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CITY OF MOORPARK ----'-
AGENDA REPORT ------ ---- --
TO: The Honorable City Council
FROM: Nelson Miller, Director of Community Development(
DATE: February 23, 1999 (For CC Meeting of March 3, 1999)
SUBJECT: CONSIDER GENERAL PLAN AMENDMENT NO. 96 -1, ZONE CHANGE
NO. 96 -2, VESTING TENTATIVE TRACT NO. 5053,
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 96 -1, AND
DEVELOPMENT AGREEMENT NO. 98 -2 (PACIFIC COMMUNITIES)
RELATING TO PROPOSAL FOR 303 RESIDENTIAL LOTS LOCATED
ON THE SOUTH SIDE OF LOS ANGELES AVENUE IN THE
VICINITY OF GOLDMAN AND SHASTA AVENUES (Continued from
December 16, 1998).
Discussion
Consideration of these applications was continued from December
16, 1998, to address concerns expressed by the City Council.
These concerns included the buffer along the western property
line adjacent to the homes on Maureen Lane, density, amenities,
length of driveways, and fencing along the arroyo. Further
consideration was referred to an Ad Hoc Committee
(Councilmembers Evans and Harper).
The applicant developed a revised concept for the project to
address the concerns expressed by Council. The revised concept
has individual lots along the street, rather than the previous
courtyard concept. It contains 249 units (compared to 303
previously) and three recreation areas. To address issues of
buffering and setback from the western boundary, adjacent to the
lots on Maureen Lane, two recreation areas and a street are
proposed along this boundary. The applicant has also indicated
that he would put single story homes on the eight lots which are
corner lots along "C" Street, the street along the western
property boundary.
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Pacific Communities
March 3, 1999
Page 2
The proposed lots are a minimum of 3,000 square feet (45' x 671)
on streets with a curb -to curb width of thirty -six feet, with
sidewalks four feet wide on each side of the street. This
concept is similar to the project proposed by Cabrillo Economic
Development Corporation for the Gisler field site, for which
City Council approved certain waivers at the Council meeting on
December 16, 1998. New house plans would also be proposed for
the revised concept.
The Ad Hoc Committee met to consider the project and revised
plans on February 1, 16, and 23. Several alternatives were
considered by the Committee. The Committee suggested private
streets and possible incorporation of the adjoining property to
the east adjacent to Liberty Bell Road. The applicant has
prepared a revised plan incorporating the Committee's
recommendations to provide a connection to the property to the
east (Attachment 1) and has also prepared a concept plan for
possible development of the adjacent property (Attachment 2).
This would provide a connection to Liberty Bell Road at Villa
Avenue. This would facilitate access to the pedestrian bridge
and Villa Campesina Park.
At the Committee meeting of February 23, 1999, about a dozen
residents of Maureen Lane also attended and reviewed the project
and discussed concerns. Concerns discussed at this meeting
included whether a sidewalk would be placed along the west side
of "C" Street; a row of trees along the west side of "C" Street;
a possible condition to also require the developer to provide
trees on the adjacent lots along Maureen Lane; the location,
height, design, materials, and timing of the wall along the west
property boundary; and possible shifting of Street "A"
intersection at Los Angeles Avenue to the east.
At this point, the applicant has submitted a concept plan for a
revised project. The Council may wish to provide direction if
this concept addresses the concerns that have been expressed.
The applicant would then need to submit revised Tentative Tract
Map and Residential Planned Development Permit applications,
which could then be reviewed by the various department and
agencies and recommended conditions prepared. The Ad Hoc
Committee would also need to review the proposed Development
Agreement for appropriate modifications, especially relating to
the provision of affordable housing.
If there is a desire to consider the adjacent property for
potential inclusion, along with the project, the Council may
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Pacific Communities
March 3, 1999
Page 3
wish to direct staff to prepare a resolution for initiation of a
General Plan Amendment and Zone Change for that property, which
is currently zoned for commercial use. This could potentially
be incorporated with consideration of revised applications if
the applicant were successful in negotiating with that property
owner. Inclusion of that property with the revised applications
would require review and recommendation by the Planning
Commission.
Since the proposed changes do involve a change in densities, not
previously considered by the Planning Commission, it is
recommended that the General Plan Amendment and Zone Change be
referred to the Planning Commission for review and
recommendations. However, a new public hearing is not required
for the Planning Commission review of the General Plan and Zone
Change, if new area is not added. Therefore, the General Plan
Amendment and Zone Change, without added areas, could be
returned to City Council for consideration on April 21, 1999.
If areas are added, a public hearing would need to be advertised
and additional time would be needed. In addition, the applicant
has indicated it would take three to four weeks for him to
prepare and submit revised applications for the Tentative Tract
Map and Residential Planned Development Permit. This would then
need to be circulated to agencies for review, which would entail
another three to four weeks. Staff reports and conditions would
then be prepared and public hearing notices sent for a new
public hearing for the revised Tentative Tract Map and
Residential Planned Development Permit. It is anticipated that
this total process would take three to four months to return to
City Council with these revised applications. The Development
Agreement would also need to be revised.
If the General Plan Amendment were processed along with the
revised applications, this could conceivably be consolidated
with other potential General Plan Amendments in order to
preserve opportunities due to the limitations on the number of
amendments in one year.
Staff Recommendation:
1) Accept public testimony and close public hearing;
2) Consider revised proposal and direct staff as deemed
appropriate.
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ATTACHMENT 2
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Crouse/Beers & Associates, Inc. LOTTING STUDY EXHIBIT
Engineering * Surveying * Planning * Construction Management 37 LOTS
1700 Hamner Avenue, Suite 104
Norco, Co. 91760 (909) 736 -2040 Fax (909) 736 -5292
PrePored Checked Dote:
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