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HomeMy WebLinkAboutRES PC 2018 627 2018 0626 RESOLUTION NO. PC-2018-627 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF COMMERCIAL PLANNED DEVELOPMENT NO. 2018-01 FOR A 77-UNIT ASSISTED LIVING AND MEMORY CARE COMMUNITY ON A 2.78 ACRE VACANT LOT AT 13960 PEACH HILL ROAD, ON THE APPLICATION OF JAMES M. LAWSON, AICP FOR OAKMONT SENIOR LIVING WHEREAS, on April 20, 2018, an application for Commercial Planned Development No. 2018-01 was filed by James M. Lawson, AICP for Oakmont Senior Living for a 77-Unit Assisted Living and Memory Care Community on an Approximately 2.78 acre vacant lot at 13960 Peach Hill Road; and WHEREAS, at a duly noticed public hearing on June 26, 2018, the Planning Commission considered Commercial Planned Development No. 2018-01; and WHEREAS, at its meeting of June 26, 2018 the Planning Commission considered the agenda report and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal; and reached a decision on this matter; and WHEREAS, the Planning Commission concurs with the Community Development Director's determination that this project is Categorically Exempt from the provisions of CEQA pursuant to Section 15332 as a Class 32 exemption for infill projects. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. PLANNED DEVELOPMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.030: A. The site design, including structure location, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the provisions of the general plan, any applicable specific plans, zoning ordinance, and any other applicable regulations in that the project has been designed to comply with the architectural design guidelines of the Carlsberg Specific Plan; B. The site design would not create negative impacts on or impair the utility of properties, structures or uses in the surrounding area in that the site design is sensitive to the site and surrounding properties; and Resolution No. PC-2018-627 Page 2 C. The proposed uses are compatible with existing and permitted uses in the surrounding area in that assisted living is an expected use in the Institutional designation of the Carlsberg Specific Plan. SECTION 2. PLANNING COMMISSION RECOMMENDATION: The Planning Commission recommends to the City Council approval of Commercial Planned Development Permit No. 2018-01 subject to the special and standard Conditions of Approval included in Exhibit A (Special and Standard Conditions of Approval), attached hereto and incorporated herein by reference. SECTION 3. Filing of Resolution: The Community Development Director shall cause a certified resolution to be filed in the book of original resolutions. The action of the foregoing direction was approved by the following vote: AYES: Commissioners Haverstock, Landis, Vice Chair Aquino, and Chair Hamous NOES: None ABSTAIN: None ABSENT: Commissioner Di Cecco PASSED, AND ADOPTED this 26th day of June, 2018. etwitto Bruce Hamous, Cha / .tW./ . /5,44 David Bobardt, Community Development Director Exhibit A— Standard and Special Conditions of Approval Resolution No. PC-2018-627 Page 3 EXHIBIT A STANDARD AND SPECIAL CONDITIONS OF APPROVAL FOR COMMERCIAL PLANNED DEVELOPMENT PERMINT NO. 2018-01 STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Planned Development Permits and Conditional Use Permits as adopted by City Council Resolution No. 2009-2799 (Exhibits A and B), except as modified by the following Special Conditions of Approval. In the event of conflict between a Standard and Special Condition of Approval, the Special Condition shall apply. SPECIAL CONDITIONS 1. All facilities and uses, other than those specifically requested in the application and those accessory uses allowed by the Municipal Code, are prohibited unless otherwise permitted through application for Modification consistent with the requirements of the zone and any other adopted ordinances, specific plans, landscape guidelines, or design guidelines. 2. The 10-car garage must be designed in a manner consistent with the main building, including a hipped roof with clay tile. Architectural details of the garage must be provided for review and approval of the Community Development Director prior to issuance of Zoning Clearance for plan check. 3. The landscape plan must incorporate specimen size trees and other substantial features subject to the review and approval of the Community Development Director, with enhanced landscaping west of the building. Where feasible, the applicant shall use native California trees in the landscaping of the project. Specific tree type, species, size and location shall be to the satisfaction of the Community Development Director. None of the prohibited plants indicated in the Provisionally Acceptable Plant List and the Invasive and Prohibited Plant List contained in the City's Landscape Guidelines may be used in this development. 4. All landscaping and irrigation must be installed prior to occupancy. 5. The tool shed within the resident's garden must be relocated to the opposite side of the garden, away from Peach Hill Road. The exact location will be subject to review and approval of the Community Development Director. 6. Lighting fixtures must be architecturally compatible with the buildings and landscaping. Security and parking lot lighting shall not be attached to the buildings. Resolution No. PC-2018-627 Page 4 7. Visible roof ladders, equipment, vents, exterior drains and scuppers are not permitted. 8. Ground-mounted utility boxes and equipment must be screened with landscaping subject to the review and approval of the Community Development Director. 9. All gas, electric, water and any other utility meters or boxes must be screened to the degree allowable by the utility companies, and subject to the review and approval of the Community Development Director. 10. All signage must conform to the City's sign requirements and an approved sign program. A monument sign may be constructed consistent with the sign requirements and a sign program as approved by the Community Development Director. 11. Prior to issuance of a Zoning Clearance for plan check, the parking plan shall be redesigned to relocate the parking space closest to Peach Hill Road to the parking area on the southeast side of the building (closest to the 10 car garage). Landscape diamonds for the planting of trees shall replace the landscape "finger" at the rate of one diamond for every four parking spaces. 12. Prior to the issuance of a certificate of occupancy of the building, the applicant shall provide documentation and a plan (including any necessary easements) for the maintenance of the 2.02 acre Spring Road open space lot (Parcel OS-1, Tract 4974) adjacent to this property. Any existing prohibited plants within this area must be removed as part of the landscape and irrigation plan. 13. The applicant shall not protest the formation of an Assessment District "Back-Up District"] to fund future City costs, should they occur, for the maintenance of the rear slope facing Spring Road, parkway landscaping on all public street frontages, median landscaping or drainage improvements previously maintained by a Private Responsible Party and then assumed by the City. If a Back-Up District is formed, it shall be the intent of the City to approve the required assessment each year, but to only levy that portion of the assessment necessary to recover any past City costs or any anticipated City costs for the following fiscal year. In the event the City is never required to assume the maintenance of any such improvements maintained by a Private Responsible Party, the amount of the annual assessment actually levied upon the affected properties would be minor amount, possibly zero. The City shall administer the annual renewal of the Back-Up District and any costs related to such administration shall be charged to the Fund established for such district revenues and expenses. The aforementioned backup district may include the landscape setbacks including an irrevocable access easement given to the City. Resolution No. PC-2018-627 Page 5 14. During construction, perimeter lighting must be installed at a minimum of 150 foot intervals and at height not less than fifteen (15) feet from the ground. The light source used must have a minimum light output of 2,000 lumens, be protected by a vandal resistant cover, and be lighted during the hours of darkness. Construction lighting is subject to review and approval of the Community Development Director and Chief of Police. 15. Prior to the commencement of construction, including grading, fencing not less than six (6) feet in height, which is designed to preclude human intrusion, must be installed along the perimeter boundaries of the construction site and shall be secured with chain and Fire District padlocks for emergency vehicle access. Alternatively, a uniformed security guard, licensed pursuant to Chapter 11 of the Business and Professions Code of the State, shall be utilized to continually patrol the construction site during the hours when construction work has ceased. 16. On-site water detention area(s) may not be so deep, or the sides so steep, as to require fencing, as determined by the Community Development Director and City Engineer/Public Works Director, prior to issuance of a grading permit. 17. No specific hours of operation are established for the uses in this project; however, the Community Development Director shall have the authority to establish hours of operation through a Permit Adjustment when in his/her opinion limits on hours of operations are necessary to maintain compatibility with the adjacent uses. Any exterior maintenance, cleaning, sweeping and landscape work may only be performed between 7:00 a.m. and 7:00 p.m. Monday through Saturday. 18. Loading and unloading operations are allowed only between the hours of 7:00 a.m. and 7:00 p.m., Monday through Fridays. More restrictive hours for loading and unloading may be imposed by the Community Development Director if there are noise and other issues that make the loading and unloading incompatible with the adjacent uses. Idling of trucks while loading or unloading is prohibited. 19. Final architectural and site plan design and detailing, including parking lot, landscaping and lighting design is subject to review and approval of the Community Development Director. The roof material must be of a clay tile material, with the specific tile design and color subject to the review and approval of the Community Development Director to be consistent with the Amended Carlsberg Specific Plan design guidelines. 20. Any lighting shall be designed to avoid glare impacts to the properties west of Spring Road and must be in compliance with Chapter 17.30 LIGHTING REGULATIONS of the Moorpark Municipal Code. Lighting hours may be imposed in the future by the Community Development Director. Resolution No. PC-2018-627 Page 6 21. Non-reflective glass must be used on all exterior walls of the building, with specific glass locations to the satisfaction of the Community Development Director. 22. The applicant shall prohibit truck or recreational vehicle parking or storage overnight in the parking lot area. Limited truck parking, when in association with a permitted use, is allowed, but in no case shall there be overnight parking. 23. Prior to the issuance of a Zoning Clearance for plan check, the applicant shall submit a fencing/wall plan for review and approval of the Community Development Director for the walls/fencing. 24. The elevation on the northwest corner of building, facing Peach Hill Road and Presbyterian Church must be architecturally enhanced to the satisfaction of the Community Development Director prior to issuance of a Zoning Clearance for plan check. 25. The applicant shall submit all of the proposed colors, materials and building finish textures for review and approval to the satisfaction of the Community Development Director prior to the issuance of Zoning Clearance for plan check. 26. Prior to the issuance of a grading permit, the applicant shall submit a final hardscape plan to include the treatment of the decorative hardscape areas with integral color and texture at all predominant pedestrian areas, and prominent drive aisles. 27. Prior to installation of hardscape and building materials, a field check and approval by the Community Development Director is required. 28. Air conditioning handling units may be no higher than the lowest parapet on the roof and must be painted the same color as the roofing material. There may not be any piping, visible roof ladders, equipment, vents, exterior drains and scuppers or any other exposed equipment on the roof. 29. Development Fee: Prior to issuance of Zoning Clearance for each building permit, the applicant shall pay the City a Development Fee consistent with the Settlement Agreement requirement for the Amended Carlsberg Specific Plan. 30. Mitigation Fee: Prior to issuance of Zoning Clearance for each building permit, the applicant shall pay the City a "Mitigation Fee" consistent with the Settlement Agreement requirement for the Amended Carlsberg Specific Plan. Institutional uses shall pay on the same basis as commercial and industrial uses, except that institutional uses which are exempt from secured property taxes shall be exempt from the fee. Resolution No. PC-2018-627 Page 7 31. Prior to the issuance of the Zoning Clearance for the first building permit, the applicant shall pay to the Community Development Department the Spring Road/Tierra Rejada Road Area of Contribution (AOC) fee. The fee shall be paid in accordance with City Council adopted AOC fee requirements in effect at the time of building permit application. 32. The applicant shall participate in intersection improvements for Los Angeles Avenue/Spring Road. The level of participation shall be to the requirements of the City Council Resolution No. 94-1061. Prior to Zoning Clearance approval, a traffic report shall be provided by the applicant to determine the extent of the impact to this intersection. 33. In conjunction with the preparation of precise grading and landscape plans, the sight distance shall be reviewed and approved at project access points per City standards. 34. The applicant shall install stop signs, stop bars, and stop legends at project access points. 35. The applicant shall provide decorative anti-skateboard devices at several points along seat walls and low benches, subject to the review and approval of the Community Development Director. -END-