HomeMy WebLinkAboutAGENDA REPORT 1987 0610 CC REG ITEM 09DCLINT HARPER, Ph.D.
Mayor
ELOISE BROWN
Mayor Pro Tern
THOMAS C. FERGUSON
Councilmember
JOHN GALLOWAY
Councilmember
BERNARDO PEREZ
Councilmember
MAUREEN W. WALL
City Clerk
MOORPARK
M E M O R A N D U M
ITEM g
STEVEN KUENY
City Manager
CHERYL S KANE
City Attorney
PATRICK RICHARDS, A.I.C.P.
Director of
Community Development
R. DENNIS DELZEIT
City Engineer
JOHN V. GILLESPIE
Chief of Police
THOMAS P. GENOVESE
City Treasurer
TO: The Honorable City Council 't
FROM: Patrick J. Richards, Director of Community Development
DATE: May 14, 1987 (CC meeting of 5/20/87)
SUBJECT: MAJOR MODIFICATION - TRACT 3963 - GRIFFIN HOMES
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Griffin Homes has requested that certain conditions of approval be modified
pertaining to the 484 lot subdivision approved by the City Council on
February 18, 1986. The conditions requested to be modified deal with
the phasing of certain public improvements - the extension of Pecan Avenue
and Collins Drive. The attached staff report to the Planning Commission
dated April 1, 1987 explains the request in further detail.
RECOMMEND ACTION
Adopt the recommendation of the Planning Commission or make modifications
to recommendations as deemed appropriate by the Council.
799 Moorpark Avenue Moorpark, Califomia 93021 (805) 529 -6864
At its meeting of May 4, 1987, the Planning Commission adopted Resolution
No. PC -87 -134 on this matter. The Commission's action was to approve
a modification which would grant the applicant approval to rearrange
the order in which certain street improvements will be made, with certain
ates, and making appropriate changes in the phasing of the project.
summary of the Commission's recommendations are as follows:
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1. The current phasing is to be changed to reverse Phases II
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and III (new phasing shown on Exhibit "2" in the Planning
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Commission staff report).
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2. The above would require the two streets surrounding the elementary
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school site to be completed first (Pecan Avenue and Monroe
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Avenue) and that these streets be completed by July 1, 1988.
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3. The Collins Drive connection is permitted to be deferred
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m to the beginning of the new Phase III.
The applicant is satisfied with the Planning Commission's recommendation.
RECOMMEND ACTION
Adopt the recommendation of the Planning Commission or make modifications
to recommendations as deemed appropriate by the Council.
799 Moorpark Avenue Moorpark, Califomia 93021 (805) 529 -6864
EXHIBIT "A"
APPROVED MODIFICATION TO CONDITIONS OF A
APPROVAL FOR TRACT 3963 (RESOLUTION NO. 86 -275)
Condition No. 58 amended as follows:
The construction of Pecan Avenue to "B" Street (Monroe
Avenue), and "B" Street to "C" Street (Hearon Drive)
shall occur by July 1, 1988. An agreement shall be
entered into between the applicant and the City of
Moorpark providing the placement of all public works
improvements (curb, gutter, sidewalk, roadway, under-
ground utilities, etc.) by the above date regardless
of progress of residential construction.
Condition No. 60 amended as follows:
Collins Drive shall be constructed no later than prior
to the occupancy of the first unit in (the new) Phase III
(see following condition).
Added Planning Commission condition April 20, 1987
The presently approved phasing shall be amended as follows:
Phase II shall become Phase III and Phase III shall become
Phase II.
CLINT HARPER, Ph.D.
Mayor
ELOISE BROWN
Mayor Pro Tern
THOMAS C. FERGUSON
Councilmember
JOHN GALLOWAY
Councilmember
BERNARDO PEREZ
Councilmember
MOORPARK ITE
CHERYL J. KANE
City Attorney
PATRICK RICHARDS. A.I.C.P.
Director of
Community Development
R. DENNIS DELZEIT
City Engineer
JOHN V. GILLESPIE
Chief of Police
MAUREEN W. WALL
City Clerk THOMAS P. GENOVESE
M E M O R A N D U M City Treasurer
TO: The Planning Commission
FROM: Patrick J. Richards, Director of Community Development
DATE: April 1, 1987 (PC meeting of 4/6/87)
SUBJECT: TRACT 3963 - MAJOR MODIFICATION - GRIFFIN HOMES
BACKGROUND
On February 18, 198 the City Council approved the tentative
tract map for the above project consisting of 489 units
(see Exhibit "1" site location and Exhibit "2" Tentative
Tract No. 3963). The project was approved to be developed
in five phases (later modified to four phases). Among
the conditions of approval of the tentative tract map is
the City Engineer's Condition No. 60 (see Exhibit "3 ").
This condition requires that the entire connection of
Collins Drive, from Campus Park Road to where it connects
to the perimeter road around Moorpark College, be completed
prior to the occupancy of the seventieth (70th) unit of
Phase I. The total number of units in Phase I is 135,
plus four (4) model units. The intent of Condition No.
60 is to benefit the college traffic by providing circulation
compleLely around the college. The intent of requiring
the Condition to be satisfied prior to the 70th occupancy
was to provide an incentive to the applicant to have an
important improvement in place at an early stage of the
development. In the letter attached (Exhibit "4 ") from
Elaine L. Freeman, Vice President, Griffin Homes, it is
explained that additional improvements required by Condition
No. 58 will be enforced one year earlier than expected.
This is due to the school district's request to occupy
the elementary school site one year earlier than originally
anticipated.
799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864
The school site is due
buildings for two years
and a permanent campus
DISCUSSION
The Planning Commission
p. 2 - April 1, 1987
to be occupied with temporary
beginning in the Fall of this year
would follow afterward.
The applicant is asking for permission to defer the completion
of the requirements of Condition No. 60 to the point of the
occupancy of the first unit in Phase II (137th occupancy).
it would appear that the request is actually a trade -off
being proposed: The improvements required to enable the
elementary school to open are requested to be made in lieu
of the improvements required to Collins Drive at this time.
The attached memorandum (Exhibit "S ") from John Knipe,
Assistant City Engineer, points out that no new information
is provided from the applicant upon which to base a decision.
Specifically, no counter proposal has been made to address
what would or could be accomplished to mitigate the effect
of not having Collins Drive completed at the point required
by the existing conditions of approval.
Due to the existence of Measure F, there is no assurance
that the applicant will be issued any further building
permits, in addition to the 139 permits presently issued.
If this request is granted to defer the completion of
Collins Drive to any point beyond the permits issued already,
the City has no guarantee that Collins Drive will ever
be completed. Although, this analysis represents a worst
case scenario, the approval of this major modification
is more likely to delay the completion of Collins Drive
for several years.
A major modification is treated
Any of the previous conditions
or amended. New conditions may
RECOMMENDED ACTION
Recommend to the City Council a
major modification. No amended
suggested.
as an entirely new case.
Df approval may be deleted
be-imposed as well,
denial of the requested
or new conditions are
Since the City Council was the final approving authority
on this item a public hearing will be required as well before
the City Council.
EXHIBITS: 1. Location Map
2. Tract Map 3963
3. Conditions for Tract 3963
4. Elaine L. Freeman letter dated 1/23/87
S. John Knipe memorandum dated 3/30/87
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CITY COUNCIL RES. NO. 86 -275
FEBRUARY 18, 1986 Page 5 of 15
30. That all flag lots shown on the tentative map shall be deleted and
replaced with non -flag lots, if feasible.
31. That the cul -de -sac at 16th Circle shall be relocated north of the loca-
tion shown on the tentative map, and Lots 350 and 351 redesigned, to
eliminate their flag accesses.
32. That Lots 1 through 5 (estate lots) as shown on the tentative map shall
be eliminated. This portion of the subdivision shall be recorded as a
remainder parcel in Phase II.
33. That Lots 323 through 341 shall be retained in the project.
34. That the required lot depth /width ratio (Section 8213 of the Subdivision
Ordinance) shall be waived for those lots within the tract with lengths
in excess of three times their widths, due to the site topography and
project design.
35. That Parcel R -3 shall be located in Phase II.
CITY ENGINEER CONDITIONS: C 6aAN 11 LMS -30/ �g� 3))
36. That prior to recordation of the final map for any phase, the developer
} shall submit to the City of Moorpark for review and approval, a grading
plan prepared by a Registered Civil Engineer; shall obtain a grading
permit; and shall post sufficient surety guaranteeing completion.
37. That prior to recordation of the final map for any phase, the developer
shall submit to the City of Moorpark for review and approval, a detailed
geotechnical report. The grading plan shall incorporate the recommenda-
tions of the approved geotechnical report.
38. That prior to recordation of the final map for any phase, the developer
shall submit to the City of Moorpark for review and approval, street
improvement plans prepared by a Registered Civil Engineer; shall enter
into an agreement with the City of Moorpark to complete the improve-
ments; and shall post sufficient surety guaranteeing the construction of
the improvements.
The improvements shall include concrete curb and gutter, sidewalk,
streetlights, striping and signing, and paving in accordance with the
Ventura County Road Standards. The applicable Road Standard Plates are
as follows:
o All. storm drains (except for the Ventura County Flood Control
Channels) , that are not within the public right -of -way, shall be
- considered private- drains and_ shall-be privately maintained by the
Homeowner's Association. --
> o A Class I bike path shall be provided on the east side of Collins
Drive within the tract.
5901BB/E -5 EX H= B I T " 3 it
CITY COUNCIL RES. NO. 86 -275
FEBRUARY 18, 1986 Page 6 of 15
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o Class III bike paths shall be provided in the following locations:
on Pecan Avenue, from the tract boundary to "B" Street; all of
"B" Street; on "C" Street from Collins Drive to "D" Street;
"D" Street from "C" Street to "E" Street; and all of "E" Street-
0
The following roads shall be per Ventura County Standard Plate
B -5A:
Pecan Avenue from southerly tract boundary to intersection
with "B" Street, "C" Street, and "D" Street.
o The western segment of "E" Street between Collins Drive and 13th
Circle shall be constructed per Plate B -5A, with the minimum curve
radius for the street being 250 feet (instead of the 300 feet
specified in the Standard Plate). The remainder of "E" Street
shall be constructed per Plate B -5B.
o All remaining interior streets, including cul -de -sacs, shall be per
Plate B -5B.
o Collins Drive (see attached figure for cross sections):
a. From the connection with Campus Road at the north end of
Moorpark College to 200 feet north of the southerly tract
boundary - shall be constructed to have (from west to east), a
6 -1/2 foot parkway with a 5 foot sidewalk adjacent to the
curb, an 8 foot parking lane, a 12 foot travel lane (south-
bound), a 10 foot median lane, a 12 foot travel lane (north-
bound), a 14 foot travel lane (northbound), a 5 foot parkway,
an 8 foot Class I bike path, a 2 foot graded area, and 4 feet
of additional right -of -way for possible future improvements
(Total R/W = 81.5 feet).
b. From 200 feet north of the southerly tract boundary to the
southerly tract boundary - shall be constructed to have (from
west to east) , a 6 -1/2 foot parkway with a 5 foot sidewalk
adjacent to the curb, an 8 foot parking/bike lane, a 12 foot
travel lane (southbound) , a 10 foot median lane, two 12 foot
travel lanes (northbound) , a 5 foot bike lane, a 1 -1/2 foot
public service easement, and 9 feet of additional right -of -way
for possible future improvements (Total R/W = 76 feet).
Final design of the above segments of Collins Drive is subject
to the approval of the City Council at the time improvement
plans for the roadway are reviewed by the City Engineer.
C. From the southerly tract boundary to Benwood Drive - shall be
constructed to have (from west to east), a 6 -1/2 foot parkway
with a 5 foot sidewalk adjacent-to the curb (existing), an
8 foot parking /bike lane, a 12 foot_ travel lane (southbound),
- - a 10 foot median lane, two 12 foot travel lanes (northbound),
a 5 foot bicycle -lane, a -6 -1/2 foot parkway with a 5 foot -
sidewalk adjacent to the curb, and 9 feet of additional
right -of -way for possible future improvements (Total R/W =
81 fe?t) .
59018B/E -6
i
1
CITY COUNCIL RES. NO. 86 -275
FEBRUARY 18, 1986
d. From just soutr
Park Drive - sh
a 10 foot parkw
(existing), a
right) , a 12 fc
turn lane, two
bike lane, and
adjacent to the
Page 7 of 15
of Benwood Drive to intersection with Campus
11 be constructed to have (from west to east),
y with a 5 foot sidewalk adjacent to the curb
L4 foot travel lane (southbound - through/
)t travel lane (through /left) , a 10 foot left
12 foot travel lanes (northbound), a 5 foot
a 6 -1/2 foot parkway with a 5 foot sidewalk
curb (Total R/w = 81.5 feet.)
The additional right -of -way required pursuant to this condition to
provide sufficient right -of -way to allow future widening of Collins
Drive from the southerly tract boundary to Campus Park Drive shall
be reimbursed to the developer if permitted by State law and City
Ordinance by the developer(s) of adjacent property that would take
access by means of Collins Drive. The developer shall be responsi-
ble to adhere to the direction of the City Attorney to insure that
said right -of -way is acquired in a manner that permits the City to
enter into a reimbursement agreement. Reimbursement cost shall
include the fair market value of the land plus appraisal costs and
City staff processing costs but not interest on the amount to be
reimbursed and shall be for a period of fifteen (15) years from the
date of recordation of the final map for the fist phase of Tract
No. 3963. Developer shall pay the City for costs to prepare said
agreement and to implement this condition.
o Developer is responsible for constructing double left turn lanes on
College View Avenue at Campus Park Drive. The developer shall bond
for these improvements prior to issuance of the first zone clear-
ance for Phase I. As an interim measure, prior to issuance of the
first zone clearance for Phase I, the developer shall prepare full
.improvement plans for the double left turn lanes on College View
Avenue and shall re- stripe the existinq center lane on College View
Avenue, making it an optional left- turn /right -turn lane. This
interim condition will be checked periodically by the City Engi-
neer. If the City Engineer determines that the interim condition
is inadequate for smooth traffic flows, the developer shall be
required to improve College View Avenue to include an additional
left turn lane. If these improvements are not required within two
years of final occupancy of Phase V, the bond shall be exonerated.
o That prior to issuance of the first zone clearance for Phase I, the
developer shall either deposit $75,000 cash or shall bond for the
construction of the traffic signal at Collins Drive and Campus Park
Drive, with construction of the signal to take place at the time of
the Collins Drive Freeway connection, or when deemed necessary by
the City Engineer.
o Site distances for turning movements into and out of Twelfth Circle
shall meet the City's requirements and are subject to the approval
of the City Engineer-
59018B/E-7
CITY COUNCIL RES. NO. 86 -275
FEBRUARY 18, 1986 Page 11 of 15
58. That Pecan Avenue to "B" Street and "B" Street to "C" Street shall be
constructed prior to the opening of the elementary school, or in con-
junction with Phase III, whichever occurs first.
59. That prior to issuance of a certificate of occupancy for the first unit
of the project, a signal shall be installed by the City at the Princeton
Avenue /Los Angeles Avenue (Highway 118) intersection.
60. That prior to issuance of a certificate of occupancy for the 70th unit
of the project, the developer shall acquire the additional offsite
right -of -way, submit plans for all onsite and offsite improvements to
Collins Drive for the review and approval of the City Engineer, and
shall construct and open to the public all offsite and onsite improve-
ments to Collins Drive, in accordance with Tract Condition No. 38..
61. That prior to recordation of the final map for the first phase of the
project, the developer shall provide the City with a letter stating
agreement with the following requirements:
a. That prior to recordation of the final map for the first phase, the
developer shall deposit with the City an amount equivalent to the
then current applicable rate for the Los Angeles Avenue Improvement
Area of Contribution (AOC), but not less than $1200.00 per dwelling
unit, for the number of residential lots in that phase. The City
may, upon thirty (30) days written notice, request that the devel-
oper pay the then current applicable AOC rate for all the remaining
dwelling units in Tract No. 3963.
b. That prior to issuance of the zone clearance for the first unit of
the project, the developer shall deposit with the City an amount
equivalent to the then current applicable rate of the Los Angeles
Avenue Improvement AOC, but not less than $1200.00 per dwelling
unit, for a total of not less than 138 dwelling units, including
those paid pursuant to "a" above. The City may, upon thirty (30)
days written notice, request that the developer pay the then
current applicable AOC rate for all the remaining dwelling units in
Tract No. 3963.
C. That prior to recordation of the final map for each of the remain-
ing phases, the developer shall deposit with the City an amount
equivalent to the then current applicable rate for the Los Angeles
Avenue Improvement AOC, but not less than $1200.00 per dwelling
unit, for the remaining number of approved dwelling units in each
phase. The City may, upon thirty (30) days written notice, request
that the developer pay the then current applicable AOC rate for all
the remaining dwelling units in Tract No. 3963.
d. The-monies deposited pursuant to "a-," "b" and "c" above shall be in
lieu-.of contributions to the existing Los- - Angeles Avenue Improve-
ment AOC fund and sha_11- be placed _in a separate fund by the City.
for the purpose of studying and improving an alternate route to
existing Los Angeles Avenue. All or part of these funds may be
used for the purposes of the Los Angeles Avenue AOC upon a four-
fifths (4/5) vote of the City Council-
59018B/E-11
Griffin 2,C Homes
January 23, 1987
Pat Richards, Planning Director
CITY OF MOORPARK
799 Moorpark Avenue
Moorpark, California 93021
Re: TT- 3963 /Major Modification
Dear Pat:
As you are aware, in late December a major modification was filed
on Condition 60 (City Council Res. No. 86 -275).
"That prior to issuance of a certificate of occupancy
for the 70th unit of the project, the developer shall
acquire the additional offsite right -of -way, submit
plans for all onsite and offsite improbements to Collins
Drive for the review and approval of the City Engineer
and shall construct and open to the public, all offsite
and onsite improvements to Collins Drive in accordance
with Tract Condition 38."
Condition 38 spells out street sections, bike lane standards,
payment of fees and bonding, etc.
The request for modification is
to occupancy of the first unit
necessitated by a change in the
Originally the Moorpark Unified
in September of 1988. There is
resolution and reads:
to change the completion date
in Phase II. This request was
elementary school opening date.
School District anticipated opening
a condition 58 within the same
"That Pecan Avenue to "B" Street and "B" Street to "C"
Street shall be constructed prior to the opening of the
elementary school."
The District now anticipates opening in September 1987, a full
year earlier. This change means that without a modification, both
roads will have to be completed causing a heavy burden on the
136 permits obtained to date. If the building permit process were
"as needed" the cost implications would not be as great but still
troublesome.
Continued . . .
24005 Ventura Boulevard, P.O. Box 9810, Calabasas, California 91302 (818) 992 -6900
EXH = B I T " 4
Pat Richards, Planning Director
CITY OF MOORPARK
23 January 1987
Page Two . . .
To complete Pecan means completing all the major drainage
devices, grading and having utilities in. Griffin's engineer,
Ramseyer & Associates, is available to fully explain the
improvements in detail.
Thank you for your help and consideration regarding this item.
Sincerely,
GRWFIN HOMES
E'lai e L. Freeman, Vice President
-
Dire for of Land Development
ELF:ds
THOMAS C. FERGUSON
Mayor
CUNT HARPER, Ph.D.
Mayor Pro Tem
ELOISE BROWN
Councilmember
JOHN GALLOWAY
Councilmember
BERNARDO PEREZ
Councilmember
MAUREEN W. WALL
City Clerk
MOORPARK
.TD U".
STEVEN KUENY
City Manager
CHERYLJ.KANE
City Attorney
PATRICK RICHARDS, A.I.C.P.
Director of
Community Development
R. DENNIS DELZEIT
City Engineer
JOHN V. GILLESPIE
Chief of Police
THOMAS P. GENOVESE
City Treasurer
TO: Pat Richards, Director of Community De opment-
FROM: John Knipe, Assistant City Engineer/
DATE: March 30, 1987
SUBJECT: Tract 3963 (Griffin) Major Modification Request
Griffin Homes is requesting that the completion of Collins
Drive be changed from occupancy of the 70th unit in Phase I
to the first unit in Phase TT,
The Planning Commission and City Council reviewed the
original development plan during the tentative map review
and public hearing phase for this project. Based on their
review, Collins Drive was required to be constructed between -
Campus Park Drive and Moorpark College before occupancy of
the 70th unit of Phase I.
The developer has not presented the City with any new
information with regard to their development plan that the
Cit,r Council originally reviewed and conditioned, after a
series of Public Hearings. We cannot, therefore, reco7.mend
approval of the requested major modification to cond_tion
number 60.
If you have any questions, please call me.
JFK:CL:ls
cc: Mike Rubin, Senior Planner
Chris Lynch
JN 30101
CM0225.MEM EXH =BIT 5
799 Moorpark Avenue
Oar R :J nva) -
P0,Ar? -, 119F7
(805) 529 -6864
RESOLUTION NO. PC -87 -134
A RESOLUTION OF THE PLANNING COMMISSLON.
OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING
APPROVAL OF MODIFIED CONDITIONS TO CITY COUNCIL
RESOLUTION NO. 86 -275, ON THE APPLICATION FILED
BY GRIFFIN HOMES (TRACT 3963)
WHEREAS, at duly noticed public hearing on April 20, 1987,
the Planning Commission considered the application filed by Griffin
Homes, requesting approval of a Major Modification to Tentative Tract
.Map, relating to certain conditions of approval. Located north of
Campus Park Drive and between Pecan Street and Collins Drive.
WHEREAS, the Planning Commission, after review and consid-
eration of the information contained in the staff reports dated.
April 1 and 15, 1987 and has reached its decision in the matter;
NOW, THEREFORE, THE MOORPARK PLANNING COMMISSION OF THE
CITY OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOW:
SECTION 1. That the information contained in the staff
report dated April 15, 1987, which report is incorporated by reference
as though fully set forth herein are hereby approved;
SECTION 2. That at its meeting of April 20, 1987, the
Planning Commission took action to direct staff to prepare a Resolution
with attached recommended conditions (Exhibit A), as modified, recom-
mending approval of such to City Council; said resolution to be presented
for Consent Calendar action at the next regularly scheduled meeting.
The action with the foregoing direction was approved by the following
roll call vote:
AYES: Chairman Holland, Commissioners Schmidt, Wozniak,
and Butcher;
NOES: Commissioner Montgomery;
ABSTAIN: None;
ABSENT: None.
PASSED, APPROVED AND ADOPTED this 4th day of May, 1987.
ATTEST:
CHAIRMAN PRESIDING:
ting Secretary
Douglas Holland