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Home My WebLink AboutAGENDA REPORT 2000 0105 CC REG ITEM 10HTo From: AGENDA REPORT City of Moorpark The Honorable City Council -11 a , (bl rMM % V. Y ANTI N f Ct ed Wayne Loftus, Director of Community Developmentz� Prepared by Craig Malin, Assistant Planner Date: December 20, 1999 (CC meeting of January 5, 2000) Subject: Consider Minor Modification No. 7 and 8 to Major Modification No. 1 to Commercial Planned Development Permit 90 -2 for Construction of Pad Buildings B and C in Mountain Meadows Plaza Commercial Center Located on the Southwesterly Corner of Mountain Trail Street and Tierra Rejada Road. Moorpark Properties, Applicant (APN 505 -0- 300-11 and 12) BACKGROUND: On September 16, 1998, the City Council reviewed Minor Modification No. 6, a request for development of an approximately 5,000 sq.ft. building on Pad B (adjacent to Mountain Trail Street) in Mountain Meadows Plaza, located at the southwesterly corner of Mountain Trail Street and Tierra Rejada Road. The City Council deferred action on the request to give the applicant an opportunity to redesign the project, addressing Council concerns about the building's appearance (visibility of back doors to lease areas) along Mountain Trail Street. Minor Modification No. 6 was not approved and the application for the building footprint subsequently became Minor Modification No. 7. The applicant subsequently revised the design of the proposed building to respond to Council comments and ultimately added an additional building of 4,125 sq. ft. to an adjacent approved pad area (Pad C) under the second application incorporated in this report. Additionally, the initial building proposed at this corner location has been reduced in size to 3,520 sq. ft. as noted later in this report. The architectural features of the two proposed pad buildings are consistent with the design of the existing center, and the issues S: \Community Development \Everyone \City Council Agenda Reports \cc - 000105 CPD 90 -2 MINOR MOD 7 &8.sr.doc Honorable City Council December 20, 1999 Page 2 that the City Council had with loading door visibility and trash enclosure design in the application reviewed in 1998, have been corrected. DISCUSSION: This application is a request for construction of a 3,520 sq.ft. retail commercial building to be located on Pad B (Minor Modification No. 7) and a 4,125 sq.ft. retail commercial building to be located on Pad C (Minor Modification No. 8). Both buildings are proposed to have 30' street side setbacks, and are located in the eastern corner of Mountain Meadows Plaza, adjacent to the area designated for the Art in Public Places. The proposed buildings are to be used for the retail and service uses allowed as part of the initial project approval. The architecture and design details of these pad buildings and two other pad buildings were deferred at the time of the initial shopping center approval to subsequent approval of a Minor Modification for each building. Commercial Planned Development No. 90 -2 for construction of a 122,400 sq.ft. commercial center was approved on November 19, 1990. Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2 reduced the size of the market and allocated the square footage to the other lease areas as approved by the City Council on December 6, 1995, resulting in a 118,783 square foot commercial center. Several other proposed modifications dealing with architecture, site plan, signage and hours of operation have also been approved for this center. Tract 5081, a commercial subdivision created the pad configurations and lots within the center and included off -site obligations related to traffic, including responsibility for a second left turn lane for westbound traffic on Los Angeles Avenue, turning onto southbound Tierra Rejada Road. Project Setting Direction Zoning General Plan Site CPD C -2 North RPD 3.1 M South RPD 12.21 VH East PC S RPD 5 P West RPD 16.83 VH Land Use Mountain Meadows Plaza Single Family Residential Multi Family Residential High School Arroyo Vista Park Multi Family Residential 000085 Honorable City Council December 20, 1999 Page 3 (Definitions of Zoning designations: CPD = Commercial Planned Development, RPD = Residential Planned Development, PC = Planned Community. General Plan Designations are: C -2 = General Commercial, M = Medium Density Residential, S = School, P = Park, VH = Very High Density residential) Setbacks The site plan submitted with these applications indicates that the buildings and rear exit screening walls will be setback 30' from both Mountain Trail Street and Tierra Rejada Road. This meets the requirements of Condition No. 58 of Resolution No. 95 -1164 which required Pad B to have a 30' street setback with 20' of landscaping and the Municipal Code which requires a 30' building setback from Tierra Rejada Road because of its designation as a four (4) lane arterial by the Circulation Element of the General Plan. Minor Modification No. 7 /Pad B Design The proposed building measures 64' x 551, and has a height of 211611, 2416" to the top of the towers. The design of this building is consistent with the architecture of the existing center, which is Spanish style. This proposed pad building incorporates multi- color stucco walls, mission tile roof, timber beams under the roofline and pilasters with colors and a design consistent with the existing commercial center. An arcade (covered walkway) is proposed on the west side the building facing the parking lot where the entrance to each lease space is located, and one -half of the north and south sides. The remaining elevations have decorative arches and pilasters which continue the architectural theme to all sides of the structure. The depth of the arches, as scaled from the submitted floor plan, is approximately 30 inches which should be viewed as the minimum acceptable dimension for this architectural feature. The architectural treatment proposed for the easterly elevation (Mountain Trail Street) which was the subject of Council concern in 1998, includes a series of solid masonry archways, open at the arch area with a six foot high screen wall connecting the lower portions of the archways to partially block the view of the rear exits doors to the shops from Mountain Trail Street. This screen wall, including the arch feature, is proposed to measure 13' in height, and 216" in width. Four pilasters will be incorporated in the wall, each measuring 3' wide and 6' high. The three arches to be built into the wall between each pilaster will have a maximum height of 000086 Honorable City Council December 20, 1999 Page 4 9' spanning the 15, between the pilasters. Although, it is clear that the proposed screen wall eliminates view of the back doors to the retail lease areas, it also potentially creates a safety problem for the persons using the door access as well as an out of view area where persons or property may not be noticed. The Police Department has reviewed the proposed archway screen wall and believes that the area created with such an obscured view is undesirable. There are two potential solutions; involving 24 -hour camera surveillance monitored by the center or, replacement of the six (6) foot high privacy wall between the columns with an open design iron work; or lastly, replacement of the 6' high screen wall with landscape materials adequate to camouflage view of the rear doors. The second alternative preferred by staff of using ornamental iron work (anodized aluminum) would complement the design of the building, somewhat camouflage but not block view of the rear doors and eliminate the non - viewable area between the building wall and the screen wall (archways). Panic latches could also be installed to allow the iron work to open in an emergency. Four lamps (matching the design of those in the rest of the center) will be installed above each pilaster on the screening wall. The area between the bottom of the 9' high arch and the 6' high wall will be open. The material and colors proposed for the wall will be identical to the building. The drawings provided for the wall do not include a sectional view or landscaping. The modified wall design effectively screens the rear doors, as requested by the City Council in Minor Modification No. 6, and includes the design elements requested by the Community Development Department. To minimize view of the rear exit doors from Mountain Trail Street, they should be painted the same color as the stucco of the wall they are built into. Fourteen large rough hewn timbers are proposed to span the four foot distance from the building to the top of the arch wall, creating a partial trellis, effect overhead. Minor Modification No. 8 /Pad C Design This proposed building measures 55, x 75' and has a height of 2116" and 24'6" to the tops of the two towers. The design, color and architectural theme, including the arcade, is of the same architectural style as Pad B. The screen wall behind this building (on the north elevation) includes five pilasters, four arches, five lamps and 17 trellis timbers. The design and colors of this screen Honorable City Council December 20, 1999 Page 5 wall shall be redesigned to match the iron works screen recommended for Pad B and will also include landscape materials to further soften the building elevation. Similar to the rear door, exits for the building on Pad B, the doors should be painted to match the stucco color of the building wall they are built into. Building Colors The proposed color scheme for both buildings and screening walls (all in Frazee brand colors) are as follows: Building facade and trim: Sand Dollar (pale creme) , Hemp (light creme), Maple Nut (peach) and Sombrero (warm tan). Storefront trim: Light green and warm tan. Roof: Tan and light terra cotta color mission tiles. Pilaster and Column base: Pale orange /ochre terra cotta pre- cast concrete veneer tiles. These colors and materials are consistent with the design of the existing center. The proposed architecture and design elements of these structures are consistent with the existing commercial center. Landscaping Landscaping is proposed to be planted between the rear exit screening walls of both buildings and Mountain Trail Street and Tierra Rejada Road, between Pads B and C and in the fronts and sides of the two buildings. This landscaping is depicted on the site plan (Exhibit A) but no details or specifications are included. A condition of approval in the attached resolution requires the submission and approval of a landscape plan prior to issuance of a Zone Clearance for construction of the buildings. This plan shall include hanging vines on the screening walls, landscaping on and around the trash enclosures, screening of all ground level equipment, and installation of one (1) 36" box Chorisia Speciosa (Majestic Beauty Silk Floss Tree) in the corner planter and six (6) 36" box Sequoia Sempervirens (Aptos Blue Coast Redwood) to be planted in a half circle on fifteen foot centers behind the corner of Mountain Trial Street and Tierra Rejada Road. Trash Enclosures Two trash and recycling enclosures are proposed, one adjacent to each building, within view of Mountain Trail Street and Tierra Rejada Road respectively. The proposed design of the trash 000086 Honorable City Council December 20, 1999 Page 6 enclosure involves construction of masonry walls, metal gates and pedestrian access. Detailed plans of the enclosures have been provided, and the decorative features or architectural links to the building as well as code compliance has been determined. The trash enclosures on the west side of the main building (Vons and Sav -On), have decorative walls, pilasters and a lattice cover. A condition of approval is recommended requiring that the trash enclosures be designed to complement the proposed pad buildings, and include an open wood beam roof element in a hip or gable configuration (trellis), and decorative gates. Staff is currently reviewing the requirements for trash and recycling needs for these buildings which could result in the placement of one larger enclosure to meet the needs of both buildings. Tenants Tenants for the two buildings are not known at this time. All future tenants must meet the occupancy requirements of Section 17.20.060 and obtain a Zone Clearance for most retail, office or service uses (such as restaurant, clothing store or bookstore), or a Conditional Use Permit for occupancy of uses such as a veterinary clinic. Environmental Determination Pursuant to California State Law, an evaluation has been conducted to determine if the proposed project could significantly affect the environment. The effects of the proposed project were adequately analyzed in the Mitigated Negative Declaration, Initial Study, and Mitigation Monitoring Program prepared for CPD 90 -2. There will not be a significant effect in this case because this Minor Modification does not represent an increase in size from the originally approved project, and the appropriate mitigation measures applied to CPD 90 -2 have been incorporated into Minor Modification No's. 7 and 8, therefore, the proposed project will have no adverse impacts. Original Project Conditions The City has had difficulty in bringing two items to closure related to the original approvals. Staff feels that these should be reasonably concluded prior to allowing additional construction at this location. The first item is improving the maintenance of the median on Mountain Trail Street bringing it up to City Standards so the City can accept it as complete and assure future maintenance responsibility. Condition No. 15 addresses this item. 000089 Honorable City Council December 20, 1999 Page 7 The second is the lack of response by the original commercial project developer on construction of the second left turn lane for westbound Los Angeles Avenue to southbound Tierra Rejada Road traffic. Staff believes it's reasonable to at least have the design plans approved by the City and CalTrans prior to the start of any additional construction at this site. Condition No. 16 addresses this matter. STAFF RECOMMENDATION: Adopt Resolution No. conditionally approving Minor Modification Nos. 7 and 8 of Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2. Exhibits: A) Site Plan B) Pad B Elevations C) Pad C Elevations D) Proposed Color Schematic E) Zoning Map F) General Plan Map G) Resolution 000090 i TGOO WI) \ i `d1181HX8 y \ aanso,�ra r / � Hsvxu / � m b s►ridv�sary, � O � � o � � Q t� EAST ELEVATION PAD B m x � o0 c� vo 2J 6 WEST m X Co Co ELEVATION 2k NORTH ELEVATION MW m X 2 0o co SOUTH ELEVATION PAD B m x ® 00 Co c� .4CZZWJ-r r J NORTH ELEVATION PAD C 8 1 ,4. 'E c� n 256 5'!'S7 ELEVATION m X 00 e C7 m X � o0 � n WEST ELEVATION PAD C !1 /i �, /:-- �7�lA��i /'�... :1i_Cf ...rlA z�LI I�,�.�A A a �,. �r • A +ice ►.�M.� I \. t • • ..�rT _ �.A f�_• G.r: <. J 1 �'^ 1 �. r Arm f` t. • "' A f •.�.�IA.� �r� !jft'_.A.�Ali 1 LaA 1 _• .,_!�.. i�ZIC_ i1��:��,� '= .,�r••C..r /� /.'•_.� �li te�t��lO �rl =eil�f�lbr.�� it L a�r ��.�•�1_:� -'.1 INglow ►'! ��;iL►!11�.:r s it ► '"m- 1►;IAA►1:_,_- :1 may* -- - - - - - - - - a ± \m[o MOORPARK SHOPPING CENTER MOORPARK, CA NADEL 994314 CLAY ROOF -ILZ- 1. U.S. T(f= COMPANY CLAY MISSION TILE, COLOR: EL CAMINO BLEND STYLE TO BET - PIECE TAPERED BARREL TILE, HEAVY MORTARED DOUBLE AND TRIPLE BOOSTS OVER 50% OF ALL CANOPY AREAS. EXTERIOR CBA =NT PIASTER 2. PAINT TO MATCH FRAZEE #5690W - SAND DOLLAR 3. PAINT TO MATCH FRAZEE #5211W - HEMP 4. PAINT 70 MATCH FRAZEE #4362M - MAPLE NUT 5. PAINT 70 MATCH FRAZEE #4352M - SOMBRERO PL4S T EREJ CORNICE & MOULDINGS 6. PAINT TO MATCH FRAZEE #5203M - EARTHENWARE ALUMINUM S70REFRONT AND DECORATIVE METAL ACCENT 7. PAINT TO MATCH FRAZEE #4823M - "WISHING WELL" TRELLIS. EXPOSED WOOD MEMBERS. RAFTER 8. DOUGLAS FIR WITH OLYMPIC DECK STAIN - PEARL GRAY SPANDREL GLASS 9. LOF BRONZE ECLIPSE GLASS COATED WITH OPACI -COAT 300 (R) WATER BASE SILICONE ON THE REFLECTIVE SURFACE. PRECAST STONE COLUMNS & STONE MOULDINGS S. PAVERS 10. "MATEilALS MARKETING' CAFE #2. STONE COLUMNS EASE 11. "MATE -:MLS MARKETING" - ORANGE. COLORED COWRETE BASE 12. C-21 ADOBE TAN CHROMIX ADMIXTURES BY L.M. SCOFIELD COMPANY. CONC. SIDSWAL4 U• STANQ:s-RO G014c. Ei Fosp- rl> NOTE K EXHIBIT D 000160 • • I. @IM -.y tai FR inM /I »t!1 �� r �� in Milk t1�; 6411" �•'11111I 11 /I�� i•: i� ' � Eli 1111111 /i cow 3:1111:1 "[!'q�� 1111111 lair ;j@-*4 E" I rO w w 1 ■ ilia 11 •Izei /11111► !tag! 11■�1 CA 5. "16_ Mn NINE C��i • .t "ZIA l��MD f •� re;r� owns ■�C M re � lllrr��- �" —• ne—m,. � 1��1� lir: � 1 •� i NJ IIIi:I:S1111�: �Illllllllt.- i► �I��tl1= f111 iiu �. �'J' 111 \�'♦ Z��all ILJ i •. •. fr Y r+ PAN i 5. "16_ Mn NINE C��i • .t "ZIA l��MD f •� re;r� owns ■�C M re � lllrr��- �" —• ne—m,. � 1��1� lir: � 1 •� i NJ IIIi:I:S1111�: �Illllllllt.- i► �I��tl1= f111 iiu �. �'J' 111 \�'♦ Z��all ILJ i Hill � RESOLUTION NO. 2000- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING MINOR MODIFICATION NOS.7 AND 8 TO MAJOR MODIFICATION NO. 1 OF COMMERCIAL PLANNED DEVELOPMENT PERMIT NO. 90 -2 ON THE APPLICATION OF MOORPARK PROPERTIES LLC FOR CONSTRUCTION OF A 3,520 SQ.FT. AND A 4,125 SQ.FT. RETAIL COMMERCIAL BUILDINGS ON PADS B AND C OF MOUNTAIN MEADOWS PLAZA, LOCATED AT THE SOUTHWEST CORNER OF TIERRA REJADA ROAD AND MOUNTAIN TRAIL STREET, ASSESSORS PARCEL NO. 505 -0- 270 -34. WHEREAS, on October 25, 1999, the applicant applied for Minor Modification Nos.7 and 8 to Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2; and WHEREAS, the Director of Community Development referred the matter to the City Council on January 5, 2000; and WHEREAS, at its meeting of January 5, 2000, the City Council considered the application filed by Moorpark Properties LLC, requesting approval of Minor Modification Nos.7 and 8 to Major Modification No. 1 of Commercial Planned Development No. 90 -2; and WHEREAS, at its meeting of January 5, 2000, the City Council after review and consideration of the information contained in the staff report dated January 5, 2000, reached a decision on this matter; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES RESOLVE AS FOLLOWS: SECTION 1. Based upon the information and findings presented in the staff report and accompanying documents, and public testimony, the City Council finds that: a. Any potential environmental impacts of this project have been addressed with the adoption of the Mitigated Negative Declaration for Commercial Planned Development Permit 90 -2 which incorporated the construction of four pad buildings including this application; S:ICommunity DevelopmentlEveryonelResolutionstc -000105 CPD 90 -2 MINOR MOD 7 &8.doc EXHIBIT G 0001 ®:3 Resolution No. 2000 - Page 2 b. The Minor Modifications are consistent with the intent and provisions of the City's General Plan and of the City Zoning Ordinance; C. The Minor Modifications are compatible with the character of surrounding development; d. The proposed Minor Modifications would not be obnoxious or harmful, or impair the utility of neighboring property or uses; e. The Permit would not be detrimental to the public interest, health, safety, convenience, or welfare; and f. The conditionally permitted use is compatible with existing and planned land uses in the general area where the development is to be located. g. The proposed project would not have a substantial adverse impact on surrounding properties. SECTION 2. The City Council conditionally approves Minor Modification No. 7 to Major Modification No. 1 of Commercial Planned Development Permit No. 90 -2 for construction of a 3,250 sq.ft retail commercial building (Pad B), and Minor Modification No. 8 to Major Modification No. 1 of Commercial Planned Development Permit No. 90 -2 for construction of a 4,125 sq.ft. retail commercial building (Pad C). SECTION 3. Approval of Minor Modification Nos.7 (Pad B) and 8 (Pad C) to Major Modification No. 1 to Commercial Planned Development Permit No. 90 -2 is hereby approved subject to the following conditions: 1. All conditions of approval of Resolution No's. 95 -1164, 96 -1202 and 96 -1249 shall apply unless modified by this resolution. 2. All conditions of approval of Minor Modification Nos. 1 through 5 of Major Modification No.1 to Commercial Planned Development Permit 90 -2 shall apply unless modified by Minor Modification No's 7 and 8 (Minor Modification No. 6 was not adopted). 000104 Resolution No. 2000 - Page 3 3. Approval of a Zoning Clearance is required prior to the initiation of construction. 4. Prior to issuance of a Zoning Clearance for construction of buildings on Pads B and C, a complete landscape and irrigation plan (3 sets), together with specifications, shall be submitted and approved by the Director of Community Development. This plan shall include landscaping and hanging vines on the screening walls behind the two buildings, landscaping on and around the trash enclosures, and landscaping for Pads B and C including landscaped screening of all ground level equipment. The landscaping shall meet all requirements of Condition 38 of Resolution 95 -1164 and shall include a 36" box Chorisia Speciosa (Majestic Beauty Silk Floss Tree) in the hexagonal corner planter and six (6) 36" box Sequoia Sempervirens ( Aptos Blue Coast Redwood) to be planted in a semicircle on fifteen foot centers behind the corner of Mountain Trail Street and Tierra Rejada Road. The Silk Floss tree and Aptos Blue Coast Redwoods shall be installed prior to issuance of a Zone Clearance for building construction Pad B or C. 5. Prior to issuance of a Zoning Clearance for construction of the building, applicant shall pay all applicable fees and all outstanding case processing costs. 6. A site plan shall be submitted and approved prior to issuance of a Zone Clearance for construction of the buildings. This plan shall not be revised to reflect any additional modifications, unless an appropriate modification is approved by the City. The Pad buildings B and C and the rear elevation screen walls shall have a setback from Mountain Trail Street and Tierra Rejada Road of no less than 301. 7. The roof design shall include a parapet wall of sufficient height above the roof level to insure that any roof mounted equipment or roof mounted structural features are not visible from any public right -of -way. No screening or structural elements may be attached to any part of the roof to screen any equipment, utility or mechanical installations without approval. The design of the building, or other integrated architectural features, 000105 Resolution No. 2000 - Page 4 must conceal any equipment located on the roof. A section drawing including an outline of the exact equipment to be placed in the parapet area shall be included in the plans for Zoning Clearance issuance. B. Prior to the issuance of a Zoning Clearance for construction of the building, the location and screening of all ground mounted equipment, valves, or irrigation devices shall be approved by the Director of Community Development. All screening shall be tall enough to block all ground level views of equipment and shall be maintained during the life of the permit and structures. 9. All exterior building materials and colors shall be in accordance with the approved plans and specifications and shall be consistent with the materials and colors approved for the overall center and any adjacent developments and shall utilize non - reflective colors. All exterior doors on the side or rear elevation of each building shall be painted to match the building. 10. All roof mounted equipment and other noise generation sources on -site shall be attenuated to 45 dBA at the property line, or to the ambient noise level at the property line measured at the time of the occupant request. Prior to the issuance of a Zoning Clearance for initial occupancy or any subsequent occupancy, the Director of Community Development may request that a noise study be submitted for review and approval which demonstrates that all on -site noise generation sources would be mitigated to the required level. The noise study must be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. 11. For all exterior lighting, a lighting and photometric plan including design details and specifications prepared by an Electrical Engineer registered in the State of California, shall be submitted and approved by the Director of Community Development prior to approval of a Zone Clearance for construction of the buildings. The lighting plan shall meet all requirements of Condition No. 69 of Resolution No. 95 -1164 and all Lighting Ordinance criteria in effect at the time of building permit Zone Clearance. Light fixtures shall adhere to the 000106 Resolution No. 2000 - Page 5 design approved for the existing commercial center. 12. No downspouts and roof access ladders shall be permitted on the exterior of the building. 13. The integral archways on each building shall have a minimum depth of two and a half feet. The design, colors and materials of each arch on the building and the screening wall shall match the arcade on the front elevation of each building and the remainder of the - center. An open design iron work screen in a design as approved by the Director of Community Development shall be placed between the columns in -lieu of the illustrated solid wall. 14. All trash disposal and recycling areas shall either be provided in a location which will not be visible from any public right -of -way or shall be designed in a manner that it is integrated into the architectural design of the building or as a stand alone structure which is architecturally consistent with the Pad B and C buildings. Trash enclosure design shall include solid masonry walls a minimum of six feet in height, solid decorative metal gates, pedestrian access, and an open wood beam roof structure with either a gable or hip roof configuration. Each enclosure shall include walls (up to seven feet in height) with decorative features and colors that matches and complements the existing buildings, such as arches, design decorations on the walls and sufficiently dense landscaping to minimize the view of the enclosure from any public right -of -way. The final design of the trash enclosures shall be subject to approval of the Director of Community Development prior to the issuance of a Zoning Clearance for building construction on Pad B or C. Trash areas and recycling bins shall be depicted on the final construction plans, the size and design of which shall be approved by the Director of Community Development and the City employee responsible for recycling /solid waste management programs prior to issuance of a Zone Clearance for construction of the buildings. 15. The landscaped median on Mountain Trail Street shall be landscaped to City Standards and shall include separate 0001012 Resolution No. 2000 - Page 6 water and or electric meters as necessary and accepted by the City prior to issuance of the Zone Clearance for construction of the buildings for Pad B or C. As part of the City's acceptance process the developer shall also include a cash payment adequate to cover the cost of maintenance of the median for a period of two (2) years including the cost of utilities (electric and water) to the satisfaction of the Director of Community Services. 16. Consistent with the requirements of Condition No. 30 of Tract 5081, the developer shall be responsible for the design and installation of a second left turn lane for westbound Los Angeles Avenue traffic turning onto southbound Tierra Rejada Road. The engineering plans required for this additional left turn lane shall be approved by the City and CalTrans prior to the issuance of a Zoning Clearance for Pad B or C. Additionally, there shall be adequate surety in place to guarantee the construction of all necessary improvements to implement the second left turn lane prior to the issuance of a Zoning Clearance for Pad B or C. SECTION 4. The City Clerk shall certify to the adoption of this Resolution and shall cause a certified resolution to be filed in the book of original Resolutions. PASSED AND ADOPTED this day of , Patrick Hunter, Mayor ATTEST: Deborah S. Traffenstedt, City Clerk ®001 ®8