The URL can be used to link to this page

Home My WebLink AboutAGENDA REPORT 1993 0804 CC REG ITEM 11EAGENDA REPORT CITY OF MOORPARK irenn ooRPAM(, CALIFORNIA City Coundl MSO*V of _ -X—:.� -144 =� eACTION: �c� e-14- 0 BY 777_ �� TO: The Honorable City Council KNP FROM: Jaime R. Aguilera, Director of Community Development Or Kathleen Mallory Phipps, Associate Planner K rxp 7A DATE: July 29, 1993 (CC meeting of August 4, 1993) SUBJECT: CONSIDER A REQUEST BY BOLLINGER DEVELOPMENT INCORPORATED FOR THE CITY TO ACCEPT AN APPLICATION FOR A GENERAL PLAN AMENDMENT FOR A 655 ACRE RESIDENTIAL AND GOLF COURSE DEVELOPMENT LOCATED WEST OF WALNUT CANYON, EAST OF GRIMES CANYON BACKGROUND Staff has met with Bollinger Development Incorporated regarding the proposed development project known as the "Moorpark County Club Estates ". As planned, the development would consist of an 18 -hole high -end municipal golf course (east course - 198.90 acres) and an 18 -hole semi - private golf course (west course - 231.10 acres); one clubhouse will be provided for both courses. Additionally, the development proposal includes the following: construction of 216 custom residential lots on a net residential acreage of 170.20 (construction of homes is not proposed); a 10 -acre driving and putting range; an equestrian staging area (6.4 acres); and an equestrian trail which will function as a trail along the entire southerly boundary of the subject site, see attached. The purpose of this staff report is to obtain the City Council's determination for Bollinger Development's request to file an entitlement application for a General Plan Amendment. DISCUSSION Existing General Plan Designation, see attached density and map The proposed project encompasses 655 acres. The General Plan land use designation for all 655 acres is RL (Rural Low - the maximum density is one (1) dwelling unit per five f 51 acres) and the land use zoning for the entire site is RE (Rural Exclusive - the maximum density is 1 unit per 5 acres). If Bollinger Development Incorporated (Bollinger) was to develop the property based upon gross density (655 acres), based upon the The Honorable City Council July 29, 1993 Page 2 existing General Plan land use designation, only 131 dwelling units would be permitted to be built on the site. If the maximum permitted development units was based upon net residential acres (170.20) then only 34 dwelling units would be permitted to be built. General Plan Amendment Densities In order to develop the 655 acre site for 216 residential lots, the applicant will be required to file an application for a General Plan Amendment. The degree of density within the residential development will be different depending upon if the density is calculated based upon gross site acreage or net residential acreage. Gross Acreage This density calculation would be based upon the gross acreage of the entire development. In summary, staff would divide the total number of residential lots by the total gross acres; 216 residential lots / 655 gross acres = .329 units per acre x 5 (density) = 1.65 dwelling units per five (5) acres. If the density is calculated in this manner, the proposed development density would not be consistent with the existing General Plan designation of one (1) dwelling unit per five (5) acres maximum; therefore, the applicant would be required to file an application for a General Plan Amendment or reduce the density from 1.65 to 1 dwelling unit per five (5) acres, maximum. The General Plan land use designation associated with the 1.65 dwelling unit density would be RH (Rural High 1 duAac. maximum). The RH land use designation is intended for residential development in areas containing some development constraint feature such as, rugged topography, significant natural or visual resources, limited access etc. Residential uses are characterized by rural large estate lots or clustered single family homes, with significant permanent open space area, consistent with the constraints of the land. The area in question meets the intent of the RH land use criteria. However, this land use designation would have a growth - inducing effect on surrounding properties by raising the expectations of surrounding property owners that they also could receive higher densities on their property. Net Residential Acreage Another way to calculate density would be based upon net residential acres. This concept presupposes that a landowner should not receive the benefits of developing his property twice, ie., once as a golf course and then again as a source of residential density. Under this density scenario, staff would divide the total number of residential lots by the total net residential acres; 216 residential lots / 170.20 net residential acres = 1.27 KIP- 07- 06- 93( 11 :22am)A: \BOLLING.PA \GPAREO.RPT The Honorable City Council July 29, 1993 Page 3 dwelling units per acre x 5 (density) = 6.35 dwelling units per five (5) acres. If the density is calculated in this manner, the proposed development density would not be consistent with the existing General Plan designation of one (1) dwelling unit per five (5) acres maximum; therefore, the applicant would be required to file an application for a General Plan Amendment or reduce the density from 6.35 dwelling units to one (1) dwelling unit per five (5) acres, maximum. The General Plan land use designation associated with the 6.35 dwelling unit density would be ML (Medium Low). The growth inducing effects of this designation would permeate throughout all of the still undeveloped property between the project, Los Angeles Avenue to the south, Grimes Canyon Road to the west and Walnut Canyon Road to the east. The ML land use designation is intended for single family residential development either in standard subdivision form or using clustering techniques to minimize grading and to conserve slopes of twenty percent or greater. The proposed project includes the clustering of residential units in order to minimize grading and to conserve slopes of twenty percent or greater. A General Plan Amendment would be required by the applicant regardless of how the densities are calculated; however, the General Plan designation and corresponding Zoning will vary depending upon how the density is calculated. Zoning Designation Regardless of the method to calculate density, an application for a Zone Change will be required because the existing zoning of RE (Rural Exclusive - one (1) unit per five (5) acres maximum) is not consistent with the General Plan densities. If the Council determines that densities may be calculated based upon the gross acreage, a Zone Change request of RE -3.5 or RPD .33 (which is the same as 1.65 dwelling units per five (5) acres) would need to be filed. Should the Council determine that densities should be calculated based upon net residential acreage a Zone Change of RPD 1.5 units per acre (which is the same as 6.35 dwelling units per five (5) acres) would need to be filed. The entire project site could receive an either Rural Exclusive (RE) or Residential Planned Development (RPD) designation given that golf courses are permitted within an RE or RPD zone. IOP- 07- 06- 93( 11 :22a4)A: \BOLLING.PA \GPAREG.RPT The Honorable City Council July 29, 1993 Page 4 Other Required Entitlement Permits After preliminary review of the project in addition to an entitlement application for a General Plan Amendment, it appears that the following entitlement permits will be required for the project: Zone Change (Residential Planned Development), Tentative Tract Map, Conditional Use Permit and an Environmental Impact Report. Zone Change (Residential Planned Development) The existing zoning is RE (Rural Exclusive - 1 unit per 5 acres maximum). Based upon the existing zoning, a Zone Change will be required regardless of the determined density for the project. Bollinger is not proposing to construct any homes on the lots; lots will only be subdivided. In order to maintain the rural integrity of the area and to ensure consistency in design, the zoning designation of Residential Planned Development and corresponding Conditions, Covenants and Restrictions (CC &R's) are required as part of the entitlement request. Tentative Tract Map A Tentative Tract Map will be required because the developer will be proposing to subdivide the site into more than five (5) lots. A Tentative Tract Map shows the design and improvements of the proposed subdivision. The filing of this entitlement application would enable the City to place necessary restrictions on the map which would create the lots. Conditional Use Permit The construction of a clubhouse and Golf Course is subject to a Conditional Use Permit; therefore, an application for a Conditional Use Permit is required. Environmental Impact Report Due to the size and potential impacts associated with the project, an Environmental Impact Report will be required. This report will determine impacts associated with the proposed development, to determine project re- design, if warranted, or to determine appropriate mitigation measures where impacts are unable to be mitigated. KIP- 07-06- 93( 11 :22am)A:\BOLLING.PA \GPAREQ.RPT The Honorable City Council July 29, 1993 Page 5 Environmental Issues Associated with the Proposed Project Staff is concerned with the following issues: The potential to change the overall ambiance and character of the northwest portion of the City. 2. The significant amount of grading involved (an approximate 9 million cubic yards of cut/fill balance). 3. The potential to be inconsistent with future development limitations; or General Plan Goals and Policies. Consistency with General Plan Policies Development of the project would not be consistent with the General Plan Land Use Element policies relative to grading of slopes 20% or greater and urbanization of rural land. The proposed development includes the grading for residential lots and for the golf course of slopes greater than 20 %. The proposed grading would result in maximum cuts (or lowering of the ground surface) of approximately 90 feet and maximum fill depths (in canyon areas) of approximately 70 feet. The grading would create cut and fill slopes with maximum heights of approximately 70 feet (70') and 80 feet (80'), respectively. Grading for the project will be an approximate 9 million cubic yards of cut/fill balance. Policy 16.2 of the Land Use Element states that standards shall be adopted which restrict grading of slopes greater than 20% and which encourage the preservation of visual horizon lines and significant hillsides as prominent visual features. The proposed project is consistent with the policy relative to visual preservation and protection of prominent visual features in that the project includes the "tucking" of the residential lots behind one of the prominent east -west tending ridgelines. The proposed development may not be consistent with the Goal relative to Growth and Population, Policy 1.1 in that new development and redevelopment shall be orderly with respect to location, timing and density /intensity; consistent with the provisions of local public services and facilities; and compatible with the overall suburban rural community character. KNP- 07-06-93(11:22am)A: XMX L I NG. PA\GPARED. RPT The Honorable City Council July 29, 1993 Page 6 Development of the proposed project will result in the zoning of either RE - 3.5, RPD .33 or RPD - 1.5 dwelling units per acre; surrounding zoning is as follows: North: AE (Agricultural Exclusive) South: RE - 1 acre (Rural Exclusive) East: RA - 10 acre (Rural Agricultural) West: AE (Agricultural Exclusive) Previous Development Proposal In 1990, Bollinger presented a proposal for the construction of a golf course (190 acres), with a club house, a possible tennis club (16 acres), an equestrian center (48 acres), 101 single family residential home sites, and a future church site; all of the proposed uses were to be located on a 510 acre site. As proposed in 1990, the project densities were consistent with the existing General Plan designation of RL - 5 acres per dwelling unit. Initially, Bollinger proposed the construction of 159 dwelling units; this density was rejected by the City Council and the Bollinger project was revised to construct 101 clustered dwelling units, consistent with the General Plan land use designation; the proposed densities were based upon gross site acreage. The proposed project was approved for General Plan Amendment filing based upon two (2) acre minimum lots. Due to financial problems between owners of the subject parcels, after City Council concurrence for the developer to file an entitlement application, the proposed development did not go forward. Cluster Policy, Resolution Number 86 -318 Resolution Number 86 -318 allowed clustering of residential dwelling units in the Rural Zones. The use of clustering was to be allowed only if it could be shown that "the common area is designed to protect an environmentally sensitive habitat, create a substantial recreational facility or agricultural use or other such use..... ". The resolution continues to explain that in the Rural Low (RL) Zone the minimum lot size is one (1) acre (this zoning typically requires a five (5) acre minimum lot size). The same holds true for the Rural High (RH) zone which requires a one -half (1/2) acre where the minimum lot size is one (1) acre, see attached. KIP- 07- 06- 93( 11 :22am)A: \80LLING.PA \GPAREQ.RPT The Honorable City Council July 29, 1993 Page 7 In 1990, approval was given for Bollinger to file a General Plan Amendment; approval to file was based upon gross site acres and a minimum lot size of two (2) acres. Pursuant to the existing General Plan land use densities and the clustering Resolution, a General Plan Amendment would be required because Bollinger is requesting 216 dwelling units; 131 dwelling units would be consistent with the cluster resolution and the existing General Plan land use designation. The updated Element makes reference to the preference of clustering; however, unlike the previous Resolution, the General Plan does not establish minimum lot sizes for cluster developments. The existing General Plan Land Use Element policy relative to clustering is as follows: Goal 5: Policy 5.4: Develop new residential housing which is compatible with the character of existing individual neighborhoods and minimizes land use incompatibility. Clustering of residential dwelling units may be allowed, if it can be shown that the common area crated by the clustering is designated to protect a public interest or provide a public benefit such as the following: protects environmentally sensitive habitat or agricultural land; promotes land conservation as well as visual relief; provides a substantial recreational opportunity or an affordable housing benefit. Therefore, it may be appropriate for the City Council to provide direction to staff in regard to acceptable minimum lot size and an acceptable density range. The proposed minimum lot size for the Bollinger development is .24 acres, the maximum lot size is 9.70 acres and the average lot size is .79 acres. Golf Course Feasibility Should the City Council agree to accept an application for a General Plan Amendment, including the proposal for the municipal golf course, staff recommends evaluating the feasibility and solicitation of services from a qualified consultant to assist in the evaluation of the potential for a municipal golf course development. KMP- 07- 06- 93( 11 :22am)A:ZBOLLING.PAIGPAREO.RPT The Honorable City Council July 29, 1993 Page 8 California Municipal Golf is a company which specializes in simplifying and streamlining the technical, financial and administrative complexities normally associated with the development and financing of a municipal golf course project, see attached. California Muni Golf Program consists of five related stages which take a municipality from the point of interest through completion and management of the golf course project. These stages are as follows: Economic Benefit/Feasibility Study; Golf Course Financing; Golf Course Planning and Design; Golf Course Implementation and Construction Management; Golf Course Operations. While the issues of financial planning have been preliminarily addressed in the information submitted by Bollinger and to the City Council members, staff if concerned with the accuracy of the Economic Benefit and Feasibility Study and well as financing package which has been presented thus far by Bollinger. Due to this, staff will recommend that after Bollinger files the required entitlement applications, the City hire California Muni Golf or a company like Muni Golf at the developers expense; this company would then represent the City's economic and fiscal issues during the preliminary stages of the proposed project. Summary The issue under consideration by the City Council is the determination for Bollinger's request to file an entitlement application for a General Plan Amendment and the associated densities for the proposed project. If it is determined that an application for a General Plan Amendment will be accepted, staff will proceed with acceptance of other required entitlement permits. Should the City Council determine that a General Plan Amendment will not be accepted, Bollinger will need to determine if the project is still feasible based upon the existing General Plan land use and zoning designations. RECOMMENDATIONS 1. Direct staff to either accept or reject an application for a General Plan Amendment. 2. If the City Council approves the processing of a General Plan Amendment, provide direction to staff as to an acceptable minimum lot size; maximum number of residential lots; and whether or not to separately calculate the non - residential land uses when determining density. KMP- 07- 06- 93( 11 :22am)A: \BOLLING.PA \GPAREQ.RPT The Honorable City Council July 29, 1993 Page 9 Attachments: Preliminary Development Plan Existing General Plan Designation and Land Use density map Resolution Number 86 -318 California Muni Golf company information KMP- 07- 06- 93( 11 :22am)A: \BOLLING.PA \GPAREO.RPT ) ,�... ' Sr #1 SF T ECIFIICCP C LAN NO`.. I = / SP #10 ' MUM DWELLING i � - _ UNfTS 415 :I;>• 4-- I INSTfM{QNAL MINIMUM �;* II • - -J-- - SP n9 - a� OVERLAY DESIGNATION AG -1 - i �I 't `I 1.� /// ' /,�� - __ _ / � 1 G� —� • �'� ��f ) I �'nl 1 iFt y _ ____ -• I � 't � 11 I��; � � �,� /IT�� Y_� � �\ c r `�� tr t s �,r r�,�.c,'�}�. M. t�....'•t. rat f 1< � I I SP V 9 TOTAL ACRES 24.8 SP u 10 TOTAL ACRES 7' MAXIMUM DWELLING UNITS 80 MAXIMUM DWELLING UNITS 1` OVERLAY DESIGNATION SCHOOL OVERLAY DESIGNATION R SP #2 'ECIFIC. PLAN NO.2 ,TAL ACRES 4a5 AC XIMUM YELLING k)Nr,TS 475 I)BLIC/ .STMJTIONAI- 7 Ar, MINIMUM /ERLAY DESIGNATIotI Os- 1 (3(j6 AP) HL -. 7. V 01, SKCFIC ft� F SP OS -7 &SBG SP u =C "CAL S S<>.M-s �O..E NSU P&AAL M y .2 GE aLIC KM WOU LO. co�� Pli 06—UTIO—, W D.JM DE.S.7 I 2 WAI 1G- 1 11 Owr LOW A MOORFD-MRK 0. GENERAL PLAN NOTE: Please refer to the text of the Land Use Element for a description of the designated Specific Plan areas EXHIBIT 3 5.0 LAND USE PLAN ASSUMPTIONS /DESIGNATIONS 5.1 LAND USE CLASSIFICATIONS In accordance with the State General Plan Guidelines, the Land Use Element designates the amount, location, distribution density, and intensity of each land use proposed. The following section describes the intent of each of the land use categories identified for the City's entire planning area and shown on Exhibits 3 and 4. Residential Density For each of the residential land use classifications listed in Table 2, the maximum density for new development shall be the density shown in Column A. The City Council may approve a density bonus over the otherwise maximum residential density, consistent with the State Density Bonus Law (Section 65915 et ses. of the California Government Code) and any density bonus provisions contained in the City Municipal Code. No density bonus increase shall exceed the Density Limit shown in Column B of Table 2. Table 2 RESIDENTIAL LAND USE DESIGNATIONS Residential Designation A. Maximum Densitv* B. Densitv Limit ** RL Rural Low 1.0 DU /5 Acres 1.25 DU /5 Acres RH Rural High 1.0 DU /Acre 1.25 DU /Acre L Low 1.0 DU /Acre 2.0 DU /Acre ML Medium Low 2.,0 DU /Acre 3.0 DU /Acre M Medium 4.0 DU /Acre 5.0 DU /Acre H High 7.0 DU /Acre 10.0 DU /Acre VH Very High 15.0 DU /Acre 20 DU /Acre * Maximum development density unless a density bonus is approved consistent with State Density Bonus Law and City Municipal Code. ** No density bonus shall result in a density level which exceeds the Density Limit established in Table 2. LAND USE CATEGORIES RL - Rural Low Residential (1 dwelling unit per 5 -acre maximum) This designation is intended to allow limited development of residential estate lots on minimum five -acre lots or using clustering techniques for areas characterized by significant site constraints, (rugged topography, steep slopes, lack of services, limited access, etc.), or areas of important visual and natural resources. 23 IZKSOJ,HTIOU NO. 86- :;la A IZFSOI,U'J'IOti ()F TIIF CITY COIINCII. ()F 'THE CITY Ol� 11OUlZP;11Zh AVENIJI", AMENDING THY LAND USE MAP AND 'i•HF '1'1•:`:'1' ()F TH1. 1,AN1) USE EM,",IUENT OF THE G,HNJ ?RA1. 1)LA,: IN \`ARIOIIS IIAP T1C1!1,11Z`)' , IVi' AUOI''TING GPA -81; -I 1'illl;REAS, at dilly noticed public hearings on April 23, 1986, the Moorpark Plannirrl* Commission adopted its Resolutions No. PC -86-94 and PC- 1IG -9G, recommend inlr to the City Council of' the City of Moorpark that staff, findings be adopted, rind that Iiie City Council adopt General flan Amend- ment No. GPA -8G -I , Amending the land Usc flap and the text of the Land Use Element of the General P1,111 as follows: Comnonent No. 1 That the band Ilse Map of the Land Use Element of ilw General flan he amended t., acid the words "Requires approval of a Specific Plan" to the Land Use Desil mttio�rl on that property bounded on the east by the 23 Freeway, on the south bi - 'Tierra Rejada Road, on tho west by Moorpark Road, and oil the north by the Arroyo Sirtll anr. 'vet. Lo:; ;lntreles Avenue ( €renerally known as C;arlsbel i, Development Company property)" . Component No. 2 'That the text. of the Land Use Element of the General Plan be amended in various particulars to make more explicit that the maximum density authorized by the General Plan is not an :mtomatir right; to authorize "density <rver•alTill " in tIW "Rural loner ", subiect to certain conditions; and to include certain zonin- districts, including, but not limited to, "Commercial Office" and "Highway Commercial "; and WFII:RI;AS, public notice havintT been Oven in time, form and mariner as required bV law, the City Council of the City of Moorpark has held a public hearing,, has received testimony regardin<, said project, has duly considered the proposed General flan Amendment, :in(] has reached its decision; and `,'11i1.;REAS, the City Council, after careful review and consideration, has determined that the proposed amendment will not have a significant effect on the envirormwnt, has reviewed and considered the information contained in the Neg;itive I)ocl;ir,,tiori, and has approved the• Negative Ueclaration as havin,,T been completed in compliance with State CEQA Guidelines issued thereunder; NOV.. 'I'llHIZE ORE, THE CITY CMINC1I, OF 'Till': CITY OF MOORPAIZ'r:, C!6.IFORNIA IMES IZE:SOIA'}, AS FOLLOWS: SECTION 1 . That the finding. contained in the staff reports dated April 2 :1, 1989, are hereby adopted, and said reports are incorporated herein by r•c,Cerelic(• as 11mugtl fully set forth. SECTION 2. That the City Council hereby approves Component No. of the Gener,d Plan Amendment No. GPA- 86-1 , and does lierebv amend the I.and ll:;e• .11:11 0' Ifw I'arld Use Klement of' the Gener;il Pl,in a!; follows: EnH!BIT C 7�/ CONII'ONI ;NT NO. l: '1'11;11 th(' words; "'1'llis areal requires approval of a Specific flan" be added t(( Ili(, Uind Use Desig,'nation on 01:11 property hounded on the e,rsi by t1w 23 Freeway, on the south by Ti('rl.a Rejada Road, on the west i)%- - lJoor,par k road, and un tfl(' ii,wth bN' the Arroyo Si ►ni and Nrtc 1,( Anfreles Avenue (grener ;illy ).sown rls Carlsberf; Development Company property). S1-:C'1'ION 2. 'That the City Couincil hereby approves Component No. 2 of the (general Plan Amendment No. (11'.)1- 8ti -1 , and does hereby amend the text of the land Use element of the General flan as follows: COMPONENT NO. 2: A. That Section C.-I, Residential, of the text of the Land Use Element of the General flan be amended to read as follows: 1"FS11)ENTIAI, Develonnient Pattern Residential laIld uses are intended to develop primarily in areas surrounding the downtoi':n core, and should contain a variety of hrnlsing types and densities, as well as the necessary ancillary facilities to sleet the needs of the residential population (i.e. schools and parks) . Clustering; slay he approved in the Rural designatior_:l- when it can be shown 1 ha: the conun(_)n area is designed to protect an environmentally sensitive habitat, create a substantial recreation facility or agricultural user, or other' such use; however, in the Rural Lop,,, the minillluill lot ,;iz(� i:; one- acre, and in Rural High the millimulll lot size is olle-half ael'('. Housing mixes are encouraged In ()rder to provide a variety of livinLr accommodations for persons of all Socio- economic levels, and may include some multiple dwelling; units, such as townhouses or condo - minimums. Cluster development is consistent with the intent of the residential areas, and will promote l,lrld conservation as well as visual relief, through the use ol' internal open- space, from tradition;,, sinf,le family subdivisions. Density Table? 2 shows the maxlillirill allowabltr density for each of the resldew it it des lf?iiations. Densities sliown are based oil gross acI'eage. Portions O3 a projoct ill'ay excee(1 the iii- iximimi as Ion'— as the overall av'er'age does not exceed the imixilllum. '111 exception is the downtown area, w}lei'e the maximum is 20 digits per ac'r'e. In no case shall the density exceed 20 units per net awry, except in the downtown area it-here illy 20 units per gross acre jwevail:.. A( hievincr the maximuill dellsiw l5 depe'nde'nt upoll t }le teI'I.,t1I1, i )if ' ;IlllUtl11t of easell)(2M)ts that ar't' urll)uildable, , and the prang hI1- d,'v(,1((pnle lit . FOIr purpose Of' tllis sectioll, the downtown ar'e;l 1:; (1(411)(,({ as the area bounded oil the (,;tst by Moorpark Roac}, oIl the !,O11th by Lus Angeles Avenue, )ti the Sties] by Nloor'par'R Aventw, ;tn(I I)II t }1•.' liol-111 by the liortil side of ! "vef'e'lt Street (extended). III (1('li'I'lllllllIlf; Ilet acrea=ge, the f011uwlillr !I'(';th ;tr't' silhtr;IcI(•(I I!., :II', i a. Dedication;; for titr•eets. b. Dodicalions for parks or- schools for which the developer receives a credit or offset from a required park or school improvement foo or is in -,mue way compensated for sucli p;ir•k ov school site. C. One -half of the area in public service or utility easements (areas which are unbuildable for units but may be used for parkin(,;, recreation activititrs or, open space). TABLE 2 RESIDENTIAL, LAND USE DESIGNATIONS Residential Desirmation Maximum Allowable Density* RL Mural Low I DU /5 -AC Rll Rur.il High I DII/AC 11 Low Density, 1.6 DU /AC MI, Medium Low Density 2.6 I)U /AC= Ni Medium Density 4.0 DU /AC if High Density 7.0 DU /AC Vii Very llif;.:"i Density 41 5.0 DU/ AC * May he increased to 20.0 DU /AC in the downtown area. B. That the Residential Land Use Desifriations as shown on Table 8 of Section C -8 of the text of the Lind Use Element of the General 111 :in be amended to read as follows: Residential i:�1'D USF: DI- SIGNA'TIONS Maximum Density RL Rural Lmv 1 DU 15 -AC R11 Rural High 1 DII/AC L Low Density I.G DU /AC NIL Medium Low 1)ensity 2.6 1.)U /AC 111 Medium Density 4.0 DU /AC If Ifil;h Density 7.0 DU/ AC vii Very Him. * 1 J . 0 DU / AC: * May be increased to 20.0 I)I1 /AC in the downtown area. C. 'That 'fable `.I - `loninf; Comp:atii,ility ,Uitrix, under Section C of' the text of the Land Use I•:!emeut of the General Flan be Modified and amended as follcnv!, : 1. Delete "Ventur•ti Cocinty Urdin:ance Code ". 2. In Ow "Zone Districts" uneier "Commercial ", add the folloxvinfr: "CO" (C<inunerie ,i! Office) SECTION :3. That the Citti• Clerk is instructed to transmit t' the phllrllnl, agelley ()C the County ot' Ventur:l a copy cif the amendments to the 1.111d Use 1:Ienlow, , pursu;lnt t,l Code Section 65:3GO. SECTION 1. That thi:; resolution shall take effect immediately. S1•:(;TION 5. That the City C;let4: shrill certify to the passage and adoption of tlli:; resolution. I'ASSI;I) AND AllC)P'I'I?I) this_ day of 1986. :ITT I;ST Mayor of' the City of park, California. - 11 - GU IFORNIA MUNI GOLF COMPREHENSIVE MUNICIRM. GOLF SERVICES PROGRAM The California Statewide Communities f>evelopment : \"thou"', a joint Powers Agency, jointly sponsored by the County Supervisors Association Of California and tite league of California Cities has joined with Arnold Palmer through MuniGolf Partnership, to otter a <'UlllpfY'nUntiNU and cl"a"n' n)umcipal golf course program, including the following features: BALANCES COMMUNITY ENVIRONNtENT,,kl, .kND ECONOMIC DEVELOPMENT California Muni Golf is sikanccadcd h� tfic .\rnc ld I'aliTicr .Troup OI c- Onlpanres including Palmer (:nurse Design and Arnold Palmer Golf �tanagernent (:()rnpany 11re program recognizes that balanced cormunity, environmental and economic development requires the availability of (,uaiity recreational resources as well as housing and jobs. A well planned and maintained golf course can preserve attractive open space for public use, maximize the potential of under or einutilized land as,ets and x:n'e as tf:e core for a comrrrunity s balanced housing and commercial growth. :\ ,igriilicant result is an enhancement to thcr quality of cornrnunav environment. PROVIDES COMPREHENSIVE GOLF SERVICES California ,Muni Golf offers a complete package of professionai services from point of interest to completion and operation of a course: • Economic Benelit /Feasibility >tu<:v • Golf Course Financing • Golf Course Planning and IX'sign • Golf Course Implementation an(: Cfr wtrucU()n Management • Golf Course Operations California Muni Golf can assist cities and counties in pursuurg new courses as well as rehabilitating and managing existing courses. MEETS DEMAND FOR QUALITY PUBLIC GOLF California Muni Golf recognizes the explosion in demand for public play golf. Between 1985 and 1989, the number of golfers in the United States increased by over -to°ia from 17.5 million in 1985, to 24.7 million in 1989. The current demand for public play golf far outstrips the supply Of coursers. Incorporated within this demand is a requirement for a challenging but fun golf exfwne:nce, which requires a high quality golf facility, while maintaining a reasonably priced cost per round. Arnold 1'alrner, through :: \luniGOlf partnership, has entered into this exclusive arrangement to enhance the municipal gull exfx�ticnc'e and to meet the exploding public golf demand.. GENERATES ADDITIONAL XEVI?NIJI; FOR CITIES A:ND COUNTIES A common experience is that a municipal golfcoursc requires a public subsidy and is thus a financial drain to a local community. The primary focus ol'CalifOrnia \luni Golf is to provide a financial return to the community by eliminating the need for taxpayer subsidy and max I fill Zing Ihe: economic development potential of a golf course. This joint public /private effort recognizes both thr need for additional public plav and the lack of funding available to publicly subsidize mtlnictpal golf at taxpa%crs cxik•nse As a result, the program is specifically designed to evaluate the potential economic: return Ot c1t It coin(• and to make Ihe ne:essary recornmendauorLs to maximize the econoric return . \� aiia;)ary c tl the pr )�r.:n is ii: ;k'n(lc'flt:)n the IlnamC131 ylahllll�'r)f the pfOJCCI as determined in an initial EMPHASIZES WATER CONSERVA'T'ION AND IiI?CI.AMA'11ON California Muni Golf will emphasize ttic use of reclaimed water and water conservation. Water conservation ant a habitat enhancement strategy, including drought sensitive grasses, can I?i employed in the ;.ulf courseiolx n spac as a multipurpose environmental planning element. The lairvays will be contoured to capture the rain water and store the excess water in dry wells and sand traps. ''Irrigation will include the use ut reclairned water wherever leasible. and may also include ecologically designed v atcrsticd .uui L; Other innovative and practical designs %%Ili be investigated to optimize the precious \vater .Ind r.thcr rc s )ule s c)I file' t'OmnILMILV. PROVIDES ENVIRONMI:YI AL ANI) OPEN SPACE FOCUS California Muni Golf provides for in economic ,inn eflylrUl:IIlellial recri anon open space centerpiece for community and neighborhood development. Fach parucipatm,' �-onununity will have the opportunity to plan for needed recreation open space, integrated with housur.; and conunercial .icvcioprnent without taxpayer subsidy. FL'MUER INFORMATION If you would like further information on in an cconornic bcnefit,'feasibility study, please call the California Communities toll tree number it SOO ()3;- 399.3 x'`19 commI DE\ I:i.()1'�11: T A COMPREHENSIVE PROGI ;U %.M OF MUNICIP.AL GOLF COURSE SERVICES FOR NEW COURSES AND REHABILITATION ()I. EXIS"[`ING COURSES • l ��,n�nt�i� l;�•n�• lit I �•.r,il�tlri�, �rt;�l� • �� III ( :<urr,w I • K�•l�:tl�ilil:rtic,i� c � >r;,u�i�ti��it \l.in;i,�c•rt��•iu A (,O�U11 i I PURPOSE OF COMMUNITY THE, 111106RAM PROGRA-M k.-O) MIMIk. d•% 0(yink,lit ,*Ikl r L I I I I I r 11I1, 1 1 ri I, I I I ll I t I i I I I I I i I I I I i t.,ill((trnl,l Mum ('(dt int I d I I C I I I I I I r,(- kit L" 1 111.1n. I N.111111 ( I III 'Implit % ,Intl 11 11:11111C' lilt* lk't it 1 0 ILITIC I)r(,!L*L 1 Allk; Il A I I , t L I . I I I ( _ I ; I I I I: 11. : . I , ( ; II I I I I II;::! I l•, f I t 1111,;1 1111MAIII I A It •\ I. . . t 'I ) i I -1 1 PLA % `!k 'A 0 , - I t , , I `I ' t - I i r ( I I ,- ; I CC "', ; %, ' k ' I- 11 L I I I t I k' I I I L :It k 1 i k, i t I L. Nk d I I Il ill I 11 I L- L i I I 1 1 1 L k p[ 'k.( t i II I, r1, I I I c o 11 It ) 111 i c IitIIC a5 tN. Stud% :w ill T I Ilk, I I! Iltl, I V'L !'!'IIL' I Ilk' L I, II I('Illlt 't'.!`II II I I q•k mid \k it t 11 It' Pl I Ilk I, :• 11 it l.i I. Ilk l•.1 ,tit. ; ; .: ",'\ . : Cl 11, •i I I. :IN( III •\ L 11AI ol, qk It STAGE , 2 Golf Course Financing I ilk- [)kit 11 rut! URAI 1( > 111,11 111111111. III t.lkc ikl\ irv,igiz ( )I it I\\- k. ( )Nl t,iv c\cmpt tin'tm. in, It )r Ili(• * dt mt,k- PrOiCk. I. Pit )x lOk'd , cri.tin !(*(IL'I .11 ,cull Lnl> irc nn t l at it inum, ip.ihi\ Ili (Ick ldc Lin lhc 'I)(-( Ill( illk,-IiI( )d .Wd Nirtit. turc Ot 1w.im - I) !11(.• ( )Lit( I )IIIk.• t 11 illc k•( ()m mlik. N-1) k-Ill Ntlid\ IIILI O'k• 1I)(h% ;dll.d tIIIJI1( 1.11 t M M1111.111( L•, ''I OW IlIH- IlK Ij)JhI% 111". � (•1`1(•.11 '4( ),Ii )t 'Ilk• it wti I 1,111kl k )(l!IL.I III gvllcl.11I- N11111k Wilt lc�, cWW" cr ill , MAI , , ),IN Ind- k * I A I I I I I I I k k t I I STAGE 3 1011[•Courw I'lanningan(I Design "Idt. Ills' ml!l:lt h t I I It I I IN Ill k. !kit -It It :t it I L L I I I I c I I 1 1 STAGE # (Dolt' Course liniflementation and Construction MallagcInclif I ill' ;)iirp(j,L- ( .1 IhIl !I I( ) k ( ()IIIIILlkA!( M 1 11 tit(' _" A �, I ''-I !fit, !M: 11 1 P I, I- \L :1 1, d 0 t I I k I I1 1 1 1 1 1 1 1 1 1 k I t' . . STAII. 1 1: , r, c I L I I 11 1 Nk* k 1 V CAUFORNU MUNI GOLF TEAM {h t• Il':IIII ,k'1('( -I(•kl I'\ !IIt' \iIIi?t+lll\ Ill 1),Irilctl)aic• 11l 11 IL. c.,lIllOrnm \IllnI gull kd!, A NOI D PAI NILR GOLF MANAGEMENT COMPANY �lr. lt.11mk•r � n1.ut,lti;k•ntk•nI k (nnt).ul\ il,l, rx[rmn (• 4(l >It m:nlas;rnl(•nt .:n(i 1 tltl•r.l h<m, rxlx•nk•nck• l h(• r(unt).ul\ \\ II! h:l\'(• inami"'cntk•rtt .Intl ,ptrnihiiltik unlik•r ,hn pro-1,11)). Ill - clukling 'g(tl( (,1)kra[utn,. i)ulli;c•t prlt- jk•cti(lrr,, ntrrch :uldI'1C .illd l•(11,11I)MCIIt ,t•nlck•,. I( t( t(1 anti hk'\ t•r.IL;r! ) t )CI ,l,n,n,. Ital 1(111:!1 :Ikk (lilt pi tiraiil.. :a.l rin k•t .111,11\ ,I ,. I I r r.Ill( I)I() III(ItI ; I ,I IIII Ina: Ill c 11: 1 I1( k•. 1!11• tll,llla.i4l't llk•I11 lI )III - I).un .thu It,I, atillill(MAI (•\t)t•rt nt• III fk':I,IhIllt\ ,tllklWS. IIlMfll'I,li .ifl.II l (,I I,l11La11( trl,, ,11I)t•r\ I,I(tn. .lt l'( >l Ut( ltl:( ,\,11'111,. :;k'11('r;li 1I1:Iim"It'tl will . Ik•Iit ) rI ink t•tll,. ,Intl ;>( I,(,nn( I PALMER COURSE DESIGN COMPANY Ilu• (,,!t:1),ul\ Ilan 1 Ia•\\ (,I I k•tl1U(Ik'It •11. �i\('I ((Mr,(" 11;(.lit'(I III Ill(' I '111( -kl ,l,dc• \1lll It l(,I1.I I I i it Imo! I111 III I(', i)l't'11 (i,!nit.l ll\ II,I�lilll:lllt!('(I I ",c'I \�.:. lilt' Ia't •(;, 1�1 ?ill' ;,I li ,1;1 11,.1\ �'I.' ..'.I IIII IIII\ \ \1!11 .I kl {.111('1 ?:;111 .11111 Ili(: 'III ( `.l W1 It '.11 I!I('It, t: I l( III. II I'.11ll lk'1 ,'.l',I:'il ill lil Ir1,lllt, `I.Illlll'ti.l :ltl k!k,, �I it' :I, 111 IC 'A I II(! I:t:(•t':, \11 P.IInIt•• , CVO k :1:1;_' ,t.1llki.:rti, 1 l!r, it,r�n k'Ihttt , 1:O!,.: 4Lk, \11 i'.imwl I,t'I�:tfl,tl ti,Illtllltlllk'1:: ,(, ttLl,llt 1'1.11 .:Ill! lltk't !t;(t\ i!:t'n! 1 t: II:( ;.tl+,lk': ". t'It: :.'I( 1Jklt',I ALFRED GOBAR ASSOCIATES. IN(,. l hl, tlnu �t >k•l :.11vk•, :n Ih(• .:nai\,I, (,I t't ( ,n( )lt Ill ,lr'.l: ! )I I,IIIt.'„ ( I(•( I'lull, II I\ ul\ It 1, :n.ul,+�,k•nu•n[ .Intl klk\t'11,1)1:1k'nt 11I ,.uxi I)i( w..t•k•r('li'il(' ,I(t ?IIk ,Ellin((:I (, 1,!li )I :tl'1I a Itl(,(I(•1, ,II (,[IIt'r ,IU.III;II.III \(' ,II;(I II.111,- Ill -.tl I (I 1C 11i I,1II Ii!.lil.I 'ttlt•:It :It• C I,IUII, i iIC tIIIll LIB ('`.i('I:••I\ (' n;11 t \\ I lll't•(I, )i ,:; t i Ill( I I`.;. I I I ( I:II l � �n,c (;Ilk's((, .t \\ :( I.in'.;k• <�I :(•(I 'At lt,tl,ll ;tn111'1;, .Ill(! „Itll•r It -t)t', �I I)LII tI II itrl \,III' (It' \k i - R' :11 llulinl� ,In.u•.kl,li ..s(I !n.::i•t' ,.•I�II,I:::\ KAJIMA EN(;INEVAIN(; ANI) CON•STRI'C ION, INC. k -WC11 , ill; �k 1� 1 r(1 I, Ir11 � ( ..'! ... :i!!.!I;, ••! ' ,,;1Ili[!(•, K,I;I:tl.l II ,Irli(;I(,Il III,I!l,i�( "Ila'!ll '' \,tl•r!I�l' ., ( lull(•, t nti;ulk('::r•'�. k',tnt1 „ttn•�. �t illtl „illlt; .lull 1(uif(IIll,lll�t :t \ - '.l'It ,I , t ;!;•I I1 :1 t�1' 1'.Il i. ;?:x,11'1 [ \\ III! ;�l'( :..• I hk• pi Ill'li Itlil!:;l'I .11)(1 ti, I:ii)ik'1 It. -;.lk• PACIFIC INVESTMENT NETWORK. INC. ! hl, ((u)t).ktl\ � :'l•!,(nlnk•I II,I� 21, \(:u, (,I t \Ix rlk'n(( .n i i;utnu: .1:111 tl('1 l'I' 'i)t ?11'11! :. 1.1 ll,l tjl'llll'rll I ilk' -,Ill I),In\ I, ,klllk'tla,1)n kk•"ul�,�(tl,,�:Ir,k• I)I(,1k•t I,. Ills lll(iln-_ /()I)l( ? }; Ik•(I ill k'!l.k'11, , Wkl:tllll(•!1I,. ,'.II' \t•\ ,Ir:ll (•I'._1:1 {k'('! .(!Ili l'lt \!I(rtl: ?lk'I li.,i:I I : I). ikllk - I kcntr,):ul\ 1\I.ilt, ;'k•ll.,l c:n1111..,n ,n nik•k'!In:� �(,\(•rnnik•nl I)i.lsnln•� ..s.: ITNUTRA-My. [I,(.. !lk.%\ kl(-.% (.i( - '! ., ( (), i I -� - , . I I I � 'k k , , I I Imo, ) I(• l('( I -,\ I ( I I I :) I-; I ( I —, —, (III �111U ilk lit M Olt 1; 111,1% 1\1 j': 1: N' I : N I ' H N1 E Mil It. i '('Ti('! 11 :::1111)1 1:1 1( w.: ]I Rk.'% K•t', .01u .I, I�r(,\.II ..t Inl. +n( I i II .Ift(1 icm I i )II )!d )I I' TOTAL TIME 15 to 22 111olitlis CALIFORNIA MUNI (FOLY PROGILALM A'4 :, 1 P ��, I:( r , hl[: 7,7,"Tj FEEI STRUCTURE STAGE I "I J; l I 'I I \IX LL' 'l, STAGE 2 Glt)it STAGE 3 (")it C,w-k- P1.111111n.—Illd s,r.x(.i: -4 ("(AI Ckmr"k-- I Ini'lm( !ll 11 STAGE S C()If I \mItI.11 I La I I WI :kA )t 'k.1 1( k. .1 !It I )I WI At H M, it killount APPLICATION PROCIED1 'RI: 11 q 11 1 1 lit I i f*4 i ia %I III i i i ()If afif'Ornia Nt.u(-%N idc ( onitntmiti•s I I;j 1 111111•. P:Inl.u\' Reason for Application: I,:;)nlcnt J K\ It.II, iII.I n;n I \I• I ll, t "ill• ' J `,l.ul.! nun[ ,I I �t,ur. r ,,u: (lencral inlorn►atiun Fur : *k11 Application% l l \ 1�,\• „t \�,�•n, •, J c't,\ J �:, null\ J �;��', L:i I i;.�, x! J � )tlu•r I �;��•� t:,, f) l:,llll l,! I"',, I'- ,: I, I', lr,n \ \.:hIII \ll:(., P't,l),,,1•cl ,. �i ... ��, I l \tlnlllCl d \!mill lii.l! Illlln ;I I \iti( ill"n \I \m1 l,\•r If ;7O „Il lll'. i,il'.I,l' .IlLa ;l ,1 !I,l :1.1111Mf 4 .I;I ;iI 1:I( II,I .11al ;,111,,1, :,i.lt , : :.I l Wditional Information Keyuirial For Rchahilitatiuni Stan:► c►nr nt of Fxisting Course: ,I Re nnnl, I)L.I\ \'e; !,\•r ',L-Jr i, L�•nLr[II t,! ecnlr�\• I\.Ini,r � \ultllx•r <,f In,i�, I t t.rn•nr i\•L t• e l•,e•r.u,n.� , � .. n,i ,•\ i"nn�' ,..a� n,�'I:, - I,I�'.I,e .al..; :I Site Description For New Course Ueveloptncm .! I, .f Via\” \\...�..� n,: i r •. \c'\•, t ,,;a,\• l i�'�. t :r ll:n;� nl' J � � � J .• I . t k I nl , ,\\ n, r,l11 I. 'A 'Ilk I .Il I!I,o !!III\ +III „ � ,f ,I I:�I l' J �\ t'I J L ... J \\ .il,'I %�,. II, • �, \I:1 t.. �,, .i �'ti L'�"..... � ��I: it -I Ie',I::�Ili ,tl, �.'l ��:, •� J ,I ,�. J �.� ,l;l' J i,llt(liI I �Ilt J \\ J I II ",�'I •,I,c , II'•. ('i,';he' , r�, +l�- `it'Ie' ,7)i,( +1k711 1 +;i1+ ,, , f , n,l, r,r, •/.,l( /, :;t,lr1,(r4e' e /,'�,,,•1: 1„ ( rrlilr,rrrrrr tlrrrrt (.uI% ( erliJurnirr 1/rrlrrr rrlr ( (rrrrrulrrrrlir•% /)e•r e•hr /rrrrrrr! I rrlhrrrih• California Muni Golf. -901 Suite > >� Plcasantc>n, CA