HomeMy WebLinkAboutAGENDA REPORT 1999 0519 CC REG ITEM 09A 712 . 1 y(0)
°I
ITEM A •
CITY OF MOORPARK,CALIFORNIA
City Council Meeting
of GJ "l`l - `1
ACTION: AdopP-cd eesol id-it), LID•q9-/Gbg
AGENDA REPORT with amender Con611'116ns
CITY OF MOORPARK
BY: 'j 5 it-
To:
To: Honorable City Council
From: Wayne Loftus, Acting Director of Community Developmente�;.rx .
Date: May 13, 1999 (CC meeting of 5/19/99)
Subject : CONSIDER RESIDENTIAL PLANNED DEVELOPMENTS (RPD) PERMIT
NOS. 98-3, 98-4, 98-5 AND 98-6, IN THE CARLSBERG SPECIFIC
PLAN AREA BY AUTHORIZING RESIDENTIAL PLANNED DEVELOPMENT,
MODIFYING OR ESTABLISHING ARCHITECTURAL DESIGN AND
DEVELOPMENT STANDARDS, AND LANDSCAPING CONCEPTS FOR THE
FOUR RESIDENTIAL SUBDIVISIONS PREVIOUSLY APPROVED ON THE
SUBJECT PROPERTY ON THE APPLICATION OF LENNAR HOMES OF
CALIFORNIA
BACKGROUND:
The City Council on May 5, 1999, considered the proposal submitted
by Lennar Homes of California concerning Residential Planned
Development Permits Nos. 98-3, 98-4, 98-5, and 98-6 relating to four
residential subdivisions within the Carlsberg Specific Plan (SP 92-
1) . Council had several questions and concerns relating to these
applications as outlined below and continued the request for the RPD
permits to May 19, 1999 . Council also continued a request for a
Minor Modification No. 2 to Specific Plan 92-1, because of its
relationship to the RPD' s, concerning design and architectural
standards and criteria, which are identical for each of applicant' s
requests .
DISCUSSION:
At their hearing of May 5, 1999, City Council had several concerns
and questions relating to Residential Planned Development Permits
Nos. 98-3 , 98-4, 98-5, and 98-6 as follows :
1 . Vernal Pool (Tract 4975) status and provisions for maintenance.
990519-CC stfrpt-RESPONSE.doc-5/13/99-4:53 PM
000001
Honorable City Council
May 13 , 1999
Page 2
2 . Relationship of number of lots requested for RPD approval vs .
final lot count after resolution of vernal pool issue.
3 . Lighting in proximity to open space areas .
4 . Further evaluation of concerns expressed by Moorpark Unified
School District in letter of February 22, 1999, relating to
traffic issues .
5 . Provide additional information concerning development design
issues including side yard setbacks and window height on Lots
64 and 65 of Tract 4977 (northeast quadrant of Spring Road and
Tierra Rejada Road) .
RESPONSE:
1 . The vernal pool which is a sensitive environmental feature in
Tract 4975 (RPD 98-3) was the subject of several mitigation
measures included in the EIR for the Carlsberg Specific Plan
and corresponding conditions incorporated in Tract Map 4975, of
City Council Resolution No. 96-1230 approved on October 2 ,
1996. Attachment "A" is from the EIR for the Carlsberg Specific
Plan and includes the mitigation measure, which addresses the
Vernal Pool . Attachment "B" includes several conditions taken
from Resolution 96-1230, which approved Tract 4975, where the
Vernal Pool is located. In addition Conditions 14 and 15 of the
referenced resolution require that the tract map comply with
the requirements of all government agencies who may have
authority rules, or regulations that pertain to a feature, such
as the vernal pool, on the property. As currently structured in
the tract map conditions of approval, the responsibility for
protection and maintenance of the vernal pool is the
responsibility of the Homeowners Association. Acceptance of
this solution by Federal and State agencies is highly unlikely
and the applicant has been working to structure an appropriate
solution to guarantee protection and long term maintenance of
this environmental resource. The applicant was unable to
provide information to staff in time for evaluation for this
report .
In the case of the vernal pool in Tract 4975, authority over
this environmental feature is vested in the Army Corps of
11MOR_PRI_SERWIOME_FOLDERS1CLafleur\MlCadsberg1990519-CC stf rpt-RESPONSE.doc
000002
4
4
Honorable City Council
May 13, 1999
Page 3
Engineers with participation in evaluation of mitigation
measures by the U.S . Department of Fish and Wildlife and
California Department of Fish and Game. Additionally the
attached conditions from Tract 4975 give the City of Moorpark
the opportunity to review the solutions to deal with this
environmental issue and determine their impact before grading
takes place. Many of the conditions from the original tract map
(Tract 4977) have also been included as conditions in the
recommended Council resolution for the RPD' s as Condition Nos.
35, 49, and 107 .
2 . The number of lots that may be authorized through approval of
the RPD permits as compared to the actual number of lots
remaining after resolution of the vernal pool issue is not
know. The final number of building lots is created through the
recordation of the final tract map. The applicant has indicated
that a minimum of 18 lots appears as if they will be eliminated
at this time following limited review by Federal and State
agencies. The number of lots referenced for RPD approval by the
agenda report for the May 5, 1999, City Council meeting was an
extraction of information from the Carlsberg Specific Plan and
was not intended to relate to the final number of lots that
could be recorded following adjustments for environmental or
other issues. Adjustments to the resolution for approval of the
RPD permits identifying the exact number of lots contained in
each RPD and corresponding tentative map can easily be
incorporated into the Council document .
2 . Lighting in proximity to open space areas. Condition No. 39 of
Resolution 96-1230 (approved all residential tracts in SP 92-1)
and Condition 49 of the proposed resolution for the RPD' s for
this project address lighting in areas adjacent to the natural
open space areas . The requirement is to hood and shield the
fixtures to prevent illumination of sensitive habitats .
Additionally, these restrictions are to be incorporated into
the CC&R' s, therefore requiring the Homeowners Association to
enforce the provisions and providing a method to inform the
first and subsequent homeowners of the restriction.
3 . Traffic concerns received from Moorpark Unified School District
in letter dated February 22, 1999, related to anticipated
congestion and impacts to the safety of students from
11MOR_PRI_SERVIHOME_FOLDERSICLafleur\MICadsberg1990519-CC stf rpt-RESPONSE.doc
000003
Honorable City Council
May 13 , 1999
Page 4
development of the residential areas in and around Mesa Verde
Middle School . The applicant has been meeting with the District
Superintendent concerning this issue, however, staff does not
have any information at this time as to the alternatives
discussed or agreed upon solutions . The relationship of the
institutional lots on Peach Hill Road, to the issue of
congestion and safety appears to be less of a concern. At the
Planning Commission public hearing of May 10, 1999, the request
for a 38 bed residential care facility (CPD 98-2) for memory
impaired persons submitted by the Damone Group was recommended
for approval to the City Council with conditions . A condition
that was added at the request of Superintendent Duffy who
addressed was a restriction on the time that heavy construction
vehicles would be allowed to travel to or from the development
site. The time frame for limiting heavy vehicle movement
including delivery of materials was established at 8 :30 a.m. to
9 :30 a.m. and 3 :00 p.m. -4 : 00 p.m. Applicant also agreed to work
with the School District to adjust shift changes of employees
at the facility to avoid congestion on Peach Hill Road during
peak traffic hours for the school . The subject facility
(staffed 24 hours per day) located on the west side of Peach
Hill Road has its only driveway access directly across from the
access drive to the middle school, however, because of the
limited visitor traffic and limited delivery of supplies for
the facility, significant conflict relating to traffic as not
anticipated. The adjacent proposed development of the Pinecrest
School facility (Three-D Enterprises - CPD 98-1) located south
of the Damone Group proposal (up the hill closer to Science
Drive) has not yet received a public hearing and has been
refining the required traffic report to respond to concerns
from the school district .
4 . There was some concern relating to sideyard setbacks currently
proposed at a minimum of five (5' ) feet and the window height
on Lots 64 and 65 of Tract 4977 (RPD 98-5) . The Planning
Commission expressed concerns in regard to the proposed
sideyard setbacks as noted in the agenda report for RPD' s 98-3,
98-4, 98-5, and 98-5 prepared for the City Council hearing of
May 5, 1999. Their concern related to the street appearance of
structures in close proximity to each other, as well as to
issues of privacy. Although both the applicant and staff
1\MOR_PRI_SERW-IOME_FOLDERS\CLafleur1M1Cadsberg\990519-CC stf rpt-RESPONSE.doc
000004
Honorable City Council
May 13, 1999
Page 5
offered additional, and differing potential solutions, the
Planning Commission was not comfortable with any of the
suggestions and concluded that the existing standard for
sideyard setbacks found in the Carlsberg Specific Plan was more
appropriate. That standard, which is found on page 53 of the
Carlsberg Specific Plan, requires side yards of a minimum of 5
feet, but requires the second story of a dwelling with windows
at the sideyard to setback 10 feet. The result of this standard
from a visual standpoint could occur in two ways. The most
literal conclusion of this standard would see the ground floor
portion of the residence with a five-foot setback while the
second floor portion with sideyard windows would step back to
the ten-foot dimension. The alternative would see the entire
structure from ground level up placed at the ten-foot setback.
Exhibit "C" attached is a comparison of setback requirements
for single family residences found in the Carlsberg Specific
Plan, Residential Planned Development ordinance and the zoning
ordinance provisions relating to setbacks in single family
residential areas .
The applicant has prepared a lot by lot plotting of all four
tracts (previously provided to City Council as Exhibit "A" to
April 29, 1999 report on RPD' s 98-3 , 98-4, 98-5, and 98-6)
attached to letter dated March 25, 1999 . This plotting
information includes the proposed distance between buildings,
and the lots that are affected. Applicant has also included the
pad elevation and depth of the lots, both factors that
applicant has argued will create a superior street scene
because the development envelope will change for each lot . In
regard to the applicant' s argument that the street appearance
and individual site design will mitigate the proposed sideyard
setbacks, Council may also desire to refer to the eight
architectural exhibits transmitted under separate cover memo
from the Director of Community Development . Additionally, the
Planning Commission did incorporate standards concerning
privacy, including establishing the minimum height of the
bottom sill of second story windows and separation of the side
sash (opening) of windows on abutting structures to minimize
visual intrusion. The staff recommended criteria (Commission
recommended retention of criteria in Carlsberg Specific Plan)
are found in the proposed Council resolution as Condition No.
11MOR_PRI_SERWiOME_FOLDERS\CLafleurlM\Cadsberg1990519-CC stf rpt-RESPONSE.doc
000005
Honorable City Council
May 13 , 1999
Page 6
4 and establishes the sill height at five feet with openings
between windows of abutting homes separated by five feet . The
applicant did address Council on this issue at the May 5
hearing and asked that the side to side opening of abutting
windows be reduced from 5 feet to 3 feet and the bottom sill
height be raised from five (5) feet above the second floor
level to 5' 6" above the second floor level .
In relation to window height a question was asked concerning
Lots 64 and 65 of Tract 4977 (RPD 98-5) . This tract is located
on the corner of Spring Road and Tierra Rejada Road, This tract
which is located on the hill considerably above the residences
west of Spring Road was previously address at the time of tract
approval in regard to the visibility of the future residences
from Spring Road. Page 45 of the Sycamore Ranch Appendix No. 1
to Carlsberg Specific Plan Amendment 1 dated October 1, 1998
(Previously provided to City Council) includes a description of
the proposed solution concerning visibility from Spring Road.
The proposed design solution applies to Lots 60 through 65 of
Tract 4977 (RPD 98-5) and establishes a setback line in
relation to the height of the residence proposed on the
indicated lots. The result of the setback criteria is that no
window within the affected homes would have a line of sight to
Spring Road. This is further illustrated in the architectural
exhibits referred to earlier in this report and provided
earlier to City Council under cover memo from the Director of
Community Development .
RECOMMENDATION:
1 . Accept testimony; close the public hearing on Residential
Planned Development Permit Nos. 98-3 , 98-4, 98-5, and 98-6 .
2 . Adopt Resolution No. 99- approving Residential Planned
Development Permit Nos. 98-3, 98-4, 98-5, and 98-6 .
ATTACHMENTS:
A. Carlsberg Specific Plan EIR Mitigation
B. Excerpts from Resolution 96-1230 (Tract 4975) concerning Vernal Pool
C. Development Standards Comparison Table
D. City Council May 5, 1999 staff report.
11MOR_PRI_SERVHOME_FOLDERS1CLafleur\MtCadsberg1990519-CC stf rpt-RESPONSE.doc
000006
Table 1
Summary of Project Impacts and Recommended Mitigation Measures
LEVEL OF
PROJECT IMPACTS RECOMMENDED MITIGATION MEASURES IMPACT
BIOLOGY
Plant communities on the site include two BI. To further reduce direct and indirect Not
distinct phases of Venturan sage scrub, impacts to the Orcutt grass and seasonal Significant
non-native grassland, oak woodland, and pool,no development(with the exception of
a seasonal pool. The site provides drainage control features) shall occur
habitat for sensitive animals and two within 100 feet of the upper limits of the
sensitive plants. seasonal pool. This measure would increase
the 0-to 50-foot buffer zone that is proposed
Implementation of the project would as part of the current project description and
directly impact a portion of the natural Rare Plant Management Plan.
habitat that occurs on the project site and
would impact sensitive species and B2. To reduce direct impacts to the cactus wren, .
habitats. To reduce the magnitude of the applicant should offset the loss of the
these impacts, several mitigations cactus phase of the coastal sage scrub on the
measures are proposed. The mitigation site. Figure 22 identifies locations on the
measures listed in this section can site where revegetation efforts can be
eliminate significant impacts associated successfully implemented. This
with the biological environment. revegetation plan should be implemented
under the direction of a qualified biologist.
As proposed, this measure would replace
the 23.70 acres of cactus phase coastal sage
lost due to project grading activities.
Studies indicate that cactus phase coastal
sage is an invasive plant community.
Establishing this plant community can occur
where suitable soil conditions and micro-
climates are present. However,
revegetation efforts must be conducted under
the supervision of a qualified biologist. It
is expected that complete revegetation
would require many years (5 to 10 years).
However, establishing the vegetation in a
form that minimizes management could be
ccomplished in less than 5 years.
B3. When water is present in the seasonal pool,
it shall not be artificially drained or
otherwise subjected to disturbance.
Biological methods for mosquito control
shall be utilized, including the introduction
of mosquitofish (Gambusia affinis) or the
use of Bacillus thuringiensis/israelensis
(Bt), a commercially-available biological
control which is specific for mosquito
larvae.
ATTACHMENT A
2-9 000007
TRACT 4975 (C.T. Financial) RESOLUTION NO. 96-1230
Other Agency Requirements
14. All applicable requirements of any law or agency of the State, City of
Moorpark and any other governmental entity shall be met, and all such
4i46-6 Li OF 3(
requirements and enactments shall, by reference, become conditions of this
entitlement.
15. No condition of this entitlement shall be interpreted as permitting or
requiring any violation of law, or any lawful rules or regulations or
174.3£ 4 or: 31 orders of an authorized governmental agency. In 'instances where more than
one set of rules apply, the stricter ones shall take precedence.
Vernal Pool---14E4>//,/,e/177> /1,2)0A 7so 14/1
40. When water is present in the vernal pool, it shall not be artificially
drained or otherwise subjected to disturbance. Biological methods for
mosquito control shall be utilized, including introduction of mosquito
W,E12, or 31 fish or the use of Bacillus Thuringiensis/israelensis (bt) . This shall be
completed to the satisfaction of the Director of Community Development.
The Homeowners' Association shall be responsible for implementation of all
EIR measures relating to maintenance of the vernal pool area.
52 . All requests for staged grading must be submitted in writing to the City
Engineer for review and approval by the City Council.
Pke i F3\
Tract 4975 is to be graded as one project, however, import of dirt from
Tract 4977 prior to final grading is permitted. (SP-16)
56. No grading activities shall take place within at,least 100 feet along the
perimeter of blue line stream channels before giving proper notification
19145 15 OF 31 to the California Department of Fish and Game, Ventura County Flood
Control District and the U.S. Army Corps of Engineers.
62 . To further reduce direct and indirect impacts to the Orcutt grass and
vernal pool, no development (with the exception of drainage control
PAK 16 (W-- 31 features) shall occur within 100 feet of the upper limits of the pool .
(EIR 2-9, B1)
s . Prior to final map approval, he City Council, in its sole
discretion, shall determine which areas shall be maintained by a
COLlorioN1 i2 S
homeowners' association, maintenance assessment district, or other
entity consistent with the intent of this condition.
PIC . 31
All landscaped areas with permanent irrigation including the Peach
Hill Road, Science Drive, Spring Road, and Tierra Rejada Road
parkways and tract entry treatments for streets intersecting Science
Drive, but exclusive of the area adjacent to SR 23 in Tract 4975
shall be maintained by a maintenance assessment district. All other
areas shall be owned and maintained by a homeowners' association
(HOA) including, but not limited to all open space areas (graded and
ungraded) including those areas requiring revegetation and with the
trees planted pursuant to item (b) , all fuel modification zones,
vernal pool (Tract 4975) and trails.
ATTACHMENT B
000008
DEVELOPMENT STANDARDS COMPARISON TABLE FOR
RESIDENTIAL PLANNED DEVELOPMENTS 98-3,4, 5 AND 6
ZONING ORDINANCE SPECIFIC PLAN RESIDENTIAL PLANNED DEVELOPMENT
35 feet 35 feet 35 feet except lots on Spring Road 1-story
FRONT SETBACK:
20 feet minimum 20 feet iSfeet'1 story living area
Vary with 20 feet average 18 feet-2 story living area
14'toporch 12 feet 'poroh
Swing-in garage is not included 15 feet-swing garage
20 feet-straight entrance garage
20 feet-2 story living area
SIDE YARD SETBACK:
5 feet minimum 5 feet minimum 5 feet minimum
10 feet sum of yards 10 foot mm . at 2 floor windows Sum of side yards 15% when lot width
12 feet for one story Sum of side yards 15%when is greater than 70'
15 feet for two story lot width is over 70' 10 feet-2nd floor balcony
Windows facing side yard, 10' 5 feet-covered patio
STREET SIDE YARD (CORNER):
10 feet Street side yard not mentioned Corner lot not noted
20 feet reverse corner lot Reverse corner lot same as front yard
REAR YARD:
20 feet main building 20 feet 20 feet minimum
10 feet enclosed patio 15 feet Area C (Tract 4976) 10 feet covered patio
10 feet open patio/balcony 10 feet
5 feet accessory structure None noted
10 feet 2nd floor balcony
ARCHITECTURAL FEATURES -fireplace, eaves,wing walls etc.which do not add floor area
Front: 2.5 feet None noted Front: 10 feet
Side: 2 feet ^ Side: 2 feet
Rear: 4 feet Of Rear:4 feet
*Eliminate media niches (Page 39)from extensions and allow bay windows to a maximum of 2 feet as long
as the remaing yard is :
Front: 13 feet
Side: 5 feet
Rear: 18 feet
Corner: 10 feet
PARKING:
2 spaces 2 spaces 2spaces ' 18'x3D'
*Note setback and architectural intrusions into setback areas in Tract 4976 (Area C) vary from these standards.
Refer to the Residential Planned Development Permit for specific information.
ATTACHMENT C
������������
��^^v���n^�^
AGENDA REPORT
CITY OF MOORPARK
To: Honorable City Council
From: Wayne Loftus, Acting Director of Commtani
Date: April 29, 1999 (CC meeting of 5/5/99)
Subject : CONSIDER RESIDENTIAL PLANNED DEVELOPMENTS (RPD) PERMIT
NOS. 98-3 , 98-4, 98-5 AND 98-6, IN THE CARLSBERG SPECIFIC
PLAN AREA BY AUTHORIZING RESIDENTIAL PLANNED DEVELOPMENT,
MODIFYING OR ESTABLISHING ARCHITECTURAL DESIGN AND
DEVELOPMENT STANDARDS, AND LANDSCAPING CONCEPTS FOR THE
FOUR RESIDENTIAL SUBDIVISIONS PREVIOUSLY APPROVED ON THE
SUBJECT PROPERTY ON THE APPLICATION OF LENNAR HOMES OF
CALIFORNIA
SUMMARY:
The Planning Commission on March 8, 1999, adopted Resolution No. PC-
99-366, recommending approval of Residential Planned Developments
No. 98-3, 98-4, 98-5, and 98-6, relating to Tracts 4975, 4976, 4977,
and 4980 respectively, all within the Carlsberg Specific Plan,
(Specific Plan No. 92-1) . The recommendation for these four
Residential Planned Developments affects 552 single family
residential lots of the referenced tracts, within the Carlsberg
Specific Plan, in the area bounded by Los Angeles Avenue on the
north, State Highway 23 on the east, Tierra Rejada Road on the south
and Spring Road on the west. These Residential Planned Developments
authorize development on the tracts and establishment of the
architectural design and development standards and landscaping
concepts for the four previously approved residential subdivisions .
The design concepts will be governed by provisions of the Carlsberg
Specific Plan adopted on September 7, 1994, and the modifications
proposed through a Minor Modification (Minor Modification No. 2) to
the design criteria contained in Appendix "1" lo Carlsberg Specific
Plan, Amendment "1" titled Sycamore Ranch (October 1, 1998) . The
proposed design/development standards for these projects are the
same as proposed for in the Minor Modification. Additionally, the
modifications recommended to the Residential Planned Developments by
Planning Commission on March 8, 1999, should be incorporated into
990505-CC stf#doc-4129/99-4:30 PM
000010
Honorable City Council
April 29, 1999
Page 2
the Minor Modification, since they were established as conditions
for the Carlsberg residential areas . The Planning Commission
recommendation to include twenty-five additional design conditions
resulted in a comprehensive manual of design/development standards.
Only the issue of side yard setbacks was not recommended for changes
as proposed by the applicant, as a result, the existing Carlsberg
setback standard would apply unless the City Council chooses some
other criteria to apply as part of this review.
BACKGROUND:
The Planning Commission held two public hearings (February 22, 1999,
and March 8, 1999) on the four Residential Planned Developments that
will authorize development for 552 lots as well as establish the
architectural design and development standards and the landscape
concepts consistent with the Carlsberg Specific Plan, including the
standards included in Minor Modification No. 2 . Authorization of
development and application of the proposed standards will apply to
four neighborhoods; each authorized by a separate Tract Map; which
have previously been approved by City Council, Resolution No. 96-
1230, (adopted on October 2, 1996) . Approval of the tract maps, the
size, shape and configuration of the building lots and the size and
alignment of the streets serving these lots has been established and
therefore, has created the envelope for application of the proposed
design criteria. All of the lots will be developed with frontage and
access on private streets and each of the four neighborhood areas
will be gated communities as previously authorized. Although the
design concept of the gated entrances has previously been discussed
and is again shown conceptually in the Sycamore Ranch Appendix "1" ,
dimensioned design drawings remain to be submitted for approval by
the Director of Community Development and the City Engineer (Council
Resolution No. 97-1339) .
The Residential Planned Development Permits applied for by Lennar
Homes of California will authorize the residential development and
add to or amend the architectural, development and design criteria
and landscape concept currently found in the Carlsberg Specific
Plan. The current criteria, which follow closely the setbacks found
in the Zoning Code, are proposed to be amended by adding design
criteria that will introduce new architectural design and site
layout criteria, that will create well designed neighborhoods and
diversity in the streetscape. Details found in the proposed RPD' s
IWOR_PRI_SERV1HOME_FOLDERSICLafieurVvrarlsterg1.990505-CC stf rptcloc
000011
Honorable City Council
April 29, 1999
Page 3
include : 1) Site design standards, 2) streetscape concepts, 3) height
and setback criteria, 4) fences and wall criteria, 5) hardscape and
• landscaping concepts, 6) colors of homes and their roofing, and 7)
types of materials used for the various architectural styles that
are also proposed.
The document submitted by Lennar titled "Sycamore Ranch Appendix 1"
(dated October 1, 1998) to the Carlsberg Specific Plan Amendment
"1" , dated September 7, 1994, (Attachment 6) includes the criteria
proposed to guide development of the residential component of the
Carlsberg Specific Plan. This design manual, submitted by the
applicant, together with the recommended additional design criteria
and conditions of Planning Commission Resolution No. PC-99-366 ,
adopted will, if approved by the City Council, create the
development criteria for construction of the proposed single family
dwellings. Application of the standards and criteria is intended to
take place in conjunction with the tract maps and be administered by
the Planning staff, based upon the comprehensive design guidelines
of the two documents noted above . Once established these design
standards will form the basis for review and issuance of building
permits .
DISCUSSION:
The Sycamore Ranch Appendix "1" document, comprises an extensive
effort on the part of Lennar Homes to establish and describe their
vision of the residential component of the Carlsberg Specific Plan.
The Lennar vision together with the revisions or additions to the
criteria that implement that vision will be the basis for merchant
builders to be issued building permits. The Lennar document has been
divided into a number of segments that describe the Community
Design, in words, pictures and illustrations. Many of the examples
are taken from projects with larger lots than those which have been
approved for the Carlsberg development, which because of the
moderate sized lots may not create the same appearance as
illustrated by the examples in the design manual .
The applicant' s design document was extensively described and
evaluated in two reports prepared for the Planning Commission at
their hearings on February 22 (Attachment 2) and March 8 (Attachment
3) . The following brief summary of its contents is provided, with
more specific information found in Attachments 1, 2 and 3 . The goal
IlMOR_PRI_SERVIHOME FOLDERSCLafleurMarlsberg1990505-CC stf rptdoc
00001,2
Honorable City Council
April 29, 1999
Page 4
of the Community Design section is to promote both visual variety
and compatibility in a community setting. To accomplish this goal
Lennar has expanded the architectural component of this project from
one architectural style of "California Contemporary" described in
the Carlsberg Specific Plan, to five architectural styles including:
Cottage, Italian Country, American Country, Spanish Eclectic, and
Craftsman. Each of these styles is subsequently described and
characterized by words, illustrations and photographs, including
identifying the major architectural and materials features that will
comprise the streetscape. To further define the envelope for these
various styles setbacks, relationship of buildings from one lot to
another and massing (the overall bulk or size of the structure) are
also described. Design criteria proposed to create the streetscape
will result in a diversity of styles and variety in their
appearance, which will avoid the look of sameness in street
elevations which frequently occurs in subdivision development .
Other design features that comprise the applicant' s vision of this
project which are consistent with the intent and direction of the
original Specific Plan include: 1) overall concept concerning wall
and fences throughout the project with all boundary fencing
completely described as to its function and appearance; 2)
alternative concepts dealing with concepts for the treatment of
garages; including access, location and visibility of garage doors;
3) issues dealing with diversity in roof lines and privacy in
sideyard conditions; and 4) avoiding repetition of elevations and
styles has been extensively addressed. Landscaping concepts have
also been proposed for front yard areas, where the developer will
install major landscaping components and set the theme through the
placement of major landscape elements. Individual homeowners may
then compliment the theme through their own etforts .
Review of these four Residential Planned Developments by the
Planning Commission was extensive and detailed. Although the
Commission recommended 25 additional design criteria to further
complement the applicant' s development standards, it was their
conclusion, that the resulting projects would have a superior design
quality. There was, however, one area where the Commission did not
offer an alternative recommendation or development standard, which
was on the issue of side yard setbacks. The current Carlsberg
Specific Plan sideyard setback provision requires a minimum sideyard
of five (5) feet and ten (10) feet for the second story portion only
WOR_PRISERYWOME_FOLDERSICLaffeuWarlsberg1990505-CC stf rptdoc
000013
Honorable City Council
April 29, 1999
Page 5
if windows are included on the sideyard elevation at the second
story; and for lots over 70 feet wide the sum of the yard widths
must be 15% of the lot width. The "Sycamore- Ranch" design manual
offered some adjustment to this minimum, as did staff, however,
neither of the alternatives were selected by the Commission. As a
result, the basic criteria of the Carlsberg Specific Plan as
summarized above, would be retained unless supplemented by City
Council action.
Subsequent to the Planning Commission recommendation for approval,
the applicant and staff have reviewed the concerns that were
expressed during hearings at the Commission meeting and have agreed
that the following criteria for sideyard setbacks would be preferred
to the current standards and address, at least in part the
Commission' s concerns . The proposed criteria which has been
incorporated into the Council resolution is consistent with the
minimum standard of the Carlsberg Specific Plan and includes :
SIDE YARD SETBACKS :
1 . The minimum interior side yard setback shall be five (5) feet .
2 . The total interior side yard setbacks for lots over 70 feet in
width shall be equal to 15% of the width of the lot, with a
minimum setback of five (5) feet.
3 . Two story structures which include side yard windows at the
second story shall include the following design criteria for
each type of window opening:
4 . The minimum height to the bottom sill of a second story window
with clear glass, and a fixed sash shall be five (5) feet above
the finish floor level of the second story and must be off-set
by a minimum of three (3) feet from a window with the similar
characteristics on abutting structures.
5 . Windows with a bottom sill height less than five (5) feet above
the finish floor level of the second floor shall have a fixed
sash and obscure glass which may include stained glass or glass
blocks .
6 . Windows with a bottom sill height less than five (5) feet above
the finish floor of the second story, that open or have clear
11MOR_PRI_SERVIHOME_FOLDERSICLatleurWarlsbergt990505-CC stf rptdoc
000014
Honorable City Council
April 29, 1999
Page 6
glass shall maintain a ten (10) foot set back from the property
line to the face of the window or shall be off-set a minimum
distance of five (5) feet when a measurement is taken at the
nearest side jambs of windows with similar characteristics on
abutting structures . Windows with dissimilar characteristics on
abutting structures shall be offset by three (3) feet .
In addition to the above criteria, Lennar Homes has evaluated all
four of the neighborhoods proposed for development under these RPD' s
and has determined the lot area, building pad area and lot width at
the 20 ft . setback line. Based upon this base line information, the
minimum distance between houses on adjoining lots has been
determined, with the overall average dwelling separation calculated
at 15. 9 feet for the four neighborhoods comprising the project. This
information was submitted to the Planning Manager in a letter from
Lennar, dated March 25, 1999 (Exhibit A) . Based upon this
information and in an effort by applicant to further address the
concern over sideyard setbacks, the following additional standards
are proposed by the applicant and have been included in the Council
resolution:
The statement concerning distance between buildings on all lots or
Tracts 4975, 4976, 4977, and 4980 stated in a letter to the Planning
Manager dated March 25, 1999, shall be the minimum standard.
• The maximum width of the building footprint for all lots in
Tract 4975 shall be 45 feet in width except for allowed setback
intrusions.
• The maximum width of the building footprint for all lots in
Tract 4976 shall be 40 feet in width except for allowed setback
intrusions.
• The maximum width of the building footprint for all lots in
Tract 4977 shall be 55 feet in width except for allowed setback
intrusions.
• The maximum width of the building footprint for all lots in
Tract 4980 shall be 50 feet in width except for allowed setback
intrusions.
WhOft_PRI_SERVWOME_FOLDERSICLatieurMarksberg1990505-CC stf rptdoc
000015
Honorable City Council
April 29, 1999
Page 7
In addition to the conditions specifically identified earlier in
this report, the Planning Commission as previously stated
recommended 25 design/development criteria to be added to and
supplement the criteria found in the Sycamore Ranch Appendix "1" .
This criteria has been included in the Council Resolution under
Section D titled "Revisions to Sycamore Ranch Appendix "1" - Design
CriLeria" .
Based on the recommendation from the Planning Commission and the
supplemental design criteria proposed by Lennar Homes, the four
Residential Planned Development Permits which authorize development
for the Carlsberg tracts will establish a new, comprehensive
standard for design quality in future City of Moorpark
neighborhoods. Attachment 5 to this report is a letter from Moorpark
Unified School District expressing concern about increased traffic
around Mesa Verde Middle School as a result of the proposed
Residential Planned Developments . The purpose of the letter was to
make the Planning Commission aware of the desire on the part of the
school district that the construction activities, including traffic
and noise be appropriately dealt with by the City and Lennar Homes
and their builders to minimize impact to adjoining uses. All of the
referenced concerns are a standard part of review of grading and
building permits by the City, including the placement of appropriate
conditions .
Environmental :
These applications qualify for a finding of Exemption under Section
15182 of the California Environmental Quality Act Guidelines for
Residential Projects approved by a Specific Plan where a Draft
Environmental Impact Report has been prepared after January 1, 1980 .
A Draft Environmental Impact Report was prepared for the Carlsberg
Specific Plan and certified by the Moorpark City Council on
September 7, 1994 .
RECOMMENDATION:
1 . Open the public hearing; accept testimony; close the public
hearing on Residential Planned Development Permit Nos. 98-3 , 98-
4 , 98-5, and 98-6 .
WMOR_PRI_SERVVIOME_FOLDERSCLafleuAlMadsberg1.990505-CC stf rptdoc
000016
Honorable City Council
April 29, 1999
Page 8
2 . Adopt Resolution No. 99- approving Residential Planned
Development Permit Nos . 98-3 , 98-4, 98-5, and 98-6 .
ATTACHMENTS:
1. Draft City Council Resolution
2 . Planning Commission Staff Report of February 22, 1999
3 . Planning Commission Staff Report of March 8, 1999
4 . Planning Commission Resolution No. PC-99-366
5. Moorpark Unified School District of February 22, 1999
6 . Sycamore Ranch Appendix "1" (City Council only)
7 . Exhibit "A" - Applicant letter of March 25, 1999 and project
lot plotting (3 Ring Binder - City Council only)
AMOR PRI_SERV1HOME_FOLDERS1CLafleurVvICarlsberg1990505-CC stf rptdoc
000017
RESOLUTION NO. 99-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, APPROVING RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NOS . 98-.3 , 98-4, 98-5 and 98-6 ON THE APPLICATION
OF LENNAR HOMES OF CALIFORNIA
WHEREAS, at a duly noticed public hearing on May 5, 1999, the
City Council considered the application filed by Lennar Homes of
California for Residential Planned Development Permit (RPD) Nos .
98-3 , 98-4, 98-5 and 98-6; and
WHEREAS, RPD 98-3 applies to the area approved as Tract 4975,
RPD 98-4 applies to the area approved as 4976, RPD 98-5 applies to
the area approved as Tract 4977 and RPD 98-6 applies to the area
approved as Tract 4980; and
WHEREAS, the proposed Residential Planned Development Permits
for the residential tracts within the Carlsberg Specific Plan
(Specific Plan 92-1) will implement the Specific Plan by
authorizing Development and modifying or establishing
architectural, design and development standards and landscaping
concepts, streetscape concepts, height and setbacks of structures,
architectural and appearance criteria, fences, walls, hardscape and
landscaping materials as well as colors and building materials; and
WHEREAS, at its meeting of May 5, 1999, the City Council
opened the public hearing, took testimony from all those wishing to
testify, and closed the public hearing on May 5, 1999; and
WHEREAS, the City Council after review and consideration of
the information contained in the staff report dated April 26, 1999,
has found that the proposed Residential Planned Developments are
consistent with all provisions of the Carlsberg Specific Plan (SP
92-1) and the environmental effects discussed in the Subsequent EIR
prepared for the Amended Carlsberg Specific Plan and the
environmental effects of these proposed Residential Planned
Developments are sufficiently similar to qualify for an exemption
from the provisions of the Environmental Quality Act (CEQA) and has
reached it' s decision on this matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby approves adoption of the
following findings :
ATTACHMENT
000018
Resolution No.
Page 2
CALIFORNIA ENVIRONMENTAL QUItLITY ACT FINDINGS
1 . The environmental effects discussed in the Subsequent EIR
prepared for the Amended Carlsberg Specific Plan and the
environmental effects of these proposed Residential
Planned Development Permits are sufficiently similar to
qualify for a finding of exemption under Section 15182 of
the California Environmental Quality Act (CEQA)
Guidelines for residential projects approved by a
Specific Plan where a Draft Environmental Impact Report
has been prepared after January 1, 1980 .
RESIDENTIAL PLANNED DEVELOPMENT PERMIT FINDINGS
1 . The RPD' s are consistent with the intent and provisions
of the City' s General Plan and this title;
2 . The RPD ' s are compatible with the character of
surrounding development;
3 . The RPD' s would not be obnoxious or harmful, or impair
the utility of neighboring property or uses;
4 . The RPD' s would not be detrimental to the public
interest, health, safety, convenience or welfare; and
5 . The RPD' s are compatible with the scale, visual character
and design of the surrounding properties, designed so as
to enhance the physical and visual quality of the
community, and the structure (s) have design features
which provide visual relief and separation between land
uses of conflicting character.
SECTION 2 . The City Council does hereby find that the
Residential Planned Development Permits are consistent with the
City' s General Plan and the Amended Carlsberg Specific Plan.
SECTION 3 . That the City Council hereby approves Residential
Planned Development Permit Nos . 98-3 , 98-4, 98-5 and 98-6 on the
application of Lennar Homes of California subject to compliance
with all of the following conditions.
00001.9
Resolution No . -
Page 3
A. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS : Conditions of
approval for Residential Planned Development Permit No. 98-3,
98-4, 98-5, and 98-6 . General Requirements :
1 . The permit is granted for the land and project as
identified on the entitlement application form and as shown on
the approved plot plans and elevations . The location and
design of all site improvements shall be as shown on the
approved plot plans and elevations except or unless indicated
otherwise herein in the following conditions. Any change from
the submitted product mix shall require approval of a
modification to the Residential Planned Development Permit .
B. USE INAUGURATION:
2 . Unless the project is inaugurated (building foundation
slab in place and substantial work in progress) not later than
three years after this permit is granted, this permit shall
automatically expire on that date. The Director of Community
Development may, at his discretion, grant up to two (2) one
(1) year extensions for project inauguration if there have
been no changes in the adjacent areas and if applicant can
document that he has diligently worked towards inauguration of
the project during the initial two year period and the
applicant has concurrently requested a time extension to the
tentative tract map. The request for extension of this
entitlement shall be made at least 30-days prior to the
expiration date of the permit .
C. DESIGN/DEVELOPMENT STANDARDS - APPENDIX "1"
3 . All design criteria, development standards, landscape
concepts and criteria and all building materials, colors and
streetscape concepts and other information presented to define
the standards for construction and appearance contained in the
document titled "Sycamore Ranch" - Appendix "1" to Carlsberg
Specific Plan, Amendment 1 (October 1, 1999) incorporated as
Exhibit "A" to this resolution shall apply to residential
structures and accessory buildings submitted for Zoning
Clearance and Building Permit issuance in Tracts 4975 , 4976,
4977, and 4980 in the City of Moorpark.
000020
Resolution No. -
Page 4
D. REVISIONS TO SYCAMORE RANCH APPENDIX "1" DESIGN CRITERIA: The
Sycamore Ranch Appendix "1" document shall be revised by the
applicant to incorporate the following design criteria:
4 . Two story structures which incorporate side yard windows
at the second story shall include the following design
criteria for each type of window opening:
a. The minimum height to the bottom sill of a second
story window with clear glass, and a fixed sash shall be
five (5) feet above the finish floor level of the second
story and must be off-set by a minimum of three (3) feet
from a window with the similar characteristics on
abutting structures .
b. Windows with a bottom sill height less than five (5)
feet above the finish floor level of the second floor
shall have a fixed sash and obscure glass which may
include stained glass or glass blocks .
c. Windows with a bottom sill height less than five (5)
feet above the finish floor of the second story, that
open or have clear glass shall maintain a ten (10) foot
set back from the property line to the face of the window
or shall be off-set a minimum distance of five (5) feet
when a measurement is taken at the nearest side jambs of
windows with similar characteristics on abutting
structures .
5 . Adjoining residential units may not have the same floor
plan and elevation.
6 . A minimum of three architectural styles shall be included
in each of the individual tracts with no less than 20% of the
dwellings in each tract represented by one of the
architectural styles .
7 . A minimum of two sub-styles shall be included in two of
the three architectural styles .
a. Side by side dwellings with the same architectural
style shall incorporate at least two of the following
criteria:
000021
Resolution No.
Page 5
b . Single story
c . Alternative roof lines
d. Increase second story setback by 10 feet from first
story setback.
e. Incorporate a porch or balcony
f . Incorporate a courtyard behind the front setback a
minimum of 8 feet in depth and 10 feet wide.
g. Reverse plan
h. Dormer treatments
8 . A minimum of 20% of all units within each separate tract
(Tract 4975, 4976, 4977, 4980) shall be limited to a maximum
ridgeline height of 28 ft .
9 . The roof design for all structures as viewed from any
street, (including Highway 23) or from the public park shall
be varied unit by unit which may be accomplished through the
use of at least one of the following: alternative roof
designs; materials and colors a combination roof design such
as hip and gable; through the use of dormer details or by off-
setting the roof plane or walls of the building either
horizontally or vertically by a minimum of four feet .
10 . Not more than 20% of the units on any block face shall
have the same architectural plan and elevation.
11 . Adjacent or opposing cul-de-sac streets shall not have
the same sequence of architectural or model plotting.
12 . Not more than two side by side dwellings may have a
standard three car garage configuration(straight in entrance) .
13 . A maximum of 39% of garages on Tract 4975 and Tract 4976
and 45% on Tract 4977 and Tract 4980 may be "Standard 3-car
configuration" (straight in entrance) .
14 . Garage doors located parallel to any abutting street
shall be multi paneled to provide relief and painted with a
000022
Resolution No. -
Page 6
color consistent with the structures architectural features,
such that the garage doors are not predominant visual feature
as viewed directly from the street .
15 . Solar panels supplying potable water for use in habitable
spaces may be placed on roof areas visible along any street
frontage if placed parallel to the plane of the roof surface
and architecturally integrated into the design of the
residence as approved by the Director of Community
Development .
16. Accessory buildings over 120 square feet in area or which
require a building permit may be located only in rear yard
areas and must be of an architectural style and color and
constructed of materials consistent with the main structure.
17 . Garden walls and fencing to a maximum height of 36 inches
may be placed in front yard setback areas provided that they
are architecturally consistent with the main building as
approved by the Director of Community Development .
18 . All property line walls or fences shall be constructed of
masonry, stone or concrete products and be in earth tone
colors, except for fence lines included in the Community Wall
Plan of Sycamore Ranch Appendix "1" , and interior view lots as
may be determined and approved by the Director of Community
Development .
19 . All walls at the side yard return (side property line to
main building) or on a corner lot that are visible from any
street shall be constructed of masonry, stone or concrete
products and shall be architecturally consistent with the main
building to the satisfaction of the Director of Community
Development .
20 . All units abutting the gated entrance to Tracts 4875 and
4976 shall be single story in height, except that any portion
of the structure that is located more than forty (40) feet
from the curb line of the gated street may be two stories or
35 feet in height .
21 . Units abutting the gated entrance to neighborhood areas
in Tract 4977 (specially lot numbers 79 and 96) may be two
000023
Resolution No. -
Page 7
story in height provided a landscape buffer sufficient in
height be designed, approved by the Director of Community
Development, and installed prior to occupancy. Units abutting
the gated entrance to Tract 4980 (specifically lot numbers 38,
39, and 138) may be split story in height, providing the
single story element faces the gated entry.
22 . The maximum allowed lot coverage, which includes any
structure requiring a building permit shall be 50% for lots
with a net lot area of 6300 sq. ft . or more, and 60% for lots
with a net lot area less than 6300 sq. ft .
23 . No expansion, alteration or change in architectural
elements that is visible from any abutting street shall be
allowed, unless in the judgement of the Director of Community
Development it is compatible with all dwellings having
frontage on the same street and located within 200 feet of the
side property line of the structure proposed for expansion or
alteration.
24 . Garages shall maintain a clear unobstructed dimension of
20 feet in length and 10 feet in width for each parking stall,
with a minimum of two garage parking stalls required for each
dwelling unit .
25 . All neighborhood entries will be of a gated design, the
design of which is subject to review and approval of the
Director of Community Development and the City Engineer. The
design of the gated entries shall be compatible with the
scale, colors, visual character and design of the approved
Residential Planned Development Permit so as to enhance the
physical and visual quality of the community.
26 . The windows on building elevations that are readily
visible from streets within and surrounding the development,
useable open space, the park site, adjacent church, adjacent
school and Highway 23 , shall be provided with surrounds or
architectural features as approved by the Director of
Community Development .
27 . All air conditioning or air exchange equipment must be
placed at ground level and may not be placed in a side yard
area within 15 feet of a opening window at ground floor level
000024
Resolution No.
Page 8
of the adjacent structure and shall not reduce the required
sideyard to less than 3 feet of level ground.
28 . The statement concerning distance between buildings on
all lots or Tracts 4975, 4976, 4977, and 4980 stated in a
letter to the Planning Manager dated March 25, 1999, shall be
the minimum standard:
29. The maximum width of the building footprint for all lots
in Tract 4975 shall be 45 feet in width except for allowed
setback intrusions.
30 . The maximum width of the building footprint for all lots
in Tract 4976 shall be 40 feet in width except for allowed
setback intrusions.
31 . The maximum width of the building footprint for all lots
in Tract 4977 shall be 55 feet in width except for allowed
setback intrusions.
32 . The maximum width of the building footprint for all lots
in Tract 4980 shall be 50 feet in width except for allowed
setback intrusions .
E. SETTLEMENT AGREEMENT
33 . All conditions, criteria, fees and provisions of the
Settlement Agreement dated September 7, 1994, and the First
Amendment thereto dated November 12, 1996, or its modification
or amendment shall be adhered to.
F. MODIFICATION TO PERMIT
34 . All facilities and uses other than those specifically
requested in the application are prohibited unless an
application for a modification has been approved by the City
of Moorpark. Any minor changes to this permit shall require
the submittal of an application for a Minor Modification and
any major changes to this permit shall require the submittal
of a Major Modification as determined by the Director of
Community Development .
000025
Resolution No .
Page 9
G. OTHER REGULATIONS
35 . The design, maintenance, and operation of the permit area
and facilities thereon shall comply with all applicable
regulations of the applicable zone and all requirements and
enactment' s of Federal, State, County, and City authorities,
and all such requirements and enactment' s shall, by reference,
become conditions of this permit .
H. ZONING CLEARANCE
36 . Prior to submittal of construction plans for plan check
or initiation of any construction activity, a Zoning Clearance
shall be obtained from the Department of Community
Development . If an applicant desires, construction plans may
be submitted to the Building and Safety Department with a City
approved Hold Harmless Agreement . Zoning Clearance shall be
obtained prior to initiation of any grading or construction
activity. If the applicant desires, grading may be initiated
upon obtaining a grading permit and providing a City approved
"Hold Harmless Agreement" .
I . GRAFFITI REMOVAL
37 . The applicant or his successors and assigns, or the
Homeowners ' Association shall remove any graffiti within five
(5) days from written notification from the City of Moorpark.
All graffiti removal shall be accomplished to the satisfaction
of the Director of Community Development .
J. ACCESS RIGHTS DEDICATION
38 . Prior to issuance of a Zoning Clearance for construction,
the applicant shall dedicate all access rights over any access
easements on private streets within the site in order to
provide access for all governmental agencies providing the
public safety, health and welfare services .
K. PHASING
39 . Any phasing shall be approved by the Director of
Community Development. The Director shall avoid to the extent
possible any impacts to existing residential areas from
construction traffic .
000026
Resolution No.
Page 10
L. EFFECT OF CONDITIONS
40 . No conditions of this entitlement shall be interpreted as
•
permitting or requiring any violation of law or any unlawful
rules or regulations or orders of an authorized governmental
agency. In instances where more than one set of rules apply,
the stricter ones shall take precedence .
M. SEVERABILITY
41 . If any of the conditions or limitations of this permit
are held to be invalid, that holding shall not invalidate any
of the remaining conditions or limitations set forth.
N. PERMITTEE DEFENSE COSTS
42 . The permittee agrees as a condition of issuance and use
of this permit to defend, at his sole expense, any action
brought against the City because of issuance (or renewal) of
this permit or in the alternative to relinquish this permit .
Permittee will reimburse the City for any court costs and/or
attorney' s fees which the City may be required by the court to
pay as a result of any such action. The City may, at its sole
discretion, participate in the defense of any such action, but
such participation shall not relieve permittee of his
obligation under this condition.
0. ACCEPTANCE OF CONDITIONS
43 . The permittee ' s acceptance of this permit and/or
commencement of construction and/ or operations under this
permit shall be deemed to be acceptance. of all conditions of
this permit .
P. SURETY FOR UTILITIES
44 . Prior to approval of a final map, the subdivider shall
post sufficient surety to assure that all proposed utility
lines within and immediately adjacent to the project site
shall be placed underground to the nearest off-site utility
pole. Prior to the issuance of occupancy permit for the last
house in the tract, all existing utilities shall also be
underground to the nearest off-site utility pole with the
exception of 66 KVA or larger power lines. This requirement
000027
Resolution No. -
Page 11
for undergrounding includes all aboveground power poles on the
project site as well as those along the frontage roads of the
site. All utility lines that must connect across Los Angeles
- Avenue shall be placed underground via an underground conduit
Q. RAIN GUTTERS AND DOWNSPOUTS
45 . Rain gutters and downspout shall be provided on all sides
of the structure for all structures where there is a
directional roof flow. Water shall be conveyed to the street
or drives in non-corrosive devices as determined by the City
Engineer.
R. ROOF MOUNTED EQUIPMENT
46 . No roof-mounted equipment (other than required vents)
shall be permitted. Exceptions to this limitation must be
approved by the Director of Community Development .
S. VENTS AND METAL FLASHING
47 . All roof vents and metal flashing shall be painted to
match the roof color. All deck drains shall drain to the side
and not facing the private street .
T. EXTERIOR LIGHTING
48 . Exterior front yard lighting within the development shall
be limited to illumination of entryways and address
identification. Excessively bright and/or unshielded front
door lighting shall be prohibited.
U. LIGHTING
49 . Lighting in areas adjacent to the natural open space
portions of the site shall be fully hooded and shielded to
prevent illumination of sensitive habitats and these
restrictions shall be incorporated in the CC&R' S . (EIR 2-10,
35)
V. ENERGY SAVING DEVICES
50 . That all residential units shall be constructed employing
energy saving devices . These devices are to include, but are
000028
Resolution No .
Page 12
not limited to the following :
51 . Ultra low flush toilets (to not exceed 1 . 6 gallons) ;
52 . Low water use shower controllers as required by Title 24
of the Uniform Building Code shall be placed on all shower
facilities;
53 . Natural gas fueled stoves; ovens and ranges shall not
have continuous burning pilot lights;
54 . All thermostats connected to the main space-heating
source shall have night set back features;
55 . To ensure closure when not in use kitchen ventilation
systems shall have automatic dampers; and
56 . Hot water solar panel stub-outs shall be provided.
W. MAINTENANCE OF PERMIT AREA
57 . The continued maintenance of the permit area and
facilities shall be subject to periodic inspection by the
City. The permittee or owner shall be required to remedy any
defects in ground maintenance, as indicated by the Code
Enforcement Officer within five (5) days after notification.
X. ARCHAEOLOGICAL OR HISTORICAL FINDS
58 . If any archaeological or historical finds are uncovered
during excavation operations, all grading or excavation shall
cease in the immediate area, and the find left untouched. The
permittee shall assure the preservation of the site; shall
obtain the services of a qualified paleontologist or
archaeologist, whichever is appropriate to recommend
disposition of the site; and shall obtain the Director of
Community Development ' s written concurrence of the recommended
disposition before resuming development. The developer shall
be liable for the costs associated with the professional
investigation.
000029
Resolution No.
Page 13
Y. PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
SUBMITTAL OF LANDSCAPE PLANS - Prior to issuance of a Zoning
Clearance for construction, a complete landscape plan
consistent with the Landscape Concept and materials list I
Sycamore Ranch Appendix "1" , together with specifications
shall be submitted to the Director of Community Development .
The plans shall conform to the following:
59 . Three sets of plans shall be submitted for each plan
check.
60 . Each sheet of the plans shall be wet stamped and signed
by the project landscape architect . The project landscape
architect shall be licensed by the State of California.
61 . The plans shall include the following landscape
components as appropriate: demolition, construction,
irrigation, planting, details and specifications .
62 . Unless otherwise specified in these project conditions;
the plans shall be prepared in general conformance with the
Submittal Requirements and Landscape Standards described in
the Ventura County Landscape Design Criteria.
63 . A separate Maintenance Plan shall be prepared in
accordance with the Approval/Installation Verification
standards described in the Ventura County Landscape Design
Criteria for any commonly maintained areas .
64 . Unless otherwise specified in these project conditions;
the plans shall be prepared in substantial conformance with
the approved conceptual plans for the project .
65 . The applicant shall bear the full cost of landscape plan
reviews, installation and inspections as deemed necessary by
the Director of Community Development .
66 . Prior to initial review of the landscape plans, the
applicant shall deposit funds for plan review in an amount
specified by the Director of Community Development . The
applicant shall deposit additional funds upon request as
needed to cover all landscape plan check and inspection fees .
000030
Resolution No.
Page 14
Any deposit balance remaining following final approval of the
installation shall be refunded to the applicant .
67 . The following notes shall be included on the landscape
plans and shall be project conditions :
a. All plant material shall conform to the current
issue of the American Standard for Nursery Stock
published by the American Association of Nurserymen.
b. Prior to final inspection by the City of Moorpark,
the applicant ' s landscape architect shall provide written
certification to the City, stating that the installation
is in substantial conformance with the approved landscape
plans .
c . Prior to final inspection by the City of Moorpark,
the applicant shall provide a written certification for
the operation of all backflow devices .
d. Unless otherwise approved, all open parking areas
shall have fifty percent (50%) shade coverage by
broadleaf canopy shade tree. Shade coverage is defined
as the maximum shade area created by a tree at fifty
percent (50% at maturity) .
e . The planting plan shall indicate the proposed
locations of light standards . The lighting and tree
locations shall be designed to avoid conflicts .
f . All backflow preventers, transformers, and other
above-grade utilities shall be appropriately screened
with walls and/or plantings.
g. The planting and irrigation design shall comply with
the State of California Model Water Efficient Landscape
Ordinance.
h. Prior to occupancy, the landscape installation shall
be approved by the Director of Community Development .
This approval shall be based upon written certification
of the landscape installation by the City Landscape
Consultant .
000031
Resolution No. -
Page 15
i . Subsequent to occupancy, common area landscaping
shall be maintained in accordance with the approved
Maintenance Plan.
j . The landscape plan shall include planting and
irrigation specifications for manufactured slopes and all
common areas .
k. In the area of future buildings not under
construction, turf and irrigation shall be installed.
1 . The final landscape plans shall include landscaping
specifications, planting details, and design
specifications consistent with the following
requirements :
i) The landscape plan shall include the final design
of all sidewalks, barrier walls, streetscape
elements, urban landscaping and pedestrian paths
within the project limits.
ii) All plant species utilized shall not exceed
the Irrigation Water Allowance, as discussed in the
State Model Water Efficient Landscape Ordinance.
iii) Landscaping at site entrances and exits and
any intersection within the parking lot shall not
block or screen the view of a seated driver from
another moving vehicle or pedestrian (PD) .
iv) Irrigation shall be provided for all permanent
landscaping, as identified., in the approved
landscape plan. The applicant shall be responsible
for maintaining the irrigation system and all
landscaping. The applicant shall replace any dead
plants and make any necessary repairs to the
irrigation system consistent with the landscape
plan approved for the development .
v) Exotic plants which are known to spread beyond
their original plantings and invade native habitats
such as Pampus Grass, Spanish Broom, and Tamarisk
shall not be used.
00003.2
Resolution No.
Page 16
vi) Landscaping shall be designed so as to not
obstruct he view of any exterior door or window
from the street (PD) .
vii) Backflow preventers, transformers, or other
exposed above grade utilities shall be show on the
landscape plan (s) and shall be screened with
landscaping and/or a wall .
Z. SUBMITTAL OF CONSTRUCTION DRAWINGS
68 . All final construction working drawings, grading and
drainage plans, plot plans, final map (if requested by the
Director of Community Development) , sign programs, and
landscaping and irrigation plans (three full sets) shall be
submitted to the Director of Community Development for review
and approval .
AA. OUTSTANDING CASE PROCESSING FEES AND CONDITION COMPLIANCE
DEPOSIT
69 . The applicant shall pay all outstanding case processing
(Planning and Engineering) , and all City legal service fees
prior to issuance of a Zoning Clearance for any residential
structure. The applicant, permittee, or successors in interest
shall also submit to the Department of Community Development
a fee to cover costs incurred by the City for Condition
Compliance review of the RPD.
BB. ADJACENT PROPERTY WALLS AND FENCES
70 . All property line walls shall be no _further than one inch
from the property line.
CC. PROVISION FOR IMAGE CONVERSION OF PLANS INTO OPTICAL FORMAT
71 . Prior to issuance of the first Certificate of Occupancy,
the builder shall provide to the City an image conversion of
building, landscape, public improvement and site plans into an
optical format acceptable to the City Clerk.
DD. CABLE SERVICE
72 . Television cable service shall be provided to all
000033
Resolution No.
Page 17
residential units consistent with existing cable system
requirements . Undergrounding of cable wires is required and
no lines shall be allowed to be extended along the exterior
walls of the residential buildings .
EE. ASBESTOS
73 . No asbestos pipe or construction materials shall be used.
FF. PUBLIC NUISANCE
74 . The Director of Community Development may declare a
development project that is not in compliance with the
Conditions of Approval or for some other just cause, a "public
nuisance" . The applicant shall be liable to the City for any
and all costs and expenses to the City involved in thereafter
abating the nuisance and in obtaining compliance with the
conditions of approval or applicable codes. If the applicant
fails to pay all City costs related to this action, the City
may enact special assessment proceedings against the parcel of
land upon which the nuisance existed (Municipal Code Section
1 . 12 . 080) .
GG. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
75 . WILL SERVE LETTER - An "Unconditional Will Serve Letter"
for water and sewer service shall be obtained from the Ventura
County Waterworks District No. 1 .
76 . ENFORCEMENT OF VEHICLE CODES - Prior to Issuance of a
Zoning Clearance for Construction, the applicant shall request
the City to enforce appropriate vehicle codes on subject
property as permitted by Vehicle Code Section 21107 . 7 .
77 . ACCEPTANCE OF ON-SITE IMPROVEMENTS - No Final Inspection
approval shall be granted prior to acceptance of site
improvements such as perimeter and retaining walls,
landscaping, fences, slopes, private recreation areas, and
other improvements not related to grading, etc . , or the
applicant has provided sufficient security as approved by the
Director of Community Development to guarantee completion of
the improvements. Said on-site improvements shall be completed
000034
Resolution No.
Page 18
within 60 days of issuance of Final Inspection approval . In
case of failure to comply with any term or provision at this
agreement , the City Council may by resolution declare the
surety forfeited. Upon completion of the required
improvements to satisfaction of the City, the City Council may
reduce the amount of the surety. However, the surety must be
kept in full effect for one year after initial occupancy to
guarantee the items such as perimeter and retaining walls,
landscaping, fences, slopes, private recreation areas, and
other improvements not related to grading, etc. are
maintained.
78 . All related perimeter and garden walls shall be
constructed prior to the issuance of a zoning clearance for
occupancy of any dwelling units .
HH. MOORPARK POLICE DEPARTMENT CONDITIONS
CONSTRUCTION SITE SECURITY:
79 . A licensed security guard is recommended during the off
hours of the construction phase, or a 6 ' high chain link fence
shall be erected around the construction site .
80 . Construction equipment, tools, etc. shall be properly
secured to prevent theft during non-working hours .
81 . All appliances (microwave ovens, dishwashers, trash
compactors, etc . ) shall be properly secured to prevent theft
prior to installation during non-working hours . All serial
numbers shall be recorded for identification purposes . All
building material shall be properly secured to prevent theft .
82 . If an alarm system is used, it should be wired to all
exterior doors, windows, roof vents or other roof openings
where access may be made .
II. LIGHTING:
83 . Parkways shall be well lighted with a minimum maintained
one-foot candle of lighting at ground level .
84 . Lighting devices shall be protected against the elements
and constructed of vandal resistant materials .
000035
Resolution No.
Page 19
85 . Lighting devices shall be high enough to eliminate anyone
on the ground from tampering with them.
JJ. LANDSCAPING:
86 . Landscaping shall not cover any exterior door or window.
87 . Landscaping at entrances/exits or at any intersection
shall not block or screen the view of a seated driver from
another moving vehicle or pedestrian.
88 . Landscaping (trees) shall not be placed directly under
any overhead lighting, which could cause a loss of light at
ground level .
KK. BUILDING ACCESS AND VISIBILITY:
89 . Address Numbers shall be placed on all buildings, in an
obvious sequenced pattern, to be reviewed by the Police
Department prior to designation.
90 . There shall not be any easy exterior access to the roof
area, i .e. ladders, trees, high walls, etc .
LL. SECURITY REQUIREMENTS:
REQUIREMENTS FOR LOCKS
91 . Upon occupancy by the owner or proprietor, each single
unit in the same residential project or commercial building
development, constructed under the same development plan,
shall have locks using combinations which are interchange-free
from locks used in all other separate dwellings,
proprietorships or similar distinct occupancies within such
residential project or commercial building development .
MM. FRAMES JAMBS, STRIKES AND HINGES .
92 . In wood framing, horizontal blocking shall be placed
between studs at door lock height for three (3) stud spaces
each side of the door openings .
000036
Resolution No. -
Page 20
NN. GARAGE-TYPE DOORS
93 . All garage doors shall conform to the following
standards :
a. Wood doors shall have panels a minimum of 5/16 inch
in thickness with the locking hardware being attached to
the support framing.
b. Aluminum doors shall be a minimum thickness of . 0215
inches and riveted together a minimum of eighteen (18)
inches on center along the outside seams. There shall be
a full width horizontal beam attached to the main door
structure which shall meet the pilot, or pedestrian
access, door framing within three (3) inches of the
strike area of the pilot or pedestrian access door.
c . Fiberglass doors shall have panels a minimum density
of six ounces per square foot from the bottom of the door
to a height of seven (7) feet . Panels above seven (7)
feet and panels in residential structures shall have a
density not less that five- (5) ounces per square foot .
d. Doors utilizing a cylinder lock shall have a minimum
five-pin tumbler operation with the locking bar or bolt
extending into the receiving guide a minimum of one (1)
inch.
e. Doors that exceed 16 feet in width, but do not
exceed 19 feet in width, shall have the following options
as to locking devices :
i) Two lock-receiving points or one garage-door-type
slide bolt may be used if mounted no higher that 26
inches from the bottom of the door;
ii) A single bolt may be used if placed in the
center of the door with the locking point located
either at the floor or doorframe header.
iii) Torsion spring counter balance type hardware
may be used if such hardware substantially complies
with the requirements of this chapter.
000037
Resolution No.
Page 21
iv) Doors with slide bolt assemblies shall have
frames of a minimum of . 120 inches in thickness,
with a minimum bolt diameter of one-half inch and
protrude at least 1 inch into the receiving guide.
A bolt diameter of 3/8 inch may be used in a
residential building. The slide bolt shall be
attached to the door with non-removable bolts from
the outside . Rivets shall not be used to attach
slide bolt assemblies .
00. SPECIAL BUILDING PROVISIONS - RESIDENTIAL
94 . Except for vehicular access doors, all exterior swinging
doors of any residential building and attached garages,
including the door leading from the garage area into the
dwelling unit shall be equipped as follows :
95 . All wood doors shall be of solid core construction with
a minimum thickness of 1-3/4 inches, or with panels not less
than 9/16 inch thick.
96 . A single or double door shall be equipped with a single
cylinder dead bolt lock. The bolt shall have a minimum
projection of one (1) inch and be constructed so as to repel
cutting tool attack. The dead bolt shall have an embodiment
the projected bolt . The cylinder shall have a cylinder guard,
a minimum of five (5) pin tumblers, and shall be connected to
the inner portion of the lock by connecting screws of at least
1/4 inch in diameter. A dual locking mechanism constructed so
that both dead bolt and latch can be retracted by a single
action of the inside doorknob, or lever, may be substituted,
provided it meets all other specifications for locking
devices .
97 . Doorjambs shall be installed with solid backing in such
a manner that no voids exist between the strike side of the
jamb and the frame opening for a vertical distance of six (6")
inches on each side of the strike .
98 . Doorstops on wooden jambs for in swinging doors shall be
of one-piece construction with the jamb. Jambs for all doors
shall be constructed or protected as to prevent the violation
of the strike.
000038
Resolution No. -
Page 22
99 . The strike plate for dead bolts on all wood framed doors
shall be constructed of minimum sixteen (16) U.S. gauge steel,
bronze or brass and secured to the jamb by a minimum of two
(2) screws, which must penetrate at least two (2) inches into
solid backing beyond the surface to which the strike is
attached.
100 . Hinges for out-swinging doors shall be equipped with non-
removable hinge pins or a mechanical interlock to prevent
removal of the hinge pins from the exterior of the door.
101 . The inactive leaf of double door (s) shall be equipped
with metal flush bolts having a minimum embodiment of 5/8 inch
into the head and threshold of the doorframe.
102 . Glazing in exterior doors or within 12 inches of any
locking mechanism shall be of fully tempered glass or rated
burglary resistant glazing.
103 . Except where clear vision panels are installed, all front
exterior doors shall be equipped with a wide-angle (180-
degree) door viewer not to be mounted more than 58 inches from
the bottom of the door.
104 . Street numbers and other identifying data shall be
displayed as follows :
a. All residential dwellings shall display a street
number in a prominent location on the street side of the
residence in such a position that the number is easily
visible to approaching emergency vehicles. The numerals
shall be no less than four (4) inches in height and shall
be of a contrasting color to the background to which they
are attached. Dwellings shall have these numerals
illuminated during the hours of darkness .
PP. MOORPARK UNIFIED SCHOOL DISTRICT CONDITIONS
105 . Applicant shall pay the current developer fees in effect
at the time of building permit issuance.
QQ. DEDICATION OF PARK
106 . Prior to occupancy of the 227th dwelling unit within the
000039
Resolution No. -
Page 23
Carlsberg Specific Planning area, the developer shall dedicate
an improved park to the City. The park shall be improved and
available (open) to the public as described in the Settlement
Agreement and Mutual Release. Prior to approval of the Final
Map, the developer shall post a bond or other security
acceptable to the City for construction of the improved park.
RR. VERNAL POOL
107. When water is present in the vernal pool, it shall not be
artificially drained or otherwise subjected to disturbance.
Biological methods for mosquito control shall be utilized,
including introduction of mosquito fish or the use of Bacillus
Thuringiensis/israelensis (bt) . This shall be completed to the
satisfaction of the Director of Community Development . The
Homeowners' Association shall be responsible for
implementation of all EIR measures relating to maintenance of
the vernal pool area.
SS. MITIGATION FEE
108 . As a condition of the issuance of a building permit for
each residential, commercial or industrial use within the
boundaries of the Amended Specific Plan, Developer shall pay
City a mitigation fee (the "Mitigation Fee") . The Mitigation
Fee shall be Two Thousand Dollars ($2, 000) per residential
unit . The Mitigation Fee shall be Eleven Thousand Two Hundred
Dollars ($11, 200) per gross acre of the Sub-
Regional/Commercial (SR/C) or Business Park (BP) lot on which
the commercial or industrial use is located. Commencing on
January 1, 1997, and annually thereafter, both categories of
the Mitigation Fee shall be increased or- decreased to reflect
the change in the Highway Bid Price Index for the twelve (12)
month period that is reported in the latest issue of the
Engineering News Record that is available on December 31st of
the preceding year ("annual indexing") , but in no event shall
either category of Mitigation Fee be decreased below the
original dollar amount specified herein. Institutional uses
shall pay on the same basis as commercial and industrial uses,
except that institutional uses which are exempt from secured
property taxes shall be exempt from the fee. (SA-7)
109 . The City of Moorpark, in their sole and unfettered
000040
Resolution No.
Page 24
discretion, may elect not to collect the Mitigation Fee . In
the event of such election, Developers shall be responsible
for all costs for traffic mitigation measures TC12, TC13 (cost
of signal installation or modification at State Route 23
northbound ramps/Tierra Rejada Road only) , TC14 (cost of
signal installation or modification at State Route 23
southbound ramps/Tierra Rejada Road only) and TC17, as
described in the SEIR. Prior to the issuance of the first
building permit within the boundaries of the Amended Specific
Plan, Developers shall make a written request of City that
they decide whether or not to make the election, and City
shall notify Developers of their decision within thirty (30)
days after receipt of the request . (SA-8) .
110 . The Mitigation Fee, if collected, may be expended by City
in their sole and unfettered discretion; provided, however,
payment of the Mitigation Fee represents payment in full of
the "fair share" amounts required by traffic mitigation
measures TC12 , TC13 (cost of signal installation or
modification at State Route 23 northbound ramps/Tierra Rejada
Road only) , TC14 (cost of signal installation or modification
at State Route 23 southbound ramps/Tierra Rejada Road only)
and TC17 . (SA-8)
111 . Payment of the Mitigation Fee does not represent payment,
in full or in part, of certain traffic mitigation measures
described in the Final SEIR that will be installed by others
but for which Developers are required to pay "fair share"
amounts to City. The "fair share" amounts shall be determined
by the following percentages applied to the actual costs of
said installations : TC7 (48%) , TC10 (34%) and TC11 and TC13
(signal modification at Spring Road/Los Angeles Avenue only)
(50%) . (SA-8)
112 . The remaining traffic mitigation measures described in
the Final SEIR, to wit : TC1, TC2 , TC3 , TC4 (100% of the
improvements rather than the 63% provided for in the SEIR) ,
TC5, TC8, TC13 (signal at Science Drive/New Los Angeles Avenue
only) and TC15 (signal at "A" Street/"B" Street only) shall be
installed by Developers at their sole cost and expense,
without off-set against the AOC Fee or the Mitigation Fee.
The second Tierra Rejada westbound and eastbound lanes
identified in the SEIR have been constructed by City (the
000041
Resolution No.
Page 25
"Widening Project" ) . Developers shall have no financial
obligation with respect to the Widening Project except as
provided in the Settlement Agreement; provided, however,
Developer shall complete frontage improvements on the north
side of Tierra Rejada Road adjacent to the property described
in Exhibit B, including, but not limited to, approximately
eight (8) feet of paving, striping, curb and gutter, sidewalk,
drainage, parkway landscaping and signage, no later than the
issuance of the first occupancy permit within the boundaries
of the property described in Exhibit "B" of the Settlement
Agreement. (SA-9)
113 . A Development Fee as provided for by the Settlement
agreement and Mutual Release between Conejo Freeway Properties
and Simi Moorpark properties, Ltd. And the City of Moorpark
executed on September 7, 1994, shall be paid to the city as a
condition of issuance of a building permit . The initial fee,
for each residential unit was established at $1, 587 . 00,
however, the Agreement calls for the fee to be increased by
one-half of one percent (0 .5%) per month of the first day of
the month beginning one month after the Agreement becomes
effective.
TT. TRAFFIC SYSTEM MANAGEMENT CONTRIBUTION
114 . Prior to the issuance of a Zoning Clearance for
construction, the permittee shall make a total contribution to
the Moorpark Traffic systems Management Fund (TSM) of
$1, 510, 425 ($2 , 736 .28 per residential dwelling unit) to fund
TSM programs or clean-fuel vehicles programs as determined by
the City.
UU. CITY ENGINEER CONDITIONS:
115 . Traffic signals at the following intersections; Spring
Road/Tierra Rejada Road, Moorpark Road/Tierra Rejada Road and
Science Drive/Tierra Rejada Road shall be installed or
modified prior to the issuance of the first zone clearance for
occupancy within Tract 4975, (TC13 . TC14 . , TC15 . and TC16) .
Payment of the AOC fee shall represent payment in full of the
applicant ' s fair share amount for those improvements .
116 . The Developer shall contribute their fair share to the
000042
Resolution No. -
Page 26
construction of the Moorpark Road/Tierra Road intersection, to
the extent that the rollowing improvements exceed the AOC
widening costs of Tierra Rejada Road; add second westbound
left-turn lane, second northbound right-turn lane, eastbound
right- turn lane, and provide northbound right-turn overlap
with the westbound left-turn overlap as part of signal
installation (project share is 48%) .
117 . Prior to the issuance of the first building permit for
any residential, unit within Tract 4975, the applicant shall
pay City the Tierra Rejada/Spring Road Area of Contribution
Fee (the "AOC Fee") . The AOC Fee shall be the dollar amount
in effect at the time of the payment of the fee. (SA-6)
118 . Payment of the AOC Fee shall represent payment in full of
the "fair share" amounts required by traffic mitigation
measures TC6, TC9, TC13 (cost of signal installation or
modification at Spring Road/Tierra Rejada Road only) , TC14 and
TC16 (cost of signal installation at Moorpark Road/Tierra
Rejada Road only) and TC15 (cost of signal installation at "A"
Street/Tierra Rejada Road only) , as described in the SEIR.
(SA-6&7)
VV. GRASS AND BRUSH REMOVAL
119 . All grass or brush exposing any structure (s) to fire
hazards shall be cleared for a distance of 100 feet prior to
framing, according to the Ventura County Fire Protection
Ordinance.
WW. SPARK ARRESTOR
120 . An approved spark arrestor shall be installed on the
chimney of any structure (s) .
XX. VENTURA COUNTY FLOOD CONTROL DISTRICT FORM NO. 126
121 . Applicant shall obtain VCFD Form No. 126 "Requirements
for Construction" prior to obtaining a building permit for any
new structures or additions to existing structures .
YY. WATERWORKS DISTRICT NO 1 CONDITIONS:
122 . Subject property is not within the boundaries of Ventura
000043
Resolution No. -
Page 27
County Waterworks District No. 1 for water and sewer service.
The property will have to be annexed to the to the District
prior to final map approval .
123 . Applicant shall be required to comply with the Ventura
County Waterworks District No. 1 Rules and Regulations
including all provisions of or relating to the existing
Industrial Waste Discharge Requirements and subsequent
additions or revisions, thereto, and pay applicable fees. Any
requirements by Ventura County Fire Protection District
greater than the District ' s existing facilities are the
responsibility of the applicant .
SECTION 4 . The City Clerk shall certify to the adoption of
this resolution and shall cause a certified resolution to be filed
in the book of original Resolutions .
PASSED AND ADOPTED this day of , 1999
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
Exhibit "A"
000044
City of Moorpark
Community Development Department
Staff Report
February 17, 1999
PLANNING COMMISSION MEETING DATE: FEBRUARY 22, 1998
AGENDA ITEM NO. : 9 .B.
RESIDENTIAL PLANNED DEVELOPMENT PERMITS
1RPD 98-3 RPD 98-3 (TRACT 4975)
RPD 98-4 RPD 98-4 (TRACT 4976)
RPD 98-5 RPD 98-5 (TRACT 4977)
RPD 98-6 RPD 98-6 (TRACT 4980)
Proposed development and design criteria for
construction of single family homes approved
by Carlsberg Specific Plan (SP 92-1)
APN Assessor Parcel Numbers: 500-35-15, 500-35-
33 , 512-15-60, and 513-05-11, 500-35-034 and
500-35-041
APPLICANT: LENNAR HOMES OF CALIFORNIA
REQUEST: The proposed Residential Planned Developments to the
Carlsberg Specific Plan will implement the Specific Plan, by
authorizing residential development and modifying or establishing
architectural, design and development standards and landscaping
concepts for the four residential subdivisions previously approved
on the subject property.
ENVIRONMENTAL ASSESSMENT: These applications qualify for a finding
of Exemption under Section 15182 of the California Environmental
Quality Act Guidelines for Residential Projects approved by a
Specific Plan where a Draft Environmental Impact Report has been
prepared after January 1, 1980. A Draft Environmental Impact Report
was prepared for the Carlsberg Specific Plan and certified by the
Moorpark City Council on September 7, 1994 .
LOCATION: Property comprised of the above tracts is located within
the Carlsberg Specific Plan(Specific Plan 92-1) located in the area
bounded by Los Angeles Avenue on the north, State Highway 23 on the
east, Tierra Rejada Rejada Road on the south and Spring Road on the
west .
ATTACHMENT 2.
000045
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17 , 1999
PAGE 2
SITE MAP
4\1
N. Los II
N •›1
-Tx
i •
.04,0
7.
";;;4L,c,• ' tc
,10
; NN‘
. 0.3
-!**,
, 9S3
RECOMMENDATION SUMMARY: Direct staff as deemed appropriate.
BACKGROUND AND PRIOR ACTIONS:
The proposed Residential Planned Development Permits evaluated in
this staff report comprise the entire residential component of the
approved Carlsberg Specific Plan which is located in the area
bounded by Los Angeles Avenue, Tierra Rejada Road, Spring Street
and State Highway 23 . The Carlsberg Specific Plan (Specific Plan
92-1) encompasses approximately 488 acres and includes
opportunities for commercial and industrial land uses on 73 acres
fronting on Los Angeles Avenue, 7 acres of institutional use on
Peach Hill Road, a 6 . 5 acre park site on science Drive, four
residential neighborhoods including 552 single family detached
units and 230 acres of open space, which includes a 9 acre nature
preserve . In addition to the overall approval of the Specific Plan
the four subdivisions (TRACT 4975 , TRACT 4976, TRACT 4977 , and
TRACT 4980) referenced in this report have also been approved,
establishing the street and lot pattern and the lot sizes and
grading .
Modifications to the Zoning designation of the property described
in the Amended Carlsberg Specific Plan dated September 7, 1994 were
approved by the City Council and the Subsequent Environmental
Impact Report was certified by the City Council on September 7 ,
.000046
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17 , 1999
PAGE 3
1994 . On September 21, 1994, the City Council adopted regulations
. in the Zoning Ordinance, which act as the controlling mechanism of
the implementation of development within the Amended Carlsberg
Specific Plan area. The standards set forth in the Ordinance are
intended to ensure that future development proceeds in a
coordinated manner consistent with the goals and policies of the
Amended Carlsberg Specific Plan and the City of Moorpark General
Plan. The standards apply to development of all residential,
business parks, commercial, institutional and open space areas .
On December 20, 1995 the City Council approved Tentative Tract Map
Nos. 4973 and 4974 consisting of large acreage lots which defined
the areas for development and which were subsequently subdivided
into the current residential subdivisions.
The City Council adopted Resolution No. 96-1230, approving
Tentative Tract Map Nos . 4975, 4976, 4977 and 4980 for the
following on October 2, 1996 :
1 . Tentative Tract Map No. 4975 is the subdivision of Area A,
located in the northwest quadrant of Highway 23 and Tierra
Rejada Road; approved for 145 lots with a density of 3 . 7
dwelling units per acre.
2 . Tentative Tract Map No. 4976 is the subdivision of Area C
located in the approximate center of the site on the east side
of Science Drive; approved for 160 lots with a density of 5
dwelling units per acre and is the site of the public park.
3 . Tentative Tract Map 4980 is the subdivision of Area D located
at the northeast quadrant of Tierra Rejada Road and Spring
Road; approved for 109 lots with a density of 3 dwelling units
per acre.
4 . Tentative Tract Map 4980 is the subdivision of Area B located
on the hills between the Mesa Verde Middle School and Los •
, Angeles Avenue on the west side of Science Drive; approved
with a density of 3 dwelling units per acre and includes 9 . 5
acre Nature Park.
000047
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 4
Minor Modification No . 1 to the Carlsberg Specific Plan affected
Tentative Tract Maps 4975, 4976, 4977, and 4980 was approved by the
City Council on July 2 , 1997 for:
Minor shifting of lots and minor elevation changes of lots
ranging from two to five feet; and
Added the following verbiage to Item No. 1 on page 20 to amend
the Specific Plan as follows :
1 . Project Entries
All neighborhood entries will be of a gated design, the design
of which is subject to review and approval of the Director of
Community Development and the City Engineer. The design of the
gated entries shall be compatible with the scale, colors,
visual character and design of the approved Residential
Planned Development permit so as to enhance the physical and
visual quality of the community.
Lennar Homes of California applied for Residential Planned
Development Permit Nos. 98-3, 98-4, 98-5, and 98-6 on July 14,
1998 . These application will authorize the residential
development and add to or amend the architectural, development
and design criteria and landscape concepts relating to the
proposed single family homes to the Carlsberg Specific Plan
(SP 92-1) and to the Moorpark Municipal Code.
Features in the application include site design standards,
streetscape concepts, height and setbacks of structures,
architectural and appearance criteri'a, fences, walls,
hardscape and landscaping materials as well as colors and
building material . RPD 98-3 applies to the area approved as
Tract 4975, RPD 98-4 applies to the area approved as Tract
4976, RPD 98-5 applies to the area app:oved as Tract 4977, and
RPD 98-6 applies to the area approved as Tract 4980 .
DISCUSSION:
The four Residential Planned Developments that have been submitted
will implement a portion of the Carlsberg Specific Plan by
authorizing residential development of previously approved Tract
000048
RPD 98-3 , 4, 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 5
Numbers 4975, 4976, 4977 and 4980 . Additionally, approval of the
Residential Planned Development applications will establish the
architectural, design and development standards and the landscaping
concept that will guide development of the referenced subdivisions .
The document that has been submitted by the applicant titled
"Sycamore Ranch" will be an Appendix (#1) to the Carlsberg Specific
Plan Amendment 1 dated September 7, 1994 . The approval of the
Residential Plan Development and the referenced document that will
establish or modify the development and design standards is
considered as a Minor Modification to the Carlsberg Specific Plan
(reference page 64 of Carlsberg Specific Plan dated September 7 ,
1994) .
The proposed Residential Planned Development permits once approved
will create the standards for appearance, site design, streetscape
and architectural compatibility for the proposed single family
residences . Although the subdivision maps that creates the size,
configuration and relationship of lots to each other and to the
overall SITE and to the street pattern have previously been
approved, the Residential Planned Developments are required to
implement the Specific Plan and establish criteria for actual
construction.
The application submitted by the applicant will serve as the
Residential Planned Development Permit for Tracts 4975, 4976, 4977
and 4980 is set forth in a single bound text titled "Sycamore
Ranch" and dated October 1, 1998 . This document includes proposed
architectural concepts or style of the residences, setback, height
and appearance criteria, color and materials palette, landscaping
concept and plant materials and streetscape design parameters .
This proposal, once approved, will establish the criteria for
review and permit issuance for residential units within the
respective tract map or neighborhood areas. If approved, based upon
the applicant' s proposal the adopted standards would serve as
direction to staff for issuance of building permits for 552 single
family detached dwellings. Because the tract maps, establishing the
size and shape of all development lots and open space areas have
already been approved, there is less flexibility concerning
neighborhood design issues such as setbacks and usable yard areas .
The streetscape appearance results from a combination of :
000049
RPD 98 -3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17 , 1999
PAGE 6
Setbacks, and building height and bulk along with architectural
design features, and landscaping. The Carlsberg Specific Plan
incorporated sections concerning design guidelines; architectural
design guidelines and development standards, which are proposed to
be modified through adoption of the Residential Planned Development
permits .
The first aspect of the applicant' s proposed RPD' s to be reviewed
is the Community Design Section beginning on page 2 of the Sycamore
Ranch Appendix document :
• COMMUNITY DESIGN - The Community Design Section
"Incorporates the physical features, their design relationship
and compatibility of the structures that will comprise the
streets and neighborhoods of the residential component of the
Carlsberg Specific Plan" .
As stated by the applicant on page 1 of the Sycamore Ranch
document the goal of the design elements of the RPD' s which is
also intended to modify the Carlsberg Specific Plan is not to
limit the community imagery, but rather to promote both visual
variety and compatibility within a community setting.
In addition to this statement found in the section that
outlines the "Purpose" of the design document, throughout the
Sycamore Ranch text, pictures and illustrations of
architectural concepts and landscape elements have been
incorporated to give the reader and decision maker an example
or image of the architectural and landscaping concept
proposed. However, many of these exam61es are taken from
projects with larger lots where the architectural features and
size of the structure relate to the lot size which may not
create the result of the structure placed on moderate size
lots such as those that characterize these tracts .
As part of the community design, and landscape concepts, a
variety of wall and fence design treatments are proposed for
the residential neighborhoods (refer to pages 3 and 4 . Four
alternative design concepts are envisioned throughout the
project depending on view opportunities; privacy or
integration with open space features as follows :
000050
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 7
• Theme wall -
The Theme Wall is a solid slump block wall six feet in height
with pilasters that is used to separate or buffer homes from
Science Drive, Highway 23 , several local interior streets
entrance streets to the neighborhoods and to provide privacy
at selected locations where residences back up to or side upon
open space areas .
• View Fence -
The View Fence is comprised of tubular vertical steel members
attached to horizontal steel members (similar to wrought iron)
which stretch between slump block pilasters with a height of
approximately six feet . These fences are proposed where there
is an off-site view opportunity for the proposed residences,
such as the perimeter lots (rear yards) of Tract 4980 between
Los Angeles Avenue and the Mesa Verde Middle School , the north
east edge of Tract 4976 above the park facing east to Simi
Valley and on the "theatre lots" and lots adjacent to linear
open space in Tract 4975 . Also this fencing is proposed to
secure the vernal pools near the corner of Highway 23 and
Tierra Rejada Road in Tract 4975 .
• View Fence with Base -
This proposed fence type is similar to the View Fence, where
a wrought iron fence appearance is achieved between block
pilasters, except a slump block base wall approximately
eighteen inches in height is incorporated. This fence type is
proposed along rear yard and side yards of residences that
abut large open space areas in both uphill and downhill
conditions . The View with Base fence is also proposed where
lots are in proximity to the vernal pool to avoid drainage
impacts from development .
• Potential Glass View Wall -
This wall type proposes tempered glass or high impact plastic
(Lexan should be used) placed on top of a 18" high slump block
base wall to maintain views but' minimize noise impacts from
adjacent streets . This fence type has been proposed only on a
000051
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17 , 1999
PAGE 8
portion of Tract 4975, where lots are in close proximity (rear
or side yard) to Tierra Rejada Road.
• ARCHITECTURAL DIVERSITY -
This section (beginning on page 5) identifies and outlines the
five architectural styles and their primary characteristics
that are envisioned to create the residential appearance
(streetscape) of the four neighborhoods . The five proposed
architectural styles constitute an expansion of styles and
inclusion of diversity into the Architectural Design
Guidelines found on page 31 of the Carlsberg Specific Plan.
The initial Carlsberg Specific Plan had as its focus one basic
style of architecture, that being, "California Contemporary"
which is defined on page 31 of the Specific Plan as a style
that "draws heavily upon the historic Spanish/Mediterranean
architecture so dominant in the early days of California" .
The current proposal includes five architectural styles :
• Cottage
• Italian Country
• American Country
• Spanish Eclectic
• Craftsman
The proposal continues to define how these styles would be
blended together to create a desirable street and neighborhood
character by using the following standards :
A. Each plan type would have a minimum of three alternative
front elevations .
B. Through variation of alternative play types (floor plan)
and /or elevations residences side by side will not be
the same .
C . Each neighborhood will include a minimum of two
architectural styles for the front elevations .
D: The architectural styles selected for each tract
000052
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 9
(planning area) shall be used on not less than 10% of the
lots .
The above proposed standards for placement of architectural
styles throughout the project, as presently stated will not
incorporate significant visual diversity into the project . The
potential outcome could involve a maximum of two architectural
styles, with units side by side distinguished only by floor
plan differences that could incorporate identical
architectural features and colors . Likewise different styles
could still give the appearance of sameness if units side by
side have the same or similar floor plan only distinguished by
architectural features, building products and colors .
Incorporating differences in rooflines, height and bulk of
buildings, garage placement and architecture and landscaping
will distinguish these neighborhoods from each other.
Additional criteria for elevations, height, bulk garage
placement and setbacks are recommended if an individual "non-
tract" streetscape is desired. Attachment "A" to the Planning
Commission Resolution incorporates recommended changes to
achieve variety and diversity in the neighborhood streetscape,
which is proposed as "a key community objective" on page 5 of
the Sycamore Ranch Appendix.
Each of the proposed architectural styles is addressed in the
proposed Appendix using a sketch to portray the architect' s
vision, photographs which illustrate actual constructed
examples of the theme architecture, and a written description
of the design elements which create the look and materials
that makeup the cosmetic features . Additionally substyles of
the architectural style (variations) are identified. As noted
earlier in this report, some examples of actual constructed
product may not be able to be accommodated on the lot sizes
that have been approved, especially in Area "A" (Tract 4975)
and Area "C" (Tract 4976) , where lots are as narrow as 50' .
• VARY MASSING -
Beginning on page 11 and ending on page 23 the applicant has
created a series of design standards to shape the streetscape
or look of the streets and neighborhoods that will comprise
this project . To carry out the vision of this- project, issues
000053
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA'
February 17, 1999
PAGE 10
such as setbacks, building height, front yard function, garage
access, coloration and materials are discussed.
When development takes place on smaller lots the choice of
architectural elements is particularly important, since the
ability to vary the building mass is limited.
This project on page 11 of Sycamore Ranch Appendix proposes
variable front yards and setbacks to apply to a variety of
building elements that will shape the appearance and function
of the front yard (streetscape) area, Variable elements
include the following front yard setback criteria:
• One story home - 15 ft . setback
• Two story home - 20 ft . setback
• Porch (min 5' depth ) on one story home 12 ft. setback
• Porch (min 6' depth) on two stories home - 13-ft .
setback.
• Garden Wall (creates private front patio) to a maximum
height of 5' - 8' feet setback
• Garage - straight-in 20 feet setback
• Garage - swing-in (side entrance) 15' setback
• Adjoining front setbacks to have a minimum variation
of three (3 ' ) feet so that no more that two adjacent
lots have the same setback.
• Homes with front setback lots variations of 5' or more
affecting 30% of the width of the elevation may
incorporate a swing in garage or deep recessed garage
which need not exhibit a 3 ' variance from the setback
of the adjoining dwelling.
• GARAGE TREATMENTS -
Garage treatments are recommended to be configured to
receive less emphasis and instead emphasize the yard and
front elevation. A number of design treatments, as shown on
pages 12-15 may lend themselves to incorporation into the
proposed projects, including:
1 . Swing-in (side entrance) - This approach minimizes view
of garage doors from the street; works best on wider lots
000054
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA '
February 17, 1999
PAGE 11
allows reduction in the front setback.
2 . Tandem (one car parked behind another) - The tandem
design limits the garage door appearance as part of front
elevation; causes some inconvenience for resident if one
car must be moved to gain access to car parked first,
however, the homtJowner can control the parking solution.
3 . Deep Recessed - This design requires a corner lot on
extremely deep lot or a "courtyard" drive, which is not
present in any of the four approved tracts. This option
could be placed on a corner lot in which case the side
yard setback should be maintained at 15' , which is the
street setback, required for the swing-in design.
4 . Standard 3 Car Configuration - This alternative includes
three cars parked side-by-side with straight-in entrance
from the street. This option emphasizes garages from the
street view and reduces exposure of living areas at the
front of the home; works best on wider lots of 70' or
more.
5 . Split Garages - This concept uses a combination of all of
the above design approaches to provide garage parking for
three automobiles in a manner intended to be visually
less dominant . All of these alternatives tend to work
best on wider lots and except for the straight-in two-one
split, only a minor portion of the first floor of the
dwelling is seen from the street . On smaller lots these
combinations tend to give emphasis to the garage .
Exposure of the first floor dwelling area on the two-one
split is about the same as the first floor dwelling
exposure on Standard 3-Car configuration.
In conjunction with the above alternative design layouts
standards for use of the layout alternatives that determine
and affect the streetscape are proposed on page 12 as
follows :
• Standard 3-Car configuration may be used on a maximum of
50% of all units in Tracts 4977 and 4980 .
000055
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 12
• Use of the Standard 3-Car configuration shall be combined
with one of the following design elements :
1 . A porch with minimum dimensions of 9' wide and 5' deep .
2 . A portion of the dwelling area located two feet closer to
the street than the garage .
3. Provide a minimum 3' increase in the front setback beyond
the minimum required for either the single or double
door.
4 . Provide 3 single garage doors
5 . Recess all garage doors a minimum of 10" from the
exterior wall .
• SIDE YARD SEPARATION, SECOND FLOOR WINDOWS AND SIDE
ARTICULATION.
Additional details of the proposed architectural concept
include :
1 . Side yard Separation - Provisions for side yard
separation and setbacks depending on proximity of living
space in one dwelling compared to the next door dwelling
is proposed using the following criteria:
2 . One story dwelling shall have a minimum 5' side yard
setback to a height of 14' (Maximum one story plate
height) .
3 . Two story dwellings next to each other shall each
maintain a 5' side yard setback for a maximum distance of
40 feet .
4 . The combined side yard setbacks fcr second story elements
only of dwellings with a common side yard that is greater
than 40' shall be increased to 15' .
• SECOND FLOOR WINDOWS - In conjunction with the side yard
separation (setback) criteria listed above, - guidelines are
000056
RPD 98-3 , 4, 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 13
proposed for the placement of second floor windows to provide
privacy for residents including:
1 . Utilize obscure glass, stained-glass or glass block in
non-opening windows
2 . Provide a minimum offset of two feet (measured at jamb
for windows in separate units that are opposite each
other.
3 . Place "clearstory glass" windows so that the sill is no
lower than 5' above the floor. (Use of term "clearstory"
in this context is unclear) . The proposed approach
involves windows with a sill height (bottom of window
opening) no lower than 5' above the floor.
4 . Provide a minimum side yard setback of 10' at face of
window.
5 . Provide privacy at second floor window to second floor
window through the following mitigation measures (second
floor windows have head height above 14 ' -0" )
The reference to site Articulation is found on page 16 ,
indicates that the amount of detail that may typically be
found on a front elevation is intended to be placed on a
side elevation when a dwelling is adjacent to open space or
a roadway. This section was expanded to apply to rear
elevations as well on page 17 . Both rear and side
elevations should include additional .grticulation when
visible from the proposed park site and the middle school
as well as when visible from the open space areas and
streets .
• REAR TWO STORY - MASSING AND REAR ARTICULATION
This proposed design standard involves incorporating diversity
in the design of the roof lines in rear yard conditions where
the second story of the unit has an exterior (rear elevation)
wall placed directly above the first floor exterior wall
(stacking) . The concept is to create movement in the
appearance of the mass or bulk of the structure using
000057
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 14
alternative rooflines rather than changes in the setback of
the walls . Page 17 of Sycamore Ranch Appendix "1" utilizes a
chart to establish the criteria by Tract (refer to page 2) for
rear yard elevations as follows :
Tract 4975 (Plan Area A) - The plane or surface area of the
roof is visible at the backyard and to adjacent units which
can add bulk to the appearance if a single roof configuration
is used. The standard proposed is to allow up to 67 % of the
dwellings to be constructed with this roof design, where the
roof surface faces the rear yard. As proposed there may be
variations of this look that would apply as shown on page 17 .
The balance of the homes could be constructed with any of the
other roof types illustrated on page 17 .
Tract 4980 (Plan Area B) - This tract is proposed to have a
combination of roof lines that respond to the shape of the
structure where the exterior wall may not be in a singular
line (portions of building are closer or farther away from the
rear property line) . The proposed rooflines that are depicted
continue to emphasize the roof surface, although because of
the combination of a hip roof configuration with a gable or
shed roof design there will be more detail on the roof area,
including changes in the height of the peaks of the roof . The
standard proposed is to allow up to 67% of the dwellings to be
constructed with this roof design where the roof surface
including, variations of gable, hip and shed elements facing
the rear yard. The remaining units could be constructed with
any of the other roof types illustrated on page 17 .
Tract 4676 (Plan Area C) - The proposal ~for Planning Area C
which has the smallest lots of the four tracts, incorporates
the gable end of the roof line in the rear elevation as
contrasted to primarily the roof surface in the previous two
alternatives . Incorporation of elements such as gable end to
an elevation adds another dimension of texture, shape and
color which helps to reduce the mass of the structure, adds
interest and movement to the roof line and reduces the sense
of mass for tiie structure . The standard proposed for usage of
this concept is up to 100% of all proposed units but not less
than 25% of all units would have this variation in roof
elements . The balance of the units could be constructed with
000058
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 15
any of the other roof types illustrated on page 17 .
Tract 4977 (Plan Area D) - Tract 4977 is located at the
northeast corner of Tierra Rejada Road and Spring Road and is
the most visible neighborhood based upon the number of
vehicles passing by on Tierra Rejada Road. The predominant
roof line at backyard elevations as proposed will be the end of
a gable roof, where roof surface area is not visible. This
exposure depending upon other architectural features of the
structure will give the sense of a higher profile when the
peak (highest part of roof) is totally exposed although the
sense of building mass is usually reduced. Tract 4977 is
proposed to have a maximum of 35% of its dwelling with this
rear yard roof design with the remaining 65% of the dwellings
comprised of at least two of the other alternatives
illustrated on page 17 .
Roof Type "A" where the entire yard area is exposed to only
roof surface and roof Type "D" where the entire yard area is
exposed to only the end design of the gable roof, both tend to
offer a sameness or regimen that can be avoided by including
appropriate numbers of roof design alternatives such as type
"B" and "C" . By including sufficient variation such that not
more than two adjoining units have not more than 75% of the
same roof element the appearance of sameness can be avoided.
• COLORS AND MATERIALS - The Sycamore Ranch Appendix "1"
(pages 18-23) includes information concerning the type and
color of roof tile, the colors to be used on dwelling unit
exterior walls and trim elements and accent colors used to
add depth or emphasis to large surface areas. Additionally,
accenting materials such as stone and brick are identified,
together with their coloration names. A color and materials
palette is provided for all of the respective tracts and
all have different characteristics .
The blending together of the material's and colors combined
with architectural features, rooflines, and setbacks have the
potential to create identifiable distinct streets and
neighborhoods .
000059
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 16
• NEIGHBORHOOD LANDSCAPE CONCEPT -
The Neighborhood Landscape Concept (page 24) includes an entry
treatment involving an elevation and plan view for the gated
entry to the four neighborhoods . Gated entries were approved
for all neighborhoods under Minor Modification No. 1 Carlsberg
Specific Plan (SP 92-1) , approved by City Council on July 2 ,
1997 .
Each entry will include double swinging gates across separated
15' wide entry and exit lanes with pedestrian access gates
located on each side of the vehicle access lanes . All streets
within the gated areas are designated as private streets and
will be maintained by the Homeowner' s Association.
Emergency vehicle access to the gated neighborhood will occur
through the installation on an approved access control unit
installed adjacent to the entrance gates . Egress from the
neighborhood will be allowed through automatic opening gates
when a vehicle traverses pavement sensors. Resident access to
the neighborhood will occur by using a coded number or card at
a center median control panel where a visitor call box will
also be located.
Other information included in this section (pages 24-36)
includes examples of entry treatments, incorporating materials
and designs that are part of the applicant' s vision for the
project . Also included is information, which identifies plant
materials for common areas and front yard setback areas. Pages
34, 35, and 36 identify the Primary Tree Zone (an 8' deep zone
parallel with the street located 4' behind the sidewalk) and
the Secondary Tree Zone (area between face of dwelling and the
Primary Tree Zone) .
The Tree Palette Chart on page 32 subsequently identifies by
neighborhood (Refer to page 2 for location of Planning Area
and Tract No. ) The variety of trees that may be planted
together with the dimension that the planned tree must
maintain from all structures including sidewalks and fences .
A minimum of one 24-inch box tree is required per lot in the
Primary Tree Zone (closest to the street) and a minimum of one
000060
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 17
15 gallon tree per lot is required in the Secondary Tree Zone
which is the area adjacent to the dwelling unit behind the
Primary Tree Zone . The landscape concept plan has not been
referred to the City' s Landscape Architect for review at this
time .
• PRODUCT CRITERIA -
This section (pages 37-64) outlines the site layout criteria
by neighborhood (Tract or Planning Area) . Information
incorporated in this section relates to setbacks, exception to
the setback criteria for architectural features such as,
fireplaces, eaves, cornices, buttresses, wing walls, etc .
Setbacks are also provided for covered patios and second story
balconies, as is the maximum building height and the inside
dimensions of a two car garage. The interior demension of the
garage is 18"x20" , however the appropriate width should be
20 ' .
Attachment C to this staff report is a Table that offers a
comparison of the setback criteria for Residential Planned
Developments found in the Zoning Ordinance, the current
criteria from the Carlsberg Specific Plan and the criteria
proposed for these four Residential Planned Development
Permits .
In addition to the setback height and exceptions
(encroachment) to setback criteria, a streetscape vignette
showing plotting and the landscape tree concept has been
provided for each of the four neighborhoods . The "note" on
each of the vignette pages (pages 38, 40, 42, and 44) that
"front yard landscaping to be installed by builder" has been
amended as of February 15, 1999 (fax memorandum on file in the
Community Development Department) to read "Installation of
front yard landscape to be administered by builder as outlined
in CC&Ris" . The size, placement and variety of the trees
required in the Primary and Secondary Tree Zones is not
affected by this change. The development criteria identified
in this section of Appendix 1 are the same for each of the
four neighborhoods .
000061
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17 , 1999
PAGE 18
One of the four neighborhoods Plan Area D (Tract 4977) located
adjacent to and above Spring Road south of Peach Hill Lane
includes lots that are proposed to have tailored setback and
height design criteria because of the potential to disrupt
views from the Marlboro subdivision on the west side of Spring
Road. These tailored criteria for Lots 60-65 and Lots 19, 20 ,
39, and 40 of Tract 4977 will create a single story profile
based upon setbacks, building height and roof design as viewed
from the Spring Road direction. The proposed criteria together
with a cross section of the approved graded condition and a
lot by lot designation of setback and height limits is proved
on pages 45 and 46 . Other limiting factors relating to the
architectural features of the elevations of the designated
lots include :
1 . No windows shall be allowed where the top jamb is more
than 18' above the level of the ground floor (Amended by
fax of December 15, 1999)
2 . Sloping or cathedral (shed) roofs which cover the second
floor may be allowed as long as no exterior walls or
windows at the second floor level are visible from Spring
Road.
3 . Only roof surface area shall be visible from Spring Road.
SUMMARY:
These proposed standards for construction of the homes in
Residential Planned Development Permit Nos . 98-3 , 98-4, 98-5, and
98-6, illustrate significant effort on the" part of the master
developer to create a quality community in the City of Moorpark.
Although staff continues to work on additional criteria that will
provide clear direction for permit issuance the overall concept has
been well though out and should be recommended to the City Council
for approval . Staff will provide supplemental additional standards
for discussion at the Planning Commission meeting of February 22 ,
1999 . Significant changes will not be proposed by these added
standards, they are however, intended to insure diversity and
compatibility in lot layout and streetscape design.
000062
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
February 17, 1999
PAGE 19
RECOMMENDATION:
1 . Open the public hearing, accept testimony, and close the
public hearing.
2 . Direct staff to prepare a resolution with recommendations to
City Council regarding Residential Planned Development Permits
No. 98-3 , 98-4, 98-5, and 98-6 .
ATTACHMENTS:
A. General Plan Map
B. Zoning Map
C. Setback Comparison Table
D. Sycamore Ranch Appendix No . 1
E. Carlsberg specific Plan
000063
l!, „ fir M w
111*.
1.Os _
•' - ANGELES
AVE w
,,,,,,-?\_\-,%, \ il
" 7:t>:,---`.., C.7 .
f ,
o
:5- >
...._, ,„„,41, ..*- r•
.'?k>.)..N .
•
. 111111111.
k �, i /
� : ;'/ • ,. -
N l AGB )0.\
A os
.?
L. / Ji IF ”Cam/
-71
f;: , s��e�9 s m
.0 m
- -/J---i/,
o,/ I -
.
qF
`'40
4
ROAD ATTACHMENT A
RESIDENTIAL PLANNED DEVELOPMENT NUMBERS 98-3/4/5/6
GENERAL .PL,M0 bp
/
\\ / I
• " - - ...001 .'iVIL- ,L • ::*''..'"144-',i^
}} ce'_ -\
�
■ . 1.=. r1� ie � ;, a: . ._-.
OS M-2
lisima02-' — • pp.--- .
■■l.■/■A41I=it
■m■■ ir•i.ujut■'. � ...••• pp
jaggy," i . ' 0
-ma :Emma L OS-40c
s■■■1■■■ - M
'Inlia■� : RFD-15i' I a'�� u . ,... - M-2
i iii.=::.„. .:.• i
.
.. uRe�! E2f:. _ .
■■■■■1 � • �• . � l
Mill!! ; '�i . Rio
•MUMS.
0
9,0
v... (D)� (1) '9* - PRE ZONE OS-40ac
' P-DIV
• tb
e
' 1 ��• _, -
�! SPECIFIC PLAN 92
gar 011111-mi owl%
istt
17,6
Ill �tr ► . w= ;'' �+a. e��iikP. IES
i ' 1111111111111111111111111*
1
=C;-A_ZM. a''-7-t-x-' di r.
—1. .==r,7
tJi s niiiiiiiiiair
.,
D'' 4.I
• ♦ 441'`N/
��li��� 1` Ai ii.,00
• •.s.i. or. A caz min"
�1
�ti ,.
ATTACHMENT B
RESIDENTIAL PLANNED DEVELOPMENT NUMBERS 98-3/4/5/6 ZONING MAP
-N-/- , ........„...jQ00065
DEVELOPMENT STANDARDS COMPARISON TABLE FOR
RESIDENTIAL PLANNED DEVELOPMENTS 98-3, 4, 5 AND 6
ZONING ORDINANCE SPECIFIC PLAN RESIDENTIAL PLANNED DEVELOPMENT
35 feet 35 feet 35 feet except lots on Spring Road 1-story
FRONT SETBACK:
20 feet minimum 20 feet 15 feet-1 story living area
Vary with 20 feet average 18 feet-2 story living area
14'to porch 12 feet - porch
Swing-in garage Is not included 15 feet-swing garage
20 feet-straight entrance garage
20 feet-2 story living area
SIDE YARD SETBACK:
5 feet minimum 5 feet minimum 5 feet minimum
10 feet sum of yards 10 foot min. at 2 floor windows Sum of side yards 15% when lot width
12 feet for one story Sum of side yards 15%when is greater than 70'
15 feet for two story lot width is over 70' 10 feet-2nd floor balcony
Windows facing side yard, 10' 5 feet-covered patio
STREET SIDE YARD(CORNER):
10 feet Street side yard not mentioned Corner lot not noted
20 feet reverse corner lot Reverse corner lot same as front yard
REAR YARD:
20 feet main building 20 feet 20 feet minimum
10 feet enclosed patio 15 feet Area C (Tract 4976) 10 feet covered patio
10 feet open patio/balcony 10 feet
5 feet accessory structure None noted
10 feet 2nd floor balcony
ARCHITECTURAL FEATURES -fireplace, eaves,wing walls etc.which do not add floor area
Front: 2.5 feet None noted Front: 10 feet
Side: 2 feet Side: 2 feet
Rear: 4 feet Rear: 4 feet
'Eliminate media niches(Page 39)from extensions and allow bay windows to a'maximum of 2 feet as long
as the remaing yard is :
Front: 13 feet
Side: 5 feet
Rear: 18 feet
Corner: 10 feet
PARKING:
2 spaces 2 spaces 2 spaces -18'x20'
*Note setback and architectural intrusions into setback areas in Tract 4976 (Area C) vary from these standards.
Refer to the Residential Planned Development Permit for specific information.
000066
ATTACHMENT C
. 1
City of Moorpark
Community Development Department
Planning Commission Staff Report
MARCH 2 , 1999
MEETING DATE : MARCH 8, 1999 AGENDA ITEM NO. : 9 .A.
RPD 98-3 RESIDENTIAL PLANNED DEVELOPMENT PERMITS
RPD 98-4 RPD 98-3 (TRACT 4975)RPD 98-4 (TRACT 4976)
RPD 98-5 RPD 98-5 (TRACT 4977) RPD 98-6 (TRACT 4980)
RPD 98-6 Proposed development and design criteria for construction
of single family homes approved by Carlsberg Specific Plan
(SP 92-1) .
APN Assessor Parcel Numbers : 500-35-15, 500-35-33, 512-15-60,
and 513-05-11, 500-35-034 and 500-35-041
APPLICANT: LENNAR HOMES OF CALIFORNIA
REQUEST: The proposed Residential Planned Developments to the
Carlsberg Specific Plan will implement the Specific Plan, by
authorizing residential development and modifying or establishing
architectural, design and development standards and landscaping
concepts for the four residential subdivisions previously approved on
the subject property. Planning Commission action is a recommendation
to City Council who will take final action. (Continued from February
22, 1999) LOCATION: Property comprised of the above tracts is located
within the Carlsberg Specific Plan (Specific Plan 92-1) located in the
area bounded by Los Angeles Avenue on the north, State Highway 23 on
the east, Tierra Rejada Road on the south and Spring Road on the west.
se
- 114 ,z4
"40 1\111(
NEW LOS 13 t
5Fr''wl N k
10424"4 I
Ikl,,:ffi s,.-, •-.._ ,.... 4. , I
. G.,.„,,_:. . -• '•, !
r ,t _
, .. .
. .I. ,
., , ......., .. ,. tl.. 30,-..
,
,'''ilot':,_!:!trri 7), g w• 113 .
RECOMMENDATION SUMMARY: Approval with conditions.
M.CLatleur1M1Carlsberg1990308-Lennar pc stf spl.doc
000067
ATTACHMENT 3
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 2
ENVIRONMENTAL ASSESSMENT: These applications qualify for a finding
of Exemption under Section 15182 of the California Environmental
Quality Act Guidelines for Residential Projects approved by a
Specific Plan where a Draft Environmental Impact Report has been
prepared after January 1, 1980 . A Draft Environmental Impact Report
was prepared for the Carlsberg Specific Plan and certified by the
Moorpark City Council on September 7, 1994 .
BACKGROUND AND PRIOR ACTIONS:
The four Residential Planned Development Permits, RPD 98-3 , 4 , 5
and 6 were continued to this meeting from the Planning Commission
meeting of February 22 , 1999, after public testimony and response
to questions from the Commission. These four Residential Planned
Developments comprising a total of 552 single family detached units
are proposed for the Carlsberg Specific Plan (SP 92-1) and are
required as part of the implementation procedure for Specific Plan
92-1 .
The subdivision maps that created the building sites for the RPD' s,
Tract 4975 , Tract 4976, Tract 4977 and Tract 4980 were approved by
the City Council on October 2 , 1996 by Resolution 96-1230 which
established the size, shape and configuration of the 552 lots .
Subsequently, Minor Modification No. 1, to the Carlsberg Specific
Plan approved some grading changes and established the gated entry
concept . Design criteria (street and median design, stacking, etc . )
for the gated entry was not included with the Minor Modification
and remains as a design feature which requires review and approval
by the Director of Community Development and the City Engineer
(Council Resolution 97-1339, adopted July 2, 1997) . The appearance
and landscaping concept for the gated entrances are included as
part of the Sycamore Ranch Appendix "1" document; however no
details concerning travelway, median or stacking at the gates has
been provided. Streets within each of the four subdivisions
(neighborhoods) are private and will be maintained by the
homeowner' s association ( ' s) .
DISCUSSION:
The Sycamore Ranch document also called Appendix "1" to the
Carlsberg Specific Plan, includes design criteria, development
standards and landscape concepts and plant materials, as well as
000068
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 3
building materials and colors that are proposed as the design
elements for the residential component of the Carlsberg Specific
Plan. Once adopted the design elements along with the Carlsberg
Specific Plan (SP 92-1) text will be a resource to guide the guest ,
builders' efforts in seeking construction permits and provide a
framework for the planning staff to evaluaLe permit requests . The
current design elements proposed by the Sycamore Ranch Appendix "1"
provides a majority of guidance for each aspect of developing a
"streetscape" or the look and function of each street in the future
Carlsberg residential neighborhoods . The proposed standards and
criteria provide guidance on major issues that when implemented as
proposed should result in: A "streetscape" that has compatible but
diverse architectural styles with an adequate variety of elevations
to avoid repetitive appearing structures" .
This proposal by the Master Developer (Lennar Homes) incorporates
detailed information concerning site design and architecture .
Additional neighborhood design features should be incorporated in
this proposal to allow the projects appearance and functional
elements to respond to community design goals as well as market
goals .
At the February 22, 1999, meeting the Planning Commission expressed
some concern relating to the following:
1 . Issue : Side yard setbacks of five feet as proposed were
questioned as to their adequacy. Additionally, there was
increased concern over side yard setbacks of two story
buildings particularly when the privacy issue is considered.
Response : The Residential Planned Develbpment provisions of
the Zoning Ordinance (Section 17 . 36 . 030 B-3) requires 15
feetbetween buildings that are two story when separated by a
side lot line. The provisions for single family dwellings in
an R-1 zone (Section 17 . 24 . 020A-Table) requires interior side
yards to be a minimum of 5 feetThe applicant proposes 5 feetside
yards and several alternatives to achieve privacy, but the
distance between buildings is increased only when both are two
story and the increase occurs only for the second story
portion. The distance between buildings will increase to 15
feetunder the applicant' s proposal only if both adjacent
building share a parallel side yard condition for a distance
longer than 40 feetlf the common side yard condition exists for
000069
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 4
more than 40 ft . , the second story portions only would have
the increased setback.
The issue of "privacy" when there are second story conditions
is handled through a number of alternatives that would be
selected by the builder as follows :
A. Utilize obscure glass, stained glass or glass block in
non-opening window elements .
B . Provide a minimum offset of two feet (measured at jamb)
for windows in units opposite each other.
C. Place opening windows with a minimum sill (bottom
portion of window opening) height of 5 feet above the
second floor level .
D. Place the opening window at any location relating to
height above floor or distance between jamb so long as
the face of the window is 10 feet from the side property
line.
None of the above criteria if applied, as a single solution is
adequate for either building separation or privacy. Large
houses on minimum sized lots frequently present design
challenges, but always affect privacy. The following criteria
to respond to side yard setback and privacy issues are
offered.
The minimum side yard setback shall be five- (5) feet except
when:
A. A two-story dwelling is adjacent to a one story dwelling,
(not including the garage portion) , for more than 20
feetshall have a second story setback of 10 ft.
B. Two-story dwellings adjacent to each other for more than
20 feet(not including a garage portion) ;lave a combined
distance between buildings at the second story of 15
feetand offsets in window jambs of 5 feet(so that there
would be a minimum of five feetof wall space between
opposite windows) .
0000'70
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 5
C. Two story dwellings adjacent to each other for a distance
of more than 35 feet shall each have a setback of 10 ft . ,
or incorporate two of the following design solutions,
which will allow a minimum of 15 feet between structures .
D. Offset window jambs by 5 ft . ;
E. Utilize obscuring glass in non-opening windows;
F. Maintain a sill height on all side yard windows on either
dwelling of 5 feet above the floor level .
G. Maintain a 10-feet distance from the side yard to the face
of all windows on either of the dwellings .
2 . Issue : Concern was expressed over the repetition of building
elevations and the potential for the same plan or elevation to
occur on side by side dwellings.
Response : Neither the Residential Planned Development
provisions nor the R-1 provisions in the Zoning Ordinance
specifically address this design issue. The applicant proposed
the following in the Sycamore Ranch Appendix "1" .
A. No adjacent elevation shall be the same. Variation shall
occur through use of alternative plan types (floor plan)
and or elevation styles .
B. No architectural style shall be represented by less than
10% of the buildings in each tract :
C. Each neighborhood will include a minimum of two
architectural styles for the front elevations (Cottage,
Craftsman, American Country, etc. ) .
D. Each plan type will have a minimum of three alternative
elevations. (This criteria proposes that each floor plan
will have a minimum of three alternative elevations,
which could be achieved througn materials, colors or
"flipping over" , (called reverse) the unit .
The original approved architectural theme for the Carlsberg
Specific Plan was "California Contemporary" , which meant
000071
•
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 6
Spanish or Mediterranean. The current proposal incorporating
five distinct architectural styles can avoid the repetition
that would have resulted with 552 homes of "California
Contemporary" design. However, the current guidelines proposed
by the applicant may benefit through additional criteria to
insure that "architectural diversity" is part of the
streetscape . The following additional criteria are proposed:
A. Adjoining residential units may not have the same floor
plan or elevation.
B . A minimum of three architectural styles shall be included
in each of the individual tracts with no less than 20% of
the dwellings in each tract represented by one of the
architectural styles .
C. A minimum of two sub-styles shall be included for two of
the three architectural styles .
D. Side by side dwellings with the same architectural style
shall incorporate at least two of the following criteria:
i) Single story
ii) Alternative roof lines
iii) Increase second story setback by 10 feet from first
story setback.
iv) Incorporate a porch or balcony
v) Incorporate a courtyard behind the front setback a
minimum of 8 feet in depth and 10 feet wide .
D. A minimum of 20% of all units within each separate tract
(Tract 4975, 4976, 4977, 4980) shall be limited to a
maximum ridgeline height of 25 ft .
E . The roof design for all structures as viewed from any
street, (not including Highway 23) or from any abutting
residence rear yard or from the public park shall be
varied unit by unit which may be accomplished through the
000072
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 7
use of : alternative roof designs, a combination roof
design such as hip and gable; through 'the use of dormer
window details or by off-setting the roof plane or walls
of the building either horizontally or vertically by a
minimum of four ft .
F . Not more than 20% of the units on any block face shall
have the same architectural elevation.
G. Adjacent or opposing cul-de-sac streets shall not have
the same sequence of architectural or model plotting.
3 . Issue : Minimize the inclusion of three car garages with
straight-in access and limit the amount of frontage that is
used for a garage on each unit .
Response : The Sycamore Ranch Appendix "1" , includes a number
of garage treatments that affect both the streetscape and the
residence and the way it functions. The garage treatments that
have been proposed include :
A. Swing-in (side entrance)
B . Tandem (Three cars stored one car parked behind another
- will appear as a two car garage at street)
C. Deep Recessed
D. Standard 3 car configuration (Straight-in)
E. Split Garage
A complete description of these garage designs and staff
comment on each may be found on pages 10 and 11 of the
Planning Commission staff report for Residential Planned
Development Permit 98-3 , 98-4 , 98-5, and 98-6, dated February
17, 1999. Illustrations and pictures of garage types are found
on pages 12-15 of the Sycamore Ranch Appendix "1" .
The current criteria proposal for this design element includes :
1 . The "standard 3-car configuration" (Straight-in entrance) can
000073
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 8
be used on a maximum of 67% of plan configurations in Tract
4975 and Tract 4976 and a maximum of 50% of plan
configurations in Tract 4980 and Tract 4977 .
2 . The use of a "standard 3-car configuration" must be combined
with one of the following:
A. Provide a minimum 9-feetx 5-feetdeep porch.
B. Extend a portion of the home a minimum of 2 feetin front
of the garage.
C . Offset the dual car garage door 2-feetfrom the single car
garage door.
D . Provide 3-single car garage doors .
E. Recess all garage doors a minimum of 10 inches from face
of building.
Concern relating to the dominance of a streetscape, by garage doors
tends to be justified particularly when the width of the lot is
limited. Quite frequently the storage of automobiles and the
placement of the access door to that storage controls the front
elevation of a single-family dwelling and often the function of the
front yard. Limiting both the exposure of garage doors to the
street and increasing the presence of ground floor habitable space
often create conflict in design and function when working with a
narrow lot .
In addition to the "mitigation" criteria proposed by the applicant
additional design options are recommended since most of the lots in
all of the tracts, except Tract 4977 are somewhat narrow. The
placement of straight entrance 3-car garages "Standard 3 -car
configuration" on these lots particularly in Tracts 4975 and 4976
will result in a streetscape dominated by garage doors with minimum
exposure of the ground floor habitable areas. Staff would recommend
that a specific, percentage of garage door measurement at the
ground floor street elevation be established.
The recommended percentage is 48%, that is, 48% of the width of a
residential unit at the ground level may be utilized for garage
000074
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 9
doors parallel to the street or driveway access to garages where
the door is perpendicular to the street, and at least 35 feetfrom
the front property line. Allowing for a maximum of 48% exposure for
garage doors results in the following:
Lot width: 50 ft . Lot width: 65 ft .
Side yard: 10 ft . Side yard: 10 ft .
Side yard: 5 ft . Side yard: 5 ft .
Garage door width: 16 feet(46%) Garage door width: 24 feet(48%)
Dwelling exposure : 19 feet(54%) Dwelling exposure : 26 feet(52%)
The use of a swing-in (side entrance) or split garage on lots
approximately 60 feetwide, fits within the 48% criteria, with side
yards up to a total of 15 feet The 48% criteria remains valid on lots
that are 50 feetwide with total side yards of 15 feetwhere a double
wide garage door of 16 feet is used leaving 19 feet or 54% of the
habitable space of the structure visible along the street . The
following additional criteria are suggested:
A. Garage doors parallel to the street may account for not
more than 48% of the linear measurement of the ground
floor elevations where garage access is provided.
B. Driveways providing access to side entrance or deep
recessed garages will be considered the same as garage
doors that are parallel to and visible from the street
for the purpose of determining their maximum width.
C. Split garages where the garage door is parallel to and
visible from the street shall not be included in the 48%
if located at least 35 feetbehind the property line of the
street where access is provided.
D. Not more than two side by side dwellings may have
straight entrance garages for three automobiles, and one
of the dwellings shall utilize single wide garage doors
for each parking stall .
E. Delete applicant proposal to allow 67% of garages on
Tract 975 and Tract 4976 and 50% on Tract 4977 and Tract
4980 to be "Standard 3-car configuration" .
000075
,
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 10
F . Garage doors located parallel to any abutting street
shall be multi paneled to provide relief and painted with
a color consistent with the structures architectural
features, such that the garage doors are not predominant
visual feature or features as viewed directly from the
street .
4 . Issue : Insure variation in roof color and materials .
Response : Applicant' s proposed Residential Planned
Developments includes colors and materials palettes for each
of the proposed architectural styles (pages 19-23 of Sycamore
Ranch Appendix "1" ) . The palettes include the type of roof
tile as; flat tile, S-tile or shake tile. Also, the coloration
of the roof tiles is noted, all of which are earth tones. The
palettes also note the type of materials proposed for accent
and detail including colors .
Accent materials include, stone, both real and cultured and
brick. The colors of the residences are identified as well by
architecture style as is the color of trim and accent colors .
The color and materials pallet offers the opportunity to blend
different architectural styles and their variations with one
another to create an inviting streetscape. The effort that has
been undertaken in this regard should result in an attractive
street scene, particularly when the required landscape
elements involving the specimen size trees are incorporated.
It is suggested that variegated color roofing tiles that blend
earth tones be considered for incorporation into the
appropriate architectural style roof palette.
OTHER RECOMMENDED DESIGN CRITERIA:
A. Solar panels supplying potable water for use in habitable
spaces may be placed on roof areas visible along any
street frontage if placed parallel to the plane of the
roof surface and architecturally integrated into the
design of the residence as approved by the Director of
Community Development .
000076
RICLafteurIMICar1sbergt990308-Lennar pc stf rpt.doc
RPD 98-3 , 4 , 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 11
E . Accessory buildings over 120 square feet in area or which
require a building permit may be located only in rear
yard areas and must be of an architectural style and
color and constructed of materials consistent with the
main structure.
C. Garden walls and fencing to a maximum height of 36 inches
may be placed in front yard setback areas provided that
they are architecturally consistent with the main
building as approved by the Director of Community
Development .
D. All property line walls or fences shall be constructed of
masonry, stone or concrete products and be in earth tone
colors, except for fence lines included in the Community
Wall Plan of Sycamore Ranch Appendix "1" .
E . All walls at the side yard return (side property line to
main building) or on a corner lot that are visible from
any street shall be constructed of masonry, stone or
concrete products and shall be architecturally consistent
with the main building to the satisfaction of the
Director of Community Development .
F. All units abutting gated entrances to neighborhood areas
shall be single story in height, except that any portion
of the structure that is located more than forth (4) feet
from the curb line of the grated street may be two
stories or 35 feet in height .
G. All units abutting gated entrances to neighborhood areas
shall have side (swing) entrance garages if access to the
gated street is proposed within 40 feet of the gate. If
located on a corner lot, garage access shall be taken
from the non-gated street or a location farthest from the
intersection.
H. The maximum allowed lot coverage, which includes any
structure requiring a building permit shall be 50% .
I . No expansion, alteration or change in architectural
elements that is visible from any abutting street shall
be allowed, unless in the judgement of the Director of
0000'77
klaalleuriAnarisberg1990308-LbanarVuttircu
RPD 98-3 , 4, 5 AND 6
LENNAR HOMES OF CALIFORNIA
MARCH 2 , 1999
PAGE 12
Community Development it is compatible with all dwellings
having frontage = the same street and located within 200
feetof the side property line of the structure proposed
for expansion or alteration.
J. Garages shall maintain a clear unobstructed dimension of
20 feet in length and 10 feet in width for each parking
space with a minimum of two garage parking spaces
required for each dwelling unit .
K. All neighborhood entries will be of a gated design, the
design of which is subject to review and approval of the
Director of Community Development and the City Engineer.
The design of the gated entries shall be compatible with
the scale, colors, visual character and design of the
approved Residential Planned Development Permit so as to
enhance the physical and visual quality of the community.
L. The windows on all building elevations shall be provided
with surrounds or other architectural features as
approved by the Director of Community Development .
M. All air conditioning or air exchange equipment must be
placed at ground level and may not be placed in a side
yard area within 15 feetof a opening window at ground
floor level of the adjacent structure and shall not
encroach upon the required side yard greater than 30% .
RECOMMENDATION:
1 . Continue the public hearing accept publit testimony and
close the public hearing.
2 . Adopt Resolution No. PC-99- recommending tb the City
Council approval of Residential Planned Development Nos . 98-
3 , 98-4 , 98-5, and 98-6, with conditions.
ATTACHMENT:
Planning Commission Resolution No. PC-99-
000078
MACLafieurMar1sberg1990308-Lenne- •4^-^
RESOLUTION PC-99-366
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NOS . 98-3 , 98-4 , 98-5 and 98-6 ON THE APPLICATION
OF LENNAR HOMES OF CALIFORNIA
Whereas, at a duly noticed public hearing on February 22 ,
1999, and March 8 , 1999, the Planning Commission considered the
application. filed by Lennar Homes of California for Residential
Planned Development Permit (RPD) Nos. 98-3 , 98-4, 98-5 and 98-6 ;
and
Whereas, RPD 98-3 applies to the area approved as Tract 4975 ,
RPD 98-4 applies to the area approved as 4976, RPD 98-5 applies to
the area approved as Tract 4977 and RPD 98-6 applies to the area
approved as Tract 4980; and
Whereas, the proposed Residential Planned Development Permits
for the residential tracts within the Carlsberg Specific Plan will
implement the Specific Plan by authorizing Development and
modifying or establishing architectural, design and development
standards and landscaping concepts, streetscape concepts, height
and setbacks of structures, architectural and appearance criteria,
fences, walls, hardscape and landscaping materials as well as
colors and building materials; and
Whereas, at its meeting of February 22 , 1999, and March 8 ,
1999, the Planning Commission opened the public hearing, took
testimony from all those wishing to testify, and closed the public
hearing on March 8, 1999 ; and
Whereas, the Planning Commission after review and
consideration of the information contained in the Planning
Commission staff report dated February 17, 199'9, and March 2, 1999,
has found that the environmental effects discussed in the
Subsequent EIR prepared for the Amended Carlsberg Specific Plan and
the environmental effects of these proposed subdivisions are
sufficiently similar to qualify for an exemption from the
provisions of the Environmental Quality Act (CEQA) and has reached
it' s decision on this matter.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS :
pc-99-366.doc-4/27/19991.49 PM
ATTACHMENT q
000079
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 2
SECTION 1 . The Planning Commission hereby recommends to the
City Council adoption of the following findings :
A. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS
1 . The environmental effects discussed in the Subsequent EIR
prepared for the Amended Carlsberg Specific Plan and the
environmental effects of these proposed Residential
Planned Development Permits are sufficiently similar to
qualify for a finding of exemption under Section 15182 of
the California Environmental Quality Act (CEQA)
Guidelines for residential projects approved by a
Specific Plan where a Draft Environmental Impact Report
has been prepared after January 1, 1980 .
B. RESIDENTIAL PLANNED DEVELOPMENT PERMIT FINDINGS
2 . The RPD ' s are consistent with the intent and provisions
of the City' s General Plan and this title;
3 . The RPD' s are compatible with the character of
surrounding development;
4 . The RPD ' s would not be obnoxious or harmful , or impair
the utility of neighboring property or uses;
5 . The RPD' s would not be detrimental to the public
interest, health, safety, convenience or welfare; and
G . The RPD's are compatible with the scale, visual character
and design of the surrounding properties, designed so as
to enhance the physical and visual quality of the
community, and the structure (s) have design features
which provide visual relief and separation between land
uses of conflicting character.
SECTION 2 . The Planning Commission does hereby find that the
Residential Planned Development Permits are consistent with the
City' s General Plan and the Amended Carlsberg Specific Plan.
SECTION 3 . That the Planning Commission hereby recommends to
the City Council approval of RPD Nos. 98-3, 98-4, 98-5 and 98-6 on
the application of Lennar Homes of California subject to compliance
000080
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4, 98-5 and 98-6
March 2 , 1999
Page No . 3
with all of the following conditions .
A. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS: Conditions of
approval for Residential Planned Development Permit No. 98-3 ,
98-4, 98-5, and 98-6 . General Requirements :
1 . The permit is granted for the land and project as
identified on the entitlement application form and as
shown on the approved plot plans and elevations . The
location and design of all site improvements shall be as
shown on the approved plot plans and elevations except or
unless indicated otherwise herein in the following
conditions . Any change from the submitted product mix
shall require approval of a modification to the
Residential Planned Development Permit .
B. USE INAUGURATION:
2 . Unless the project is inaugurated (building
foundation slab in place and substantial work in
progress) not later than three years after this permit is
granted, this permit shall automatically expire on that
date. The Director of Community Development may, at his
discretion, grant up to two (2) one (1) year extensions
for project inauguration if there have been no changes in
the adjacent areas and if applicant can document that he
has diligently worked towards inauguration of the project
during the initial two year period and the applicant has
concurrently requested a time extension to the tentative
tract map. The request for extension of his entitlement
shall be made at least 30-days prior to the expiration
date of the permit .
C. DESIGN/DEVELOPMENT STANDARDS - APPENDIX "1"
3 . All design criteria, development standards,
landscape concepts and criteria and all building
materials, colors and streetscape concepts and other
information presented to define the standards for
construction and appearance contained in the document
titled "Sycamore Ranch" - Appendix "1" to Carlsberg
Specific Plan, Amendment 1 (October 1, 1999) incorporated
- 000081
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 4
as Exhibit "A" to this resolution shall apply to
residential structures and accessory buildings submitted
for Zoning Clearance and Building Permit issuance in
Tracts 4975, 4976, 4977, and 4980 in the City of
Moorpark.
4 . Revisions to Sycamore Ranch Appendix "1" Design
Criteria. The Sycamore Ranch Appendix "1" document shall
be revised by the applicant to incorporate the following
design criteria:
D. SIDE YARD SETBACKS :
5 . The minimum interior side yard setback shall be five
(5) feet .
6 . The total interior side yard setbacks for lots over
70 feet in width shall be equal to 15% of the width of
the lot, with a minimum setback of five (5) feet .
7 . Windows with dissimilar characteristics on abutting
structures shall be offset by three (3) feet .
8 . Adjoining residential units may not have the same
floor plan and elevation.
9 . A minimum of three architectural styles shall be
included in each of the individual tracts with no less
than 20% of the dwellings in each tract represented by
one of the architectural styles.
10 . A minimum of two sub-styles shall be included in two
of the three architectural styles .
11 . Side by side dwellings with the same architectural
style shall incorporate at least two of the following
criteria :
a. Single story
b. Alternative roof lines
c. Increase second story setback by 10 feet from
000082
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 5
first story setback.
d. Incorporate a porch or balcony
e . Incorporate a courtyard behind the front setback
a minimum of 8 feet in depth and 10 feet wide .
f . Reverse plan
g. Dormer treatments
12 . A minimum of 20% of all units within each separate
tract (Tract 4975, 4976, 4977, 4980) shall be limited to
a maximum ridgeline height of 28 ft .
13 . The roof design for all structures as viewed from
any street, (including Highway 23) or from the public
park shall be varied unit by unit which may be
accomplished through the use of at least one of the
following: alternative roof designs; materials and colors
a combination roof design such as hip and gable; through
the use of dormer details or by off-setting the roof
plane or walls of the building either horizontally or
vertically by a minimum of four feet .
14 . Not more than 20% of the units on any block face
shall have the same architectural plan and elevation.
15 . Adjacent or opposing cul-de-sac streets shall not
have the same sequence of architectural or model
plotting.
16 . Not more than two side by side dwellings may have a
standard three car garage configuration.
17 . A maximum of 39% of garages on Tract 4975 and Tract
4976 and 45% on Tract 4977 and Tract 4980 may be
"Standard 3-car configuration" (straight in entrance) .
18 . Garage doors located parallel to any abutting street
shall be multi paneled to provide relief and painted with
a color consistent with the structures architectural
features, such that the garage doors are not predominant
000083
Planning Commission Resolution No. PC-99-
RPD Nos . 98 -3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 6
visual feature as viewed directly from the street .
19 . Solar panels supplying potable water for use in
habitable spaces may be placed on roof areas visible
along any street frontage if placed parallel to the plane
of the roof surface and architecturally integrated into
the design of the residence as approved by the Director
of Community Development .
20 . Accessory buildings over 120 square feet in area or
which require a building permit may be located only in
rear yard areas and must be of an architectural style and
color and constructed of materials consistent with the
main structure .
21 . Garden walls and fencing to a maximum height of 36
inches may be placed in front yard setback areas provided
that they are architecturally consistent with the main
building as approved by the Director of Community
Development .
22 . All property line walls or fences shall be
constructed of masonry, stone or concrete products and be
in earth tone colors, except for fence lines included in
the Community Wall Plan of Sycamore Ranch Appendix "1" ,
and interior view lots as may be determined and approved
by the Director of Community Development .
23 . All walls at the side yard return (side property
line to main building) or on a corner lot that are
visible from any street shall be constructed of masonry,
stone or concrete products and shall be architecturally
consistent with the main building to the satisfaction of
the Director of Community Development .
24 . All units abutting the gated entrance to Tracts 4875
and 4976 shall be single story in height, except that any
portion of the structure that is located more than forty
(40) feet from the curb line of the gated street may be two
stories or 35 feet in height .
25 . Units abutting the gated entrance to neighborhood
000084
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 7
areas in Tract 4977 (specially lot numbers 79 and 96) may
be two story in height provided a landscape buffer
sufficient in height be designed, approved by the
Director of Community Development, and installed prior to
occupancy. Units abutting the gated entrance to Tract
4980 (specifically lot numbers 38, 39, and 138) may be
split story in height, providing the single story element
faces the gated entry.
26 . The maximum allowed lot coverage, which includes any
structure requiring a building permit shall be 50% for
lots with a net lot area of 6300 sq. ft . or more, and 60%
for lots with a net lot area less than 6300 sq. ft .
27 . No expansion, alteration or change in architectural
elements that is visible from any abutting street shall
be allowed, unless in the judgement of the Director of
Community Development it is compatible with all dwellings
having frontage on the same street and located within 200
feet of the side property line of the structure proposed
for expansion or alteration.
28 . Garages shall maintain a clear unobstructed
dimension of 20 feet in length and 10 feet in width for
each parking stall, with a minimum of two garage parking
stalls required for each dwelling unit .
29 . All neighborhood entries will be of a gated design,
the design of which is subject to review and approval of
the Director of Community Development and the City
Engineer. The design of the gated entries shall be
compatible with the scale, colors, visual character and
design of the approved Residential Planned Development
Permit so as to enhance the physical and visual quality
of the community.
30 . The windows on building elevations that are readily
visible from streets within and surrounding the
development, useable open space, the park site, adjacent
church, adjacent school and Highway 23, shall be provided
with surrounds or architectural features as approved by
the Director of Community Development .
000085
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 8
31 . All air conditioning or air exchange equipment must
be placed at ground level and may not be placed in a side
yard area within 15 feet of a opening window at ground
floor level of the adjacent structure and shall not
reduce the required sideyard to less that 3 feet .
E. SETTLEMENT AGREEMENT
32 . All conditions, criteria, fees and provisions of the
Settlement Agreement dated September 7, 1994, and the
First Amendment thereto dated November 12 , 1996, or its
modification or amendment shall be adhered to.
F. MODIFICATION TO PERMIT
33 . All facilities and uses other than those
specifically requested in the application are prohibited
unless an application for a modification has been
approved by the City of Moorpark. Any minor changes to
this permit shall require the submittal of an application
for a Minor Modification and any major changes to this
permit shall require the submittal of a Major
Modification as determined by the Director of Community
Development .
G. OTHER REGULATIONS
34 . The design, maintenance, and operation of the permit
area and facilities thereon shall comply with all
applicable regulations of the applicable zone and all
requirements and enactment' s of Federal, State, County,
and City authorities, and all such requirements and
enactment' s shall, by reference, become conditions of
this permit .
H. ZONING CLEARANCE
35 . Prior to submittal of construction plans for plan
check or initiation of any construction activity, a
Zoning Clearance shall be obtained from the Department of
Community Development . If an applicant desires,
construction plans may be submitted to the Building and
000086
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 9
Safety Department with a City approved Hold Harmless
Agreement . Zoning Clearance shall be obtained prior to
initiation of any grading or construction activity. If
the applicant desires, grading may be initiated upon
obtaining a grading permit and providing a City approved
"Hold Harmless Agreement" .
I . GRAFFITI REMOVAL
36 . The applicant or his successors and assigns, or the
Homeowners ' Association shall remove any graffiti within
five (5) days from written notification from the City of
Moorpark. All graffiti removal shall be accomplished to
the satisfaction of the Director of Community
Development .
J. ACCESS RIGHTS DEDICATION
37 . Prior to issuance of a Zoning Clearance for
construction, the applicant shall dedicate all access
rights over any access easements on private streets
within the site in order to provide access for all
governmental agencies providing the public safety, health
and welfare services .
38 . Agreement became effective, the amount of the
Development Fee shall increase by one-half of one percent
(0 . 5%) per month on the first day of the month ("onthly
indexing" ) .
,
K. PHASING
39 . Any phasing shall be approved by the Director of
Community Development . The Director shall avoid to the
extent possible any impacts to existing residential areas
from construction traffic.
L. EFFECT OF CONDITIONS
40 . No conditions of this entitlement shall be
interpreted as permitting or requiring any violation of
law or any unlawful rules or regulations or orders of an
000087
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4, 98-5 and 98-6
March 2 , 1999
Page No. 10
authorized governmental agency. In instances where more
than one set of rules apply, the stricter ones shall take
precedence .
M. SEVERABILITY
41 . If any of the conditions or limitations of this
permit are held to be invalid, that holding shall not
invalidate any of the remaining conditions or limitations
set forth.
N. PERMITTEE DEFENSE COSTS
42 . The permittee agrees as a condition of issuance and
use of this permit to defend, at his sole expense, any
action brought against the City because of issuance (or
renewal) of this permit or in the alternative to
relinquish this permit . Permittee will reimburse the City
for any court costs and/or attorney' s fees which the City
may be required by the court to pay as a result of any
such action. The City may, at its sole discretion,
participate in the defense of any such action, but such
participation shall not relieve permittee of his
obligation under this condition.
0. ACCEPTANCE OF CONDITIONS
43 . The permittee ' s acceptance of this permit and/or
commencement of construction and/ or operations under
this permit shall be deemed to be acceptance of all
conditions of this permit .
P. SURETY FOR UTILITIES
44 . Prior to approval of a final map, the subdivider
shall post sufficient surety to assure that all proposed
utility lines within and immediately adjacent to the
project site shall be placed underground to the nearest
off-site utility pole. Prior to the issuance of occupancy
permit for the last house in the tract, all existing
utilities shall also be underground to the nearest off-
site utility pole with the exception of 69 KVA or larger
000088
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 11
power lines . This requirement for undergrounding includes
all aboveground power poles on the project site as well
as those along the frontage roads of the site . All
utility lines that must connect across Los Angeles Avenue
shall be placed underground via an underground conduit
Q. RAIN GUTTERS AND DOWNSPOUTS
45 . Rain gutters and downspout shall be provided on all
sides of the structure for all structures where there is
a directional roof flow. Water shall be conveyed to the
street or drives in non-corrosive devices as determined
by the City Engineer.
R. ROOF MOUNTED EQUIPMENT
46 . No roof-mounted equipment (other than required
vents) shall be permitted. Exceptions to this limitation
must be approved by the Director of Community
Development .
S. VENTS AND METAL FLASHING
47 . All roof vents and metal flashing shall be painted
to match the roof color. All deck drains shall drain to
the side and not facing the private street .
T. EXTERIOR LIGHTING
48 . Exterior front yard lighting within,the development
shall be limited to illumination of entryways and address
identification. Excessively bright and/or unshielded
front door lighting shall be prohibited.
U. LIGHTING
49 . Lighting in areas adjacent to the natural open space
portions of the site shall be fully hooded and shielded
to prevent illumination of sensitive habitats and these
restrictions shall be incorporated in the CC&R' S . (EIR
2-10, 35)
000089
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 12
V. ENERGY SAVING DEVICES
50 . That all residential units shall be constructed
employing energy saving devices . These devices are to
include, but are not limited to the following:
51 . Ultra low flush toilets (to not exceed 1. 6 gallons) ;
52 . Low water use shower controllers as required by
Title 24 of the Uniform Building Code shall be placed on
all shower facilities;
53 . Natural gas fueled stoves; ovens and ranges shall
not have continuous burning pilot lights;
54 . All thermostats connected to the main space-heating
source shall have night set back features;
55 . To ensure closure when not in use kitchen
ventilation systems shall have automatic dampers; and
56 . Hot water solar panel stub-outs shall be provided.
W. MAINTENANCE OF PERMIT AREA
57 . The continued maintenance of the permit area and
facilities shall be subject to periodic inspection by the
City. The permittee or owner shall be required to remedy
any defects in ground maintenance, as indicated by the
Code Enforcement Officer within five (5) days after
notification.
X. ARCHAEOLOGICAL OR HISTORICAL FINDS
58 . If any archaeological or historical finds are
uncovered during excavation operations, all grading or
excavation shall cease in the immediate area, and the
find left untouched. The permittee shall assure the
preservation of the site; shall obtain the services of a
qualified paleontologist or archaeologist, whichever is
appropriate to recommend disposition of the site; and
shall obtain the Director of Community Development ' s
written concurrence of the recommended disposition before
000090
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 13
resuming development . The developer shall be liable for
the costs associated with the professional investigation.
Y. PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
Z. SUBMITTAL OF LANDSCAPE PLANS - Prior to issuance of a Zoning
Clearance for construction, a complete landscape plan
consistent with the Landscape Concept and materials list I
Sycamore Ranch Appendix "1" , together with specifications
shall be submitted to the Director of Community Development.
The plans shall conform to the following:
59 . Three sets of plans shall be submitted for each plan
check.
60 . Each sheet of the plans shall be wet stamped and
signed by the project landscape architect . The project
landscape architect shall be licensed by the State of
California.
61 . The plans shall include the following landscape
components as appropriate: demolition, construction,
irrigation, planting, details and specifications .
62 . Unless otherwise specified in these project
conditions; the plans shall be prepared in general
conformance with the Submittal Requirements and Landscape
Standards described in the Ventura County Landscape
Design Criteria.
63 . A separate Maintenance Plan shall be prepared in
accordance with the Approval/Installation Verification
standards described in the Ventura County Landscape
Design Criteria for any commonly maintained areas .
64 . Unless otherwise specified in these project
conditions; the plans shall be prepared in substantial
conformance with the approved conceptual plans for the
project .
65 . The applicant shall bear the full cost of landscape
000091
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 14
plan reviews, installation and inspections as deemed
necessary by the Director of Community Development .
66 , Prior to initial review of the landscape plans, the
applicant shall deposit funds for plan review in an
amount specified by the Director of Community
Development . The applicant shall deposit additional
funds upon request as needed to cover all landscape plan
check and inspection fees. Any deposit balance remaining
following final approval of the installation shall be
refunded to the applicant.
67 . The following notes shall be included on the
landscape plans and shall be project conditions :
a. All plant material shall conform to the current
issue of the American Standard for Nursery Stock
published by the American Association of
Nurserymen.
b. Prior to final inspection by the City of
Moorpark, the applicant' s landscape architect shall
provide written certification to the City, stating
that the installation is in substantial conformance
with the approved landscape plans .
c . Prior to final inspection by the City of
Moorpark, the applicant shall provide a written
certification for the operation of all backflow
devices.
d. Unless otherwise approved, all open parking areas
shall have fifty percent (50%) shade coverage by
broadleaf canopy shade tree. Shade coverage is
defined as the maximum shade area created by a tree
at fifty percent (50% at maturity) .
e. The planting plan shall indicate the proposed
locations of light standards . The lighting and
tree locations shall be designed to avoid
conflicts .
000092
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 15
f . All backflow preventers, transformers, and other
above-grade utilities shall be appropriately
screened with walls and/or plantings .
g. The planting and irrigation design shall comply
with the State of California Model Water Efficient
Landscape Ordinance .
h. Prior to occupancy, the landscape installation
shall be approved by the Director of Community
Development . This approval shall be based upon
written certification of the landscape installation
by the City Landscape Consultant .
i . Subsequent to occupancy, common area landscaping
shall be maintained in accordance with the approved
Maintenance Plan.
j . The landscape plan shall include planting and
irrigation specifications for manufactured slopes
and all common areas .
k. In the area of future buildings not under
construction, turf and irrigation shall be
installed.
1 . The final landscape plans shall include
landscaping specifications, planting details, and
design specifications consistent with the following
requirements :
a) The landscape plan shall include the final
design of all sidewalks, barrier walls,
streetscape elements, urban landscaping and
pedestrian paths within the project limits .
b) All plant species utilized shall not exceed
the Irrigation Water Allowance, as discussed
in the State Model Water Efficient Landscape
Ordinance.
c) Landscaping at site entrances and exits and
000093
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 16
any intersection within the parking lot shall.
not block or screen the view of a seated
driver from another moving vehicle or
pedestrian (PD) .
d) Irrigation shall be provided for all
permanent landscaping, as identified in the
approved landscape plan. The applicant shall
be responsible for maintaining the irrigation
system and all landscaping. The applicant
shall replace any dead plants and make any
necessary repairs to the irrigation system
consistent with the landscape plan approved
for the development .
e) Exotic plants which are known to spread
beyond their original plantings and invade
native habitats such as Pampus Grass, Spanish
Broom, and Tamarisk shall not be used.
f) Landscaping shall be designed so as to not
obstruct he view of any exterior door or
window from the street (PD) .
g) Backflow preventers, transformers, or other
exposed above grade utilities shall be show on
the landscape plan (s) and shall be screened
with landscaping and/or a wall .
AA. SUBMITTAL OF CONSTRUCTION DRAWINGS
68 . All final construction working drawings, grading and
drainage plans, plot plans, final map (if requested by
the Director of Community Development) , sign programs,
and landscaping and irrigation plans (three full sets)
shall be submitted to the Director of Community
Development for review and approval .
BB. OUTSTANDING CASE PROCESSING FEES AND CONDITION COMPLIANCE
DEPOSIT
69 . The applicant shall pay all outstanding case
000094
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 17
processing (Planning and Engineering) , and all City legal
service fees prior to issuance of a Zoning Clearance for
any residential structure . The applicant, permittee, or
successors in interest shall also submit to the
Department of Community Development a fee to cover costs
incurred by the City for Condition Compliance review of
the RPD.
CC. ADJACENT PROPERTY WALLS AND FENCES
70 . All property line walls shall be no further than one
inch from the property line .
DD. PROVISION FOR IMAGE CONVERSION OF PLANS INTO OPTICAL FORMAT
71 . Prior to issuance of the first Certificate of
Occupancy, the builder shall provide to the City an image
conversion of building, landscape, public improvement and
site plans into an optical format acceptable to the City
Clerk.
EE. CABLE SERVICE
72 . Television cable service shall be provided to all
residential units consistent with existing cable system
requirements . Undergrounding of cable wires is required
and no lines shall be allowed to be extended along the
exterior walls of the residential buildings .
FF. ASBESTOS
73 . No asbestos pipe or construction materials shall be
used.
GG. PUBLIC NUISANCE
74 . The Director of Community Development may declare a
development project that is not in compliance with the
Conditions of Approval or for some other just cause, a
"public nuisance" . The applicant shall be liable to the
City for any and all costs and expenses to the City
involved in thereafter abating the nuisance and in
obtaining compliance with the conditions of approval or
00009S
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 18
applicable codes . If the applicant fails to pay all City
costs related to this action, the City may enact special
assessment proceedings against the parcel of land upon
which the nuisance existed (Municipal Code Section
1 . 12 . 080) .
HH. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
75 . WILL SERVE LETTER - An "Unconditional Will Serve
Letter" for water and sewer service shall be obtained
from the Ventura County Waterworks District No. 1 .
76 . ENFORCEMENT OF VEHICLE CODES - Prior to Issuance of
a Zoning Clearance for Construction, the applicant shall
request the City to enforce appropriate vehicle codes on
subject property as permitted by Vehicle Code Section
21107 . 7 .
77 . ACCEPTANCE OF ON-SITE IMPROVEMENTS - No Final
Inspection approval shall be granted prior to acceptance
of site improvements such as perimeter and retaining
walls, landscaping, fences, slopes, private recreation
areas, and other improvements not related to grading,
etc . , or the applicant has provided sufficient security
as approved by the Director of Community Development to
guarantee completion of the improvements . Said on-site
improvements shall be completed within 60 days of
issuance of Final Inspection approval . In case of
failure to comply with any term or provision of this
agreement, the City Council may by resolution declare the
surety forfeited. Upon completion of the required
improvements to satisfaction of the City, the City
Council may reduce the amount of the surety. However,
the surety must be kept in full effect for one year after
initial occupancy to guarantee the items such as
perimeter and retaining walls, landscaping, fences,
slopes, private recreation areas, and other improvements
not related to grading, etc. are maintained.
78 . All related perimeter and garden walls shall be
constructed prior to the issuance of a zoning clearance
000096
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 19
for occupancy of any dwelling units .
II . MOORPARK POLICE DEPARTMENT CONDITIONS
CONSTRUCTION SITE SECURITY:
79 . A licensed security guard is recommended during the
off hours of the construction phase, or a 6 ' high chain
link fence shall be erected around the construction site.
80 . Construction equipment, tools, etc. shall be
properly secured to prevent theft during non-working
hours .
81 . All appliances (microwave ovens, dishwashers, trash
compactors, etc . ) shall be properly secured to prevent
theft prior to installation during non-working hours .
All serial numbers shall be recorded for identification
purposes . All building material shall be properly
secured to prevent theft .
82 . If an alarm system is used, it should be wired to
all exterior doors, windows, roof vents or other roof
openings where access may be made.
JJ. LIGHTING:
83 . Parkways shall be well lighted with a minimum
maintained one-foot candle of lighting at ground level .
84 . Lighting devices shall be protected against the
elements and constructed of vandal resistant materials .
85 . Lighting devices shall be high enough to eliminate
anyone on the ground from tampering with them.
KK. LANDSCAPING:
86 . Landscaping shall not cover any exterior door or
window.
87 . Landscaping at entrances/exits or at any
intersection shall not block or screen the view of a
000097
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4, 98-5 and 98-6
March 2 , 1999
Page No. 20
seated driver from another moving vehicle or pedestrian.
88 . Landscaping (trees) shall not be placed directly
under any overhead lighting, which could cause a loss of
light at ground level .
LL. BUILDING ACCESS AND VISIBILITY:
89 . Address Numbers shall be placed on all buildings, in
an obvious sequenced pattern, to be reviewed by the
Police Department prior to designation.
90 . There shall not be any easy exterior access to the
roof area, i . e . ladders, trees, high walls, etc .
MM. SECURITY REQUIREMENTS:
REQUIREMENTS FOR LOCKS
91 . Upon occupancy by the owner or proprietor, each
single unit in the same residential project or commercial
building development, constructed under the same
development plan, shall have locks using combinations
which are interchange-free from locks used in all other
separate dwellings, proprietorships or similar distinct
occupancies within such residential project or commercial
building development .
NN. FRAMES JAMBS, STRIKES AND HINGES.
92 . In wood framing, horizontal blocking-shall be placed
between studs at door lock height for three (3) stud
spaces each side of the door openings .
00. GARAGE-TYPE DOORS
93 . All garage doors shall conform to the following
standards :
a. Wood doors shall have panels a minimum of 5/16
inch in thickness with the locking hardware being
attached to the support framing.
000098
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4, 98-5 and 98-6
March 2 , 1999
Page No. 21
b . Aluminum doors shall be a minimum thickness of
. 0215 inches and riveted together a minimum of
eighteen (18) inches on center along the outside
seams . There shall be a full width horizontal beam
attached to the main door structure which shall
meet the pilot, or pedestrian access, door framing
within three (3) inches of the strike area of the
pilot or pedestrian access door.
c . Fiberglass doors shall have panels a minimum
density of six ounces per square foot from the
bottom of the door to a height of seven (7) feet .
Panels above seven (7) feet and panels in
residential structures shall have a density not
less that five- (5) ounces per square foot .
d. Doors utilizing a cylinder lock shall have a
minimum five-pin tumbler operation with the locking
bar or bolt extending into the receiving guide a
minimum of one (1) inch.
e . Doors that exceed 16 feet in width, but do not
exceed 19 feet in width, shall have the following
options as to locking devices :
a) Two lock-receiving points or one
garage-door-type slide bolt may be used if
mounted no higher that 26 inches from the
bottom of the door;
b) A single bolt may be used if placed in the
center of the door with the locking point
located either at the floor or doorframe
header.
c) Torsion spring counter balance type hardware
may be used if such hardware substantially
complies with the requirements of this
chapter.
d) Doors with slide bolt assemblies shall have
frames of a minimum of . 120 inches in
000099
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 22
thickness, with a minimum bolt diameter of
one-half inch and protrude at least 1 inch
into the receiving guide . A bolt diameter of
3/8 inch may be used in a residential
building. The slide bolt shall be attached to
the door with non-removable bolts from the
outside . Rivets shall not be used to attach
slide bolt assemblies.
PP. SPECIAL BUILDING PROVISIONS - RESIDENTIAL
94 . Except for vehicular access doors, all exterior
swinging doors of any residential building and attached
garages, including the door leading from the garage area
into the dwelling unit shall be equipped as follows :
95 . All wood doors shall be of solid core construction
with a minimum thickness of 1-3/4 inches, or with panels
not less than 9/16 inch thick.
96 . A single or double door shall be equipped with a
single cylinder dead bolt lock. The bolt shall have a
minimum projection of one (1) inch and be constructed so
as to repel cutting tool attack. The dead bolt shall have
an embodiment the projected bolt . The cylinder shall
have a cylinder guard, a minimum of five (5) pin
tumblers, and shall be connected to the inner portion of
the lock by connecting screws of at least 1/4 inch in
diameter. A dual locking mechanism constructed so that
both dead bolt and latch can be retracted by a single
action of the inside doorknob, or lever, may be
substituted, provided it meets all other specifications
for locking devices .
97 . Doorjambs shall be installed with solid backing in
such a manner that no voids exist between the strike side
of the jamb and the frame opening for a vertical distance
of six (6" ) inches on each side of the strike .
98 . Doorstops on wooden jambs for in swinging doors
shall be of one-piece construction with the jamb. Jambs
for all doors shall be constructed or protected as to
000100
Planning Commission Resolution No . PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 23
prevent the violation of the strike .
99 . The strike plate for dead bolts on all wood framed
doors shall be constructed of minimum sixteen (16) U. S .
gauge steel, bronze or brass and secured to the jamb by
a minimum of two (2) screws, which must penetrate at
least two (2) inches into solid backing beyond the
surface to which the strike is attached.
100 . Hinges for out-swinging doors shall be equipped with
non-removable hinge pins or a mechanical interlock to
prevent removal of the hinge pins from the exterior of
the door.
101 . The inactive leaf of double door (s) shall be
equipped with metal flush bolts having a minimum
embodiment of 5/8 inch into the head and threshold of the
doorframe .
102 . Glazing in exterior doors or within 12 inches of any
locking mechanism shall be of fully tempered glass or
rated burglary resistant glazing.
103 . Except where clear vision panels are installed, all
front exterior doors shall be equipped with a wide-angle
(180-degree) door viewer not to be mounted more than 58
inches from the bottom of the door.
104 . Street numbers and other identifying data shall be
displayed as follows:
a. All residential dwellings shall display a street
number in a prominent location on the street side
of the residence in such a position that the number
is easily visible to approaching emergency
vehicles . The numerals shall be no less than four
(4) inches in height and shall be of a contrasting
color to the background to which they are attached.
Dwellings shall have these numerals illuminated
during the hours of darkness .
000101
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 24
QQ. MOORPARK UNIFIED SCHOOL DISTRICT CONDITIONS
105 . Applicant shall pay the current developer fees in
effect at the time of building permit issuance.
RR. DEDICATION OF PARK
106 . Prior to occupancy of the 227th dwelling unit within
the Carlsberg Specific Planning area, the developer shall
dedicate an improved park to the City. The park shall be
improved and available (open) to the public as described
in the Settlement Agreement and Mutual Release. Prior to
approval of the Final Map, the developer shall post a
bond or other security acceptable to the City for
construction of the improved park.
SS . VERNAL POOL
107 . When water is present in the vernal pool , it shall
not be artificially drained or otherwise subjected to
disturbance . Biological methods for mosquito control
shall be utilized, including introduction of mosquito
fish or the use of Bacillus Thuringiensis/israelensis
(bt) . This shall be completed to the satisfaction of the
Director of Community Development . The Homeowners'
Association shall be responsible for implementation of
all EIR measures relating to maintenance of the vernal
pool area.
TT. CITYWIDE MITIGATION FEE
108 . As a condition of the issuance of a building permit
for each residential, commercial or industrial use within
the boundaries of the Amended Specific Plan, Developer
shall pay City a mitigation fee (the "Mitigation Fee" ) .
The Mitigation Fee shall be Two Thousand Dollars ($2, 000)
per residential unit . The Mitigation Fee shall be Eleven
Thousand Two Hundred Dollars ($11,200) per gross acre of
the Sub-Regional/Commercial (SR/C) or Business Park (BP)
lot on which the commercial or industrial use is located.
Commencing on January 1, 1997, and annually thereafter,
both categories of the Mitigation Fee shall be increased
000102
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 25
or decreased to reflect the change in the Highway Bid
Price Index for the twelve (12) month period that is
reported in the latest issue of the Engineering News
Record that is available on December 31st of the
preceding year ("annual indexing") , but in no event shall
either category of Mitigation Fee be decreased below the
original dollar amount specified herein. Institutional
uses shall pay on the same basis as commercial and
industrial uses, except that institutional uses which are
exempt from secured property taxes shall be exempt from
the fee . (SA-7)
109 . The City of Moorpark, in their sole and unfettered
discretion, may elect not to collect the Mitigation Fee.
In the event of such election, Developers shall be
responsible for all costs for traffic mitigation measures
TC12 , TC13 (cost of signal installation or modification
at State Route 23 northbound ramps/Tierra Rejada Road
only) , TC14 (cost of signal installation or modification
at State Route 23 southbound ramps/Tierra Rejada Road
only) and TC17, as described in the SEIR. Prior to the
issuance of the first building permit within the
boundaries of the Amended Specific Plan, Developers shall
make a written request of City that they decide whether
or not to make the election, and City shall notify
Developers of their decision within thirty (30) days
after receipt of the request . (SA-8) .
110 . The Mitigation Fee, if collected, may be expended by
City in their sole and unfettered discretion; provided,
however, payment of the Mitigation Fee represents payment
in full of the "fair share" amounts required by traffic
mitigation measures TC12 , TC13 (cost of signal
installation or modification at State Route 23 northbound
ramps/Tierra Rejada Road only) , TC14 (cost of signal
installation or modification at State Route 23 southbound
ramps/Tierra Rejada Road only) and TC17 . (SA-8)
111 . Payment of the Mitigation Fee does not represent
payment, in full or in part, of certain traffic
mitigation measures described in the Final SEIR that will
be installed by others but for which Developers are
000103
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 26
required to pay "fair share" amounts to City. The "fair
share" amounts shall be determined by the following
percentages applied to the actual costs of said instal-
lations : TC7 (48%) , TC10 (34%) and TC11 and TC13 (signal
modification at Spring Road/Los Angeles Avenue only)
(50%) . (SA-8)
112 . The remaining traffic mitigation measures described
in the Final SEIR, to wit : TC1, TC2, TC3 , TC4 (100% of
the improvements rather than the 63% provided for in the
SEIR) , TC5, TC8 , TC13 (signal at Science Drive/New Los
Angeles Avenue only) and TC15 (signal at "A" Street/"B"
Street only) shall be installed by Developers at their
sole cost and expense, without off-set against the AOC
Fee or the Mitigation Fee. The second Tierra Rejada
westbound and eastbound lanes identified in the SEIR have
been constructed by City (the "Widening Project" ) .
Developers shall have no financial obligation with
respect to the Widening Project except as provided in the
Settlement Agreement; provided, however, Developer shall
complete frontage improvements on the north side of
Tierra Rejada Road adjacent to the property described in
Exhibit B, including, but not limited to, approximately
eight (8) feet of paving, striping, curb and gutter,
sidewalk, drainage, parkway landscaping and signage, no
later than the issuance of the first occupancy permit
within the boundaries of the property described in
Exhibit "B" of the Settlement Agreement . (SA-9)
113 . A Development Fee as provided for by the Settlement
Agreement and Mutual Release between Conejo Freeway
Properties and Simi Moorpark properties, Ltd. and the
City of Moorpark executed on September 7, 1994, shall be
paid to the City as a condition of issuance of a building
permit . The initial fee, for each residential unit was
established at $1, 587 . 00, however, the Agreement calls
for the fee to be increased by one-half of one percent
(0 . 5%) per month of the first day of the month beginning
one month after the Agreement becomes effective.
000104
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No . 27
W. TRAFFIC SYSTEM MANAGEMENT CONTRIBUTION
114 . Prior to the issuance of a Zoning Clearance for
construction, the permittee shall make a total
contribution to the Moorpark Traffic systems Management
Fund (TSM) of $1, 510, 425 ($2, 736 .28 per residential
dwelling unit) to fund TSM programs or clean-fuel
vehicles programs as determined by the City.
VV. CITY ENGINEER CONDITIONS:
115 . Traffic signals at the following intersections ;
Spring Road/Tierra Rejada Road, Moorpark Road/Tierra
Rejada Road and Science Drive/Tierra Rejada Road shall be
installed or modified prior to the issuance of the first
zone clearance for occupancy within Tract 4975, (TC13 .
TC14 . , TC15 . and TC16) . Payment of the AOC fee shall
represent payment in full of the applicant ' s fair share
amount for those improvements .
116 . The Developer shall contribute their fair share to
the construction of the Moorpark Road/Tierra Road
intersection, to the extent that the following
improvements exceed the AOC widening costs of Tierra
Rejada Road; add second westbound left-turn lane, second
northbound right-turn lane, eastbound right- turn lane,
and provide northbound right-turn overlap with the
westbound left-turn overlap as part of signal installa-
tion (project share is 48%) .
117 . Prior to the issuance of the first building permit
for any residential, unit within Tract 4975 , the
applicant shall pay City the Tierra Rejada/Spring Road
Area of Contribution Fee (the "AOC Fee") . The AOC Fee
shall be the dollar amount in effect at the time of the
payment of the fee. (SA-6)
118 . Payment of the AOC Fee shall represent payment in
full of the "fair share" amounts required by traffic
mitigation measures TC6, TC9, TC13 (cost of signal
installation or modification at Spring Road/Tierra Rejada
Road only) , TC14 and TC16 (cost of signal installation at
000105
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4 , 98-5 and 98-6
March 2 , 1999
Page No. 28
Moorpark Road/Tierra Rejada Road only) and TC15 (cost of
signal installation at "A" Street/Tierra Rejada Road
only) , as described in the SEIR. (SA-6&7)
WW. GRASS AND BRUSH REMOVAL
119 . All grass or brush exposing any structure (s) to
fire hazards shall be cleared for a distance of 100 feet
prior to framing, according to the Ventura County Fire
Protection Ordinance .
XX. SPARK ARRESTOR
120 . An approved spark arrestor shall be installed on the
chimney of any structure (s) .
YY. VENTURA COUNTY FLOOD CONTROL DISTRICT FORM NO. 126
121 . Applicant shall obtain VCFD Form No. 126
"Requirements for Construction" prior to obtaining a
building permit for any new structures or additions to
existing structures .
ZZ. WATERWORKS DISTRICT NO 1 CONDITIONS:
122 . Subject property is not within the boundaries of
Ventura County Waterworks District No. 1 for water and
sewer service. The property will have to be annexed to
the to the District prior to final map approval .
123 . Applicant shall, be required to comply with the
Ventura County Waterworks District No. 1 Rules and
Regulations including all provisions of or relating to
the existing Industrial Waste Discharge Requirements and
subsequent additions or revisions, thereto, and pay
applicable fees. Any requirements by Ventura County Fire
Protection District greater than the District ' s existing
facilities are the responsibility of the applicant .
The action of the foregoing direction was approved by the
following roll vote :
000106
Planning Commission Resolution No. PC-99-
RPD Nos . 98-3 , 98-4, 98-5 and 98-6
March 2 , 1999
Page No. 29
AYES :
NOES :
PASSED, APPROVED, AND ADOPTED THIS DAY OF , 1999 .
Mark DiCecco, Chair
ATTEST :
Celia LaFleur, Secretary
Attachment : Exhibit A
00010'7
1111\..411111 UNIFIEPDASRCKHOOL DISTRICT
- 30 Flory Avenue, Moorpark, California 93021 (805)378-6300
February 22, 1999
Mr. Mark DiCecco, Chairman
Moorpark Planning Commission
City of Moorpark
799 Moorpark Avenue
Moorpark, California 93021
Re: Carlsberg Development
As the Carlsberg projects continue development, they will increase traffic around Mesa Verde Middle
School. This raises two specific issues of traffic safety that warrant discussion:
1. Planning for the eventual build-out of the entire residential, commercial and industrial
development, recognizing that the school will be at the center of the south eastern portion of
the MP community; and
2. Planning for management of construction traffic and noise occurring adjacent to the school.
It is important to note that with the partial opening of Science Drive from Peach Hill Road to the south
side of Tierra Rejada, the District has placed an increased focus on traffic control measures. This has
included asking the Moorpark Police, City of Moorpark Administration, as well as school site
representatives to review the traffic situation. As a result of these meetings, at least two alternatives in
traffic control patterns have been made during the current school year in adjusting to traffic pattern
changes.
In addition, the District has made several suggestions over time to the Carlsberg Corporation. We look
forward to seeing these suggestions implemented, and will continue to provide input in the future
relating to traffic issues.
I believe it imperative that the Planning Commission be made aware of this continuing concern. It is my
request that the Planning Commission asks Carlsberg Corporation and its associates to work with the
District to alleviate the potential for traffic issues that diminish student safety in and around the area of
Mesa Verde Middle School. The District's Traffic Engineer, school site administration and the office are
available to meet to discuss and resolve these issues at this time.
Thank you and please call me if you have any questions.
Sincerely, Af ATTACHMENT 5
District Superintendent
cc: Moorpark Planning Commissioners FEB 2 2 1999
Mike Lewis
( OO
Nelson Miller,Director of Community Development
CITY OF MOOPPARK
COMMUNITY DEVELOPMENT DEPARTMENT
INTEROFFICE MEMORANDUM
TO: The Honorable City Council
FROM: Wayne Loftus, Acting Director of Community Developmen4e'
DATE: May 5, 1999
SUBJECT: CONDITION TO BE ADDED TO RESIDENTIAL PLANNED DEVELOPMENT
PERMITS 98-3, 98-4, 98-5, AND 98-6 ON THE APPLICATION OF
LENNAR HOMES OF CALIFORNIA
The following condition relates to the development of the Carlsberg
Specific Plan area (SP 92-1) and should be added to the resolution
approving the above referenced Residential Planned Developments
which may also be referred to as Tracts 4975 (RPD 98-3) , 4976 (RPD
98-4) , 4978 (RPD 98-5) , and 4980 (98-6) .
New Condition:
"The developers shall deposit with the City a bond in the
amount of $500, 000 to fund any repairs, reconstruction or other
pavement maintenance efforts undertaken on Science Drive,
Spring Road and Tierra Rejada Road, within and adjacent to the
Carlsberg Specific Plan area to correct any pavement condition
problems, deemed at the sole discretion of the City, to be
caused by construction activity associated with construction
anywhere within the boundary of Specific Plan 92-1 (Carlsberg
Specific Plan) " ,
KICLafteurWICarisbeig1990505 new condition.doc
0001.09