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Home My WebLink AboutAGENDA REPORT 1996 1016 CC REG ITEM 10KAgenda Report City of Moorpark TO: The Honorable City Council n n I Oe K., FROM: Paul Porter, Senior Planner", Nelson Miller, Director of Community Developments, DATE: October 4, 1996 (CC meeting of October 16, 1996) SUBJECT: CONSIDER PRESCREENING REQUEST FOR GENERAL PLAN AMENDMENT NO. 96 -1 ON THE APPLICATION OF OVERLAND COMPANY TO AMEND THE GENERAL PLAN LAND USE MAP TO HIGH DENSITY RESIDENTIAL AND ZONE CHANGE 96 -2 TO CHANGE THE ZONING TO CORRESPOND WITH GENERAL PLAN ON 35.23 ACRES ON THE SOUTH SIDE OF LOS ANGELES AVENUE IN THE VICINITY OF MAUREEN LANE AND GOLDMAN AVENUE TO CORRESPOND WITH RESIDENTIAL PLANNED DEVELOPMENT NO. 96 -1, AND TENTATIVE TRACT MAP NO. 5053 On August 7, 1991, the City Council approved Resolution No. 91 -785 Certifying the Final EIR, adopting a statement of Overriding Considerations and approving the Mitigation Monitoring Program for Tentative Tract Map Nos. 4726 and 4738, RPD Permits 90 -2, 90 -3, and 90 -4, General Plan Amendment 90 -1 and Zone Change 90 -2 on the application of Westland Company. The single family density proposed was 4.6 units per acre while the proposed density for the multi - family residences 14.6 residences per acre. The General Plan land use designation was changed to VH (Very High density residential) for the multi - family and H (High density residential) for the single family component of the proposed project. On October 2, 1991, the City Council approved the following Resolutions: * Resolution No. 91 -802 approving Tentative Tract No. 4726, and the City Council directed that implementation of the General Plan Amendment (GPA 90 -1) and Zone Change (ZC 90- 2) required for approval of Tentative Tract Map No. 4726 and related RPD Permit 90 -4 was conditional based upon: 1) Completion of parcel rezoning by Ordinance No. 144; and 2) Full implementation of the Affordable Housing Agreement for the Westland Residential Project. If the A: \16OCT96.CC 000226 Prescreening GPA 96 -1 Applicant: Overland Company Page No. 2 terms and conditions were not carried out in full during the implementation of the project, the associated RPD permits were to be rescinded, and the City was to institute proceedings to amend the General Plan land use designation and zoning and reinstate the prior land use designation (ML: Medium, Low density residential, 2.1 -3 dwelling units per acre) and zoning (R -1 -13: Single Family Residential, 13,000 square foot minimum lot size) for the property. * Resolution No. 91 -803 approving Residential Planned Development Permit No. 90 -4 to allow development of 116 single- family residential units. * Resolution No. 91 -804 approving Tentative Tract No. 4738 * Resolution No. 91 -805 approving Residential Planned Development Permit Nos. 90 -2 and 90 -3 to allow development of 175 multi - family condominium units. The project has not been "use inaugurated " and the Tentative Maps have since expired. The Draft Affordable Housing Agreement for this project was never executed. On August 27, 1996, the City received the an application filed by the Overland Company for GPA 96 -1, ZC 96 -2, RPD 96 -1 and TR 5053 which will consist of a residential development consisting of 305 dwelling units (123 - 2 bedroom and 172 - 3 bedroom) on 35.23 acres located south and contiguous to Los Angeles Avenue in the vicinity of Maureen Lane and Goldman Avenue (Assessors' Parcel Nos. 506 -0- 030 -135, 145, 155, 165 and 185). The proposed density will be 8.6 units per acre. The proposed project is for an increase of 14 dwelling units from that proposed by the Westland Company. General__Plan Screening_ Guidelines The City Council adopted Resolution No. 94 -1055 on August 18, 1994 adopting new guidelines for the screening of General Plan Amendment requests. A: \16OCT96.CC ®OUo?27 Prescreening GPA 96 -1 Applicant: Overland Company Page No. 3 This resolution requires that the City Council pre- screen General Plan Amendments and determine, based on the following criteria, those requests for which the City shall accept a formal General Plan amendment Application: a. The proposed amendment request is consistent with or has a potential for consistency with the City's General Plan, including applicable goals and policies. b. The proposed amendment request is compatible with or has a potential for compatibility with either existing or planned uses for the surrounding properties. c. The proposed amendment request has the potential for conformity with other City Council policies. d. The proposed amendment request has the potential to provide, through the project approval process, public improvements, public services, public amenities, and /or financial contributions that the City Council determines to be of substantial public benefit to the community. Affordable Housing Agreement for Westland Company The Westland project requested an amendment to the General Plan and zone change to allow an increase in density of approximately 174 residential dwelling units over the estimated number of units otherwise allowed for the property (117) so as to provide a total of 291 units. The applicant agreed to construct 10 affordable detached units and 90 affordable condominium units to be marketed and sold to target income households. "Target Income Household" was defined as a household with a gross monthly income of 110 percent or less of the Area Median Income in the case of Affordable Condominium Units and 125% or less of the Area Median Income in the case of the Affordable Detached Units. The Westland proposal would not meet the criteria for affordable housing units in the Redevelopment Area. A: \16OCT96.CC 000228 Prescreening GPA 96 -1 Applicant: Overland Company Page No. 4 Redevelopment Area Affordable Housing Reauirements As the proposed project is located within the redevelopment area, this proposed housing development will be required to provide at least 15 percent of all new dwelling units available at an affordable housing cost to persons and families of low or moderate income. Moderate income is defined as 1200 of the median annual income. For 1996, the median annual income established by State HCD in Ventura County is $59,100. Therefore, the moderate annual income level is $70,900. Low income is defined as 80% of the median annual income. Therefore, the low annual income is $41,000. Not less than 40 percent of the dwelling units are required to be available at affordable housing cost to persons and families of low or moderate income shall be available at affordable housing cost to very low income households. Very low income which is defined as 50% of the medium income, is $29,550. General Plan Amendment Options The first option would be the processing of a General Plan Amendment to change the land use designation on the Land Use Element Map of the General Plan to Very High Density Residential. This would allow a maximum of 15.0 dwelling units per acre with a density limit of 20 dwelling units per acre. Very High density residential is intended for a residential development characterized by multi - family attached units and apartment and condominium buildings and utilizes innovative site planning, providing onsite recreational amenities and be located in close proximity to major arterials. The second option would be the processing of a General Plan Amendment to change the proposed land use designation on the property to High Density Residential and have the applicant apply for a density bonus pursuant to Section 17.64.030 of the Municipal Code. In order to qualify for a density bonus, a housing development must meet one (1) or more of the following criteria: 1. At least twenty percent (20 %) of the total units of the housing development must be set aside for lower income households; or A: \16OCT96.CC 00025 Prescreening GPA 96 -1 Applicant: Overland Company Page No. 5 2. At least ten percent (10 %) of the total units of the housing development must be set aside for very low income households; or 3. At least fifty percent (50 %) of the total units must be set aside for senior residents. This application had been scheduled for review by the Community Development Committee, but the Committee was unable to meet prior to the Council meeting. It is recommended that the full Council review this request and provide direction in order to avoid further delay in considering this proposal. Recommendations: 1. Authorize the processing of General Plan amendment No. 96 -1 to High Density Residential to High Density Residential (7.0 dwelling units per acre maximum, unless density bonus, in which case 10 dwelling units per acre density limit), Zone Change No. 96 -2 to change the zoning to correspond with General Plan and require an Affordable Housing Agreement be prepared which would grant a density bonus pursuant to Section 17.64.030 of the Municipal. 2. 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