HomeMy WebLinkAboutAGENDA REPORT 2010 0217 CC REG ITEM 08C ITEM 8.C.
CITY OF MOORPARK,CALIFORNIA
City Council Meeting
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ACTION
BY—
MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: David A. Bobardt, Community Development Di ctor
Prepared by: Joseph Fiss, Principal Planner
DATE: January 27, 2010 (CC Meeting of 2117/2010)
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, and Open Space on the
Application of James Rasmussen, for Moorpark Property 67 LLC
BACKGROUND/DISCUSSION
On January 20, 2010, the Community and Economic Development Committee (Mayor
Pro Tern Mikos and Councilmember Pollock) considered General Plan Amendment
(GPA) Pre-Screening Application No. 2009-01 to change the planned use of 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, 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, where currently 13 five-acre lots would be
permitted.
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.
29
Honorable City Council
February 17, 2010
Page 2
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.
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing;
and
2. Direct staff to accept a General Plan Amendment application, provided that all
other necessary entitlement applications, including an application for a
development agreement, are filed concurrently.
ATTACHMENT:
1. January 20, 2010, Community and Economic Development Committee Agenda
Report
2. Proposed Conceptual Site Plan (Under Separate Cover)
SACommunity Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67 LLC\Hgenda
Reports\100217CC Report.doc 30
COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Community and Economic Development Committee
(Mayor Pro-Tem Mikos and Councilmem er Pollock)
FROM: David A. Bobardt, Planning Director
Prepared by: Joseph Fiss, Principal lanne
DATE: January 4, 2010 (CEDC Meeting of 1/2012010)
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, 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 31't 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, James Rasmussen, for Moorpark Property 67 LLC, filed an
application 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 and Very High Density Residential, to allow for the filing of a GPA
application along with other entitlement applications for a proposed residential
development. Items requested to complete the application were recently provided to
allow the consideration of this application by the Community and Economic
Development Committee.
CC ATTACHMENT 1 31
CED Committee
January 20, 2010
Page 2
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. A GPA Pre-Screening application has been
submitted for the property to the north, the topic of a separate staff report at this
meeting. 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.
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, 120 apartment units in 5 three-story buildings, 46 two-story
detached condominium units, and 100 two-story duplex units. The proposed
development includes a common recreation area and open space.
\4nor_pri_serv\department share\Community Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67
LLC\Agenda Reports\100120 CEDC Report.doc 32
CED Committee
January 20, 2010
Page 3
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
RL (Rural Low AE (Agricultural Caretaker residence
Site Density Residential) Exclusive) and abandoned
building ads
RL (Rural Low RE-5ac (Rural Equestrian Ranch
North Density Residential) 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
(Hitch Ranch) Exclusive)
RL (Rural High RE-lac (Rural Residential
Density Residential) Exclusive — One Acre
Minimum Lot Size)
East
Specific Plan # 1 AE (Agricultural Unimproved
(Hitch Ranch) Exclusive)
West Agriculture (County) AE (Agricultural Agriculture/Drainage
Exclusive) (County)
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
\\mor_pd_serv\department share\Community Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67
LLC\Agenda Reports\100120 CEDC Report.doc 33
CED Committee
January 20, 2010
Page 4
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 Speck 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.
\\mor_pd serv\department share\Community Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67
LLCWgenda Reports\100120 CEDC Report.doc 34
CED Committee
January 20, 2010
Page 5
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 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.
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. 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
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
\\mor_pri_ser0department share\Community Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67
LLC\Agenda Reports\100120 CEDC Report.doc 35
CED Committee
January 20, 2010
Page 6
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
\\mor_pri_serv\department share\Community Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67 3 6
LLC\Agenda Reports\100120 CEDC Report.doc
CED Committee
January 20, 2010
Page 7
Aerial Photograph of Project Site
With General Plan Land Use Designations
(UNDER SEPARATE COVER)
CEDC ATTACHMENT 1
37
CED Committee
January 20, 2010
Page 8
Conceptual Site Plan
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\\mor_pri_serv\department share\Community Development\DEV PMTS\G P A\Pre-Screening\2009\2009-01 Moorpark Property 67 38
LLC\Agenda Reports\100120 CEDC Report.doc
Proposed Conceptual Site Plan
(Under Separate Cover)
CC ATTACHMENT 2
39
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