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HomeMy WebLinkAboutAGENDA REPORT 1999 1006 CC REG ITEM 11CTo. From: Date: AGENDA REPORT City of Moorpark Honorable City Council ITEM //' 6. Ci I ' kO '!TOORPeRk, CALIFORNIA 01): C ounei; Meeting of ACTION:.ADDIr� A'r, . /(r %C qci -11. 1 BY: —� Wayne Loftus, Acting Director of Community Developmenvo<�_ September 29, 1999 (City Council Meeting of 10/06/99) Subject: Consider Resolution No. 99- Approving Residential Planned Development Permit No. 98 -01 and Tentative Tract Map No. 5133 (Far West Homes, LLC) Relating to Proposal for 80 Condominium Dwelling Units and Three Lot Subdivision and the Creation of 80 Air Space Condominiums on Approximately 9.21 Gross Acres Located South of Los Angeles Avenue, West of Freemont Street, and North of the Arroyo Simi (Assessor Parcel No. 506- 0- 020 -48 and 51). BACKGROUND The City Council on September 15, 1999, reviewed this proposed project of 80 condominium dwelling units and directed staff to prepare a resolution for approval subject to conditions to be considered at the City Council meeting of October 6, 1999. This proposal which also includes a tentative tract map creating three parcels, one of which identifies land for dedication for the Arroyo Simi was reduced to 79 dwelling units and a number of conditions proposed for modification through Council discussion. The conditions proposed in the attached Council resolution have been modified from their original form provided to Council on Sept 15, 1999, to reflect the Council discussion and direction and where changes of significance have been proposed are presented in legislative format. The most relevant changes discussed by City Council and illustrated by the revised plans include: ®005 Honorable City Council September 29, 1999 Page 2 1. "A" Street (north /south street connecting Los Angeles Avenue to Majestic Court) is shown as a public right -of -way 52 feet wide with a 36 feet wide (curb to curb) travel way. 2. The private streets are proposed to have a 4 foot (4 1/2' including the top of curb) sidewalk and vertical curbs on both sides (roll curb eliminated) with hammer head turn arounds meeting Fire Department criteria. 3. The plotting of lots near the intersection of A Street and Majestic Court has been modified consistent with Staff Alternative B to eliminate frontage and driveway access onto A Street, consistent with City policy. 4. The recreation area has been relocated to the intersection of "A" Street and Majestic Court as proposed by Staff Exhibit B and the layout of the pool, building area and surrounding decking and turf has been adjusted to maximize the usable area. The recommended condition that has been incorporated into the draft Council resolution requires approval of this recreation facility, including its design, equipment, fencing, etc. by the Director of Community Development prior to the issuance of any Zoning Clearance. 5. The additional 11 feet required for dedication along Los Angeles Avenue (70 feet south of centerline) has been shown and additional area (easement) included south of the future right -of -way has been designated for a sidewalk and 10 foot landscaped buffer. This landscaping is in addition to a landscaped parkway (6 feet) between the future curb and sidewalk consistent with the standard required on the Pacific Communities Residential Planned Development between Liberty Bell Road and Maureen Lane. Language in Condition No. 20 has been added requiring disclosure of this situation to future buyers of the lots adjacent to Los Angeles Avenue. 6. Although not shown on the plan a condition has been included to provide for additional open space area on the land to be dedicated for the Arroyo Simi as proposed by Council. Staff has contacted Ventura County Flood Control concerning the opportunity for landscaping and other appropriate facilities or uses to be placed in the area S: \Community Development \Everyone \CC - 991006 FarWest staff report.doc 000 S v J Honorable City Council September 29, 1999 Page 3 requested for channel at this time that any Flood Control District such their first respo place, however, there position based upon p Apartments. dedication but is unable to confirm improvements will be allowed. The is concerned about liability and as zse was "no improvements" could take may be some flexibility in this rior circumstances such as Le Club Also attached to this agenda report are reduced copies of the site plan elevations and floor plans including the additional floor plan and elevations presented at the City Council meeting on September 15, 1999. STAFF RECOMMENDATIONS 1. Review, consider and approve the Mitigated Negative Declaration and Mitigation Monitoring Program. 2. Adopt Resolution No. approving Residential Planned Development No. 98 -01 and Tentative Tract Map 5133. ATTACHMENTS 1. Draft Resolution 2. Project Exhibits 0005GRJ S: \Community Development \Everyone \CC - 991006 FarWest staff report.doc CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 5133: DEPARTMENT OF COMMUNITY DEVELOPMENT: GENERAL REQUIREMENTS: Application of City Ordinances /Policies 1. The conditions of approval of this Tentative Tract Map and all provisions of the Subdivision Map Act, City of Moorpark Ordinance and adopted City policies supersede all conflicting notations, specifications, dimensions, typical sections and the like which may be shown on said map. Acceptance of Conditions 2. Recordation of this subdivision shall be deemed to be acceptance by the subdivider and his heirs, assigns, and successors of the conditions of this Map. A notation which references conditions of approval shall be included on the Final Map in a format acceptable to the Director of Community Development. Expiration of Map 3. This Tentative Tract Map shall expire three years from the date of its approval. The Director of Community Development may, at his discretion, grant up to two (2) additional one (1) year extensions for map recordation, if there have been no changes in the adjacent areas and if applicant can document that he has diligently worked towards map recordation during the initial period of time. The request for extension of this entitlement shall be made in writing, at least 30 -days prior to the expiration date of the permit. Image Conversion 4. Prior to recordation, the builder shall provide to the City an image conversion of building, landscape, public improvement and site plans into an optical format acceptable to the City Clerk. Hold Harmless 5. The subdivider shall defend, indemnify and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void, or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, or employees SACommunity DevelopmentlEveryone=-991006 FarWest CondRions.doc 0005U$' RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 2 departments, commissions, agents, officers, or employees concerning the subdivision, which claim, action or proceeding is brought within the time period provided therefore in Government Code Section 66499.37. The City will promptly notify the subdivider of any such claim, action or proceeding, and, if the City should fail to do so or should fail to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify and hold harmless the City or its agents, officers and employees pursuant to this condition. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding if both of the following occur: The City bears its own attorney fees and costs; The City defends the claim, action or proceeding in good faith. The subdivider shall not be required to pay or perform any settlement of such claim, action or proceeding unless the settlement is approved by the subdivider. The subdivider's obligations under this condition shall apply regardless of whether a final map or parcel map is ultimately recorded with respect to the subdivision. Title Report 6. The subdivider shall submit to the Department of Community Development and the City Engineer for review a current title report which clearly states all interested parties and lenders included within the limits of the subdivision as well as any easements that affect the subdivision. Calleguas Release 7. Prior to approval of a Final Map, the subdivider shall demonstrate by possession of a District Release from the Calleguas Municipal Water District that arrangements for payment of the Construction Charge applicable to the proposed subdivision have been made. The subdivider shall comply with Ventura County Waterworks Rules and Regulations, including payment of all applicable fees. 0005 I S RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 3 Unconditional Availabilitv Letter 8. Prior to approval of a Final Map, an unconditional availability letter shall be obtained from the County Waterworks District No. 1 for sewer and water service for each lot. Said letter shall be filed with the Department of Community Development or, if said Unconditional Availability Letter in a form satisfactory to the City cannot be obtained from the County Waterworks District No. 1, the developer shall execute a Subdivision Sewer Agreement in a form satisfactory to the City. Said agreement shall permit deferral of unconditional guarantee for sewer and water service until issuance of a building permit for each lot in the subdivision. Said agreement shall include language holding the City harmless against damages in the event of the ultimate lack of adequate water or sewer service. Cross Connection Control Devices 9. At the time water service connection is made, cross connection control devices shall be installed on the water system in a manner approved by the County Waterworks District No. 1. Surety Bond for Utilities 10. Prior to approval of a final map, the subdivider shall post sufficient surety bond to assure that all proposed utility lines within and immediately adjacent to the project site shall be placed underground to the nearest off -site utility pole. Prior to the issuance of an occupancy permit for the last house in the tract, 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 aboveground power poles on the project site as well as those along the frontage roads of the site. All utility lines either existing or proposed that must connect across Los Angeles Avenue to provide service to this site shall be placed underground via an underground conduit. FEES, CONTRIBUTIONS AND DEPOSITS: 11. The Map shall be submitted in accordance with County Ordinance No. 3982 entitled "An Ordinance of the Ventura County Board of Supervisors Requiring New Subdivision Records to be Included in the County's Computer -Aided Mapping System and Establishing Related Fees" 0005G9 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 4 Fees In -Lieu of Park Dedication 12. Prior to approval of the Final Map, the subdivider shall pay fees in accordance with Section 8297 -4 of the City's Subdivision Ordinance (Parks and Recreation Facilities). Citywide Traffic Mitigation Fee 13. Prior to recordation of the Final Map, the applicant shall pay a Citywide Traffic Mitigation Fee of $3,000 for each of the residential units. Fish and Game Requirement 14. Within two days after the City Council adoption of a resolution approving the Planned Development Permit and Tentative Tract Map, 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. CC &R and Landscaping Easement Requirement 15. Covenants, Conditions, and Restrictions (CC &R's) establishing a Homeowners' Association for the proposed subdivision shall be prepared and shall identify the maintenance responsibilities of the Homeowners' Association including, but not limited to; all walls and landscaping. In addition, the applicant shall provide all landscaping easements across private property as determined by the City for the purpose of providing such maintenance. The CC &R's shall address the maintenance of all walls and landscaped areas including front yard landscaping for all residences, parkway landscaping adjacent to all public and private rights -of -way, recreation and open space, areas, maintenance of private streets, and other facilities as required by the City to be maintained. Should the Homeowner's Association fail to maintain the Maintenance Areas, or any portion thereof, in a satisfactory manner, Uf0R_PRI_SERVUTY SHAREICommunity DevelopmenAEveryonelCC- 991006 FarWest Conditions.doc 000510 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 5 Assessment District shall be borne by the lot owners within Tract 5133. Prior to approval of the Final Map, an easement covering the Maintenance Areas shall be irrevocably offered to the City for maintenance purposes. 16. The CC &R's shall include all Tentative Map conditions of approval which have been identified for inclusion in the CC &R's, and shall be submitted to the Director of Community Development and City Attorney for review and approval prior to Final Map approval by the City Council. Tentative Map conditions of approval shall be highlighted in the copies of the CC &R's submitted for City review. Prior to sale of any units, the CC &R's shall be approved by the State Department of Real Estate and then recorded. 17. The applicant shall be required to pay all costs associated with City Attorney review of the project CC &R's prior to final map approval. 18. The Homeowners' Association may modify the CC &R's only to the extent that they do not conflict with the terms of approval of the Tentative Map. Further, the Homeowners' Association shall enforce the CC &R's. 19. The CC &R's shall include a requirement that any future residential units constructed or modifications to existing units in the subdivision shall comply with Chapter 2 -53 of Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the California Administrative Code. 20. The CC &R's shall contain language in the form of a disclosure statement to homebuyers that homes adjacent to Los Angeles Avenue are subject to potential intrusive noise from traffic and that widening of Los Angeles Avenue is planned to occur. This disclosure shall be incorporated into the Department of Real Estate White Report and shall be given as a separate disclosure to potential buyers. 21. The CC &R's shall include a requirement that ultra -low water consumption plumbing fixtures shall be installed consistent with City Ordinance No. 132. The CC &R's shall also include a requirement for the following energy saving devices or construction features: a. Stoves, ovens, and ranges, when gas fueled, shall not have continuous burning pilot lights. 00051 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 6 b. All thermostats connected to the main space- heating source shall have night setback features. C. Kitchen ventilation system shall have automatic dampers to ensure closure when not in use. d. For attenuation of interior noise levels of the homes built on Lots abutting Los Angeles Avenue, all window openings facing Los Angeles Avenue shall be equipped with acoustical windows rated at STC -30 or better and shall be installed consistent with manufacturer directions and to the satisfaction of the Director of Community Development. Additionally, an appropriately sized forced ventilation system shall be installed and fresh air or discharge openings for such a system shall be located on the side of the dwelling opposite Los Angeles Avenue. 22. A fencing, perimeter, gate, and privacy barrier wall plan (complete with related landscaping details) identifying the materials to be used and proposed wall heights and locations shall be submitted to and approved by the Director of Community Development. The approved fencing and barrier wall plan shall be incorporated into the CC &R's. All fencing and barrier walls along lot boundaries shall be in place prior to occupancy, unless timing for installation is otherwise stated in these conditions. Where applicable prior to approval of the final wall and fence plan, the Director of Community Development shall approve the connection of property line wall with existing fences and or walls on the adjacent residential development. The developer is required at his /her sole expense to connect adjacent residential walls and or fences to the project perimeter wall utilizing the same type of material that comprises existing walls and or fences that are to be connected to the project perimeter wall. 23. The CC &R''s shall contain language indicating that the general location of signs identifying guest parking is subject to the approval of the Director of Community Development. Guest parking shall be''_ provided 'at the rate of 1/2 parking space for each dwelling unit (40 spaces minimum). The maintenance of the signs'' is the responsibility of the Homeowners Association. 0005`: RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 7 24. The CC &R's shall include language to insure that no sheet flow of drainage occurs between lots located within or adjacent to the project. 25. The CC &R "Is shall include language requiring the Homeowners Association to be responsible for the maintenance of drainage ,facilities including all NPDES requirements. 26. The CC &R's shall include language prohibiting use of roofing material made of wood or asphalt shingles and requiring tile roofs as determined by the City as roofing materials for residential structures. 27. All units shall comply with all pertinent Title 24 and Uniform Building Code conditions regarding handicapped access and facilities. 28. CC &Rs shall include language that discourages excessive noise generating activities in garages consistent with adopted community noise standards. Garages shall remain permanently available for the purpose of automobile parking. 29. The CC &R's shall require the Homeowner's Association to remove any graffiti within five (5) days from written notification by the City of Moorpark. All such graffiti removal shall be accomplished to the satisfaction of the City. 30. The CC &R's shall provide language requiring that all residents are required to park in the garages. The CC &R's shall also state that all on- street parking shall be designated for guest parking and that the parking of automobiles in the curb -cut areas in front of garages shall be precluded. 31. The Tentative Map shall be revised to eliminate Lot 1 which is the area to be dedicated for flood control purposes to show this area as dedication in fee simple to the Ventura County Flood Control District. 32. Prior to approval of the Final Map, the subdivider shall demonstrate to the City's satisfaction, that additional recreation open space within the future dedicated area for passive recreational open space uses has been authorized by Ventura County Flood' Control District (VCFCD). The additional open space land shall be improved and used for passive recreational uses such as a tot lot, BBQ area, or 00®51.3 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 8 other uses as approved by the Ventura County Flood Control District (VCFCD) and the Director of Community Development. Plans are to be submitted for review and approval by the Director of Community Development prior to the issuance of a Zoning Clearance for any permits 33. The applicant shall pay all outstanding case processing (Planning and Engineering) , and all City legal service fees prior to issuance of a Zoning Clearance for any permits. 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 and Tentative Tract Map. Dedication of Access Rights 34. The applicant shall dedicate to the City all access rights on "A" Street, Majestic Court and all private streets within the project site in order to provide access for all governmental agencies providing Municipal Code compliance, public safety, health and welfare services. 35. The developer shall dedicate vehicular access rights to the City of Moorpark along "A" Street and Majestic Court. 36. Prior to approval of the Final Map, the applicant shall pay an amount to cover the costs associated with a crossing guard 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). REDEVELOPMENT AGENCY 37. Applicant shall execute the purchase agreement for those portions of "A" Street owned by the Redevelopment Agency immediately upon presentation of Agency's agreement to purchase. 38. Prior to approval of the Final Subdivision Map the applicant shall complete the acquisition of all property included in the purchase agreement with the Redevelopment Agency and convey all access easements on or across said property to be purchased, to the City of Moorpark in a form and width as determined by the City to provide access to its property adjacent to the Arroyo Simi. 000511 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 9 39. Far West Homes, LLC (Developer) shall, in order to meet the requirements of California Health and Safety Code 33410 et seq., as a condition of Tentative Tract Map No. 5133, agree as follows: (1) Low Income Housing (A) Developer shall provide seven (7) three (3) bedroom units of not less than 1,160 square feet in size, to be sold to buyers who meet the criteria for low income households established by the United States Department of Housing and Urban Development for the County of Ventura (80% of Median income). Four (4) of said units shall be provided within the development project and scheduled as follows: (a) The first unit shall be constructed no later than the construction of the twenty -fifth (25th) unit. (b) The second unit shall be constructed no later than the construction of the fiftieth (50th) unit. (c) The third unit shall be constructed no later than the construction of the seventy -fifth (75th) unit. (d) The fourth unit shall be constructed prior to the construction of the last unit. (B) Three (3) of the required units may be provided outside the development project through such means or methods as purchase buy- downs, or other means approved by the City. The Developer shall be responsible for all costs related to providing the affordable units and shall be responsible for providing the City with verification that the units provided outside the development project are units previously not affordable to low income households. The Developer shall also be responsible for providing the affordable units as follows: (a) If the affordable units are located within the Moorpark Redevelopment Project Area the units shall be provided on a one - for -one basis. (b) If any of the affordable units are located outside of the Moorpark Redevelopment Project Area, the units shall be provided on two units for each required unit basis. 0005:1 i RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 10 The initial sales price, location of the units, buyer eligibility, resale restrictions, respective role of the City and the Developer, and any other item determined necessary by the City shall be set forth in the Affordable Housing Implementation and Resale Restriction Plan, which shall be approved by the City Council prior to recordation of the first final Tract Map for this project. The Developer and City shall, prior to the occupancy of the first residential unit for the Project, execute an Affordable Housing Agreement that incorporates the Plan in total and is consistent with this Agreement. (2) Very Low Income Housing In lieu of constructing the five (5) Very Low income affordable housing units required, Developer shall pay a fee of Sixty Thousand Dollars ($60,000) for each of the five units, or a total of Three Hundred Thousand Dollars ($300,000) to the City (In -Lieu Fee) which shall be used by the City for the purpose of providing housing affordable to Very -Low income households. A pro -rata portion of the In- Lieu Fee in the amount of Three Thousand Seven Hundred Ninety Seven Dollars and Forty Seven Cents ($3,797.47) per unit (T -hi-ee Theusand Bight H died i-nety Sim - -$6ilaj -Zama Ten Gents --($�3,8 6.19) shall be paid prior to issuance of the building permit for each dwelling unit in the development project (This is based on 4 '79 units). Commencing October 1, 2001, and annually thereafter, the In -Lieu Fee shall be adjusted by any increase in the Consumer Price Index (CPI) until all In -Lieu Fees have been paid. The CPI increase shall be determined by the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles /Anaheim /Riverside metropolitan area for the preceding twelve month period covering June to June. In the event there is a decrease in the CPI for any annual indexing, the In -Lieu Fee shall remain at its then current amount until such time as the next subsequent indexing which results in an increase. 3) Preparation Fee Developer shall pay to City the amount of Five Thousand Dollars ($5,000.00) for the City's cost to prepare the 0®051._• RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 11 affordable housing plan and agreement required pursuant to this Condition. CITY ENGINEER CONDITIONS: PRIOR TO THE ISSUANCE OF A GRADING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED: General- 40. The Developer shall demonstrate legal access to the parcel to the satisfaction of the City Engineer. 41. The Developer shall provide an access easement in a form and width as required to provide legal access from the southwest segment of Majestic Court southerly along Private Street "A" to property owned by the City located adjacent and north of the Arroyo Simi. Grading 42. The Developer shall submit to the City of Moorpark for review and approval, a rough grading plan, consistent with the approved Tentative Tract 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. 43. 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. 44. Unanticipated off -site import /export operations requiring an excess of 100 total truck loads (maximum 2,000 cubic yards) shall require Council approval 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. ®005'1` RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 12 45. Temporary irrigation, hydroseeding and erosion control measures acceptable to the City 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. 46. 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. 47. 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. 48. All development areas and lots shall be designed and graded so that surface drainage is collected by the on -site storm drain system and pretreated by a device such as an oil /water separator, sand filter or City and VCFCD approved NPDES device equal prior to discharging storm water onto public property lot 3. 49. Grading and construction operations shall not interfere with peak traffic flow of nearby properties. Geotechnical /Geology Review: 50. 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. A. Note: Review of the geotechnical engineering report, by the City's Geotechnical Engineer, may be required. 00051?3 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 13 The Developer shall reimburse the City for all costs including the City's administrative fee for this review. 51. 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 confirming that the grading plans incorporate the recommendations of the approved soils report(s). Storm Water Runoff and Flood Control Planning: 52. 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; 00059 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 14 f. Drainage facilities shall be provided such that surface flows are intercepted and contained in a storm drain. All drainage structures shall be designed to meet BMPs and to accommodate NPDES approved devices. g. Under a 10 -year frequency storm, local, residential and private streets shall have one dry travel lane available on interior residential streets. Collector 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 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. 0005--"') r- RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 15 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. o. Improvements shall be constructed to detain drainage on -site or discharged to lot 3, as approved by VCFCD. The detention amount shall be the difference 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. P. The Developer shall demonstrate that surface drainage from the site shall not drain over the sidewalk or driveways. q. 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: i. Adequate protection from a 100 -year frequency storm; and ii. Feasible access during a 50 -year frequency storm. iii. Hydrology calculations shall be per current Ventura County Standards. 53. All structures proposed within the 100 -year flood zone shall be elevated at least one foot above the 100 -year flood level. 54. 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. O0®Sw RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 16 55. The proposed future Ventura County Flood Control District Facility Expansion right -of -way at the south end of the property is an integral part of the overall drainage pattern that affects this map. The right -of -way dimensions for this future facility expansion shall be approved by the Ventura County Flood Control District. Existing easements and any revisions shall be shown on the Final Map. 56. The following requirements shall be included in the CC &R's: a. All property areas shall be maintained free of litter /debris. b. All on -site storm drains shall be cleared at least twice a year, once immediately prior to October 15 (the rainy season) and once in January. Additional cleaning may be required by the City Engineer. c. Private roads and parking lots /drive - throughs shall be maintained free of litter /debris. Sidewalks, parking lots and drive - throughs shall be swept regularly to prevent the accumulation of litter and debris. When swept or washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, washwater shall not discharge to the storm drains; washwater should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the wastewater treatment plant receiving the discharge. d. All exterior metal building surfaces, including roofing, shall be coated and sealed with rust inhibitive paint to prevent corrosion and release of metal contaminants into the storm drain system. e. Landscaping shall be properly maintained with efficient irrigation to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides, which can contribute to urban runoff pollution. f. Trash enclosures and /or recycling area(s) shall be covered. All litter /waste material shall be kept in leak proof containers. Area shall be paved with impermeable material. No other area shall drain onto 0005;2' RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 17 these areas. There shall be no drain connected from the trash enclosure area to either the storm drain system or the sanitary sewer. However, the enclosure shall be designed and constructed with provision for future connection to the sanitary sewer. National Pollutant Discharge Elimination Svstem ( NPDES 57. Prior to the issuance of any construction /grading permit and /or the commencement of any clearing, grading or excavation, the Developer shall submit a Stormwater Pollution Control Plan (SWPCP), on the form provided by the City for the review and approval of the City Engineer. 58. The SWPCP shall be developed and implemented in accordance with requirements of the Ventura Countywide Stormwater Quality Management Program, NPDES Permit No. CAS063339. 59. 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. 60. Improvement plans shall note that the contractor shall comply to the "California Storm Water Best Management Practice Handbooks." 61. The Developer shall obtain a permit from the State Water Resources Control Board for "All storm water discharges associated with 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. I f required, prior to the issuance of any construction /grading permit and /or the commencement of any clearing, grading or excavation, the Developer shall also submit the Notice of Intent 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 Developer shall comply with all additional requirements of this General Permit including preparation of a Stormwater Pollution Prevention Plan ( SWPPP). ®®0523 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 18 62. The Developer shall also comply with NPDES objectives as outlined in the "Stormwater Pollution Control Guidelines for Construction Sites ". This handout is available at the City Engineer's office and a copy will be attached to the approved grading permit. 63. Development shall be undertaken in accordance with conditions and requirements of the Ventura Countywide Stormwater Quality Management Program, NPDES Permit No. CAS063339. 64. The project construction plans shall incorporate Best Management Practices (BMPs) applicable to the development for the review and approval of the City Engineer. 65. All onsite storm drain inlets, whether newly constructed or existing, shall be labeled "Don't Dump - Drains to Arroyo." 66. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA), require updating of the National Flood Insurance Program maps for affected areas whenever any alteration of the watercourse is made. All materials required by FEMA for a map revision shall be provided to the City Engineer's office. This material will demonstrate the revised flood plain locations following development. This information will be forwarded by the City Engineer to the FEMA for review and updating of the National Flood Insurance Program maps. If updates to the flood zone have been made, a conditional letter of map revision shall be provided to the City prior to issuance of a zone clearance for occupancy of the first residential unit. The Developer will be responsible for all costs charged by the FEMA and City' administrative costs. Street Improvement Requirements: 67. The Developer shall verify that all street improvements are consistent with City of Moorpark policy and Ventura County road standards. 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, median, and parkway landscaping shall not be accepted by the City for maintenance until completion, unless otherwise determined by the City Engineer. 0®05J.4 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 19 68. The Developer shall apply for and pay required fees associated with a City of Moorpark encroachment permit. An encroachment permit is required for any work within the City Right of Way. 69. Publicly dedicated streets shall conform to the design requirements of the Ventura County Road Standards (most recent revision), unless these requirements are modified by a specific condition. 70. The street labeled as "A" Street shall be a publicly dedicated street at a minimum from its intersection with Los Angeles Avenue to a point on the south side of Majestic Court. The developer shall provide a total right of way width of 52 feet. The developer shall construct a street with a width from curb face to curb face of 36 feet having an 8 feet high slump block wall at the west property line and a 4 feet sidewalk behind a 4'6" parkway on the east side of the street. 71. The entrance at "A" Street shall be designed to include a traffic control device acceptable to Caltrans and the City Engineer that prohibits left turn movements onto Los Angeles Avenue from "A" Street and onto "A" Street from Los Angeles Avenue. The developer shall submit for review and approval traffic counts /estimates for stacking of vehicles at the entrance of "A" Street during peak hours. The Developer shall justify that the design of the entrance of "A" Street is adequate for peak hour stacking of vehicles and truck turning radius movements (45 -foot minimum) . The Developer shall submit for review and approval traffic data to determine that there is not a need for deceleration or acceleration lanes on Los Angeles Avenue. 72. A driveway access shall be constructed from the Regal Park Homes property to the west through to "A" Street, north of Majestic Court. The developer shall work with the Regal Park Homeowners Association as to the location of the new driveway access, the removal of the existing curb cut and driveway at Los Angeles Avenue and installation of irrigation lines and landscaping along the Regal Park property frontage adjacent to Los Angeles Avenue. The size and location of the driveway shall be approved by the Homeowners Association and the Director of Community Development. All costs associated with the— eenst= uetlen and 0005 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 20 reme-ifals . shall be Berne - by the— develeper. Preparation of plans,, removal and installation of all hardscape, softscape and irrigation lines shall be the responsibility of the developer. The plans shall be subject to the review and approval of the City ;.Engineer and Director of Community Development. All of the work, including installation of landscaping along Los Angeles Avenue shall be completed prior to Occupancy of the first residential unit. 73. The developer shall offer to dedicate additional right -of- way to Caltrans along the south side of Los Angeles Avenue to provide 70 feet of right -of -way or less, if approved by the City, from the centerline of the street to the south property line. 74. 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. All streetlights shall be designed so as not to reflect light unto adjacent residential property. The Developer shall dedicate any additional right -of -way necessary to make all of the required improvements. 75. The Developer 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. 76. Streetlights shall be provided on the improvement plans per Ventura County Standards and as approved by the City Engineer. The Subdivider /Developer shall pay all energy costs associated with public street lighting for a period of one year from the acceptance of the street improvements. 77. 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. ®05Aw RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 21 78. Additional surety shall be provided for resurfacing and /or repair of the full width portion of Majestic Court and /or Los Angeles 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: 79. 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. 80. The Developer 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) 81. All existing and proposed utilities shall be undergrounded as approved by the City Engineer. All power lines less than 66KV shall be undergrounded. 82. The final design and location of all walls and fences, streetscape elements, urban landscaping are subject to the approval of the Director of Community Development. 83. 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. 84. Any right -of -way necessary to complete the required improvements shall be acquired by the Developer at their expense. 85. If any of the improvements which the Developer is required to construct or install is to be constructed or installed 00050:`: RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 22 upon land in which the Developer does not have title or interest sufficient for such purposes, the Developer shall do all of the following at least 60 days prior to the filling of the final or parcel map for approval pursuant to Governmental Code Section 66457. a. Notify the City of Moorpark in writing that the Developer wishes the City to acquire an interest in the land, which is sufficient for the purposes as provided in Governmental Code Section 66462.5. 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 Developer 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. 86. 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 shall be submitted to and approved by the Director of Community Development. 89. The Developer shall post sufficient surety guaranteeing completion of all site improvements within the development and other offsite and on -site improvements, including the ultimate street improvements on Los Angeles Avenue and 00®5 �S RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 23 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., access ways, temporary debris basins, etc.) in a form acceptable to the City. 90. The developer shall construct all masonry perimeter walls prior to rough grading of the overall site. 91. Any special street intersection treatments shall be approved by the City Engineer and the Director of Community Development. 92. The Developer shall make a special contribution to the City representing the Developer's pro -rata share of the cost of improvements at the following intersections: a. Los Angeles Avenue /Spring Road ($165,000) b. Los Angeles Avenue /Moorpark Avenue ($65,000) C. Poindexter Avenue /Moorpark Avenue ($120,000) The actual contribution (pro -rata share) shall be based upon the additional traffic added to the intersection. The Developer's traffic engineer shall provide the City Engineer an estimate of the projected numbers for calculation of the pro -rata share. DURING GRADING, THE FOLLOWING CONDITIONS SHALL APPLY: 93. Grading may occur during the rainy season from October 15th to April 15th subject to installation of debris and erosion control facilities. Erosion control measures shall be in place and functional between October 15th and April 15th. 94. 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. 95. 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. 96. During clearing, grading, earth moving or excavation operations, dust shall be controlled by regular watering. In addition the following measures shall apply: 0 005,9 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 24 97. 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. 98. 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. 99. Water or securely cover all material transported off -site and on -site to prevent excessive amounts of dust. 100. Keep all grading and construction equipment on or near the site, until these activities are completed. 101. Facemasks 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. 102. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive dust generation. 103. Wash off heavy -duty construction vehicles before they leave the site. 104. After clearing grading, earth moving, or excavation operations, and during construction activities, fugitive dust emissions should be controlled using the following procedures: 105. 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. 106. Periodically, or as directed by the City Engineer, sweep public streets in the vicinity of the site to remove silt (i.e., fine earth material transported from the site by 000541], 0 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 25 wind, vehicular activities, water runoff, etc.) which may have accumulated from construction activities. 107. All diesel engines used in construction equipment shall use reformulated diesel fuel. 108. 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. 109. 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 restricted or prohibited should the City receive complaints from adjacent property owners. No construction work is to be done on Sundays, pursuant to Section 15.26.010 of the Municipal Code. 110. Truck noise from hauling operations shall be minimized through establishing hauling routes, which avoid residential areas, and requiring that "Exhaust 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. 111. The Developer shall ensure that construction equipment is fitted with modern sound - reduction equipment. 112. Equipment not in use for more than ten minutes shall be turned off. 113. 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. 114. 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 0 ®0 5� RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 26 persons from entering the work site at any time and to protect the public from accidents and injury. 115. Equipment engines shall be maintained in good condition and in proper tune as set forth in manufacturer's specifications. 116. Backfill of any pipe or conduit shall be in 4" fully compacted layers unless otherwise specified by the City Engineer. 117. Soil testing for trench compaction is to be performed on all trenches for pipe or conduit placement. The interval of testing shall be less than once every 4 feet of lift and 100 lineal feet of trench excavated. This note shall also be placed on applicable plans associated with site development. 118. Observe a 15 -mile per hour speed limit for the construction area. 119. 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: 120. 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. 121. 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. 122. An As- Graded geotechnical report and rough grading certification shall be submitted to and approved by the City Engineer and Geotechnical Engineer. 00053:; RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 27 PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 123. If directed by the City, the Developer shall have repaired, overlayed or slurried that portion of Moorpark Avenue, Majestic Court and /or Los Angeles Avenue adjacent to 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 otherwise approved and shall be completed to the satisfaction of the City Engineer. 124. A copy of the recorded Map(s) shall be forwarded to the City Engineer for filing. 125. A final grading certification shall be submitted to and approved by the City Engineer. PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND REDUCTION AND /OR EXONERATION, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 126. Reproducible centerline tie sheets shall be submitted to the City Engineer's office. 127. 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. Any surety that is in effect three years after final map approval or issuance of the first building permit shall be increased an amount equal to or greater than the consumers price index (Los Angeles /Long Beach SMSA) for a period since original issuance of the surety and shall be increased in like manner each year thereafter. 128. 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 subdivision improvements. The fees required will be in conformance with the applicable ordinance section. 129. 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 36 ", they must be resubmitted as "record drawings" in a series of 22" X 0005x:3 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 28 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. 130. The Developer shall demonstrate that a maintenance agreement is in place as part of the Homeowners Association responsibility for the purpose of servicing all on -site NPDES devices. Offer of Dedication and Maintenance Agreement 131. Prior to approval of the Final Map, the applicant shall provide an irrevocable offer of an easement and execute a "Maintenance Agreement" between Caltrans and the City subject to approval of Caltrans and the City, to ensure maintenance of the landscaping within the Caltrans right - of -way to the City and execute for the purpose of maintaining all landscaping along Los Angeles Avenue. Prior to approval of the Final Map, the applicant shall provide an irrevocable offer of an easement to the City for the purpose of maintaining all landscaping of the site adjacent to Los Angeles Avenue. The area referred to shall be all landscaped portions of the required setback area adjacent to the public right -of -way along the street frontages. The applicant shall be responsible for maintenance of the aforementioned area as well as the landscaping within the public right -of -way adjacent to the project. If the City, at its sole discretion, determines the landscape maintenance to be unsatisfactory in any of the aforementioned areas, the City may invoke the offer of dedication and assume responsibility at the owner's expense for any or all of the aforementioned areas. The total cost of maintenance for the areas noted above shall be borne by the applicant. The City may, at its sole discretion, place the aforementioned areas in a landscape maintenance assessment district. The applicant shall record a covenant to this effect. The applicant shall maintain the right to protest the amount of spread of any proposed assessment, but not the formation of, or annexation to a maintenance assessment district. COUNTY OF VENTURA ENVIRONMENTAL HEALTH CONDITION: 132. All water impoundment (s) shall be maintained in a manner which will not create mosquito breeding sources. RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 29 133. Prior to issuance of a building permit pertaining to the project, the applicant shall obtain plan check approval of the proposed swimming pool (s) from the County of Ventura Environmental Health Division. COUNTY OF VENTURA WATERWORKS DISTRICT CONDITIONS: x-134. Provide Ventura County Waterworks District the following: a. Water and sewer improvement plans. A sample format is available at the District upon request. b. Hydraulic analysis by a registered Civil Engineer to determine the adequacy of the proposed and existing water and sewer lines. C. Copy of approval of fire hydrant locations by County of Ventura Fire Protection District. d. Copy of Release from Calleguas Municipal Water District. e. Cost estimates for water and sewer improvements. f. Fees: Plan check, construction inspection, capital improvement charge, sewer connection fee and water meter charge. g. Signed Contract to Install, and Surety Bond. MOORPARK POLICE DEPARTMENT REQUIREMENTS: x-135. The applicant is required to adhere to applicable Police Department Requirements. VENTURA COUNTY FLOOD CONTROL CONDITION: X136. Prior to Final Map Approval, the applicant is required to dedicate to the Ventura County Flood Control District the area required by the District for the proposed future improvements to the Arroyo Simi. Verification of dedication of the area from the Flood Control District shall be given to the Department of Community Development prior to Final Map Approval. 137. No direct storm drain connections to Ventura County Flood Control District facilities will be allowed without appropriate Best Management Practices (BMP's) for compliance with Ventura Countywide Stormwater Program. 00054- RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 30 VENTURA COUNTY FIRE DISTRICT CONDITIONS: X138. Access roads shall be installed with an all weather surface, suitable for access by Fire Department apparatus. A minimum clear street width of 36 feet shall be provided. 139. The access roadway (s) shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. Where the access roadway cannot be provided, approved fire protection system or systems shall be installed as required and acceptable to the Fire District. 140. All driveways shall have a minimum vertical clearance of 13 feet 6 inches (131611). 141. Approved turnaround areas for fire apparatus shall be provided where the access road is 150 feet or farther from the main thoroughfare. 142. The access road (s) /driveway (s) shall be certified by a registered Civil Engineer as having an all weather surface in conformance with public Works standards. This certification shall be submitted to the Fire District prior to combustible construction. 143. Any 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 recordation. 144. Prior to recordation of street names, proposed names shall be submitted to the Fire District's Communications Center for review and approval. 145. 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. 146. Address numbers, a minimum of 4 inches (411) 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 (1501) from the street, larger numbers will be required so they are distinguishable from the street. In the event the structure (s) is not visible from the street, the address 00053 J RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 31 number (s) shall be posted adjacent to the driveway entrance. 147. Prior to construction, the applicant shall submit plans to the Fire District for review and approval of the location of hydrants. On Plans, show existing hydrants within 500 feet of the development. 148. 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. 149. Each hydrant shall be a 6 -inch wet barrel design and shall have (1) 4 inch and (1) 2 1/2 -inch outlet(s). 150. The required fire flow shall be achieved at no less than 20 -psi residual pressure. 151. 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. 152. Fire hydrants shall be set back in from the curb face 24 inches on center. 153. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be provided at this location. The applicant shall verify that the water purveyor can provide the required volume at the project. 154. Prior to recordation, the applicant shall provide to the Fire District verification from the water purveyor that the purveyor can provide the required fire flow for the project. 155. The building plans of public assembly areas which have occupant load of 50 or more, shall be submitted to the Fire District for review. 156. Portions of this development may be in a high fire hazard area and those structures shall meet hazardous fire area building code requirements. 157. All grass or brush exposing and 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. 158. An approved spark arrestor shall be installed on the chimney of any structure (s). 0005431 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 32 159. Applicant shall obtain and comply with the provisions of VCFD No. 126 "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures. 0005433 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 33 APPROVAL OF RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 98 -1 SUBJECT TO COMPLIANCE WITH THE FOLLOWING CONDITIONS: Note: Prior to the issuance of a Building Permit, the applicant shall have recorded Tract Map 5133. The conditions of approval for the Tentative Tract Map shall apply to Residential Planned Development Permit No. 98 -1. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS: GENERAL REQUIREMENTS: 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 submitted product mix shall require approval of a modification to the Residential Planned Development Permit. Requirement for Affordable Housing Agreement 2. Far West Homes, LLC (Developer) shall, in order to meet the requirements of California Health and Safety Code 33410 et seq., as a condition of Tentative Tract Map No. 5133, agree as follows: (1) Low Income Housing (A) Developer shall provide seven (7) three (3) bedroom units of not less than 1,160 square feet in size, to be sold to buyers who meet the criteria for low income households established by the United States Department of Housing and Urban Development for the County of Ventura (80% of Median income). Four (4) of said units shall be provided within the development project and scheduled as follows: (a) The first unit shall be constructed no later than the construction of the twenty -fifth (25th) unit. (b) The second unit shall be constructed no later than the construction of the fiftieth (50th) unit. 000543 : RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 34 (c) The third unit shall be constructed no later than the construction of the seventy -fifth (75th) unit. (d) The fourth unit shall be constructed prior to the construction of the last unit. (B) Three (3) of the required units may be provided outside the development project through such means or methods as purchase buy- downs, or other means approved by the City. The Developer shall be responsible for all costs related to providing the affordable units and shall be responsible for providing the City with verification that the units provided outside the development project are units previously not affordable to low income households. The Developer shall also be responsible for providing the affordable units as follows: (a) If the affordable units are located within the Moorpark Redevelopment Project Area the units shall be provided on a one - for -one basis. (b) If any of the affordable units are located outside of the Moorpark Redevelopment Project Area, the units shall be provided on two units for each required unit basis. The initial sales price, location of the units, buyer eligibility, resale restrictions, respective role of the City and the Developer, and any other item determined necessary by the City shall be set forth in the Affordable Housing Implementation and Resale Restriction Plan, which shall be approved by the City Council prior to recordation of the first final Tract Map for this project. The Developer and City shall, prior to the occupancy of the first residential unit for the Project, execute an Affordable Housing Agreement that incorporates the Plan in total and is consistent with this Agreement. (2) Very Low Income Housing In lieu of constructing the five (5) Very Low income affordable housing units required, Developer shall pay a fee of Sixty Thousand Dollars ($60,000) for each of the five units, or a total of Three Hundred Thousand Dollars ($300,000) to the City (In -Lieu Fee) which shall be used by the City for the purpose of providing housing affordable to Very -Low income households. A pro -rata portion of the In- 0005AI'J RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 35 Lieu Fee in the amount of Three Thousand Seven Hundred Ninety Seven Dollars and Forty Seven Cents ($3,,,797.47) per unit (Three Theusand Bi-ght — Huneli -ed Ninety Gim Dellai-s and Ten – Gents ($3 ,– - :9 ) shall be paid prior to issuance of the building permit for each dwelling unit in the development project (This is based on 44 79 units). Commencing October 1, 2001, and annually thereafter, the In -Lieu Fee shall be adjusted by any increase in the Consumer Price Index (CPI) until all In -Lieu Fees have been paid. The CPI increase shall be determined by the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles /Anaheim /Riverside metropolitan area for the preceding twelve month period covering June to June. In the event there is a decrease in the CPI for any annual indexing, the In -Lieu Fee shall remain at its then current amount until such time as the next subsequent indexing which results in an increase. 3) Preparation Fee Developer shall pay to City the amount of Five Thousand Dollars ($5,000.00) for the City's cost to prepare the affordable housing plan and agreement required pursuant to this Condition. Approval of the Residential Planned Development Permit is conditioned upon execution of an 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 approval of the City Council, and if compliance of the Agreement is not achieved, the City Council may initiate a Reversion to Acreage or other procedure, and nullify the Residential Planned Development Permit. City Council approval of an 'Affordable Housing Agreement mast occur before approval of the Final Subdivision Map. Use Inauguration 2. Unless the project is inaugurated (building foundation slab in place and substantial work in progress) not later than three (3) years after this permit is granted, this permit shall automatically expire on that date. The Director of Community Development may, at his discretion, grant up to d0054� RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 36 two (2) one (1) year extensions for project inauguration if there have been no changes in the adjacent areas and if applicant can document that he has diligently worked towards inauguration of the project during the initial two year period and the applicant has concurrently requested a time extension to the tentative tract map. The request for extension of this entitlement shall be made at least 30- days prior to the expiration date of the permit. Modification to Permit 3. All facilities and uses other than those specifically requested in the application are prohibited unless an application for a modification has been approved by the City of Moorpark. Any minor changes to this permit shall require the submittal of an application for a Minor Modification and any major changes to this permit shall require the submittal of a Major Modification as determined by the Director of Community Development. Other Regulations 4. 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 5. 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. Phasing 6. Any phasing shall be approved by the Director of Community Development. The Director shall avoid to the extent possible any impacts to existing residential areas from construction traffic. Effect of Conditions 7. 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 00054.ry RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 37 governmental agency. In instances where more than one set of rules apply, the stricter ones shall take precedence. Severability 8. 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. Permittee Defense Costs 9. 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 10. 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 11. Prior to approval of a final map, the subdivider shall post sufficient surety to assure that all proposed utility lines within and immediately adjacent to the project site shall be placed undergrounded to the nearest off -site utility pole. Prior to the issuance of an occupancy permit for the last house in the tract, 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. All utility lines that must connect across Los Angeles Avenue shall be placed underground via an underground conduit. 0005,t,J RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 38 Rain Gutters and Downspouts 12. Rain gutters and of the structure roof flow. Water in non - corrosive Engineer. Roof Mounted Equipment downspout shall be provided on all sides for all units where there is a directional shall be conveyed to the street or drives devices as determined by the City 13. No roof mounted equipment (other than required vents) shall be permitted. Exceptions to this limitation must be approved by the Director of Community Development. Exterior Lighting 14. Exterior front yard lighting within the development shall be limited to illumination of entryways and address identification. Excessively bright and /or unshielded front door lighting shall be prohibited. Dedication of Access Rights 15. The applicant shall dedicate to the City all access rights on "A" Street, Majestic Court and all private streets within the project site in order to provide access for all governmental agencies providing Municipal Code compliance, public safety, health and welfare services. 16. The developer shall dedicate vehicular access rights to the City of Moorpark along "A" Street and Majestic Court. Energy Saving Devices 17. 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 0005A,.t RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 39 f. Hot water solar panel stub -outs shall be provided. Maintenance of Permit Area 18. The continued maintenance of the permit area and facilities shall be subject to periodic inspection by the City. The permittee or owner shall be required to remedy any defects in ground maintenance, as indicated by the Code Enforcement Officer within five (5) days after notification. Archaeological or Historical Finds 19. 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. PRIOR TO ISSUANCE OF A GRADING PERMIT: 20. The applicant shall indicate where the export of dirt from the site will be taken. If import dirt is to be brought to the site, the applicant shall state the number of cubic yards and location of the borrow site. The City shall approve the haul routes. PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Citywide Traffic Mitigation Fee 21. Prior to the issuance of a Zoning Clearance for construction for each unit, the applicant shall pay a Citywide Traffic Mitigation Fee of $3,000 for each of the residential units. Lighting Plan 22. Prior to issuance of a Zoning Clearance for Construction, the applicant shall submit to the Department of Community Development a lighting plan for review and approval consistent with Section 17.30.060. 0005etJ RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 40 Traffic System Management Contribution 23. 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 $1,288.87 per unit to fund TSM programs or clean -fuel vehicles programs as determined by the City. Tree Report and Removal Permit 24. As a condition of removal of the trees on -site, the applicant shall provide an additional $130,324.00 worth of trees and other enhanced landscaping which is the amount of the value of existing trees to be removed from the site. The additional landscaping is in addition to the landscaping normally required for the project is in additional to what would normally be required normal required landscaping. This amount may be reduced by the amount of the value of any trees to remain as determined by the Director of Community Development. Submittal of Landscape Plans 25. 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 with the Submittal Requirements and Landscape Standards described in the Ventura County Landscape Design Criteria. e. A separate Maintenance Plan shall be prepared in accordance with the Approval/ Installation Verification 0005-1-4-G RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 41 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. A ten foot (10) wide dense landscaping buffer along the entire length of the southerly property line adjacent to the Arroyo Simi shall be provided. k. Thirty six (36) inch box trees shall be provided along the east, west and southerly property lines, one for each front yard area and within the parkway on the east side of "A" Street. ®005�'� RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 42 1. The planting plan shall indicate the proposed locations of light standards. The lighting and tree locations shall be designed to avoid conflicts. M. All backflow preventers, transformers, and other above -grade utilities shall be appropriately screened with walls and /or plantings. n. The planting and irrigation design shall comply with the State of California Model Water Efficient Landscape Ordinance. o. 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. p. Subsequent to occupancy, the landscaping shall be maintained in accordance with the approved Maintenance Plan. q. The landscape plan shall include planting and irrigation specifications for manufactured slopes and all common areas. r. Ground cover, trees, and shrubs shall be provided on Lots 43 and 71 and shall be designed so as to function as a decorative entryway to the project. S. The landscape plan shall include planting and irrigation specifications for manufactured slopes over three (3) feet in height, front yard landscaping for all residences and all common areas to be maintained by the homeowners association including the parkways located along Los Angeles Avenue and "A" Street. Front Yard landscaping shall be installed on all lots in this project and approved by the Director of Community Development prior to final inspection and release of utilities. t. Prior to the issuance of a Zoning Clearance for construction and /or recordation of Tentative Tract Map No. 5133, the applicant shall provide an irrevocable offer of an easement to the City for the purpose of maintaining all landscaping and walls adjacent Los Angeles Avenue and "A" Street in the event such is determined to be necessary by the City at it's sole 0005elS RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 43 discretion. The Homeowners Association shall be responsible for maintenance of all common areas as determined by the City. Bermed landscaping consisting of trees, ground cover, flowers and shrubs shall be provided along the property frontage adjacent to Los Angeles Avenue. U. In the area of future buildings not under construction, turf and irrigation shall be installed. V. The final landscape plans shall include landscaping specifications, planting details, and design specifications consistent with the following requirements: i. The landscape plan shall include the final design of all sidewalks, barrier walls, streetscape elements, urban landscaping and pedestrian paths within the project limits. ii. All plant species utilized shall not exceed the irrigation Water Allowance, as discussed in the State Model Water Efficient Landscape Ordinance. iii. Landscaping at site entrances and exits and any intersection within the parking lot shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. iv. The plans shall include landscaping in all front yards, landscaping adjacent to Los Angeles Avenue, the ten foot landscaping buffer along the Arroyo Simi and all other landscaping areas with the exception of the private rear yard areas of the residences. Applicant shall install front yard landscaping as approved on the landscape plans. Front yard and common area landscaping shall be completed for each area of exclusive right to occupancy prior to occupancy of the units having the right to use the adjacent yard space. V. Landscaping shall be designed so as to not obstruct the view of any exterior door or window from the street. vi. Backflow preventers, transformers, or other exposed above grade utilities shall be shown on 000511111-91 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 44 the landscape plan(s) and shall be screened with landscaping and /or a wall. vii. A coordinated tree planting program shall be developed which will provide a dominant theme tree within the components of the proposed development. viii. 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. ix. 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. X. The applicant shall install purple pipe in all common areas for the purpose of using reclaimed water when available. Private Recreational Facilities 26. All private recreational facilities and tot lots, including the type of play equipment shall be subject to the review and approval of the Community Development Director. A six (6) foot high wrought iron fence with pilasters shall be provided around the swimming pool area. 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. 0005:�J RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 45 27. The location and design of 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. Locked Gated Access to Flood Control Channel _Any gated access to the flood control channel shall be locked at all times to prevent permanent access unless otherwise authorized in writing by the City. Construction Access Plan 28. 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 29. Prior to submittal of construction plans for plan check or initiation of any construction activity, a Zoning Clearance shall be obtained from the Department of Community Development. If an applicant desires, construction plans may be submitted to the Building and Safety Department with a City approved Hold Harmless Agreement. Zoning Clearance shall be obtained prior to initiation of any grading or construction activity. If the applicant desires, grading may be initiated upon obtaining a grading permit and providing a City approved "Hold Harmless Agreement ". Submittal of Construction Drawings 30. 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 31. The existing plans shall be revised by the applicant and approved by the Director of Community Development. The following revisions shall be made: 0005;,' RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 46 a. The windows on all building elevations shall be provided with surrounds or other architectural features as approved by the Director of Community Development. b. All garage doors shall be of the roll -up sectional type and have automatic garage door openers. C. Additional garage door designs shall be provided. The design of the doors are subject to the review and approval of the Director of Community Development. d. The east and west property line and the north property line setback along the Los Angeles Avenue property frontage shall have a ten (10) foot high wall (as measured on the project side), unless otherwise modified by the Director of Community Development. The project property line walls on the east and west property lines shall be constructed prior to issuance of zoning clearance for grading. Perimeter and walls separating yards shall be made of slump block brown in color (or as otherwise approved by the Director of Community Development). Interior walls separating yards shall be six (6) feet in height. Front yard gates shall be Redwood. i. The perimeter wall along the west property fine frontage may be modified to provide for a combination of wall and wrought iron fence between garage walls with landscaping as agreed to between the Regal'' Park Homeowners Association and the City. Any modification to the requirement for the ten foot high wall is ,subject to the review and approval of the Director_ of Community Development. ii. The height and design of the proposed perimeter walls are subject to the review and approval of the Director of Community `° Development. The wall shall be built at the property line of the residential lots as determined by the Director of Community Development. Prior to submittal of plans to the Department, the applicant shall review the plans with the adjacent property owners. The Director` of Community Development 0®05:.): RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 47 shall have final approval, authority over 'design, location and size of all walls /fences.' e. A fencing, perimeter, gate, and privacy barrier wall plan (complete with related landscaping details) identifying the materials to be used and proposed wall heights and locations shall be submitted to and approved by the Director of Community Development. The approved fencing and barrier wall plan shall be incorporated into the CC &R's. All fencing and barrier walls along lot boundaries shall be in place prior to occupancy, unless timing for installation is otherwise stated in these conditions. Where applicable prior to approval of the final wall and fence plan, the Director of Community Development shall approve the connection of property line wall with existing fences and or walls on the adjacent residential development. The developer is required at his /her sole expence to connect adjacent residential walls and or fences to the project perimeter wall utilizing the same type of material that comprises existing walls and or fences that are to be connected to the project perimeter wall. f. The first row of residential structures proposed adjacent to Los Angeles Avenue shall be constructed with windows, walls and roofs with an STC rating of 30 or greater. The applicant's engineer shall certify that this criteria has been met. g. A six (6) foot high wall and gate (for future access to the Arroyo Simi) along the southerly property line shall be constructed. The bottom three (3) feet shall be constructed of slump block (or other material as approved by the Director of Community Development)and the top three (3) feet shall be wrought iron. 0 005:3 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 48 h. A ten foot (10) wide dense landscaping buffer along the entire length of the southerly property line adjacent to the Arroyo Simi shall be provided. private zreets shall be elifRinated and replaeed with a pedestrian Bette --the reereatienaarea. e pedestrian path shall be landseaped en beth sides with . f?- iniffiuffl 29 feet s etb aek f e r all pareesTr rting —a l eng A Street= —eic th3�3— area s ti'ha l l b e— i-edes tgne`a- s;z"ci —crha that vehieuiaraeee -Ts ±9 net — taken — fref-"All Street k. The size of the recreational area shall be increased pursuant to Staff ' >Alternative : "BII and shall contain a pool minimum surface area of 1,000 sq. ft.), spa, wading pool, deck area, tot lot and building containing restrooms and a meeting room. The design of the recreation facility, fencing and equipment proposed for the tot lot shall be as approved by the Director of Community Development. The tot lot may be located on Ventura County Flood Control property if approved by the Ventura County Flood Control District and the Director of Community Development. 1. Additional architectural features shall be incorporated into the design including such items as additional insets and /or pop -outs, and /or dormers which would serve to both break up the horizontal and vertical plane of the walls. Additionally, the use of exposed rafter tails, more elaborate surrounds on all windows, additional irregularly placed deep inset windows, lintels at window heads, and door surrounds should be considered. M. All bathroom windows on the second story shall be located a minimum of 516" above the floor level and have opaque glass. __. The --pi-eject shall be redesigned —te (1� 2 ) parking— spaee— perdwelling unit witlft, ea eh space r -- be a f in-imiim ef 24 1/2 feet o. All guest parking spaces shall be posted for "guest parking" only. Signage required to properly identify 0005,Ji: RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 49 and limit parking spaces for "guests only" shall be approved by the Director of Community Development p. Along Los Angeles Avenue, the street right -of -way plan shall provide that a six (6) foot wide sidewalk and ten (10) foot parkway beyond the right -of -way be constructed. The parkway shall be located adjacent to the curb on Los Angeles Avenue with the sidewalk lying south of the property line and the new parkway. A portion of the sidewalk may be constructed within the right of way, but not adjacent to the curb. The final location of sidewalk shall be as determined by the City Engineer and the Director of Community Development. q. The proposed rolled curbs shall be replaced with vertical curbs. r. Four (4) foot wide sidewalks shall be provided on both sides of all private streets Outstanding Case Processing Fees 32. The applicant shall pay all outstanding case processing (Planning and Engineering), and all City legal service fees prior to issuance of a Zoning Clearance for any permits. 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 and Tentative Tract', Map.. Performance Bond 33. 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 r- 0005" RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 50 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. Vents and Metal Flashing 34. All roof vents and metal flashing shall be painted to match the roof color. All deck drains shall drain to the side and not facing the private street. 35. 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. Garage Size 36. Individual garages shall maintain minimum unobstructed inside dimensions of 20 feet in length and 20 feet in width with a minimum interior height of 8 feet. Adjacent Property Walls and Fences 37. All property line garden walls or wrought iron fences shall be no further than one inch from the property line. Provision for Image Conversion of Plans into Optical Format 38. Prior to issuance of the first Certificate of Occupancy, the builder shall provide to the City an image conversion of building, landscape, public improvement and site plans into an optical format acceptable to the City Clerk. Cable Service 39. 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. 0 0055k RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 51 Color of Exterior Building Materials 40. All exterior building materials and paint colors shall be those approved by the Redevelopment Agency. Asbestos 41. No asbestos pipe or construction materials shall be used. Public Nuisance 42. 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. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Will Serve Letter 43. 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: Enforcement of Vehicle Codes 44. 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. Payment of Fee for Crossing Guard 45. Prior to the issuance of the first occupancy, applicant shall pay an amount to cover the costs associated with a crossing guard 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). 00055" RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 52 Completion of Common and Front Yard Landscaping 46. The applicant shall install front yard landscaping as approved on the landscape plans. Front yard and common landscaping shall be completed for each lot prior to it's occupancy. Acceptance of On -Site Improvements 47. No Final Inspection approval shall be granted prior to acceptance of site improvements such as perimeter and retaining walls, landscaping, fences, slopes, private recreation areas, and other improvements not related to grading, etc., or the applicant has provided sufficient security as approved by the Director of Community Development to guarantee completion of the improvements. Said on -site improvements shall be completed within 60 days of issuance of Final Inspection approval. In case of failure to comply with any term or provision of this agreement, the City Council may by resolution declare the surety forfeited. Upon completion of the required improvements to satisfaction of the City, the City Council may reduce the amount of the surety. However, the surety must be kept in full effect for one year after initial occupancy to guarantee the items such as perimeter and retaining walls, landscaping, fences, slopes, private recreation areas, and other improvements not related to grading, etc. are maintained. 48. All related perimeter and garden walls shall be constructed prior to the issuance of a zoning clearance for occupancy. CITY ENGINEER CONDITIONS: PRIOR TO ISSUANCE OF THE FIRST BUILDING PERMIT FOR CONSTRUCTION THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 49. The applicant shall have recorded Tract Map 5133. The Conditions of Approval for Tentative Tract Map shall apply to Residential Planned Development Permit No. 98 -1. MOORPARK POLICE DEPARTMENT REQUIREMENT: 50. The applicant is required to adhere to applicable Police Department Requirements. 000SS RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 53 WATERWORKS DISTRICT NO 1 CONDITION: 51. The Conditions of Approval for Tentative Tract Map No. 5133 shall apply to Residential Planned Development Permit No. 98 -1 FIRE DEPARTMENT CONDITIONS: 52. The Conditions of Approval for Tentative Tract Map No. 5133 shall apply to Residential Planned Development Permit No. 98 -1. AIR POLLUTION CONTROL DISTRICT CONDITIONS: 53. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e., greater than 15 miles per hour averaged over one hour) to prevent excessive amounts of fugitive dust. 54. 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. 55. All unpaved on -site roads shall be periodically watered or treated with environmentally safe dust suppressants to prevent excessive amounts of dust. 56. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive amounts of fugitive dust. 57. All active portions of the site shall be either periodically watered or treated with environmentally safe dust suppressants to prevent excessive amounts of dust. 58. On -site vehicle speeds shall not exceed 15 miles per hour. 59. Equipment engines shall be maintained in good condition and in proper tune as per manufacturers specifications. MOORPARK UNIFIED SCHOOL DISTRICT CONDITION; 60. Prior to the issuance of Building Permits for construction, the applicant shall pay applicable school fees. 0 0055 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 54 MITIGATION /MONITORING PROGRAM TENTATIVE TRACT MAP NO. 5133 RESIDENTIAL PLANNED DEVELOPMENT 98 -1 Geology and Soils Mitigation and Monitoring Mitigations 1. The applicant 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 the improvements; and shall post sufficient surety guaranteeing completion. The soils engineer as part of the grading permit will determine the extent and depth of soil removal and re- compaction necessary. 2. 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. Along with these erosion control measures, hydroseeding and temporary irrigation shall be provided on all graded slopes within 30 days of completion of grading on those slopes. 3. The applicant shall submit to the City of Moorpark for review and approval, detailed Soils and Geology Reports certified by a Registered Civil Engineer in the State of California. The geotechnical report shall include an investigation with regard to liquefaction, expansive soils, and seismic safety. In addition, the soils report shall discuss the contents of the soils as to the presence or absence of any hazardous waste or other contaminants in the soils. 4. All recommendations included in the geotechnical and geology reports shall be implemented during project design, grading, and construction. Monitoring Prior to issuance of Permits, the City Engineer will review and approve plans which incorporate measures which adequately reduce geotechnical concerns. Inspections will be made at various stages of the building process to ensure building codes and engineering conditions have been satisfactorily addressed. 0005b 1J RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 55 Water Mitigation and Monitoring Mitigation Storm Water Runoff and Flood Control Planning 1. The Subdivider /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. 2. The plans shall depict all on -site and off -site drainage structures required by the City. 3. The drainage plans and calculations shall demonstrate that the following conditions will be satisfied before and after development. 4. 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: 5. All storm drains shall carry a 10 -year frequency storm; 6. All catch basins shall carry a 10 -year storm; 7. 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; 8. All culverts shall carry a 100 -year frequency storm; 9. Drainage facilities shall be provided such that surface flows are intercepted and contained in an underground storm drain prior to entering collector or secondary roadways; 10. Under a 10 -year frequency storm, local, residential and private streets shall have one dry travel lane available on interior residential streets. Collector street shall have a minimum of one dry travel lane in each direction. 11. Drainage to adjacent parcels shall not be increased or concentrated by this development. All drainage measures 0005GIAL RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 56 necessary to mitigate storm water flows shall be provided by the Developer; 12. All drainage grates shall be designed and constructed with provisions to provide adequate bicycle safety to the satisfaction of the City Engineer; 13. 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. 14. 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 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 owner unless otherwise approved by the City Council. 15. 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. 16. 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. 17. The Subdivider /Developer shall demonstrate for each building pad within the Tentative Map area that the following restrictions and protections can be put in place to the satisfaction of the City Engineer: 18. Adequate protection from a 100 -year frequency storm 19. Feasible access during a 50 -year frequency storm. 20. Hydrology calculations shall be per current Ventura County Standards. 21. The Subdivider /Developer shall demonstrate that, upon occurrence of the failure of the storm drain system at the intersection of West Street and South Street, the storm 00056;:: RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 57 overflow will pass to Arroyo Simi without flooding adjacent housing. National Pollutant Discharge Elimination System ( NPDES) 1. 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 Storm Water Pollution Control Plan ( SWPCP), on the form provided by the City for the review and approval of the City Engineer. 2. The SWPCP shall be developed and implemented in accordance with requirements of the Ventura Countywide Storm Water Quality Management Program, NPDES Permit No. CAS063339. 3. The SWPCP shall identify potential pollutant sources that may affect the quality of discharges to storm water 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. 4. 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 Storm Water Pollution Prevention Plan ( SWPPP) S. 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. 6. Improvement plans shall note that the contractor shall comply to the "California Storm Water Best Management Practice Handbooks" 7. The Subdivider /Developer shall also comply with NPDES objectives as outlined in the "Storm Water Pollution 000563 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 58 Control Guidelines for Construction Sites ". This handout is available at the City Engineer's office and a copy will be attached to the approved grading permit. 8. Development shall be undertaken in accordance with conditions and requirements of the Ventura Countrywide Storm Water Quality Management Program, NPDES Permit No. CAS063339. 9. The project construction plans shall incorporate Best Management Practices (BMPs) applicable to the development for the review and approval of the City Engineer. 10. All on -site storm drain inlets, whether newly constructed or existing, shall be labeled "Don't Dump - Drains to Arroyo ". 11. Landscaped areas shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. 12. Parking and associated drive areas with 5 or more spaces shall be designed to minimize degradation of storm water quality. Best Management Practices, such as oil /water separators, sand filters, landscaped areas for infiltration, basins or approved equals, shall be installed to intercept and effectively prohibit pollutants from discharging to the storm drain system. The design must be submitted to the City Engineer for review and approval prior to the issuance of a building permit. 13. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA), require updating of the National Flood Insurance Program maps for affected areas whenever any alteration of the watercourse is made. All materials required by FEMA for a map revision shall be provided to the City Engineer's office. This material will demonstrate the revised flood plain locations following development. This information will be forwarded by the City Engineer to the FEMA for review and updating of the National Flood Insurance Program maps. If updates to the flood zone have been made a conditional letter of map revision shall be provided to the City prior to issuance of a zone clearance for occupancy of the first residential unit. The Developer will be responsible for all costs charged by the FEMA and the City's administrative costs. 00056►` RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 59 14. All structures proposed within the 100 -year flood zone shall be elevated at least one foot above the 100 -year flood level. 15. 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 conceptually 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. Monitoring All plans will be reviewed and approved by the City Engineer prior to issuance of building permits for construction. Periodic inspections will be made during construction to insure compliance with required conditions and City standards. Street Improvements Mitigation STREET IMPROVEMENT REQUIREMENTS: 16. 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 shall not be accepted by the City for maintenance until completion, unless otherwise determined by the City Engineer. Parking and wall maintenance shall be carried out by the Homeowners' Association. 17. Publicly dedicated streets shall conform to the design requirements of the Ventura County Road Standards (most recent revision), or as modified per City Resolution. 18. The street improvements shall include concrete vertical 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. 19. Prior to the issuance of a Zoning Clearance for construction for each unit, the applicant shall pay a Citywide Traffic Mitigation Fee for each of the residential 000565 RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 60 units, except for the Affordable units which shall be paid prior to Final Inspection. Monitoring The City Engineer will review and approve all plans prior to issuance of building permits. Periodic inspections will be made at various stages during the building process to ensure that required conditions and requirements have been satisfied. Noise Mitigation 1. The first row of residential structures proposed adjacent to Los Angeles Avenue shall be constructed with windows, walls and roofs with an STC rating of 30 or greater. The applicant's engineer shall certify that this criteria has been met. A Ten (10) foot sound wall shall be constructed on the property line adjacent to Los Angeles Avenue. Monitoring Prior to issuance of a building permit, the applicant's engineer shall certify that this requirement has been satisfied. Transportation and Traffic 1. The entrance at "A" Street shall be designed to include traffic control devices acceptable to Caltrans and the City Engineer that prohibit left turn movements onto Los Angeles Avenue from "A" Street and onto "A" Street from Los Angeles Avenue. 2. The developer shall submit for review and approval traffic counts /estimates for stacking of vehicles at the entrance of "A" Street during peak hours. The Developer shall justify that the design of the entrance of "A" Street is adequate for peak hour stacking of vehicles and truck turning radius movements. The Developer shall submit for review and approval traffic data to justify the design of deceleration and acceleration lanes on Los Angeles Avenue. 3. The Developer shall make a special contribution to the City representing the Developer's pro -rata share of the cost of improvements at the following intersections: 000561;; RPD 98 -1, TT 5133 (FAR WEST HOMES) Page 61 New Los Angeles Avenue /Spring Road ($165,000) New Los Angeles Avenue /Moorpark Avenue ($65,000) Poindexter Avenue /Moorpark Avenue ($120,000) The actual contribution (pro -rata share) shall be based upon the additional traffic added to the intersection. The Developer's traffic engineer shall provide the City Engineer an estimate of the projected numbers for calculation of the pro -rata share. Monitoring Prior to recordation of the final map, the City Engineer will insure that these requirements have been satisfied. 0005614y p II I NI NI r �J — I Fj —I i II J- I � II II III N ICV I I� IrIk Its 1 I Ji I u z �I1 El - r f!, I I EaIE e,taa •t.R.R1 f /1 //rE I !t 1 E E+ 1i ECEIVED City of Moorpark Community Developm©!b ® V o s c ATTACHMENT " 2 " o_ G /V 1 PLAN ONE -1562 SQ. FT. PLAN TWO -1681 SO. FT. PLAN THREE - TM SQ. FT. FROW W ELEVATION FRW W ELEVATION FROK W ELEVATION A RESIDENTIAL PLANNED DEVELOPMENT LV THE CITYOF MOORIPARK o 3 /7 m sq C-0 o r,') m FAR WEST HOMES, LLC m 7; < (FORMERLYnRTCHO &ASSOCIATES, LLC ) c: hip •_p tuewdojenep ApunwwOO 3IredjooWj6 A113 G M r M Mini ■■u■ A a ■■■■ MEMO ii ;1 ®i I ■I ■� ■ ■, I KA n 11 :011111 'Y MOORPARK PROJECT FAR YVEST HOME LLC �° •w: ..ni w•.r -d Roger H. Lindeman, Architect ►LANNINY i OOONDINATION ! DNNION ......,. »..,... .......,,......,,. ,.,,...,,,.,........ aw�� N� ►uewdolene(l A;wnwwoO )IjedjooW 30 AllO r- 6661 e e CMA130 O Z M 14 111 p I� V EO LV y PLAN ANE - EXT_ ELEVATION 'B' E .la o 1fFff MOORPARK PROJECT — Roger H. Lindeman, Architect d � � ILANNINO ♦ COORDINATION f DNNION AR WEST HOME LLC 0� /HIL 11N111M.1111.. M.11110111, O.. Ni11 1N /1N 111111/1 -1111 �� '% Al � �'� 71 FK "'a san■ ■ ■■■ ®fir/ M I� V EO LV y PLAN ANE - EXT_ ELEVATION 'B' E .la o 1fFff MOORPARK PROJECT — Roger H. 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Lindeman, Architect PLANNING • COORDINATION • DINIGN 11111 IIN11 11111 �1/M/ 0111 01. 11 /I1 1H / 111 11111 /11.1111 O I.a OID♦ E8T HOME LLC °"" "' >0)p- �' s000 21 FLOOR PLAN THREE - mo S.F. E-FMAiRr"WEST a p »s-n RPARK PROJECT �rj RogQr H. Lindeman, Arc itact .... Imo.. °�;i way w ►LAMNIMO ♦ 000lDINATI's p D!lIOM HOME LLC ,.... .,.,...,... .....,.,,........,. ,.,l...,.,., ... -.,.. PAL LLc) ZuewdolOA9a 4unwwoC 31iedjoo W ;o Apo f,l,S000 6661 Z G dd5 3 a 0 z PLAN FOUR - EXT. ELEVATIONS m y MOORPARK PROJECT AFAR a e w-fs a- Roger H. Lindeman, Architect ►LANNINO r Co 0NOINATION r DB@ION { {{ { { {IN.. lN.. .Co {{Tl• I fm] WEST HOME LLC GL p0� rSn00 H 0 cn .0 E FLOOR PLAN FOUR - IM2 ELF Em-�FM:X A o Iwo na ORPARK PROJECT �» Roger H. Lindeman, Architect ►LAMMING N COORDINATION f DEBION WEST HOME LLC °""• •� •Y....II,.C...11. ..1...1.1.1... OOO I./IL ...0 .IM...lu. 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