HomeMy WebLinkAboutAGENDA REPORT 2015 0520 CCSA REG ITEM 08A ITEM 8.A.
CITU OF MOORPARK,CALIFORNIA
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MOORPARK CITY COUNCILBY ' 7O''s�
AGENDA REPORT (0), "``'
TO: Honorable City Council
FROM: Joseph Fiss, Planning Manager
DATE: May 14, 2015 (CC Meeting of 5/2 5)
SUBJECT: Consider a Resolution Authorizing the Acceptance of a General Plan
Amendment Application for Review Consistent with General Plan
Amendment Pre-Screening No. 2014-02, a Request to Allow a
General Plan Amendment Application'to be Filed to Change the Land
Use Designation from Freeway/Right of Way to Light Industrial (I-1)
Adjacent to 14501 Princeton Avenue, on the Application of Sunbelt
Enterprises LLC.
BACKGROUND/DISCUSSION
On March 18, 2015 (at a meeting continued from February 18, 2015), the Community
and Economic Development Committee (CEDC) (Councilmembers Mikos and Pollock)
considered General Plan Amendment Pre-Screening No. 2014-02; a request for a
General Plan Amendment Pre-Screening 2014-02, to allow a General Plan Amendment
Application to be filed to change the land use designation from Freeway/Right of Way to
Light Industrial (I-1) adjacent to 14501 Princeton Avenue, on the application of Sunbelt
Enterprises LLC. A copy of the Committee agenda report with analysis of this proposal
is attached. The Committee recommended that the City Council allow the filing of a
General Plan Amendment application on this project, provided that a development
agreement and specific plan application is included as part of the project proposal.
It had been noticed that landscaping within the parking lot was substandard. This
deficiency included trees missing from some of the planter areas, and dead spots in
others. Additionally, vines adjacent to a retaining wall had either died, or never grown
in. The applicant was notified of this deficiency, and subsequently corrected it. An
adjacent portion of Caltrans right-of-way at the SR-118 eastbound off-ramp at Princeton
Avenue is not landscaped and has become a nuisance location for trash accumulation
and weed growth. A landscape and maintenance agreement does not exist between
the applicant and Caltrans for maintenance of this adjacent off-ramp landscaping, nor
1
Honorable City Council
May 20, 2015
Page 2
was one required as part of any past development permits on the project site. This
issue would be addressed through the review process of any future development plan.
On August 11, 2000, the Community Development Director approved Permit
Adjustment No. 2000-07 (No. 1 to DP 318) to allow a parking lot addition at this location.
A condition of approval of this permit was that the applicant grant to the City an
easement to allow installation and maintenance of a City entry monument sign on the
northeast corner of the site, adjacent to the Princeton Avenue right-of-way. The
easement was granted, and a sign was installed in 2009 as part of the City's entry sign
program. The entry sign is currently maintained by the City.
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. March 18, 2015, Community and Economic Development Committee Agenda
Report (with attachments)
2. Draft Resolution
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ITEM: 4A.
COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Community and Economic Development Committee
(Councilmember Mikos and Councilmember Pollock)
FROM: David A. Bobardt, Community Development D 11 •r
Prepared by: Joseph Fiss, Planning Manager
1.\1
DATE: March 10, 2015 (C&EDC Meeting of 3/18/21 5, Continued from
2/18/15)
SUBJECT: Consider General Plan Amendment Pre-Screening 2014-02, a request
to allow a General Plan Amendment Application to be filed to Change
the Land Use Designation from Freeway/Right of Way to Light
Industrial (I-1) Adjacent to 14501 Princeton Avenue, on the
Application of Sunbelt Enterprises LLC.
DISCUSSION
This application was originally scheduled for Community and Economic Development
Committee review on February 18, 2015. Due to an error in the location of the public
notice sign, the item was continued to March 18, 2015. The public notice sign has since
been relocated to the proper location, and courtesy public notices were sent to property
owners within a 1,000 foot radius from the properties for which a General Plan
Amendment Pre-Screening approval is requested. The February 18, 2015 CEDC
Report is included as an attachment.
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 and that a Specific Plan for the project vicinity and Development Agreement
for the vacant hilltop parcel be required.
Attachment:
1. February 18, 2015 CEDC Report
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TEM 4g
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?j
Prepared by: Joseph Fiss, Planning Manager
DATE: January 26, 2015 (C&EDC Meeting of 2/18/2015)
SUBJECT: Consider General Plan Amendment Pre-screening 2014-02, a request
to allow a General Plan Amendment Application to be Filed to
Change the Land Use Designation from Freeway/Right of Way to
Light Industrial (I-1) Adjacent to 14501 Princeton Avenue, on the
Application of Sunbelt Enterprises LLC.
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, Sunbelt Enterprises LLC filed a General Plan Amendment Pre-
Screening application seeking authorization to file a General Plan Amendment
application to allow a General Plan Amendment application to be filed to change the
land use designation from Freeway/Right of Way to I-1 (Light Industrial) to allow for a lot
line adjustment on their campus so that individual buildings would be on their own lots
and one large vacant lot would be created for future development.
CEDC ATTACHMENT 1 4
Community and Economic Development Committee
February 18, 2015
Page 2
DISCUSSION
Project Setting
The overall project site consists of three large industrial buildings on a 36-acre site. The
site has been graded as two distinct pads, with the lower pad developed with the
aforementioned buildings and the upper pad remaining undeveloped. Access to the
parking lots is from three driveways on Princeton Avenue. The parking lot is
landscaped, whereas the slopes leading to the upper lot are largely natural vegetation.
In 2000, Kavlico filed several applications to add parking, landscaping and lighting
within two small remainder lots adjacent to the 118 freeway that they acquired from
Caltrans. These two lots are the lots for which Sunbelt Enterprises now wishes to file a
General Plan Amendment application so that they would have the same land use
designation as the rest of the project site.
Previous Applications
Resolution No. 85-249 was adopted on November 4, 1985 for Development Plan DP-
318 and LDM-5 on the project site on the application of Fred Kavli (Kavlico
Corporation). The permit allowed the construction of a 130,288 square foot industrial
building and division of an existing 55.9 acre parcel into two lots. Much of the site was
dedicated for the SR 118/23 interchange as part of the lot split map.
Resolution No. 93-914 was adopted on February 9, 1993, approving Major Modification
No. 1 to Development Plan No. 318, on the application of Fred Kavli. The permit
allowed a 91,549 square foot building.
Resolution No. 97-1412 was approved on December 17, 1997, approving Industrial
Planned Development Permit No. 97-3 on the application of Sunbelt Properties (Fred
Kavli). The permit allowed a one-story 42,146 square foot industrial building on the
project site.
On October 31, 2013, Kavlico submitted Pre-Application 2013-04 for a development
concept for five (5), two-story medical office buildings on a nine (9) acre site as a
separate lot. On November 12, 2013 the Moorpark Development Review Committee,
comprised of City staff and staff from other agencies involved in development review,
met to discuss this Pre-Application and determined that a General Plan Amendment
would be required on the two remnant freeway properties to develop the site as findings
of General Plan consistency are required whether the 9-acre development lot is created
through a lot line adjustment or through a parcel map.
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Community and Economic Development Committee
February 18, 2015
Page 3
General Plan Land Use Designation
The Light Industrial land use designation requested for the remainder parcels is a
designation intended for light industrial uses including light industrial service, technical
research, and business offices in a business park context.
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
M-1
Kavlico I-1 (Industrial Park), Light Industrial,
Site (Light Industrial) RE-lac (Rural Vacant
Exclusive 1-Acre)
9
Parcels
in FRWY-R/W (Industrial Park) Parkin
Question
SR-118
North FRWY-R/W n/a Freeway
Interchange
RE-lac (Rural Undeveloped
I-1 Remnant Parcels for
(Light Industrial), M Exclusive 1-acre) Princeton Avenue
South (Residential Medium and R-1-6 Widening Project,
Density) (Single Family Single Family
Residential) Residential
East I-1 M-1 Retail Motorcycle
(Light Industrial) (Industrial Park) Dealership, Offices
West FRWY-R/W n/a SR-118 Freeway
General Plan Goals and Policies
Goals and policies from the General Plan most pertinent to this proposal include:
Land Use Element
Goal: Attain a balanced city growth pattern which includes a full mix of land uses.
e New development and redevelopment shall be coordinated so that the existing
and planned capacity of public facilities and services shall not be adversely
affected.
Goal: Encourage a diversity of industrial uses which are located and designed in a
compatible manner with surrounding land uses.
o New industrial development should be located adjacent to existing industrial uses
and along major transportation corridors.
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Community and Economic Development Committee
February 18, 2015
Page 4
• Industrial uses shall incorporate design features, such as screen walls,
landscaping and setbacks, and include height and lighting restrictions, so as to
minimize adverse impacts on adjacent uses and enhance the visual
characteristics of the area.
• Industries which are considered to have limited emissions and which meet local,
regional, and state air and water pollution control goals and standards should be
encouraged to locate within the City.
Goal: Achieve a well-balanced and diversified economy within the City which provides
a variety of economic and employment opportunities.
• A balance job/housing ratio should be encouraged.
• New commercial and industrial uses which will generate long-term employment
opportunities and diversify the community's employment base shall be
encouraged.
Goal: Enhance the physical and visual image of the community.
• New development shall be compatible with the scale and visual character of the
surrounding neighborhood.
Circulation Element
Goal: Provide a circulation system which supports existing, approved and planned land
uses throughout the City while maintaining a desired level of service on all streets and
at all intersections.
• Level of service "C" shall be the system performance objective for traffic volumes
on the circulation system. For roadways and interchanges already operating at
less than level of service "C", the system performance objective shall be to
maintain or improve the current level of service.
• New development projects shall mitigate off-site traffic impacts to the maximum
extent feasible.
• Adequate off-street parking shall be provided for new construction.
Goal: Provide a citywide system of safe, efficient and attractive bicycle and pedestrian
routes for commuter, school, and recreational use.
• New development and redevelopment projects shall be required to include safe,
separate, and convenient paths for bicycles and pedestrians so as to encourage
these alternate forms of non-polluting transportation.
• Proposed residential, commercial, and industrial developments shall be required
to include bikeways in their street improvement plans, consistent with the
Circulation Element Bikeway Network Plan, and to construct the bicycle paths, or
lanes, or routes as a condition of project approval.
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Community and Economic Development Committee
February 18, 2015
Page 5
ANALYSIS
General Plan Amendment 85-3 was approved by the City Council on November 4, 1985
to allow the ultimate development of the site as described above. In 2000, Kavlico filed
several applications to add parking, landscaping and lighting within two remainder lots
adjacent to the 118 freeway that they acquired from Caltrans. . Upon the applicant's
recent request for a Lot Line Adjustment, staff researched the appropriate maps and
found that the designation of these lots is FRWY-R/W (Freeway Right-of-Way), which
does not allow parking or industrial use. Newly created parcels must be consistent with
the General Plan. The proposed General Plan Amendment would correct this situation.
Additionally, the property owner owns a single 0.30 acre lot that fronts on Princeton
Avenue. This lot is zoned RE-1ac, but has a General Plan Designation of I-1 Light
Industrial. In order to create a developable lot on the western side of the site (the
"hilltop"), a driveway would need to be built on this lot for vehicular access, either
primary or secondary, depending on how the site is developed. Commercial driveways
are not allowed in the residential zones. A Zone Change would be required for this to
occur.
In order to preclude piecemeal planning of this area and to ensure potential circulation
issues from the development of the vacant hilltop property are properly addressed, staff
is recommending that the CEDC recommend to the City Council that a a Specific Plan
be prepared to be considered concurrently with the General Plan Amendment, Zone
Change, and Development Agreement. Staff would determine the boundaries of such a
Specific Plan, as it would be appropriate to include surrounding properties, and the
Princeton Avenue streetscape.
The buildings already developed and their parking facilities are in an appropriate
location for industrial uses as they are bounded by freeway right-of-way on the north
and west, and industrial uses on the east. . In order to achieve consistency with the
General Plan and provide certainty to both the City and developer on public
improvements associated with this project, a development agreement should be
required as part of any consideration of a General Plan Amendment and other
entitlement applications for this project.
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.
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Community and Economic Development Committee
February 18, 2015
Page 6
ENVIRONMENTAL DETERMINATION
A pre-screening application does not involve approval action and is therefore not
subject to environmental review. Should the City Council allow the filing of a General
Plan Amendment 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 and that a Specific Plan for the project vicinity and Development Agreement
for the vacant hilltop parcel be required.
Attachment:
1. Location Map
2. Aerial Photograph
3. Conceptual Site Plan
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CEDC ATTACHMENT 3 - " 12
RESOLUTION NO.
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.
2014-02; 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
FREEWAY/RIGHT OF WAY TO LIGHT INDUSTRIAL (I-1)
ADJACENT TO 14501 PRINCETON AVENUE, ON THE
APPLICATION OF SUNBELT ENTERPRISES LLC.
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, Sunbelt Enterprises LLC submitted an
application for General Plan Amendment Pre-Screening No. 2014-02, requesting a
change in the land use designation from Freeway/Right of Way to Light Industrial (I-1)
Adjacent to 14501 Princeton Avenue.; and
WHEREAS on March 18, 2015 (at a meeting continued from February 18, 2015),
the Community and Economic Development Committee reviewed General Plan
Amendment Pre-Screening No. 2014-02 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 May 20, 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. 2014-02, provided that all other necessary
entitlement applications and deposits for the proposed development project, including
an application for a development agreement, and specific plan, 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 20th day of May, 2015.
Janice S. Parvin, Mayor
ATTEST:
Maureen Benson, City Clerk
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