HomeMy WebLinkAboutAGENDA REPORT 2013 1016 CCSA REG ITEM 08A ITEM 8.A.
city Council Weeting
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MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: David A. Bobardt, Community Development D' c/for
Prepared by: Joseph Fiss, Principal Planner
DATE: September 23, 2013 (CC Meeting of 10/16/2013)
SUBJECT: Consider Resolution Authorizing the Acceptance of a General Plan
Amendment Application for Review Consistent with General Plan
Amendment Pre-Screening No. 2010-01 to Change the Land Use
Designation on 67.96 Acres West of Gabbert Road and North of the
North Hills Parkway/North Hills Industrial Park from Rural Low
Density Residential to Rural Low Density Residential, High Density
Residential, and Open Space on the Application of James
Rasmussen, for Moorpark Property 67 LLC and Making a
Determination that This is Not a Project Approval Subject to CEQA
BACKGROUND/DISCUSSION
On April 17, 2013, the Community and Economic Development Committee
(Councilmembers Mikos and Pollock) considered General Plan Amendment (GPA) Pre-
Screening Application No. 2010-01 to Change the Land Use Designation on 67.96
Acres West of Gabbert Road and North of the North Hills Parkway/North Hills Industrial
Park from Rural Low Density Residential to Rural Low Density Residential, High Density
Residential, and Open Space on the Application of James Rasmussen, for Moorpark
Property 67 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 be included as part of the project proposal.
It should be noted that the April 17, 2013 CEDC report did not have the correct case
number. GPA Pre-Screening No. 2009-01 was the case number for the previous
proposal on this same site, by the same applicant.
1
Honorable City Council
October 16, 2013
Page 2
ENVIRONMENTAL DETERMINATION
The authorization of acceptance of a General Plan Amendment application for review is
not a project approval subject to the California Environmental Quality Act of 1970, as
amended (CEQA), per Section 15352 of the CEQA Guidelines in that it only allows for
the filing of an application for a General Plan Amendment and does not commit the City
to a definite course of action in regard to a project intended to be carried out by any
person. Environmental review will be required when an application is received. It will
be part of the review process for the application, and will be completed prior to any
decision on the application.
FISCAL IMPACT
None.
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. April 17, 2013, Community and Economic Development Committee Agenda
Report (with attachments)
2. Draft Resolution
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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 Dir: or
Prepared by: Joseph Fiss, Principal Planner
DATE: April 11, 2013 (C&EDC Meeting of 4117/21 3, continued from
8/24/2011)
SUBJECT: Consider General Plan Amendment Pre-Screening No. 2009-01 to
Change the Land Use Designation on 67.96 Acres West of Gabbert
Road and North of the North Hills Parkway/North Hills Industrial Park
from Rural Low Density Residential to Rural Low Density Residential,
High Density Residential, and Open Space on the Application of
James Rasmussen, for Moorpark Property 67 LLC.
BACKGROUND
On July 20, 2011 the Community and Economic Development Committee (CEDC)
considered the GPA Pre-Screening application requesting to change the land use
designation on 67.96 acres west of Gabbert Road and north of the North Hills
Parkway/North Hills Industrial Park from Rural Low Density Residential to Rural Low
Density Residential, Very High Density Residential, High Density Residential, and Open
Space I, to allow for the filing of a GPA application along with other entitlement
applications for a proposed residential development. On August 24, 2011, the applicant
presented revised plans to the CEDC, addressing concerns that were raised by local
residents regarding land use compatibility (specifically related to traffic and privacy of
the Gabbert Road neighborhood) and the need to have affordable housing in this
location.
As mentioned in the previous report (attached), staff has been working with the
applicant over the last year to come up with a design that reduced the proposed density,
while still meeting housing needs and long-term planning goals.
CC ATTACHMENT 1 3
Community & Economic Development Committee
April 17, 2013
Page 3
A very high density residential land use classification is no longer needed for the project
as the proposed apartments have been removed and replaced with single-family
homes. Without this very high density component, this project will result in fewer
affordable housing units to meet the City's needs for very low and low income
households. Affordable housing from the project would be negotiated as part of a
development agreement if this project is to proceed.
This transitional development serves to separate this project from the Gabbert Road
neighborhood and to create an discrete independent cohesive neighborhood by
proposing the five-acre lots on the ridge between the Gabbert Road neighborhood and
the higher density components of this project, so that the higher density housing, at 40
to 60 feet below the ridge, and the North Hills Parkway, at 60 to 100 feet below the
ridge, would not be visible from the Gabbert Road neighborhood. Because of the
elevation differences between the higher density portions of this project and the Gabbert
Road neighborhood, this plan provides an appropriate transitional land use between
industrially zoned property and rural property. A three-dimensional model of the
development will be required as part of the project application to demonstrate potential
visual impacts, if the Council decides to accept an application for this project.
The 5 proposed 5-acre lots in northern part of the project would take access directly
from Gabbert Road. These lots are consistent with the rural character of Gabbert Road.
The higher density portions of the project would take access from a future north-south
street on the western boundary of the site, connecting to North Hills Parkway. Other
than through a gated emergency access road, there would be no access to Gabbert
Road by motor vehicles from the higher density portions of the proposed project. The
gated emergency access road would have the added benefit of giving the Gabbert Road
residents a second emergency access, in the event of a road closure at North Hills
Parkway or the railroad tracks. To minimize potential conflicts between the higher
density residences of the project and the rural residences of Gabbert Road, the gate for
the emergency access road can also be designed with walls or fences to preclude
pedestrian access, except for emergencies. The proposed multi-use trail along North
Hills Parkway that would extend from this project through the Hitch Ranch Specific Plan
area to downtown Moorpark would be more inviting for pedestrian use than Gabbert
Road, which does not have sidewalks or trails adjacent to it.
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, provided that a multi-use trail improvement is shown on the development
plan as described in this report, and that a Development Agreement be required.
ATTACHMENTS:
A. Conceptual Site Plan
B. August 24, 2011 CEDC Report
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ITEM: o
COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Community and Economic Development Committee
(Councilmember Mikos and Councilmember Pollock)
FROM: David A. Bobardt, Community Development r ctorJ.1
Prepared by: Joseph Fiss, Principal Planner
DATE: August 10, 2011 (C&EDC Meeting of 8/2 12011, continued from
7/20111)
SUBJECT: Consider General Plan Amendment Pre-Screening No. 2009-01 to
Change the Land Use Designation on 67.96 Acres West of Gabbert
Road and North of the North Hills Parkway/North Hills Industrial Park
from Rural Low Density Residential to Rural Low Density Residential,
Very High Density Residential, High Density Residential, and Open
Space on the Application of James Rasmussen, for Moorpark
Property 67 LLC.
BACKGROUND
On July 20, 2011 the Community and Economic Development Committee considered
the GPA Pre-Screening application requesting to change the land use designation on
67.96 acres west of Gabbert Road and north of the North Hills Parkway/North Hills
Industrial Park from Rural Low Density Residential to Rural Low Density Residential,
Very High Density Residential, High Density Residential, and Open Space I, to allow for
the filing of a GPA application along with other entitlement applications for a proposed
residential development.
As mentioned in the previous report (attached), staff has been working with the
applicant over the last year to come up with a design that reduced the proposed density,
while still meeting housing needs and long-term planning goals.
DISCUSSION
At the July 20, 2011 CEDC meeting, concerns were raised by local residents regarding
land use compatibility (specifically related to traffic and privacy of the Gabbert Road
neighborhood) and the need to have affordable housing in this location These issues
are addressed in the Analysis section below.
CEDC
ATTACHMENT B. 6
Community& Economic Development Committee
August 24, 2011
Page 2
ANALYSIS
Land Use Compatibility:
Residents in the Gabbert Road neighborhood expressed concerns about the
compatibility of the proposed small lot single family homes and apartments with their
neighborhood, as well as potential impacts of the project on their privacy. In order to
separate this project from the Gabbert Road neighborhood and create an discrete
independent cohesive neighborhood, this project has been designed with the five-acre
lots on the ridge between the Gabbert Road neighborhood and the higher density
components of this project, so that the higher density housing, at 40 to 60 feet below the
ridge, and the North Hills Parkway, at 60 to 100 feet below the ridge, would not be
visible from the Gabbed Road neighborhood. Because of the elevation differences
between the higher density portions of this project and the Gabbert Road neighborhood,
this plan provides an appropriate transitional land use between industrially zoned
property and rural property. A three-dimensional model of the development will be
required as part of the project application to demonstrate potential visual impacts, if the
Council decides to accept an application for this project.
The five proposed five-acre lots in the project would take access directly from Gabbert
Road. These lots are consistent with the rural character of Gabbert Road. The higher
density portions of the project would take access from a future north-south street on the
western boundary of the site, connecting to North Hills Parkway. Other than through a
gated emergency access road, there would be no access to Gabbert Road by motor
vehicles from the higher density portions of the proposed project. The gated emergency
access road would have the added benefit of giving the Gabbert Road residents a
second emergency access, in the event of a road closure at North Hills Parkway or the
railroad tracks. To minimize potential conflicts between the higher density residences of
the project and the rural residences of Gabbert Road, the gate for the emergency
access road can also be designed with walls or fences to preclude pedestrian access,
except for emergencies. The proposed multi-use trail along North Hills Parkway that
would extend from this project through the Hitch Ranch Specific Plan area to downtown
Moorpark would be more inviting for pedestrian use than Gabbert Road, which does not
have sidewalks or trails adjacent to it.
Affordable Housing:
The City is required under State law to have a Housing Element in its General Plan that
demonstrates the ability to meet its housing needs for households at all income levels.
The housing needs are determined by the Southern California Association of
Governments (SCAG) for all cities in the six-county SCAG region through the Regional
Housing Needs Assessment (RHNA) process. This Housing Element, in addition to
requiring approval by the City Council, needs to be certified by the California
Department of Housing and Community Development (HCD) to satisfy State law. The
current Housing Element was approved by the City in December 2001, and
subsequently certified by the California Department of Housing and Community
Development (HCD). It covered the City's housing needs through 2005. Although the
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Community& Economic Development Committee
August 24, 2011
Page 3
current Housing Element identified sufficient properties to meet the City's housing
needs through 2005 without additional rezoning, this is no longer the case as is
discussed below.
City staff and a City consultant are currently preparing an updated Housing Element to
demonstrate how the City will meet its housing needs from 2006 to 2014. Two drafts of
the updated Housing Element have been reviewed by HCD and it is expected to be
considered by the Planning Commission and City Council later this year. The City's fair
share for affordable housing units under the 2006-2014 Regional Housing Needs
Assessment(RHNA) requirements is shown in the table below.
LOCAL SHARE OF REGIONAL HOUSING NEEDS
2006-2014 RHNA Target Units Completed or Under
Construction as of 12131/2010
Income Group Number Percentage of Number Percentage of
Total RHNA Target
Very Low 363 22.4% 20 5.5%
Low 292 18.1% 50 17.1%
Moderate 335 20.7% 107 31.9%
High 627 38.8% 1,048 167.1%
TOTAL 1,617 100.0% 1,225 75.8%
As can be seen in the table above, lower income housing needs have been the most
difficult to meet. In 2004, the State approved Assembly Bill 2348, which requires local
agencies to re-zone land at certain minimum allowable densities in order to demonstrate
in the Housing Element that sufficient land is available to meet the housing needs of
lower income households. For suburban cities like Moorpark, the allowable density
must be at least 20 units per acre. After accounting for all projects completed, under
construction, approved, and proposed that have already gone through the General Plan
Amendment pre-screening process, the new Housing Element still shows a shortfall of
232 units for lower income households, requiring a commitment on the part of the City
to re-zone at least 11.6 acres at a density of 20 units per acre to meet this need. The
proposed project proposes 5.3 acres to be re-zoned at this density for apartments.
These apartments would be located at the southwestern portion of the property closer in
proximity and access to the North Hills Industrial Park (A-B Properties) than to the
Gabbert Road neighborhood.
Latest census data shows that Moorpark continues to have a higher than average
number of families with children, compared to Ventura County. The 2010 average
household size for Moorpark was 3.30, compared to 3.10 for all of Ventura County. In
addition, the 2005-2009 American Community Survey showed the percentage of
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Community& Economic Development Committee
August 24, 2011
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households with at least one child under 18 years old was 49.1% for Moorpark,
compared to 40.7% for all of Ventura County, and the number of households with at
least one resident over 65 years old was 4.8% for Moorpark, compared to 8.3% for all of
Ventura County. These demographics demonstrate the need for family housing in
Moorpark, which should include two and three-bedroom apartments without age
restrictions.
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, provided that a multi-use trail improvement is shown on the development
plan as described in this report, and that a Development Agreement be required.
ATTACHMENT:
July 20, 2011 CEDC Report w/o attachments
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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 di torig
Prepared by: Joseph Fiss, Principal Planner
DATE: July 8, 2011 (C&EDC Meeting of 7/20/2011) -
SUBJECT: Consider General Plan Amendment Pre-Screening No. 2009-01 to
Change the Land Use Designation on 67.96 Acres West of Gabbert
Road and North of the North Hills Parkway/North Hills Industrial Park
from Rural Low Density Residential to Rural Low Density Residential,
Very High Density Residential, High Density Residential, and Open
Space on the Application of James Rasmussen, for Moorpark
Property 67 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. 2008-2672 establishes the procedures for General Plan Amendment
pre-screening applications. There are two filing periods each year, May 3151 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 February 5, 2009, a GPA Pre-Screening application was filed to amend the land use
designation on this site from Rural Low Density Residential to Rural Low Density
Residential, Very High Density Residential, and Open Space,to allow development of 5,
five-acre residential lots, 120 apartment units in 5 three-story buildings, 46 two-story
detached condominium units, and 100 two-story duplex units. At its January 20, 2010
meeting, the Community and Economic Development Committee recommended that
the City Council authorize the filing of a General Plan Amendment application. At a
public hearing on February 17, 2010, the City Council allowed the applicant to withdraw
his application and re-file an application after meeting with local residents and
landowners.
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Community & Economic Development Committee
July 20, 2011
Page 2
James Rasmussen, for Moorpark Property 67 LLC, filed an application on May 20, 2010
for a General Plan Amendment (GPA) Pre-Screening to change the land use
designation on 67.96 acres west of Gabbert Road and north of the North Hills
Parkway/North Hills Industrial Park from Rural Low Density Residential to Rural Low
Density Residential, Very High Density Residential, High Density Residential, and Open
Space I, to allow for the filing of a GPA application along with other entitlement
applications for a proposed residential development.
Staff has been working with the applicant over the last year to come up with a design
that reduced the proposed density, while still meeting housing needs and long-term
planning goals. Independently, the applicant met with some of the Gabbert Road
residents, to obtain their input on the project.
DISCUSSION
Project Setting
The site is a former estate property that has several flat pad areas developed on the
northern section of the site. Otherwise, the site is very hilly. A caretaker's residence
and a small storage building are located on the site. Other buildings previously on the
site, including a large estate home, were at the request of the owner, vacated and
burned in place during exercises by the Fire Protection District. The site has dozens of
Carrotwood Trees, as well as other ornamental landscaping that have not been
maintained in recent years. The outlying areas of the site have native landscaping. The
site is bounded by an equestrian ranch on the north, the Ventura County Watershed
Protection debris basin on the west, the Gabbert Road neighborhood on the east, the
AB Properties future industrial development on the south, and the future Hitch Ranch
development on the east and south. Attachment 1 to this report shows an aerial view of
the project site and vicinity with current General Plan designations.
Previous Applications
In 2003, a GPA Pre-Screening application was filed to amend the General Plan land
use designation on this site from Rural Low Residential (one (1) dwelling unit per 5
acres) to Very High Density Residential (fifteen (15) dwelling units per acre) to allow for
the construction of five (5) estate lots and 183 "courtyard" homes. In 2005, staff
recommended that the Affordable Housing/Community Development Committee
recommend that the City Council not allow the filing of a General Plan Amendment
application primarily because the design of North Hills Parkway was not finalized and
appropriate secondary access did not exist for that number of dwelling units. The
application was withdrawn by the applicant at the Affordable Housing/Community
Development Committee meeting.
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Community & Economic Development Committee
July 20, 2011
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On February 5, 2009, a GPA Pre-Screening application was filed to amend the land use
designation on this site from Rural Low Density Residential to Rural Low Density
Residential, Very High Density Residential, and Open Space, to allow development of 5,
five-acre residential lots, 120 apartment units in 5 three-story buildings, 46 two-story
detached condominium units, and 100 two-story duplex units. At its January 20, 2010
meeting, the Community and Economic Development Committee recommended that
the City Council authorize the filing of a General Plan Amendment application. At a
public hearing on February 17, 2010, the City Council allowed the applicant to withdraw
his application and re-file an application after meeting with local residents and
landowners.
General Plan Land Use Designation
The Very High Density Residential, Rural Low Density Residential, and Open Space
land use designations requested for the site would allow the proposed development of
5, five-acre residential lots, 100 apartment units in 6 two-story buildings, 36 two-story
attached condominium units, and 66 two-story single family units. The proposed
development includes a common recreation area and open space.
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
RL (Rural Low AE (Agricultural Caretaker residence
Site Density Residential) I Exclusive) and abandoned
building pads _.__.._.___'
RL (Rural Low RE-5ac (Rural Equestrian Ranch
North Density Residential) 1 Exclusive— Five Acre and Home
Minimum Lot Size)
1-2 (Medium M-2 (Limited Industrial) Future Industrial
Industrial) Development
South Specific Plan # 1 AE (Agricultural Unimproved
(Hi tch Ranch) Exclusive)
RL (Rural High RE-1 ac (Rural Residential
Density Residential) Exclusive —One Acre ;I
Minimum Lot Size)
East
Specific Plan # 1 AE (Agricultural Unimproved
(Hitch Ranch) Exclusive)
West Agriculture (County) AE (Agricultural Agriculture/Drainage
Exclusive) (County)
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Community & Economic Development Committee
July 20, 2011
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This project has been designed with the five-acre lots on the ridge between the Gabbert
neighborhood and the higher density components of this project, so that the higher
density housing, at 40 to 60 feet below the ridge, and the North Hills Parkway, at 60 to
100 feet below the ridge, would not be visible from the Gabbert neighborhood. A three-
dimensional model of the development will be required as part of the project application
to demonstrate potential visual impacts, if the Council decides to accept an application
for this project.
The revised plan includes some characteristics of the originally reviewed plan and some
changes that would make the plan more appropriate as a transitional land use between
industrially zoned property and rural property. Transitional land use is a commonly
accepted planning method used to buffer lower density uses from high intensity uses.
The concerns in February of 2010 centered on land use compatibility with the rural
character of the Gabbert Road neighborhood. Although the project still includes a
higher density residential component, the number of units within that component has
been reduced to mitigate potential impacts on public roads and services. Originally, 271
units were proposed overall. The current plan proposes a total of 207 units within a well
balanced mix of rural residential, small lot single family residential, and multi-unit family
housing, with a mix of one, two, and three bedroom units, to accommodate a variety of
family types and sizes. As part of the multi-unit component, the applicant is proposing
six 6-unit buildings. These 36 units, if individually owned, may not provide the necessary
economies of scale to provide for long-term maintenance of common areas, especially if
the units are rented out and. It is recommended that these 36 units be maintained as a
single residential rental project as part of the 100 unit apartment project. These housing
types have been identified as being those mostly needed within the City of Moorpark.
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
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Community & Economic Development Committee
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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. Inclusionary zoning shall be used where feasible 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.
Housing Element
• Provide residential sites through land use, zoning and Specific Plan designations
to provide a range of housing opportunities. Identify adequate housing sites to
facilitate the 1998-2005 Regional Housing Needs Assessment (RHNA) goals.
Ensure residential sites have appropriate public services, facilities, circulation,
and other needed infrastructure to support development.
• Require, in aggregate, ten percent (10%) of new units to be affordable to lower-
income households.
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.
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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 Designation, this property could be developed with up
to thirteen (13) five-acre lots, consistent with the development to the north, likely without
any dedicated open space preservation or significant affordable housing provision. This
proposed GPA, when accompanied by an appropriate development proposal, could
further a number of the General Plan goals and policies stated above better than lower
density residential use of the site as currently planned. At the density ranges
contemplated, this project could be a source of additional affordable housing in the City.
The highest density designation in the General Plan is VH - Very High Density
Residential. This designation allows a maximum density of 15 dwelling units per acre
(up to 20 dwelling units per acre with affordable housing provisions).
As mentioned above, in 2005, unresolved issues with the proposal were primarily due to
grading concerns, the design of North Hills Parkway not being finalized, and the lack of
appropriate secondary access. The concerns in February of 2010 centered on land use
compatibility with the rural character of the Gabbert Road neighborhood. At this time,
the plan would have grading balance on site (no import or export), and a large, highly
visible knoll on the southeast corner of the site would be preserved as open space. The
development proposal includes five-acre lots on its north and east perimeter, buffering
the higher density development from the Gabbert Road neighborhood.
The connection of the development road network to Gabbert Road provides a safe
second means of access for both the proposed development as well as the existing
Gabbert Road neighborhood. The access would need to be designed in a sensitive
manner to maintain the rural feel of the Gabbert Road neighborhood, and this would
have to be carefully studied as part of the review of this project application. With the
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Community & Economic Development Committee
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finalization of the design of North Hills Parkway, the provision of North Village Drive as
an improved road for access, and the connection of the development's road network to
Gabbert Road, circulation issues could be resolved and it is appropriate to allow for the
processing and consideration this project at this time. One additional public benefit that
should be provided with any development of this property would be the extension of a
multi-use trail through this development from the Hitch Ranch property to the proposed
residential development to the north.
In order to ensure that a project involving a General Plan Amendment as proposed for
this site furthers the General Plan goals 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
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, provided that a multi-use trail improvement is shown on the development
plan as described in this report, and that a Development Agreement be required.
ATTACHMENTS:
1. Aerial Photograph of Project Site
2. Conceptual Site Plan
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Community & Economic Development Committee
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Aerial Photograph of Project Site
With General Plan Land Use Designations
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Community & Economic Development Committee
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CEDC ATTACHMENT 2
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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.
2010-01 TO CHANGE THE LAND USE DESIGNATION ON
67.96 ACRES WEST OF GABBERT ROAD AND NORTH
OF THE NORTH HILLS PARKWAY/NORTH HILLS
INDUSTRIAL PARK FROM RURAL LOW DENSITY
RESIDENTIAL TO RURAL LOW DENSITY RESIDENTIAL,
HIGH DENSITY RESIDENTIAL, AND OPEN SPACE ON
THE APPLICATION OF JAMES RASMUSSEN, FOR
MOORPARK PROPERTY 67 LLC. AND MAKING A
DETERMINATION THAT THIS IS NOT A PROJECT
APPROVAL SUBJECT TO CEQA
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. 2013-3178 establishes the process for the review of
General Plan Amendment Pre-Screening applications; and
WHEREAS, on May 20, 2010, James Rasmussen, For Moorpark Property 67
LLC, submitted an application for General Plan Amendment Pre-Screening No. 2010-
01, requesting a change in the land use designation on 67.96 acres West of Gabbert
Road and north of The North Hills Parkway/North Hills Industrial Park from Rural Low
(RL) Density Residential to Rural Low Density Residential, High (H) Density Residential,
and Open Space (OS) to allow development of a proposed 145 dwelling units in three
building types; and
WHEREAS on April 17, 2013, the Community and Economic Development
Committee reviewed General Plan Amendment Pre-Screening No. 2010-01 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 October 16, 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
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Resolution No. 2013-
Page 2
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 (CEQA), per Section
15352 of the CEQA Guidelines, in that it only allows for the filing of an application for a
General Plan Amendment and does not commit the City to a definite course of action in
regard to a project intended to be carried out by any person. Environmental review will
be required when an application is received. It will be part of the review process for the
application, and will be completed prior to any decision on the application.
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 (CEQA), per Section
15352 of the CEQA Guidelines, in that it only allows for the filing of an application for a
General Plan Amendment and does not commit the City to a definite course of action in
regard to a project intended to be carried out by any person. Environmental review will
be required when an application is received. It will be part of the review process for the
application, and will be completed prior to any decision on the application.
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. 2010-01, 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 16th day of October, 2013.
Janice S. Parvin, Mayor
ATTEST:
Maureen Benson, City Clerk
20