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HomeMy WebLinkAboutAGENDA REPORT 1996 0207 CC REG ITEM 10BTO: FROM: DATE: A G E N D A R E P O R T C I T Y O F M 0 0 R P A R R The Honorable City Council IT E ����� 110'1 i A i z- f fZL, k/ Jaime Aguilera, Director of Community Development Deborah S. Traffenstedt, Senior Planner --Dt-r January 31, 1996 (CC Meeting of 2 -7 -96) SUBJECT: CONSIDER COMMENTS ON COUNTY CONDITIONAL USE PERMIT (CUP) NO. 4933 FOR GOLF ACADEMY (DRIVING RANGE) PROPOSED BY RALPH MAHAN FOR A SITE NORTH OF TIERRA REJADA ROAD AND EAST OF STATE ROUTE 23 Background The City has received a Request for Project Review from the County Planning Division for CUP -4933. The proposed project site is within the Moorpark Area of Interest. The application requests a 30 -tee driving range and 2,500 square foot clubhouse (office, classroom and retail), practice area, putting green, and parking lot, on approximately 25 acres of a 117.3 -acre parcel. The proposed project site (Mahan Ranch) is located north of Tierra Rejada Road and approximately 1,200 feet east of the intersection of Tierra Rejada Road and Highway 23 (see attached map). The 47 -space parking lot for the facility would be located adjacent to Tierra Rejada Road. Barrier nets 30 feet high (telephone poles with green netting) are proposed for the driving range and would be located along the east and west edge. A single -story clubhouse building is proposed to include office, classroom and retail uses related to the driving range. The applicant intends to use well water to irrigate the driving range and potable water for the clubhouse. The hours of operation are proposed to be from 7 a.m. to 10 p.m. for public use and 7 a.m. to 11 p.m. for staff. Flood lights (high cut off type) are intended to be used for the driving range after sunset. Discussion The project site is just outside of the Tierra Rejada Greenbelt; therefore, this driving range proposal is not directly comparable to the previous Tom Barger Golf Center proposal (CUP No. 4915) for a driving range south of Tierra Rejada Road and east of State Route 23. The Mahan Ranch site is less visible due to the hillside topography that partially screens the site. In addition, the driving range is proposed to be irrigated with well water versus 100 percent purchased domestic water. tj1. Honorable City Council January 31, 1996 Page 2 The new proposal by Ralph Mahan does, however, have the potential to result in similar impacts as the Tom Barger proposal. For example, the proposed flood lights could significantly affect the Tierra Rejada Greenbelt area. The project would not be entirely served by well water, since a domestic water line extension is required for the clubhouse. The applicant has proposed use of a septic system for sewage disposal, which staff does not believe is acceptable for a commercial type operation such as what is proposed. There is also a potential for traffic impacts, increased need for police services, and construction of the facility may be growth inducing. No landscaping information has been provided; however, staff's opinion is that there would need to be a significant amount of landscaping installed to screen views of the parking lot and barrier fencing (including use of landscaped berms adjacent to the parking lot). In addition, no lighting other than low -level landscape type lighting should be permitted to provide safety illumination for the parking lot only. This restriction on lighting would obviously limit hours of operation to daylight hours only. A copy of staff's most recent letter on the Tom Barger Golf Center project as well as letters from the City of Simi Valley on both driving range proposals are attached. Simi Valley's letter questions whether a driving range as a primary use is appropriate or should even be considered within the Open Space zoning designation. "While golf courses are uses that can be approved in the Open Space zoning that is applied to the site, the development of a driving range as proposed is a considerably more intense commercial use." A driving range is not called out in the County Code as a permitted use in the Open Space Zone. Similar to the City Council's direction to staff for the Tom Barger golf driving range proposal, staff's intent is to prepare a letter to the County, identifying the City's opposition to the proposed Mahan golf academy based on the commercial nature of the operation; the required provision of urban services to the site; potential traffic, visual, and light and glare impacts; and the establishment of a precedent that would be growth inducing. Recommendation Direct staff to prepare a letter to the County Planning Division expressing the City's opposition to the proposed project. Attachments: 1. Site Plan Excerpt 2. City of Moorpark letter on CUP -4915 dated 1 -30 -96 3. City of Simi Valley letters dated 1 -29 -96 on CUP -4915 and CUP - 4933 O OZ42 -R4;Z4CTI F x4D AC ES ROA INCA RANGE PROPOSED W T E5 SEE FLOOR P 5�4EET 2 SEE PA \,11,6 LOT IL AIL, 6WEkT 2 T QAIL X 2- 1 -66 MOORPARK 799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864 January 31, 1996 County of Ventura Planning Division Attention Ron Allen 800 S. Victoria Avenue Ventura, CA 93009 SUBJECT: REQUEST FOR PROJECT REVIEW FOR SECOND SUBMITTAL OF CONDITIONAL USE PERMIT (CUP) NO. 4915, TOM BARGER GOLF TRAINING CENTER AND DRIVING RANGE IN THE TIERRA REJADA GREENBELT AREA Dear Mr. Allen: Thank you for the opportunity to review the revised project submittal for the Tom Barger Golf Training Center, proposed to be located in the Tierra Rejada Greenbelt in the Moorpark Area of Interest. We recognize that the proposed golf training center project has been revised to reduce water consumption and to minimize commercial aspects. It is our opinion, however, that the City Council's strong opposition to the original project submittal (as discussed in our letter dated September 22, 1995) was primarily based on inconsistency with the intent of the Tierra Rejada Greenbelt Agreement, as well as the potential for significant light and glare and aesthetic impacts. No information has been provided with the current application regarding height of fencing and any landscape screening; however, the City Council did not believe that aesthetic impacts could be fully mitigated for a golf driving range, given the high visibility of the project site. We concur with the City of Simi Valley's comments that are contained in a letter dated January 29, 1996. A driving range is not listed in the County Zoning Code as a permitted use in the Open Space Zone; a golf course is listed as a permitted use with a conditional use permit. The proposed golf training center and driving range is a commercial recreation use more similar to a miniature golf facility. An environmental impact report should be required for the revised Project, primarily due to potential inconsistency with the Tierra Rejada Greenbelt Agreement, light and glare impacts from parking lot and driving range lighting that would impact the open space and rural character of the Tierra Rejada Valley, and aesthetic impacts from the driving range barrier fencing that would be highly visible from State Route 23 and Tierra Rejada Road. The EIR should also address potential inconsistency with County water management policies, any increased demand for public services, and trafficimpacts. r PAUL W. LAWRASON JR. JOHN E. WOZNIAK PATRICK HUNTER Mayor BERNARDO M. PEREZ a or Pro Tem Councilmember Councilrriember Ron Allen January 31, 1996 Page 2 We are requesting that the City be kept fully informed regarding this project, and that we be provided with a copy of all notices (environmental document and public hearing), staff reports, and the draft and final environmental impact report. If you or your staff have any questions regarding the City's concerns, please contact me. Sincerely, Jaime R.Aguilera Director of Community Development JRA /DST cc: Honorable City Council Steve Kueny, City Manager UU02 -45 CITY OF ,. SIMI VALLEY 2929 Tapo Canyon Road, Simi Valley, CA 93063 -2199 • (805) 583 -6700 January 29, 1996 R GEIVED JA 3o 1996 County of Ventura Resource Management Agency, Planning Division CommunilyoVeopmen!D Attn . Ron Allen y �eiopmani Dzpa!tment 800 South Victoria Avenue Ventura, CA 93009 SUBJECT: CONDITIONAL USE PERMIT NO. CUP -4915, AN APPLICATION FOR A GOLF DRIVING RANGE AT THE SOUTHEAST CORNER OF TIERRA REJADA ROAD AND THE 23 FREEWAY Dear Mr. Allen: Thank you for the opportunity to review the submittal of the application by Tom Barger Golf Centers for a 75 tee golf driving range and ancillary facilities (CUP -4915) on the twenty (20) acre site at the southeast corner of Tierra Rejada Road and the 23 Freeway. While the project is not within either the Sphere of Influence or the Area of Interest of the City of Simi Valley, it is within the Tierra Rejada Greenbelt Agreement area and as a signer of the Agreement establishing the greenbelt, the City has a vital interest in potential development in the area. We were interested to note a second application for a golf driving range immediately across Tierra Rejada Road to the north (CUP- 4933). While it is a somewhat less intense development proposal, it shares many of the same attributes that cause us concern with the proposal for CUP -4915. The County, together with the cities of Thousand Oaks, Moorpark and Simi Valley, adopted joint resolutions establishing the greenbelt area in 1983 and 1984. The provisions of the resolutions define the area as prime agricultural or other open space land "which is preserved in agricultural or other open space uses ". It notes that all of the regional and community plans designate the Tierra Rejada Valley for agricultural and open space uses and that all of the joint agencies find that the lands described in the resolution "are worthy of retention in agricultural and other open space uses ". The joint agencies agreed to a "policy of non - annexation and retention of open space uses for the properties in the Tierra Rejada Valley ". It appears that the proposed driving range development considerably exceeds the statements of policy and direction contained in the Tierra Rejada Greenbelt Agreement. While golf courses are uses that can be approved in the Open Space zoning that is applied to the site, the development of a driving range as proposed is a considerably more intense commercial use. Golf courses are obviously open space uses and may have driving ranges of limited size incorporated as part of an overall development. However, we question that a driving range as a primary use is appropriate or should even be considered within the OS zoning designation. Driving ranges are more akin to the definitions given for a commercial recreation use and carry many of the impacts associated with such a definition. It is questionable whether the size and intensity of the GREGORY STRATTON 000 Z4(T BILL Pro T SANDI Wmb BARBARA J. WILLIAMSON Mayor Mayor Pro Tem Council Member L. PAUL MILLER Council Member Council Member C' s /C Cky CITY OF SIMI VALLEY - 2929 Tapo Canyon Road, Simi Valley, CA 93063 -2199 • (805) 583 -6700 January 29, 1996 RECEIVED JAN d 0 1996 County of Ventura Resource Management Agency, Planning Division Ull Oi tv:oorpark Attn. Ron Allen Communitvi�ave(opm?nt liapa�tc.en! 800 South Victoria Avenue Ventura, CA 93009 SUBJECT: CONDITIONAL USE PERMIT NO. CUP -4933, AN APPLICATION FOR A GOLF DRIVING RANGE AT THE NORTHEAST CORNER OF TIERRA REJADA ROAD AND THE 23 FREEWAY Dear Mr. Allen: Thank you for the opportunity to review the submittal of the application by Ralph D. Mahan for a thirty (30) tee driving range, four (4) hole practice area and ancillary facilities (CUP -4933) on a twenty -five (25) acre portion of the 117.3 acre parcel at the northeast corner of Tierra Rejada Road and the 23 Freeway. While the project is not within either the Sphere of Influence or the Area of Interest of the City of Simi Valley, it is immediately adjacent to the Tierra Rejada Greenbelt Agreement area and as a signer of the Agreement establishing the greenbelt, the City has a vital interest in potential development in the area. The County, together with the cities of Thousand Oaks, Moorpark and Simi Valley, adopted joint resolutions establishing the greenbelt area in 1983 and 1984. The provisions of the resolutions define the area as prime agricultural or other open space land "which is preserved in agricultural or other open space uses ". It notes that all of the regional and community plans designate the Tierra Rejada Valley for agricultural and open space uses and that all of the joint agencies find that the lands described in the resolution "are worthy of retention in agricultural and other open space uses ". The joint agencies agreed to a "policy of non - annexation and retention of open space uses for the properties in the Tierra Rejada Valley ". This proposal is similar to the proposal for a larger driving range immediately across Tierra Rejada Road to the south (CUP -4915) which is within the Tierra Rejada Greenbelt Agreement area and it shares many of the same potential difficulties and concerns which we have expressed regarding CUP -4915. While golf courses are uses that can be approved in the Open Space (OS) zoning that is applied to the site, the development of a driving range as proposed is a considerably more intense commercial use. Golf courses are obviously open space uses and may have driving ranges of limited size incorporated as a part of an overall development. However, we question that a driving range as a primary use is appropriate or should even be considered within the OS zoning designation. Driving ranges are more akin to the definitions given for a commercial recreation use and carry many of the impacts associated with such a definition. It is questionable whether the size and intensity of the proposed use (lighting, barrier fencing, trip generation from a 30 tee facility with a 47 space parking lot, signage, etc.) is compatible with the agricultural aspect of the nearby residential /agricultural parcels or with the adjacent Tierra Rejada Greenbelt GREGORY STRATTON BILL DAVIS SANDI WEBB BARBARA J. WILLIAMSON c L PAAUL MILLER Mayor Mayor Pro Tern Council Member Council Member Council Member County of Ventura Resource Management Agency, Planning Division Attn. Ron Allen Page 2 Agreement area. We are particularly concerned with the potential negative impacts of the expected high intensity of lighting in the area. Such lighting would degrade the nighttime views from the Reagan Presidential Library by introducing an urban commercial use into an area which is either protected by the Tierra Rejada Greenbelt Agreement or, as in this case, by Open Space zoning with a 40 acre minimum parcel size. We also have some concern for a development proposal for a "25 acre portion" of a larger parcel in an area zoned for 40 acre minimum parcel size. For these reasons we would not recommend in favor of such a use in this location. However, should consideration be given to approval of the proposal, we would recommend that no night lighting of the driving range facilities other than low level safetv lighting of the parking area be permitted. Unless mitigated, the potential for light and glare impacts from the project could trigger a requirement for an Environmental Impact Report prior to project consideration. We would also recommend that a traffic study be required to permit a sound assessment of the potential impact of project traffic on the area. Should you have any questions on any of the above or if we can be of further assistance, please feel free to call on Jim Lightfoot, Principal Planner /Zoning Administrator, at (805) 583 -6774. Sincerely, DIANE JONES, DIRECTOR DEPARTMENT OF ENVIRONMENTA SERVICES aura C. Kuh Deputy Dire or ity Planner Attachments cc: City Council City Manager City Attorney Principal Planner /Zoning Administrator Senior Planner, S. Freed Scott Wolf, City of Thousand Oaks Jim Aguilera, City of Moorpark �- U10%49 102 \1 -96(3)