HomeMy WebLinkAboutAGENDA REPORT 1991 1002 CC REG ITEM 09Bof
BY
SARK, CALfFORNIA
P PPK �a, Council MeefiM ITEM
P
F� 9i 42__� '�, OOAPAAK
U .� i
i -._ -
r GAL
1 tgwrk Avenue Mr orpark, California 9302(P;N,Cog8M 64
g L 4' lsf of 9
v -- 199z
ACTIO If
M E M O R. ._ A _ N D U M
- -. —_
tN:
TO: THE HONORABLE CITY COIJNC 1,
FROM: Patrick J. Richards, Dir +,ctor of Community Development
DATE: September 6, 1991 (City ouricil Meeting of 9- 18 -91)
SUBJECT: RESIDENTIAL DEVELOPMENT MANAGEMENT SYSTEM 1991, THE
WESTLAND COMPANY (DA 91 -�
Background-
The City's Residential Development Management System was adopted by
Resolution No. 87 -421 (see Attachment No. 1) and amended by
Resolution No. 88 -522 ( see Attachment No. 2 ) . Based upon the City's
Growth Management Ordinance, a total of 270 allocations are
available each year for the years )f 1989 through 1994. Since no
applications for development allotments were received in 1989 and
1990, there is currently a surplus (A' 540 allocations available for
those years as well as 270 allocations available for the current
(1991) year.
The attached resolutions contain }valuation
Section 9 ) to be used in determining the el.igib
receive development allocations by weighing
negative aspects and ranking them accordingly,
the better projects should receivk> a higher
percentage of the allotments requeF t,ed.
Discussion:
criteria (refer to
ility of projects to
their positive and
Under this system,
rank and a higher
The one application filed this year (DA 91 -1) was for 18
Development Allotments. Development. Allotment application No. DA-
91-2 is a request for 291 surpius allotments to allow the
development of Tract No. 4726 and 4738 (The Westland Company
Project). The surplus allotments requested are from the years of
1987 and 1988. Tentative Tract Map No.(s) 4726 and 4738 were
approved by the City Council on Aliq;si 7, 1991,
Resolution 87 -422 and 88 -522 do zot specifically outline the
procedures for allocation of surplus Development Allocations. In
1989, Griffin homes submitted a Dev( >].opment Allotment application
PAUL W LAWRASON JH BERNARDO M PERIZ SCOTT I "i HOY I TALLER .= JOHN E WOZNIAK
Mayor Mayor Pro Tern C.ou r 11 Cour -,llmem� <_
Councilmember
Residential Development Management System 1991 (DA -91 -2)
September 6, 1991
Page 2
requesting 134 units of the surplus Development Allocations for the
years of 1987 and 1988. The Council approved issuing surplus
Development Allocations to Griffin homes in return for a First Time
Home Buyer Program. The Affordable Housing Agreement for the
Westland Company project requires the City to schedule a public
hearing before the City Council to consider granting surplus
Development Allocations for all 29 project units.
The Westland Company development project consists of three separate
but related Residential Planned Developments. There are specific
design details available on quality of design in relation to the
exterior appearance of the buildings and landscaping for the
Residential Planned Developments (H.PD's 90- 2,3,4). Resolution No.
87 -421 requires that a project that does not receive a minimum of
70 percent of the points under Section 9.B shall be eliminated from
consideration. Based on this Strplus Development Allocation
application dated August 21, 1991, ,staff has assigned a total of 96
points for Section 9.B which is VA percent: of the total points
available (see Exhibit 1).
Part A - Availability of Public Facilities and Services (65 total
points are available.)
1. Water Service Efficiency and I-mpact (10 points available):
The project consists of 291 units iii .an existing pressure zone that
has adequate storage capacity.. The developer will connect to
existing water lines in Los Angeles Avenue. No community
improvements are proposed. Regardless of the current state of
supply /demand relationship the project site will be required to
incorporate, into the project design, details to ensure water
conservation.
2. Waste Water Service Impact (10 points available):
The Environmental Impact Report (EIR) identifies that no
significant sewer infrastructure components are expected to result
from approval of the project. Furthermore, it has been determined
that sewer effluent from the Westland project can be accommodated
without adversely affecting plant capacity as long as connection
and processing of effluent does not occur prior to March 1991.
Waste water services can be provided to the project but will
require the replacement, encasement., or protection of the existing
27 " (inch) sanitary sewer line Located in the north bank of the
Arroyo Simi. No community improvement-s proposed.
�5
Residential Development Management System 1991 (DA -91 -2)
September 6, 1991
Page 3
3. Storm Water Drainage (10 points available):
Conditions of project approval will adequately reduce the
possibility for water flow onto adjacent arterials. On and off -site
improvements, identified by the City Engineer, will mitigate any
storm drainage problems encountered as a result of this project.
Conditions of approval will ensure that no increased peak runoff
will result. No net capital contributions by other agencies are
required.
4. Fire Protection (10 points available):
Staff determined that from the mid -point of the project site, the
property can be serviced by two fire stations. These fire stations
are: 4185 Cedar Spring (1.51 miles away from the project site) and
782 Moorpark Avenue (1.23 miles away from the project site).
5. School Impact (10 points avai.)_able):
Given the present capacity of all elementary schools in the City,
the Moorpark Unified School District did identify that the project
would significantly increase elementary school enrollment within
the Moorpark Unified School District. (Environmental Impact Report).
However, a new elementary school located in the project vicinity,
Arroyo West which will be open for classes on Tuesday September 3,
1991, will help mitigate any possible classroom overcrowding and
unusual scheduling. Furthermore,, payment of adopted fees to the
Moorpark Unified School Distract will properly mitigate any
Possible overcrowding of school. fa( ilit:i.es.
6. Street Traffic Impact (10 points available):
The project will pay all traffic miYigation (Area of Contribution)
fees and will provide all street improvements normally required by
the City. The proposed development is providing extensive traffic
improvements both on and off -site through contributions of funds
and improvements, like signalization and street widening as deemed
necessary to approve the development.
7. Project Seniority (10 points rvailable per year):
Not applicable
8. Community Improvements (5 points available):
The applicant has been conditioned i-o provide off -site (as well as
on -site) flood control and drainag: improvements.
arm
Residential Development Management System 1991 (DA -91 -2)
September 6, 1991
Page 4
Part B - Quality of Design and Contribution of Public Welfare and
Amenity (110 total points are available):
1. Design Quality - Buildings (10 points available):
Sample elevations and information on height, interior features, and
privacy have been provided. Specific conditions of project approval
afford the Department of Community Development stringent design
regulations and authority.
2. Open Space and Landscaping (10 points available):
The project provides excellent landscaping as defined in Resolution
No. 87 -421. Specific landscaping requirements have been
incorporated into the project through conditions of approval of the
Tract Maps and RPD Permits.
3. Design Quality - Site and Parking (10 points available):
Setbacks will be consistent with zone requirements. Condition No.
14i. for Tentative Tract No. 4738 states that parking areas shall
be screened from view through the use of landscaping and 3 -foot
tall berms and /or a low wall. The project is designed as to
minimize negative impacts on surrounding uses; all utilities are
required to be installed underground. The project meets fire
department standards; garages will be consistent with zone
requirements; and adequate intersection sight distance within the
project will be ensured through required deed restrictions.
4. Provisions of Useable Open Space (10 point available):
The project does provide areas of public open space as evidenced in
the five active and passive recreation areas on the project site.
The project will comply with stoning requirements in regard to
setbacks, which does allow for private open space on each lot.
Greenbelt areas will also afford' the visitor or resident areas of
passive recreation - otherwise seei a: useable open space.
5. Deleterious Impact on Trees. ('w paints available):
According to the EIR, within the entire property site nearly all
native vegetation has been removed and replaced with cultivated
crops, greenhouse sheds, and ornamental plantings. Some native
vegetation exists along the western perimeter of the subject
property but these few plants are c:)f almost no biological
significance to local animals. The biological insignificance of the
subject parcel is derived from it:;istor i_< use as ar agricultural
5
Residential Development Management system L991 (DA -91 -2)
September 6, 1991
Page 5
field and poultry farm, its proximity to developed areas
surrounding the project, and the deqraded condition of the Arroyo
Simi.
Prior to issuance of the Zoning Clearance, a more detailed
landscaping plan is required to be approved by the Director of
Community Development for the proje-t
The project is conditioned to provide a riparian woodland planting
program. The planting program will be designed to provide a nearly
continuous canopy of local riparian woodland trees along the Arroyo
margin within the project limits.
6. Provision of Water Conservation Features (10 points
available):
The project is required to include ultra -low water consumption
plumbing fixtures consistent with City Ordinance No. 132 (see
Attachment No. 3). Exterior landscaping shall include automatic
sprinkler controls and drip irrigation systems, wherever feasible.
Landscape species are required to be drought tolerant. Adequate
room shall be planned in utility right -of -ways for installation of
reclaimed water pipelines to servicE� open space landscaped areas,
streetscape landscaping, and open space residential greenbelts.
Kitchen cabinets shall be configured to enable installation of low
water demand conserving dishwashers and washing machines.
7. Provision of Energy Conservation Features (10 points
available):
Thus far, no solar energy systems ax -e required or proposed in the
residential units. The project is conditioned so that the CC &R's
shall include a requirement fora -he following energy saving
devices:
* Stoves, ovens, and range:, when gas fueled, shall not
have continuous burning p Lc >t Lights.
* All thermostats connecteo to the main space heating
source shall have night sF -aback features
* Shower controllers (which 9mit, a maximum of 2.5 /gallons
of water per minute).
* Kitchen ventilation systems shall. have automatic dampers
to ensure closure when no, i r us(,.
* All hot water lines shat]. )e i.nSUlated.
Residential Development Management System 1991 (DA -91 -2)
September 6, 1991
Page 6
* Solar panels for heating any swimming pool(s) constructed
within the development shall be subject to the approval
of the Director of Community Development
8. Bicycle and Foot Paths, Equestrian Trails, Facilities and
Greenbelts (10 points available):
Bicycle and foot paths, greenbelts and recreational facilities will
be provided on site. The project has been conditioned to provide
pedestrian walkways that shall be designed to provide an
aesthetically pleasing streetscape appearance throughout the whole
project site; all pedestrian walkway plans shall be subject to the
Director of Community Development design approval; sidewalks along
the Los Angeles Avenue property frortage will be provided.
Greenbelts throughout the project si�_e and five recreational areas
will afford the visitor or resident recreational alternatives. In
terms of bicycle access, surrounding arterials will either have a
Class II bicycle designation (stripping and a 41 lane) or Class III
bicycle designation (signage but no stripping) . A Class I bike path
(an area specially designated, by urbing, for biking only) is
provided along the Arroyo Simi.
No equestrian trails will be constru._:ted on the project site.
9. Site and Architectural Des.a_gn Quality - Topographic
Consideration (10 points available):.
The project site does not require grading of 20 percent and greater
slopes. To develop the proposed 291 units on the 35.4 acre site
grading will consist of cut and fi l to construct building pad
elevations. Additionally, grading wil'..;)ccur to establish necessary
drainage patterns.
10. Impact to Archaeological Sites r5 points available):
The project will have no impact m any known archaeological
resources.
11. Affordable Housing (10 points available):
The project will provide 10 moderate income single family detached
units (125% or less of the area median income) and 90 moderate
income (110% or less of area median income) multi - family attached
townhouse units. The remainder of t.rie units will be market rate
single family (106) and multi - family (85) units. Based on the
matrix contained in Resolution Nci. 87 -4211 the project is not
eligible to receive points for af fc r dab t(_, lii )using.
Residential Development Management System 1991 (DA -91 -2)
September 6, 1991
Page 7
12. Absence of Deleterious Impact on the Physical and /or Aesthetic
Environment (10 point available):
The project creates environmental impacts which are mitigated at no
expense to any public agency and is compatible with the adjacent
land uses. The project will result in cumulative air quality and
traffic impacts which are not fully mitigatable. The Environmental
Impact Report (EIR) states that, at present, the proposed
development has little significance to the City of Moorpark as an
open space, passive recreational area and no adverse effects would
result from conversion of the agricultural and industrial
facilities on the property to residential. uses.
View sheds from the project site are not significantly harmed or
altered as a result of this proposed project. Off -site view
corridors from Los Angeles Avenue, Maureen Lane, Goldman Avenue,
and Shasta Avenue and terraces along the Arroyo Simi south of the
project site are judged to be insignificant, provided that
necessary mitigation measures are adopted...
13. Needed Public Facilities (10 points available):
The project is conditioned to provide a school bus turn -out on the
south side of Los Angeles Avenue. The project will provide for the
street widening of Los Angeles Avenue between Liberty Bell Road and
Belltramo Road and contribute funds for intersection improvements
along Los Angeles Avenue and Spring Road.
Recommendation:
1. Evaluate the attached application (see Exhibit 2) for DA -91 -2
and staff's tentative point rating recommendations, and make
a determination on point assignment consistent with
Resolutions 87 -421 and 88 -522.
2. If concurrence is made with staff's point ranking sign the
attached resolution of approval (see Exhibit 3) requested for
291 surplus Development Allocations for DA -91 -2 (The Westland
Company).
Exhibits:
1. Staff's Draft RDMS Evaluation k "orm for DA -91 -2
2. DA -91 -2 Application Materials from 8 -21 -91
3. Resolution No. ', (grantim approval of DA -91 -2)
Attachments:
1. Resolution 87 -421
2. Resolution 88 -522
3. City Ordinance No. 132