HomeMy WebLinkAboutAGENDA REPORT 2008 0416 CC REG ITEM 10MITEM
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MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: David A. Bobardt, Planning Director
DATE: April 8, 2008 (CC Meeting of 4/16/2008)
SUBJECT: Consider the County of Ventura Application for Conditional Use
Permit No. LU05 -0138 — Muranaka Farms, Located at 11018 Los
Angeles Avenue
BACKGROUND /DISCUSSION
Under the Guidelines for Orderly Development, the County consults with each City on
proposed development projects within the City's Area of Interest. On April 4, 2008, the
Moorpark Community Development Department received a project review request from
the County for a Conditional Use Permit application to legalize the use of a house and a
manufactured building as agricultural offices for Muranaka Farms at 11018 Los Angeles
Avenue, south of Pentair Pool Products, and just outside the Moorpark City limits. This
site has had agricultural offices operating without proper parking or a Conditional Use
Permit. The County Planning Director is the decision maker for this permit.
The project site is part of a larger operation of Muranaka Farms that has been an
eyesore at a prominent entrance to Moorpark, with unpaved parking and truck storage
areas adjacent to Los Angeles Avenue. An aerial photograph shows the uses on the
two properties. Overflow truck and trailer storage often includes vehicles double parked
adjacent to Los Angeles Avenue. This illegal parking is not necessarily associated with
the Muranaka Farms operation. Only recently has the property to the east, used by
Muranaka Farms as part of its operation, but under different ownership, been
landscaped to screen the truck parking and storage. Muranaka Farms is seeking the
Conditional Use Permit from the County of Ventura to resolve the code violations for the
two office buildings. The Conditional Use Permit should address the entire operation,
since the offices are directly related to the rest of the site activities.
A draft comment letter (attached) requests that the site under the Conditional Use
Permit be expanded to include the entire operation and that enhanced landscaping and
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Honorable City Council
April 16, 2008
Page 2
paved parking be provided. It also requests that truck storage on the site be removed,
except as directly related to the agricultural uses on the site.
STAFF RECOMMENDATION
Direct staff to send a comment letter to the County of Ventura as drafted.
ATTACHMENTS:
1. Aerial Photograph
2. Draft Letter to County of Ventura
10()10 9
Honorable City Council
April 16, 2008
Page 3
Aerial Photograph of Project Site
11018 Los Angeles Avenue
1" = 200' NORTH T
CC ATTACHMENT 1
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April _, 2008
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COMMUNITY DEVELOPMENT DEPARTMENT: PLANNING - BUILDING AND SAFETY - CODE COMPLIANCE
799 Moorpark Avenue, Moorpark, California 93021 (805) 517 -6200 fax (805) 532 -2540
DRAFT
Becky Linder
Ventura County Resource Management Agency, Planning Division
800 South Victoria Avenue, L #1740
Ventura, CA 93009
RE: Conditional Use Permit Case No. LU05 -0138
Muranaka Farms Agricultural Offices at 11018 Los Angeles Avenue
Dear Ms. Linder,
The City of Moorpark has reviewed the application for the Conditional Use Permit for
Agricultural offices associated with the Muranaka Farms operation and has the following
concerns and comments for your consideration:
In the permit request and environmental analysis of the project, the agricultural
offices should not be separated from the rest of the Muranaka Farms operations
on the project site, which includes both the Latasa property and the Milligan
Family Trust property. This would be segmenting the project and would not
afford an appropriate analysis of the impacts of the permit request.
2. Truck and other vehicle trips associated with the site use need to be evaluated
in the environmental documentation for this project. Los Angeles Avenue along
the project frontage is within the City of Moorpark boundaries. The City's
General Plan Circulation Element identifies this road as a six -lane arterial within
the City, including the section adjacent to the project site. Dedication and
improvements along the entire project frontage consistent with the City of
Moorpark's General Plan Circulation Element should be required as part of the
project approval. Physical improvements at this time should at a minimum
include dedicated right and left turn lanes for the trucks entering and leaving the
site. Additional improvements may be needed as determined by the traffic
study.
3. Any approval action should include sufficient landscaping across the whole site
to screen the view of the parking, loading, and storage areas from both Los
Angeles Avenue and the residences to the east.
CC ATTACHMENT 2
PATRICK HUNTER JANICE PARVIN ROSEANN MIKOS KEITH F. MILLHOUSE MARK VAN DAM
Mayor Mayor Pro Tern Councilmember Councilmember Councilmert"oolli
4. Parking, loading, and storage areas should include paved surfaces on the entire
site to reduce dust. Driveways to Los Angeles Avenue should be minimized to
avoid the need to back into a State Highway.
5. Truck parking and storage not associated with the agricultural operations should
be removed and monitored on a regular basis by Muranaka Farms.
6. Decorative fencing or bollards should be required along the Los Angeles Avenue
frontage of the entire site except driveways to discourage illegal truck parking.
7. As a new permit, this use would be subject to the City's Traffic Impact Mitigation
Fee per the agreement between the City and the County.
Thank you for your consideration of these comments.
Sincerely,
David A. Bobardt
Planning Director
C: Honorable City Council
Honorable Planning Commission
Honorable Supervisor Peter Foy
Steven Kueny, City Manager
Barry K. Hogan, Deputy City Manager
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