HomeMy WebLinkAboutAGENDA REPORT 2008 0820 CC REG ITEM 08ArrEM S. A.
CITY OF MOORPARK, CALIFORNIA
City Council Meeting
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ACTION:
MOORPARK CITY COUNCIL
AGENDA REPORT°
TO: Honorable City Council
FROM: David A. Bobardt, Planning Director
1 01
DATE: August 6, 2008 (CC Meeting of 8/20/2008)
SUBJECT: Consider General Plan Amendment Pre - Screening Application No.
2008 -01 to Change the Land Use Designation on 10.75 Acres of a
32.65 -Acre Site at 11289 Los Angeles Avenue from General
Commercial to Medium Industrial on the Application of TriLiad
Development, Inc.
BACKGROUND /DISCUSSION
On June 18, 2008, the Economic and Community Development Committee (Mayor Pro
Tern Parvin and Councilmember Mikos) considered General Plan Amendment (GPA)
Pre - Screening Application No. 2008 -01 to change the planned use of 10.75 acres of a
32.65 -acre site at 11289 Los Angeles Avenue from General Commercial (C -2) to
Medium Industrial (1 -2) to allow for the construction and operation of a motion picture
studio. 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,
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; and
3. Appoint an Ad Hoc Committee for negotiation of the development agreement.
Attachment: June 18, 2008, Economic and Community Development Committee Report
_
0 �.
COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
AGENDA REPORT
TO: Community and Economic Development Committee
(Mayor Pro -Tem Parvin and Councilmember Mikos)
FROM: David A. Bobardt, Planning Director"s
DATE: June 5, 2008 (CEDC Meeting of 6/18/2008))
SUBJECT: Consider General Plan Amendment Pre - Screening 2008 -01 to Change
the Land Use Designation along the North Side of Los Angeles
Avenue West of Gabbert Road from General Commercial to Medium
Industrial on the Application of TriLiad Development, Inc.
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 27, 2008, TriLiad Development, Inc. filed an application for General Plan
Amendment pre- screening to change the land use designation on approximately 10.75
acres of their .32.65 -acre property from General Commercial to Medium Industrial, to
allow for the filing of a General Plan Amendment application along with other
entitlement applications for a proposed motion picture studio complex.
DISCUSSION
Project Setting
The commercially designated 10.75 -acre site, part of a larger 32.65 -acre parcel, is
relatively flat and vacant. An open storm drain channel crosses the site on the south.
The site is bounded by Los Angeles Avenue on the south, the Southern California
Edison Moorpark Substation on the east, and vacant property under the same
SACommunity Development \DEV PMTS \G P A \Pre- Screening\2008\2008 -01 TriLiad Development, Inc\Agenda Reports \08_0618
CEDC Report.doc
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CED Committee
June 18, 2008
Page 2
ownership on the north and west. The report Attachment 1 shows an aerial view of the
project site and vicinity with current General Plan designations.
Previous Applications
In 1992, as part of the Land Use Element update, the General Plan land use
designation for the 10.75 acres was changed from Medium Industrial to General
Commercial to allow a clothing manufacturer, Bugle Boy Industries, to conduct retail
sales of clothing that were to be manufactured or warehoused on site. The proposed
use was never developed, and the property was subsequently sold to the current owner.
In 1999, the current owner submitted applications for a General Plan Amendment, Zone
Change, and six Industrial Planned Development permits to develop the site as an
industrial park. The Planning Commission and City Council held hearings on this
proposal. On December 6, 2000, the City Council referred these applications back to
the Planning Commission for further study, after public concerns were raised on truck
trips from the proposed development. The applicant suspended processing of the
applications to address floodplain issues and later the applications were deemed
withdrawn by the City due to lack of activity.
General Plan Land Use Designation
The Medium Industrial land use designation requested for the 10.75 acres is a
designation intended for intensive industrial uses including light manufacturing,
processing, fabrication, and other non - hazardous industrial uses. The proposed motion
picture studio would be appropriately sited in an area planned for Medium Industrial
land uses.
GENERAL PLAN /ZONING
Direction
General Plan
Zoning
Land Use
C -2 (General
CPD (Commercial
Site
Commercial) and 1 -2
Planned Development)
and M -2 (Limited
Vacant
(Medium Industrial)
Industrial)
North
-2 (Medium
M -2 (Limited Industrial)
Union Pacific Rail
Industrial)
Tracks and Vacant
M (Medium Density
RPD (Residential
-
Residential) in City
Planned Development)
Residential in City
South
and Agriculture in
in City and AE
and Agricultural in
County
(Agricultural Exclusive)
County
._....._ ................__.._........_....._...._.__........_......._._.........._.._.._....__._.........._..__._......_........_.__...
..._........_..._.._......_....
in County
__.__..__...._.._ ..... ._ ....... .................. _ ... ..
........ .............. _ _.___..__.._...._......__ __._.__._......_.._..._._._....
East
U (Utility)
M -2 (Limited Industrial)
Southern California
Edison Substation
.......................... _ ..... ..................... .._......_.........__._......__......__._._..._..._.__.._..__...._.........._....____.._._______..._............._..._.._...._._._._......_..__..___._._.._____.._._.___...._....._....._.__.._._.___...._...._._._._..._..__.__.
West
1 -2 Medium Industrial
M -2 (Limited Industrial)
._...______..._.......__._.....
Vacant
CED Committee
June 18, 2008
Page 3
General Plan Goals and Policies
Goals and policies from the General Plan most pertinent to this proposal include:
Land Use Element
Goal: Attain a balanced city growth pattern which includes a full mix of land uses.
• New development and redevelopment shall be coordinated so that the existing
and planned capacity of public facilities and services shall not be adversely
affected.
Goal: Encourage a diversity of industrial uses which are located and designed in a
compatible manner with surrounding land uses.
• New industrial development should be located adjacent to existing industrial uses
and along major transportation corridors.
• Industrial uses shall incorporate design features, such as screen walls,
landscaping and setbacks, and include height and lighting restrictions, so as to
minimize adverse impacts on adjacent uses and enhance the visual
characteristics of the area.
• Industries which are considered to have limited emissions and which meet local,
regional, and state air and water pollution control goals and standards should be
encouraged to locate within the City.
Goal: Achieve a well - balanced and diversified economy within the City which provides
a variety of economic and employment opportunities.
• New commercial and industrial uses which will generate long -term employment
opportunities and diversify the community's employment base shall be
encouraged.
Goal: Enhance the physical and visual image of the community.
• New development shall be compatible with the scale and visual character of the
surrounding neighborhood.
Circulation Element
Goal: Provide a transportation system that supports the land use plan in the General
Plan and provides the save and efficient movement of people, goods, and services
within, into, out of, and through the City of Moorpark.
• 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.
Goal: Provide a circulation system which supports existing, approved and planned land
uses throughout the City while maintaining a desired level of service on all streets and
at all intersections.
• Level of service "C" shall be the system performance objective for traffic volumes
on the circulation system. For roadways and interchanges already operating at
:. ')604
CED Committee
June 18, 2008
Page 4
less than level of service "C", the system performance objective shall be to
maintain or improve the current level of service.
• New development projects shall mitigate off -site traffic impacts to the maximum
extent feasible.
• Secondary access should be required for projects located in the middle of a block
adjacent to a limited- access arterial.
• Adequate off - street parking shall be provided for new construction.
ANALYSIS
The project site was designated for industrial uses prior to 1992. The designation was
changed to accommodate retail sales from a clothing manufacturer that would have
been on the project site. The site is in an appropriate location for industrial uses as it is
surrounded by existing utility uses and planned industrial uses on three sides. The
proposed use would meet the General Plan criteria for encouraging clean industry and
long term employment. The site plan also shows screening of the uses on site from the
residential neighborhood south of Los Angeles Avenue. Development of the North Hills
Parkway, a Circulation Element four -lane arterial, adjacent to the site is proposed on the
site plan for this project. Improvements to Los Angeles Avenue would also be required
of this project. A traffic study, currently under preparation, would be reviewed by City
staff as part of the environmental review process if an application is authorized for this
project. The project would also contribute to address regional drainage concerns by
development of a detention basin upstream on the Hitch Ranch property. In order to
achieve consistency with the General Plan and provide certainty to both the City and
developer on public improvements associated with this project, a development
agreement should be required as part of any consideration of a General Plan
Amendment and other entitlement applications for this project.
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 pre- screening application does not involve 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.
CED Committee
June 18, 2008
Page 5
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.
Attachment:
1. Aerial Photograph of Project Site
2. Conceptual Site Plan
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CED Committee
June 18, 2008
Page 7
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L O S A N G E L E S A V E N U E
A G A I C U L T U A A L
A E S I D E N T I A l - - - - -- —
__ - - --
MASTER SITE PLAN NOATN
CEDC ATTACHMENT 2 `N�;