MOORPARK PRIZED BY FIRMS PRESSURE FOR MORE, LARGER DEVELOPMENTS IS STRONG DEVELOPERS EYE MORE NEW HOMES.

Byline: Paul O'Donoghue Staff Writer

MOORPARK - As buildable land in east Ventura County becomes more scarce, Moorpark - the county's youngest and one of its smallest cities - faces increasing development pressures in the new century.

Because of its good schools, small-town feel, low crime rate, and proximity to the San Fernando Valley and the booming high-tech industries along the Ventura Freeway, the city of 30,000 people will become even more attractive in years to come, said city officials and those familiar with the city.

``I think Moorpark is an absolute sleeper,'' said real estate agent Mike Tingus, a vice president with The Seeley Co. ``It is the next market. It's here now. It's ready to go.''

Add to that the fact that nearby communities such as Simi Valley, Thousand Oaks, Agoura Hills, Westlake Village and Calabasas are all edging closer to build-out, and the city founded nearly 100 years ago and incorporated in 1983 is even more attractive, says Tingus.

Based on city records, developers have applied or won approvals to build as many as 5,985 homes in coming years in Moorpark, which now has 9,157 homes, said Moorpark Community Development Director Wayne Loftus.

Based on the 1992 update of the city's General Plan, the blueprint for development, the city projects 14,911 homes by 2010 - a figure that could increase to as many as 16,291 if densities were increased, said Loftus.

Moorpark Mayor Patrick Hunter said that while he is pleased overall with the way the city is developing, developers are increasingly pressuring the city to increase housing density from original levels - particularly in projects around Walnut Canyon Road where there are large areas of undeveloped land.

Hunter emphasizes he is not opposed to development, but opposes projects built too big for the city's infrastructure, including roads and water systems, or detrimental to the city's character.

``I see it as one of the biggest challenges,'' says Hunter. ``It really is one of the biggest challenges that we're going to face in the coming years - is how to face the increasing pressure from developers to increase the density of the projects above and beyond what has been approved.''

He said, ``The numbers (of homes) that have been approved for density is not an arbitrary figure. They're from the 1992 General Plan that involved public hearings and significant amounts of input from the public.''

DEVELOPERS SEEK HOMES

Hunter said two cases in the Walnut Canyon area come to mind. One is the planned 330-acre West Point project originally zoned for 66 homes, but for which the developer sought 450 homes. An environmental impact report is currently being prepared for the Planning Commission review in summer on that project, now planned for 250 homes, officials said.

Another is the Toll Bros/Bollinger project on 655 acres along the city's northern boundary, which was zoned for 91 homes, but increased to 216 homes and two golf courses. Grading is due to start in February for that project, said Loftus.

But developers in Moorpark have run into opposition from slow-growth advocates.

The controversial Hidden Creek Ranch project, which would contribute as many as 3,221 new units, is tied up in court battles - including the developers' $150 million lawsuit against the city after voters last year rejected the project and endorsed a slow-growth initiative.

MOST LAND SPOKEN FOR

Including Hidden Creek Ranch's 4,300 acres, city records show the city is made up of 12,340 acres. Of that, 6,400 acres are now vacant, but very little is unspoken for, officials said.

Aside from about nine parcels that vary from a few acres to as many as about 40 acres, only one relatively large parcel of land in the city remains not earmarked for development - the 255-acre parcel owned by Unocal east of Moorpark College that is zoned for open space, but could be changed to allow development, said Loftus.

``I would be surprised if someone in the future doesn't do something with it,'' said Loftus. ``That property is the largest piece of land that remains without some proposal for it.''

Tingus, who said he has helped about a dozen small companies relocate to Moorpark over the past year from neighboring Thousand Oaks, Simi Valley and the San Fernando Valley, said companies want to locate close to communities that are attractive to employees.

``They see Moorpark as a really good alternative for a myriad reasons - affordable housing, a little bit lower rent,'' said Tingus. ``It's the only place where you're seeing pretty significant residential development.''

MORE CHANGES COMING

The community that began a century ago as an agricultural community and rail stop has seen big changes, officials said, and is in line for more.

Hunter, who was raised in the San Fernando Valley, said he doesn't want Moorpark to turn into a mirror of that area with its traffic and lack of open spaces.

``People didn't move from the San Fernando Valley, they fled,'' said Hunter. ``It's that history, personally, that guides me. I want there to be a good level of public safety and sound public education and parks for the kids to run and play in.

``I'm excited about the future of the city. It's the youngest city in the county, but nonetheless very stable in mature, and it's maturing all the time.''