HomeMy WebLinkAboutAGENDA REPORT 1999 0303 CC REG ITEM 09ACITY OF MOORPARK
AGENDA REPORT
TO: Honorable City Council
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CiTy Ori .Of 00RPA1l K, CA- LIYORINIA
City Council ►iee:ing
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ACTION: COU-b'nute-oi
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I
BY:
FROM: Nelson Miller, Director of Community
Prepared by: Wayne Loftus, Planning
John Libiez, Principal
Developmene
Manager
Planner
DATE: February 24, 1999 (For Meeting of March 3, 1999)
SUBJECT: CONSIDER MOORPARK HIGHLANDS SPECIFIC PLAN PROJECT
(SPECIFIC PLAN 95 -2 /SPECIFIC PLAN NO. 2, GENEARL PLAN
AMENDMENT NO. 95 -2, AND ZONE CHANGE 95 -4) APPLICANT:
MORRI SON- FOUNTAINWOOD-AGOURA. (Continued from February
3, 1999)
BACKGROUND:
City Council initiated the Public Hearing on the Moorpark
Highlands Specific Plan project on January 20, 1999, continued
consideration of the project to February 3, 1999 and with the
Public Hearing open to this meeting. The Specific Plan No. 2
project and the certification of the Environmental Impact Report
were recommended for adoption to City Council by the Planning
Commission, upon completion of public hearings before the
Commission, subject to modifications contained with Resolution
No. PC -98 -362, which was included with the staff report for
January 20, 1999. The applicant has agreed to extend the
previously agreed upon date for certification action on the EIR
from January 18, 1999, to March 26, 1999.
The February 3, 1999, staff report contains discussion related
to issues that Council had requested responses to at the January
20, 1999 hearing. Issues identified were: 1) Possibility to
relocate "C" Street further north in the project; 2)
Incorporation of larger more transitional lots to the north end
of the project; 3) Include equestrian oriented lots within the
project, preferably to the north end; 4) Relocate middle school
site and park; 5) Provide discussion of regional circulation
issues; 6) Lower the density of the project; 7) Connection of
M:\ JLibiez \M \CCstfrprtSP2- 3399.doc
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CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO. 2
MARCH 3, 1999
PAGE 2
nature preserve to Happy Camp Canyon Regional Park; 8) More
definition of the product type within the multiple - family
planning area; 9) affordable housing; 10) L.A. Avenue
improvement project; and, 11) Circulation connection to
Broadway.
As a result of the dialogue between the Council and applicant on
some of the issues, the applicant agreed to prepare an alternate
plan layout to address concerns. Council requested staff to
review potential effects of any modification of the plan on the
EIR.
DISCUSSION•
At the February 17, 1999 City Council meeting, the potential
effects upon the EIR caused by changes to the specific plan,
were considered. The types of changes City Council has
suggested for the project such as: relocation of planning area
uses, circulation changes affecting non - General Plan project
streets, reduction or reallocation of density, reduction in
total dwelling units within the project, or the shifting of the
school site and the active park open space use, would not
generate any new information or impacts of significance.
Recirculation of the EIR therefore would not be needed.
The applicant has prepared a new alternative for City Council
consideration. (Attachment 1) The amended plan reduces total
dwelling units from 652 units to 598 units. The amended land
use plan incorporates the following changes: 1) creates
equestrian estate lots of 30,000 square feet in the northern
area of the plan, 2) places 10,000 square foot lots within the
previous school site location, 3) relocates the 20 acre school
site below "C" Street and adjacent to the SR23 alignment, 4)
provides a 6 acre active park site adjacent to the school with
potential for connection across SR23 right -of -way to Happy Camp
Canyon Regional Park, 5) provides 120 multiple family units with
an affordable housing component of 60 for rent units adjacent to
the park area, 6) provides 175 acres of open space (39% of
project acreage), 7) reserves rights -of -ways for the SR23 and
SR118 bypasses, 8) provides equestrian linkage between
properties to the west of the project and Happy Camp Canyon to
the east, 9) preserves the circulation connection via "C" Street
000002
CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO. 2
MARCH 3, 1999
PAGE 3
between SP -2 and developable areas east of Happy Camp Canyon
consistent with previous circulation determinations, and 10)
retains the habitat conservation area as previously proposed.
The Ad Hoc Committee for SP -2 (Council - members Evans and Harper)
and the applicant met on February 1 and 16, 1999. The
applicant's revised plan was reviewed. Additional guidance was
given to the applicant for finalization of the plan which
included: providing a street configuration not less than 60 feet
curb to curb adjacent to the school and park sites that will
provide 2 parking lanes, 2 bicycle lanes, 2 travel lanes and one
left turn lane; insure that the school site be level with "C"
Street; keeping the future bypass rights -of -ways free of any
permanent encroachments such as trails; allow for linear park
usage on interim within the SR23 alignment as connection to
Happy Camp area. The consensus of the committee was that the
revisions to the plan adequately addressed the issues and
concerns previously discussed by the Council and applicant.
On February 23, 1999, the applicant provided additional
materials that address the affordable housing component, parks
and trails components, a conceptual school site layout, and a
potential lotting plan for planning areas 8 and 9 of the revised
specific plan. These items are attached for Council
consideration.
At the February 3, 1999, meeting an additional question was
raised concerning a "D" Street connection option. The following
background information is provided related to this issue.
The City Council at the close of the 1992 General Plan
update to the Circulation Element added "D" Street from
Princeton Avenue to the SR23 Bypass arterial as a two lane
collector.
Ramseyer and Associates submitted a theoretical alignment
for providing a "D" Street connection to the SR 23 during
the General Plan Circulation update. This alignment would
only allow access to and from the SR23 north bound lanes,
and was intended to be two way and intersect at Princeton
Avenue above the Freeway on ramps. While the plan showed
that the street avoided the oak stands in the drainage
000003
CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO. 2
MARCH 3, 1999
PAGE 4
area, it is evident that the alignment required extensive
grading in the canyon and alteration of natural drainage
that would have significant impacts upon sensitive oak
riparian habitat, and would be further constrained by
utility corridors.
During the preparation of the EIR for Specific Plan No. 8
(1995), the city -wide circulation system as proposed by the
1992 update was studied based upon changes in the
community. The 2010 no project analysis in the SP -8 EIR
did not consider the "D" Street extension as feasible.
Extension of Spring Road north through SP -2 to "C" Street
was proposed as a replacement for "D" Street.
Parallel to the SP -8 analysis, Morrison presented
alternatives for circulation plans for the SP -2 development
to the Community Development Committee. This was followed
by a December 13, 1995 joint workshop meeting between
Council and Planning Commission at which time the consensus
preference for circulation in SP -2 was given. The history
of that discussion was furnished by Mr. Greynald to the
Planning Commission for consideration of this issue. The
Caltrans SR 23 and SR 118 freeway /bypass extensions and
ramps are evident in the plans. The diagrams show "D"
Street infeasible due to preferred State right -of -way and
interchange requirements. The northbound connector ramp
from the SR118 to SR23 approximates the previous suggestion
for the "D" Street alignment. Therefore, due to extensive
grading, infrastructure requirements, conflicts with
utility corridors, and potential traffic conflicts, the "D"
Street connection was deleted.
Applicant's revised plan provides for a 6 acre park site.
Adopted city park standards require five acres for each 1000
population generated by the project. The revised plan would
generate a need for 9.37 acres of park land. Conditions of
approval and the development agreement will need to address this
matter. It is recommended that the park site be dedicated and
fully improved at applicant expense, and that a long term
financing mechanism for maintenance be required of the
applicant. The remaining 3.37 acres should be compensated for
000004
CITY COUNCIL AGENDA REPORT
SPECIFIC PLAN NO. 2
MARCH 3, 1999
PAGE 5
through in lieu payment or direct improvements within another
facility.
STAFF RECOMMENDATIONS:
1. Accept further public testimony;
2. Consider the revised land use proposal and provide
direction to staff and applicant concerning any remaining
issues and the revised plan;
3. Direct staff to prepare a resolution for certification of
the Environmental Impact Report for consideration at the
March 17, 1999, City Council meeting; and,
4. Continue Public Hearing to March 17, 1999.
ATTACHMENTS: 1. Revised Land Use and Circulation Plan, SP -2
2. Revised Land Use Statistical Summary
3. Applicant Materials Related to Specific Plan
Changes
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LAND USE PLAN
MOORPARK SPECIFIC i PLAN NO.2
CITY OF MOORPAR , M
0()(3006
ATTACHMENT 1
STATISTICAL SUMMARY
Totol Developable Area 445.0 AC
Residential
1-find Use Designation
Planning
Area
Land Use
Designation
Density /Range
du/ac
Max. Gross
Density
DU's
% of Total
Area
o of-Total
Area
I
RPD - SF
2.5 - 6.0
6.0 DU /AC
96
16.1
16.0 AC
03.6%
2
RPD - SF
2.5-6.0
4 2 DU /AC
77
12.9
18.3 AC
04.1%
3
RPD - SF
2.5 - 6.0
2.8 DU /AC
87
14.5
23.2 AC
05.2%
4
RPD - SF
2.5-6.0
3.4 DU /AC
90
15.1
26.7 AC
06.0%
14.0 AC
RPD - 15
Total Open Space
15.0 DU/ C
120
20
8.0 AC
01.
%
RPD - SF
1.3 DU /nC
37
6.2
28.0 AC
06.x%
9
RPD - SF
2.3 DU /AC
91
15.2
39.7 AC
08.9 0.0
Subtotal
t 598
100%
159.9 AC
35.9%
Open Space
Planning
Area
1-find Use Designation
Area
%of P I ota
Area
10
POS
Pt ate Open'Space _
5.1 ACS _._
1.1
I 1
POS
Private Open Space
29.6 AC
6.7%
12
NOS
Private Open Space
16.0 AC
3.6%
13
NOS
Private Open Space
78.0 AC_
17.5%
14
POS
Private Open Space
12.8 AC
2.9%
15
POS
Private Open Space
10.2 AC
2.3%
16
POS
Private Open Space
3.3 AC
0.7%
17
POS
Private Open Space
14.0 AC
3.1%
Total Open Space
169.0 A
37.9`%.
Non - Residential Uses
Planning
Area
Land Use Designation
Area
% of Total
Area
6
P
Park
6.0 AC
1.4%
7
S
School
20.0 AC
4.5%
R/W.
Right of Way Reservation 118 & 23
49.7 AC
11.20-b
R/W
Rfl sjzvays
40.4 AC
9.1ON
Subtotal
116.1 A-It
26.2%
Tatal Project
445.0 AC
100%
0000017
ATTACHMENT 2
SPECIFIC PLAN NO.2
Affordable Housing Component
The Specific Plan No. 2 revised Land Use Plan dated February 1999 designates 478 single -
family dwelling units and 120 for -rent multi - family dwelling units. Morrison- Fountainwood-
Agoura proposes to set aside a total of 66 units or 11% as "affordable." Of the 66 units, 50 units
will be within the 120 unit multi - family site, planning area No. 5. Affordable housing is defined
as meeting the needs of the "very low ", "low" and "moderate" income categories within the City
of Moorpark. 25 of these multi - family units will have rents affordable to families earning
income of no more than 60% of the Ventura County median income. An additional 25 of the
multi - family units will have rents affordable to families earning income of no more than 80% of
th - Ventura County median income. Development of the multi - family units will be done in such
a manner which mixes the affordable housing units with the market rate units. The affordable
units shall be offered for rent in cooperation with any City of Moorpark Affordable Housing
Marketing Plans which the City may offer. These units would be for rent to "low" and "very
low" income categories for a minimum of 15 years from the date the affordable units receive a
final building inspection. Three floor plans would be offered as follows:
Plan
# of Units
Sq. Ft.
Bedrooms
Bathrooms
1
4
675
1
1
2
26
880
2
1.5
3
20
1,050
3
2
The remaining 16 affordable units will be for sale single - family dwellings within planning area
No. 1. These 16 homes will be designated and sold as affordable to moderate income families
earning no more than 120% of the Ventura County median income. The moderate affordable
units will be deed restricted to remaining affordable for 15 years with provisions for resale's to
be approved by the City Housing Officer requiring any windfalls to be returned to the City to
fund other affordable housing opportunities. The homes for sale to moderate income families
will offer two floor plans as follows:
Plan
# of Units
Sq. Ft.
Bedrooms
Bathrooms
4
8
.1150
3
2
5
8
1300
3
2
ATTACHMENT 3
MOORPARK HIGHLAND
SPECIFIC PLAN NO.2
PARK, RECREATION AND TRAILS COMPONENTS
A 6.0 acre park site is proposed adjacent to the middle school and multi-
family site. The improvements for the park will be detailed in the project
development agreement. The park maintenance will be assumed by an
Assessment District created by the Developer encompassing all privately
owed Specific plan No. 2 lots.
The Moorpark Highland Trail System will provide for intra project horse
riding and hiking and will include linkage to Walnut Canyon, Happy Camp
and adjacent horse properties. This park is being created to contribute to
and enhance the City of Moorpark's recreational opportunities.
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