMITTED BY: Celia LaFleur, Secretary Chairman presiding: