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HomeMy WebLinkAboutMIN 1996 0129 PC SPCT Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 1 A Special Meeting of the Planning Commission was held on January 29, 1996, in the City Council Chambers, 799 Moorpark Avenue, Moorpark, California. EVUSKSTRVO)DW Chairman Torres called the meeting to order at 7:10 p.m. • __ e . The Chairman led the pledge of allegiance to the flag. 9NNNFT*TffqffW-W John Torres - Chairperson Tina May - Vice Chairperson Barton Miller Theodore H. Martens Ernesto J. Acosta Staff attending included the Director of Community Development, Jim Aguilera, Senior Planner, Debbie Traffenstedt, Administrative Secretary, Celia LaFleur. None None •;• • y N None . �: • V'ri None None C67dMmpnk,799II I I I U Moapr. CA 97071 (606) 67949M, 60. 726. fa 6794270 C.i48.AX9WCNW#PCW0179.PCM Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 2 a. A continued Public Hearing for Moorpark Country Club Estates Project General Plan Amendment No. 94 -1, Zone Change No. 94 -1, Vesting Tentative Tract Map No. 4928, Residential Planned Development (RPD) Permit No. 94 -1, Conditional Use Permit (CUP) No. 94 -1, Parcel Map No. 94- 1 Location: The Project site is in the northern portion of the City, totaling 655 acres, and has frontages on both Walnut Canyon Road (State Route 23) to the east and Grimes Canyon Road to the west. The project site northerly boundary is also the northerly boundary for the City limits and is approximately 2,700 feet south of Broadway Road. Applicant: Bollinger Development Corporation Proposal: 225 -lot vesting tentative 216 single - family dwelling units 2 18 -hole golf courses and related driving range and clubhouses, facilities, bar, snack -bar, golf maintenance buildings Public multi -use trails, park and area. tract map facilities including pro -shop, banquet cart storage and equestrian staging Existing General Plan Designation: Rural Low - 1 Dwelling Unit (DU) /5 Acres Proposed General Plan Designation: Rural High - 1 DU /1 Acre Existing Zoning: Rural Exclusive (RE) - 5 Acres Proposed Zoning: RPD -.35 DU /Acre Subject: CONSIDER DRAFT CONDITIONS OF APPROVAL FOR THE MOORPARK COUNTRY CLUB ESTATES PROJECT: GENERAL PLAN AMENDMENT NO 94.1, ZONE CHANGE NO. 94.1, VESTING TENTATIVE MAP NO.4928, RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94.1, AND CONDITIONAL USE PERMIT NO. 94.1 ON THE APPLICATION OF BOLLINGER DEVELOPMENT CORPORATION Ck7dMbnprk,7011 i g ' Awnw,klowpr. CA 9= (NO) s "W. 6t. 2U, Fu U"M Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 3 Staff Recommendation: Direct staff to prepare a resolution recommending approval of GPA 94.1, ZC 94.1, Vesting Tentative Map No. 4928, RPD 94.1, and CUP 94.1, and to prepare a draft ordinance for the zone change, based on the draft conditions of approval and the findings provided in the staff report for the January 22 meeting. A presentation was given by Senior Planner, Debbie Traffenstedt. Reference: Staff Report dated January 26, 1996. Testimony received by the following: Jim Hartley, 5950 Gabbert Road, addressed the Commission by volunteering his experience and horsemanship in the preparation of the recreation element. Bill LaPerch, 7200 Walnut Canyon Road, addressed the Commission with his concerns that infrastructure precedes development, additional traffic, depleting air quality, and a concern that the golf course development would be abandoned if not successful. Eddie Bergfield, 7505 Walnut Canyon Road, addressed the Commission about his concerns of feeling invaded by the development. Also, his concern of additional traffic, and that the zoning be consistent with existing properties. Edward R. Peters, 7155 Walnut Canyon Road, addressed the Commission with background information of the proposed development. His concerns were that a change in zoning provides for clustering residential units, and the increase in vehicle traffic. Bob Haaland, 351 rolling Oaks Drive, #200, Thousand Oaks, addressed the Commission in a letter dated January 29 that listed thirty -four items of concern. Mr. Haaland requested that the Commission be provided with copies of his letter. Commissioner Martens asked if the items listed in the January 29 letter had been reviewed by staff and if any of the issues listed could be resolved. The Director said that at least 208 of those items could not be CiydM=Wk.'AOMmryrkAwaw.II , I, CANM (W . Be. zb. ANX 52M70 CAGE VA&*Cm +FCNMn.rcm le' Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 4 resolved and that the developer would need to make his appeal to the City Council. The applicant's other request was that staff provide the dollar amount of the fees required. The Director said that doing that was not possible because the calculation changes as time passes. Mr. Haaland was concerned that the project cost six million dollars to develop and required six million dollars in fees. Commissioner May questioned staff about the equestrian trail and whether it was part of the General Plan. Debbie Traffenstedt said that it would be classified as a multi -use trail, which would be developed by the developer and taken over by the City or other agency. The Director recommended that the trail be developed within the golf course project and be maintained and closed during non operating hours. Also, that the trail could not be placed on the ridgeline because the developer was not the owner of the entire ridgeline and it would require all other property owner's involvement. Staff recommended that the Planning Commission amend the trail system. Commissioner Miller was concerned that the trail would never be built. The Director said that the golf course could be conditioned to build the trail and used as part of the golf course to serve the public. Commissioner May asked if the $200,000 revenue from the golf course would be adequate to fund traffic mitigation measures. The Director said that the Area of Contribution was the source for road improvements and that the applicant was already conditioned to provide those AOC fees. Chairman Torres questioned the developer about the back taxes owed on the project. Mr. Bollinger said that the taxes had been paid. The public hearing closed at 8:17 p.m. CNVWMoaprk,7WII I kmmwMwprkCAOM (MM 5294M. oa. 2, f« stcam CiCELMOSOMMWkvCOM20SCM Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 5 The Commission discussed the use of potable or reclaimed water during the development of the golf course. Staff was recommending that the developer be required to use reclaimed water. The developer said that he was concerned that the reclaimed water would not be available for two to three months, and thought it would interfere with the project opening in the Spring of 1997. Mr. Bollinger requested that the Commission condition the project to use the potable water and when the reclaimed water was available it could be switched over. He was willing to post a bond to meet that requirement. Commissioner Acosta suggested that the developer be conditioned to have a 90 -day Stop Work Order if the developer could not switch over to using reclaimed water. Mr. Bollinger agreed to the 90 -day requirement. MOTION: Chairman Torres moved and Commissioner Acosta seconded a motion to approve staff's recommendation with additional language that would condition the developer to require that reclaimed water be used for grading within 90 days of initiation of grading or developer pays a penalty." The motion passed with a unanimous voice vote. At this point in the meeting Chairman Torres on behalf of the Commission, gave his condolences regarding the death in the Lawrason family. A recess was called and the meeting reconvened at 9:11 p.m. b. Entitlement: Hidden Creek Ranch Specific Plan (Specific Plan No. 8/SP- 93 -1), General Plan Amendment No. 93 -1, Zone Change No. 93 -3 (Prezone). Applicant: Hidden Creek Ranch Partners Proposal: The Hidden Creek Ranch Specific Plan is intended to provide for the systematic implementation of the City's General Plan, within the framework of a comprehensive regulatory plan. The City's General Plan C97 dMmprrk, 799 M=wk Aww. Mompmk, CA900Q1 X5)92ll9 ,EA. 2U. FU&WM70 Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 6 allows for a dwelling unit range between 2,400 and 3,221, and other appropriate land uses, for the Specific Plan site. A General Plan Amendment has been requested to reflect the final approved Specific Plan land use designations, circulation system, and environmental setting information on the City General Plan exhibits; and a Zone Change has been requested to prezone the Specific Plan site. The proposed Specific Plan provides for up to 3,221 residential units located within 4 villages, which would be concentrated in the southern portion of the 4,323 -acre site and separated by open space. The 4 villages will be defined by village centers, schools, parks, and other public facilities. Other related and supporting uses would include an 18 -hole golf course with a 10.5 -acre clubhouse area, an equestrian center, and 29.2 acres of commercial uses. Approximately 108 of the residential units are proposed to be developed as affordable housing. The draft land use plan proposal is for 2,700 acres of the site to be designated as open space, of which 1,800 acres in the northerly portion of the site is proposed to be retained as natural open space. A Sphere of Influence amendment and annexation approval from the Ventura County Local Agency Formation Commission would be required before the City could formally approve zoning, subdivision maps, and permits for Specific Plan development. Location: Within the Moorpark Area of Interest in Ventura County, directly north of the City jurisdictional boundary near Moorpark College and the Campus Park and Varsity Park residential areas, and east and south of Happy Camp Canyon Regional Park. Assessor Parcel No(s): 500 -0- 120 -035, 170 -135, -205, -255, -285, -295, -305, -345, -355, -365, -375; 500 -0- 180 -045, -115; 500 -0- 281 -035, -045, -165, -175, -215; 500 -0- 292 -065, -135, -145; 615 -0 615 -0- 150 -185. -55, -065; 500 -0- -315, -325, -335, -055, -075, -105, -185, -195, -205, - 110 -205, -215; and At this point in the meeting Commissioner Martens excused himself from the meeting and left the dias due to a all dMmwprk. 70 MmprkAW W^ Mmprk G 03021 (W5) 520- B . EA. 2M Fa 52D4M CiCEW*6PCK IP=120PCM Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 7 possible conflict of interest created by the proximity of the project to his residence. Senior Planner, Debbie Traffenstedt gave the staff presentation. Reference: Staff Report dated January 29, 1996. The public hearing opened at 9:30 p.m. Testimony received from the following: Gary Austin, 17512 Von Karmen Avenue, Irvine, the applicant, addressed the Commission with background information on the prior three -year process of the project. He discussed the original zoning designations and how the property was part of a Land Conservation Act and considered as Open Space. He spoke about of the steps that the City had taken in the preparation of the Sphere of Influence study to designated Specific Plan 8 and assure that it did not become another Santa Rosa Valley. Mr. Austin spoke about what Specific Plan 8 proposed, its financial benefits, traffic circulation and access roads. Thomas Duck, 14663 Loyola, addressed the Commission with concerns that the EIR had not yet been completed, that he wanted Moorpark to remain a small community. Other concerns because of the access roads proposed, and asked that Ms. Mikos comments in her January 17 article be included for the record. William J. LaPerch, 7200 Walnut Canyon Road, addressed the Commission with his concerns that the project would be looked at as the 3rd community (Mt. Meadows, Campus Hills, and the new proposal) , and expressed concerns regarding Valley Fever. Duane Hutchinson, 14729 Loyola, addressed the Commission with concerns that this proposal would create additional assessment districts, an increase City fees and property taxes, along with water rates. He firmly opposed the proposal. OWdMmMed4 M MoagwitArmw II . CANNI 0M U048N. EA. 2n. F0 9042M Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 8 Ralph Sinclair, 6440 N Berkeley Circle, addressed the Commission with his opposition to the access roads proposed. That the developer be conditioned to use reclaimed water. He suggested that the project build a separate road to serve construction traffic so as not to impact the surrounding residences. Don Smith, 6997 Hastings, addressed the Commission, he said that he was not anti - growth, but he had recalled that at a prior City Council meeting regarding Specific Plan 8, the Council concluded that Campus Park Drive would not be used as an access road. Joseph F. Catrambone, 14423 E. Cambridge Street, addressed the Commission, he said that he represented 102 citizens who opposed the development. Mitchell Kahn, 300 Esplanade Drive, 6th Floor, Oxnard, representative of Sunshine Ranch, addressed the Commission, he identified Area 32 as 42 acres of agricultural land. He suggested that the Commission deal with the issues, solve them and continue with the processing. Roseann Mikos, 14371 E. Cambridge Street, addressed the Commission, she requested that the public hearing not be closed on February 12. She asked if the grading proposed in the more than 208 slope areas was consistent with Resolution No. 92 -855. Gary Lowenberg, 4218 Peach Slope Road, questioned the Commission about the project, he asked if it was economically feasible. He recommended Spring Road as the main thoroughfare. Alice Tseng, 6801 Trojan Court, addressed the Commission and commented on the quality of life that currently exists in Moorpark. She suggested that this project would degrade the quality of life in Moorpark. Elaine Freeman, 2509 E. Thousand Oaks Blvd, Thousand Oaks, representing Ventura Pacific, suggested that an economic feasibility study be prepared for parcels 32 and 27. aMof MwprkIiiMWgWkkmw.,M1DOrp . CAMMI (iii) 5204M. B!. 226. Fa Sn4270 CXE AWOK30IWCOD12i.PW Planning Commission, City of Moorpark, California Minutes of January 29, 1996 Page 9 Gary Austin commented on the many residents opposing the development. He said that this proposal had been considered as part of the General Plan. The Commission's comments included the following: That a fiscal impact report be prepared; That Affordable Housing programs be in place prior to approvals; The Planning Commission continued the public hearing to February 12, 1996. R"WORRUPIWO a. League of California Cities Planners Institute (Wednesday- Friday, March 20 - 22, 1996) - Confirm Reservations Chairman Torres confirmed that he wanted to attend the League Conference. 12. None The meeting adjourned at 11:15 p.m. ATTEST: Celia LaFleur, Secretary to the Planning Commission CRY of Mompmk, 7W MDWWk*NNW MMMOK CA NMI (WS) 620.4M, 6l. 228, Fm 8"70 CA A19MCYf1iFCYWOORCM