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Home My WebLink AboutAGENDA REPORT 1996 0221 CC REG ITEM 10FITEM &. M E M O R A N D U M >> Of TO: Honorable City Council FROM: Jaime R. Aguilera, Director of Community Develol Deborah S. Traffenstedt, Senior Planner �D5'r DATE: February 12, 1996 (CC Meeting of 2- 21 -96) SUBJECT: CONSIDER PROVIDING COMMENTS ON COUNTY VESTING TENTATIVE TRACT MAP NO. 4965 AND ZONE CHANGE NO. 2892 FOR A SIX (6) LOT SUBDIVISION AND REZONING FROM 40 ACRE MINIMUM LOTS TO TEN (10) ACRE MINIMM LOTS ON A 61.09 ACRE SITE, ADJACENT TO THE REAGAN PRESIDENTIAL LIBRARY AND WITHIN THE TIERRA REJADA GREENBELT Backaround A map of the proposed project site, copies of comment letters from the City of Simi Valley and the City of Thousand Oaks, and staff's comment letter to the County Planning Division are attached. Staff's understanding is that the Board of Supervisors is scheduled to hold a public hearing on the proposed subdivision and zone change on February 27, 1996. Discussion The City of Moorpark did not receive written notice regarding the proposed project until January 19, 1996. The proposed project location is within the City of Simi Valley's Area of Interest; however, the City of Moorpark typically receives the project application, environmental document, staff reports, and notices for all proposed projects within the Tierra Rejada Greenbelt. Apparently, the lack of earlier written notice was an inadvertent County staff error. Staff concurs with the City of Simi Valley's comments. Given that the proposed project site is within the Tierra Rejada Greenbelt and the Simi Valley Area of Interest, the County should recognize Simi Valley's General Plan designation for the area, which is Open Space at one dwelling unit per 40 acres, and Simi Valley's Hillside Performance Standards, which preclude grading in areas steeper than 20 percent slope or development along a prominent ridge line. The requested ten -acre zoning is inconsistent with the 40 acre minimum lot zoning of the surrounding properties and would result in spot zoning. Staff Recommendation Direct the Mayor to sign a letter to the County Board of Supervisors expressing the City's opposition to the proposed zone change and subdivision. Attachments: 1. Location Map 2. City of Simi Valley Letters (3) 3. City of Thousand Oaks Letter 4. City of Moorpark Staff Comment Letter I ; �wnxa�tuu� C I i ■ n•� 2m. - ' � t Wit: ►�j�_� ��:�`�� VENTURA COUNTY RESOURCE MANAGEMENT LOCATION MAP AGENCY TT -4965 & Z -2892 EXHIBIT '2' 00012:3 CI- OF SIMI VALLEY 2929 Tapo Canyon Road, Simi Valley, CA 93063 -2199 • (8051583-6700 January 24, 1996 Ventura County Planning Commission 800 South Victoria Avenue Ventura, CA 93009 SUBJECT: VESTING TENTATIVE TRACT MAP NO. 4965 AND ZONE A SIX (6) LOT SUBDIVISION AND REZONING FROM 40 TO TEN (10) ACRE MINIMUM LOTS ON A 61.09 ACRE REAGAN PRESIDENTIAL LIBRARY Dear Sirs: 2 RECEIVED JAN 2 5 1996 City of W01park Community Development Department REVISED VIA FACSIMILE CHANGE NO. 2892 FOR ACRE MINIMUM LOTS SITE ADJACENT TO THE On January 19, 1996, City staff received the staff report to the Ventura County Planning Commission on the request by Norfolk Ventura Properties, LLC. for a zone change from "O- S -4OAc" (Open Space, 40 Acre Minimum) to "O- S -IOAc" (Open Space, 10 Acre Minimum) and a six (6) lot Tentative Tract on the 61.09 acre parcel located adjacent and to the south of the Reagan Presidential Library. In reviewing the staff report we noted that only our latest letter dated December 14, 1995, commenting on the Initial Study was included. Two earlier letters dated October 11, 1994, and July 26, 1995, expressing our concerns about the proposed project were not included in the staff report. The primary concerns expressed in those earlier letters are summarized below: • The proposed development appears to be inconsistent with the statements of policy and direction contained in the Tierra Rejada Valley Greenbelt Agreement which define the area as "worthy of retention in agricultural and other open space uses ". The Cities of Thousand Oaks, Moorpark, and Simi Valley, as well as the County, are parties to the Greenbelt Agreement. The proposed development is within the City's Area of Interest and the proposed ten (10) acre lots are inconsistent with the City's General Plan designation for the area which is Open Space at one dwelling unit per 40 acres. The ten (10) acre zoning requested is inconsistent with the 40 acre minimum lot zoning of the surrounding properties and appears to be spot zoning. The proposed project is inconsistent with the City's Hillside Performance Standards which preclude grading in areas steeper than 20 percent slope or development along a prominent ridge line. IL.30 GREGORY STRATTON BILL DAVIS SANDI WEBB BARBARA J. WILLIAMSON L. PAUL MILLER Mayor Mayor Pro Tern Council Member Council Member Council Member Ventura County Planning Commission VTT4965/ZS2892 /Rezoning January 23, 1996; Page 2 of 2 Copies of the letters dated October 11, 1994, and July 26, 1995, are attached for the record. Because of the potential impacts that this proposal may have on the City of Simi Valley, staff is scheduling this item for review by the City Council on February 5, 1996, :n order for the City Council to formulate a final position on this matter. The City Council's comments will be forwarded to the County prior to the February 6, 1996, Board of Supervisors meeting. Sincerely, Diane Jones, Director Department of Environmental Services Attachments cc: Supervisor, J. Mikels City Council Chief Administrative Officer City Manager City Attorney 000131 141`1 -96(3) OF� r SIMI VALLEY U 2929 Tapo Canyon Road, Simi Valley, CA 93063 -2199 • (8051 583 -8700 July 26, 1995 County of Ventura Resource Management Agency, Planning Division Attn. Ron Allen 800 South Victoria Avenue Ventura, CA 93009 SUBJECT: RESUBMITTAL OF VESTING TENTATIVE TRACT MAP NO. 4965 AND ZONE CHANGE NO. 2892 FOR A 6 LOT SUBDIVISION AND REZONING FROM 40 ACRE MINIMUM LOTS TO 10 ACRE MINIMUM LOTS ON A 61.09 ACRE SITE ADJACENT TO THE REAGAN PRESIDENTIAL LIBRARY ON PRESIDENTIAL DRIVE Dear Mr. Allen: Thank you for the opportunity to review the resubmittal of the application for VTT -4965 and Z -2892, an application for a zone change from 0- S -4OAc (Open Space, 40 Acre Minimum) to O- S -1OAc (Open Space, 10 Acre Minimum) and a six lot subdivision of the 61.09 acre parcel adjacent and south of the Ronald Reagan Presidential Library. Apparently the only changes made from the earlier submittal we reviewed in October, 1994, were minor readjustments of the parcel boundaries and identification of areas protecting two rare or endangered plants. No changes have been made that would address the concerns we noted in our letter dated October 11, 1994. All of the concerns expressed in that letter remain valid (a copy of the October 11, 1994, letter and its attachments is enclosed for your reference). We are particularly concerned with the proposal to change the zoning, incr2zsing the allowed density of development in this steeply rolling Rejada Valley Greenbelt from the present forty (40) acre inimum lot fsize to ten (10) acre minimum lot size. Such a change in zone would considerably exceed the statements of policy and direction contained in the Tierra Rejada Valley Greenbelt Agreement which defines this area as prime agricultural or other open space land "which is preserved in agricultural or other open space uses ". The change to allow ten (10) acre lots is inconsistent with the City's General Plan designation of the area as Open Space which is limited to one dwelling unit per forty (40) acres. The proposal is also inconsistent with the existing zoning of surrounding properties all of which require the forty (40) acre minimum lot size. It is noted that the applicant has offered a 219 acre parcel (Assessor's parcel 500 - 400 -405) east of the Ronald Reagan Presidential Library including the top of Mt. McCoy to the Rancho Simi Recreation and Park District contingent on the approval of VTT 4965 and Zone Change 2892. The District has accepted this offer noting in their letter of acceptance to Mr. David Maddox of Norfolk Ventura Properties dated November 17, 1994 (attached) that, with this addition, the areas under public control will make a most effective eastern boundary of the Tierra Rejada green belt." 000132 GREGORY STRATTGN BILL DAVIS SANDI WEBS Mayor Mayor Pro Tem BARBARA J. WILLIAMSON L. PAUL MILLER Council Member Council Member 89/7 -95(2) Council Member County of Ventura Resource Management Agency, Planning Division Attn: Ron Allen Page 2 The position of the City of Simi' Valley, however, remains unchanged from that expressed in our letter of October 11, 1994. We continue to have concerns that the proposed zone change to allow ten (10) acre lots in this area is inconsistent with the General Plan designation of the property, with the zoning of the surrounding property, and with the policies and intent of the Tierra Rejada Valley Greenbelt Agreement. In addition, the approval of this proposal could set a precedent for allowing future changes in zone from 0- S -40Ac to O- S -IOAc in steep terrain- Finally, a field inspection of the site has revealed that structures built on the proposed pads shown on lots #1 and #2 would be highly visible from Madera Road and much of the area of Wood Ranch. The proposed building pad on lot #1 is on top of the ridgeline and, although the pad on lot #2 is slightly below the ridgeline, a house on that pad would also be quite visible. The City's Hillside Performance Standards prohibits locating structures on top of visually prominent ridgelines such as this. While the proposed project area is outside of the City's Sphere of Influence (greenbelt agreement areas are excluded from all city Spheres of Influence) and the City's Hillside Performance Standards do not technically apply, it is within the City's Area of Interest and is immediately adjacent to the City boundary where they do apply. If there is a possibility that this request will be approved, please attach a condition to its development that no structures may be visible either from Madera Road or from the developed portions of the Wood Ranch Specific Plan 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, at (805) 583 -6774. Sincerely, DIANE JONES, DIRECTOR DEPARTMENT OF ENVIRONMENTAL SERVICES 2�4� �, Laura C. Kuhn Deputy Director /City Planner Attachments cc: City Manager Principal Planner Senior Planner, S. Freed 0001.33 89/7 -95(2) �y SIMI VALLEY l 2929 Tapo Canyon Road, Simi Valley, CA 93063 -2199 • (805) 583 -6700 October 11, 1994 County of Ventura Resource Management Agency, Planning Division Attn. Ron -Allen 800 South Victoria Avenue Ventura, CA 93009 SUBJECT: TENTATIVE TRACT MAP NO. 4965 AND ZONE CHANGE NO. 2892 FOR A 6 LOT SUBDIVISION OF A 61.09 ACRE SITE ADJACENT TO THE REAGAN PRESIDENTIAL LIBRARY ON PRESIDENTIAL DRIVE Dear Mr. Allen: Thank you for the opportunity to review the application for VTT -4965 and Z -2892, an application for a six lot subdivision of the 61.09 acre parcel adjacent and south of the Ronald Reagan Presidential Library and zone change from 0- S -4OAc (Open Space, 40 Acre Minimum) to O- S -1OAc (Open Space, 10 Acre Minimum). The City of Simi Valley has serious concerns with the proposed subdivision for houses on what will appear to be three to five acre lots in an agricultural greenbelt area immediately adjacent to our city boundary. Therefore, we request your consideration of the following issues: 1) The proposed development considerably exceeds the statements of policy and direction contained in the Tierra Rejada Valley Greenbelt Agreement. 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 retentior 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 ". 2) The proposed development with 10 acre lots. (which will appear to be much smaller) is inconsistent with the City's General Plan designation of the area as Open Space which is limited to one dwelling unit per 40 acres. The proposed project is within the City's Area of Interest and is designated as "Open Space" requiring 40 acre minimum lots in the City's General Plan. While the lnts are technically all a minimum of ten (10) acres in size, the design will give the impression of much smaller lots. The property is roughly divided in half with the 31.91 acre steeper portion to the north of the private street /driveway restricted to equestrian and agricultural uses including a common stable facility. After roadways are deducted, the remaining 26.35 acre area would be divided into six (6) residential home sites, averaging only 4.4 acres in area. 000:,34 GREGORY STRATTON JUDY MIKELS BILL DAMS M°� Mayor Pro Tem Council Member SANDI Member BARBARA J. ember SON Car�cil Member Council Member w� 3 County of Ventura Resource Management Agency, Planning Division Attn. Ron Allen Page 2 3) The 10 acre zoning requested is inconsistent with the 40 acre minimum lot'- zoning of the surrounding properties. The zone change requested would change the subject property from 40 -acre minimum lot zoning, which is consistent with the zoning of all of the surrounding properties, to zoning allowing 10 acre minimum lots. Also, while there are some areas designated Open Space in the County Area Plan which carry 10 acre minimum lot zoning, these are generally in flatter terrain, not in areas as steep as the subject property. 4) The project has only a tenuous connection to a secondary access road. The property is rolling to very steep. The subdivision would take its access from the end of Presidential Drive via a private street and a joint use driveway. The project description notes a 20 foot secondary access road as being available to each lot. While the proposed subdivision is gerrymandered to ensure that each lot touches the secondary access road, the only functional connection to it is via the cul -de -sac at the end of Presidential Drive and then through the north parking lot of the Presidential Library. 5) The proposed project is inconsistent with the City's Hillside Performance Standards. While the proposed project area is outside of the City's Sphere of Influence greenbelt agreement areas are excluded from all city Spheres of Influence) and the City's Hillside Performance Standards do not technically apply, it is immediately adjacent to the City boundary where they do apply. These standards preclude grading in areas steeper than 20 percent slope or development along a prominent ridgeline. This project, as requested, would be considered inconsistent with the City's Hillside Performance Standards. For all of the above reasons, the City of Simi Valley is concerned with the requested change of zone and tentative tract map and would not recommend its approval. 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, Advanced Planning Manager, at 583 -6774. Sincerely, DIANE JONES, DIRECTOR DEPARTMENT OF ENV RO TAL SERVICES C. Laura C. urn Deputy Director /Advanced Planning Attachments: cc: City Council City Manager Director of Public Works Deputy Director/Current Planning Aduanrna 01 —4-- u_____._ 3 JAN -17 -99 19.44 FRON:CITY OF TO- PLANNING. ID,8054492350 January 17, 1996 PAGE 2/2 Board of Supervisors County of Ventura 800 South Victoria Avenue '96 JAN 17 m 3 *07 Ventura CA 93009 Dear Supervisors: As you are probably aware, at its meeting of January 16, the Thousand Oaks,City Council received a report of a referral from the County of Ventura regarding the requested Tract Map and Zane Change on the Norfolk Ventura property located adjacent to the Reagan Presidential library. 1 with to thank the County of Ventura for the opportunity to oomment on this request prior to any hearings taking place by the Board of Supervisors_ This action demonstrates the level of cooperation which exit between the County and our City in this matter as well as others. Our City's long standing commitment to open space preservation makes us especially interested in the development activity of the rmineotporated area surrounding the City, especially the Tierra Rejada Valley. In reviewing the abovementioned request, and after hearing testimony on the merits of the request from an applicant's representative, the City Council of Thousand Oaks determined that the request for a Tract Map and Zone Change is not consistent with the policies of the Tierra Rejada Greenbelt Agroement. The Greenbelt Agreement promotes the goal of a policy of non - annexation and retention of open space and agricultural uses. While the County Open Space zoning categories allow residential development, the City of Thousand.Oalcs finds that the development of residences does not meet the definition of open space uses which are enumerated in the California Government Code. In the opinion of the City of Thousand Oakes City Council, the Tract Map and Zone C!+an : rertuests deviasto from the adopted policies of the Tierra Rejada Greenbelt Agreement. For this reason, we respectfully request that the County of Ventura deny the property owner's request Sin ely Andrew . ox Mayor CC:530- 40 /CCM.024 2100 Thwsi Oaks DmdevW . r1f01 wm OWw Caftmha 91362-2903 • (805) 419-2121 • FAX (SW 4494125 EXHIBIT '8' 00013 4 MOORPARK 1 799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864 February 6, 1996 County of Ventura Planning Division Attention Ron Allen 800 S. Victoria Avenue Ventura, CA 93009 SUBJECT: VESTING TENTATIVE TRACT MAP NO. 4965 AND ZONE CHANGE NO. 2892f FOR A SIX (6) LOT SUBDIVISION AND REZONING FROM 40 ACRE MINIMUM LOTS TO TEN (10) ACRE MINIMUM LOTS ON A 61.09 ACRE �-- SITE, ADJACENT TO THE REAGAN PRESIDENTIAL LIBRARY AND WITHIN THE TIERRA REJADA GREENBELT Dear Mr. Allen: The City of Moorpark on January 19, 1996, received a copy of a staff report for the County Planning Commission's January 25, 1996 meeting, regarding the above referenced project. We also subsequently received copies of the three comment letters from the City of Simi Valley dated January 24 and July 26, 1995, and October 11, 1994. We concur with the City of Simi Valley's 6omments. Given that the proposed project site is within the'Tierra Rejada Greenbelt and the Simi Valley Area of Interest, the County should recognize Simi Valley's General Plan designation for the area, which is Open Space at one dwelling unit per 40 acres, and Simi Valley's Hillside Performance Standards, which preclude grading in areas steeper than 20 percent slope or development along a prominent ridge line. The requested ten -acre zoning is inconsistent with the 40 acre minimum lot zoning of the surrounding properties and would result in spot zoning. Please forward a copy of this letter to the Board of Supervisors. Sincerely, R. Aguilera erector of Community Development JRA /DST cc: Honorable City Council Steve Kueny, City Manager 00013" LMVVNAavry art. JOHN E. WOZNIAK PATRICK HUNTER BERNARDO M. PEREZ Mayor Mayor Pro Tem Councilmember Councilmember