HomeMy WebLinkAboutAGENDA REPORT 1992 0909 CC ADJ ITEM 08CV
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MOORPARK
799 Moorpark Avenue Moorpark, Califor 2211 F Qj,529 6864
City Cou c!I N!C, c ;3
of 199-2
ACTION; 42 -24 , WSK
MEMORANDUM
TO: The Honorable City Council Py
FROM: William Phelps, Director of Community Developmen
r
DATE: August 21, 1992 (CC meeting of September 2, 1992)
SUBJECT: COMMERCIAL PLANNED DEVELOPMENT PERMIT NO. 90 -2 (MINOR
MODIFICATION NO. 1) ON THE APPLICATION OF URBAN WEST
COMMUNITIES
Background
On November 19, 1990, the City Council adopted Resolution No. 90-
729 approving Commercial Planned Development No. 90 -2 on the
application of Urban West Communities for a Neighborhood Shopping
Center consisting of a 45,000 sq. ft. market, 60,400 sq. ft.
retail, 5,000 sq. ft. medical office, and 12,000 sq. ft. of
restaurant uses for a total of 122,400 sq. ft. Condition No. 3 of
the PD allows for one (1) year for "use inauguration of the project
with the ability for the Director of Community Development to
extend the permit for one (1) additional year. To date, the
applicant has been granted two six (6) month extensions, the second
of which will expire on December 19, 1992.
Discussion
The Minor Modification request is for a modification of the
verbiage of condition No. 3 to allow a three (3) year extension for
the project inauguration. The condition as presently worded reads
as follows:
3. That unless the project is inaugurated (building
foundation slab in place and substantial work in
progress) not later than one year after the permit is
granted, this permit shall automatically expire on that
date. The Director of Community Development may, at his
discretion, grant up to one (1) additional year extension
for project inauguration if there have been no changes in
the adjacent areas and if applicant can document that he
has diligently worked towards inauguration of the project
during the initial one year period.
The applicant has had difficulty obtaining financing for the
project due to the economic slump and has indicated that they are
PP08:21:92 /4:31PAA: \CPD902.CC I
PAUL W. LAWRASON JR.
Mayor
JOHN E. WOZNIAK SCOTT MONTGOMERY BERNARDO M. PEREZ ROY E. TALLEY JR.
Mayor Pro Tem Councilmember Councilmember Councilmember
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0
prepared to move forward when construction financing is available.
Staff is of the opinion that the proposed project will be an asset
to the community and intends to approved the Minor Modification
extending the inauguration of the project for an additional three
years. The proposed revised wording for Condition No. 3 is as
follows:
3. That unless the project is inaugurated (building
foundation slab in place and substantial work in
progress) not later than December 19, 1994, this permit
shall automatically expire on that date. The Director of
Community Development may, at his discretion, grant up to
one (1) additional one (1) year extension for project
inauguration beyond the expiration date of December 19,
1994, if there have been no changes in the adjacent areas
and if applicant can document that he has diligently
worked towards inauguration of the project during the
initial one year period.
This proposed Minor Modification request has been reviewed by the
Director of Community Development who approved it on August 24,
1992, with the appeal period ending. on September 8, 1992. Pursuant
to Resolution No. 88 -523, the Director of Community Development has
the authority to approve Minor Modifications.
This matter is being presented to the City Council as a courtesy.
Should the City Council, or any other authority, desire to appeal
the Director's decision, a public hearing should be scheduled. The
next available hearing date is October 7, 1992. If the City
Council takes no action, then the Director's decision stands.
Staff Recommendation
Receive and file the report
Exhibits: 1. Letter to Paul Porter dated August 10, 1992
2. Letter to Pat Richards dated May 19, 1992
3. Letter to Pat Richards dated December 5, 1991
4. Letter to Pat Richards dated November 18, 1991
4. Letter to Mayor Paul Lawrason dated August 20, 1992
cc. Minor Modification Logbook
PD90 -2 Minor Modification No. 1 File
PP08721192/47919M- \CPD902.CC 2
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'7 � _Urban West Col imiiniries -?0 Bra )k l xv a
}
Santa Monica, California 90401, (? 13 )
August 10, 1992
Mr. Paul Porter -
Senior Planner
City of Moorpark
799 Moorpark Avenue
Moorpark, California 93021
RE: Request to Modify Condition No. 3, Use Inauguration, of
Commercial Planned Development No. 90 -2
- Dear Paul:
As you are aware, Urban West Communities has requested and received a
six (6) month extension for use inauguration at our commercial site. Our
current time extension expires on December 19, 1992.
At this time I would like to request the City's consideration of modifying
the aforementioned condition language to allow a three (3) year extension
for use inauguration.
I am aware that this will require approval by Council but feel our request is
reasonable considering the current economic downturn.
As I indicated to former Director Pat Richards in my letter of May 19,
1992 (see enclosed), we still believe that this site will be extremely
successful and an asset to the community. All of our interested retailers
remain prepared to move forward when construction financing is attained.
When the economy improves, this project will move forward and become a
reality.
Urban West Communities feels it has diligently worked towards
inauguration of the project and respectfully asks your consideration of our
request.
Sincerely,
Steve Howell
Vice President
cc: chron
109000 /Time Extension
EXHIBIT 1
4 -33 9
•Urban West Cosimunities 520 Br(fd i1 , SU i tc. 100---t
Santa Monica, Califori-iia 90401, (310) 394 -3379
May 19, 1992
Mr. Pat Richards
Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark, California 93021
RE: Request For Additional Time Extension For Use Inauguration Of
Commercial Planned Development No. 90 -2
Dear Pat:
In a letter dated December 13, 1992, you granted a six month time extension for use
Inauguration of Urban West Communities' Commercial Planned Development No. 90 -2.
Prior to your decision to grant an extension, you reviewed a detailed explanation of the steps
taken by Urban West Communities during the prior year towards use inaugurating the project. _
These details were included in my letter of December 5, 1991 in which I requested your
consideration of granting an additional six month extension.
The major pharmacy, video and record store and bank referenced in my December 5th letter
are still prepared to move forward upon UWC's aquisition of construction financing.
Additionally, Ralph's Market has enhanced its financial standing in the past six months and is
deemed more credit worthy to the lenders with which we are currently negotiating.
The improvement of both short term and long term economic projections coupled with
Moorpark's growing reputation as a dynamic city with the county's highest median household
income has led to heightened lender interest in the project.
Throughout the last six months our representatives have continued to meet with future
tenants to resolve their design concerns and finalize their lease agreements. During this
same period, extensive in -depth discussions and negotiations have continued with lenders
regarding the project.
Although we lack tangible evidence of our efforts during the current extension period, a
great deal of progress has been made, and we feel confident that construction financing will
be forthcoming.
Urban West Communities feels it has diligently worked towards inauguration of the project
during the extension period and respectfully requests your consideration of granting an
additional six month extension so that we may make the Marketplace at Mountain Meadows a
reality
Sincerely, _
Steve Howell
Vice President
cc: Chron
EXHIBIT 2
tlrban 'west Co( munities 520 Bro !way, Sure 100
Santa Monica California 90401 (213) 394 -3379
�
December S, 1991
Mr. Pat Richards
Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark, California 93021 .
RE: Request For Time Extension For Use Inauguration Of
Commercial Planned Development No. 90 -2
Dear Pat:
I have received your letter of November 19, 1991 regarding Urban West
Communities' request for a time extension for use inauguration of
Commercial Planned Development No. 90 -2.
The following information is presented for your review in reaching your
decision regarding the appropriateness of granting a discretionary one
year extension for project inauguration.
Urban West Communities feels it has diligently worked towards
Inauguration of the project during the initial one year period of the
permit.
During this period we have completed the rough grading of the site. In
addition the on site sewer, domestic water and fire water services have
been installed. The 102" storm drain installation is 95% complete and will
be tied into the Peach Hill Wash when the maintenance agreement
between the County and City is concluded. In all, these expenditures
exceed $300,000.
Start of construction of Ralphs has been held up due to delays in reaching
agreement with our lender on construction financing. The current
economic environment has led our lender to move cautiously and require
significant additional review time in its loan processing. Ralphs is
cooperating with the lender and we are confident that an agreement can
be reached in the 1st quarter of the coming year.
Ralphs has processed their plans and hired the Lyle Parks Company as
their General Contractor. Urban West Communities has processed its
plans for Building "A" as well as its site landscape plan. Building "C"
plans are complete and plans for Buildings "D "t' "E ", and "F" are nearly
complete.
Our leasing representatives are close to signi g agreements with a major
pharmAdy� lvideo and &cords store and`-bahk:y�.us smaller tenants
have met with our representatives and are prepared to negotiate leases
when a firm construction schedule is determined.
I
EXHIBIT 3
Mr. Pat Richards
Director of Community Development
City of Moorpark
December S, 1991
Page Two
a
Urban West Communities remains convinced that the Marketplace at
Mountain Meadows will be an enormously successful center. The project
has enjoyed strong public support asnd will be an asset to the community.
I appreciate your time in considering this request and invite you to
contact me should you require any additional information.
Sincerely,
Urban West Communities
Steve Howell
General Manager
cc: Chron File
Time Extension
: *1;
'i
Mr. Pat Richards
Director of Community Development
City of Moorpark
December S, 1991
Page Two
a
Urban West Communities remains convinced that the Marketplace at
Mountain Meadows will be an enormously successful center. The project
has enjoyed strong public support asnd will be an asset to the community.
I appreciate your time in considering this request and invite you to
contact me should you require any additional information.
Sincerely,
Urban West Communities
Steve Howell
General Manager
cc: Chron File
Time Extension
: *1;
Urban
West CLmunities
520 Br cidwa Y ,
Suite 100
Santa
Monica,
California
90401,
(213)
394
-3379
November 18, 1991
Mr. Pat Richards
Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
RE: CPD Condition General Requirement #3
Marketplace at Mountain Meadows
Dear Pat:
As you are aware from our previous discussions, construction of
Urban West Communities' commercial project in Moorpark has been
delayed.
Our condition of approval requires that a building foundation slab be
in place and substantial work in progress not later than one year
after the permit is granted.
You may, in your capacity of Director of Community Development,
grant up to a one year extension for project inauguration.
Urban West Communities has diligently worked towards inauguration
of the project during the initial one year period and we are confident
that substantial construction would occur during a discretionary one
year extension.
We hereby request your consideration of the granting of a one year
extension for Permit Number 90 -2.
Please contact me for!any additional information you require.
Sincerely,
URBAN WEST COMMUNITIES
Steve Howell
General Manager, Ventura County
cc: Chron
EXHIBIT 4
Urban west Communities : t ,�
Ja -it,a 1%a, k_.� I i���� �1
August 20, 1992
Mayor Paul Lawrason
City Council
Moorpark City Hall
799 Moorpark Avenue
Moorpark, California 93021
RE: CPD -90 -2, Condition No. 3, Use Inauguration
The Marketplace At Mountain Meadows
Dear Mayor Lawrason:
As you are aware, the City Council of the City of Moorpark adopted Resolution No. 90 -729 at
its meeting of December 19th, 1991. The Resolution approved Land Division No. LDM -90 -2,
Major Modification No. 3 to P.C. No. 3 and CPD -90 -2.
Condition No. 3 of the Commercial Planned Development conditions required the following:
"That unless the project is inaugurated (building foundation slab in place and substantial
work in progress) not later than one year after this permit is granted, this permit shall
automatically expire on that date. The Director of Community Development may, at his
descretion, grant up to one (1) additional year extension for project inauguration if there
have been no changes in the adjacent areas and if applicant can document that he has
diligently worked towards inauguration of the project during the initial one year period."
To date, Urban West Communities has been granted two (2) six month extensions, the second
of which will expire on December 19, 1992. In that Condition No. 3 allows a maximum of a
one year extension period, I respectfully request Council's consideration of this request to
modify this condition to allow an additional three (3) year extension period for project
inauguration prior to the automatic expiration of our permit.
As I have stated in my previous letters to former Director of Community Development, Pat
Richards, as well as my recent letter to Paul Porter (see enclosed), Urban West Communities
still believes in this project. We feel this project will be extremely successful and an asset to
the community. `
All of our original interested retailers remain prepared to move forward when construction
financing is attained. These retailers believe that Moorpark is an excellent location for their
businesses and feel that when the economy improves, this project will move forward and
become a highly successful commercial development.
To maintain this significant committment, however, the retailers must be assured that we
will be in a position to move forward when the economy improves. These companies have
long term expansion plans that require a reasonable expectation of Urban West Communities'
ability to build our center when the economy permits.
While we have strong community support for this project, we need the continued support of
the City Council to make the Marketplace at Mountain Meadows a reality.
Thank you for your consideration.
Steve Howell
Vice President
enr_lsr
EXHIBIT 5