HomeMy WebLinkAboutAGENDA REPORT 1999 0519 CC REG ITEM 09BTo.
From:
Date:
AGENDA REPORT
CITY OF MOORPARK
Honorable City Council
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Wayne Loftus, Acting Director of Community DevelopmenA;;�,,_
May 13, 1999 (CC meeting of 5/19/99)
Subject: CONSIDER REQUEST BY ARCHSTONE COMMUNITIES FOR APPROVAL OF
GENERAL PLAN AMENDMENT NO. 97 -3 FOR A CHANGE IN THE LAND
USE DESIGNATION OF THE GENERAL PLAN FROM GENERAL
COMMERCIAL (C -2) TO VERY HIGH DENSITY RESIDENTIAL (VH) ,
ZONE CHANGE NO. 97 -7 TO CHANGE THE ZONING DESIGNATION OF
THE PROPERTY FROM CPD (COMMERCIAL PLANNED DEVELOPMENT) TO
RPD 16.2 (RESIDENTIAL PLANNED DEVELOPMENT - 16.2 UNITS PER
ACRE MAXIMUM), AND RESIDENTIAL PLANNED DEVELOPMENT PERMIT
NO. 97 -1 FOR CONSTRUCTION OF 312 APARTMENT UNITS.
BACKGROUND:
The City Council heard this item on May 5, 1999, and continued it to
May 19, 1999. The applicant subsequently provided a booklet of
illustrations of the project, which was transmitted to Council under
separate cover. Also the attached letter dated May 10, 1999,
concerning posting of a completion bond for certain public
improvements has been received and is provided to supplement the
agenda report dated April 5, 1999.
Staff will address the issue of posting a completion bond for
required public improvements prior to adoption of an approving
resolution. The Planning Commission is scheduled to review at a
public hearing the Development Agreement for this Archstone
development on May 24, 1999, and has been scheduled for City Council
public hearing on June 2, 1999.
RECOMMENDATIONS:
1. Accept public testimony and close the public hearing on General
Plan Amendment No. 97 -3, Zone Change No. 97 -7 and Residential
Planned Development Permit No. 97 -1;
990519 -CC sff # doc -511 M9 --4:56 PM
000110
Honorable City Council
May 13, 1999
Page 2
2. Direct staff to schedule a public hearing for Planning
Commission review and recommendation to the City Council
regarding Development Agreement No. 97 -4; and
3. Continue the public hearing regarding Residential Planned
Development Permit No. 97 -1, General Plan Amendment No. 97 -3
and Zone Change No. 97 -7 to June 2, 1999.
ATTACHMENT:
A. Archstone letter dated 5/10/99
B. City Council Agenda Report dated April 5, 1999
MACLafleurll WCHSTONE19W519 -CC sd rptdoc
000111
ARCH STONE
May 10, 1999
Mr. Wayne Loftus
Planning Manager
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
Re: Moorpark Apartments
Dear Wayne:
Archstone Communities
217 Technology Drive, Second Floor
Irvine, California 92618
Telephone (949) 789 1500
www archstonecommunities.com
As you know, the City Council Resolution requires construction of the following roadway improvements as a
condition of our development approvals:
l . Construct the new east/west connector stree+etween Moorpark Avenue and Park Lane.
Widen and improve Moorpark Avenue between Los Angeles Avenue and the new east/west connector
street.
Construct % width of Park Lane between Los Angeles and the new cast/west connector street.
Although we are fully prepared to meet these conditions, we want to make sure that we can do so without
impeding our normal construction and occupancy process. We plan to start construction in November of 1999.
The clubhouse and first building (24 units) will be ready for occupancy in July of 2000 and the last building and
project completion is estimated for April 2001.
In order for these roadway improvements to be completed by our estimated completion date (April 2001), all
necessary rights of way from adjacent or nearby property owners must be obtained by December 2000. It is our
understanding that the City is prepared to condemn or otherwise assist in obtaining all appropriate rights of way
at entirely our expense. Notwithstanding, however, the City has agreed to acquire the Park Lane right of way at
its expense.
Our concern is that the right of way condemnation process languishes due to reasons beyond our control. In this
event, we propose that we be allowed to post a completion bond to assure that all road improvements are
ultimately made after all rights of way are obtained. In the meantime, our project would be allowed to proceed
on schedule without interruption to our normal construction and occupancy process.
Wayne, if this concept is acceptable, please modify the City Council Resolution accordingly, If not, please call
me to discuss the matter further.
Sinc ely,
J h . Luedt
i e Presiden
cc: Steve Kueny, City Manager
ATTACHMENT A RECEIVED
MAk
1 11999
000112cit; or v.,,Orpark
AGENDA REPORT
CITY OF MOORPARK
TO: Honorable City Council
FROM: Wayne Loftus, Acting Director of Community/{
Development
Prepared by Paul Porter, Principal Planner
DATE: April 5, 1999 (CC meeting of 5/5/99)
SUBJECT: CONSIDER REQUEST BY ARCHSTONE COMMUNITIES FOR
APPROVAL OF GENERAL PLAN AMENDMENT NO. 97 -3 FOR A
CHANGE IN THE LAND USE DESIGNATION OF THE GENERAL
PLAN FROM GENERAL COMMERCIAL (C -2) TO VERY HIGH
DENSITY RESIDENTIAL (VH), ZONE CHANGE NO. 97 -7 TO
CHANGE THE ZONING DESIGNATION OF THE PROPERTY FROM
CPD (COMMERCIAL PLANNED DEVELOPMENT) TO RPD 16.2
(RESIDENTIAL PLANNED DEVELOPMENT - 16.2 UNITS PER
ACRE MAXIMUM), AND RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NO. 97 -1 FOR CONSTRUCTION OF 312 APARTMENT
UNITS
BACKGROUND
The Planning Commission on February 29, 1998, adopted a
resolution recommending approval of this proposed multiple
family project of 312 units on 19.2 acres. The Archstone
proposal consists of the following applications: 1) General
Plan Amendment 97 -3 to change the land use designation from
General Commercial (C -2) to Very High Density (VH)), 2) Zone
Change No. 97 -7 to change the zoning designation of the
property from CPD (Commercial Planned Development) to RPD
16.2 (Residential Planned Development Permit 16.2 units per
acre. Note: The area along the southerly portion of the
property required to be dedicated to the Ventura County
Flood Control District will have a land use and zoning
designation of OS -2 and OS respectively), 3) Residential
Planned Development Permit No. 97 -1 for approval of 312
apartments units (120 one bedroom, 156 two bedroom and 36
three bedroom units), and 4) Development Agreement No. 97 -4
to include an affordable housing agreement. The proposed
project is on approximately 19.2 acres of land located
southerly of Los Angeles Avenue bordered by the Flood
000113
City Council Staff report May 5, 1999
Archstone Communities( Security Capital Pacific Trust)
Page No. 2
Control Channel to the south, undeveloped land on the west
and Moorpark Avenue on the east.
DISCUSSION
Project Description Residential Planned Development (RPD)
Nn_ 97 -1
This proposed apartment development consists of 15 three
story, 35 foot high structures, a swimming and wading pool,
clubhouse, fitness center, tot lot, garage buildings and
carports. As proposed, there will be 156 one bedroom units,
120 two bedroom units and 36 three bedroom units, for a
total of 312 apartment dwellings on a 838,350 square foot
(19.2) acre site. The size of the units will range from 681
square feet to 1,200 square feet. The submitted plans do
not show the wading pool; however the applicant has stated
that a plan showing the detail of the wading pool will be
available at the Council meeting.
Affordable housing units totaling 20% of the project have
been included and consist of 25 units reserved for Very Low
Income Households (50% of median income - $32,600) and 37
units reserved for Low Income Households (80% of median
income - $47,800). Except for eight of the units reserved
for the Low Income Households that have one bedroom, all of
the other proposed affordable units will contain two or
three bedrooms.
The architectural style of the proposed apartment project is
Mediterranean and will utilize tile roofs, window surrounds
and other architectural features to soften the mass of the
buildings. The complex will be of a similar style and will
be compatible with the existing LeClub apartment complex
located across Moorpark Avenue and will be compatible with
the commercial developments on Los Angeles Avenue.
Two recreational facilities will be provided within the
apartment project and will include a clubhouse and
restrooms, a multi - purpose room, business center with
computers, fax and copy machine, exercise room, and
management office. Outside the clubhouse area there will be
a pool, wading pool and spa. As proposed, the pool will be
75 feet long and range from 33 to 60 feet wide.
000114
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City Council Staff report May 5, 1999
Archstone Communities( Secirity Capital Pacific Trust`
Page No. 3
Planning Commission Review
The proposed General Plan Amendment, Zone Change and
Residential Planned Development Permit were first considered
by the Planning Commission on January 25, 1999. The
Planning Commission continued the hearing to February 8,
1999, to allow the applicant to respond to several questions
relating to parking and loading, traffic, architecture,
student generation, school fees, school bus pick -up
locations, recreation facilities and pedestrian crossing at
Los Angeles Avenue. In addition, the Planning Commission
had questions regarding Moorpark Avenue widening and
improvements, park fees and improvements on the east /west
street extension to Park Lane.
On February 8, 1999, the Planning Commission adopted
Resolution No. PC 99 -363, recommending to the City Council
approval of the General Plan Amendment, and Resolution No.
PC 99 -364 recommending approval of Zone Change No. 97 -7,
however, the hearing on the Residential Planned Development
Permit was continued to February 22, 1999, to address the
proposed parking reduction. As originally proposed, the
project site plan included 624 parking spaces (2 spaces per
unit) as compared to the Code requirement of 780 parking
spaces (2.5 spaces per unit). The applicant's proposal was
consistent with the proposed parking ratio reviewed by the
Ad Hoc Committee comprised of Councilmember Evans and former
Councilmember Perez who concluded that two spaces per unit
was adequate. The Planning Commission recommended site plan
includes 42 spaces more than the Ad Hoc Committee
recommended, but 114 spaces less than required by the Code.
This project was reviewed on several occasions by the Ad Hoc
Committee before the public hearing by the Planning
Commission. In consideration of 20% of the units to be set
aside for Low and Very Low Income tenants (The Redevelopment
requirement is 15 %) and other considerations (see the
separate agenda item on the proposed Development Agreement
for details), the Committee recommended the following
standards be applied to this project:
1. Allow the project to be built with a 2:1 parking ratio
as compared to the Code requirement of 2.5 spaces per
dwelling unit.
2. Allow garages along the western and southerly property
line to encroach into the five foot setback and be
built to the property line.
00011.5
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City Council Staff report May 5, 1999
Archstone Communities( Security Capital Pacific Trust)
Page No. 4
3. Allow the project to be built at a density of 16.2
units per acre.
4. Allow the garages (or carports) along the northern
property line to encroach 5 feet into the required 20
foot setback.
5. Allow the project to be built with one covered space
per unit and accept carports as fulfillment of this
obligation. Carports along the perimeter property
lines must be enclosed on three sides. Allow the
uncovered parking and project landscaping along the
eastern property line (Moorpark Avenue) to encroach 5
feet into the required 20 foot setback.
6. Allow the new east /west connector street along the
northern boundary to be built to residential standards
with a maximum street dedication width of 33 feet (half
street).
7. Reduce the right -of -way on Moorpark Avenue adjacent to
the project to a standard of 60 feet. However, the
right -of -way width between the new east /west connector
street and the main entrance to the project may need to
be increased above 60 feet if the City Engineer
determines that more width is necessary to accommodate
traffic and possible turning lanes at this
intersection.
On February 8, 1999, the Planning Commission reviewed the
applicant's evaluation of parking demand that had been
requested at their January 25, 1999 meeting. The applicant
has prepared an analysis of the parking demand of a number
of projects which included the following complexes: LeClub
and Woodcreek (Moorpark), Shadow Ridge and Overbrook (Simi
Valley), Pelican Point (Ventura) and Oakridge (Agoura Hills)
The study was undertaken to establish a minimum recommended
parking ratio for garden style apartments in the Ventura
County area. Six such apartment complexes were analyzed in
the report ranging from 136 units to 504 units. The summary
within applicant's report concluded that a minimum 1.74
parking spaces per dwelling unit was adequate for apartment
housing. The proposed ratio included a safety factor of 10%
above the weighted average parking demand (see attachment
11). Subsequently, the Planning Commission on February 8,
1999, after concluding that the applicant study was
inconclusive concerning the proposed parking ratio requested
the applicant to submit three alternative plans providing
additional parking. The applicant developed the
alternative site plans, each providing additional parking
which were reviewed by the Planning Commission on February
22, .1999 (see applicant's letter dated 2/15/99 relating to
parking - Attachment 12 and Parking Study dated 2/2/99 -
000116
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City Council Staff report May 5, 1999
Archstone Communities( Security Capital Pacific Trust)
Page No. 5
Attachment 11). The following is a summary of the
Alternative Site Plans:
Alternative No. 1
This alternative adds 51 parking spaces to the 624 spaces
originally proposed for a total of 675 spaces as follows: 82
in garages, 231 in carports, 165 standard parking spaces,
155 compact parking spaces and 42 guest parking spaces.
Providing of 675 parking spaces results in a parking ratio
of 2.16 spaces per unit. Twelve parking spaces were added
at the entry way, landscaping area was eliminated at the
east end of Building No. 12 to add parking spaces, and
additional parking around the perimeter of the site was
added and the front entry area was reconfigured. Overall
landscaping is reduced on -site from 277,107 square feet to
263,938 square feet and the amount of decking around the
pool area has been reduced.
Alternative No. 2
This alternative provides 53 additional parking spaces for a
total of 677 with the added spaces achieved by the use of
tandem parking which the Municipal Code does not permit.
Overall landscaping around the site is reduced from 277,107
square feet to 265,169 square and the size of the pool deck
area was reduced and the entrance reconfigured.
Alternative No. 3 - (Recommended by Planning Commission for
Approval)
This alternative provides 42 additional parking spaces
(total parking of 666 full size spaces) for a parking ratio
of 2.13 spaces per dwelling unit (82 in garages) as compared
to the Code requirement of 2.5 spaces per unit. This
alternative also reduces the total landscaping onsite to
268,297 square feet from 277,107 square feet, which is
significantly less than Alternative No. 1 or 2, however,
this alternative does not reduce the area of the pool deck
and retains the circular entry design at Moorpark Avenue.
On February 22, 1999, the Planning Commission recommended to
the City Council, conditional approval of the Residential
Planned Development with Alternative 3 as the preferred site
plan, providing a total of 666 parking spaces for 312
apartment units (parking ratio of 2.13:1 versus Code
requirement of 2.5:1).
00011'7
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City Council Staff report May 5, 1999
Archstone Communities( Security Capital Pacific Trust)
PaS.- No. 6
Deferral of decision on Residential Planned Development
Permit No. 97 -1 until Council decision on Development
Agreement
The applicant has submitted a Development Agreement
(Development Agreement No. 97 -4), which includes financial .
contributions to the City in addition to provisions to
reserve units affordable to Very Low (50% of medium income
$32,650 for a family of four) and Low Income Households (80
percent of medium income $47,800 for a family of four). The
Planning Commission has not yet reviewed the Development
Agreement at a public hearing to provide a recommendation to
the City Council. Previous development projects involving
Development Agreements have had final action on the project
deferred until final Council action on a Development
Agreement. The City Council may desire to continue the
General Plan Amendment, Zone Change and Residential Planned
Development to a date certain pending a recommendation on
the Development Agreement from the Planning Commission. A
City Council hearing regarding the Development Agreement can
be scheduled following the Planning Commission hearing on
the Development Agreement.
General Plan
A density of approximately 16.2 dwelling units per acre has
been proposed with submittal of this request. Under the
General Plan, a density over 15 du /acre is only available
with a density bonus. In this case, the applicant has
completed a Development Agreement to provide affordable
housing for Low and Moderate income households and as such
could be granted a density bonus.
Additionally, there is community benefit that will result
from this project providing an east -west street parallel to
Los Angeles Avenue to connect Moorpark Avenue and Park Lane.
This new east /west street will provide for secondary access
and circulation in a portion of the Los Angeles Avenue
corridor and also separate the commercial areas from the
proposed residential area.
Another benefit is that the applicant will be dedicating to
the Ventura County Flood Control District the area required
by the VCFCD for the future Arroyo Simi Flood Control's
Channel improvements.
This proposed apartment project is consistent with the
overall community goal contained in the Housing Element of
the General Plan by providing housing units for the very low
000118
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City Council Staff report May 5, 1999
Archstone Comn'.unities( Security Capital Pacific Trust)
Page No. 7
and low income household categories that assist the City in
meeting goals of the Housing Element and it's Fair Share
Allocation. In addition, Table No. 11 of the Housing
Element of the General Plan designates this site, which is in
the Redevelopment Project Area, for potential multi- family
housing and for consideration for a General Plan Amendment
from a commercial land use designation to a designation for
Very High Multi- family Residential development.
Condition No. 67 of the City Council resolution has been
expanded in its scope and language beyond the condition found
in the Planning Commission resolution. The expanded language
deals with "Best Management Practices" (BMP's) concerning
site drainage which is necessary to insure compliance with
National Pollutant Discharge Elimination Standards (NPDES)
criteria required under Federal Law and being implemented by
Ventura County.
ENVIRONMENTAL
The proposed residential project is not expected to result in
significant adverse impacts on the environment. Potential
environmental issues requiring mitigation measures are
discussed in the attached Initial Study and mitigation
measures have been incorporated into the conditions of
approval for the projects. The mitigation measures will be
enforced through implementation of the Mitigation Monitoring
Program prepared for the project.
RECOMMENDATIONS
1. Open the public hearing and accept public testimony and
close the public hearing on General Plan Amendment No.
97 -3, Zone Change No. 97 -7 and Residential Planned
Development Permit No. 97 -1.
2. Direct staff to schedule a public hearing for Planning
Commission review and recommendation to the City
Council regarding Development Agreement No. 97 -4.
3. Continue the public hearing regarding Residential
Planned Development Permit, General Plan Amendment and
Zone change to May 19 or June 2, 1999.
000119
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City Council Staff report May 5, 1999
Archstone Communities( Securky Capital Pacific Trust)
Page No. 8
Attachments
1. Draft Resolution for General Plan Amendment
2. Draft Ordinance for Zone Change
3. Planning Commission Resolution No. 99 -363
4. Planning Commission Resolution No. 99 -364
5. General Plan Map
6. Zoning Map
7. Planning Commission staff report dated January 25, 1999
with Initial- Study, MND and Mitigation Monitoring
Program
8. Planning Commission staff report dated February 8,
1999.
9. Planning Commission staff report dated February
22,1999
10. Draft City Council Resolution for RPD with Conditions
11. Parking Study dated 2/2/99
12. Letter from Archstone Communities dated 2/15/99
13. Project exhibits
000120
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF MOORPARK, CALIFORNIA, APPROVING GENERAL
PLAN AMENDMENT 97 -3 FOR A CHANGE IN THE LAND
USE DESIGNATION OF THE GENERAL PLAN FROM
GENERAL COMMERCIAL (C -2) TO VERY HIGH
DENSITY RESIDENTIAL (VH), WITH THE EXCEPTION
OF THE AREA ALONG THE SOUTHERLY PORTION OF
THE PROPERTY REQUIRED TO BE DEDICATED TO THE
VENTURA COUNTY FLOOD CONTROL DISTRICT WHICH
IS TO HAVE THE LAND USE DESIGNATION OF OPEN
SPACE 2 (OS -2), ON APPROXIMATELY 19.2 ACRES
OF LAND SOUTHERLY OF LOS ANGELES AVENUE ON
THE WEST SIDE OF MOORPARK AVENUE ADJACENT TO
THE FLOOD CONTROL CHANNEL (APN. 506- 0 -050-
275) ON THE APPLICATION OF ARCHSTONE
COMMUNITIES
WHEREAS, at a duly noticed public hearing on May 5, 1999,
the City Council considered the application filed by Archstone
Communities for approval of General Plan Amendment No. 97 -3 for
a change in the Land Use Designation of the Land Use Element of
the General Plan from General Commercial (C -2) to Very High
Density Residential (VH) with the exception of the area along
the southerly portion of the property required to be dedicated
to the Ventura County Flood Control District which is to have
the Land Use Designation of Open Space 2 (OS -2); 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; and
WHEREAS, the City Council, after review and consideration
of the information contained in the staff report dated May 5,
1999 and testimony, has made a decision in the matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
000121
ATTACMEM 1
City Council Resolution
General Plan Amendment No. 97 -3
Page No. 2
SECTION 1. The City Council determines that the Mitigated
Negative Declaration/ Initial Study prepared for the General Plan
Amendment is complete, has been prepared in compliance in CEQA,
and City policy, and the contents in the Mitigated Negative
Declaration /Initial Study have been considered in the various
decisions on the proposed General Plan Amendment.
SECTION 2. In order to reduce the potential for adverse
impacts, mitigation measures discussed in the Mitigation
Monitoring Program have been imposed as conditions of project
approval.
SECTION 3. A Mitigation Reporting and Monitoring Program
has been prepared in compliance with Assembly Bill 3180 and
considered in the various decisions regarding the proposed project.
SECTION 4. The City Council adopts the Mitigated Negative
Declaration and Mitigation Monitoring Program.
SECTION 5. That the City Council determined that the
impacts for the proposed General Plan Amendment would not have a
significant adverse effect on the environment.
SECTION 6. The City Council approves of a change in Land
Use Designation to Very High Density Residential (VH), with the
exception of the area along the southerly portion of the property
required to be dedicated to the Ventura County Flood Control
District which is to have the land use designation of Open Space 2
(OS -2), on approximately 19.2 acres of land located southerly of Los
Angeles Avenue on the west side of Moorpark Avenue adjacent to the
flood control channel (APN. 506 -0- 050 -275) on the application of
Archstone Communities.
SECTION 7. This Resolution shall not become effective
until the date that both the ordinance adopting zoning and the
ordinance adopting a Development Agreement between the City of
Moorpark and the Developer shall become effective.
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000122
City Council Resolution
General Plan Amendment No. 97 -3
Page No. 3
SECTION 8. 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, APPROVED AND ADOPTED THIS DAY OF ,
1999.
eatricx Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
Exhibit A: General Plan Exhibit Map
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000123
" 71
m
�01' 911 i i, IN
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, APPROVING ZONE CHANGE NO.97 -7 TO CHANGE THE
ZONING DESIGNATION ON APPROXIMATELY 19.2 ACRES OF
UNDEVELOPED LAND LOCATED SOUTHERLY OF LOS ANGELES AVENUE _
ON THE WEST SIDE OF MOORPARK AVENUE ADJACENT TO THE FLOOD
CONTROL CHANNEL FROM CPD (COMMERCIAL PLANNED DEVELOPMENT)
TO RPD 16.2 (RESIDENTIAL PLANNED DEVELOPMENT - 16.2 UNITS
PER ACRE MAXIMUM), WITH THE EXCEPTION OF THE AREA ALONG
THE SOUTHERLY PORTION OF THE PROPERTY REQUIRED TO BE
DEDICATED TO THE VENTURA COUNTY FLOOD CONTROL DISTRICT
WHICH IS TO BE REZONED TO OS (OPEN SPACE), ON THE
APPLICATION OF ARCHSTONE COMMUNITIES
WHEREAS, at a duly noticed public hearing on May 5, 1999, the
City Council considered the application filed by Archstone
Communities for approval of Zone Change No. 97 -7 for a change in
the Zoning Designation on the property from CPD (Commercial Planned
Development) to RPD 16.2 (Residential Planned Development 16.2
units per acre maximum), with the exception of the area along the
southerly portion of the property required to be dedicated to the
Ventura County Flood Control District which is to be rezoned to OS
(Open Space); 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 May 5, 1999,
and testimony, has made a decision in the matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. The City Council determines the Mitigated Negative
Declaration /Initial Study for the Zone Change is complete, has been
prepared in compliance in CEQA and City policy, and the contents in
the Negative Declaration /Initial Study have been considered in the
decisions on the proposed Zone Change.
SECTION 2. That the City Council
for the
effect
proposed Zone Change would not
on the environment.
determined that the impacts
have a significant adverse
SECTION 3. The City Council hereby finds that the proposed
Zone Change will be in conformance with the City's General Plan,
subject to adoption of a Resolution approving General Plan
000125
ATTACffiMLNT 2
Zone Change No. 97 -7
Page 2
Amendment 97 -3, and is in conformance with the City Municipal Code,
including Title 17, Zoning.
SECTION 4. The City Council hereby finds that approval of
this Zone Change request is in accord with public necessity,
convenience, general welfare, and good zoning practice and that for
those reasons it is appropriate to reclassify the property to RPD
and OS as the RPD designation would provide a suitable location for
residential land uses that are compatible with the residentially
zoned property located adjacent and to the east of the property,
and the OS designation is compatible with the OS zoned property
located within the Flood Control Channel.
SECTION 5. The City Council hereby approves Zone Change No.
97 -7 changing the zoning designation on the property from CPD
(Commercial Planned Development) to RPD 16.2 (Residential Planned
Development 16.2 units per acre maximum), with the exception of the
area along the southerly portion of the property required to be
dedicated to the Ventura County Flood Control District which will
have the Zoning Designation of OS (Open Space).
SECTION 6. The City Council hereby directs staff to amend the
City Zoning Map to reflect the approved zone change.
SECTION 7. That if any section, subsection, sentence, clause,
phrase, part or portion of this Ordinance is for any reason held to
be invalid or unconstitutional by any court of competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council declares
that it would have adopted this Ordinance and each section,
subsection, sentence, clause, phrase, part or portion thereof,
irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, parts or portions be
declared invalid or unconstitutional.
SECTION 8. This Ordinance shall become effective thirty (30)
days after its passage and adoption.
SECTION 9. The City Clerk shall certify to the passage and
adoption of this Ordinance; shall enter the same in the book of
original ordinances of said city; shall make a minute of the
passage and adoption thereof in the records of the proceedings of
the City Council at which the same is passed and adopted; and
shall, within fifteen (15) days after the passage and adoption
thereof, cause the same to be published once in the Moorpark Star,
a newspaper of general circulation, as defined in Section 6008 of
000126
Zone Change No. 97 -7
Page 3
the Government Code, for the City of Moorpark, and which is hereby
designated for that purpose.
SECTION 10. 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, APPROVED AND ADOPTED THIS DAY OF ,
1999.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
000127
22,
RESOLUTION NO. PC -99 -363
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 97 -3 FOR
A CHANGE IN THE LAND USE DESIGNATION OF THE GENERAL
PLAN FROM GENERAL COMMERCIAL (C -2) TO VERY HIGH
DENSITY RESIDENTIAL (VH), WITH THE EXCEPTION OF THE
AREA ALONG THE SOUTHERLY PORTION OF THE PROPERTY
REQUIRED TO BE DEDICATED TO THE VENTURA COUNTY FLOOD
CONTROL DISTRICT WHICH IS TO HAVE THE LAND USE
DESIGNATION OF OPEN SPACE 2 (OS -2), ON APPROXIMATELY
19.2 ACRES OF LAND LOCATED SOUTHERLY OF LOS ANGELES
AVENUE BORDERED BY THE FLOOD CONTROL CHANNEL TO THE
SOUTH, UNDEVELOPED LAND ON THE WEST AND MOORPARK
AVENUE TO THE EAST (APN. 506 -0- 050 -275) ON THE
APPLICATION OF ARCHSTONE COMMUNITIES (SECURITY
CAPITAL PACIFIC TRUST)
WHEREAS,-at a duly noticed public hearing on January 25, 1999,
the Planning Commission considered the application filed by Archstone
Communities (Security Capital Pacific Trust) for approval of General
Plan Amendment No. 97 -3 for a change in the Land Use Designation of
the Land Use Element of the General Plan from General Commercial (C -2)
to Very High Density Residential (VH) (15DU /Acre Maximum); and
WHEREAS, at its meeting of January 25, 1999, the Planning
Commission opened the public hearing, took testimony from all those
wishing to testify and continued the hearing to February 8, 1999,
closed the public hearing on February 8, 1999;
WHEREAS, the Planning Commission, after review and
consideration of the information contained in the staff report dated
January 25, 1999 and staff report dated February 8, 1999, and
testimony, has made a decision in the matter.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission determines that the
Mitigated Negative Declaration /Initial Study prepared for the General
Plan Amendment is complete, has been prepared in compliance in CEQA,
and City policy, and the contents in the Mitigated Negative
Declaration/ Initial Study have been considered in the various
decisions on the proposed General Plan Amendment.
SECTION 2. In order to reduce the potential for adverse
impacts, mitigation measures discussed in the Mitigation Monitoring
Program have been imposed as conditions of project approval.
QO ®129
ATTACHMNT 3
RESOLUTION NO. PC -99 -363
ARCHSTONE COMMUNITIES
GENERAL PLAN AMENDMENT NO. 97 -3
Page No. 2
SECTION 3. A Mitigation Reporting and Monitoring Program has
been prepared in compliance with Assembly Bill 3180 and considered
in the various decisions regarding the proposed project.
SECTION 4. The City Council adopts the Mitigated Negative
Declaration and Mitigation Monitoring Program.
SECTION S. That the City Council determined that the impacts
for the proposed General Plan Amendment would not have a significant
adverse effect on the environment.
SECTION 6. The Planning Commission recommends to the City
Council approval of a change in Land Use Designation to Very High
Density Residential (VH), with the exception of the area along the
southerly portion of the property required to be dedicated to the
Ventura County Flood Control District which is to have the land use
designation of Open Space 2 (OS -2), on approximately 19.2 acres of
land located southerly of Los Angeles Avenue bordered by the flood
control channel to the south, Moorpark Avenue on the east, and
undeveloped land on the west (APN. 506 -0- 050 -275) on the application
of Archstone Communities (Security Capital Pacific Trust)
SECTION 7. This Resolution shall not become effective until
the date that both the ordinance adopting zoning and the ordinance
adopting a Development Agreement between the City of Moorpark and the
Developer shall become effective.
PASSED, APPROVED, AND ADOPTED THIS 8t° DAY OF FEBRUARY, 1999.
AYES: Commissioner Haller, Pa4MarkioCeco o, 'Cec ;
ABSENT: Commissioner Landis.
Chair
ATTEST:
Celia LaFleur, Secretary
to the Planning Commission
Exhibit A: General Plan Exhibit Map
IMOR PRLSERVWOME FOLDERSICLaRsuAMWGresos199 resos199.363ARCHSTONEGPA.doc
000130
I ok�19671 7"Full,
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FPMWM�W I Tir I IF Iii;
RESOLUTION NO. PC -99 -364
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF ZONE CHANGE NO. 97 -7 TO CHANGE
THE ZONIYG DESIGNATION OZ? UNDEVELOPED LAND LOCATED
ON APPROXIMATELY 19.2 ACRES 'OF LAND LOCATED
SOUTHERLY OF LOS ANGELES AVENUE BORDERED BY THE
FLOOD CONTROL CHANNEL TO THE SOUTH, UNDEVELOPED
LAND ON THE WEST AND MOORPARK AVENUE TO THE EAST
(APN. 506 -0- 050 -275) FROM COMMERCIAL PLANNED
DEVELOPMENT PERMIT (CPD) TO RESIDENTIAL PLANNED
DEVELOPMENT PERMIT (RPD) 16.2 UNITS PER ACRE),
WITH THE EXCEPTION OF THE AREA ALONG THE SOUTHERLY
PORTION OF THE PROPERTY REQUIRED TO BE DEDICATED TO
THE VENTURA COUNTY FLOOD CONTROL DISTRICT WHICH IS
TO BE REZONED TO OS (OPEN SPACE), ON THE
APPLICATION OF ARCHSTONE COMMUNITIES (SECURITY
CAPITAL PACIFIC TRUST)
WHEREAS, at a duly noticed public hearing on January 25, 1999, the
Planning Commission considered the application filed by Archstone
Communities (Security Capital Pacific Trust) for approval of Zone Change
No. 97 -7 for a change in the Zoning Designation on the property from
Commercial Planned Development (CPD) to Residential Planned Development
(RPD) 16.2 units per acre), with the exception of the area along the
southerly portion of the property required to be dedicated to the Ventura
County Flood Control District which is to have a Zoning Designation of OS
(Open Space) ; and
WHEREAS, at its meeting of January 25, 1999, the Planning Commission
opened the public hearing, took testimony from all those wishing to testify
and continued the hearing to February 8, 1999, closed the public hearing
on February 8, 1999;
WHEREAS, the Planning Commission, after review and consideration of
the information contained in the staff report dated January 25, 1999 and
staff report dated February 8, 1999, and testimony, has made a decision in
the matter.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECT_ ION 1. The Planning Commission determines that the Mitigated
Negative Declaration/ Initial Study prepared for the Zone Change is
complete, has been prepared in compliance in CEQA, and City policy, and the
contents in the Mitigated Negative Declaration/ Initial Study have been
considered in the various decisions on the proposed Zone Change.
ATTACHMNT 4
M: ICLafieUAM PC- resosl99resosl99 -364 ARCHSTONE ZC. doc
000132
RESOLUTION NO. PC -99 -364
ARCHSTONE COMMUNITIES
Zone Change No. 97 -7
Page No. 2
SECTION 2. In order tc,'reduce the potential for adverse impacts,
mitigation measures discussed.in the Mitigation Monitoring Program have
been imposed as conditions of project approval.
SECTION 3. A Mitigation Reporting and Monitoring Program has been
prepared in compliance with Assembly Bill 3180 and considered in the
various decisions regarding the proposed project.
SECTION 4. The City Council adopts the Mitigated Negative
Declaration and Mitigation Monitoring Program.
SECTION S. That the City Council determined that the impacts for the
proposed General Plan Amendment would not have a significant adverse effect
on the environment.
SECTION 6. The Planning Commission recommends to the City Council
approval of a change in Zoning Designation to Residential Planned
Development (RPD) 16.2 units per acre), with the exception of the area
along the southerly portion of the property required to be dedicated to the
Ventura County Flood Control District which will have the Zoning
Designation of OS (Open Space), on approximately 19.2 acres of land located
southerly of Los Angeles Avenue bordered by the flood control channel to
the south, Moorpark Avenue on the east, and undeveloped land on the west
(APN. 506 -0- 050 -275) on the application of Archstone Communities (Security
Capital Pacific Trust)
PASSED, APPROVED, AND ADOPTED THIS 8C6 DAY OF FEBRUARY 1999.
AYES: Commissioner Haller, Parvin, Otto, piCecco;
ABSENT: Commissioner Landis. 1'
ATTEST:
Celia LaFleur, Secretary
to the Planning Commission
Attachment: Exhibit A•- Zoning Map
M:1CLafieurWC- msas199resost99 -364 ARCHSTONE ZC.doc
000133
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Community Development Department
Staff Report
PLANNING COMMISSION MEETING DATE: January 25, 1998
AGENDA ITEM NO.: 9.A.
GPA 97-
eC Ao oe g5I
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General Plan Amendment to change the land use
3, ZC
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designation from General Commercial to Very
97-70,
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High Density Residential; Zone Change from
RPD 97-
Commercial Planned Development to
1
AV
Residential Planned Development and
J
Residential Planned Development Permit to
allow construction of 312 dwelling units.
APN
506 -0 -050 -275
CEQA
z
Mitigated Negative Declaration
APPLICANT: ARCHSTONE COMMUNITIES (SECURITY CAPITAL PACIFIC
TRUST)
REQUEST: General Plan Amendment No. 97 -3 to change the Land Use
Designation from General Commercial (C -2) to Very High Residential
(VH), with the exception of the area along the southerly portion
Of the Property required to be dedicated to the Ventura County
Flood Control District which is to have the land use designation of
Open Space 2 (OS -2); Zone Change No. 97 -7 from CPD (Commercial
Planned Development) to RPD - 16.2 u (Residential Planned
Development Permit - 16.2 units per acre maximum), with the
exception of the area along the southerly portion of the property
required to be dedicated to the Ventura County Flood Control
District which is to have the zoning designation of OS (Open
Space); and Residential Planned Development Permit No. 97 -1 for
construction of 312 apartments. Planning Commission action is a
recommendation to City Council who will take final action.
ENVIRONMEWAL ASSESSMENT: A Mitigated Negative Declaration has
been prepared for the GPA, ZC, RPD, and Development Agreement and
is subject to the recommendation of the Planning Commission.
LOCATION: West side of Moorpark Avenue adjacent to the flood
control channel.
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D`_M\GPA973RP\STRP.PC.doc ATTACHMENT 7
ditions.
Planning Comn. fission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 2
6.
BACKGROUND AND PRIOR ACTIONS: On July 16, 1997, the City Council
authorized the applicant to initiate and staff to concurrently
process applications for GPA 97 -3, ZC 97 -7 and RPD 97 -1 and an
Affordable Housing /Development Agreement.
APPLICATION COMPLETENESS: The proposed project was deemed
incomplete on November 12, 1997. In accordance with City policy,
all projects must be consistent with the General Plan and Zoning
Code to be deemed complete. Once a project is deemed complete, the
City has 105 days from the date of application completeness to
certify the Mitigated Negative Declaration. From the date of
certification of the Mitigated Negative Declaration, the City has
60 days to adopt a Resolution to approve or deny the project.
GENERAL PLAN/ ZONING AND USES:
Direction General Plan Land Use
Site:
North:
C -2 Undeveloped
Zoning
CPD
C -2 Gas Station and undeveloped CPD
South:
OS
Flood Control Channel
OS
East:
VH
Apartments
RPD
West:
C -2
Undeveloped
CPD
Explanation: C -2 (General Commercial) CPD
OS (Open Space)
VH (Residential - Very High Density - 15 du /acre)
CPD (Commercial Planned Development)
RPD (Residential Planned Development Permit)
ORDINANCE AND POLICIES:
Section 17.20.050 of the City's Zoning Ordinance requires a Planned
Development Permit for multiple family and affordable housing units
in RPD Zone. A Planned Development Permit requires a discretionary
decision to authorize development and use on a site. Chapter 17.32
of the Zoning Ordinance establishes standards for parking, loading
and landscaping and Section 17.36.030 establishes standards for
Residential Planned Development Zones including standards for
setback waivers when affordable housing units are developed. 000138
D: LAPGPA97 3RPMRP.PC.DOCA07Jan99 114.•32 PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 3
The applicant is requesting a waiver to Section 17.32.010 (M) which
requires that one or more bedroom dwellings in a multifamily
building have two covered spaces, one of which shall be a garage
and that visitor parking be provided at the rate of 1/2 space per
dwelling unit.
The applicant is also requesting an increase in the density allowed
in the Very High Residential Land Use category of the General Plan,
which is 15 dwelling units per acre maximum. Section 5.1 of the
Land Use Element of the General Plan allows a maximum density of 20
units per acre consistent with State Density Bonus Law (Section
65915 et. Seq. Of the California Government Code and Section 17.64
of the Zoning Code (Density Bonus Provisions). No density bonus
increase shall exceed the density limit of 20 density units per
acre. In this case, the applicant is proposing a density of
approximately 16.2 dwelling units per acre.
PROJECT DESCRIPTION:
This.proposed apartment development will consist of 15 three
story 35 foot high structures for residential use, a clubhouse,
fitness center, tot lot, garage buildings and carports. As
proposed, there will be 156 one bedroom units, 120 two bedroom
units and 36 three bedroom units, for a total of 312 apartment
dwellings on a 838,350 square foot (19.2) acre site. The size of
the units will range from 681 square feet to 1,200 square feet.
Affordable housing units have also been incorporated into this
project, consisting of 25 units reserved for Very Low Income
Households and 37 units reserved for Low Income Households. All
of the proposed affordable units will contain two or three
bedrooms, except that eight of the Affordable Units reserved for
the Low Income Households will contain one bedroom. A pool and
spa will be located adjacent to the recreation building.
Background
On July 16, 1997, the City Council authorized the applicant to
initiate and staff to accept an applications for: General Plan
Amendment to change the Land Use Designation from General
Commercial to Very High Density Residential and Zone Change from
Commercial Planned Development to Residential Planned Development
for a project with 16.2 dwelling units per acre. An Ad Hoc
Committee of Councilmembers Evans and Perez was also appointed to
discuss the proposed project and affordable housing requirements,
since a density bonus would be required for the proposed project
along with waivers from general Ordinance and policy
requirements. The applicant's requests and the Ad Hoc
Committee's recommendations are discussed in the next section of
000139
D: MGPA973RPLS7RP .PC.DOG/07Jan99 //!:3? PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 4
this report. Based upon the granting of a density bonus for
inclusion of affordable housing units, the number of units may be
increased from 15 du /acre to a maximum of 20 du /acre as allowed
by the Land Use Element.of the General Plan as discussed under
Ordinances /Policies earlier in this report.
On October 15, 1997, the City received from Security Capital
Pacific Trust an application for General Plan Amendment No. 97 -3,
Zone Change No. 97 -7 and also Residential Planned Development
Permit No. 97 -1 to allow a 360 unit apartment complex.
Subsequently it was determined that additional right -of -way was
needed by County Flood Control, resulting in a reduction from 360
to 312 units. The applicant has requested consideration with
respect to development standards in order to maintain the 312
units and still provide affordability. The Ad Hoc Committee
discussed the requested considerations and made the
recommendations which are discussed in the following section of
this report.
APPLICANT'S REQUEST FOR RELIEF FROM CITY ORDINANCE AND POLICY
REQUIREIZNTS:
1. Request to build project with a 2.1 Parking Ratio
Ordinance Requirement
Chapter 17.32 of the Zoning Ordinance requires that for bachelor
or studio type dwelling units that 1 4 parking spaces per unit be
provided and that one or more bedroom dwellings in a multi - family
building be developed to include two covered spaces (one of which
must be in a garage) and that visitor parking in a Residential
Planned Development Zone be provided at the ratio of &I space per
dwelling unit.
Response
More than 50% of the project will consist of: 1 bedroom /l bath
and 2 bedroom /l bath units and that these units are typically
occupied by single person households often requires only one
parking space. Many municipalities throughout Southern
California utilize a parking ratio of one to one and one -half
spaces for smaller units. The applicant provided a survey of ten
cities and found the average 1 bedroom requirement to be 1.47:1.
The survey included the Cities of Irvine, San Diego, Diamond
Bar, Chino, Rancho Cucamonga, Pomona, Riverside, and the Counties
of Orange, Los Angeles and San Diego., The average parking
requirement was 1.47 for one bedroom, 1.84 for two bedroom, 2.03
for three bedroom with an overall average of 1.94 parking spaces
per unit.
000140
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 5
The applicant states that based on their experience of having
over 300 apartment communities nationwide with 90,000 units a
minimum company standard of 1.8:1 has been established and that a
parking ratio o.f 2:1 is more than adequate to meet the needs of
the apartment residents, The proposed parking ratio is 1.9
spaces per dwelling unit for a total of 523 resident spaces with
31 additional spaces marked for guest parking for a grand total
of 624 parking spaces.
Committee Recommendation:
The Ad Hoc Committee recommended that the project be built with a
parking ratio of 2 parking spaces for each apartment.
2. Allow Garages along
the
southern and western
propftEty Line
to encroach into the
5
foot setback resulting
in a 1 foot
zero (0) setback and
be
built to the ro ert
or
line.
Response
The project has been designed with a perimeter loop road which
will maximize exterior landscaping and open space within the
interior of the project. The height and length of several of the
garages have been varied which helps to better integrate the
garage structure as part of the overall architectural design of
the project. The placement of garages as proposed may also help
to slow traffic without utilizing speed bumps. Building to the
property line which eliminates the setback area if additional
architectural elements are incorporated which can result in an
attractive structure, although the opportunity for landscaping
(51) is lost.
The applicant has combined a variation in the setback of the
garages along the western property line with architectural relief
and landscaping which will result in an attractive appearance
which is consistent with other developments which have been
required to provide visual relief at the property lines. These
elements will tend to soften the visual impact along the western
property line.
As designed, the applicant shows a 20 foot wide landscaped area
located along outside of the northerly most limit of the Flood
Control dedication area. According to the Flood Control
District, the 20 foot area southerly of the applicant's revised
property line, which will be needed for future flood control
improvements. The Flood Control District has indicated that the
cannot be landscaped as-it will contain a maintenance road. In
order to provide visual relief along the flood control channel,
staff recommends that the applicant be required to modify the
site plan similar to the garages shown along the west property
line which provides varying setbacks with landscaping and 0OF0141
Plan_ ing Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPL 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 6
architectural treatments to soften the building facade.
Com.aittee Recommendation:
The Ad Hoc Committee recommended that the garages be allowed to
encroach into the 5 foot setback and be built to the property
line.
3.
Allow the project to be built at required
to the General Plan Land Use Designation
Response
densit
ursuant
VH - Very High Density (15.0 dwelling units per acre maximum),
provides for the highest density of residential development
allowed in the City, when affordable units are not a part of the
project. However when affordable units are included, the density
can be increased to a maximum 20 units per acre. This land use
designation is intended for residential development characterized
by multiple family attached units and apartment and condominium
buildings (Reference Land Use Plan Land Use Element).
The Land Use Element of the General Plan states that the City
Council may approve a density bonus over the otherwise maximum
residential density, consistent with the State Density Bonus Law
(Section 65915 et seq. of the California Government Code) and any
density bonus provisions contained in the City Municipal Code.
No density bonus increase may be granted that would result in a
density within the VH Land Use Designation greater than 20
dwelling units per acre. Based upon the project site under
consideration, a density of 16.21 dwelling units per acre will
result if the 312 units proposed are approved.
The applicant qualifies for a density bonus and other reduction
in RPD zone site standards pursuant to Chapter 17.64 of the
Municipal Code, by demonstrating that at least 20% of the total
units are set aside for lower income households; at least 10% of
the total units are set aside for very low income households; or
at least 50% of the total units are set aside for senior
residents. In this case, the applicant has agreed to enter into
a Development Agreement which will reserve 62 of the dwelling
units (20% of project) for rental at rates affordable to Very Low
Income Households and Low Income Households as follows:
Of the Affordable Units, 25 will be reserved for Very Low
Income Households, and 37 will be affordable to Low Income
Households.
All Affordable Units will contain 2 or 3 bedrooms, except
that eight (8) of the Affordable Units designated for Low
Income Households and will contain 1 bedroom. 0 0 0142
Planning Cor ur ission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
R?D 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 7
The City may also include other incentives such as a reduction in
si"e develc,pment standards not to exceed 20% or a reduction in
architectural design standards which exceed the minimum building
standards adopted by the City. The proposed density of 16.2
units /acre exceeds the density allowed pursuant to the General
Plan Land Use Element, Section. 5.1, Table 2, but is consistent
with the maximum density of 20 units per acre for projects with
affordable units (Section 5.1 Table 2).
Committee Recommendation:
The Ad Hoc Committee recommended that the applicant be allowed to
develop the project at the requested density which is
approximately 16.21 units per acre.
4. Allow garages, carports and uncovered parking spaces alo
the northern property line to encroach 5 feet into the
required 20 foot setback
Response
Garages and carports have been replaced with uncovered parking
spaces which serves to minimize any adverse impact of the 5 foot
encroachment. The interior of the project has been designed with
a perimeter loop road which allows the project to maximize the
landscaping and open space within the interior of the project.
In addition, there will be trees and shrubs planed in this area
in order to help reduce the visual impact of the automobiles.
The use of berms, meandering sidewalks and ornamental fencing
will also soften the view at the edge of the proposed project.
Committee Recommendation:
The Ad Hoc Committee recommended that the garages or carports
along the northern property line be allowed to encroach 5 feet
into the required 20 foot setback.
5. Allow the project to be built with one covered space per
unit and accept carports as partial fulfillment of this
obligation.
Response
One covered space for apartment projects is a widely accepted
standard. The placement of garages in the interior of the
project could block view corridors. Placing the garages around
the perimeter of the project could serve to also create a visual
atmosphere that appears to be more enclosed in dense. Each of
the proposed carports have been designed with hip roofs with
Spanish tile with will complement the Mediterranean architectural
000143
D:IMIGPA973RPS7RP.PCDIXY107Jan99 114:31 PM
Planning Commission Staff11.1eport
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and GC 97 -7
Page No. 8
style of the apartment units..
Committee Recommendation:
The Ad Hoc Committee recommends that the project be built with
one covered space per unit and accept carports as fulfillment of
this obligation. Carports along the perimeter property lines
must be enclosed on three sides.
5. Allow the proposed east -west connector street located alon
the northern boundary to be built to residential standards
with a maximum street dedication width of 33 feet.
Response
The proposed half- street dimension of 33 feet wide is sufficient
to accommodate a 25 foot wide distance from the face of curb to
the projects perimeter fence. In addition, the nearest proposed
building will be located approximately 95 feet from the curb
face.
Committee Recommendation:
The Ad Hoc Committee recommends the proposed east /west connector
be built to residential standards with a maximum street
dedication width of 33 feet.
6. Reduce the right -of -way on Moorpark Avenue adjacent to the
project to a residential standard of 60 feet.
Response
The City Engineer has required the applicant to modify the site
plan to provide for an 84 foot wide right -of -way on Moorpark
Avenue between the proposed east -west connector and the main
entrance to the project.
Committee Recommendation:
The Ad Hoc Committee recommends the right -of -way be reduced on
Moorpark Avenue adjacent to the project to a standard of 60 feet.
However, the right -of -way between the proposed east /west
connector street and the main entrance to the project may need to
be increased, if the City Engineer determines that more width is
necessary to accommodate traffic and turning lanes at this
intersection
In summary, the Ad Hoc Committee consisting of Councilmembers Evans
and Perez makes the following recommendations to the City Council
at the City Council:
000144
D: MIGPA973RPM7tP.PC.DOCJjn7Jae99 1/4:32 PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 9 _
1. Allow the project to be built with a 2:1 parking ratio.
2. Allow garages along the western and southerly property line tc
encroach into the file foot setback and be built to the
property line.
3. Allow the project to be built at a density of 16.2 units per
acre.
4. Allow the garages (or carports) along the northern property
line to encroach 5 feet into the required 20 foot setback.
5. Allow the project to be built with one covered space per unit
and accept carports es fulfillment of this obligation.
Carports along the perimeter property lines must be enclosed
on three sides. Allow the uncovered parking and project
landscaping along the eastern property line to encroach 5 feet
into the required 20 foot setback.
6. Allow the new east /west connector street along the northern
boundary to be built to residential standards with a maximum
street dedication width of 33 feet (Half Street).
7. Reduce the right -of -way on Moorpark Avenue adjacent to the
project to a standard of 60 feet. However, the right -of -way
width between the new east /west connector street and the main
entrance to the project may need to be increased above 60 feet
if the City Engineer determines that more width is necessary
to accommodate traffic and possible turning lanes at this
intersection.
ANALYSIS:
General Plan
A density of approximately 16.2 dwelling units per is being
requested for consideration. Under the General Plan a density
over 15 du /acre is only available with a density bonus. In this
case, the applicant has completed a Development Agreement to
provide affordable housing to low and moderate income households
and as such could be granted a density bonus. Part of the
community benefit of this project is also to provide an east -west
street parallel to Los Angeles Avenue to connect Moorpark Avenue
and Park Lane. This new east /west street would provide for
secondary access and circulation and also separate the commercial
areas from the proposed residential area. This circulation
enhancement coupled with the fact there is a large dedication
requested by the Flood Control District for the Arroyo Simi may
provide justification for the increase in density.
Site Description:
The elevation of the site ranges from approximately 498 to 505
above mean sea level. One drainage occurs at the southern boundary
of the site. The site is vegetated with non - native grasses and
scattered native and non - native annuals and perennials. The
dominant plant species is Russian thistle, a non - native annual.
0001.45
D: 4MGPA973RPLS77ZP.PC.DOC!/07Jam99 114:32 PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 10
The drainage (Arroyo Simi) is bordered by a vegetated row of trees
and shrubs which may support raptors and other bird species. The
drainage has flowing water and is dominated by Cattail (Typha
latifolia). No raptor nests were observed during the survey which
was conducted by SFC Consultants on August 22, 1997. No sensitive
vegetative communities or habitats were observed or expected to
occur on the site. In addition, according to a Tree Report
prepared by L. Newman Design Group, Inc., there are 27 trees on-
site with a total value of $102,100.
* Lot Area
Gross Area
Net Area
Gross Floor Area
Percent of land
Parking Area
Percent of lard
*
Density
of Buildings
covered by structures
covered by parking area
16.2 units per acre
* Access
838,350 sf
639,478 sf
148,032 sf
17.66%
214,339 sf
25.57%
Moorpark Avenue will provide primary and secondary access to
the project. A future east /west street will be built to the
north of the project which will provide secondary access.
Access will be provided via a two -way driveway located on the
west side of Moorpark Avenue opposite Majestic Court and at
the end of Moorpark Avenue off the cul -de -sac. Additionally,
a two -way access driveway for residents only will be located
on the south side of a east -west collector street at the
westerly corner of the project. A condition is recommended to
require this project to construct a minimum one -half width
street to connect to Park Lane.
The Traffic Study prepared by Thomas S. Montgomery dated
August 20, 1998 indicates that the Intersection Capacity
Utilization (ICU) and Level of Service (LOS) value increases
as a result of this project for the Los Angeles Avenue and
Moorpark Avenue intersection can be mitigated by modifying the
existing traffic signal operation to provide standard left
turn phasing in all directions; restriping the north and
southbound approaches to provide for a left turn only lane,
one through lane, and a right turn only lane; and revising the
east and west bound striping to provide a left turn only lane
and three lanes in each direction. These improvements can be
made without the need to obtain the need for additional right -
of -way and would result in this location operating at
000146
D: mGPA973RPt=P,PC.DOC1107Jan99 //4:32 PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 11
acceptable levels of service (LOS C or better) for both the
"existing plus site" and "total future cumulative with or
without site" traffic conditica scenarios thereby eliminating
any potential adverse traffic impacts.
* Pa_ r_
Proposed Parkin
The applicant is proposing to provide a total of 81 garages,
231 carports and 281 open parking spaces and 31 open space
marked for guest parking for a total of 624 parking spaces.
Discounting the 31 guest spaces, parking is provided at the
ratio of 1.9 units per unit.
Ordinance Requirement
Pursuant to Section 17.32 of the City's Municipal Code, the
parking requirements for the proposed project are calculated
at 2 covered parking spaces for each apartment unit consisting
of one or more bedrooms with one of the two parking spaces
contained within a garage. In addition, the Code requires
visitor parking of '2 space per dwelling unit. Based on the
Code criteria, this project would require 312 garages, 312
covered parking spaces plus 156 guest parking spaces for a
total requirement of 780 spaces.
Discussion
The project is 156 parking spaces short of the Ordinance
requirement. Section 17.26.030 of the Municipal Code allows
the City Council to waive Development Standards, unless
modified by the City Council. In this case, one half of the
proposed project will consist of one bedroom units which
typically require less parking than units with two or more
bedrooms.
Many Municipalities throughout Southern California recognize
a reduced parking ratio for smaller units containing one
bedroom. The applicant submitted a survey of several
municipalities, for which 1 bedroom units on the average
required a parking ratio of 1:47:1 with an overall average
parking requirement of 1.94:1. The applicant has indicated
with their experience of owning 300 apartment complexes
nationwide (90,000 units), Archstone Communities has adopted
a minimum company standard of 1.8:1 and that experience
indicates that a parking ratio of 2:1 would be more than
adequate to meet the needs of residents of this proposed
project. Since this proposed project consists of 156 one
bedroom units which require less parking spaces, staff concurs
that the provided number of parking spaces is adequate to
00014'7
__ -- D:WGPA973RPtMP ...,...
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 12
serve the needs of the proposed project.
* Landscaping:
Landscaping in parking area
Percent of landscaping in
Total landscaped area
Percent of area landscaped
pool, spa, tot lot)
Ordinance Requirement
21, 440 sf
parking area 10%
277,107 sf
(incl. sidewalk,
33.05%
Section 17.030 of the Municipal Code requires the minimum
landscaped setback (for Market -rate Multifamily Residential
Development Projects) be 20 feet with an average of 24 feet from
any primary or secondary arterial street and 20 feet from any
collector, minor of cul -de -sac street. The Ordinance requires that
the setback be measured from the exterior property line. Although
there is no minimum percent of required landscaping for residential
projects, the standard minimum acceptable percentage of landscaping
allowed for both commercial and industrial projects is 10 %.
Perimeter Landscaping
Perimeter landscaping is comprised of a meandering sidewalk, turf
parkway adjacent to the street and accent shrubs located behind the
proposed sidewalk. Street trees with accent trees intermixed will
be located adjacent to all streets. Landscape mounding will also
be provided in conjunction with shrubs which will serve to buffer
adjacent parking areas. A minimum of 18 feet of landscaping within
the exterior property line and 26 feet total landscaped area
including a meandering sidewalk will be provided along both the
proposed east west street and Moorpark Avenue.
Along the southern property line, the applicant's site plan shows
the garages built to the property line with a 20 foot wide
landscaped area located along outside of the northerly most limit
of the Flood Control dedication area. According to the Flood
Control District, the 20 foot area southerly of the applicant's
property line cannot be landscaped as it will contain a future
maintenance road.
In order to provide visual relief along the flood control channel,
staff recommends that the applicant be required to modify the site
plan similar to the garages shown along the west property line
which provides varying setbacks with landscaping and architectural
treatments to soften the building facade.
111 •:
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 13
Landscaping at Entryways
The conceptual landscaping plan shows that there will be a grouping
of trees and shrubs at entryways with accent plants in addition to
thematic lighting and expanded paving areas. The landscaping is
designed to blend with and complement the architectural elements of
the proposed structures. Landscaping will also provide a buffer
between the building and parking areas.
Building Height:
Second story grade 916"
Third story grade 19,
Height to top of roof 35'
Ordinance Requirement
Pursuant to Section 17.24.02A of the Municipal Code. The maximum
allowable height in the Residential Planned Development Zone is 35
feet which is consistent with the proposed height of the proposed
project.
Architectural Style:
The architectural style of the proposed apartment project is
Mediterranean and will utilize tile roofs, stucco wrapped trim woof
shutters, wrought iron window surrounds and other architectural
features to soften the mass of the buildings. The complex will be
of a similar style and will be compatible with the existing LeClub
apartment complex located across Moorpark Avenue as well as the
commercial developments on Los Angeles Avenue.
Recreational Facilities
Two recreational facilities will be provided within the apartment
project. The first facility will contain a clubhouse which will
house restrooms, a gathering area (living room area) , business
center with 2 computer, fax machine and a copy machine, exercise
room with equipment such as a treadmill, exercise bicycle, stair
stepper, weight station, and trotter, and management office.
Outside the clubhouse area there will be a pool and spa. As
proposed, the pool will be 75 feet long and range from 33 to 60
feet wide.
Site Improvements:
000149
Site improvements will include the construction of all necessary
D :IMIGPA973RPLMP.PC.D(K1107Jan99 111:32 PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 14
on -site and off -site storm drain facilities required by the City to
accommodate upstream and on -site flows. The developer will be
required to submit a Stormwater Pollution Control Plan (SwPCP)
which will be developed and implemented in accordance with
requirements of the Ventura Countywide Stormwater Quality
Management Program, NPDES Permit No. CAS063339.
Street improvements will include concrete curb and gutter,
parkways, street lights, and signing, striping, interim striping
and traffic control, paving, and transition improvements to blend
with existing improvements to the satisfaction of the City
Engineer, including the dedication of right -of -way for the
improvements. A new east -west connector street along the
northerly property line will be constructed which will extend
west to the alignment of Park Lane and will conform to the
Ventura County Road Standard Plate B -3C at a half width standard.
This street will be irrevocably offered for dedication to the
City for street improvements. The section of Moorpark Avenue,
from the northerly property line through the intersection of
Majestic Court, will be required to conform to the Ventura County
Road Standard Plate B -3B with an overall right -of -way width of 84
feet including a sidewalk 5 feet wide. An appropriate
transition from 84 feet to 60 feet right -of -way will occur south
of Majestic Court to the cul -de -sac. The proposed sidewalks
adjacent to the streets have been conditioned so as to not be
meandering.
Grading
As proposed, the project is estimated to have approximately 10,000
cu. yards of soil imported to the site which will require approval
of the City Council prior to the commencement of hauling or staged
grading operations. A haul route is required to be submitted to the
City Engineer for review and approval prior to the issuance of a
grading permit.
Trip Generation
Thomas S. Montgomery, P.E. prepared a Traffic Study which
estimated that the proposed project would generate slightly less
than 1,300 vehicles per day with maximum directional peak demands
of 81 vehicles per hour inbound during a typical weekday
afternoon commuter peak travel period. The City Engineer is
requiring that the proposed east -west connector street along the
northerly property line be extended west to the alignment of Park
Lane and shall conform to the Ventura County Road Standard Plate
B -3C at half width standard. The Developer will also irrevocable
offer to dedicate to the City half of the required right -of -way
for street improvements.
000150
D.' MGPA973RPU7RP,PC.DOCIIV7Jon99 //4:32 PM
Planning Commission Staff Report
Applicant: Archstone Communities (Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 15
Other Agency Review:
These projects have been reviewed by outside agencies and other
City Departments. Conditions of Approval as requested by these
Agencies or departments have been included in the Resolution for
Planning Commission action.
ENVIROMMMAL REVIEW:
The proposed residential project is not expected to result in
significant adverse_ impacts on the environment. Potential
environmental issues requiring mitigation measures are discussed in
the attached Initial Study and mitigation measures have been
incorporated into the conditions of approval for the projects. The
mitigation measures will be enforced through implementation of the
Mitigation Monitoring Program prepared for the project.
GENERAL PLAN CONSISTENCY:
This proposed apartment project would be consistent with the overall
community goal contained in the Housing Element of the General Plan
by providing decent, safe housing to meet the needs by offering
rental units to very low and low income households. This will help
the City meet the City's share of regional housing need.
RECOIL bOMAT IONS
1. Open the public hearing, accept public testimony and close the
public hearing.
2. Consider the Mitigated Negative Declaration prepared for the
requested entitlements prior to making a recommendation to the
City Council.
0®0151.
Planning Commission Staff Report
Applicant: Archstone Communities (,Security Capital Pacific Trust)
RPD 97 -1, GPA 97 -3, and ZC 97 -7
Page No. 16
3. Adopt Resolution No. recommending to the City -,Council
approval of General Plan Amendment 97 -3, Zone Change No. 97 -3,
and Residential Planned Development Permit No. 97 -1 with
conditions.
ATTACHMENTS:
1. General Plan
2. Zoning Map
3. Site Plan
4. Elevations
5. Landscape Plan
6. Initial Study
7. Mitigated Negative Declaration
8. Draft Resolution for RPD 97 -1 with conditions
9. Resolution GPA 97 -3
10. Resolution for Zone Change 97 -3
11. Project Exhibits
000152
D' MIGPA973RPU7".PCDOC1107Jae99 //1:32 PM
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
799 MOORPARK AVENUE
MOORPARK, CALIFORNIA 93021
NEGATIVE DECLARATION
X MITIGATED NEGATIVE DECLARATION
I. PROJECT DESCRIPTION:
1. Entitlement: General Plan Amendment (GPA) No. 97-
3, Zone Change (ZC) 97 -7, Residential Planned Development
(RPD) No. 97 -1 and Development Agreement No. 98 -4
2. Applicant: Archstone Communities (Security Capital
Pacific Trust)
217 Technology Drive
Irvine, California 92618-
(949) 789 -1500
3. Proposal:
General Plan Amendment (GPA) No. 97 -3 for amendment of land
use designation from General Commercial (C -2) to Very High
Density Residential (VH).
Zone Change (ZC) No. 97 -3 for a change in the zoning
designation from Commercial Planned Development (CPD) to
Residential Planned Development Permit 20 units per acre
(RPD 20u).
Residential Planned Development Permit No. 97 -1 to allow
construction of 312 apartment dwelling units.
Development Agreement 98 -4 is a request to approve an
Agreement for the applicant to provide affordable housing
units.
4. Location The project site is located on approximately
19.2 acres of land southerly of Los Angeles Avenue bordered
by the flood control channel to the south, Moorpark Avenue
on the east, undeveloped land on the west and the LeClub
Apartments and Moorpark Avenue to the east.
ASSESSOR PARCEL NO:
506' -0- 050 -275
M: \PPorter \M \GPA973RP \mnd.doc
1 000153
3. Responsible
Agencies: None
T_I. STATEMENT OF FWIRONMENTAL FINDINGS:
An Initial Study was conducted by the Community
Development Department to evaluate the potential
effects of this project upon the environment. Based
upon the findings contained in the attached Initial
Study, it has been determined that this project would
not have a significant effect upon the environment.
III. PUBLIC REVIEW:
1. Public Notice: Publication of a notice in a
newspaper of general circulation in the area.
2. Document Posting Period: November 6, 1998 to
November 30, 1998.
3. Mailing of notices to all property owners within
1,000 feet of the project site.
Prepa by:
C 1
Paul Porter,
Principal Planner
November 3, 1998
M: \PPorter \M \GPA973RP \mnd.doc
2 000154
INITIAZ STUDY
PROJECT TITLE AND CASE NO(S): General Plan Amendment (GPA) No. 97 -3 for
amendment of land use designation from C -2 (General Commercial) to VH (Very
High Density Residential) and OS -2 (Open Space); Zone Change (ZC 97 -7 from
CPD (Commercial Planned Development) to RPD (Residential Planned
Development) and OS(Open Space) - 20 units /acre; Residential Planned
Development Permit No. 97 -1 to allow construction of 312 dwelling units; and
Development Agreement No. 98 -4 an Agreement to have the applicant provide
affordable housing units.
AGENCY CONTACT, ADDRESS AND PHONE NUMBER:
John Luedtke, Vice President,
217 Technology Drive
Irvine, California 92618
(94 9) 789 -1500
PROJECT APPLICANT NAME AND ADDRESS:
Archstone Communities (Security Capital Pacific Trust)
217 Technology Drive
Irvine, California 92618
(949) 789 -1500
PROJECT LOCATION:
The project site is located on approximately 19.2 acres of land southerly of
Los Angeles Avenue bordered by the flood control channel to the south,
Moorpark Avenue on the east, undeveloped land on the west and the LeClub
apartments and Moorpark Avenue to the east.
ASSESSOR PARCEL NO(S):
506 -0- 050 -275
GENERAL PLAN DESIGNATION:
C -2 (General Commercial)
ZONING:
CPD (Commercial Planned Development)
DESCRIPTION OF PROJECT: (Describe the whole action involved, including but
not limited to later phases of the project, and any secondary, support, or
off -site features necessary for its implementation. (Attach additional
sheets if necessary.)
General Plan Amendment (GPA) No. 97 -3 for amendment of land use designation
from General Commercial (C -2) to Very High Density Residential (VH) ; Zone
Change (ZC 97 -3) from Commercial Planned Development (CPD) to Residential
Page 1 of 20 CAM\951MPK -IS.95
000155
Planned Development 20 units per acre (RPD -20u) and Residential Planned
Development Permit (RPD) No. 97 -1 to allow construction of 312 apartment
dwelling units.
The proposed development will consist of 15 structures consisting of
residential buildings ,apartments), clubhouse, fitness center, garage
buildings and carports. As proposed, there will be 156 one bedroom units,
120 two bedroom units and 36 three bedroom units, for a total of 312
apartment dwellings. The size of the units will range from 681 square feet
to 1,200 square feet.
DESCRIPTION OF PROJECT SITE: (Describe the project site as it exists at the
present time, including information on topography, vegetation, and any
cultural, historical or scenic aspects. Describe any existing structures on
the site, and use of the structures.)
The elevation of the site ranges from approximately 498 to 505 above mean sea
level. One drainage occurs at the southern boundary of the site. The site
is vegetated with non - native grasses and scattered native and non - native
annuals and perennials. The dominant plant species is Russian thistle, a
non - native annual. The drainage (Arroyo Simi) is bordered by a vegetated row
of trees and shrubs which may support raptors and other bird species. The
drainage has flowing water and is dominated by Cattail (Typha latifolia). No
raptor nests were observed during the survey which was conducted by SFC
Consultants on August 22, 1997. No sensitive vegetative communities or
habitats were observed or expected to occur on the site. In addition,
according to a Tree Report prepared by L. Newman Design Group, Inc., there
are 27 trees on -site with a total value of $102,100.
SURROUNDING LAND USES AND SETTING: (Describe the project's surroundings.)
Direction Land Use
North: Commercial
South: Flood Control Channel
East: Apartments
West: Undeveloped
OTHER RESPONSIBLE PUBLIC AGENCIES: (For example, agencies from which approval
is required for permits, financing approval, or participation agreement.)
None
IS THE PROPOSED PROJECT CONSISTENT WITH:
Moorpark General Plan
Applicable Specific Plan
Moorpark Municipal Code
Yes _X_ No N/A
Yes X No N/A
Yes X No N/A
Explanation: At the present time, the proposed project is not consistent
with the existing General Plan Designation, Zoning Designation or certain
section of the City's Zoning Ordinance. However, the applicant has applied
for a change to the Land Use Designation of the General Plan and a change to
the Zoning Designation as part of the application. If approved, the project
Page 2 of 20 C:\M195\MPK -IS.95
000156
would be considered consistent w -.th both the General Plan and Zoning
designation on the property.
ENVIRONMENTAL FACTORS POTENTIALL`! AFFECTED: The environmental factors checked
below would be potentially affected by this project, involving at least one
impact that is a "Potentially Si.nificant Impact" as irdicated by the
checklist on the following pages.
X Land Use & Planning
X
Transportation /Circulation
X Public Services
❑
Population & Housing
0 Biological Resources
❑
Utilities & Service Systems
0 Geological Problems
0
Energy & Mineral Resources
❑ Aesthetics
0
Water
0 Hazards
❑
Cultural Resources
❑ Air Quality
0
Noise
❑ Recreation
❑
Mandatory Findings of Significance
ARE ANY OF THE FOLIAWING STUDIES REQUIRED:
Noise Study
Tree Study
Archaeological Report
Biology Report
Geotechnical Report
Soil borings and assessment
for liquefaction potential
Traffic Study
Other: (identify below)
DETERMINATION:
Yes–X—
No_
N /A_
Yes
X
No
N/A-
Yes-X-
No_
N/A-
Yes—X—
No_
N/A-
Yes—X—
No_
N/A
Yes –X— No N/A
Yes–X– No_ N /A_
On the basis of this initial evaluation:
• I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
Date
Paul Porter, Principal Planner
Page 3 of 20
C:1M\95\MPK -IS.95
00015'7
EVALUATION OF ENVIRONMENTAL IMPACTS (CHECKLIST):
• A brief explanation is required for all answers except "No Impact" answers
that are adequately supported by the information sources a lead agency cites
in the parentheses following each question. A "No Impact" answer is
adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g. the
project falls outside a fault rupture zone;. A "No Impact" answer should be
explained where it is based on project- specific factors as well as general
standards (e.g. the project will not expose sensitive receptors to
pollutants, based on a project- specific screening analysis).
• All answers must take account of the whole action involved, including off -
site as well as on -site, cumulative as well as project - level, impacts.
• "Potentially Significant Impact" is appropriate if there is substantial
evidence that an effect is significant. If there are one or more
"Potentially Significant Impact" entries when the determination is made, an
EIR is required.
• Potentially Significant Unless Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially
Significant Impact" to a "Less than Significant Impact." Describe the
mitigation measures, and briefly explain how they reduce the effect to a less
than significant level (mitigation measures from Section XVII, "Earlier
Analysis," may be cross - referenced).
• Earlier analysis may be used where, pursuant to the tiering, program EIR, or
other CEQA process, an effect has been adequately analyzed in an earlier EIR
or negative declaration. Section 15063(c)(3)(D). Earlier analyses are
discussed in Section XVII at the end of the checklist.
• Incorporate into the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a
reference to the page or pages where the statement is substantiated. See the
sample question below. A source list should be attached, and other sources
used or individuals contracted should be cited in the discussion.
Page 4 of 20 C:\M\951MPK -IS.95
000158
(Attached Reference List of supporting information sources explains that 3
is the general plan, and 6 is a USGS topographic map. This answer would
probably not need further explanation.)
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
I. LAND USE AND PLANNING. Would the proposal:
1. Conflict with general plan designation or zoning? (Sources: 3):
❑ ❑ X ❑
2. Conflict with applicable environmental plans or policies adopted by agencies
with jurisdiction over the project? (Sources:2,3,5,6,9,10)
❑ ❑ ❑ x
3. Be incompatible with existing or planned land use in the vicinity?
(Sources:3)
❑ ❑ ❑ X
4. Affect agricultural resources or operations (e.g., impacts to soils or
farmlands), convert agricultural land to nonagricultural use, and /or result
in an inadequate buffer between incompatible land uses? (Sources:3,11)
❑ ❑ ❑ x
5. Disrupt or divide the physical arrangement of an established community
(including a low- income or minority community)? (Sources:3)
❑ ❑ ❑ X
II. POPULATION AND HOUSING. Would the proposal:
6. Cumulatively exceed official regional or local population projections?
(Sources:3)
❑ ❑ ❑ X
7. Induce substantial growth in an area either directly or indirectly (e.g.
through projects in an undeveloped area or extension of major
infrastructure)? (Sources:3,6)
❑ Cl ❑ X
Page 5 of 20 C:1M\95\MPK -1S.95
000159
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
8. Displace existing residents or housing, especially affordable housing?
(Sources:3)
❑ ❑ ❑ X
III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to
potential impacts involving
9. Fault rupture? (Sources:8,11)
❑ ❑ X ❑
10. Seismic ground shaking? (Sources:11)
❑ ❑ X ❑
11. Seismic ground failure, including liquefaction? (Sources:11)
❑ ❑ X ❑
12. Seiche, tsunami, or volcanic hazard? (Sources:11)
❑ ❑ X ❑
13. Landslides or mudflows? (Sources:3,11)
❑ ❑ X ❑
14. Erosion, changes in topography or unstable soil conditions from excavation,
grading, and /or fill? (Sources:11)
❑ X ❑ ❑
15. Subsidence of the land? (Sources:11)
❑ ❑ X ❑
16. Expansive soils? (Sources:11)
❑ ❑ X ❑
17. Unique geologic or physical features? (Sources:11)
Page 6 of 20 CAM1951MPK -1S.95
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
❑ ❑ X ❑
Response
A Geotechnical Feasibility Study was completed on May 9, 1997 by Pacific
Soils Engineering, Inc. to determine the feasibility of the proposed
development as it relates to geotechnical and geologic issues. It was
concluded based upon the firm's field investigation, laboratory test results
and geotechnical analysis that it is feasible from a geotechnical standpoint
to develop the site with the geotechnical conditions indicated in the report,
along with remedial recommendations consistent with generally accepted
geotechnical standards and procedures. Prior to issuance of a building
permit, the developer is required to adhere to the recommendations of the
report.
IV. WATER. Would the proposal result in:
18. Changes in absorption rates, drainage patterns, or the rate and amount of
surface runoff? (Sources:l,ll)
❑ X ❑ ❑
19. Exposure of people or property to water related hazards such as flooding?
(Sources:1,2)
❑ ❑ X ❑
20. Discharge into surface waters or other alteration of surface water quality
(e.g. temperature, dissolved oxygen or turbidity)? (Sources:l)
❑ ❑ X ❑
21. Changes in the amount of surface water in any water body? (Sources:1,3)
22.
❑ ❑ X ❑
23. Changes in currents, or the course or direction of water movements?
(Sources:1,3)
❑ ❑ X ❑
24. Change in the quantity of ground waters, either through direct additions or
withdrawals, or through interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge capability? (Sources:1,3)
Page 7 of 20 C:\M\95\MPK -1S.95
000161
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
❑ ❑ X ❑
25. Altered direction or rate of flow of ground water?
(Sources:1,3)
❑ ❑ X ❑
26. Impacts to groundwater quality? (Sources:1,3,11)
❑ ❑ X ❑
27. Substantial reduction in the amount of groundwater otherwise available for
public water supplies? (Sources:1,3)
❑ ❑ X ❑
28. Location of project within a 100 -year flood hazard area as identified on the
Federal Emergency Management Agency Flood Insurance Rate Map for the City of
Moorpark? (Sources:2)
❑ ❑ ❑ X
Response
Drainage and surface runoff will be changed as a result of this project and
some alteration of floodway flows may occur. An existing improved flood
control channel is situated adjacent to the property. This project has some
potential to result in the modification of the quality of waters through the
flood control channel and will be evaluated prior to the issuance of Building
Permits for compliance with National Pollution Elimination Standards ( NPDES).
Several standard conditions of approval related to NPDES have been applied to
the Residential Planned Development Permit.
V. AIR QUALITY. Would the proposal:
29. Violate any air quality standard or contribute to an existing or projected
air quality violation? (Sources:1,3,9,10)
❑ ❑ X ❑
30. Expose sensitive receptors to pollutants? (Sources:1,3,9,10)
❑ ❑ X ❑
31. Alter air movement, moisture, or temperature, or cause any change in climate?
(Sources:1,3)
❑ ❑ ❑ X
Page 8 of 20 C:1M\951MPK -IS.95
000162
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
32. Create objectionable odors? (Sources:1,3)
❑ 0 X ❑
33. Result in a significant adverse air quality impact (based on the estimated
date of project completion), as identified in the Ventura County Air
Pollution Control District's Guidelines for the Preparation of Air Quality
Impact Analyses? (Sources:1,3,9,10)
❑ ❑ X ❑
34. Result in a significant cumulative adverse air quality impact based on
inconsistency with the Ventura County Air Quality Management Plan?
(Sources:l, 3, 9, 10)
❑ ❑ X ❑
Response
The project will result in construction related emissions and the increase in
automobile related air pollutants. Pursuant to URBEMIS 7G program supplied
from the Ventura County Air Pollution Control District, the proposed project
will produce approximately 2.85 tons of ROG area source emissions
(unmitigated) per year and 8.75 tons per year ROG of unmitigated operational
(vehicle) emissions. In addition, the project will produce 16.96 tons per
year NOx (vehicle emissions) and .80 tons per year area source emissions.
The emissions are above the threshold of 4.56 tons per year. Therefore the
proposed presidential project will have a significant adverse impact on air
quality, which can be mitigated by the payment of fees to be used to fund
Transportation System Management programs throughout the City.
Mitigation
According to the County of Ventura Guidelines for the Preparation of Air
Quality Impact Analysis, the project can be mitigated by paying a
contribution to the TSM fund for a three year period for each pound over the
threshold for the first year and then providing for an increase of 4% for
each of the remaining two years. Therefore a condition has been placed on'
the project requiring that a contribution be paid in the amount of $1,620 for
each of the residential units prior to the issuance of a Zoning Clearance for
construction.
Page 9 of 20 C:UN\951MPK -IS.95
000163
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
InforI4ation Sources):
Significant
Significant
Significant
alternative
transportation
Impact
Unless
Impact
(Sources:3)
Mitigation
❑
❑
Incorporated
❑
42. Rail traffic impacts? (Sources:3)
VI. TRANSPORTATION /CIRCULATION. Would the proposal result in:
35. Increased vehicle trips or traffic congestion? (Sources:3,6,11)
0 ❑ X ❑
36. An intersection level of service less than the City's system performance
objective? (Sources:3,6,10)
❑ ❑ X ❑
37. Hazards to safety from design features (e.g. sharp curves or dangerous
intersections) or incompatible uses (e.g. farm equipment)? (Sources:6)
❑ ❑ X ❑
38. Inadequate emergency access or access to nearby uses?
(Sources:3)
❑ ❑ X ❑
39. Insufficient parking capacity on -site or off -site?
(Sources:5)
❑ 0 X ❑
40. Hazards or barriers for pedestrians or bicyclists?
(Sources:3,5)
❑
❑
X
❑
41. Conflicts with adopted policies supporting
alternative
transportation
(e.g.
bus turnouts, bicycle racks)?
(Sources:3)
❑
❑
X
❑
42. Rail traffic impacts? (Sources:3)
0
❑
X
❑
Response
Thomas S. Montgomery, P.E. prepared a Traffic Study which estimated that the
proposed project would generate slightly less than 1,300 vehicles per day
Page 10 of 20 CAM195\MPK -IS.95
040164
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
with maximum directional peak demands of 81 vehicles per hour inbound during
a typical weekday afternoon commuter peak travel period.
Mitigation
The City Engineer is requiring that the proposed east -west connector street
along the northerly property line be extended west to the alignment of Park
Lane and shall conform to the Ventura County Road Standard Plate B -3C at half
width standard. The Developer will also irrevocable offer to dedicate to the
City half of the required right -of -way (34 feet) for street improvements.
The section of Moorpark Avenue from the northerly property line through the
intersection of Majestic Court, will conform to the Ventura County Road
Standard Plate B -3B with an overall right -of -way width of 84 feet and have a
sidewalk width of 5 feet. An appropriate transition from 84 feet to 60 feet
right -of -way is required south of Majestic Court to the cul -de -sac.
VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to:
43. Endangered, threatened or rare species or their habitats (including but not
limited to plants, fish, insects, animals, and birds)? (Sources:3,11)
❑ ❑ ❑ X
44. Locally designated natural communities (e.g. oak woodland, riparian woodland,
coastal sage scrub, etc.)? (Sources:3,11)
❑ ❑ ❑ X
45. Wetland habitat (e.g. riparian woodland or vernal pool)?
(Sources:3,11)
❑ ❑ ❑ X
46. Wildlife dispersal or migration corridors? (Sources:3,11)
❑ ❑ ❑ x
Response
The site is vegetated with non - native grasses and scattered native and non-
native annuals and perennials. The dominant plant species is Russian
thistle, a non - native annual. The drainage (Arroyo Simi) is bordered by a
vegetated row of trees and shrubs which may support raptors and other bird
species. The drainage has flowing water and is dominated by Cattail (Typha
latifolia). No raptor nests were observed during the survey which was
conducted by SFC Consultants on August 22, 1997. No sensitive vegetative
communities or habitats were observed or expected to occur on the site. In
Page 11 of 20 C:1M\95VMPK -1S.95
000165
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
addition, according to a Tree Report prepared by L. Newman Design Group,
Inc., there are 27 trees on -site with a total value of $102,100.
As a standard requirement, the developer will be required to submit a
landscape plan for the review and approval by the Director of Community
Development. In addition, as part of the landscape plan, the applicant will
be- required to upgrade landscaping to off -set the value of any trees from the
site being removed as a result of the development.
VIII.ENERGY AND MINERAL RESOURCES. Would the proposal:
47. Conflict with adopted energy conservation plans? (Sources:3)
❑ ❑ X ❑
48. Use non - renewable resources in a wasteful and inefficient manner?
(Sources:3)
❑ ❑ x ❑
49. Result in the loss of availability of a known mineral resource that would be
future value to the region and the residents of the State? (Sources:3)
❑ ❑ ❑ X
Response
The propose residential development is not expected to use substantial
amounts of fuel, energy, or mineral resources, and would not substantially
increase demand upon existing resources of energy or require the development
of new sources or energy.
IX. HAZARDS. Would the proposal involve:
50. A risk of accidental explosion or release of hazardous substances (including,
but not limited to: oil, pesticides, chemicals or radiation)?
(Sources:1,3,11)
❑ ❑ X ❑
51. Possible interference with an emergency response plan or emergency evacuation
plan? (Sources:1,3,5)
❑ ❑ X ❑
52. The creation of any health hazard or potential health hazard? (Sources:1,3,5)
❑ ❑ X ❑
Page 12 of 20 C:\M\95\MPK -IS.95
000sss
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significanr
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
53. Exposure of people to existing sources of potential health hazards?
(Sources: 1, 3; 5)
❑ ❑ X ❑
54. Increased fire hazard in areas with flammable brush, grass, or trees?
(Sources:1,3)
❑ ❑ x ❑
55. Project located within or adjacent to a high fire hazard area as defined by
the Ventura County Fire Protection District? (Sources:1,3)
❑ ❑ x ❑
Response
Since the project is a residential project, there is a low risk of upset to
human health impacts. Also, the project is not located in a high hazard
area. The Fire Protection District has placed conditions on the project to
ensure that there is sufficient access for fire protection.
X. NOISE. Would the proposal result in:
56. Increases in existing noise levels? (Sources:1,3,7,11)
❑ ❑ x ❑
57.
58. Exposure of people to conditionally acceptable or unacceptable noise levels
based on the City's Noise Element? (Sources: 113,11)
❑ ❑ x ❑
Response
A Preliminary Acoustical Study was prepared for the apartment project dated
October 7, 1997 by Robert Kahn, John Kain and Associates, Inc. The result of
the analysis indicate that future motor vehicle noise from Moorpark Avenue
and Los Angeles Avenue represents the principal source of community noise
that will impact the site. However, the noise impacts can be adequately
addressed with appropriate noise control measures such as those required
through the building codes. The results of the study indicate that future
exterior noise levels along Moorpark Avenue range from 59.5 dBA CNEL to 64.0
dBA CNEL. The project exterior noise levels are within the City of Moorpark
exterior noise standards of 65 dBA CNEL. It is expected that the City's
interior noise exposure standard of 45 dBA CNEL will be met for units
Page 13 of 20 C:\M\95\MPK -1S.95
000167
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
adjacent to Moorpark and Los Angeles Avenue using a windows closed condition,
requiring mechanical ventilation for the first, second and third floors.
XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need
for new or altered government services in any of the following areas:
59. Fire protection? (Sources:1,3,11)
❑ ❑ x ❑
60. Police protection? (Sources:1,3,11)
❑ ❑ x ❑
61. Schools? (Sources:1,3,11)
❑ ❑ x ❑
62. Maintenance of public facilities, including roads and parks? (Sources:1,3,11)
❑ ❑ x ❑
63. Other governmental services? (Sources:1,3,11)
❑ ❑ x C1
Response
Most project impacts on essential public services are insignificant because
the proposed projected growth is within the planned capacity of the municipal
providers. Standard fees will be paid to affected agencies prior to the
issuance of permits for construction. In addition, any specific conditions
of approval for the agencies have been imposed on the development permit.
XII. UTILITIES AND SERVICES SYSTEMS. Would the proposal result in a need for new
systems or supplies, or substantial alterations to the following utilities:
64. Power or natural gas? (Sources:1,3,11)
❑ ❑ x ❑
65. Communications systems? (Sources:1,3,11)
❑ ❑ x ❑
Page 14 of 20 C:\M195\M9K -IS.95
000168
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
❑
❑
Impact
Unless
Impact
Mitigation
❑
x ❑
69. Solid waste disposal?
(Sources:1,3,11)
Incorporated
66. Local or regional water treatment or distribution facilities?
(Sources:1,3,11)
70. Local or regional water supplies? (Sources:1,3,11)
❑ ❑ x ❑
Response
Most project impacts on public services should be insignificant because the
projected growth is within the planned capacity of the municipal services.
XIII. AESTHETICS. Would the proposal:
71. Affect a scenic vista or scenic highway? (Sources:1,3,11)
❑ ❑ x ❑
72. Result in the loss, covering, or modification of any unique geologic or
physical features? (Sources:ll)
❑ ❑ x ❑
73. Result in hillside grading that is inconsistent with the purpose and intent
of the City's Hillside Management regulations contained in Chapter 17.38 of
the Zoning Code? (Sources:5)
❑ ❑ x ❑
74. Create an aesthetically offensive site open to public view? (Sources:1,3,11)
❑ ❑ x ❑
Page 15 of 20 C:1MW5\MPK -IS.95
000169
❑
❑
x ❑
67. Sewer or septic tanks?
(Sources:1,3,11)
❑
❑
x ❑
68. Storm water drainage?
(Sources:1,3,11)
❑
❑
x ❑
69. Solid waste disposal?
(Sources:1,3,11)
❑
❑
x ❑
70. Local or regional water supplies? (Sources:1,3,11)
❑ ❑ x ❑
Response
Most project impacts on public services should be insignificant because the
projected growth is within the planned capacity of the municipal services.
XIII. AESTHETICS. Would the proposal:
71. Affect a scenic vista or scenic highway? (Sources:1,3,11)
❑ ❑ x ❑
72. Result in the loss, covering, or modification of any unique geologic or
physical features? (Sources:ll)
❑ ❑ x ❑
73. Result in hillside grading that is inconsistent with the purpose and intent
of the City's Hillside Management regulations contained in Chapter 17.38 of
the Zoning Code? (Sources:5)
❑ ❑ x ❑
74. Create an aesthetically offensive site open to public view? (Sources:1,3,11)
❑ ❑ x ❑
Page 15 of 20 C:1MW5\MPK -IS.95
000169
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
75. Result in the loss of a distinctive historic or landmark tree or stand of
mature trees? (Sources:ll)
❑ ❑ x ❑
76. Create light or glare? (Sources:5,11)
❑ ❑ x ❑
Response
The potential adverse aesthetic and visual resource effects of the project
are related to modifications of view corridors, project density and
landscaping and street design issues. View corridor effects are determined
to be insignificant. Visual impacts on the surrounding community are to be
minor as significant landscaping and wall treatments will be provided
throughout the site.
XIV. CULTURAL RESOURCES. Would the proposal:
77. Disturb paleontological resources? (Sources:1,3,11)
❑ ❑ x ❑
78. Disturb archaeological resources? (Sources:1,3,11)
❑ ❑ x ❑
79. Affect historical resources? (Sources:1,3,11)
❑ ❑ x ❑
80. Have the potential to cause a physical or aesthetic change which would affect
unique ethnic cultural values? (Sources:1,3,11)
❑ ❑ x ❑
81. Restrict existing religious or sacred uses within the potential impact area?
(Sources:3,11)
❑ ❑ x ❑
Page 16 of 20 C:\M195\MFK -IS.95
0001'70
Issues (and Supporting
Potentially
Potentially Less Than
No Impact
Information Sources):
Significant
Significant Significant
Impact
Unless Impact
Mitigation
Incorporated
Response
A Cultural Resources Impact Assessment dated August 19, 1997 was prepared for
the site by Christopher E. Drover, Consulting Archaeologist. Although the
proposed site would have been conducive for limited prehistoric subsistence
activities or limited habitation such as occurs on surrounding parcels, the
field survey revealed no new cultural resources were located. As no
archeological or historical sites were found, no cultural constraints exist
for planning purposes and no further archaeological investigation was
recommended.
XV. RECREATION. Would the proposal:
82. Increase the demand for neighborhood or regional parks or other recreational
facilities? (Sources:3)-
❑ ❑ x ❑
83. Affect existing recreational opportunities? (Sources:3)
❑ ❑ x ❑
Summary
The proposed project will have adequate recreational facilities contained
within the apartment complex for the residents. The facilities will include
a pool, spa and recreational building.
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
84. Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below self - sustaining levels,
threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history or prehistory?
❑ ❑ x ❑
85. Does the project have the potential to achieve short -term, to the
disadvantage of long -term, environmental goals?
❑ ❑ x ❑
86. Does the project have impacts that are individually limited, but cumulatively
considerable? (Cumulatively considerable? Means that he incremental effects
of a project are considerable when viewed in connection with the effects of
Page 17 of 20 C:\M\95\M7K -15.95
0001'1
Issues (and Supporting
Potentially
Potentially
Less Than
No Impact
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
past projects, the effects of other current projects, and the effects of
probable future projects.)
❑ ❑ x ❑
87. Does the project have environmental effects which will cause substantial
adverse effects on human beings, either directly or indirectly?
❑ ❑ x ❑
I. EARLIER ANALYSES.
lier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
cess, one or more effects have been adequately analyzed in an earlier EIR or negative
laration. Section 15063(c)(3)(D). In this case a discussion should identify the
lowing on attached sheets:
Earlier analyses used. Identify earlier analyses and state where they are available
for review.
Impacts adequately addressed. Identify which effects from the above checklist were
within the scope of an adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
Mitigation measures. For effects that are Less than Significant with Mitigation
Incorporated, describe the mitigation measures which were incorporated or refined
from the earlier document and the extent to which they address sit - specific
conditions for the project.
IZ. REFERENCE LIST:
The references used in responding to this questionnaire include the
following:
Standard References
1. EIR for Moorpark Land Use and Circulation Element Update and Sphere of
Influence Expansion Study (1992).
2. Federal Emergency Management Agency, Flood Insurance Rate Map,
Community Panel Number 060712 0005 A, September 29, 1986 and revision
dated August 24, 1990.
3. General Plan of the City of Moorpark.
4. Institute of Transportation Engineers, Trip Generation, 1987.
Page 18 of 20 C:\NM5\MPK -IS.95
0001'72
Issues (and Supporting
Potentially
Potentially
Less Than
No Impac't
Information Sources):
Significant
Significant
Significant
Impact
Unless
Impact
Mitigation
Incorporated
5. Moorpark Municipal Code, including Title 17, Zoning.
6. Moorpark Traffic Analysis Model, Model Description and
Validation,Junel994.
7. Technical Appendices for the General Plan Noise Element, November 1994.
8. U.S.G.S. Topographic Quadrangle Maps for Moorpark.
9. Ventura County Air Pollution Control District, Guidelines for the
Preparation of Air Quality Impact Analysis, 1989.
1O.Ventura County Air Pollution Control District, Ventura County Air Quality
Management Plan, 1995.
ll.Project Technical Study References
Biological Report
Archaeological Study
Noise Study
Tree Report
Traffic Study
Preliminary Soils Report
Page 19 of 20 C:\NA95\MPK -1S.95
0001'73
MITIGATION MONITORING PROGRAM
Air Quality Mitigation
Mitigation
According to the County of Ventura Guidelines for the Preparation of
Air Quality Impact Analysis, the project can be mitigated by paying a
contribution to the TSM fund for a three year period for each pound
over the threshold for the first.year and then providing for an
increase of 4% for each of the remaining two years. Therefore a
condition has been placed on the project requiring that a contribution
be paid in the amount of $1,620 for each of the residential units prior
to the isivance of a Zoning Clearance for construction.
Monitorin
The City will collect the contribution prior to the
applicant receiving a Zoning Clearance for construction.
Traffic Mitigation
Mitigation
The City Engineer is requiring that the proposed east -west connector
street along the northerly property line be extended west to the
alignment of Park Lane and shall conform to the Ventura County Road
Standard Plate B -3C at half width standard. The Developer will also
irrevocable offer to dedicate to the City half of the required right -
of -way (34 feet ) for street improvements. The section of Moorpark
Avenue from the northerly property line through the intersection of
Majestic Court, will conform to the Ventura County Road Standard Plate
B -3B with an overall right -of -way width of 84 feet and have a sidewalk
width of 5 feet. An appropriate transition from 84 feet to 60 feet
right -of -way is required south of Majestic Court to the cul -de -sac.
Monitoring
The City Engineer will ensure construction of the required
road improvements prior to completion of the project.
1
000174
MOORPARK, CALIFr;
Planneg c4mmmion gN
ci
ACTXft
City of Moorpark
Community Development Department
Staff Report
February 3, 1999
PLANNING COMMISSION MEETING DATE: 2/8/99 AGENDA ITEM NO.: 9.A.
GPA 97 -3,
General Plan Amendment to change the land use
ZC 97 -7,
designation from General Commercial to Very High
RPD 97 -1
Density Residential; Zone Change from Commercial
Planned Development to Residential Planned
Development and Residential Planned Development j
Permit to allow construction of 312 dwelling units.
(Continued from January 25, 1999)
APN
506 -0- 050 -275
CEQA
Mitigated Negative Declaration
APPLICANT: ARCHSTONE COMMUNITIES (SECURITY CAPITAL PACIFIC
TRUST)
REQUEST: General Plan Amendment No. 97 -3 to change the Land Use
Designation from General Commercial (C -2) to Very High Residential
(VH), with the exception of the area along the southerly portion of
the property required to be dedicated to the Ventura County Flood
Control District which is to have the land use designation of Open
Space 2 (OS -2); Zone Change No. 97 -7 from CPD (Commercial Planned
Development) to RPD - 16.2 du (Residential Planned Development
Permit - 16.2 units per acre maximum), with the exception of the
area along the southerly portion of the property required to be
dedicated to the Ventura County Flood Control District which is to
have the zoning designation of OS (Open Space) ; and Residential
Planned Development Permit No. 97 -1 for construction of 312
apartments. Planning Commission action is a recommendation to City
Council who will take final action.
ENVIRONMENTAL ASSESSMENT: A Mitigated Negative Declaration has been
prepared for the General Plan, Zone Change, Residential Planned
Development, and Development Agreement and is subject to the
recommendation of the Planning Commission.
ATTACHMNT 8
AO CLgfe +rWA Ardmone \PC 2.8dRC44Z7J0 NAdoc
0001'75
FILE COPY
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 2 of 14
LOCATION: West side of Moorpark Avenue adjacent to the flood control
channel.
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BACKGROUND:
This request for General Plan Amendment 97.03, Zone Change 97.07
and Residential Planned Development Permit No. 97.01, all related
to the proposed construction of a 312 unit apartment complex on
19.2 acres was reviewed by the Planning Commission at their meeting
of January 25, 1999 and continued to February S, 1999.
The subject property is located on the west side of Moorpark
Avenue south of Los Angeles Avenue and on the north side of the
Arroyo Simi.-
This item was continued by the Planning Commission to allow the
applicant the opportunity to respond to several questions that the
Commission had related to parking and loading, traffic,
architecture, issues related to schools concerning, student
generations, school fees, bus pick -up locations, recreation
facilities and pedestrian crossing at Los Angeles Avenue. Other
questions that are responded to in this report involve property to
the west of this site, definition of affordable housing categories,
Moorpark Avenue widening and improvements, park fees and
improvements on the east /west street extended to Park Lane.
incorporation of the east west street extended.
®001'76
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 3 of 14
DISCUSSION:
The applicant has provided a written response, including tables
and an exhibit to nine (9) issues, which is Attachment No. 11 to
this report. Additionally, staff has responded to each of the
issues that were identified and where appropriate reference the
applicant's response.
Unit Breakdown
There were questions concerning the unit breakdown. The
following unit breakdown represents the applicant's request.
1 Bedroom Units 120
2 Bedroom Units 156
3 Bedroom Units 36
Total 312
F.
This project as submitted includes an Affordable Housing
component which allows the entire project to qualify under Section
17.36.030B3 of the Zoning Ordinance as an Affordable Project which
allows certain modifications of up to 20% of the identified
development standards to be granted by the City Council from the
following standards.
• Landscape setback - 20 feet on a minor street
• Interior yard setback - 10 feet
• Minimum rear yard setback as determined by the
Residential Planned Development
• The maximum structure height of 35 feet may be modified.
• The maximum of three stores may be modified
• The maximum height of accessory buildings of 15 feet and
patios of 12 feet may be modified
0001'7'7
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 4 of 14
• Lot size may be modified
• Parking requirements may be modified to be adequate for
approval.
This project site is identified by- the Housing Element as
Figure 2 as one of 6 sites that is planned, zoned or has the
potential to accommodate multi - family developments and that could
as a result help the City in satisfying State mandated housing
goals, particularly with the inclusion of affordable units.
This project is proposed to include 62 Affordable Housing
units which is 20$ of the total proposed units of 312. Of the 62
units proposed 25 units are in the Very Low - Income category as
defined below and will be comprised of two and three bedroom units.
Vey Low Income - Defined in California State law as less than
50% of the Median Income of the County. A family size of four (4)
serves as the benchmark, which results in an income level of
$31,550, based upon the 1998 Ventura County Median Income of
$63,100 for a family of four.
Lower Income - Defined in California State Law as 50%-8o% of
the Median Income of the County. A family size of four (4) serves
as the benchmark, which results in an income of $31,550- $45,300,
based upon the 1998 Ventura County Median Income of $63,100 for a
family of four.
The balance of affordable units, which is 37 are proposed to
qualify for the Low Income category as defined below and is
proposed to be comprised of eight 1- bedroom units.
Chapter 17.64 of the Zoning Ordinance establishes the
opportunity for the City Council to provide incentives to an
applicant including modification of development standards and a
density bonus in accordance with California Government Code Section
65915. Up to a 25* bonus may be granted, which the City of Moorpark
has identified in its General Plan as 20 dwelling units per acre.
Other standards that may be evaluated by Council include.
01001'8
PLANNIN; COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 5 of 14
• Incentives provided by the City as determined by the
City Council that my include but are not limited to;
• Reduction in site development standards up to 20%-;
• Other incentives proposed by the developer that result
in identifiable cost reductions.
Based upon the above provisions of the Zoning Ordinance the
City has identified its intent to evaluate housing projects with an
affordability component on a project by project basis, but with
guidelines to determine the development standards that may be
appropriate. The overall number of units at 62 or 20% that are set
aside for lower income residents, is consistent with the provisions
of Section 17.64.030 of the Zoning Ordinance to qualify for a
Density Bonus and other incentives. Based upon the 25% density
provision included in Section 17.64.030 of the Zoning Ordinance is
also consistent with the maximum allowed density (with bonus)
outlined by the General Plan Land Use Element in Table 2 of Section
5 for Affordable Housing. This proposal could have a density of 20
dwelling units per acre (proposed' land use is Very High
Residential), however it has been proposed at 16.2 dwelling units
per gross acre.
A number of questions were asked concerning parking issues,
related to the overall amount, number of handicap spaces, provision
of garages vs. carports and the need for loading zones. Based on
requirements for parking found I Section 17.32 of the Zoning
Ordinance parking for this project is required as follows.
• Units in multifamily buildings of one bedroom or more -
2 covered spaces one of which shall be in a garage.
• Visitor parking in a Residential Planned Development
zone shall be one -half space per dwelling unit.
• Standards may be reduced as a function of the review
process when senior housing or affordable units are
included.
000.'79
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 6 of 14
Based upon the above ordinance criteria 780 parking spaces
would be required, 624 of which would be required to be covered
including 312 in garages for an overall ratio of 2.5 spaces for
each dwelling unit. The applicant is proposing a total of 624
spaces, 312 of which are covered (one space per unit) with 231 in
carports and 81 spaces in garages and 31 guest spaces for an
overall ratio of 2.0 spaces for each dwelling unit. The difference
in overall spaces between the code requirement and applicants
proposal is 156 spaces or .5 spaces per dwelling unit. Handicap
parking is not incorporated into the Zoning Ordinance but is
instead identified by the project architect consistent with the
criteria found in the Americans with Disabilities Act (ADA). Any
spaces reserved for handicapped users may be provided within the
overall code - required number of spaces, additional spaces are not
required.
The Zoning Ordinance does not currently include a requirement
for a loading zone in conjunction with the residential parking
component and the applicant has not designated loading zones.
Vehicles that are loading or unloading goods tend to be parked as
close as possible to the pick -up or delivery point and as such if
required in an apartment complex, would probably not be close to
the point of pick -up or delivery. Staff would recommend against a
requirement for a loading zone within the complex.
The applicant has provided information concerning parking
ratios for 16 cities in California, 6 of which are in Ventura
County in Attachment No. 11 to this report. Except for Simi Valley
most cities require only 1 -1/2 parking spaces for a one bedroom
unit. Whereas, Moorpark requires 2 parking spaces plus % parking
space for guests for each unit with one or more bedrooms. The
overall average parking ratio for 16 municipalities is 2.03 spaces
per unit. As noted by the staff report for the January 25, 1999
Planning Commission meting, the Council Ad Hoc Committee
recommended acceptance of the parking ratio of two spaces for each
apartment unit.
The applicant also conducted a parking demand study based on
the number of vacant parking spaces in six apartment projects in
Ventura County and Agoura Hills. This study indicated an overall
average parking demand of 1.58 spaces per unit on weekdays and
1� :��
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 7 of 14
1.54 spaces per unit on weekends. The only project with a parking
demand greater than 2.0 spaces per unit was the LeClub apartments
in Moorpark. The study counted all garage spaces (1 per dwelling
unit) as occupied since they could not be verified. However, the
garage spaces have frequently been used for other than parking.
This is an issue which Archstone has been working on since they
purchased the LeClub project. They are now incorporating language
in leases and additional measures to limit other uses of the
garage spaces. The Institute of Transportation Engineers in their
Parking Generation Handbook indicates an average parking demand
for low /mid rise apartments of 1.04 parking spaces per unit based
upon sixty studies of apartments with an average of 222 dwelling
units each. The majority of these studies were conducted in
California, Texas and Illinois.
Considering the mix of one bedroom units for the proposed
project, the parking demand surveys, and the parking requirements
for other jurisdictions the proposed overall parking ratio of two
parking spaces per unit appears to provide adequate parking for
the project.
Construction of East /West Street with connection to Park Lane
There was comment during the January 25, 1999 Planning
Commission hearing that this connection should be included as a
condition of the project because of traffic concerns in the area
and to allow the egress at the northwest corner of the site to be
more effective. It was intended that the extension of this
east /west street across the site frontage with connection to Park
Lane be a condition of the project. Conditions within the
Resolution have been reworded to make clear the requirement for
improvement of this new east /west link between Moorpark Avenue and
Park Lane.
In addition to the Park Lane improvement, some limited
improvement of the west side of Moorpark Avenue may be appropriate
to provide an acceptable transition to the new east /west connector
from Los Angeles Avenue and to provide for an appropriate
travelway when proceeding south from the nearby gas station.
Planning Commission briefly addressed this issue at the hearing.
Also, improvements of this segment between the gas station and the
000181
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 8 of 14
proposed east /west street will be appropriate to provide safe
passage of pedestrians especially students to he Los Angeles
Avenue /Moorpark Avenue intersection. This improvement will
additionally assist in conveying traffic to the project from an
eastbound direction consistent with the suggestion by applicant's
engineer that additional paving be installed on Los Angeles Avenue
to facilitate right turns to Moorpark Avenue for eastbound
traffic. Moorpark Avenue has a current right -of -way of 46 feet
from the south line of the gas station to the northeast corner of
the subject property; therefore dedication of land will be
required to facilitate street improvements. This issue may be
appropriately incorporated as part of the Development Agreement
required for this project.
Part of the applicants revised information (refer to
Attachment No. 11 ) addresses traffic impacts on the proposed new
east /west street as well as issues related to pedestrian ways.
In conjunction with the discussion on garages (vs.) carports
a questions was asked about storage available within the
residential units. Based upon the size of the units, the storage
area, which is located off the deck or patio, varies. The interior
available (water heater is also in storage closet) storage space
varies in width from three feet to six feet six inches with a
constant depth of three feet. Additionally the garage structures
have storage lockers with interior dimension of 5'x5' at one end
of most of the 7 car garages which will be available for rental.
Each garage structure that includes these storage lockers has four
lockers, which will be available on 10 of the structures for a
total of 40 storage lockers.
The conditions requested by the Moorpark Unified School
District reflect some need on the part of the district for
flexibility. The applicant has been in touch with the school
district and additional meetings will be held to arrive at an
appropriate conclusion relative to district needs. The per square
foot charge for habitable space which would currently apply to this
,X W-
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 9 of 14
project is $1.93 per square foot. Any of the conditions relating to
school funding issues would be handled through negotiations between
the project applicant and the school district. One other issue that
was briefly touched on involved a potential location for a school
bus stop. The school district has not specifically requested that
a bus stop be provided for this project -. Additionally, on recent
prior projects similar to this proposal (Pacific Communities) the
district specifically declined the opportunity for an on -site stop
or turn around. Based upon the future configuration of Moorpark
Avenue as a cul -de -sac at the Arroyo Simi, if a bus stop is desired
on this area, adequate area on the street is likely to be
available. Placement of a stop or turn around on -site is not
recommended.
The property located west of the subject property is irregular
in shape with an approximate area of six acres from the centerline
of the new east /west street south to the Arroyo prior to dedication
of any land, if required for expansion of the Arroyo Simi. The
owner of this site was approved by the City Council to be part of
this General Plan Amendment and rezoning but chose not to pursue a
multiple residential designation at this time. The boundary of this
parcel with the same ownership does extend north to Los Angeles
Avenue however it is doubtful that the portion of land, which will
lie north of the new east /west roadway, will be designated for
residential use.
Architecture
There was concern about the ends of certain buildings and the
lack of architectural features on the carports below the roofline.
The applicant in Attachment No. 11 has responded to those concerns
by incorporating additional detail on the end of Buildings 1, 11,
12, and 13 (which are visible from the public right -of -way) through
the use of a stucco pop -out detail that conveys the sense of an
arch at ground level, two arched windows at the second floor and a
parapet detail at the 3rd floor window level.
Incorporated painted wood columns with horizontal detailing of
wood approximately 4 feet above the parking surface. The carport
000183
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 10 of 14
structure would also include wood fascia with the barrel tile roof.
The Commission voiced a concern relative to the "Top Hat"
architectural solution given to the carports, the incorporation of
a wood detail feature as proposed consititutes a minor change that
may present a hazard to drivers and pedestrians and could be easily
damaged. Staff would suggest that some alternative solution be
provided to address Commission's concerns.
Tot - lot
The Planning Commission asked questions about the proposed
tot -lot, including its size and the type of play equipment
proposed. The applicant has submitted information in this regard in
Attachment No. 11 , including.
• The size of the tot -lot is 8,500 square feet
• The proposed play equipment is portrayed in an exhibit
found in Attachment No. 11 , with a list of its features
which include; slides, climbing opportunities, deck
areas, and ladder, suspension bridge and ship's wheel.
The area required for this proposed equipment including
necessary safety clear areas around its perimeter is
27 "x28" or a 756 square foot area. An example of this
type of equipment may be viewed at the City of Moorpark
- children play equipment at the entrance to City Hall
across from the library.
The Planning Commission had several questions concerning
lighting. The applicant as part of the original application,
submitted a lighting plan which shows approximate light source
locations and the characterization of the proposed light fixtures.
No details were submitted concerning fixture design or height of
fixtures, if intended to be free standing. Light fixtures are
indicated around and on the buildings, throughout the project
walkways under the roofs of the carport structures and on the walls
of the garage structures. There is a condition concerning the
minimum amount of light required under conditions required by the
Police Department. Conditions to insure additional review of
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 11 of 14
project lighting have been incorporated into the •attached
resolution.
Park Fees
The Planning Commission asked a question about the payment of
Park Fees by this project, with a response by staff that they would
be paid. Park fees were discussed by the Council Ad Hoc Committee
and were recommended to be incorporated as part of a Development
Agreement, which has not been completed at this time. The
Development Agreement will be reviewed by the Planning Commission
for a recommendation to the City Council. No date has yet been set
for review of the Development Agreement. Condition No. 17 was also
added to reflect the recommendations of the Council Ad Hoc
Committee.
Although a location is designated on the site plan for
entrance signage, a specific proposal has not been submitted to
date. The Planning Commission comment related to the concept that
"monument" type signage be required, which has been included as a
condition in the attached resolution.
Other Issues
Other issues that were addressed by the Planning Commission
included:
Impact of traffic from the new east /west connector
street. Commission was concerned about the impact of
traffic to Los Angeles Avenue, especially at Park Lane
is a result of the proposed connection between Moorpark
Avenue and Park Lane on the north side of the subject
property. Applicant's Traffic Engineer has prepared
additional information included in Attachment No. 11
that responds to this issue. The conclusion reached by
Thomas Montgomery, applicant's Traffic Engineer is that
less than 100 vehicle trips per day (VPD) with peak
traffic, of 10 vehicle trips per hour of afternoon would
be attributable to this project.
000185
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 12 of 14
• Pedestrian crossing of Los Angeles Avenue. The response
provided by Thomas Montgomery concerning pedestrian
crossing especially by school children, is that;
adequate time is provided to cross in all directions
within properly marked crossings. Additionally provision
of a school crossing guard is requested by the school
district for Los Angeles Avenue on the east side of the
Moorpark Avenue intersection, which will enhance
pedestrian safety at this location.
Left Turn Egress from the Gas Station
The applicant's Traffic Engineer conducted a survey as noted
in Attachment No. 11 concerning this issue concluded that
increased traffic generated by the proposed project when combined
with the observed left turns would not create a problem.
Summary:
The information provided above by staff combined with the
information found in Attachment No. 11 responds to questions from
Planning Commission concerning the 312 -unit apartment complex
proposed by Archstone Communities. City and State codes provide for
consideration of modifications in standards to promote affordable
housing. Balancing the goals for affordable housing with other City
goals is part of he consideration of this project.
• The information including the staff report, initial
study, Mitigated Negative Declaration and resolutions
related to the General Plan Amendment and Rezoning
should be reviewed along with this updated information
to determine the recommendation appropriate to send to
City Council. All of the prior information together with
a revised resolution for approval of the Residential
Planned Development has been included with this staff
report.
COQ186
PLANNING COMMIS)ION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 13 of 14
Public Hearincr - Posting the Site
The applicant has properly
site consistent with requirement s
Code.
General Plan Amendment
completed all legal posting of the
of the City of Moorpark Municipal
California State Law (Section 65358 of the Government Code)
allows that a mandatory element of the General Plan (Land Use is
mandatory) may not be amended more than four times during the
calendar year. To date the Land Use Element has been amended once
for 1999 through adoption of the Citizen SOAR (Save Open Space and
Agricultural Resources) by an Initiative Vote. Specific Plan No. 2
and Pacific Communities Residential Planned Development on the
south side of Los Angeles Avenue west of this property could result
in Amendment 2 and 3 of the Land Use Element. A determination by
the Planning Commission, sent forward to City Council in a timely
manner could result in a consolidation hearing with one of the
projects mentioned above such that the fourth opportunity to amend
the Land Use Element remains available for use at Council
discretion. The action by the City Council (Legislative Body)
constitutes the time when the action is recorded for amendment
purposes.
1. Open the public hearing, accept public testimony and close the
public hearing.
2. Consider the Mitigated Negative Declaration prepared for the
requested entitlements prior to making a recommendation to the
City Council.
3. Adopt Resolution No. recommending to the City Council
approval of General Plan Amendment 97 -3, Zone Change No. 97 -3,
and Residential Planned Development Permit No. 97 -1 with
conditions.
000187
PLANNING COMMISSION
GENERAL PLAN AMENDMENT NO. 97 -3, ZONE CHANGE NO. 97 -3, AND
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1. APPLICANT:
ARCHSTONE COMMUNITIES
Page 14 of 14
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
S.
9.
10.
11.
General Plan
Zoning Map
Site Plan
Elevations
Landscape Plan
Initial Study
Mitigated Negative Declaration
Draft Resolution for RPD 97 -1 with conditions
Resolution GPA 97 -3
Resolution for Zone Change 97 -3
Applicants response to Planning Commission
111 :.
City if Moorpark
Community Development Department
Staff Report
February 22, 1999
PLANNING COMMISSION MEETING DA'T'E: 2/22/99 AGENDA ITEM NO.: 9,A,
RPD 97 -1 Residential Planned Development Permit to allow
construction of 312 dwelling units. (Continued from
February 8, 1999)
APN 506 -0- 050 -275
CEQA [Mitigated Negative Declaration
APPLICANT: ARCHSTONE COMMUNITIES (SECURITY CAPITAL PACIFIC
TRUST)
REQUEST: Residential Planned Development Permit No. 97 -1 for
construction of 312 apartments. Planning Commission action is a
recommendation to City Council who will take final action.
ENVIRONMENTAL ASSESSMENT: A Mitigated Negative Declaration has been
prepared for the General Plan, Zone Change, Residential Planned
Development, and Development Agreement and is subject to the
recommendation of the Planning Commission.
LOCATION: West side of Moorpark Avenue south of Los Angeles Avenue
adjacent to the Arroyo Simi.
'4I' ow
ION SUMMARY: Approval with conditions.
NI
ATTACIO;ST 9 000189
PLANNING COMMISSION
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1
APPLICANT: ARCHSTONE COMMUNITIES
PAGE NO. 2
BACKGROUND:
This request for Residential Planned Development Permit No. 97 -01,
for the proposed construction of a 312 unit apartment complex on
19.2 acres was reviewed by the Planning Commission at their
meetings of January 25 and February 8, 1999 and continued to
February 22, 1999 to review alternatives to provide additional
parking, illustrate details on building architecture and enhance
design of the proposed carports support structure.
DISCUSSION:
The applicant has provided a written response dated February 15,
1999 which includes: a) Three proposed alternatives illustrating
how parking could be increased, b) Elevations of an enhanced
carport design and c) Details of additional architectural detail
illustrated on elevations for Building Type II and Type III
submitted to the Planning Commission for the February 8, 1999
meeting.
Parking
At the Planning Commission hearing of February 8, 1999, the
Planning Commission requested the applicant to develop alternative
site plans illustrating how parking could be increased. As
originally proposed, the project site plan which included 624
spaces which is not consistent with Code requirements noted below.
The reduced number of spaces is however consistent with the
proposed parking ratio reviewed by the Ad Hoc Committee.
The following parking standards in Section 17.32 of the Zoning
Ordinance applies to this project.
• Units in multifamily buildings of one bedroom or more -
2 covered spaces one of which shall be in a garage.
Visitor parking in a Residential Planned Development
zone shall be one -half space per dwelling unit.
• Standards may be reduced as a function of the review
process when senior housing or affordable units are
included.
Based upon the above ordinance criteria 780 parking spaces would
be required, 624 of which would be required to be covered
000190
PLANN114G COMMISSION
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1
APPLICANT: ARCHSTONE COMMUNITIES
PAGE NO. 3
including 312 in garages for an overall ratio of 2.5 spaces for
each dwelling unit. The applicant's original proposal of 624
spaces, 312 of which are covered (one space per unit) with 231 in
carports and 81 spaces in garages and 31 guest spaces had an
overall ratio of 2.0 spaces for each dwelling unit. The
difference in overall spaces between the code requirement and
applicants original proposal was 156 spaces or .5 spaces per
dwelling unit.
At the previous hearing, the applicant provided information
concerning parking ratios for 16 cities in California, 10 of which
were first provided to the Planning Commission in the January 25,
1999 Staff Report. The overall average parking ratio for 16
municipalities is 2.03 spaces per unit.
APPLICANT'S ALTERNATIVE PLANS:
Alternative No. 1
This alternative adds 51 parking places (82 in garages, 231
carports, 165 standard parking spaces, 155 compact parking spaces
and 42 guest parking spaces for a total of 675 parking spaces) ,
which provides a parking ratio of 2.16:1 ratio). This alternative
makes the following site plan modifications:
a. Converts 134 standard parking spaces around the perimeter
of the site to 155 compact parking spaces.
b. Redesigns the main entrance and pool deck to provide 11
additional parking spaces at the main entrance area.
C. Adds a concrete apron in front of the four garage
structures at the west property line to accommodate
future guest parking (The additional parking is not
included in the overall parking count or ratio.
d. Repositions Building 12 and adds additional 7 parking
spaces at the east end of the building.
Summary
This alternative adds 12 parking spaces at the entry way by
reconfiguring the entry, eliminating landscaping area at the east
end of Building No. 12 to add 6 parking spaces, and provides
additional parking around the perimeter of the site. However, the
overall landscaping is reduced on -site from 277,107 square feet to
000191
PLANNING COMMISSION
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1
APPLICANT: ARCHSTONE COMMUNITIES
PAGE NO. 4
263,938 square feet and the amount of decking around the pool area
has been reducad.
The reconfiguration of the circular parking area at the entrance to
the site to a -rectangular shape results in 11 additional parking
spaces however the location of these spaces as guest parking would
be convenient to a limited number of apartments, but would
conveniently serve the recreation building and pool.
As stated above, this alternative proposes 155 compact parking
spaces, however, compact parking spaces are currently allowed only
in industrial projects.
This alternative also proposes tandem parking (one car parked
directly behind another) in front of garage structures located
along the south and west property lines. This parking arrangement
is not currently allowed to satisfy minimum parking ratios and has
not been approved for any City projects. The use of tandem parking
is likely to establish a precedent the effects of which have not
been fully evaluated.
Alternative No. 2
This alternative would provide 51 additional parking spaces,
resulting a parking ratio of 2.17:1 by making the following
modifications to the original site plan:
a. Eliminate the landscaped island between the carport structures
in the parking courts.
b. Redesign the main entrance and reduce the size of the pool
deck to provide 11 additional parking at the main entrance.
C. Replace four trash enclosures throughout the site considered
to be excess when number of enclosures are compared to refuse
company guidelines.
d. Reposition Building No. 12 and add parking spaces at the east
end of the building.
e. Eliminate storage lockers at the end of the garage structures
resulting in adding parking spaces. Storage lockers will be
installed at the end of all garage spaces..
000192
PLANNING COMMISSION
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1
APPLICANT: ARCHSTONE COMMUNITIES
PAGE NO. 5
f. Decrease the number landscaped islands by increasing the
number of parking spaces between landscape fingers from 5 - 7
spaces around the perimeter of the project.
Summary
This alternative provides 53 additional parking spaces and reduces
the total amount of landscaping onsite from 277,107 square feet to
265,169 square feet and reduces the size of the pool deck area. In
addition, this alternative has the same disadvantages with the
reconfiguration of the front entry as stated above, namely the
reduction of the deck area, reduction of the aesthetics of the
entry area, and minimal benefit of 12 additional guest parking
spaces. Elimination of the four trash enclosure areas, does not
have a significant impact as there is a sufficient no of trash
enclosures conveniently located for tenant use. The loss of
landscaping and reduction of the deck area surrounding the pool
together with loss of landscaping within the parking area combined
make this alternative only marginally desirable since open space
and landscaping are eliminated in areas that reduces site appeal
both from on and off site.
Alternative No. 3
This alternative provides 42 additional parking spaces for a 2.13:1
parking ratio and incorporates the following changes to the site
plan:
a. Eliminate the landscaped island between the carport structures
in the parking courts.
b. Replace four trash enclosures throughout the site considered
to be excess when number of enclosures are compared to refuse
company guidelines.
C. Reposition Building No. 12 and add parking spaces at the east
end of the building.
d. Eliminate storage lockers at the end of the garage structures
resulting in adding parking spaces. Storage lockers will be
installed at the end of all garage spaces..
e. Decreasing the number landscaped islands by increasing the
number of parking spaces between landscape fingers.
000193
PLANNING COMMISSION
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 97 -1
APPLICANT: ARCHSTONE COMMUNITIES
PAGE NO. 6
As such, this alternative reduces the total landscaping onsite to
268,297 square feet from 277,107 square feet, which is
significantly less than Alternative No. 1 or 2. In addition, the
deck area of the pool is maintained and the circular entry at the
east end of the project is kept.
Architecture
Discussion by Planning Commission on February 8, 1999 concerning
revised architectural elevations for Building Types II and III
concluded with a request for additional details relating to the
depth of the proposed detail. The applicant in Attachment Nos. 8
and 9 has responded to those concerns by incorporating the dept of
the architectural treatments. As shown, the dept of the
architectural stucco pop -out detail features added to the ends of
the buildings for both types of buildings is 2 feet in depth with
a 3 foot width which provides sufficient depth to be seen from a
distance. These pop -outs features which conveys the sense of an
arch at ground level, two arched windows on the second floor and a
parapet detail at the third level.
The applicant has provided an alternative end and front elevation
of the carport which has been redesigned to provide a 3'6" exterior
cement plaster column at the ends with furred wood columns to be
used as supports along the interior portions of the carport. This
modification may minimize the "top hat" look of the carport
structures and be keeping with the architectural style of the
proposed residential structures is consistent.
Conclusion
Staff recommends Alternative 3 as this alternative provides
minimizes the loss of landscaping, does not utilize compact parking
spaces, provides 42 additional parking spaces throughout the site,
maintains the circular entryway to the project and provides storage
areas within garages.
RECOMMENDATIONS
1. Continue the public hearing, accept public testimony and close
the public hearing.
2. Consider the Mitigated Negative Declaration prepared for the
requested entitlements prior to making a recommendation to the
City Council.
000194
PLANNING COMMISSION
RESIDENTIAL PLANNED DEVELOPMENT PERMIT N0. 97 -1
APPLICANT: ARCHSTONE COMMUNITIES
PAGE NO. 7
3. Adopt Resolution No. recommending to the City Council
approval of Residential Planned Development Permit No. 97 -1
with conditions.
ATTACHMENTS:
1. General Plan
2. Zoning Map
3. Letter from Applicant dated 2/15/99
4. Technical Site Plan (Alternative No. 1)
5. Technical Site Plan (Alternative No. 2)
6. Technical Site Plan (Alternative No. 3)
7. Enhanced Carport End Elevations
8. Enhanced End Elevations for Building Type No. 2
9. Enhanced Building Elevations for Building Type No. 3
000195
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, APPROVING RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NO. 97 -1 CONSTRUCTION OF 312 APARTMENT UNITS ON
APPROXIMATELY 19.2 ACRES OF LAND LOCATED SOUTHERLY OF LOS
ANGELES AVENUE BORDERED BY THE FLOOD CONTROL CHANNEL TO
THE SOUTH, UNDEVELOPED LAND ON THE WEST AND MOORPARK
AVENUE TO THE EAST (APN. 506 -0- 050 -275) ON THE
APPLICATION OF ARCHSTONE COMMUNITIES
WHEREAS, at a duly noticed public hearing on May 5 and
1999, the City Council considered the application filed by
Archstone Communities for approval of Residential Planned
Development Permit No. 97 -1- for approval of a Residential Planned
Development consisting of 312 residential apartment units.
WHEREAS, at its meeting of May 5, 1999, the City Council
opened the public hearing, took testimony from all those wishing to
testify, continued the hearing to and closed the public
hearing on 1999;
WHEREAS, the City Council, after review and consideration of
the information contained in the staff reports dated May 5, 1999
and , and testimony, has reached a 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 adopts the following
findings:
C.E.Q.A. Findings
1. That the Mitigated Negative Declaration /Initial Study for the
project is complete and has been prepared in compliance with the
California Environmental Quality Act (CEQA), and CEQA Guidelines,
and City policy.
2. The contents in the Mitigated Negative Declaration/ Initial
Study have been considered in the various decisions on these
projects.
3. In order to reduce the potential adverse impacts of this
project, mitigation measures discussed in the environmental
document have been incorporated into the proposed project.
000196
ATTACBMENT 10
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 2
4. A Mitigation Reporting and Monitoring Program has been
prepared in compliance with Assembly Bill 3180 and considered in
the various decisions regarding these projects.
Residential Planned Development Permit Findings
1. The proposed project is consistent with the intent and
provisions of the City's General Plan and Zoning Ordinance.
2. The proposed project is compatible with the character of
surrounding development.
3. The proposed project would not be obnoxious or harmful, or
impair the utility of neighboring property or uses.
4. The proposed project would not be detrimental to the public
interest, health, safety, convenience, or welfare.
5. The proposed project is compatible with existing and planned
land uses in the general area where the development is to be
located.
6. The proposed project is 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
aforementioned project will be consistent with the City's General
Plan.
SECTION 3. That the City Council hereby conditionally
approves Residential Planned Development Permit No. 97 -1
(Alternative Site Plan No. 3 with a parking ratio of 2.13:1) on the
application of Archstone Communities subject to compliance with all
of the following conditions:
Approval of Residential Planned Development Permit No. 97 -1 subject
to compliance with the following conditions:
COCIL9'7
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 3
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
GENERAL kEQUIREMENTS:
Permitted Uses
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 approved product mix
shall require approval of a modification to the Residential Planned
Development Permit.
Requirement for Affordable Housing Agreement
2. Approval of the Residential Planned Development Permit is
conditioned upon execution of a Affordable Housing Agreement
between the City of Moorpark and the applicant or developer.
Compliance with the terms and conditions of this Agreement shall
address affordable housing provisions. The Agreement is subject to
the approval of the City Council, and if compliance of the
Agreement is not achieved, the City Council may nullify the
Residential Planned Development Permit. The required provisions
may be incorporated into the proposed Agreement.
Use Inauguration
3. Unless the project is inaugurated (building foundation slab in
place and substantial work in progress) not later than one year
after this permit is granted, this permit shall automatically
expire on that date. The Director of Community Development may, at
his discretion, grant one (1) year extension 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. The
request for extension of this entitlement shall be made at least
30 -days prior to the expiration date of the permit.
Modification to Permit
4. 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
000198
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 4
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 tha Director of Community Development.
Other Regulations
5. The design, maintenance, and operation of the permit area and
facilities thereon shall comply with all applicable regulations of
the RPD zone and all requirements and enactments of Federal, State,
County, and City authorities, and all such requirements and
enactments shall, by reference, become conditions of this permit.
Graffiti Removal
6. 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.
7. Left blank intentionally
Phasing
8. Any phasing shall be approved b y
Development. The Director shall avoid
impacts to existing residential areas
Effect of Conditions
the Director of Community
to the extent possible any
from construction traffic.
9. 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.
Severability
10. 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.
000199
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 5
Permittee Defense Costs
11. 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.
Acceptance of Conditions
12. 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.
Surety for Utilities
13. Prior to issuance of a Zoning Clearance for construction,
approval, the developer shall post sufficient surety to assure
that all proposed utility lines within and immediately adjacent to
the project site shall be placed undergrounded to the nearest off -
site utility pole. Prior to the issuance of an occupancy permit for
the phase of this project, all existing utilities shall also be
undergrounded to the nearest off -site utility pole with the
exception of 66 KVA or larger power lines. This requirement for
undergrounding includes all above - ground power poles on the project
site as well as those along the frontage roads of the site.
Rain Gutters and Downspouts
14. Rain gutters and downspout shall be provided on all sides of
the 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.
Roof Mounted Equipment
15. No roof mounted equipment (other than required vents) shall be
permitted. Exceptions to this limitation must be approved by the
Director of Community Development.
000200
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 6
Lighting Plan
16. A lighting plan which includes all of the information outlined
herein shall be submitted for approval by the Director of Community
Development prior to the start of any work required information
shall include the type and wattage of bulbs used with pole fixtures
or any fixtures. High pressure sodium bulbs are required in
fixtures placed higher than eight feet above ground level where the
resulting light may be seen from a public right -of -way or adjoining
property. Details as to the design of all standards and fixtures is
also required. Ornamental fixtures shall be required where visible
from the public right -of -way.
For all exterior lighting, a lighting plan shall be prepared by
electrical engineer registered in the State of California and
submitted to the Department of Community Development for review and
approval. The lighting plan shall achieve the following objectives:
Avoid interference's with reasonable use of adjoining properties;
minimize on -site and off -site glare; provide adequate on -site
lighting; limit electroliers height; provide structures which are
compatible with the total design of the proposed facility and
minimize energy consumption.
The lighting plan shall include the following:
a. A photometric plan showing a point -by -point foot candle layout
to extend a minimum of twenty (20) feet outside the property lines.
Layout plan to be based on a ten (10) foot grid center. Down
lighting and accent landscape and building lighting shall be
employed throughout the project.
b. Maximum overall height of fixtures shall be twenty five (25)
feet, unless otherwise approved by the Director of Community
Development.
C. Fixtures must possess sharp cut -off qualities with a maximum
of one foot candle illumination at or beyond property lines.
d. Energy efficient lighting devices shall be provided.
e. A minimum of one, and a maximum of two foot candle
illumination with a 1.5 foot candle average, or as otherwise
approved by the Director of Community Development.
000201
City Council Resolution
FPD 97 -1 Archstone Communities
Page No. 7
f. No light shall be emitted above the 90 degree or horizontal
plane. No direct light source shall be visible from the street.
y. Lighting devices shall be high enough as to prohibit anyone on
the ground from tampering with them unless tamper proof fixtures
are approved by the Director of Community Development. All exterior
lighting devices shall be protected by weather and breakage
resistant covers.
h. Lighting devices in the parking lot shall be shielded and
directed downward to avoid light and glare on neighboring
properties.
i. Prior to the issuance of a Building Permit, a copy of the
lighting plans shall also be submitted to the Police for review.
Park and Recreation Facility Fee
17. Prior to issuance of building permits, the developer shall pay
fees in accordance with City's parks and Recreation Facilities
requirements, the amount of which will be determined as part of the
Development Agreement.
Energy Saving Devices
18. That all residential units shall be constructed employing
energy saving devices. These devices are to include, but are not
limited to the following:
a. Ultra low flush toilets (to not exceed 1.6 gallons);
b. Low water use shower controllers as required by Title 24 of
the Uniform Building Code shall be placed on all shower facilities;
C. Natural gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
d. All thermostats connected to the main space heating source
shall have night set back features;
e. To ensure closure when not in use, kitchen ventilation systems
shall have automatic dampers; and
Maintenance of Permit Area
19. The continued maintenance of the permit area and facilities
shall be subject to periodic inspection by the City. The permittee
000202
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 8
or owner shall be required to
maintenance, as indicated by the
five (5) days after notification.
remedy any defects in ground
Code Enforcement Officer within
Archaeological or Historical Finds
20. 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.
Disposal Areas on Plot Plan and Requirement for Recycling Plan
21. All trash disposal and recycling areas shall be provided in
a location which will not interfere with circulation, parking or
access to the building, and shall be screened with a six foot high
solid wall enclosure with metal gates. The final design and
location of the trash enclosures shall be subject to review of the
Director of Community Development prior to the issuance of a Zoning
Clearance for construction. Trash areas and recycling bins shall
be depicted on the final construction plans, the size of which
shall be approved by the Director of Community Development and the
City employee responsible for recycling /solid waste management
programs.
a. Rubbish disposal areas shall include adequate, accessible
and convenient areas for collecting and loading
recyclable materials. The dimensions of the recycling
area shall accommodate containers consistent with current
methods of collection in the area in which the project is
located.
b. Adequate number of bins or containers shall be provided
to allow for the collection and loading of recyclable
materials generated by the development. For commercial
(general, office, or retail), developments, space
allotment for 2 three cubic yard bins (107" x 84 or 168"
x 53.5 "), or a space allotment for one 40 cubic yard bin
(288" x 120 ") and one 3 cubic yard bin (84" x 53.5). The
intended use for this space is to hold two side -by -side
3 cubic yard containers (one for refuse, one for
000203
City Council Resolution
RPD 97 -1 Archstone Communities
Page No. 9
recyclables), or one 40 cubic yard bin for refuse and one
3 cubic yard for recyclables.
C. The design of the refuse disposal areas shall be
compatible in design with the development and the
surrounding area.
d. Disposal areas shall be protected from weather conditions
which might render collected recyclable materials
unmarketable.
e. Driveways or travel aisles shall provide unobstructed
access for collection vehicles and personnel, and provide
the minimum vertical clearance of 30 feet, or other
specified clearance required by the collection methods
and vehicles utilized by the hauler.
f. A sign, approved by the Director of Community
Development, clearly identifying all recycling and solid
waste collection and loading areas, and the materials
accepted therein shall be posted adjacent to all points
of access to the recycling areas.
g. Refuse disposal areas shall not be located in any area
required by the Municipal Code to be constructed or
maintained as unencumbered, according to fire and other
applicable building and /or public safety laws.
h. Recycling area (s) shall be located so they are
convenient and adjacent to regular refuse collection
areas.
Each refuse \recycling enclosure shall have gates and
should be designed with cane bolts to secure the
gates when in the open position.
Space allocation for rubbish and recycling
enclosures shall be designed in a manner that
complies with the equal access requirements of
Title 24 and the American Disabilities Act.
The enclosure shall have a separate indirect
pedestrian access way which does not require doors
or gates.
000204
City Council Resolution
RPD 97 -1 Archs: one Communities
Page 10
Recycling Plan
Prior to issuance of an Occupancy Permit, a Wastc
reduction and recycling plan shall be submitted to
the City of Moorpark Department of Community
Development prior to occupancy of the building.
The plan shall include a designated building
manager, who is responsible for initiating on -site
waste materials recycling programs. This shall
include the acquiring of storage bins for the
separation of recyclable materials and coordination
and maintenance of a curbside pickup schedule.
PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
Citywide Traffic Mitigation Fee
22. Prior to the issuance of a Zoning Clearance for each
unit, the applicant shall pay a Citywide Traffic
Mitigation Fee of $3,000 for each of the 312 residential
units.
Submittal of Landscape Plans
23. Prior to issuance of a Zoning Clearance for
construction, a complete landscape plan, together with
specifications shall be submitted to the Director of
Community Development. The plans shall conform to the
following:
a. Three sets of plans shall be submitted for each plan
check.
b. 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.
C. The plans shall include the following landscape
components as appropriate: demolition, construction,
irrigation, planting, details and specifications.
d. Unless otherwise specified in these project
conditions, the plans shall be prepared in general
conformance mith the Submittal Requirements and Landscape
000205
City Council Resolution
RPD 97 -1 Archstone Comrlunities
Page 11
Standards described in the Ventura County Landscape
Design Criteria.
e. A separate Maintenance Plan shall be prepared in
accordance with the Approval /Installation Verification
standards described in the Ventura County Landscape
Design Criteria.
f. Unless otherwise. specified in these project
conditions, the plans shall be prepared in substantial
conformance with the approved conceptual plans for the
project.
g. The applicant shall bear the full cost of landscape
plan reviews, installation and inspections as deemed
necessary by the Director of Community Development.
h. 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.
i. The following notes shall be included on the plans
and shall be project conditions:
i. All plant material shall conform to the current
issue of the American Standard for Nursery Stock
published by the American Association of Nurserymen.
ii. 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.
iii. Prior to final inspection by the City of Moorpark,
the applicant shall provide a written certification for
the operation of the backflow device.
j. Unless otherwise approved, all open parking areas
shall have fifty percent (50 %) shade coverage by broad
leaf canopy shade tree. Shade coverage is defined as the
000206
City Council Resolution
RPD 97 -1 Archstone Communities
Page 12
maximum shade area created by a tree at fifty percent
(50% at maturity).
k. The planting plan shall indicate the proposed
locations of light standards. The lighting and tree
locations shall be designed to avoid conflicts.
1. All backflow preventers, transformers, and other
above -grade utilities shall be appropriately screened
with walls and /or plantings.
M. The planting and irrigation design shall comply with
the State of California Model Water Efficient Landscape
Ordinance.
n. 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.
o. Subsequent to occupancy, the landscaping shall be
maintained in accordance with the approved Maintenance
Plan.
p. The landscape plan shall include planting and
irrigation specifications for manufactured slopes and all
common areas.
q. A hedge, low wall, or mounding shall be constructed
around the perimeter of the parking area to provide
screening of the parking area from the surrounding
streets.
r. In the area of future buildings not under
construction, turf and irrigation shall be installed.
S. 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.
000207
City Council Resolution
RPD 97 -1 Archstone Communities
Page 13
ii. All plant species utilized shall not exceed
the Irrigation Water Allowance, as discuzsed 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. Plantings in and adjacent to parking areas
shall be contained within raised planters surrounded by
six -inch high concrete curbs.
V. Landscaping shall be designed so as to not
obstruct the view of any exterior door or window from the
street (PD).
vi. Earthen berms and /or low walls shall be
provided to screen views of parked vehicles from access
roads.
vii. Backflow preventers, transformers, or other
exposed above grade utilities shall be shown on the
landscape plan(s).
viii. A coordinated tree planting program shall
be developed which will provide a dominant theme tree
within the components of the proposed development.
ix. 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.
X. 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.
xi. unless specifically excluded by letter
received from Ventura County Flood Control District a
riparian woodland planting program (or other planting
000208
City Council Resolution
RPD 97 -1 Archstone Communities
Page 14
program as approved by the Community Development
Director) along the Arroyo Simi shall be included in the
landscape plan. This planting plan should be designed to
provide a nearly continuous canopy of local riparian
woodland trees along the Arroyo margin within the project
limits. Trees to be planted should include native
California broadleaf trees (Sycamore, Box Elder,
Elderberry, Cottonwood, Alder, and other selected
species).
xii. The applicant shall install purple pipe in all
common areas for the purpose of using reclaimed water
when available.
xiii. Additional landscaping shall be added to
the site to compensate for the dollar value loss of the
existing trees to be removed from the site. The
landscaping proposed to compensate for that removed must
be specifically described in a separate written report
including the function it will serve beyond a general
landscape theme, and shall include specimen size
materials. The Director of Community Development must
approve this report and the materials including their
size prior to approval of the landscape plan.
Construction Access Plan
24. The applicant shall submit a construction access
plan to the Department of Community Development for
review and approval by the Director of Community
Development.
Zoning Clearance
25. 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. A 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 ".'
000209
City Council Resolution
RPD 97 -1 Archstone Communities
Page 15
Enforcement of Vehicle Codes
26.- 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.
Verification of Dedication of Property to Ventura County
Flood Control District ( VCFCD)
27. Prior to Issuance of a Zoning Clearance for
Construction, the applicant shall submit written
verification from VCFCD that the area required by the
VCFCD for the Arroyo Simi Flood Control Channel has been
dedicated to the VCFCD in fee.
Submittal of Construction Drawings
28. 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.
Revisions to Plans
29. Where necessary the proposed plans shall be revised
by the applicant to reflect changes or conditions
required for approval. The following revisions shall be
made subject to approval by the Director of Community
Development.
a. The windows on all building elevations shall be
provided with surrounds or other architectural features.
b. All garage doors shall be of the roll -up sectional
type and have automatic garage door openers.
C. Entryways to the project as well as the courts and
the walkway to the recreational area shall include
decorative stamped concrete or other decorative surface.
d. In order to provide visual relief along the flood
control channel, the site plan and elevations shall be
modified along the southern property line that the
000210
City Council Resolution
RPD 97 -1 Archstone Communities
Page 16
landscaping and landscaping is similar to the garages
shown along the west property line which provides varying
setbacks with landscaping and architectural treatments to
soften the building fagade adjacent to Flood Control
Channel.
e. The entrance at the northwest corner of the project
providing access to the east /west street connecting
Moorpark Avenue to Park Lane shall be noted for resident
egress only and access for emergency vehicles in both
directions. A Knox Box or other method to gain emergency
access acceptable to the Fire and Police Departments
shall be in place when the gate is placed. No gate
opening mechanism available to residents or non - safety
services may be placed that could allow access at this
location.
f. Amend plans as necessary to reflect the additional
architectural features required where the ends of
proposed structures are visible from existing or proposed
public rights -of -way.
g. Submit details (Manufacture Specifications
acceptable) concerning the Children's Play equipment
proposed for the Tot -lot which must be equal to or better
than the equipment detailed to the Planning Commission on
February 8, 1999.
Trees
30. Any removal of trees and the method of tree
replacement shall be approved by the Director of
Community Development as part of the landscape plan
submitted by the applicant.
Outstanding Case Processing Fees
31. The applicant shall pay all outstanding case
processing (Planning and Engineering), and all City legal
service fees prior to issuance of a Zoning Clearance.
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.
000211
City Council Resolution
RPD 97 -1 Archstone Communities
Page 17
Fish and Game Requirement
32. Within two days after the City Council adoption of
a resolution approving the Planned Development Permit,
the applicant shall submit to the City of Moorpark a
check for $1,250 plus a $ 25.00 filing fee payable to
the County of Ventura, to comply with Assembly Bill 3158,
for the management and protection of statewide fish and
wildlife trust resources. Pursuant to Public Resources
Code section 21089 (b) and Fish and Game Code section
711.4 (c), the project is not operative, vested or final
until the filing fees are paid.
Traffic System Management Contribution
33. 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 $1,517.19 per unit to fund TSM programs or
clean -fuel vehicles programs as determined by the City.
Performance Bond
34. No Zoning Clearance may be issued for construction
until all on -site improvements specified in this permit
have been provided or the Director of Community
Development approves the acceptance of a Certificate of
Deposit (CD)to guarantee the construction and maintenance
of exterior improvements including, but not limited to
perimeter tract walls (including stucco treatment),
fences, slope planting or other landscape improvements
not related to grading, private recreational facilities,
etc. Said on -site improvements shall be completed within
60 days of issuance of a Certificate of Occupancy within
a phase. In case of failure to comply with any term or
provision of this condition, the City Council may by
resolution declare the surety forfeited. Upon completion
of the required improvements to the satisfaction of the
City, the City Council may reduce the amount of the
deposit; however, the Certificate of Deposit must be kept
in full effect for one year after the last occupancy to
guarantee that items such as perimeter tract walls,
including stucco treatment; landscaping; fences; slope
planting or other landscape improvements not related to
grading; private recreational facilities, etc. are
maintained. .
000212
City Council Resolution
RPD 97 -1 Archstone Communities
Page 18
Vents and Metal Flashing
35. All roof vents and metal flashing shall be painted
to match the roof color. All deck drains shall drain to
the side and not to a sidewalk or driveway.
Swimmina Pools
36. A six (6) foot high wrought iron fence with
pilasters shall be provided around the swimming pools.
All fences and walls shall be approved by the Director of
Community Development. The height of the walls around
the perimeter of the project shall be in substantial
conformance with perimeter walls or fence details
included in the project landscape plans. Sound
attenuation referenced in any acoustical report prepared
for the project shall be taken into account as necessary.
All wall heights shall be in substantial conformance with
preliminary architectural and landscape plans; the final
wall design shall be prepared in consultation with the
Director of Community Development. Landscaping berms and
other planting techniques shall be employed to minimize
the visual dominance around the development.
37. The location proposed for Solar panels for heating
any swimming pool constructed within the development
shall be subject to the approval of the Director of
Community Development prior to the issuance of a Zoning
Clearance for construction. All solar panels shall be
designed so as to be part of the overall design of the
structure supporting it.
Signage
38. Prior to the placement of any permanent signage on
the site, a Master Sign Program consistent with the
Zoning Ordinance criteria must be approved by the
Director of Community Development. A signage program that
exceeds Zoning Ordinance criteria shall be approved by
the City Council throughout the submittal of a Minor
Modification. Entrance and project identification signs
are restricted to a monument design and must incorporate
the architectural features, materials and coloration
approved for the project.
000213
City Council Resolution
RPD 97 -1 Archstone Communities
Page 19
Requirement for Garage Size and Maintaining Interior
Space.for Parking of Vehicles
39. Individual garages shall be a minimum inside
dimension of 20 feet in length and 10 feet in width with
a minimum interior height of 8 feet. The developer shall
incorporate language in all tenant lease agreements
stating that garages shall be available for the parking
of automobiles at all times. The apartment manager shall
be responsible for monitoring the use of all garages to
ensure this condition is enforced.
Adjacent Property Walls and Fences
40. All property line garden walls or wrought iron
fences shall be placed in proximity to a property line
such that maintenance of areas that may be created may
take place.
Provision for Image Conversion of Plans into Optical
Format
41. 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 and elevations into an optical format
acceptable to the City Clerk.
Cable Service
42. 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.
Color of Exterior Building Materials
43. All exterior building materials and paint colors
shall be those that were approved per the exhibits to the
Department of Community Development.
000214
City Council Resolution
RPD 97 -1 Archstone Communities
Page 20
AshestnG
44. No asbestos pipe or construction material3 shall be
used.
Public Nuisance
45. 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).
46. Prior to the issuance of the first occupancy,
applicant shall pay an amount to cover the costs
associated with a crossing guard at Los Angeles Avenue
and Moorpark Avenue for five years at the then current
rate when paid, plus the pro -rata cost of direct
supervision for one crossing guard location and staff's
administrative costs (calculated at fifteen percent of
the above costs).
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
Will Serve Letter
47. An "Unconditional Will Serve Letter" for water and
sewer service shall be obtained from the Ventura County
Waterworks District No. 1.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE
SATISFIED:
Acceptance of On -Site Improvements
48. No Final Inspection approval shall be granted prior
to acceptance of site improvements such as perimeter and
retaining walls, landscaping, fences, slopes, private
000215
City Council Resolution
RPD 97 -1 Archstone Communities
Page 21
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.
49. All related perimeter and garden walls shall be
constructed prior to the issuance of a Zoning Clearance
for occupancy.
MOORPARK POLICE DEPARTMENT REQUIREMENTS
50. Construction Site Security Provisions. All new
construction, shall comply with the following security
measures until the utilities have been released by the
City:
Perimeter lighting shall be installed at a minimum of 150
foot intervals and at a height not less than 15 feet from
the ground. The light source used shall have a minimum
light output of 2000 lumens, be protected by a vandalism
resistant cover, and be lighted during the hours of
darkness. Additional lighting shall be required if the
construction site exceeds four acres in area. Lighting
shall be installed at locations designated by the Chief
of Police.
Mechanical Parking Gates
Except as otherwise provided in this section, owners or
operators of controlled vehicle parking areas and private
streets which use mechanical parking gates to control
motor vehicle ingress or egress shall install and
maintain an emergency override control device on each
gate. Said device shall be a master key- operated type
00®216
City Council resolution
RPD 97 -1 Archntone Communities
Page 22
switch which shall comply with City of Moorpark Police
Department standards (Knox System). Provision of this
Section shall not apply to a vehicle parking area or
private street without mechanical gates.
Knox Box" key vaults shall be placed on pedestrian gates
leading into the property. Key vaults will also be
installed at pool pedestrian gates. Knox company type
vaults shall he used and keyed for both Ventura County
Fire and Ventura County Sheriff.
Requirements for Locks 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.
Frames, Jambs, Strikes and Hinges 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:
Door jambs 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 each side of the strike.
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.
Door stops on wooden jambs for in- swinging doors shall be
one piece construction with the jamb. Jambs for all
doors shall be constructed or protected so as to prevent
violation of the strike.
The strike plate for deadbolts 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 screws, which must penetrate at least two
(2) inches into solid backing beyond the surface to which
the strike is attached.
000217
City Council Resoluticn
RPD 97 -1 Archstone Communities
Page 23
Hinges for out - swinging doors shall be equipped with
nonrenewable hinge or a mechanical interlock to preclude
removal of the door from the exterior by removing the
hinge pins.
Windows The following requirements must be met for
windows and sliding glass doors:
All windows and sliding glass doors will be designed so
that when they are closed they cannot be lifted out of
the tract.
Louvered windows shall not be used when a portion of the
window is less than 12 feet vertically or 6 feet
horizontally from an accessible surface or any adjoining
roof, balcony, landing, stair tread, platform, or similar
structure.
Garage -type doors All garage doors shall conform to the
following standards:
Wood 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 than five (5) ounces per square foot.
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.
Doors that exceed 16 feet in width, but not exceeding 19
feet in width, shall have the following options as to
locking devices:
Two lock- receiving points or one garage- door -type slide
bolt may be used if mounted no higher than 26 inches from
the bottom of the door.
A single bolt may be used if placed in the center of the
door with the locking point located either at the floor
or door frame header.
000218
City Council Resolution
RPD 97 -1 Archstone Communities
Page 24
Torsion spring counter balance type hardware may be used
if hardware substantially complies with the requirements
of this chapter.
Except in a residential building, doors secured by
electrical operation shall have a keyed switch to open
the door when in a closed position, or shall have a
signal locking device to open the door.
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 -1/2
inches 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 nonremovable
bolts from the outside. Rivets shall not be used to
attach slide bolt assemblies.
Except in a residential building, padlock(s) used with
exterior mounted slide bolt (s) shall have a hardened
steel shackle locking both a heal and toe and a minimum
five pin tumbler operation with nonremovable key when in
an unlocked position. Padlock(s) used with interior
mounted slide bolt(s) shall have a hardened steel shackle
with a minimum four -pin tumbler operation.
Special Building Provisions - Residential
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:
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.
A single or double door shall be equipped with a single
cylinder deadbolt lock. The bolt shall have a minimum
projection of one (1) inch and be constructed so as to
repel cutting tool attack. The deadbolt shall have an
embedment of at least 4% inch into the strike receiving
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 14 inch in diameter. A duel locking
000219
City Council Resolution
RPD 97 -1 Archstone Communities
Page 25
mechanism constructed so that both deadbolt and latch can
be retracted by a single action of the inside door knob,
or lever may be substituted, provided it meets all other
specifications for locking devices.
Door jambs 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.
Door stops on wooden jambs in swing doors shall be of one
piece construction with the jamb. Jambs for all doors
shall be constructed or protected so as to prevent the
violation of the strike.
The strike plate for the deadbolts 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.
Hinges for out - swinging doors shall be equipped with
nonremovable hinge pins or a mechanical interlock to
prevent removal of the hinge pins from the exterior of
the door.
The inactive leaf of double door(s) shall be equipped
with metal flush bolts having a minimum embedment of 5/8
inch into the head and threshold of the door frame.
Glazing in exterior doors, or within 12 inches of any
locking mechanism, shall be of fully tempered glass or
rated burglary resistant glazing.
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.
Street number and other identifying data shall be
displayed as follows:
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
000220
City Council Resolution
RPD 97 -1 Archstone Communities
Page 26
visible to approaching emergency vehicles. The numeral
shall be no less than six (6) inches in height and shall
be of a contrasting color to the background to w:iich they
are attached. Dwellings shall have these numerals
illuminated during the hours of darkness.
There shall be, positioned at each entrance of a multiple
family dwelling complex, an illuminated diagrammatic
representation of the complex which shows the location of
the viewer and the unit designations within the complex.
In addition, each individual unit within the complex
shall display a prominent identification number, not less
than four (4) inches in height, which is easily visible
to approaching vehicular and /or pedestrian traffic.
Lighting in multiple family dwellings shall be as
follows:
Aisles, passageways and recesses to and within the
building complex shall be illuminated with an intensity
of at least twenty -five one hundredths (.25) foot - candles
at the ground level during hours of darkness. Lighting
devices shall be protected by weather and vandalism
resistant covers.
Breezeways and stairwells shall be provided with adequate
lighting to clearly make visible any and all persons in
or near the hallways, stairwells and landings.
Transitional lighting be utilized from five (5) foot
candles in the breezeways and stairwell to one foot -
candle in the parking lots.
Garages and or parking areas required to be covered,
shall have vehicular access door (s) which conform to the
provisions of this chapter.
EXCEPTION: A vehicular access door will not be required
when the inside of a garage, including the entire rear
wall, is visible from floor level to a height of five (5)
feet. Visibility shall constitute an unobscured line of
vision, not to exceed 80 feet, from the window of a
dwelling unit to the inside of the garage. The window is
to have a clear vision panel with the dimensions not less
than three (3) feet either horizontally or vertically,
and the window sill to be not more than four ( 4 ) feet
from the floor. The visibility factor shall apply to
000221
City Council Resolution
RPD 97 -1 Archstone Communities
Page 27
those garages and windows of the same family dwelling
complex.
Landscaping.
Landscaping shall not cover any exterior door or window
landscaping shall not reduce the visibility of passing
motorists view of activities in the parking area.
Landscaping at entrances /exits or at any intersection
will not block or screen the view of a seated driver from
another moving vehicle or pedestrian.
Landscaping shall not restrict the view of parking areas
from residents.
;assive Landscaping around the mailboxes shall not reduce
surveillance of the mailboxes or the immediate
area surrounding the mailboxes from residences for
passing motorists.
• The backs of garages as they face streets need to be
protected from graffiti by planting security plants in a
planter three (3) feet in width and the length of each
wall that face streets or other areas visible to the
general public.
CITY ENGINEER CONDITIONS
PRIOR TO THE ISSUANCE OF A GRADING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
General:
51. The Developer shall demonstrate legal access to the
parcel to the satisfaction of the City Engineer.
Grading:
52. The Developer shall submit to the City of Moorpark
for review and approval, a rough grading plan, consistent
with the approved Tentative Map, prepared by a Registered
Civil Engineer, shall enter into an agreement with the
City of Moorpark to complete public improvements and
shall post sufficient surety guaranteeing the
construction of all improvements.
000222
City Council Resolution
RPD 97 -1 Archstone Communities
Page 28
a. Concurrent with submittal of the rough grading plan
an erosion control plan shall be submitted to the City
for review and approval by the City Engineer. The design
shall include measures for hydroseeding on all graded
areas within 30 days of completion of grading unless
otherwise approved by the City Engineer. Reclaimed water
shall be used for dust control during grading, if
available from Waterworks District No. 1 at the time of
grading permit approval.
b. Project proposes 10,000 cu. yds. of import. Staff
is authorized to approve additional off -site
import /export operations up to 12,500 cubic yards.
Import /Export operations in excess of 12,500 cubic yards
will require additional approval of the City Council
prior to the commencement of hauling or staged grading
operations. A haul route is to be submitted to the City
Engineer for review and approval. Additional surety for
the cleaning and /or repair of the streets may be required
as directed by the City Engineer.
C. All requests for staged grading must be submitted in
writing to the City Engineer for review and approval by
the City Council.
d. Temporary irrigation, hydroseeding and erosion
control measures shall be implemented on all temporary
grading. Temporary grading is defined to be any grading
partially completed and any disturbance of existing
natural conditions due to construction activity. These
measures will apply to temporary grading activity that
remains or is anticipated to remain unfinished or
undisturbed in its altered condition for a period of time
greater than thirty (30) days or the beginning of the
rainy season whichever comes first.
e. The maximum gradient for any slope shall not exceed
a 2:1 slope inclination except where special
circumstances exist. In the case of special
circumstances where steeper slopes are warranted, plans
will be reviewed by a certified soils engineer and their
recommendations will be subject to the review and
approval of the City Engineer and the Director of
Community Development.
000223
City Council Resolution
RPD 97 -1 Archstone Communities
Page 29
f. All graded slopes shall be planted in a timely
manner meeting the approval of the Director of Community
Development with groundcover, trees and shrubs that will
stabilize slopes and minimize erosion.
g. All development areas and lots shall be designed so
that surface drainage is collected by the on -site storm
drain system prior to connecting to the existing flood
control channel to the south of the property.
h. So as to reduce debris from entering sidewalk and
streets, the approved grading plan shall show a slough
wall, approximately 18 inches high, with curb outlet
drainage to be constructed behind the back of the
sidewalk where slopes exceeding 4 feet in height are
adjacent to sidewalk. The Developer shall use the City's
standard slough wall detail during the design and
construction. All material for the construction of the
wall shall be approved by the City Engineer and Director
of Community Development.
Geotechnical /Geology Review
53. The Developer shall submit to the City of Moorpark
for review and approval, detailed Geotechnical
Engineering Report certified by a California Registered
Civil Engineer. The geotechnical engineering report
shall include an investigation with regard to
liquefaction, expansive soils, and seismic safety. In
addition, the report shall discuss the contents of the
soils as to the presence or absence of any hazardous
waste or other contaminants in the soils.
Note: Review of the geotechnical engineering report, by
the City's Geotechnical Engineer, may be required: The
Developer shall reimburse the City for all costs
including the City's administrative fee for this review.
54. All recommendations included in the approved
geotechnical engineering report shall be implemented
during project design, grading, and construction in
accordance with the approved project. The City's
geotechnical consultant shall review all plans for
conformance with the soils engineer's recommendations.
Prior to the commencement of grading plan check, the
Developer's geotechnical engineer shall sign the plans
000224
City Council Resolution
RPD 97 -1 Archstone Communities
Page 30
confirming that the grading plans incorporate the
recommendations of the approved soils report(s).
Storm Water Runoff and Flood Control Planning:
55. The Developer shall submit to the City of Moorpark
for review and approval, drainage plans, hydrologic and
hydraulic calculations prepared by a California
Registered Civil Engineer; shall enter into an agreement
with the City of Moorpark to complete public improvements
and shall post sufficient surety guaranteeing the
construction of all improvements.
The plans shall depict all on -site and off -site drainage
structures required by the City.
The drainage plans and calculations shall indicate the
following conditions before and after development:
a. Quantities of water, water flow rates, major water
courses, drainage areas and patterns, diversions,
collection systems, flood hazard areas, sumps, sump
locations, detention facilities, and drainage courses.
Hydrology shall be per the current Ventura County
Standards except as follows:
b. All storm drains shall carry a 10 -year frequency
storm;
C. All catch basins shall carry a 10 -year storm;
d. All catch basins in a sump condition shall be sized
such that depth of water at intake shall equal the depth
of the approach flows;
e. All culverts shall carry a 100 -year frequency storm;
f. Drainage facilities shall be provided such that
surface flows are intercepted and contained in a storm
drain system prior to entering collector or secondary
roadways;
g. Under a 10 -year frequency storm, local, residential
and private streets shall have one dry travel lane
available on interior residential streets. Collector
000225
City Council Resolution
RPD 97 -1 Archstone Communities
Page 31
streets shall have a minimum of one dry travel lane in
each direction;
h. Drainage to adjacent parcels shall not be increased
or concentrated by this development. All drainage
measures necessary to mitigate storm water flows shall be
provided by the Developer;
i. All drainage grates shall be designed and
constructed with provisions to provide adequate bicycle
safety to the satisfaction of the City Engineer;
j. If the land to be occupied is in an area of special
flood hazard, the Developer shall notify all potential
buyers in writing of this hazard condition. The grading
plan shall also show contours indicating the 50- and 100 -
year flood levels.
k. All flows from brow ditches, ribbon gutters and
similar devices shall be deposited into the storm drain
system prior to entering streets. If necessary, the
storm drain system shall be extended beyond the public
right -of -way through easements to eliminate surface flow
between parcels. Both storm drain and easements outside
the right -of -way are to be maintained by the owners
unless otherwise approved by the City Council.
1. Concrete drainage structures shall be tan colored
concrete, as approved by the Director of Community
Development, and to the extent possible shall incorporate
natural structure and landscape to reduce their
visibility.
M. Drainage for the development shall be designed and
installed with all necessary appurtenances to safely
contain and convey storm flows to their final point of
discharge, subject to review and approval of the City
Engineer.
n. A hydraulic /hydrology study shall be prepared which
analyzes the hydraulic capacity of the drainage system,
with and without the storm drain system for the proposed
development. The Developer shall make any downstream
improvements, required by Ventura County Flood Control
and The City of Moorpark, to support the proposed
development.
000226
City Council Resolution
RPD 97 -1 Archstone Communities
Page 32
o. Improvements shall be constructed to detain drainage
on -site when the drainage amount is between the ten year
and fifty year storm event. A rainfall intensity zone K
shall be utilized in the design unless an alternate
design intensity is approved by the City Engineer.
The applicant shall demonstrate that surface drainage
from the site shall not drain over the sidewalk or
driveways.
56. The Developer shall demonstrate for each building
pad within the development area that the following
restrictions and protections can be put in place to the
satisfaction of the City Engineer:
a. Adeg5ate protection from a 100 -year frequency storm;
and
b. Feasible access during a 50 -year frequency storm.
C. Hydrology calculations shall be per current Ventura
County Standards.
57. All structures proposed within the 100 -year flood
zone shall be elevated at least one foot above the 100 -
year flood level.
58. The Developer shall provide for all necessary on-
site and off -site storm drain facilities required by the
City to accommodate upstream and on -site flows.
Facilities, as shown on existing drainage studies and
approved by the City, shall be delineated on the final
drainage plans. Either on -site retention basins or storm
water acceptance deeds from off -site property owners must
be specified. These facilities (if applicable) must also
be acceptable to the Ventura County Flood Control
District.
National Pollutant Discharge Elimination System (NPDES)
59. Prior to the issuance of any construction /grading
permit and /or the commencement of any clearing, grading
or excavation, the applicant /owner shall submit a
Stormwater Pollution Control Plan (SWPCP), on the form
00022 "1
City Council Resolution
RPD 97 -1 Archstone Communities
Page 33
provided by the City for the review and approval of the
City Engineer.
60. The SWPCP shall be developed and implemented in
accordance with requirements of the Ventura Countywide
Stormwater Quality Management Program, NPDES Permit Ito.
CAS063339.
61. The SWPCP shall identify potential pollutant sources
that may affect the quality of discharges to stormwater
and shall include the design and placement of
recommended. Best Management Practices (BMPs) to
effectively prohibit the entry of pollutants from the
construction site into the storm drain system during
construction.
62. Improvement plans shall note that the contractor
shall comply to the "California Storm Water Best
Management Practice Handbooks"
The project construction plans will incorporate Best
Management Practices (BMP's) applicable to the
development for the review and approval of the City
Engineer. Said requirements shall include the following:
a. All onsite storm drain inlets shall be labeled
"Don't Dump Drains to Arroyo ".
b. No outdoor vehicle maintenance shall be allowed.
C. All common area property shall be maintenance free
of litter and debris.
d. All onsite storm drains shall be cleaned, using
approved methods, at least twice a year, once immediately
prior to October 1, the rainy season, and once in
January.
e. All common sidewalks, walkways, and parking areas
shall be swept regularly to prevent the accumulation of
litter and debris from entering the storm drain. No
cleaning agent must be discharged into a storm drain
system. If any cleaning agent or degreaser is used,
washwater shall not be discharged to the storm drain but
shall be discharged to the sanitary sewer. Discharges to
the sanitary sewer are subject to the review and approval
of the County Waterworks District No. 1.
f. If required by the BMP's for multi - family
residential developments, grease interceptors shall be
installed in all onsite and offsite storm drain inlets.
000228
City Council Resolution
RPD 97 -1 Archstone Communities
Page 34
In the event such grease traps are required to be
installed in any onsite inlet, the developer shall
provide the City with a maintenance program for such
devices. In. such event the CC &R's shall include a
requirement that the owner /manager of the development
shall maintain such grease interceptors in a manner
consistent with requirements of the Maintenance Program.
63. Prior to the issuance of any construction /grading
permit and /or the commencement of any clearing, grading
or excavation, the applicant /owner shall also submit a
Notice of Intent (NOI) to the California State Water
Resources Control Board, Storm Water Permit Unit in
accordance with the NPDES Construction General Permit
(No. CASQ00002): Waste Discharge Requirements for
Discharges of Storm Water Runoff Associated with
Construction Activities). The applicant /owner shall
comply with all additional requirements of this General
Permit including preparation of a Stormwater Pollution
Prevention Plan (SWPPP)
64. The Subdivider /Developer shall obtain a permit from
the State Water Resources Control Board for "All storm
water discharges associated with a construction activity
where clearing, grading, and excavation results in land
disturbances of five or more acres." The Developer shall
submit a Notice of Intent (NOI) to the City Engineers
office as proof of permit application.
65. The Subdivider /Developer shall
NPDES objectives as outlined in
Pollution Control Guidelines for Con!
This handout is available at the City
and a copy will be attached to the
permit.
also comply with
the "Stormwater
>truction Sites ".
Engineer's office
approved grading
66. Development shall be undertaken in accordance with
conditions and requirements of the Ventura Countywide
Stormwater Quality Management Program, NPDES Permit No.
CAS063339.
67. The project construction plans shall incorporate
Best Management Practices (BMPs) applicable to the
development for the review and approval of the City
Engineer.
000229
City Council Resolution
RPD 97 -1 Archstone Communities
Page 35
Street Improvement Requirements:
68. The Developer shall submit to the City of Moorpark
for review and approval, street improvement plans
prepared by a Registered Civil Engineer; and shall post
sufficient surety guaranteeing the construction of the
improvements. Street improvements and median and parkway
landscaping shall not be accepted by the City for
maintenance until completion, unless otherwise determined
by the City Engineer. -
The Developer shall improve the intersection of Los
Angeles Avenue /Moorpark Avenue to maintain the existing
Level of Service C. A more detailed traffic analysis of
the intersection with design shall be submitted to and
approved by the City Traffic Engineer demonstrating
acceptable improvements. Any of the proposed improvements
which will conform with the ultimate build -out of this
intersection shall be credited against the required
intersection mitigation fees in an amount approved by the
City Manager.
69. Publicly dedicated streets shall conform to the
design requirements of the Ventura County Road Standards
(most recent revision).
70. The street improvements shall include concrete curb
and gutter, parkways, street lights, and signing,
striping, interim striping and traffic control, paving,
and any necessary transitions, to the satisfaction of the
City Engineer. All driveway locations shall be approved
by the City Engineer and the Director of Community
Development. The Developer shall dedicate any additional
right -of -way necessary to make all of the required
improvements.
New Street
71. The proposed east -west connector street along the
northerly property line shall extend west to the
alignment of Park Lane and shall conform to the Ventura
County Road Standard Plate B -3C at a half width standard
(1/2 width standard consists of a 34' wide right -of -way
with a pavement width of 261, a parkway width of 8' in
which will include a 5' wide landscape strip adjacent to
the curb and a 5' wide sidewalk, a portion of which shall
City Council Resolution
RPD 97 -1 Archstone Communities
Page 36
be placed on the project site. Applicant shall grant to
the City an easement for sidewalk purposes of a width to
be determined by the City Fngineer and Director of
Community Development. The final location of the
sidewalk will be as determined by the City Engineer and
the Director of Community Development. The Developer
shall irrevocably offer to dedicate to the City prior to
occupancy or any units half of the required right -of -way
(34 feet) for street improvement. The proposed sidewalk
adjacent to the street shall. not be meandering. All
street and right -of -way improvements as required
connecting Moorpark Avenue with Park Lane shall be
installed and inspected for compliance with Ventura
County Standards as specified for this improvement prior
to occupancy of the 200th unit. Completion of these
improvements may be required before occupancy of the
200th unit depending upon approved phasing or occupancy
of any units or the need for emergency access to units
located within 300 feet of the emergency access gate at
the northwest corner of the site.
Moorpark Avenue
72. The section of Moorpark Avenue, from the northerly
property line through the intersection of Majestic Court,
must conform to the Ventura County Road Standard Plate B-
3B with an overall right -of -way width of 84 feet and have
a sidewalk width of 5 feet. An appropriate transition
from 84 feet to 60 feet right -of -way is required south of
Majestic Court to the cul -de -sac as approved by the City
Engineer. The proposed sidewalk adjacent to the street
shall not be meandering.
73. The subdivider shall provide slope easements for
road maintenance purposes only along all roads where the
top of cut plus 5 feet or the toe of fill plus 5 feet is
beyond the dedicated right -of -way. Said slope easements
shall include the area covered by the cut slope plus 5
feet and fill slope plus 5 feet.
74. Streetlights shall be provided on the improvement
plans per Ventura County Standards and as approved by the
City Engineer.
000231L
City Council Resolution
RPD 97 -1 Archstone Communities
Page 37
The Developer shall pay all energy costs associated with
public street lighting for a period of one year from the
acceptance of the street improvements.
75. Above ground obstructions (utility cabinets,
mailboxes, etc.) are to be placed within the right -of -way
landscaping areas whenever possible. When above ground
obstructions are to be placed within the sidewalk, a
minimum five (5) foot clear sidewalk width must be
provided around the obstruction.
76. Additional surety shall be provided for resurfacing
and /or repair of the full width portion of Moorpark
Avenue located adjacent to the project. The surety shall
be used to secure the curb replacement and overlay or
slurry of the street, as a result of damage from
construction work or utility trenching. The City may
require restoration of the street before occupancy of the
building. Surety will be returned upon the City Engineer
accepting the condition of the street.
Other:
77. The Developer shall indicate in writing to the City
the disposition of any wells that may exist within the
project. If any wells are proposed to be abandoned, or if
they are abandoned and have not been properly sealed,
they must be destroyed or abandoned per Ventura County
Ordinance No. 2372 or Ordinance No. 3991 and per Division
of Oil and Gas requirements. Permits for any well reuse
(if applicable) shall conform with Reuse Permit
procedures administered by the County Water Resources
Development Department.
78. The applicant shall comply with all pertinent County
of Ventura Public Works Department water and sewer
connection regulations. These measures shall be
implemented by the County of Ventura Public Works
Department (Waterworks District No. 1)
79. All existing and proposed utilities shall be
undergrounded as approved by the City Engineer.
80. The final design and location of all walls and
fences, streetscape elements, urban landscaping are
000232
City Council Resolution
RPD 97 -1 Archstone Communities
Page 38
subject to the approval of the Director of Community
Development.
81. In accordance with Business and Professions Code
8771 the street improvement plans shall, provide for a
surveyors statement on the plans, certifying that all
recorded monuments in the construction area have been
located and tied out or will be protected in place during
construction.
82. Any right -of -way acquisition necessary to complete
the required improvements will be acquired by the
Developer at his expense.
83. If any of the improvements which the applicant is
required to construct or install is to be constructed or
installed upon land in which the applicant does not have
title or interest sufficient for such purposes, the
applicant shall do all of the following:
a. Notify the City of Moorpark (hereinafter "City") in
writing that the applicant wishes the City to acquire an
interest in the land which is sufficient for the purpose
of constructing all required off site improvements.
b. Supply the City with (I) a legal description of the
interest to be acquired, (ii) a map or diagram of the
interest to be acquired sufficient to satisfy the
requirements of subdivision (e) of Section 1250.310 of
the Code of Civil procedure, (iii) a current appraisal
report prepared by an appraiser approved by the City
which expresses an opinion as to the fair market value of
the interest to be acquired, and (iv) a current
Litigation Guarantee Report.
C. Enter into an agreement with the City, guaranteed by
such cash deposits or other security as the City may
require, pursuant to which the applicant will pay all of
the City's cost (including, without limitation,
attorney's fees and overhead expenses) of acquiring such
an interest in the land.
84. The Developer shall submit wall and landscaping
plans showing that provisions have been taken to provide
for and maintain proper sight distances. All fences,
walls and other structures'over six (6) feet high are to
000233
City Council Resolution
RPD 97 -1 Archstone Communities
Page 39
be submitted to and approved by the Director of Community
De-.7elopment .
85. The subdivider shall offer to dedicate access
easements to the City of Moorpark over all private
streets to provide.access for all governmental agencies
providing public safety, health and welfare.
86. The subdivider shall offer to dedicate to the City of
Moorpark, public use, all right -of -way easements for
public streets.
87. The Developer shall post sufficient surety
guaranteeing completion of all site improvements within
the development and other offsite improvements required
by the conditions as described herein (i.e., grading,
street improvements, storm drain improvements,
landscaping, fencing, bridges, etc.) or which require
removal (i.e., accessways, temporary debris basins, etc.)
in a form acceptable to the City.
88. Left Blank Intentionally
89. The applicant shall make a special contribution to
the City representing the Developers pro- rata share of
the cost of improvements at the following intersection:
Los Angeles Ave. /Moorpark Ave.(estimated cost of
improvement $165,000)
Los Angeles Ave. /Spring Road (estimated cost of
improvement $150,000)
Los Angeles Ave. /Tierra Rejada(estimated cost of
improvement $100,000)
Moorpark Ave. /Poindexter Ave. (estimated cost of
improvement $120,000)
Los Angeles Ave. /Maureen (estimated cost of
improvement $165,000)
The actual contribution (pro -rata share) shall be based
upon the additional traffic added to the intersection as
determined by the City Engineer. The Developer's traffic
engineer shall provide the City Engineer an estimate of
the projected traffic numbers for calculation of the pro -
rata share.
000234
City Council Resolution
RPD 97 -1 Archstone Communities
Page 40
DURING GRADING, THE FOLLOWING CONDITIONS SHALL APPLY:
90. Grading may occur during the rainy season from
October 15th to April 15th subject to installation of
erosion control facilities. Erosion control measures
shall be in place and functional between October 15th and
April 15th.
91. Prior to any work being conducted within the State,
County, or City right of way, the Developer shall obtain
all necessary encroachment permits from the appropriate
Agencies.
92. During site preparation and construction, the
contractor shall minimize disturbance of natural
groundcover on the project site until such activity is
required for grading and construction purposes.
93. During clearing, grading, earth moving or excavation
operations, dust shall be controlled by regular watering.
In addition the following measures shall apply:
a. Water all site access roads and material excavated
or graded on or off -site to prevent excessive amounts of
dust. Watering shall occur a minimum of at least two
times daily, preferably in the late morning and after the
completion of work for the day. Additional watering for
dust control shall occur as directed by the City. The
grading plan shall indicate the number of water trucks
which will be available for dust control at each phase of
grading.
b. Cease all clearing, grading, earth moving, or
excavation operations during periods of high winds
(greater than 20 mph averaged over one hour). The
contractor shall maintain contact with the Air Pollution
Control District (APCD) meteorologist for current
information about average wind speeds.
C. Water or securely cover all material transported
off -site and on -site to prevent excessive amounts of
dust.
d. Keep all grading and construction equipment on or
near the site, until these activities are completed.
000235
City Council Resolution
RPD 97 -1 Archstone Communities
Page 41
e. Face masks shall be used by all employees involved
in grading or excavation operations during dry periods to
reduce inhalation of dust which may contain the fungus
which causes San Joaquin Valley Fever.
f. The area disturbed by clearing, grading, earth
moving, or excavation operations shall be minimized to
prevent excessive dust generation.
g. Wash off heavy -duty construction vehicles before
they leave the site.
94. After clearing, grading, earth moving, or excavation
operations, and during construction activities, fugitive
dust emissions should be controlled using the following
procedures:
a. Apply non - hazardous chemical stabilizers to all
inactive portions of the construction site. When
appropriate, seed exposed surfaces with a fast - growing,
soil - binding plant to reduce wind erosion and its
contribution to local particulate levels.
b. Periodically,
sweep public stre
remove silt (i.e.,
the site by wind,
etc.) which may
activities.
or as directed by the City Engineer,
ets in the vicinity of the site to
fine earth material transported from
vehicular activities, water runoff,
have accumulated from construction
95. All diesel engines used in construction equipment
shall use reformulated diesel fuel.
96. During smog season (May - October) the City shall
order that construction cease during Stage III alerts to
minimize the number of vehicles and equipment operating,
lower ozone levels and protect equipment operators from
excessive smog levels. The City, at its discretion, may
also limit construction during Stage II alerts.
97. Construction activities shall be limited to between
the following hours: a) 7:00 a.m, and 7:00 p.m. Monday
through Friday, and b) 9:00 a.m. to 6:00 p.m. Saturday.
Construction work on Saturdays will require payment of a
premium for City inspection - services, and may be further
000236
City Council Resolution
RPD 97 -1 Archstone Communities
Page 42
restricted or prohibited should the City receive
complaints from adjacen`_, property owners. No
construction work is to be done on Sundays, pursuant to
Section 15.26.010 of the Municipal Code.
98. Truck noise from hauling operations shall be
minimized through establishing hauling routes which avoid
residential areas and requiring that "Jake Brakes" not be
used along the haul route within the City. The hauling
plan must be identified as part of the grading plan and
shall be approved by the City Engineer.
99. The Developer shall ensure that construction
equipment is fitted with modern sound- reduction
equipment.
100. Equipment not in use for more than ten minutes
shall be turned off.
101. If any hazardous waste is encountered during the
construction of this project, all work shall be
immediately stopped and the Ventura County Environmental
Health Department, the Fire Department, the Sheriff's
Department, and the City Construction Observer shall be
notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
102. The Developer shall utilize all prudent and
reasonable measures (including installation of a 6 -foot
high chain link fence around the construction sites or
provision of a full time licensed security guard) to
prevent unauthorized persons from entering the work site
at any time and to protect the public from accidents and
injury.
103. Equipment engines shall be maintained in good
condition and in proper tune as set forth in
manufacturers specifications.
104. Backfill of any pipe or conduit shall be in 4" fully
compacted layers unless otherwise specified by the City
Engineer.
105. Soil testing for trench compaction is to be
performed on all trenches for pipe or conduit placement.
000237
City Council Resolution
RPD 97 -1 Archstone Communities
Page 43
The interval of testing shall be less than once every 4
feet of lift and 100 lineal feet of trench excavated.
106. Observe a 15 mile per hour speed limit for the
construction area.
107. During site preparation and construction, construct
temporary storm water diversion structures per City of
Moorpark standards.
PRIOR TO ISSUANCE OF A ZONING CLEARANCE FOR A BUILDING
PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
108. Prior to issuance of a building permit, the
Developer shall pay to the City the Los Angeles Avenue
Area of Contribution (AOC) Fee, which shall be the dollar
amount in effect at the time the fee is paid.
If previous payment of this contribution can be
demonstrated, to the City's satisfaction upon concurrence
of the City Manager, the Developer would not have to pay
the AOC fee.
109. Left Blank Intentionally.
110. Prior to issuance of a building permit, all
habitable structures shall be designed to current UBC
requirements or the City approved geotechnical report
requirements for the project, whichever standard is most
restrictive.
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY THE
FOLLOWING CONDITIONS SHALL BE SATISFIED:
111. Construction of Moorpark Avenue street /parkway
improvements and /or repairs shall be completed to the
satisfaction of the City Of Moorpark.
112. If directed by the City, the Developer shall have
repaired, overlayed or slurried that portion of Moorpark
Avenue adjacent the development. The repairs, curb
replacement, parkways, sidewalks, and overlay or slurry
of the street, as a result of damage from construction
work or utility trenching shall be along the entire
length of the project including transitions unless
000238
City Council Resolution
RPD 97 -1 Archstone Communities
Page 44
otherwise approved and shall be completed to the
satisfaction of the City Engineer.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND
REDUCTION AND /OR EXONERATION, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
113. Reproducible centerline tie sheets shall be
submitted to the City Engineer's office.
114. Sufficient surety in a form and in an amount
acceptable to the City guaranteeing the public
improvements shall be provided, and shall remain in place
for one year following acceptance by the City.
115. If necessary, the applicant shall file for a time
extension with the City Engineer's office at least six
weeks in advance of expiration of the agreement to
construct improvements. The fees required will be in
conformance with the applicable ordinance section.
116. Original "as built" plans will be certified by the
Developer's Registered Civil Engineer and submitted with
two sets of blue prints to the City Engineer's office.
Although grading plans may have been submitted for
checking and construction on sheets larger than 22" X
3611, they must be resubmitted as "record drawings" in a
series of 22" X 36" mylars (made with proper overlaps)
with a title block on each sheet. Submission of "as
built" plans is required before a final inspection will
be scheduled.
117. During the construction phase, or a 6' high chain
link fence shall be erected around the construction site.
WATERWORKS DISTRICT NO 1 CONDITION:
118. Applicant for service shall comply with the Ventura
County Waterworks District No. 1 Rules and Regulations.
FIRE DEPARTMENT CONDITIONS:
Vertical Clearance of Driveways
119. All driveways shall have a minimum vertical
clearance of 13 feet 6 inches.
000239
City Council Resolution
RPD.97 -1 Archstone Communities
Page 45
Gates
120. Gates used to control vehicle access shall be
designed as required by the Fire Department Gate
Guidelines. Design criteria includes, stacking method of
gate control, clear widths, and Knox systems for secured
gates. Gate plan details shall be submitted to the Fire
Prevention Division for review and approval prior to
construction or map recordation.
Fire Hydrants
121. Prior to construction, the applicant shall submit
plans to the Fire District for approval of the location
of the hydrants. On plans, show existing hydrants within
300 feet of the development. Proposed hydrant is not
acceptable.
122. Fire hydrants shall be installed and in service
prior to combustible construction and shall conform to
the minimum standard of the Moorpark Water Works Manual.
a. Each hydrant shall be a 6 inch wet barrel design
and shall have one 4 inch and two 2 4 inch outlet(s).
b. The required fire flow shall be achieved at no
less than 20 psi residual pressure.
c. Fire hydrants shall be spaced 300 feet on center
and so located that no structure will be farther than 150
feet from any one hydrant.
d. Fire hydrants shall be set back in from the curb
face 24 inches on center.
Fire Flow
123. The minimum fire flow requirement required shall be
determined by the type of building construction,
proximity to other structures, fire walls, and fire
protection devices provided, as specified by the 1994
Uniform Fire Code Appendix III -A and adopted Amendments.
Given the present plans and information, the required
fire flow is approximately 1,750 gallons per minute at 20
000240
City Council Resolution
RPD 97 -1 Archstone Communities
Page 46
psi. The applicant shall verify that the water purveyor
can provide 'Lhe required volume at the project.
Review of Plans for Fire Lanes
124. Prior to construction the applicant shall submit two
(2) site plans to the Fire District for review and
approval of the location of the fire lanes. The fire
lanes shall be in accordance with California Vehicle
Code, Section 22500.1 and Article 10 of the Uniform Fire
Code prior to occupancy.
Address Numbers
125. Address numbers, a minimum of 6 inches high shall be
installed prior to occupancy, shall be of contrasting
color to the background, and shall be readily visible at
night. Where structures are set back more than 150 feet
from the street, larger numbers will be required so that
they are distinguishable from the street. In the event
the structure(s) is not visible from the street, the
address number(s) shall be posted adjacent to the
driveway entrance.
a. A plan shall be submitted to the Fire District
for review and approval indicating method in which
buildings are to be identified by address numbers.
Fire Sprinklers
126. All buildings shall be protected by an automatic
sprinkler system. Plans shall be submitted with payment
to the Fire District for review and approval to the Fire
District.
Grass and Brush Removal
127. 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.
Spark Arrestor
128. An approved spark arrestor shall be installed on the
chimney of any structure(s),.
000241
City Council Resolution
RPD 97 -1 Archstone Communities
Page 47
VCFD Form No. 126
129. 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.
Trash Dumpsters
130. Commercial trash dumpsters and containers with an
individual capacity of 1.5 cubic yards or greater shall
not be stored or placed within 5 feet of openings,
combustible walls, or combustible roof eave lines unless
protected by approved automatic fire sprinklers. (Uniform
Fire Code, Article 11.)
Fire Extinguishers
131. Fire extinguishers shall be installed in apartment
buildings in accordance with National Fire Protection
Association Pamphlet #10. The placement of extinguishers
shall be subject to the review of the Fire District.
Fire Alarm System
132. A manual and automatic fire alarm system shall be
installed in apartment houses three (3) or more stories
in height or containing more than 15 dwelling units.
133. Plans for any fire alarm system shall be submitted
to the Fire District for plan review and approval.
Hazardous Fire Area Building Code Requirements
134. Portions of this development may be in a high fire
hazard area and those structures shall meet hazardous
fire area building code requirements.
Public Assembly Areas
135. The building plans of public assembly areas which
have an occupancy load of 50 or more, shall be submitted
to the Fire District for plan review and approval.
000242
City Council Resolution
RPD 97 -1 Archstone Communities
Page 48
Access Road
136. Prior to combustible construction, all weather
access road /driveway suitable for use by a 20 ton Fire
District vehicle shall be installed.
137. Access roads shall not exceed 15% grade.
Street Names and Signs
138. Prior to recordation of street names, proposed names
shall be submitted to the Fire District's Communications
Center for review.
139. Street name signs shall be installed in conjunction
with the road improvements. The type of sign shall be in
accordance with Plate F -4 of the Ventura County Road
Standards.
AIR POLLUTION CONTROL DISTRICT CONDITIONS
140. All clearing, grading, earth moving, or excavation
activities shall cease during periods of high winds (ie.,
greater than 20 miles per hour averaged over one hour) to
prevent excessive amounts of fugitive dust.
141. All trucks that will haul excavated or graded
material off -site shall comply with State Vehicle Code
Section 23114, with special attention to Sections 23114
(b)(F), (e) (2) and (e) (4) as amended, regarding the
prevention of such material spilling onto public streets
and roads.
142. All unpaved on -site roads shall be periodically
watered or treated with environmentally safe dust
suppressants to prevent excessive amounts of dust.
143. The area disturbed by clearing, grading, earth
moving, or excavation operations shall be minimized to
prevent excessive amounts of fugitive dust.
144. All active portions of the site shall be either
periodically watered or treated with environmentally safe
dust suppressants to prevent excessive amounts of dust.
000243
City Council Resolution
RPD 97 -1 Archstone Communities
Page 49
145. On -site vehicle speeds shall not exceed 15 miles per
hour.
146. Equipment engines shall be maintained in good
condition and in proper tune as per manufacturers
specifications.
147. Face masks are to be used by all employees involved
in grading or excavation operations during dry periods to
reduce inhalation of dust which may contain the fungus
that causes San Joaquin Valley Fever.. Dust also acts as
a lung irritant and can cause lung damage.
VENTURA COUNTY FLOOD CONTROL DISTRICT CONDITIONS (VCFCD)
148. Dedicate in fee the area required by the VCFCD for
the Arroyo Simi Flood Control Channel.
149. No development will be allowed within the limits of
the Arroyo Simi Flood Control Channel right -of -way.
150. A vertical barrier shall be constructed between the
property boundary and the Arroyo Simi Flood Control
Channel. The vertical barrier shall not be less than a
5 -foot high chain link fence.
151. All drainage connections to the flood control
channel will require a permit from VCFCD. The project
shall meet all applicable NPDES requirements prior to the
issuance of a VCFCD permit.
152. All proposed landscape areas adjacent to the Arroyo
Simi Flood Control Channel shall be sloped away from the
channel boundary. Sloping the landscaped areas away from
the channel will prevent irrigation runoff from
collecting and eroding the VCFCD maintenance road and
levee proposed along the north side of the channel.
MOORPARK UNIFIED SCHOOL DISTRICT CONDITIONS
153. The developer pay the current developer fee of $1.93
per square foot and funds beyond the minimum to mitigate
K -12 student facilities housing needs.
154. Assist in the placement of safe bus turnouts and bus
stop locations for student pickup /drop off.
00244
City Council Resolution
RPD 97 -1 Archstone Communities
Page 50
COUNTY OF VENTURA ENVIRONMENTAL HEALTH DIVISION CONDITION
155. The storage, handling, and disposal of any
potentially hazardous material shall be in compliance
with applicable state regulations.
156. Prior to issuance of a Building Permit to the
recreation area of the project, the applicant shall
obtain plan check approval of the swimming pool from the
County of Ventura Environmental Health Division.
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, APPROVED AND ADOPTED THIS DAY OF
, 1999.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
000245
V...JQ v•lt4w-1 'I QcwRli r �-nrIIML "Kr
NO.298 P.4/9
®AQTON- ASCHMAN AS5uCiATES, INC.
CO Par Care• �'�i3. 3. to 43G • Sa- _cse. Coutorn a �_ 1 �; . =C91 220.6600 • 1C31 : =0.. _;;
MEMOkANDUM TO: Trudy Ryan
FROM: lane Bierstedt
DATE: March 4, 1996
r
SUBJECT: Parking Surveys for The Mark
Tice purpose of this memorandum is to present the results of parking surveys conducted for the
proposed 709 -unit apartment complex, The Mark Parking occupancy surveys were conducted in
surveys w 1995 to measure the overall parking demand at four apa=ent complexes. Additional
surveys was conducted at two of the complexes to diffmatiate between the number of vehiclq
parking is reserved spaces versus Huse parked in unreserved spaces, The results of the overall
parking demand surveys, the new reserved versus unreserved parking demand sure
comparison of parking supply data are presented in th4 following sections. �' and a
addendum to the Parking Analysis and Parking Management and Signage P1aa for memorandum is an The Ma&
Parking Supply Comparison
Table 1 ptrsents the unit mix„ the number of parking spas provided oa site, and the parking
rate for six apartment complexes in the South Bay Area. The numbers of reserved and unreserved
spaces are indicated for the complexes for which the informa'don was readily available. The number
of parking spaces provided on site ranged from 1.74 to 2.04 spaces per unit.
Overall Puking Demand Surveys
Parking occupancy surveys were conducted at four of the developments to measure the overall peak
parking demand. The number of vehicles parked at each complex were counted on Friday, November
10, 199S, between 1 :30 AM and S :30 AM. The peak parking period for residential uses is between
12:00 Midnight and 6:00 AM.1 During this time period, the number of visitors is small but the
number of resident vehicles on site is at its peak During more traditional visiting times, such as
evenings and weekends, the visitor parking reaches its peak but the residential parking is much
lower, Two of the projects, Mlssion Pointe and Kensington Place, were also surveyed on Wednesday,
November IS. The results of the surveys are presented in Table 2. The measured peak parking
demand rates ranged from 1.32 to 1.47 parking spaces per unit It should be noted that Bells vista
could not be surveyed because the reserved spaces are located in individual garages.
ISOurce: Sh's"d Perkterj, a etude conducted under the direction of the Urban Land Institute by 8UMVI- ASChman
Assoeiatr& (ear» 1943.
94.39AS 414131.01000
o"SCINS
T1�ANlAC11T�T101V GIRCUP
000246
FEB 06 ' 9e 16t 53 ATTACHMNT 11 714 453 9295 PAGE. 04
I
O
O
O
a
S
a
y
j
to
N
m
m
Table 1
Parking Supply Comparison
m
Number of Units by Type Number of Spaces On Site
Parking 3
Supply
Project Location Studio 1 BR 2 DR 3 BR Total Reserved Unreserved Total Rate u,
Elan San Jose
64
437
440
0
941
NIA
NIA
1,924
2.04
H
Bella Vista Santa Clara
0
330
304
0
634
880
446
1,126
1.78
n
H
Mission Pointe Sunnyvale
111
187
319
0
617
623
454
1,077
1.75
Americana Mountain View
0
108
234
54
466
N/A
NIA
965
1.99
�
Trellis Square Sunnyvale
0
96
108
0
204
233
123
356
1.75
Kensington Place Sunnyvale
0
06
74
16
186
190 °
134
324
1.74
' Expressed in spaces per unit
° Includes four individual garages reserved for handkappetAresidenls.
NIA = Not Available
N
to
CD
U
UI
tD
FEB. 6.1996 4 :44pM SECURITY CAPITAL GRP
x`14.296 P.6i9
Table 2
Parkinq Occ
Survey Results (Number of Parked Vehicle•
Friday,
November 10, 1995
Number of Demand
Vehicles Rates'
Wednesday,
November 15, 1995
Number of Demand
Vehicles Q2F
E'lan
1,376
1.46
NIA
N/A
Mission Pointe
909
1.47
Sao
1.46
Trellis Square
269
1.32
NIA
wa
Kensington Place
258
1.39
262
1.41
' Perked vehicles'(occupled spaces) per unit.
Resaved Versus Unreserved Puking Demand Surveys
Additional puldng surveys were conducted at Mission Pointe and Kensington Plan to measure the
number of vehicles parked is the reserved spaces and those parked in unreserved spaces. Those
complacea were selected because they are located in Sunnyvale in the vicinity of The Marie and all
vehicles associated with them must pads on site. The surveys were conducted on Thursday, Friday, and
Saturday, February 29 through March 2, 1996. The numbers of puked vehicles in the reserved
(covered) spaces and those in the unreserved spaces were recorded during three time periods: 6;00 PM
to 7:00 PK 9:00 PM to 10:00 PM, gad 11:00 PM to 12.00 Midniglu The results showing the number
of parked vehicles and percent of occupied spaces for the resaved and unreserved spaces are presented
in Tables 3 and 4. At Mission Pointe, the reserved spaces reached a peak occupoxy of 77 percent and
the unreserved spaces reached a peak occupancy of 90 percent, The peak occupancies at K smgton
Place were 68 patent for the reserved spaces and 91 percent for the unreserved spaces. Please see the
c kung the manager in the acct section.
It is standard parking practice to design pig facilities to achieve a peak occupancy of 85 to 90
percent The reserved spaces are well below this standard and the unnerved spaces ore within this
standard' ThemfoM the Pig supplies for both the reserved and unreserved spaces are adequate.
94.31.%09*61.83 1.01000
000248
M 06 '98 16:54 71d ac" a)oc ne
M
w
Table 3
�. Mission Pointe Parking Surrey (Number and Percent of Occupied Spaces)
V
m
- -
y,
Thursday,
A
A
February 29
Friday
�
March 1
m
y
Tune Period
Reserved Unreserved
(823) (454)
Reserved Unreserved
(623)
(454)
A
'O
314
36G
D
6:00 PM io 7:00 PM
257 296
(50 %)
o
294
336
379
(41°4) (65%)
(83%)
412
8:00 PIA to 10:00 PIA
402 377
(66°x)
(87 %)
351
407
N
tD
(64%) (83 %)
(56 %)
(90%)
11:00 PM to 12:00 AM
481 396
v
' 449
407
(77 °1.) (87%)
(72 %)
(90%)
m
to
m
a$
A
A
3
Saturday,
March 2
m
Reserved Unresenreac H
(623)
(454)
D
'O
314
36G
D
(50 %)
o
357
379
(57 %)
(83%)
412
394
(66°x)
(87 %)
N
tD
CD
v
�O
to
a
3
R
m
y
3
O
O
N
U?
c
m
.m
Table 4
Kensington Place Parking Survey (Number and Percent of Occupied Spaces)
Thursday,
Friday,
Saturdaw
A
February 29
March 1
March 2
Y
Reserved Unreserved
Reserved unreserved
Reserved Unreserved
Time Period (186)' (134)
(186)°
(134)
(186)'
(134)
m
6:00 PM to 7:00 PM Be 71
t10
Be
78
108
(37 °b) (63%)
(43%)
(66%)
(42 %)
9:60 PM to 10:00 PM 107 101
95
112
105
1'i6
6)
�
(58%) (75 %)
(51%)
(84 %)
(56 %)
(87 %)
11:00 PM to 12:00 AM 127 122 119 118 W :2C
(64%) (88%) (63°x) (90 %)
1
' Does not include four individual garages --not able to be surveyed.
FEB. 6.1998 4 :45PM SECURITY CAPITAL GRP NO.298 P•9/9
Survey of Apartment Manage"
The aparttner►t managers were also surveyed to determine their opinion regarding the number of parking
spaces at their respective sites. The manager of Elan complex stated that they had more than enough
parking. The managers of Hell.: Vista, Mission Pointe, Americana, and Trellis Square indicated that
their parking supplies were adequate. The manager of Kensington Place noted that sometime: residents
park in the guest spaces instead of their assigned spaces because the guest spaces are closer. This is dun
to the layout of the site and the location of the entrance to the parking structure. Overall, enough parking
is provided
Conclusions
The purpose of this memorandum was to present additional parking survey data to support the adequacy
of the proposed parking supply for The Mark The Mark will contain 344 one-bedroom units, 332 two.
bedroom units, and 13 three - bedroom units. Applying the City of Sunayvale's parking code requirement
for apartments (1.5 spaces per one- bedroom unit and 2.0 spaces per two- and thr-wbedroom units),
yields a requirement for 1,246 spaces (1.76 spaces per unit). The proposed supply is 1,282 Spam or
1.81 spaces per unit (some of the spaces will be available for the proposed retail use).
Surveys of the overall parking demand were conducted at spa== complexes with similar unit mixes
and in similar geographic locations. The overall measured peak parking demand of 1.47 spaces per unit
is approximately 20 percent less than the parking supply required by City coda This result supports the
use of the City's code requirement in determining the overall parking supply.
More detailed surveys were conducted to observe separate parking demands for reserved and unreserved
spaces at complexes with one reserved space per unit and the remaining spaces being openlunreserved
Tt is impossible to discern what portion of the unreserved spaces are uses by guests Versus those used by
residents. However, during all survey periods, unreserved spaces were available indicating that the
unreserved parking supply was sufficient
Therefore, the proposed puking supply for The Mark will be sufficient to meet its parking needs. In
addition, a parking management plan will be developed in more detail to ensure the efficient use of
spaces for both residents and their guests.
� �wu,�u +ui.oioao 6
00025.
•+� w wG7 0900 Mona PQ
l�4
H S T 0x :,.E
February 15, 1999
Planning Commission
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
Re: Moorpark Apartment Homes
Dear Commissioners:
RECEIVED
FEB 1 6 1999
CITY OF MOOfIPAW
Ardwom Communities
217 Technology Drive, Second Flo
Irvine, California 92618
Telephone (949) 789 1500
www.archstonecommurunes.com
At the last public hearing on February 8, 1999, the Planning Commission requested that we develop three
alternative site plans illustrating how parking could be increased by 30 to 60 spaces overall. Accordingly,
three alternative site plans are attached for your review. The following is a summary of the modifications
made to the original plan in order to gain the additional parking spaces:
Alternative One: 51 spaces added (2.16:1 ratio)
Modifications to the original plan:
1. Converted standard stalls to compact stalls at perimeter of project.
2. Redesigned main entrance and pool deck to provide additional parking at main entrance.
3. Added concrete apron in front of four garage structures to accommodate future guest
parking. However, this additional parking is not included in the overall parking count or
ratio.
4. Repositioned Building 12 and added spaces at the east end of the building.
Alternative Two: 53 spaces added (2.17:1 ratio)
Modifications to the original plan:
1. Eliminated landscape island between the carport structures in the parking courts.
2. Redesigned main entrance and pool deck to provide additional parking at main entrance.
3. Eliminated four surplus trash enclosures throughout the site.
4. Repositioned Building 12 and added spaces at the east end of the building.
000252
ATTACHMENT 12
Planning Commission
February 15, 1999
Page 2
Eliminated storage units at the end of the garage structures and replaced them with storage
space contained within each individual garage.
6. Increased landscape island spacing from 5 to 7 spaces at perimeter of project.
Alternative Three: 42 spaces added (2.13:1 ratio)
Modifications to the original plan:
1. Same as Alternative Two without any change to the main entrance and pool deck.
Even though any one of the three plans would maintain the high standards we have set for this
project, Alternative Three preserves the curvilinear main entrance which is aesthetically more
appealing. The other two alternatives create somewhat of a "parking lot" main entrance and
therefore are less desirable.
Additionally, a further effort has been made to enhance the carport structures and more clearly call
out the dimensions of the proposed popouts at the end elevations of buildings 1, 11, 12 and 13.
Revised drawings illustrating both modifications are also attached for your review.
I look forward to discussing these plans in more detail at the next hearing on February 22, 1999. In
the meantime, if you have any questions, please give me a call.
Sincerely,
w .
hn W. Lu e
ice President
JWUcw
Enclosures
000253
7142501529 HEZMALHALCH ARCHITEC
409 F'02i02 FEB 15 '99
hl!
MEMORANDUM
DATE: February 13, 1999
FROM: Alan Menzies
TO:
Uoyd t.ay000K
SUG ECT:
9yoamore Ranch (i>:erenata)
�'r..... aa.�.y'iPriarVwd 7a
Errata Items:
Page 18
Currently reads:
"Provide privacy at second floor windows through the following mitigation
floor windows have head height above 14' -0')."
measures (second
Change to road: �....�.+ floor window through the
"Provide pdvWY at second floor window Zp.A
fol, wing mitigagon measures (second floor windows have heed height above
14-4r).'
Page 38, 40,
42 844 Currently reads:
"Note: Front yard landscape to be installed by builder"
Change to read:
"Note: installation of front yard landscape to be administered by builder as
outlined In CC and Ms.*
Page 45
Currently reads:
"No windows shall be allowed above a 14' -0" head height to rear."
Change to read:
"No windows shall be allowed above 18' -0" head height to rear."
AM:bN
OW. Darin Nansan - Lennat
John MoKsnns - Forms
William
Hezmalhalch Architects, Inc-
Architecture & ManninK
y49 ZS0.0607 FAX 949 2W-M -1
925 46:3.1700 FAX 921 463.112•3
000254
17A75 Von Karnan, Suite 404, Irvine, Callfamia 92614
1695 c :habot 0rive, SON 101, P1rasi Am' California 94588
TECHUCAL SITE PLAN
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