HomeMy WebLinkAboutAGENDA REPORT 2015 0415 CCSA REG ITEM 08A ITEM 8.A.
CITY OF MOORPARK.CALIFORNIA
City Council Meeting
of 11-15-010/5
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MOORPARK CITY COUNCIA,. &�
AGENDA REPORT
TO: Honorable City Council
FROM: David A. Bobardt, Community Development ctort
Prepared By: Joseph Fiss, Planning Manager
DATE: March 27, 2015 (CC Meeting of 4/15/2015) i,41.
SUBJECT: Consider Resolution Authorizing the Acceptance of a General Plan
Amendment Application for Review Consistent with General Plan
Amendment Pre-Screening No. 2014-01; A Request for a General
Plan Amendment Pre-Screening to allow a General Plan Amendment
Application to be Filed to Change the Land Use Designation from
General Commercial (C-2) to Very High Residential Density (VH) for
Construction of Approximately 90 Townhomes on 7.8 acres at 4875
Spring Road and 384 Los Angeles Avenue, on the Application of
Mike Ashley and Don Duncan
BACKGROUND/DISCUSSION
On February 18, 2015, the Community and Economic Development Committee (CEDC)
(Councilmembers Mikos and Pollock) considered General Plan Amendment Pre-
Screening No. 2014-01; a request for a General Plan Amendment Pre-Screening to
allow a General Plan Amendment application to be filed to change the land use
designation from General Commercial (C-2) to Very High Residential Density (VH) for
construction of approximately 90 townhomes on 7.8 acres at 4875 Spring Road and 384
Los Angeles Avenue, on the application of Mike Ashley and Don Duncan. A copy of the
Committee agenda report with analysis of this proposal is attached. At the CEDC
meeting, several local residents brought up concerns regarding existing traffic
conditions and potential circulation impacts from this project, if the roads connect to the
Ivy Lane project. If a General Plan Amendment application is allowed to be submitted
for this proposal, these issues would have to be addressed during the entitlement
process through a traffic study that evaluates alternative access scenarios. The
Committee recommended that the City Council allow the filing of a General Plan
Amendment application on this project, provided that a development agreement is
included as part of the project proposal and a commercial demand study be prepared
before making a decision on the application, with the study to be partially funded by the
applicant.
1
Honorable City Council
April 15, 2015
Page 2
As part of the City's Council's authorization for the filing of a General Plan Amendment
application for the Grand Moorpark project (General Plan Amendment Pre-Screening
No. 2013-01), a $20,000.00 contribution was required for the City to update its
commercial demand study, last prepared in 2004. This updated study, which as of this
writing the City is in the process of soliciting proposals, is expected to cost
approximately $40,000.00. Like the Grand Moorpark project, this project proposes the
conversion of land planned and zoned for commercial uses to be re-designated for
residential uses. Therefore, staff is recommending that the filing of an application for
this project also be subject to a $20,000.00 contribution to the commercial demand
study, which would provide information that could be used to determine whether or not
this property should be re-zoned for residential purposes, considering the City's future
growth. In addition, a Settlement Agreement for the property at 4875 Spring Road
requires a development agreement to be processed concurrently with the applications
for a General Plan Amendment, Zone Change, Residential Planned Development
Permit, Tentative Tract Map, and any other necessary entitlements.
FISCAL IMPACT
Staff and consultant costs related to the processing of the entitlement applications
would be paid for by the developer. The City would bear some upfront costs related to
the commercial demand study, but that cost should be recovered once other vacant
commercial property developers seek a use other than commercial for those properties.
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing;
and
2. Adopt Resolution No. 2015- authorizing the acceptance of a General Plan
Amendment application for review.
ATTACHMENTS:
1. February 18, 2015, Community and Economic Development Committee Agenda
Report (with attachments)
2. Draft Resolution
\\DC1\0epariment Share\Comounity DeveIopmenl\DEV PMTS\G P A\Pre-Screening\2014\2014-01-Moorpark RV Agenda Repor1s\150415 CC Report docx 2
COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Community and Economic Development Committee
(Councilmember Mikos and Councilmember Pollock)
FROM: David A. Bobardt, Community Development Director
Prepared by: Joseph Fiss, Planning Manager
DATE: February 5, 2015 (C&EDC Meeting of 2/18/2015)
SUBJECT: Consider General Plan Amendment Pre-Screening No. 2014-01; A
Request for a General Plan Amendment Pre-Screening to allow a
General Plan Amendment Application to be Filed to Change the Land
Use Designation from General Commercial (C-2) to Very High
Residential Density (VH) for Construction of Approximately 90
Townhomes on 7.8 acres at 4875 Spring Road and 384 Los Angeles
Avenue, on the Application of Mike Ashley and Don Duncan.
BACKGROUND
Section 17.44.050 of the Municipal Code requires the pre-screening of proposed
General Plan Amendments through procedures set by City Council resolution.
Resolution No. 2013-3242 establishes the review procedures for General Plan
Amendment Pre-Screening applications. Review and recommendation by the
Community and Economic Development Committee is required prior to a public hearing
before the City Council to determine whether or not a General Plan Amendment
application may be accepted for processing.
On October 28, 2014, Mike Ashley and Don Duncan filed a General Plan Amendment
Pre-Screening application seeking authorization to file a General Plan Amendment
application to change 7.8 acres at 4875 Spring Road and 384 Los Angeles Avenue from
General Commercial (C-2) to Very High Residential Density (VH) for the construction of
approximately 90 attached townhouse units. Separate from the 7.8 acres proposed for
a General Plan Amendment is an approximately 1/2-acre area on the project site within
the Arroyo Simi designated as "Floodway" by the General Plan. This area is not
proposed for a change in the General Plan designation as part of this project.
CC ATTACHMENT 1 3
Community and Economic Development Committee
February 18, 2015
Page 2
DISCUSSION
Project Setting
The project site consists of two lots described as follows.
The 6.82-acre property at 4875 Spring Road, currently used for Moorpark RV Storage,
is generally flat and is mostly finished with a combination of asphalt and compacted
gravel with the exception of a small front yard and a small amount of landscaping in the
customer parking lot. Landscaping in the parking area is less than the 10 percent that
would be required in a new development. There is one 3,250 square foot two-story
administrative building and two attached shop buildings totaling 2,068 square feet on
the eastern side of the site. The paved area is striped for designation of recreation
vehicle storage areas. The property is surrounded by a block wall, with the exception of
the western boundary, where a chain link fence exists.
The 1.43-acre property at 384 Los Angeles Avenue includes two small homes, one of
which has been used as a nail salon and most recently an office use. One appears to
still be used as a residence. A number of metal buildings are located in the rear of this
property. These have been used in the past for storage associated with the office use
as well as an unpermitted auto repair facility. These buildings were the subject of a
code compliance case that had been abated several years ago. It is not clear if the
buildings are currently being used for anything other than storage as they are behind a
locked gate.
Previous Applications
4875 Spring Road
In 1974, the Ventura County Planning Director approved DP-113 for a contractor's
storage yard with a 1600 square-foot contractor's office building at 4875 Spring Road.
in 1979, the Ventura County Board of Supervisors revised the land use designation of
the property from Industrial to Medium Density Residential. The Ventura County
Planning Commission approved a 2,184 square-foot addition to the contractor's office
building in 1980. In 1992, the City rezoned the property Commercial Planned
Development (CPD). In 2001, the City Council authorized the filing of a General Plan
Amendment application for residential development on this property in conjunction with
a residential development on the adjacent site that is currently under development by
Shea Homes (Ivy Lane). The property was not acquired by the developer and a
General Plan Amendment application was not submitted for this property.
On March 20, 2013, the City Council adopted Resolution No. 2013-3165, approving
Conditional Use Permit (CUP) No. 2012-03 to allow an outdoor recreational vehicle
storage facility at 4875 Spring Road. This Conditional Use Permit expires on February
20, 2018, with the ability to request one 5-year extension. A Settlement Agreement
between the City and previous property owner was entered into at the time of the CUP
approval. This Settlement Agreement, which was recorded and runs with the land,
stipulates that any residential development of the property shall require a Development
Agreement.
4
S:1Community Developmen6DEV PMTS\G P A1Pre-Screening1201412014 01-Moorpark RV1150218 CEDC Ropo,1 aocx
Community and Economic Development Committee
February 18, 2015
Page 3
384 Los Angeles Avenue
On November 26, 2007, General Plan Amendment Pre-Screening Application No. 2007-
01 was submitted by Lenny Dykstra for consideration of an amendment to change the
floor area ratio for General Commercial land from 0.25 to 1.0, so that a 3-story office
building could be considered on the property at 384 Los Angeles Avenue. The CEDC
considered this application on January 16, 2008 and directed staff to schedule a special
meeting for further discussion/action. The applicant withdrew the application prior to the
subsequent meeting.
General Plan Land Use Designation
The Very High (VH) Density land use designation requested for the site would allow the
applicant's proposed development of approximately 90 residential attached townhouse
units (approximately 12 units per gross acre), only with some of the units being made
affordable to lower income households. This affordability would need to be guaranteed
through a development agreement. A Zone Change, Residential Planned
Development, and Tentative Tract Map would also be required for the development to
proceed.
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
C-2 General CPD Recreational Vehicle Storage,
Site OfficCommercial, Floodway Commercial Planned Development Storagee, Residential, and
................
Uses, Arroyo Simi
I Medium Density Single Family Houses
North I Residential 4 DU/Acre, R-1 Single Family, CPD (Across Los Angeles
C-2 General Commercial Planned Development Avenue), Gateway Plaza
Commercial I Offices and Restaurants
Low Density Residential
South 1 DU/Acre and Medium RE Rural Exclusive Single Family Houses
Low Density Residential (Across Arroyo Simi)
2 DU/Acre
C-2 General CPD Moorpark Plaza Shopping
East Commercial, Floodway Commercial Planned Development Center and Arroyo Simi
Across Spring Road
West Very High Density RPD-12 Residential Planned Duplex Style Dwelling Units
Residential 15 DU/Acre Development 12 Units Per Acre under Construction
Evaluation Criteria
Criteria most pertinent for approval or denial of this General Plan Amendment Pre-
Screening are:
• Conformity with Goals, Policies, and Implementation Strategies of the General
Plan
_ • Potential for Compatibility with Existing and Planned Uses in the Area
• Facilitation of a Significant Contribution to the Provision of Affordable Housing
• Conformity with Other City Council Policies
5
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Community and Economic Development Committee
February 18, 2015
Page 4
• Potential to Provide Public Benefit
General Plan Goals and Policies
Goals and policies from the General Plan most pertinent to this project include:
Land Use Element
• Attain a balanced city growth pattern which includes a full mix of land uses. New
development shall be orderly with respect to location, timing, and density,
consistent with the provision of local public services and facilities, and compatible
with the overall suburban rural community character.
• Provide a variety of housing types and opportunities for all economic segments of
the community. A mix of residential densities shall be provided which
accommodate the housing needs of all members of the community. Residential
projects shall include variation of product types, lot sizes, and designs where
feasible. Where feasible, inclusionary zoning shall be used to require that a
percentage of new units are affordable to very low to moderate income
households.
• Develop new residential housing, which is compatible with the character of
existing neighborhoods and minimizes land use incompatibility. Infill development
in existing residential neighborhoods shall be compatible with the scale and
character of the surrounding neighborhood.
• Provide for new commercial development which is compatible with surrounding
land uses.
• New commercial and industrial uses which will generate long-term employment
opportunities and diversify the community's employment base shall be
encouraged.
• Establish land uses and development intensities which are compatible with
scenic and natural resources and which encourage environmental preservation.
• Enhance the physical and visual image of the community. New development
shall be compatible with the scale and visual character of the surrounding
neighborhood.
Housing Element
On January 15, 2014, the City Council adopted a resolution approving the adoption of
the 2014-2021 Housing Element Update. The Update described the City's housing
needs, resources, and constraints, and adopted a Housing Plan which sets forth the
City's goals, policies, programs, and quantified objectives to address the identified
housing needs in Moorpark from 2014 to 2021. Goals from the Housing Element
Update most pertinent to this project include:
• Provide residential sites through land use, zoning and specific plan designations
to provide a range of housing opportunities.
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S.\Community Development\DEV PMTS\G P A\Pre-Screening\2014\2014-01-Moorpark MA150216 CEDC Report docx
Community and Economic Development Committee
February 18, 2015
Page 5
• Expand and protect housing opportunities for lower income households and
special needs groups.
Noise Element
• Protect the public from adverse noise impacts. Incorporate noise considerations
into planning decisions to prevent or minimize future land-use incompatibilities.
Limit the impact of nuisance noise sources upon residential areas. Residential
buildings should be located and oriented to minimize or eliminate a noise
problem for a site adjacent to a highway.
Circulation Element
• New development projects shall mitigate off-site traffic impacts to the maximum
extent feasible.
ANALYSIS
As part of the City's Council's authorization for the filing of a General Plan Amendment
application for the Grand Moorpark project (General Plan Amendment Pre-Screening
No. 2013-01), a $20,000.00 contribution was required for the City to update its
commercial demand study, last prepared in 2004. This study is expected to cost
approximately $40,000.00. The City's Economic Development and Housing Manager is
currently finalizing a scope of work for the study and should be soliciting proposals in
the near future. Like the Grand Moorpark project, this project proposes the conversion
of land planned and zoned for commercial uses to be re-designated for residential uses.
Therefore, staff is recommending that the filing of an application for this project also be
subject to a $20,000.00 contribution to the commercial demand study, which would
provide information that could be used to determine whether or not this property should
be re-zoned for residential purposes, considering the City's future growth.
As previously noted, the Settlement Agreement for the property at 4875 Spring Road
requires a development agreement to be processed concurrently with the applications
for a General Plan Amendment, Zone Change, Residential Planned Development
Permit, Tentative Tract Map, and any other necessary entitlements.
PROCESSING TIME LIMITS
Time limits have been established for the processing of development projects under the
Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the
Subdivision Map Act (Government Code Title 7, Division 2), and the California
Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13,
and California Code of Regulations, Title 14, Chapter 3). Since this project proposal
requires consideration of a General Plan Amendment, which is a legislative matter, it is
not subject to processing time limits under the Permit Streamlining Act. None of the
other time limits are applicable to this pre-screening application.
ENVIRONMENTAL DETERMINATION
A GPA Pre-Screening application does not involve any approval action and is therefore
not subject to environmental review. Should the City Council allow the filing of a GPA 7
S'1Community DevelopmentDEV PMTSIG P A%Pre-Screeningt201412014-01-Moorpark RV1150218 GEOC Report doer
Community and Economic Development Committee
February 18, 2015
Page 6
application on this project, an initial study will be prepared to determine the proper
environmental documentation or further studies.
STAFF RECOMMENDATION
It is recommended that the Community and Economic Development Committee
recommend that the City Council authorize the filing of a General Plan Amendment
application for this project, subject to a Development Agreement and a contribution of
$20,000.00 towards a commercial demand study, and that all other necessary
entitlement applications be submitted concurrently.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph of Project Site
3. Conceptual Site Plan Scheme 1
4. Conceptual Site Plan Scheme 2
8
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RESOLUTION NO. 2015-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, AUTHORIZING THE
ACCEPTANCE OF A GENERAL PLAN AMENDMENT
APPLICATION FOR REVIEW CONSISTENT WITH
GENERAL PLAN AMENDMENT PRE-SCREENING NO.
2014-01; A REQUEST FOR A GENERAL PLAN
AMENDMENT PRE-SCREENING TO ALLOW A GENERAL
PLAN AMENDMENT APPLICATION TO BE FILED TO
CHANGE THE LAND USE DESIGNATION FROM
GENERAL COMMERCIAL (C-2) TO VERY HIGH
RESIDENTIAL DENSITY (VH) FOR CONSTRUCTION OF
APPROXIMATELY 90 TOWNHOMES ON 7.8 ACRES AT
4875 SPRING ROAD AND 384 LOS ANGELES AVENUE,
ON THE APPLICATION OF MIKE ASHLEY AND DON
DUNCAN
WHEREAS, Section 17.44.050(C) of the Moorpark Municipal Code requires the
pre-screening of General Plan Amendment applications requested by property owners
before an application can be accepted for review; and
WHEREAS, Resolution No. 2013-3242 establishes the process for the review of
General Plan Amendment Pre-Screening applications; and
WHEREAS, on October 28, 2014, Mike Ashley and Don Duncan submitted an
application for General Plan Amendment Pre-Screening No. 2014-01, requesting a
change in the land use designation on 7.8 acres at 4875 Spring Road and 384 Los
Angeles Avenue from General Commercial (C-2) to Very High Residential Density (VH)
for the construction of approximately 90 attached townhouse units; and
WHEREAS on February 18, 2015, the Community and Economic Development
Committee reviewed General Plan Amendment Pre-Screening No. 2014-01 and
recommended that the City Council allow the acceptance for review of a General Plan
Amendment application for this proposal; and
WHEREAS, at a duly noticed public hearing held on April 15, 2015, the City
Council considered the agenda report and any supplements thereto and written public
comments; opened the public hearing and took and considered public testimony both
for and against the proposal; closed the public hearing and reached a decision on this
matter; and
WHEREAS, the Community Development Director has determined that action on
a General Plan Amendment Pre-Screening application is not a project approval subject
to the California Environmental Quality Act of 1970, as amended.
CC ATTACHMENT 2 13
Resolution No. 2015-
Page 2
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council
concurs with the determination of the Community Development Director that action on a
General Plan Amendment Pre-Screening application is not a project approval subject to
the California Environmental Quality Act of 1970, as amended, in that it only allows for
the filing of an application for a General Plan Amendment, which is subject to review
and action by the Planning Commission and City Council.
SECTION 2. AUTHORIZATION TO ACCEPT APPLICATION: Staff is hereby
authorized to accept for review a General Plan Amendment application consistent with
General Plan Amendment Pre-Screening No. 2014-01, provided that all other necessary
entitlement applications and deposits for the proposed development project, including
an application for a development agreement, and $20,000.00 to partially fund a City-
managed Commercial Demand Study, are filed concurrently.
SECTION 3. The City Clerk shall certify to the adoption of this resolution and
shall cause a certified resolution to be filed in the book of original resolutions.
PASSED AND ADOPTED this 15th day of April, 2015.
Janice S. Parvin, Mayor
ATTEST:
Maureen Benson, City Clerk
14