The URL can be used to link to this page

Home My WebLink AboutAGENDA REPORT 1992 0916 CC REG ITEM 11FMOORPARK—- 799 Moorpark Avenue Moorpark, California 9002 . Fe- CgarEO �` ACTION., Ti M E M O R A N D U M gy TO: The Honorable City Council �ST FROM: William Phelps, Director of Community Development DATE: September 11, 1992 (CC Meeting of 9- 16 -92) p SUBJECT: REQUEST BY ABE GUNY FOR THE CITY TO INITIATE A GENERAL PLAN AMENDMENT FOR HIS 42 -ACRE PROPERTY LOCATED WEST OF WALNUT CANYON ROAD AND NORTH OF CASEY ROAD Background The attached letter from Abe Guny requests the City Council to direct staff to process a General Plan Amendment for his 42 -acre property, currently designated Rural Low (1 dwelling unit /5 Acres Maximum), and located west of Walnut Canyon Road and north of Casey Road (refer to attached map). Mr. Guny had requested during the General Plan Update process that his property be given consideration for a General Plan Amendment. The Council recommended that Mr. Guny wait until after the Update was completed to request consideration of a General Plan Amendment. On September 8, 1992, the Community Development Committee reviewed Mr. Guny's General Plan Amendment request. The Committee's recommendations are discussed below. Discussion Mr. Guny's request is for a land use designation which would allow a total of 68 dwelling units on his property, versus approximately 8 with his current Rural Low designation. The General Plan designations for adjacent properties are as follows: North - Rural Low (5 Acre /dwelling unit), South - Medium Residential (4 dwelling units /acre maximum) , East - Medium Residential, and West - Specific Plan No. 1 (285 acres, 415 -620 dwelling units). The Community Developmer consideration of a Genera] property. However, both enough information has b determination regarding t] Our initial impression is exhibit (a total of 68 dwi grading of hillside areas. environmental studies have the property's constraints Lt Committee and staff can support Plan Amendment for Mr. Guny's 42 -acre the Committee and staff feel that not Ben provided by Mr. Guny to allow a ie density which should be considered. that the density shown on Mr. Guny's )lling units) could require significant Also, since preliminary engineering and not been completed for the project site, are not fully known. PAUL W. LAWRASON JR. JOHN E. WOZNIAK SCOTT MONTGOMERY BERNARDO M. PEREZ ROY E. TALLEY JR. Mayor Mayor Pro Tem Councilmember Councilmember Councilmember Printed On Recycled Paper _ The Honorable City Council September 11, 1992 Page 2 There are at least three processing options which would provide greater assurance that the overall density for the property can be increased without significant grading of hillsides or impacts to other sensitive resources. One option is to require Mr. Guny to submit his exact development proposal, including subdivision map(s), preliminary grading plan, and all required environmental and engineering studies. It is staff's understanding that this is not a financially feasible option for Mr. Guny at this time. A second processing option would be to consider accepting an appli::ation for a General Plan Amendment to designate Mr. Guny's property as a specific plan area with a maximum density and a density limit, similar to the process followed in the General Plan Update. Using the same density percentages followed for the other designated specific plan areas, if the density limit is 68 dwelling units, the maximum density would be 46 dwelling units. The exact density determination could be made at the time the Planning Commission and City Council formally review the General Plan Amendment request at a public hearing. .�- Any specific plan prepared for the subject property would need to address hillside grading issues, as well as other environmental constraints of the property. Detailed grading analysis and environmental studies (such as biology and archaeology) would not need to be completed until the time of specific plan preparation. The Land Use Element already contains the following language pertaining to specific plans in Appendix A, Specific Plan Development Requirements: All Land Use Element 'goals and policies shall be applicable to designated specific plan areas. The actual acreage and locations of development within each specific plan will be based on the evaluation criteria the City Council will consider in determining whether a plan is appropriate for the area concerned. Based upon the City's implementation of the Land Use Element Goals and Policies, specific plan areas containing significant constraints may result in reduced development intensity and greater amounts of open space from that proposed on the Land Use Plan. The primary disadvantage of the specific plan option for Mr. Guny's 42 -acre property is the cost of plan preparation in comparison to the number of dwelling units which could probably be accommodated within the plan area. The Honorable City Council September 11, 1992 Page 3 A third option would be to require Mr. Guny to provide a conceptual grading plan and draft subdivision map (or maps), appropriate environmental studies and slope information to allow staff to make an environmental determination regarding the significance of impacts which could result if Mr. Guny's current land use proposal (attached) is approved. The environmental and grading information that staff could determine necessary include an existing topography map, slope analysis map, cut and fill map, proposed grading plan (showing modified contours), soils study, and preliminary drainage analysis. A biological resources analysis would also be preferable, but could possibly be deferred until such time that an application is received for a subdivision map and planned development permit. Staff discussed with the Community Development Committee the various processing options. The Committee's opinion was that Option No. 3 was probably preferable. The Committee did not feel that it would be appropriate for the City to consider changing the designated land use for Mr. Guny's property without knowing whether the density requested could actually be accommodated without significant grading and drainage impacts. Option No. 2, a specific plan designation, was not viewed by the Committee as being feasible for the subject property; although both members of the Committee did indicate that they could support a specific plan designation if it was the preference of the applicant and the rest of the Council. Subsequent to the Committee's meeting on September 8, 1992, staff informed Mr. Guny of the Committee's recommendation and discussed various processing options. He does not agree with the Committee's recommendation regarding Option No. 3, because of the financial cost to complete the necessary studies. Of the three options discussed in this staff report, Mr. Guny prefers a specific plan designation for his property, because it would delay any immediate financial cost for engineering and environmental studies, and is consistent with what the City Council approved for the Levy Company, School District, and Tom Schleve properties which are located in the immediate vicinity of Mr. Guny's 42 -acre property. Staff Recommendation Direct staff as deemed appropriate. Attachment: Letter from Abe Guny dated 7 -6 -92 WP /DST !t / "r'"'•,y Lro - r. yt - .. r '. , � �'`,. r t, i •' r : - .. � t t.1,` '4 = ri:w; * ! t° " f ` Y r t RECEIVED' A in 7. f. ;. {iF �y�,w �'fir 1 ] i tl i ` { _s - as ,, ,.s� Y • , 4t, 7� ] r l 1 - r'{( . -- S Msi's'r }tM1t�.i' 1 .,.':�. ..x i51. }}. d'1 i ,t�.;µ�,`1`y7 ,N }Y 1;.- , +. ti 7 r•i ,< {i A '.rr' 4 id >. Aw1y r!' rjyM1r'•�> July 6, 1992 r , ' JUL 061992 '� t Ms'.' Debbie Traffenstedt a City of Moorpark�i` t r ax ty Planning Department yY' { '.� .'.ti Y.�'- ^,.4{ >�Y . -:. ''. <.:. ' 4 1'S;.s , •+n wi i r r s ;', { J , :.� j i ' j"�'� 'j Dear, x Ms . Traffenstedtr' sX t� i ' L•11 11rr r ,n] a ' f t 7 yW�.N�,� i''.'fi',f,rt 'tea "'r`J� ji'r 2:•3y'lil rf .r.,r� ..,,,'� ;: -.' j,a' ., .. .. .•r• 7 a+�'`r'"Y, I ?respectfully request the city Council to direct staff to, that in .,,ac cordance with previously 'adapted policy,' accept ' "and process my �� q ` � f�`,` }f m application for a General Plan Amendment, concerning the property had discussed with you during the past two years x j;» 3 ';t°,', ,:: •c r 31q, S ' t t� '�''t,�, ,!t s'sli' �� far r 4'� i r.'. > .Y.q.:•: `�+ .,.x rw� -� ' '1'ia f t i3 mot, ..tiYrt.E.�fiy4��:sr�a:�: s 4ni} 7�r"y3i�!N: ,o�� ,174i ar1., It "s a enclosed exhibit outlines. the area to be' considered;' showing `a,,� l roximate` number . of single family . -1 :� ,. conceptual circulation system, app 'ws'z`'`'residences proposed in the various areas,,' and the existing densities« '.1 t is {r„r . :., 1 y.z ,. .:,� ]q:'441 (•1 ?j� around the property rr , 7? iYZkyhkt +rli j it rxs'a "" ...til' � 4 r �9�1'i ji,r 'lY I.� eq, :'• 4•� !. �t ✓'.,•+.�ft < L , Please 'note that a portion of the needed _ "east- west" connector;, through the property was incorporated in the conceptual plan, whicht ' I would offer to the City for a public right of -way. r � I `feel that the proposed density, well below that of the adjacent properties, is reasonable for the site and will make the property feasible zr development of P Y P Thank you for your attention and favorable consideration in this matter. ,. :.s uy:.{,] �•,x > } t You truly, t! • f ` ' Abe , Gun enclosure .. Jr., ayor cc. Mr. Paul W. Lawrason, ,' Mr. Bernardo M. Perez, Councilmember Mr. Scott Montgomery, Councilmember Mr. Roy E. Talley, Jr., Councilmember Mr. John E. Wozniak, Councilmember . Mr. Steven Kueney, City Manager i Mr. William Phelps, Planning Department ..'` Ms. Debbie Traffenstedt, Planning Department 7250 Walnut Canyon Road • Moorpark, California 93021 • (805) 523 -0890 FAX (805) 523 -0278 O Q LU1 U d Vn O _1 <--1 -f Q RJ 0 v 0 Q�v � Q �O co* l.. B. KOVACS, CIVI1 GNGINGIII 790 NOOf1PANk AVf: Nilh. HOOIII�ARK, CA. 93021 629 -7300 PHOPOSED 13 LOI S U60 ACRES PROPOSED EAST - WEST CONNECTOR ROAD PROPOSED 30 LOTS 13.90 ACRES PROPOSED t6 LOTS 8.30 ACRES d ,x V � l - ,,11 CASEY now . QV p 2CNf EVE pQOp[ pVV (3+1 LOTS /ACRE) EXHIBIT FOR PROPOSED GENERAL PLAN AMENDMENT