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MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: David A. Bobardt, Community Development Director
Prepared by: Joseph Fiss, Principal Planner
DATE: May 6, 2013 (CC Meeting of 5/15/2013)
SUBJECT: Consider Resolution Authorizing the Acceptance of a General Plan
Amendment Application for Review Consistent with General Plan
Amendment Pre-Screening No. 2012-01, to Change the Land Use
Designation on 49.52 Acres North of Casey Road and West of Walnut
Canyon Road from Rural Low (RL) to Very High (VH) Density
Residential Planned Development (RPD) on the Application of 1
Moorpark, LLC (c/o Ernie Mansi) to Allow Development of a
Proposed 390-unit Senior Continuing Care Retirement Community
BACKGROUND/DISCUSSION
On March 20, 2013, the Community and Economic Development Committee
(Councilmembers Mikos and Pollock) considered General Plan Amendment (GPA) Pre-
Screening Application No. 2012-01 to change the planned use of 49.52 acres north of
Casey Road and west of Walnut Canyon Road from Rural Low (RL) to Very High (VH)
Density Residential Planned Development (RPD) to allow a proposed 390-unit Senior
Continuing Care Retirement Community. 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 be included as part of the project proposal.
FISCAL IMPACT
Staff and consultant costs related to the processing of the entitlement applications
would be paid for by the developer.
23
Honorable City Council
May 15, 2013
Page 2
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing;
and
2. Adopt Resolution No. 2013- authorizing the acceptance of a General Plan
Amendment application for review.
ATTACHMENTS:
1. March 20, 2013, Community and Economic Development Committee Agenda
Report (with attachments)
2. Draft Resolution
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Reports\130515CC Report.docx 24
ITEM: 4.A.
COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Community and Economic Development Committee
(Councilmember Mikos and Councilmember Pollock)
FROM: David A. Bobardt, Community Development to'W
Prepared by: Joseph Fiss, Principal Planner
DATE: March 13, 2013 (C&EDC Meeting of 3/20/2013)
SUBJECT: Consider General Plan Amendment Pre-Screening No. 2012-01 to
Change the Land Use Designation on 49.52 Acres at the Northwest
corner of Casey Road and Walnut Canyon Road from Rural Low (RL)
to Very High (VH) Density Residential Planned Development (RPD)
on the Application of 1 Moorpark, LLC (c/o Ernie Mansi) to allow a
proposed 390-unit Senior Continuing Care Retirement Community.
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. 2008-2672 establishes the procedures for General Plan Amendment
pre-screening applications. There are two filing periods each year, May 31St and
November 30th. 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 May 30, 2012, 1 Moorpark, LLC (c/o Ernie Mansi) filed an application for a General
Plan Amendment (GPA) Pre-Screening to change the land use designation on 49.52
Acres at the Northwest corner of Casey Road and Walnut Canyon Road from Rural Low
(RL) to Very High (VH) Density Residential Planned Development (RPD), to allow for
the filing of a GPA application along with other entitlement applications for a proposed
390 unit Senior Continuing Care Retirement Community. This application was deemed
complete on December 1, 2012.
CC ATTACHMENT 1 25
Community & Economic Development Committee
March 20, 2013
Page 2
DISCUSSION
Project Setting
The topography of the site is complex. The site consists of several large lots within a
small valley with slopes on the entire northern, eastern and western boundaries. There
are no structures on the site. The site is bounded by The Meridian Hills project on the
north, unimproved property on the west, the Walnut Canyon Road neighborhood on the
east, and the Walnut Canyon School on the south. Attachment 1 to this report shows
an aerial view of the project site and vicinity with current General Plan designations.
Previous Applications
In 2004, a GPA Pre-Screening application was submitted by Centex Homes to allow
residential development of this site. That application was withdrawn by the applicant
due to a desire to move the project in a different direction.
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 390 residential units, consisting of 74 detached
senior living units, 132 assisted living/memory care units, and 184 attached independent
living units. The project includes amenities such as a swimming pool, fitness room,
dining room, and a recreation room/theater. Remaining lot area would include open
space, common areas, trails, and roadways, including the North Hills Parkway.
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
M (Medium Density RE (Rural Exclusive) and
Site Residential) and RL (Rural RE-5AC (Rural Exclusive Undeveloped
Low Density Residential) 5 Acre Minimum)
_.
ML (Medium-Low Density RPD (Residential Vacant Single Family
North Residential) Planned Development) Residential Lots
and OS-1 (Open Space) and OS (Open Space) (Meridian Hills) and
..........__ __ ..............____ .............._-1--1!... ...................1 11 --____................. ............. Open Space
VH (Very High Density RPD (Residential
South Residential and SP-9 Planned Development) School and
(Specific Plan No. 9) and RE (Rural Exclusive) Undeveloped
Remnant
- .. .( ... __._ _( _..___.._ ...._) .... .... 9.. ..... _. _.. ..................
East M Medium Density RE Rural Exclusive Single Family Homes
Residential)
....... .. .. ........ -_..._ .........___ ........... _.__ ..........M (Medium Density Single Family Homes
(Agriculture
Residential) and SP-1 Exclusive)E (Rural Exclusive) and on Casey Road and
West (Specific Plan Area No. 1 — E Undeveloped Hitch
Hitch Ranch) Ex Ranch Property
26
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Community & Economic Development Committee
March 20, 2013
Page 3
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
• 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.
• 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.
27
SACommunity Development\DEV PMTS\G P Aire-Screening12012\01 Mansi-Aldersgate\Agenda Reports\130320 CEDC Report.docx
Community & Economic Development Committee
March 20, 2013
Page 4
Housinq Element
• Provide residential sites through land use, zoning and specific plan designations
to provide a range of housing opportunities.
• 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
• The completion of the ultimate circulation system, through the improvement of
sub-standard roadway segments and intersections and the construction of
missing roadway links and related facilities shall be actively promoted.
• New residential streets should be designed so as to discourage pass-through
trips which do not begin nor end within the residential areas within the City of
Moorpark.
• New development projects shall mitigate off-site traffic impacts to the maximum
extent feasible.
• Roadways in hillside areas shall not have a significant, adverse impact on the
natural contours of the land-, grading for streets shall be minimized; and harsh cut
slopes which may not heal into natural appearing surfaces shall be avoided.
• Multi-use equestrian, bicycle, and pedestrian trails shall be encouraged wherever
feasible.
ANALYSIS
Under the current General Plan and Zoning Designations, this property could be
developed with up to 7 five-acre lots and 44 10,000 square foot lots. Although impacts
would be low, such development would not likely provide substantial public benefit.
This proposed General Plan Amendment, when accompanied by an appropriate
development proposal, could further a number of the General Plan goals and policies
stated above better than the lower density residential use currently planned for the site.
It may, however result in traffic impacts on Casey Road, when combined with Walnut
Canyon School traffic, the proposed Essex Apartments traffic, and the proposed Hitch
Ranch traffic. Traffic impacts would need to be fully analyzed as part of the
environmental review process for this project, if it is to proceed.
28
S:\Community Development\DEV PMTS\G P A\Pre-Screening\2012\01 Mansi-Aldersgate\Agenda Reports\130320 CEDC Report.docx
Community & Economic Development Committee
March 20, 2013
Page 5
In order to ensure that a project involving a General Plan Amendment as proposed for
this site furthers all the General Plan goals, including the provision of affordable
housing, without adverse impacts and provides for predictable, consistent development,
it is recommended that a development agreement be required to be processed
concurrently with the applications for a General Plan Amendment, Specific Plan
Amendment, Zone Change, Subdivision Map, Residential Planned Development Permit,
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
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 Development Agreement be required.
ATTACHMENTS:
1. Aerial Photograph of Project Site
2. Conceptual Site Plan
29
SACommunity Development\DEV PMTS\G P A\Pre-Screening\2012\01 Mansi-Aldersgate\Agenda Reports\130320 CEDC Report.dou
Community & Economic Development Committee
March 20, 2013
Page 6
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30
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RESOLUTION NO. 2013-
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. 2012-01, TO CHANGE THE LAND USE
DESIGNATION ON 49.52 ACRES NORTH OF CASEY ROAD
AND WEST OF WALNUT CANYON ROAD FROM RURAL LOW
(RL) TO VERY HIGH (VH) DENSITY RESIDENTIAL PLANNED
DEVELOPMENT (RPD) ON THE APPLICATION OF 1
MOORPARK, LLC (C/O ERNIE MANSI) TO ALLOW
DEVELOPMENT OF A PROPOSED 390-UNIT SENIOR
CONTINUING CARE RETIREMENT COMMUNITY
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. 2013-3166 establishes the process for the review of
General Plan Amendment Pre-Screening applications; and
WHEREAS, on May 30, 2012, Ernie Mansi, on behalf of 1 Moorpark, LLC,
submitted an application for General Plan Amendment Pre-Screening No. 2012-01,
requesting a change in the land use designation on 49.52 acres at the northwest corner
of Casey Road and Walnut Canyon Road from Rural Low (RL) to Very High (VH)
Density Residential Planned Development (RPD) to allow development of a proposed
390-unit senior continuing care retirement community; and
WHEREAS on March 20, 2013, the Community and Economic Development
Committee reviewed General Plan Amendment Pre-Screening No. 2012-01 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 May 15, 2013, 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.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
CC ATTACHMENT 2 32
Resolution No. 2013-
Page 2
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. 2012-01, provided that all other necessary
entitlement applications for the proposed development project, including an application
for a development agreement, 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 day of , 2013.
Janice S. Parvin, Mayor
ATTEST:
Maureen Benson, City Clerk
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