HomeMy WebLinkAboutAGENDA REPORT 1997 0305 CC REG ITEM 08A?AS
AGENDA REPORT
TO: The City Council
FROM: Paul Porter, Senior Planner /
Nelson Miller, Director of Community Developmeri-�-76 _
DATE: February 1, 1997(CC meeting of March 5, 1997)
SUBJECT: CONSIDER REQUEST FROM A. DEEWAYNE JONES, D.D.S. FOR
GENERAL PLAN AMENDMENT 96 -2 FROM M (MEDIUM DENSITY
RESIDENTIAL) TO C -2 (GENERAL COMMERCIAL) AND ZONE CHANGE
NO. 96 -1 FROM R -1 -8 (SINGLE FAMILY RESIDENTIAL 8,000
SQUARE FOOT MINIMUM) TO CPD (COMMERCIAL PLANNED
DEVELOPMENT) ON A FOUR ACRE PARCEL LOCATED CONTIGUOUS
WITH THE SOUTHWEST QUADRANT OF MISSION BELL - PHASE 2
(ASSESSOR'S PARCEL NO. 511- 14 -13)
Background
At the City Council meeting on April 17, 1996, the City Council
authorized initiation of the processing of a request for a General
Plan Amendment to change the :Land Use E:iement of the General Plan
from Medium Density Residential to General Commercial (C2) and the
existing R -1 -8 (Single Family Resident--iaL - 8,000 square foot
minimum) zoning to Commercial Planned Development (CPD) on property
consisting of approximately 176,625 square feet with approximately
471 feet of frontage along Los Angeles Avenue located contiguous
with the southwest quadrant of Mission k3ell - Phase 2. On August
2, 1996, the applicant submitted GPA 'a6 2, PM 5036, CPD 96 -3, CUP
96 -2, and Zone Change 4,6 -1 f: ,r a mtil.t.iple building mixed use
commercial developmer.i, General. Plan Amendment from Medium Density
Residential -o Genera. Commercia', t:iree lot subdivision, a request
to increase the lim:. +:: f0 i a pn:)posed 52 foot high office building
and Zone Change from h: -1 8 to 'nmmerl-2 iJ Manned Development (CPD;.
Consistent with
and Zone Change
applications.
incomplete for
acted upon the
A.: \5MAR97.CC
City Council d7.rection, the General Plan Amendment
have been scheduled separate from the development
The development, applications have been deemed
purposes :Df processing until the City Council has
Genera] Pan Amendment and Zone Change.
CM OF MOORPAM CALIFORNIA
City %Council Meeting
i M
000001
City Council Staff Report
3/5/97 for GPA 96 -2 and Zone Change N(;.
96 -1 - DeeWayne Jones
Page No. 2
Planning Commission Hearing
Staff had included the following options for the Planning
Commission from which the Planning Commission could make a
recommendation to the City Council. These options include the
following and are further discussed i:ri the Planning Commission
stuff report of January 27, 199-7:
1. Multi- family option - Change general plan designation to
allow for Yiulti- family development
2. Option to Rezone al--,. or a Portion of the Property to
Commercial `.office
On January 27, 1997, the Planning Commission held a public hearing
on the proposed General Plan Amendment. and Zone Change. The
Planning Commission r- ecommends o the City Council that the change
in Land Use Designati-on to C 2 (General Commercial) be granted in
that it is consistent with the -2 property east of the development
and has the potential -o be compatible wi.tf. other neighboring land
uses in the v:icinit,
The Planning Commission recommends that the zoning for the entire
parcel of land be changed form R - -1 -8 to CO (Commercial Office)
rather than CPD (Commercial P=lanned Development) as the CO Zone
would provide a suitable location fc r offices and services of a
professional, clerical or administrative nature and as such would
serve to limit the �nt.ense uses D11 the land that may not be
compatible with the residential propel-t:iE's located adjacent to the
property. The Planning Commission indicated that changing the
Zoning to the CO designation of t --his site would limit the types of
uses to those with '.ess impacts can adjacent properties such as
banks, offices, government buildings -tnc medical office buildings.
Traffic Analysis for the Applicant's Proposed Commercial Project
A. Traffic Impact Study was prepared by Thomas S. Montgomery, P.E.
dated November 25, 996. In General. tr.e traffic study concludes
that site - generated traffic demands fn)m the proposed commercial
project may cause s igni f : r- irrt ad . Pr:;e traffic effect at the
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Of
City Council Staff Report
3/5/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 3
intersections of Los Angeles Avenue /Tierra Rejada Road - Gabbert Road
and Los Angeles Avenue /Moorpark. Avenue during a typical weekday
afternoon commuter peak travel period. The study indicates, with
restriping of affected intersections, as they currently exist, the
project impacts could be mitigated. At the intersection of Los
Angeles Avenue and Tierra Rejada Road - Gabbert Road, the existing
and future traffic operational problein.s are due to the heavy
westbound left turn and northbound right turn traffic demands. The
report indicates if this intersection is restriped to provide
double left turn lanes and two through -anes in each direction on
Los Angeles Avenue n Lieu of current striping (a left turn only
lane, two through Lanes, and a riclht turn only lane in each
direction), and the traffic signal operation modified to provide a
northbound right turn green a=-)w in con�linct.lon with the westbound
left turn phase, the intersect ic)n conti-(�-.:,_1 utilization values during
the critical 2010 weekday afternoon commuter peak period would be
reduced. This option may be iriadvisa;_1e with ultimate development
of Los Angeles Avenue as a six :iane ante -ial, since with a 1.18 foot
right -of -way, the bike lanes would p2 )b,ahl,y need to be eliminated
with 6 lanes and duc .eft turr � lane.,
At the intersection of Los Angeles Avenue and Moorpark Avenue,
traffic operations for the design year 2010 condition could be
significantly improved by removing - - -he relatively inefficient
north -south signal. "split. phasing" and increasing east -west through
capacity. These modifications could be accomplished by changing
the striping for north and southbcunc traffic to a left. turn only
lane, one through .ane, and a rillht: - turn only lane in each
direction and proviii.ng �_-hree t.hroug!: anes in each direction on
Los Angeles Avenue wrii.ch would a.11ctJ -or the conversion of the
traffic signal operation to a st:,andarcl operation to a standard
"eight phase" traff i:.: signa wi_t:ri 1.eft turn phasing in all
directions plus a green arrow for the northbound right, turn
movement to funct iori i.n von-i i...nct; On ,a t- i the westbound left turn
green arrow.
However, additional improvements would be necessary at such time
that Los Angeles Avenue expands tca six i_anes, which may impact the
suggested improvements. Also, since moos Angeles Avenue is planned
to have a future raised median, any left_. hand turn from Los Angeles
Avenue to the site would have potential traffic and aesthetic
r
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City Council Staff Report
3/5/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 4
impacts. The potential adverse impacts may result in a
recommendation to limit or preclude left turn ingress /egress to the
sate. Staff is currently considering a study regarding the Los
Angeles access issues in this area. These issues especially if
left turn ingress /egress is prohibited may significantly affect
viability of certain uses, such as the proposed drive through
restaurant uses, whi,:h are typically dependent- . on drive -by traffic.
Additional Option the City Council May :'onsider
Create a New Zoning District
Another option Council may wish to consider is creation of a new
zoning district or amendments to the existing CO zone which would
allow all of the uses presently all-owed in the CO Zone plus some
retail uses such as retail trade facilities and full scale
restaurants, but preclude more intense uses that could be
detrimental to surrounding property owners such as gas stations or
fast food restaurants. There are currently no properties in the
City designated CO, although same ha,,e Oeen suggested as part of
the Downtown Specif Plan.
Maximum Allowable Building Height in the CPD and CO Zone
The maximum allowable height of a building in the CO zone is 25
feet while the maximum height in the CPD Zone is 35 feet without
approval of a Conditional Use Permit. Both zones allow the height
to be increased to a maximum of sixty feet with Planning Commission
approval of a Conditional Use Permit. As the applicant's proposed
discretionary project: requests approval of a three story building
with a height of 52 feet, apprcvai of a conditional Use Permit for
the increased height es required. Tl�is Ls only given to the City
Council for informational I)urposes as only the General Plan
Amendment and Zone "hange, u�` the- -ievelopment project is being
considered at this 'ime.
Environmental Determination
Staff recommends that a General Plan Amendment to C -2 and Zone
Change to CO would not: have the potential for causing a significant
effect on the environment. and should be considered exempt. The
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09NUZO004
City Council Staff Report
3/5/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 5
proposed development and uses on
environmental evaluation subject
Quality Act Guidelines.
the site will require a separate
to the California Environmental
1. Open the public hearing and accept public testimony.
2. Determine that the General Plan Amendment and Zone Change is
exempt from the State California Environmental Quality Act
(CEQA) Guidelines pursuant to Section 15061 (b) (3) in that
the proposed change in the General Plan Land Use and Zoning
Designation do not have the potential for causing a
significant effect on the environment.
2. Approve the attached Resolution approving General Plan
Amendment No. 96 -2 for a change in Land Use Designation from
M (Medium Density Residential) to C -2 (General Commercial).
3. Introduce the attached Ordinance changing the existing R -1 -8
zoning to CO (Commercial Office) for first reading.
Exhibits: 1. Planning Commission Resolution
2. City Council Resolution
3. Draft Ordinance
4. General Plan Map
5. Zoning Map
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r �
City Council Staff Report
3/5/97 for CPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 5
1. Open the public hearing and accept public testimony.
2. Determine that the General Plan Amendment and Zone Change is
exempt from the State California Environmental Quality Act
(CEQA) Guidelines pursuant to Section 15061 (b) (3) in that
the proposed change in the General Plan Land Use and Zoning
Designation do not have the potential for causing a
significant effect on the environment.
2. Approve the attached Resolution approving General Plan
Amendment No. 96 -2 for a change in Land Use Designation from
M (Medium Density Residential) to C -2 (General Commercial).
3. Introduce the attached Ordinance changing the existing R -1 -8
zoning to CO (Commercial Office) for first reading.
Exhibits: 1. Planning Commission Resolution
2. City Council Resolution
3. Draft Ordinance
4. General Plan Map
5. Zoning Map
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5
0:1 # - M
Nq
-4
RESOLUTION NO. PC -97 -330
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF GENERAL PLAN AMBNDMXNT 96 -2 FOR A CHANGE IN THE LAND USE
DESIGNATION OF THE GENERAL PLAN FROM M (MEDIUM DENSITY
RESIDENTIAL) TO C -2 (GENBRAL COMMERCIAL) AND ZONE CHANGE NO.
96 -1 FOR A CHANGE IN THE ZONING DESIGNATION FROM R -1 -8 (SINGLE
FAMILY RESIDENTIAL 8,000 SQUARE FOOT MINIMUM) TO CO
(COMMERCIAL OFFICE) ON A FOUR ACRE PARCEL LOCATED CONTIGUOUS
WITH THE SOUTHWEST QUADRANT OF MISSION BELL - PHASE 2
(ASSESSOR'S PARCEL NO. 511- 14 -13) (APPLICANT: DEEWAYNE JONES)
WHEREAS, at a duly noticed public hearing on January 27, 1997, the
Planning Commission considered the application filed by A. Deewayne Jones
for approval of the following:
General Plan Amendment No. 96 -2 - for a change in the Land Use
Designation of the Land Use Element of the General Plan from M
(Medium Density Residential) to C -2 (General Commercial)
Zone Change No. 96 -1 - for a change from R -1 -8 (Single Family
Residential 8,000 square foot minimum) to CPD (Commercial Planned
Development); and
WHEREAS, at its meeting of January 27, 1997, the Planning Commission
opened the public hearing, took testimony from all those wishing to
testify, and closed the public hearing; and
WHEREAS, the Planning Commission, after review and consideration of
the information contained in the staff report dated January 16, 1997 and
testimony, has made a recommendation to the City Council.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission determined that the General Plan
Amendment and Zone Change is exempt from the California State
Environmental Quality Act (CEQA) Guidelines pursuant to Section 15061 (b)
(3) in that the proposed change in the General Plan Land Use and Zoning
Designation do not have the potential for causing a significant effect
on the environment.
SECTION 2. That the Planning
Council that the change in Land
Commercial) be granted in that it
Commercial east of the development a
has the potential to be compatible w
in the vicinity.
Commission recommends to the City
Use Designation to C -2 (General
s consistent with the C -2 General
A is therefore consistent with and
th other neighboring C -2 land uses
Attachment 1
Resolution No. PC -97 -330
GPA 96.2 & ZC 96.1 - DeeWayne Jones
Paqe 2
SECTION 3. That the Planning Commission recommends that the zoning
for the entire parcel of land be changed from R -1 -8 to CO (Commercial
Office) rather than CPD (Commercial Planned Development) as the CO Zone
would provide a suitable location for offices and services of a
professional, clerical or administrative nature and as such would serve
to limit more intense uses on the land that may not be compatible with
the residential properties located adjacent to the property.
The action of the foregoing direction was approved by the following roll
call vote:
AYES: Norcross, Lowenberg, Millhouse, Acosta
NOES: Miller
PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF FEBRUARY, 1997
Ernesto J. Acosta, Chairman
ATTEST:
Celia LaFleur, Secretary
to the Planning Commission
Attachment 2
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA
APPROVING GENERAL PLAN AMENDMENT 96 -2 FOR A CHANGE IN THE LAND USE
DESIGNATION OF THE GENERAL PLAN FROM M (MEDIUM DENSITY RESIDENTIAL) TO C -2
(GENERAL COMSSE'RCIAL) ON A FOUR ACRE PARCEL LOCATED CONTIGUOUS WITH THE
SOUTHWEST QUADRANT OF MISSION BELL - PHASE 2 (ASSESSOR'S PARCEL NO. 511-
14-13) ON THE APPLICATION OF A. DEEWAYNE JONES, D.D.S.
WHEREAS, at a duly noticed public hearing on February 10, 1997, the
Planning Commission considered the application filed by A. Deewayne Jones and
recommended to the City Council approval of General Plan Amendment No. 96 -2 for
a change in the Land Use Designation of the Land Use Element of the General Plan
from M (Medium Density Residential) to C -2 (General Commercial)
WHEREAS, at its meeting of March 5, 1997, the City Council opened the
public hearing, took testimony from all those wishing to testify, and closed the
public hearing; and
WHEREAS, the City Council after review and consideration of the information
contained in the staff report dated March 5, 1997 and testimony, has made a
decision on the matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DOES
RESOLVE AS FOLLOWS:
SECTION 1. The City Council determined that the General Plan Amendment and
Zone Change is exempt from the California State Environmental Quality Act (CEQA)
Guidelines pursuant to Section 15061 (b) (3) in that the proposed change in the
General Plan Land Use and Zoning Designation do not have the potential for
causing a significant effect on the environment.
SECTION 2. That the City Council approves a change in Land Use Designation
to C -2 (General Commercial) be granted in that it is consistent with the C -2
General Commercial east of the development and is therefore consistent with and
has the potential to be compatible with other neighboring C -2 land uses in the
vicinity.
PASSED, APPROVED, AND ADOPTED THIS 5TH DAY OF MARCH, 1997
ATTEST:
Lillian E. Hare, City Clerk
Patrick Hunter, Mayor
1
GPA96 -2.RES
ORDINANCE
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, APPROVING ZONE CHANGE NO. 96 -1 CHANGING THE
ZONING ON A FOUR ACRE PARCEL LOCATED CONTIGUOUS WITH THE
SOUTHWEST QUADRANT OF MISSION BELL -PHASE 2 (ASSESSOR'S
PARCEL NO. 511- 14 -13) FROM R -1 -8 (SINGLE FAMILY
RESIDENTIAL 8,000 SQUARE FOOT MINIMUM) TO CO (COMMERCIAL
OFFICE) ON THE APPLICATION OF A. DEEWAYNE JONES, D.D.S.
Whereas, at a duly noticed hearing on February 10, 1997,
the Planning Commission recommended to the City Council that the
zoning for the entire parcel of land be changed from R -1 -8 (Single
Family Residential 8,000 square foot minimum) to CO (Commercial
Office) rather than CPD (Commercial Planned Development) as the CO
Zone would provide a suitable location for offices and services of
a professional, clerical or administrative nature and as such would
serve to limit more intense uses on the land that may not be
compatible with the residential properties located adjacent to the
property; and
Whereas, at a duly noticed hearing on March 5, 1997, the
City Council considered Zone Change No. 96 -1 for changing the
zoning on a four acre parcel located contiguous with the southwest
quadrant of Mission Bell Phase 2 (Assessor's Parcel No. 511- 14 -13);
and
Whereas, the City Council opened and closed the public
hearing on March 5, 1997; and
Whereas, after review of the information in the Planning
Commission and City Council Staff Reports and public and staff
testimony, has made a decision regarding the Zone Change.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. The City Council determined that Zone Change No. 96-
1 is categorically exempt pursuant to State CEQA Guidelines Section
15061 (b) (3) in that the proposed amendments to the Zoning
Ordinance does not have the potential for causing a significant
effect on the environment; and
SECTION 2. The City Council hereby finds that the proposed Zone
i
PP12:06:94110:13amA:\CC.ORD 1
attachment 3 QW010
Kr
Ordinance for Zone Change
No. 96 -1 on the application of A.
Deewayne Jones, D.D.S
Page No. 2
Change will be in conformance with the City's General Plan subject
to adoption of a Resolution approving General Plan Amendment 96 -2
and City Municipal Code, including Title 17, Zoning.
SECTION 3. The City Council hereby finds that approval of this
Zone Change request is in accord with public necessity,
convenience, general welfare, and good zoning practice and that for
those reasons it is appropriate to reclassify the property to CO
(Commercial Office) as the CO Zone would provide a suitable
location for offices and services of a professional, clerical or
administrative nature and as such would serve to limit more intense
uses on the land that may not be compatible with the residential
properties located adjacent to the property.
SECTION 4. The City Council hereby approves Zone Change No. 96 -1
from R -1 -8 (Single Family Residential 8,000 square foot minimum) to
CO (Commercial Office) on a four acre parcel located contiguous
with the southwest quadrant of Mission Bell Phase 2 (Assessor's
Parcel No. 511- 14 -13).
SECTION 5. The City Council hereby directs staff to amend the City
Zoning Map to reflect the approved zone change.
SECTION 6. That if any section, subsection, sentence, clause,
phrase, part or portion of this Ordinance is for any reason held to
be invalid or unconstitutional by any court of competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council declares
that it would have adopted this Ordinance and each section,
subsection, sentence, clause, phrase, part or portion thereof,
irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, parts or portions be
declared invalid or unconstitutional.
SECTION 7. This Ordinance shall become effective thirty (30)
days after the passage and adoption.
SECTION 8. The City Clerk shall certify to the passage and
adoption of this Ordinance; shall enter the same in the book of
original ordinances of said city; shall make a minute of the
PP12:06:94110:13amA:`M ORD 2
Ordinance for Zone Change
No. 96 -1 on the application of A.
Deewayne Jones, D.D.S
Page No. 3
passage and adoption thereof in the records of the proceedings of
the City Council at which the same is passed and adopted; and
shall, within fifteen (15) days after the passage and adoption
thereof, cause the same to be published once in the Moorpark Star,
a newspaper of general circulation, as defined in Section 6008 of
the Government Code, for the City of Moorpark, and which is hereby
designated for that purpose.
PASSED, APPROVED AND ADOPTED this day of , 1997.
Patrick Hunter, Mayor
ATTEST:
Lillian E. Hare
City Clerk
PP12:06:94110:13amA: \CC.ORD 3
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TO: The Planning Commission
FROM: Paul Porter, Senior Planner (E)-
Nelson Miller, Director of Community Developme44�
DATE: January 16, 1997 (PC meeting of January 27, 1997)
SUBJECT: CONSIDER REQUEST FROM A. DEEWAYNE JONES, D.D.S. FOR
GENERAL PLAN AMENDMENT 96 -2 FROM M (MEDIUM DENSITY
RESIDENTIAL) TO C -2 (GENERAL CObMERCIAL) AND ZONE CHANGE
NO. 96 -1 FROM R -1 -8 (SINGLE FAMILY RESIDENTIAL 8,000
SQUARE FOOT MINIMUM) TO CPD (COWKERCIAL PLANNED
DEVELOPMENT) ON A FOUR ACRE PARCEL LOCATED CONTIGUOUS
WITH THE SOUTHWEST QUADRANT OF MISSION BELL - PHASE 2
(ASSESSOR'S PARCEL NO. 511- 14 -13)
At the City Council meeting on April 17, 1996, the City Council
authorized initiation of the processing of a request for a General
Plan Amendment to change the Land Use Element of the General Plan
from Medium Density Residential to General Commercial (C2) and the
existing R -1 -8 (Single Family Residential - 8,000 square foot
minimum) zoning to Commercial Planned Development (CPD) on property
consisting of approximately 176,625 square feet with approximately
471 feet of frontage along Los Angeles Avenue located contiguous
with the southwest quadrant of Mission Bell - Phase 2. On August
2, 1996, the applicant submitted GPA 96 -2, PM 5036, CPD 96 -3, CUP
96 -2, and Zone Change 96 -1 for a multiple building mixed use
commercial development, General Plan Amendment from Medium Density
Residential to General Commercial, three lot subdivision, a request
to increase the limit for a proposed 52 foot high office building
and Zone Change from R -1 -8 to Commercial Planned Development (CPD) .
Consistent with City Council direction, the General Plan Amendment
and Zone Change have been scheduled separate from the development
applications. The development applications have been deemed
incomplete for purposes of processing until the City Council has
acted upon the General Plan Amendment and Zone Change.
A: \13JAN97.PC 1
Attachment_
Planning Commission Staff Report
dated 1/27/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 2
The request for a C -2 General Commercial Land Use Designation and
rezoning to CPD would be consistent with the existing land use
(Mission Bell Plaza) designation to the east of the proposed
development, but could allow uses that may have impacts on the
adjacent residences to the north and west. For example, a drive -
through restaurant as is included in the Commercial Planned
Development application may create noise and air quality impacts
from idling automobiles which may impact the adjacent residents.
As proposed, the uses applied for as part of the Commercial Planned
Development and Conditional Use Permit include two 3,000 square
foot, drive through restaurants along Los Angeles Avenue and a
51,000 square foot office building. All of the proposed uses are
allowed in the Commercial Planned Development Zone with a
Commercial Planned Development Permit, however, the office building
will require approval of a Conditional Use Permit, because the
height exceeds 35 feet. A height of up to 60 feet may be allowed
by the Planning Commission with approval of a Conditional Use
Permit.
The proposed General Plan Amendment could be appropriate on the
site assuming the proposed uses are considered compatible with the
existing residential properties located adjacent to the property
and any potential traffic problems entering and exiting the site
could be mitigated. The environmental impacts of the specific uses
will be evaluated as part of the permit review process for the
Commercial Planned Development and Conditional Use permit.
'•- .-
_. - .. =
•1111- . -
A Traffic Impact Study was prepared by Thomas S. Montgomery, P.E.
dated November 25, 1996. In General, the traffic study concludes
that site -- generated traffic demands from the proposed commercial
project may cause a significant adverse traffic effect at the
intersections of Los Angeles Avenue /Tierra Rejada Road - Gabbert Road
and Los Angeles Avenue /Moorpark Avenue during a typical weekday
afternoon commuter peak travel period. The study indicates, with
restriping of affected intersections, as they currently exist, the
A: \13JAN97.PC 2
Planning Commission Staff Report
dated 1/27/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 3
project impacts could be mitigated. At the intersection of Los
Angeles Avenue and Tierra Rejada Road - Gabbert Road, the existing
and future traffic operational problems are due to the heavy
westbound left turn and northbound right turn traffic demands. The
report indicates if this intersection is restriped to provide
double left turn lanes and two through lanes in each direction on
Los Angeles Avenue in lieu of current striping (a left turn only
lane, two through lanes, and a right turn only lane in each
direction), and the traffic signal operation modified to provide a
northbound right turn green arrow in conjunction with the westbound
left turn phase, the intersection control utilization values during
the critical 2010 weekday afternoon commuter peak period would be
reduced.
At the intersection of Los Angeles Avenue and Moorpark Avenue,
traffic operations for the design year 2010 condition could be
significantly improved be removing the relatively inefficient
north -south signal "split phasing" and increasing east -west through
capacity. These modifications could be accomplished by changing
the striping for north and southbound traffic to a left turn only
lane, one through lane, and a right -turn only lane in each
direction and providing three through lanes in each direction on
Los Angeles Avenue which would allow for the conversion of the
traffic signal operation to a standard operation to a standard
"eight phase" traffic signal with left turn phasing in all
directions plus a green arrow for the northbound right turn
movement to function in conjunction with the westbound left turn
green arrow. These traffic signal; and striping modifications
would reduce the critical afternoon peak hour site - generated
traffic demands.
However, additional improvements would be necessary at such time
that Los Angeles Avenue expands to six lanes, which may impact the
suggested improvements. Also, since Los Angeles Avenue is planned
to have a future raised median, any left hand turn from Los Angeles
Avenue to the site would have potential traffic and aesthetic
impacts. The potential adverse impacts may result in a
recommendation to limit or preclude left turn ingress /egress to the
site. Staff is currently considering a study regarding the Los
Angeles access issues in this area. These issues especially if
left turn ingress /egress is prohibited may significantly affect
f
A: \13JAN97.PC 3
0
Planning Commission Staff Report
dated 1/27/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 4
viability of certain uses, such as the proposed drive through
restaurant uses, which are typically dependent on drive -by traffic.
Changing the General Plan Land Use Designation of Medium Density
Residential to General Commercial would decrease the potential for
affordable housing units within the Redevelopment area of the City.
A change in the Zoning to Commercial Office (CO) would also be
compatible with the General Commercial Land Use Designation. The
purpose of the CO zone is to provide suitable locations for offices
and services of a professional, clerical or administrative nature.
Changing the Zoning to the CO designation on this site has merit as
the CO zone is appropriate zoning for a proposed professional
buildings and would serve to limit more intense uses that may not
be compatible with adjacent residential property. The types of
uses allowed are such things as banks, offices, government
buildings, medical office buildings, public utility facilities,
etc. Restaurants and retail trade uses, are not allowed in the CO
zone. Since the property is adjacent to existing residences on two
sides of the property, the Planning Commission may wish to
recommend that the property be zoned CO which would limit the types
of allowed uses to generally office type uses.
The maximum allowable height of a building in the CO zone is 25
feet while the maximum height in the CPD Zone is 35 feet without
approval of a Conditional Use Permit. Both zones allow the height
to be increased to a maximum of sixty feet with Planning Commission
approval of a Conditional Use Permit. As the applicant's proposed
discretionary project requests approval of a three story building
with a height of 52 feet, approval of a Conditional Use Permit for
the increased height is required.
A: \13JAN97.PC 4
Planning Commission Staff Report
dated 1/27/97 for GPA 96 -2 and Zone Change No.
96 -1 - DeeWayne Jones
Page No. 5
Staff recommends that a
have the potential for
environment and should
development and uses c
environmental evaluation
Quality Act Guidelines.
General Plan Amendment to C -2 would not
causing a significant effect on the
be considered exempt. The proposed
in the site will require a separate
subject to the California Environmental
1. Determine that the General Plan Amendment and Zone Change is
exempt from the State California Environmental Quality Act
(CEQA) Guidelines pursuant to Section 15061 (b) (3) in that
the proposed change in the General Plan Land Use and Zoning
Designation do not have the potential for causing a
significant effect on the environment.
2. Direct staff to prepare a Resolution making recommendation to
the City Council, as deemed appropriate with respect to the
request and options identified within the staff report for the
General Plan and Zoning Designation of the subject property.
Exhibits: 1
2
A: \13JAN97.PC
General Plan Map
Zoning Map
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A:- -DEEIVAYNEJONES, D.D.S. r -y,
FAMILY DENTAL CARE 722 E..NL\IN S"I'RECT
SAINrA PAUTA, CALIFOIL\L� 93060
r (809) 5 25-7 4464 • 525.3001
t
MEMO August 26, 1996
To: Property Owners and Residents
From: A. DeeWayne Jones, D.D.S.
Re: Westgate Medical Arts Plaza
4 Acre Project just West & contiguous with Mission Bell
Plaza.
A few months ago I talked with many of you regarding the
proposed development of the Gisler Property. Your comments
were very important and helpful as we wanted to build a
project that was compatible and friendly to the surrounding
residential neighbors.
The comments from those of you who will be impacted most
i.e., all of you who live on the Western and Northern
boundary were of particular interest and help.
Our original concept called for a 4 story building in
the center of the property and 2 restaurant sites on Los
Angeles Avenue.
Two of you raised concerns about privacy because of the
4 floors. 'In response to those concerns we have reduced the
building to only 3 floors. We have also placed it farther
East and stair stepped the floors on the North side so that
occupants of the building can not look down into the back
yards and houses to the North. We will also build a 6 foot
block wall to help mitigate site and sound.
Many of you were concerned about access to the project
using Everest St. We have decided to block that off so that
no traffic from the project will be using Shasta for egress
and ingress.
Another concern you had was landscaping and trees for a
good buffer. We plan to exceed the City's requirements.
One of my strong reasons for doing this project was to
provide an Urgent Care Center for all the residents of
Moorpark. I am happy to report that a major hospital wants
to place such a facility on this site. We hope to make an
announcement very soon.
I want this project to be friendly to my neighbors and
to the environment. I am happy to report that the Traffic
Study, Noise Study and Air Quality Study have verified my
commitment to you and the enviroment.
Many of you were very enthusiastic about this project.
It will come before the Planning Commision and City Council
in 2 -3 months. I urge you to write or call your support or
better yet come and voice your support before the Commision
and Council.
If you have any comments please send them to me at
P.O. Box 1012
Moorpark, CA 93020