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Home My WebLink AboutAGENDA REPORT 1993 0317 CC REG ITEM 11CA G E N D A R E P O R T C I T Y O F N 0 0 R P A R K ITEM I'*(! ,,, .00RPARK, CAUFORNIA City Council Meeting ACTION: TO: The Honorable City Council FROM: Jaime Aguilera, Director of Community Development Prepared by Deborah S. Traffenstedt, Senior Planner �75T DATE: March 12, 1993 (CC Meeting of 3/17/93) SUBJECT: CONSIDER SPHERE OF INFLUENCE AMENDMENT APPLICATION FOR SPECIFIC PLAN NO. 8 AREA BACKGROUND At the City Council meeting on March 3, 1993, staff was directed to prepare a draft Sphere of Influence amendment application for consideration at the Council's March 17th meeting. A draft application is attached to this report. The Local Agency Formation Commission has only one application form that is used for all boundary amendment requests; therefore, not all of the application questions are relevant to the requested Sphere of Influence amendment. The City Council also directed staff to notify all property owners regarding the Council's intent to discuss a Sphere of Influence amendment at its March 17th meeting. As directed, a letter was sent to all affected property owners. DISCUSSION The attached application does not include the referenced attachments. Staff is still preparing the initial study. In addition, a legal description needs to be completed for the entire property. A civil engineering firm can be hired to prepare that legal description; however, the research work involved will take approximately two weeks to complete. The cost of preparation of a legal description is expected to be less than $5,000, and the contract could be approved by the City Manager if so directed by the City Council. RECOMMENDATION Direct staff as deemed appropriate. Attachment: Draft Sphere of Influence Amendment Application .Z/ VENTURA LOCAL AGENCY FORMATION COMMISSION Pro sal Questionnaire for Cities and Districts 1. Name of Application: City of Moorpark application for sphere of influence amendment to include the area as shown on attached map (Attachment 1) and as described in attached legal description (Attachment 2). 2. Acreage: Approximately 4,316 acres. General Location: North of existing City limits and sphere of influence boundary and adjacent to Griffin Campus Hills development and Moorpark College. Bordered by Happy Camp Regional Park on the west and north. Bordered by Simi Valley Area of Interest on east. Map of subject site is included as Attachment 1, and the legal description is included as Attachment 2. 3. Assessor's Parcels: List the parcel number(s) of this property. The area proposed for inclusion in the City's Sphere of Influence consists of the following Assessor's parcels (based on 1992 Assessor's parcel maps and ownership records): APN Owner's Name Estimated Acreage 500 -0- 120 -035 Strathearn Ventura Part. 27.47 acres 500 -0- 120 -055 Strathearn Ventura Part. 3.82 acres 500 -0- 120 -065 Strathearn Ventura Part. 4.26 acres 500 -0- 170 -135 Strathearn Ventura Part. 296.35 acres 500 -0- 170 -205 M -C Moorpark Part. 25.62 acres 500 -0- 170 -255 Messenger Investment Co. 85.99 acres 500 -0- 170 -285 Schribner, Kenneth L. 42.48 acres and Sharon L. 500 -0- 170 -295 Messenger Investment Co. 44.31 acres 500 -0- 170 -305 Strathearn, B. Trust 54.60 acres 500 -0- 170 -315 Strathearn, Bruce M. 54.28 acres 500 -0- 170 -325 Strathearn, Brad M. and 45.00 acres Navarro, Catherine A. 500 -0- 170 -335 Strathearn, Brad M. and 44.99 acres Navarro, Catherine A. 500 -0- 170 -345 Mahon, Georgia A. 43.11 acres 500 -0- 170 -355 Mahon, Ralph, D. 45.84 acres 500 -0- 170 -365 Rancho Margaret 45.99 acres 500 -0- 170 -375 Lundquist, V. Trust 41.30 acres 500 -0- 180 -045 Strathearn Ventura Part. 640.00 acres 500 -0- 180 -055 Strathearn Ventura Part. 640.00 acres 500 -0- 180 -075 Strathearn Ventura Part. 632.00 acres 500 -0- 180 -105 Strathearn Ventura Part. 60.76 acres 500 -0- 180 -115 Strathearn Ventura Part. 571.24 acres 500 -0- 281 -035 O'Brien, William - 40.32 acres Marianne Trust 1 500 -0- 281 -045 500 -0- 281 -165 500 -0- 281 -175 500 -0- 281 -185 500 -0- 281 -195 500 -0- 281 -205 500 -0- 281 -215 500 -0- 292 -065 500 -0- 292 -135 500 -0- 292 -145 615 -0- 110 -205 615 -0- 110 -215 Ventura Pacific Capital Iv. 40.69 acres Strathearn Ventura Part. 26.59 acres Ventura Community College 4.39 acres District M -C Moorpark Part. 14.83 acres M -C Moorpark Part. 40.69 acres Ventura Pacific Capital Iv. 40.76 acres Sunshine Ranch 40.24 acres Strathearn Ventura Part. 211.29 acres Strathearn Ventura Part. 39.37 acres Ventura Community College 4.39 acres District Strathearn Ventura Part. 115.68 acres Strathearn Ventura Part. 255.99 acres 4,315.54 acres 4. Purpose: (Clearly state why the proposal is being filed. List all the proposed actions for LAFCO approval and any other actions which are part of the overall project, for instance, a subdivision.) A Sphere of Influence amendment is requested for the area designated as Specific Plan No. 8 in the Land Use Element of the City's General Plan. The amendment is needed to allow the City to plan its future growth in an efficient and rational manner. The subject area is considered the ultimate, probable, jurisdictional boundary of the City based on geographic service provision and social and economic interdependencies. The subject parcel is important to the circulation plan for the City as well as the future economic growth of the City. The City's Circulation Element includes an extension of Broadway through the Specific Plan No. 8 area and connecting with Highway 118 west of Alamos Canyon. The Broadway extension could be designed so as to route sand and gravel trucks around the City, instead of through the center of Moorpark, which is the route currently used. In addition to circulation considerations, the City's future economic position may be improved with the inclusion of the Specific Plan No. 8 area within the City's Sphere of Influence. The City needs to increase its sales tax revenues. Recent market studies have identified that Moorpark is losing crucial sales tax revenues, since a large percentage of Moorpark residents leave the City to shop. This is particularly the case with the northeast section of the City, since it is physically separated from the majority of the commercial shopping areas in Moorpark. The provision of retail and other commercial services in the Specific Plan No. 8 area would serve the entire northeastern segment of 5. Moorpark. In addition, certain population thresholds are required in order to attract commercial and industrial businesses to locate in Moorpark. Land Use and Zoning - Present and Future A. Describe the present land uses on the site. If there are fewer than 12 Assessor Parcels, list, by parcel number, the street address (if any), specific land use, the existence of will serve letters and any other relevant information. Not applicable - the site includes 34 Assessor Parcels. If the application includes 12 or more parcels, contact the LAFCO office before submitting the application to determine what types of information will be required. To summarize, the present land uses on the entire site include agricultural (citrus and avocado orchards) in the southwesterly portion, livestock grazing, and residential. Immediately west of Happy Camp Regional Park are located citrus and avocado groves. In addition, there are two existing homes and one other dwelling unit under construction in the westerly portion of the planning area. The remainder of the land is used for cattle grazing, oil extraction, and as a site for filming movies and commercials. B. what is the site's present zoning? Is the proposed use in conformity with this zoning? The existing County of Ventura zoning for the subject area is Agricultural Exclusive (A -E). No change in use is currently proposed. C. (For City annexations only) what is the approved prezoning which will become effective upon annexation? Is the proposed use in conformity with this zoning? Not applicable for a Sphere of Influence amendment. D. Is the site entirely /partly prime agricultural land (Class 1, 2, or 3 soils)? Does the site contain agricultural land defined by the Soil Conservation Service as being of prime, unique or Statewide importance? The southwest corner of the proposal area contains agricultural land defined as prime and unique based on the County's Important Farmlands Inventory map for the Moorpark area (see Attachment 3). The Soil Conservation 3 Service has identified that the soil classifications for the land identified as prime agricultural land on the County's Important Farmlands Inventory map, within the Specific Plan No. 8 area, are as follows: Soil Mapping Soil Capability Unit Symbol Classification Soil Name MoC IIe -1 Mocho loam, 2 -9% slopes GaC IIe -1 Garretson loam, 2 -9% slopes RcC IIe -3 Rincon silty clay loam, 2 -9% slopes CoC IIIs -4 Corralitos loamy sand, 2- 9% slopes ScF2 VIe -1 San Benito clay loam, 30- 50% slopes eroded SvF2 VI13 -1 Soper gravelly loam, 30- 50% slopes eroded Rw VIIIw -4 Riverwash Not all of the soil types listed above are consistent with the prime agricultural land designation, as shown on the County Important Farmland Inventory map, and further analysis would be required at the time of specific plan preparation. The proposed Sphere of Influence amendment application would not directly result in agricultural land impacts. The City's Land Use Element encourages the preservation of viable agricultural land and includes the following goal and policies regarding preservation of agricultural resources: GOAL 11: Identify and encourage the preservation of viable agricultural resources in the City and its Area of Interest Policy 11.1 An agricultural land use designation should be retained for farmlands within the City's Area of Interest, which have been identified as Prime and /or Statewide Importance, as long as economically viable. Policy 11.2 When new residential development is adjacent to existing agricultural uses, a 200 -foot minimum width setback shall be provided to minimize compatibility conflicts. 4 Policy 11.3 Agricultural uses in buffer areas between Moorpark and adjacent communities shall be encouraged, and the City shall support the use of Greenbelt Agreements to preserve agricultural land uses. Is the site under LCA (Williamson Act) contract? There are eight separate LCA contracts for property within the subject area, and notices of nonrenewal have been filed for all eight contracts. The notices of nonrenewal for the majority of the developable area of the subject site were filed in 1986 (refer to Attachment 4). E. List all existing and pending applications (i.e., zone change, land division or other entitlements) for this property. No applications have been filed with the City for the subject property. F. Are there oil or other leases on the site which would be affected by the proposal? If yes, please include lessee's name and address and indicate how they would be affected. Unocal owns the mineral rights for the proposal area and has approximately nine oil wells located on the site. No oil or other leases on the site would be directly affected by the proposed Sphere of Influence amendment. G. Describe adjacent land uses, zoning and general plan descriptions: Adjacent Existing Land Uses North - Happy Camp Regional Park South - Single - family residential and open space East - Open space West - Happy Camp Regional Park Zoning North (County) - 0 -S (Open Space) 160 Ac. South (City) - RPD -1.6 U (Residential Planned Development -1.6 units per acre), R -1, OS -10 Ac., RPD -5 U, RPD -2.5 U, RE -1 Ac. (Rural Exclusive - 1 Acre minimum lot), 0 -S East (County) - 0 -S 160 Ac. and A -E (Agricultural Exclusive - 40 acre minimum lot) West (County) - 0 -S 160 Ac. 61 General Plan Descriptions North (County) - South (City) - East (County) - West (County) - 6. Conformity with Plans Open Space (10 Acre +) L (Low Density), Pub (Public/ Institutional), OS -2 (Open Space - 1 du per 40 acres), M (Medium Density), OS -1 (Open Space - 1 du per 10 -40 acres), ML (Medium Low Density), S (School) Open Space (10 Acre +) Open Space (10 Acre +) A. Is the site within the affected agencies' Spheres of Influence? Yes X No X Explain if necessary: The City of Moorpark has filed this application for a Sphere of Influence amendment. The entire area proposed for inclusion within the City's Sphere of Influence is within the Moorpark Area of Interest and within the boundaries of Ventura County Waterworks District No. 1 and the Moorpark Unified School District. B. Circle the correct answer to identify how the County General Plan designates the site. Urban Rural Open Space Agricultural State or Federal Existing Urban Reserve Facility Community Overlay C. What are the City General Plan designations, if any, for the site? The Land Use Element of the City's General Plan designates the site as Specific Plan No. 8 and specifies the proposed land uses for Specific Plan No. 8 as follows: The number of dwelling units shall not exceed 2,400, unless the specific plan area property owner agrees to provide public improvements, public services and /or financial contributions that the City Council determines to be of substantial public benefit to the community, in which event, the number of dwelling units shall not exceed 3,221. The appropriate amount of land to be designated as Open Space, Park, School, Agricultural, or any other appropriate land use designation, would be determined at the time of specific plan preparation or approval. 6 D. Is the proposed use in conformance with these designations? Yes No Comment: N/A - no change in land use is proposed. Not applicable to a Sphere of Influence amendment. No change in land use is proposed at this time, and approval of a specific plan would be required prior to any annexation application. B. Is the site within or adjacent to an approved greenbelt? The subject site is not within or adjacent to an approved greenbelt. Happy Camp Regional Park does border the site on the west and north. 7. Topography, Natural Features and Drainage Basins A. Describe the general topography of the site and any significant natural features affecting the proposal. The terrain varies from relatively level areas to gently rolling as well as steep hillside areas separated by north -south trending arroyos and natural drainage features. The steep hillside areas, with slopes over 25 percent, are primarily located in the northerly portion of the site adjacent to Happy Camp Regional Park and are not considered developable. There are also steeply sloping areas located northeast of Moorpark College and east of Happy Camp Canyon. West of Happy Camp Regional Park, the terrain is characterized by gently rolling hillsides occupied by citrus and avocado groves. The westerly and southerly portions of the site contain the more developable area based on slopes and the logical extension of infrastructure from existing development in the City. There is no significant topographical separation of the site from existing Campus Hills and Varsity Park neighborhoods in the northerly portion of the City. The proposal area lies within the South and North Los Posas drainage basins, which are an integral element of the lower aquifer system of the Santa Clara - Calleguas hydrologic unit. The lower aquifer system in this area is composed of both the Fox Canyon Aquifer and the underlying Grimes Canyon Aquifer, both of which extend west from the Las Posas Valley under the Oxnard Plain and the Pacific Ocean. Happy Camp Canyon to the west of the site is a recharge area for the North Las Posas ground water basin. 7 8. B. Describe the general topography of surrounding areas. Happy Camp Regional Park borders the proposal area to the west and north. Happy Camp Regional Park is characterized by steep topography drained by deep canyons. The lower north -south trending canyon contains wide bands of relatively level terrain bordered by moderate to steeply sloping topography. In contrast, the upper east -west trending canyon contains only thin strips of level terrain bordered by steeply sloping canyon sides. The land to the east of the proposal site is predominantly hillside area with slopes ranging from 10 to 25 and over 25 percent. The land to the south of the proposal site includes the northerly developed areas of Moorpark (Campus Hills, Varsity Park and Moorpark College), which have similar topography to that of the southerly portion of the site. Also located south of the proposal area is the undeveloped Unocal property, with pockets of fairly level land surrounded by steep hillsides of 25 percent and greater slopes. Population A. How many and what types of dwelling units are presently within the proposal area? There are two existing single - family dwelling units and there is a third single - family dwelling unit under construction in the westerly portion of the proposal area. B. How many new dwelling units could result if the proposal is approved and what population would be generated? Single - family Factor* Population Multi- family Factor* Population *Use the number of persons per dwelling unit which is used in the Countywide Air Quality Management Plan. The proposed Sphere of Influence amendment would not result in an increase in dwelling units. Refer to previous discussion under item No. 6C for information on the City's long range plans for the subject property. The City's Land Use Element includes a specific plan designation with a density limit of 3,221 dwelling units. Based on the Countywide Planning Program population per dwelling unit factor of 2.74 for the year 2010, the buildout population for the Specific Plan No. 8 area would be approximately 8,826 persons. 8 9. 10. Government Services and Controls - Need, Cost, Adequacy and Availability This portion of the questionnaire is intended to comply with the statutory requirement of section 56653 to provide a "Plan for Providing Services." Please answer fully. A. Describe the services to be extended to the affected territory as a result of this proposal. Not applicable to a Sphere of Influence amendment. B. Describe the level and range of these services. Not applicable to a Sphere of Influence amendment. C. Indicate when these services can feasibly be extended to the affected territory. Not applicable to a Sphere of Influence amendment. D. Indicate any improvements or upgrading of structures, roads, sewers or water facilities or other conditions which will be imposed or required as a result of the proposal. Not applicable to a Sphere of Influence amendment. E. Identify how these services will be financed. Include both capital improvements and ongoing maintenance and operation. Not applicable to a Sphere of Influence amendment. F. Identify any alternatives for providing the services listed in section "A" and how these alternatives would affect the cost and adequacy of services. Not applicable to a Sphere of Influence amendment. Bonded Indebtedness A. Does any affected agency have existing bonded indebtedness? If yes, please describe. Not applicable to a Sphere of Influence amendment. B. Will the subject territory be liable for payment of its share of this existing indebtedness? If yes, how will this indebtedness be repaid (property taxes, assessments, water sales, etc.)? Not applicable to a Sphere of Influence amendment. V C. Is it desired that the subject territory be included within any Division or Zone? If yes, please describe. Not applicable to a Sphere of Influence amendment. D. Does the detaching agency propose that the subject territory continue to be liable for the payment of existing bonded indebtedness? If yes, please describe. Not applicable to a Sphere of Influence amendment. 11. Environmental Impact of the Proposal A. Who is the "lead agency" for this proposal? The City of Moorpark. B. What type of environmental document has been prepared? EIR X* Negative Declaration Mitigated Negative Declaration Subsequent Use of Previous EIR Identify the prior report: None, Categorically Exempt -- Class * Referenced EIR is the Final EIR prepared for the Moorpark Land Use and Circulation Element Update and Sphere of Influence Expansion Study (certified by the Moorpark City Council on May 13, 1992). C. If an EIR has been prepared: 1. List or refer to a list of the significant environmental impacts anticipated from the project: Amendment of the City's Sphere of Influence to include the area designated as Specific Plan No. 8 on the City's land use plan would not directly result in any site - specific environmental impacts (refer to Attachment 5 - Initial Study). The proposal does have the potential to result in significant cumulative impacts; however, the Final EIR prepared for the Moorpark Land Use and Circulation Element Update and Sphere of Influence Expansion Study did examine the cumulative environmental impacts resulting from modifications to the City's land use plan and a Sphere of Influence amendment. 10 The Final EIR for the Moorpark General Plan Land Use and Circulation Element Update and Sphere of Influence Expansion Study fulfills the requirements of CEQA Section 15168 for a Program EIR. As provided in Paragraph (e)(2) of Section 15168, the Program EIR can allow the Lead Agency to consider broad policy alternatives and programwide mitigation measures at an early time when the agency has greater flexibility to deal with basic problems or cumulative impacts. A Program EIR also enables the agency to examine the overall effects of the proposed course of action and to take steps to avoid unnecessary adverse environmental effects. The Final EIR for the Moorpark General Plan Land Use and Circulation Element Update and Sphere of Influence Expansion Study identifies the following impacts as significant and not fully mitigated: 1) Land Use - conversion of existing non - urbanized land and rural uses to urbanizing uses; 2) Air Quality - long -term air contaminant emissions in the project area would occur from both stationary and mobile emission sources; 3) Acoustic - long- term acoustic impacts related to Land Use Plan buildout would occur due to increased vehicular traffic on area roadways; 4) Aesthetics - urbanization associated with buildout of open land; and 5) Biological Resources - plant and wildlife habitats would be removed or altered as a result of construction and urban development. The City did adopt a Statement of Overriding Considerations (Attachment 6), consistent with CEQA requirements. 2. In accordance with Section 15091 of the State CEQA Guidelines, describe or refer to the mitigation measures adopted to reduce or avoid significant effects: Refer to Attachment No. 7 for the Mitigation Monitoring Program for the City's Land Use and Circulation Element Update. No additional mitigation measures are required for the proposed Sphere of Influence amendment. 3. Attach or enclose the lead agency's "Statement of Overriding Considerations" adopted pursuant to Section 15093 of the State CEQA Guidelines to justify unmitigated significant impacts. Refer to Attachment No. 6 for the Statement of Overriding Considerations adopted for the Final EIR for the Moorpark General Plan Land Use and Circulation Element Update and Sphere of Influence Expansion Study. 11 Attachments: 1. Map of Proposal Area 2. Legal Description of Proposal Area 3. Important Farmlands Inventory Map 4. LCA Contracts Map 5. Initial Study 6. Moorpark Land Use and Circulation Element Update and Sphere Influence Study Statement of Overriding Considerations 7. Moorpark Land Use and Circulation Element Update and Sphere Influence Study Mitigation Monitoring Program 12 of of