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HomeMy WebLinkAboutAGENDA REPORT 2000 0719 CC REG ITEM 09ATO:
FROM:
DATE:
MOORPARK CITY COUNCIL
AGENDA REPORT
Honorable Mayor and City Council
ITEM. 1?. A.
CITY OF MOORPARK, CALIFORNIA
City Council Meeting
of 4UI1j k4� 2000
ACTION: C=."a A;W4 22QQ J_iai= �u
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Wayne Loftus, Director of Community Development
Prepared By: John Libiez, Planning Manager /Advanced
July 6, 2000 (Meeting of July 19, 2000)
SUBJECT: Consider Approval of Tentative Tract No. 5045 to
Divide 445 Acres Into 460 Single Family Residential
Lots and One 8.5 Acre Lot For Future Development of
102 Attached Residential Units, and Other
Miscellaneous Lots Required By Specific Plan No. 2.
Applicant: Morrison - Fountainwood- Agoura.
SUMMARY
The purpose of this hearing is to consider Tentative Tract Map
5045 a request to divide 445 acres into 460 detached single
family residential lots and one (1) 8.5 acre lot for future
development of up to 102 attached residential dwelling units
which was considered and recommended to the City Council for
approval by the Planning Commission on June 26, 2000. Also
included in the tract map for segregation as separate parcels
are 69 acres of private open space, 101 acres of habitat
easement, a twenty -two (22) acre school site, one seven (7) acre
public park site, and, reservations for the extension of the SR-
118 Arterial Bypass and SR -23 on the application of Morrison -
Fountainwood- Agoura. The Tentative Tract Map, as conditioned,
establishes circulation design, lot design, open space
reservation areas, infrastructure requirements, equestrian and
bicycle trails, the extension of Spring Road and the
implementation of intersections at Spring Road and Charles
Street and Spring Road and Walnut Canyon Road consistent with
Specific Plan No. 2, Moorpark Highlands Specific Plan. This
Specific Plan was approved and adopted by the City Council along
with a Development Agreement on October 6, 1999.
S: \Community Development\ Everyone \CITYCOUNCILstf rprtTTM5045MFA7.19.00.doc 000001
Tentative Tract 5045
City Council 7/19/2000
Page 2
DISCUSSION
Previous City Council actions related to this application have
included:
1. Adoption of Resolution 99 -1588 Certifying EIR- SCH- 96041030
on April 21, 1999;
2. Adoption of Resolution 99 -1654 Adopting a Statement of
Overriding Considerations, Mitigation Monitoring Program,
General Plan Amendment No. 95 -2, and Specific Plan No.
2/SP -95 -2 on September 15, 1999;
3. Adoption of Ordinance No. 262 to establish zoning for the
Specific Plan and to add Moorpark Highlands Specific Plan
Design Standards as Chapter 17.74 to the Municipal Code on
October 6, 1999;
4. Adoption of Ordinance 263 adopting a Development Agreement
between the City of Moorpark and Morrison- Fountainwood-
Agoura on October 6, 1999.
The Planning Commission considered the subject Tentative Tract
Map at a Public Hearing conducted at its regular meeting on June
26, 2000, and unanimously recommended approval of the Tentative
Tract Map subject to conditions. A copy of the Planning
Commission Staff Report, Minutes and Resolution are attached for
City Council reference and consideration. Since the recommended
conditions of approval for the tract are the same as attached to
the City Council Resolution, the Planning Commission recitals
only, have been attached to this Staff report. In reaching its
recommendation, the Planning Commission considered the written
and verbal reports of Staff, presentation of the applicant, and
public testimony. The Planning Commission Staff Report, dated
June 26, 2000, as noted is attached to this report and may be
reviewed for project details. The details of this project found
in the Planning Commission report together with supplemental
information provided as a response to the Commission public
hearing, accurately reflect the overall project proposal to
divide the land into future saleable units, following approval
by the Planning Commission and City Council of the Residential
Planned Development (RPD) application.
Issues raised by those giving testimony and Commissioners
briefly related to the following and were discussed by the
Planning Commission and Staff:
1. Maintenance of Open Space and Common Areas
Long term fiscal responsibility for these areas could be
provided through either a Homeowners Association or Maintenance
District. It was determined that these areas should be dealt
G(�i, t�0
Tentative Tract 5045
City Council 7/19/2000
Page 3
with in a manner similar to the options identified for the
Country Club Estates (Toll Brothers) where a Maintenance
District was viewed as a preferred responsible entity to
maintain landscaping along the primary public right -of -way,
although a final decision has not been made.
2. Habitat Conservation Area
Questions concerned whether a plan was required and to what
extent the site would be subject to fencing or similar
improvements. The plan is required prior to recordation of a
tract map and must meet U.S. Fish and Wildlife Service
requirements and conditions. Fencing and signage are generally
major conditions of approval for a Habitat Conservation Plan
(HCP) . [Note: The HCP has not been approved by either State or
Federal agencies as of this date.]
3. School Facility Fees
School facilities fees are typically applied as a condition of
approval at the Residential Planned Development (RPD) phase of
project review. Applicant, by conditions attached to the
Specific Plan, tract map and by Zoning Code, must complete an
RPD application process before building permits may be issued.
4. Public Improvements
All required streets will be dedicated and improved to City
standards including curb, gutter, sidewalk, and where
appropriate bicycle lanes or trails. Applicant is conditioned
to provide for the extension of Spring Road from Charles Street
to Walnut Canyon Road and to develop the intersection at Spring
Road and Walnut Canyon Road which is located off site of this
tract map. Signals are required at Walnut Canyon Road and
Spring Road, Charles Street and Spring Road, Spring Road and "C"
Street, Spring Road and "A" Street, and shall be modified at
Spring Road and High Street. Sound walls will be constructed
along Spring Road and the property lines of lots having side or
rear yards abutting Spring Road both within this proposed tract
and at the property line of existing homes adjacent to this
tract on the east side of Spring Road from Charles Street north
to this project boundary. Sound walls along the west side of
Spring Road south of the railroad tracks will also be
reconstructed by the applicant. Storm drains and detention
facilities will be constructed consistent with requirements of
the Ventura County Flood Control District and City drainage
standards. All utilities will be located or relocated as
necessary to within the street rights -of -way or other prescribed
easements. Applicant will relocate and reconstruct utility
000003
Tentative Tract 5045
City Council 7/19/2000
Page 4
connections for abutting properties affected by this project as
necessary to assure continued services. The tract is subject to
an approved lighting plan as required by Chapter 17.30 of the
Zoning Code. Bus turnouts are required by the School District
along Spring Road. Fire hydrants are required throughout the
subdivision by the Fire Department and will include relocation
as necessary of any existing hydrants to insure protection of
abutting properties.
5. Access
Applicant is required by conditions to provide proof to the
satisfaction of the City Council that adequate access is
provided to all properties abutting the project. Applicant was
required to enter into agreements with affected property owners
to ensure this requirement is met. The Tentative Map shows
access locations for abutting properties where relocated access
is needed and includes a dedication for a future street
connection in the northwest boundary area of the tract. This
potential future street connection would provide for an
additional point of ingress and egress for abutting properties
that may have future development potential. Except abutting
properties where access must be maintained or where additional
access improves overall City access and circulation, all access
rights to Spring Road, "C" Street, "A" Street and Walnut Canyon
Road will be dedicated to the City. In no case does a
developable residential lot within the proposed tract front or
have direct access to a major street proposed by this project.
Applicant has been required to acquire sufficient property or
right -of -way to allow for the expansion and improvement of
Spring Road from Charles Street to Los Angeles Avenue and to
allow development of the Spring Road /Walnut Canyon Road
intersection.
6. Grading
The project is exempt from the Hillside Management Ordinance.
However, the applicant has agreed to and conditions require
implementation of best practices such as contouring slopes,
varying slope angles and ratios, and reducing grading quantities
to the extent practical. Grading is subject to permits and must
comply with noise and dust control measures.
7. Residential Planned Development
Except for the need to prepare, file and gain approval of a
Residential Planned Development (RPD) there are no outstanding
issues that require special action related to the Tract Map at
this time. Implementation of the previously adopted mitigation
Tentative Tract 5045
City Council 7/19/2000
Page 5
measures and recommended conditions of approval apply to this
site and therefore are part of the overall approval obligations
including the Tentative Tract Map. Applicant has prepared
concept diagrams (attached) that will form the basis of the
future RPD submittals, which are consistent with the Specific
Plan and Ordinance standards related to the Moorpark Highlands
Specific Plan (SP -2).
Typically, most residential projects require the submittal and
review of the RPD in conjunction with the consideration of the
tract map. While in the past Staff and Council have strongly
encouraged concurrent submittals, in the case of this project
consideration of these matters as independent applications may
be acceptable because of the development standards that have
already been adopted for this project. The development
standards related to lot size and width, and side yard setbacks,
as noted by the Staff Report prepared for the Planning
Commission for their hearing on June 26, 2000, when implemented
with the architectural variations prepared by the applicant
should result in a project that has a well - defined streetscape
with adequate attention to building separation and privacy
issues. The approved Specific Plan and Zoning standards require
that the applicant design several different architectural and
landscape motifs for the various planning areas as well as tract
amenities. Given the diversity of the product styles and lot
sizes and the complexity of the design issues, it was Staff's
conclusion that this deviation from the preferred concurrent
processing of applications would allow more time for preparation
of the RPD package with an "equal to" or "better than" design
conclusion. Condition CDD -45 of the recommended conditions of
approval requires the approval of the RPD permit prior to
issuance of a grading permit. The applicant's concept
development diagrams included as part of the Planning Commission
Resolution attachments demonstrate compliance to the standards
adopted in Ordinance No. 262 for the Specific Plan residential
planning areas. All lots fronting the cul -de -sac labeled "G"
Court, a portion of Planning Area 1, are proximate to the
recreation area, and will be separated from Planning Area 2 lots
by an appropriate subdivision wall.
The applicant has not proposed separate private recreation
facilities for the detached single family lot areas except for
Planning Area 1 where the average lot size is 5,600sf. Staff
concurs with this action since the lot sizes in the other
Planning Areas range between 8,700sf and 35,400sf. As part of
the comparison, the lot sizes in the four tracts in the
o w., U 5
Tentative Tract 5045
City Council 7/19/2000
Page 6
Carlsberg Specific Plan ranged between 5,200sf to 14,OOOsf and
the City Council required payment of an in -lieu fee in the
amount of $400.00 per lot. If the Council decides to have
private recreation facilities in the other Planning Areas it
should do so as part of the Tentative Tract approval.
While staff has previously discussed with the applicant the
potential for gating of the neighborhoods within the project
area, the applicant has not included that option at this time.
Sufficient area for entry monumentation and statements in
combination with right -of -way and private property exists at key
intersections. This item can be addressed as part of the RPD
process.
Separate environmental action is not required for the approval
of this tract map. The map conforms with the design and density
proposed by the Specific Plan and was considered under the EIR
for the adoption of the Moorpark Highlands development project
as a whole. Section 15182 of the Guidelines to Implement CEQA
allows agencies to approve subsequent residential projects where
an EIR has been prepared for a Specific Plan. The appropriate
statements required by CEQA to recognize the relationship of
this Tentative Map to the Final EIR certified by the City
Council has been included in the Council Resolution attached to
this report.
After further review by the staff a number of editing changes to
the Planning Commission recommended conditions of approval as
well as a few new conditions have been included. These changes
are shown in legislative format within the conditions included
as Exhibit "A" to the attached City Council Resolution.
STAFF RECOMMENDATIONS
1) Open the Public Hearing, accept Public testimony, and close
the Public Hearing;
2) Concur in the use of EIR SCH- 96041030 as providing
environmental assessment for this project;
3) Adopt Resolution 2000- approving Tentative Tract No.
5045, subject to conditions.
Attachments:
1. Tentative Tract 5045.
2. Planning Commission Staff Report dated June 26, 2000, with
attachments.
3. Planning Commission Resolution PC- 2000 -392 (Recitals
portion only)
CiiyOi006
Tentative Tract 5045
City Council 7/19/2000
Page 7
4. City Council Resolution 2000-
5. Conceptual Architectural Theme and Planning Information,
dated June 15, 2000.
Of,i AC7
ITEM
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: June 26, 2000
MOORPARK, CALIFORNIA
Pianning Commission Ve,!bng
..
TRACT
Tentative Tract Map to divide 445 acres into 562
5045
residential lots, 69 acres of open space, 101 acres of
habitat easement, a 22 acre school site, a 7 acre
public park, reservation for the extension of SR -23
and the SR -118 arterial bypass. Planning Commission
action is a recommendation to the City Council who
will take final action. Applicant: Morrison -
Fountainwood- Agoura.
CEQA
Use of prior Certified EIR (SCH 96041030) adopted by
City Council Resolution 99 -1588.
APN 500 - 240 -035, 500- 240 -045, 500 - 270 -075, 500- 270 -085, 500 -270-
195, 500 - 270 -205, 512 - 160 -125, 512 - 160 -525, 512 - 160 -545, 512 -160-
555, & 512 - 160 -705.
Environmental Assessment: EIR (SCH 96041030) certified by City
Council Resolution 99 -1588, on April 21, 1999, included the project
of subdivision of the property and evaluation of impacts proposed
by Tract Map 5045.
Location: Northerly of Charles Street, easterly of Walnut Canyon
Road, southerly of the City northerly boundary and immediately west
of Ventura County Happy Camp Canyon Regional Park.
STAFF RECOMMENDATION: Approval subject to conditions.
M:\ JLibiez \M \SP2 \T5045stfrpt62600.doc
Attachment -2
000006
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 2
EACRGROUND AND PRIOR ACTIONS:
In 1995, Morrison - Fountainwood - Aguora submitted applications for,
Specific Plan 95 -2 (Specific Plan No. 2), General Plan Amendment
95 -2, and Zone Change No. 95 -4, a Development Agreement and future
tract map including grading plans for 570 residential lots. The
Specific Plan, General Plan Amendment, Zone Change and Development
Agreement were subsequently approved by the City Council after
public hearings conducted throughout 1999.
G(JG0 9
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 3
Ordinances and Policies:
The Subdivision Ordinance requires the filing and approval of a
Tentative Tract Map to subdivide land. Section 17.36.030 of the
Zoning Ordinance requires a Residential Planned Development Permit
and sets forth the criteria for Residential Planned Development
applications. Chapter 17.74 of the Zoning Ordinance as adopted by
the City Council under Ordinance No. 262 establishes standards for
development of the Moorpark Highlands Specific Plan (SP No. 2) and
provides for establishment of the RPD design elements.
GENERAL PLAN /ZONING DESIGNATIONS /LAND USE:
Direction
General Plan
Zoning
Use
North
County: Open Space
Open Space
Groves
Agricultural
Farming
East
County: Open Space
Open Space
Regional Park
City: Low Density
RPD -1.6U
Single family
City: Open Space
OS -40
Freeway R.O.W.
South
City: Medium Low
R -1 -7
Single Family
City: Rural High
RE -1 acre
Single Family
West
City: Rural Low
RE -5 acre
Vacant
RA -10 acre
Ranchettes
RE -1 acre
Single Family
Open Space 2
Vacant
PROJECT DESCRIPTION:
This proposal involves the subdivision of approximately 445 gross
acres into residential building sites within seven (7) planning
areas for the purposes of developing up to 562 dwelling units 460
of which are single family detached housing units, and 102 are
attached single family units. The remainder of the property is
designated for public and private open space, a middle school site,
and a habitat conservation area for an endangered species.
Although if approved this application will establish lot sizes and
configurations, approval of a Residential Planned Development (RPD)
Permit is required before the map may be recorded and development
begins.
The proposed planning areas shown on the Tentative Tract are
consistent with the adopted Specific Plan (SP No.2) and, except as
004J010
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 4
noted below, lot sizes depicted on the
with the adopted development standards
contained within Chapter 17.74 of the
the lot sizes proposed by the tract
established by the Specific Plan. 7
within the RPD Pamphlet (Attachment
between the Specific Plan and the lots
Tentative Map are consistent
for Specific Plan No. 2, as
Zoning Code. In most cases,
aap exceed those originally
he lot size analysis table
2) provides a comparison
proposed by this tract map.
As proposed, the project will create building lots of varying sizes.
consistent with the adopted Specific Plan within seven (7)
development Planning Areas. Unknown at this time is the actual
development on Planning Area No. 5 which is reserved for the
attached dwelling product. However, the adopted Specific Plan and
Ordinance 262 clearly establish sufficient design criteria to
assure compliance. Lot sizes and densities of the Specific Plan
and Tract Map for the various products that will be proposed by the
RPD, which requires separate future action by the Planning
Commission and City Council are as follows:
NOTE: Lot sizes and unit counts in parentheses refer to the adopted
Specific Plan.
PRASE
PLANNING
#UNITS
DU /AC TTM
DU/AC SP
AREA /LOT SIZE
1
1 4,000sf
95
5.3
6.0
(3,500 SP)
(96SP)
2 7,000sf
76
4.1
4.2
(6,000SP)
(77SP)
3 7,500sf
79
3.6
3.8
(7,000SP)
(84SP)
4 8,000sf
78
3.1
3.4
(8,000SP)
(83SP)
5
102
12.0
12.0
(3,600 /duSP)
(102SP)
2
8 30,000sf
37
1.1
1.3
(30,000SP)
(37SP)
9 10,800sf
95
2.3
2.3
(10,000sP
(91SP)
TOTAL
562 (Not to
3.4 ave.
3.6 ave.
exceed 570)
641 x:11
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 5
Several parcels for other than residential unit development are
designated on the map. These parcels include the Habitat
Conservation Area for the California Gnatcatcher, private open
space parcels for landscape /vista areas, slope easements adjacent
to streets, highway /road reservations, recreation areas, public
park site, middle school site, and a drainage detention basin.
Private open space parcels, slope easements and entry areas shall
be the responsibility of the Home Owners Association for planting
and maintenance. The applicant or a master HOA will be responsible
to maintain the highway reservation areas until accepted by the
City. A benefit assessment district for streets, landscape areas
and trails maintenance should also be considered or established as
an alternative to a Master HOA. Subject to a final Habitat
Conservation Plan approved by the U.S. Fish and Wildlife Service,
the habitat area will be placed within a conservation easement
dedicated to the City or other specified agency and fencing and
continued maintenance provided by funding provided by the applicant
as determined by the conditions established by U.S. Fish and
Wildlife Service. Parcel K -K (14 acres) adjacent to Happy Camp
Canyon Regional Park will be dedicated to the City for future
recreational use. Parcels G -G, K -K, F -F, and E -E are affected by
a geologic trace fault as delineated on the map and therefore a "no
building clear zone" has been established in order that residential
structures will not be constructed within the fault trace zone.
The applicant has requested that a waiver to the length to width
ratio required for lots [maximum of 3 feet of length to each one
foot of width 3:1] within the subdivision be granted. A total of
twenty -two (22) lots are affected by the request. All of the lots
are within the Estate Lot Area in which lots equal or exceed the
required 30,000sf minimum size approved under Specific Plan No. 2
and Ordinance 262. The majority of these lots fifteen (15) are
along the north property line adjacent to agricultural and open
space uses located within the unincorporated County area. All of
the lots are affected by the proposed equestrian trail easement and
the seven (7) western boundary lots contain slope areas to the
rear. Typically exceptions to the length to width ratios are not
recommended. However, in this situation there is reasonable
justification for allowing the exception, in that the lots are
intended for equestrian use (trail) and the extra depth allows the
equestrian use to take place at a greater distance from the
proposed homes. Additionally, placement of the trail easement and
amenities for riders creates additional impacts to effective
property use and noise to the residences which the added lot depth
helps to mitigate. Also, this added depth provides for a buffer
000012
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 6
between future residential uses and the agricultural (citrus
orchard) in the County.
Two adjoining parcels owned by the applicant along the north -west
property line of this project are planned to be incorporated into
the development project for circulation purposes [development of
the Spring Road extension and Walnut Canyon Road intersection).
Conditions require that the applicant dedicate the public rights -
of -way concurrent with the recording of the Final Map and that the -
balance of these two parcels be restricted to natural open space
uses as part of the future Homeowners Association.
DISCUSSION•
SITE DESCRIPTION
The proposed project site is rectangular with a north -to -south
orientation from Charles Street north to the City limits. The site
encompasses prominent hill features, arroyos, intermittent stream
courses and other moderate topographical features. The site is
characterized by an extensive Venturan and Coastal Sage scrub
community along the southern one third of the property. This
vegetation community provides foraging, nesting and reproductive
habitat for the California Gnatcatcher, a Federally listed
"threatened" ornithological species. The birds are resident in the
southern 100 acres of the site.
The elevation of the site ranges from 540 feet above mean sea level
at the southeast corner to 925 feet above mean sea level at the
north border of the site. While the overall slope profile is 5% or
less, extensive portions of the property contain deep barrancas,
stream courses, ridge areas, including a geologic feature
identified by the General Plan OSCAR Element for preservation or
replication which includes slopes in excess of 25 -30 %. This
feature has been retained as natural open space to be maintained by
the HOA and is located at the northeast corner of the intersection
of future Spring Road and "C" Street.
Grading on site is expected to balance with 3.9 million cubic yards
of cut and fill being moved. Existing knobs and plateaus will be
graded down to reduce the elevation in a northwest to southerly
trending direction that will fill adjacent ravines and barrancas
and create gradually stepped plateaus for the various
neighborhoods. Cuts and fills in excess of 60 -75 feet will occur
at various locations within the project. The applicant is
proposing to implement as many of the general grading concepts
supporting contour grading and modified slopes as is possible,
although the project is not subject to the City's Hillside
000013
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 7
Management Ordinance and its development requirements as it was
exempted by City Council action in the Development Agreement.
RESIDENTIAL PLANNED DEVELOPMENT
The applicant has not submitted a Residential Planned Development
application at this time. The applicant has, however, included
conceptual layouts for various housing products that are intended
to be included in a future RPD submittal to demonstrate compliance
with the design standards of Specific Plan No. 2 and Ordinance 262.
The submitted concepts reflect adherence to the setback
requirements for structures, architectural styles approved in the
Specific Plan and general design for other amenities to be included
in the formal RPD application which will require a recommendation
by the Planning Commission and approval by the City Council. Other
issues to be addressed by the future RPD process will be: perimeter
fencing and walls; interior fencing; streetscapes; landscaping;
entry monumentation; signage; trail design; and, open space
treatments.
CIRCULATION AND PEDESTRfAN ACCESS:
Future vehicular access to the site would be created by the
extension of Spring Road, as an Arterial, from Los Angeles Avenue
(old) to Walnut Canyon Road. The City Council in approving the
Specific Plan determined that Spring Road should be a four lane
Arterial from High Street to its new connection with Walnut Canyon
Road. "C" Street, a second Arterial, will provide for a future
opportunity for connection to the eastern boundary of the City
through connection to either Happy Camp Canyon Regional Park or a
potential arterial link from the eastern bluff above Happy Camp
Canyon Park to the Alamos Canyon interchange in Simi Valley east of
Moorpark College. These circulation options were originally
contained in Specific Plan No. 8 and represent a realistic future
potential but are not proposed as part of this project. Interior
circulation is provided by loop collector streets and local streets
within each Planning Area.
As a part of its deliberations, the Planning Commission recommended
that the intersection design at Charles Street and Spring Road
include a limitation to west bound traffic. The City Council in its
adoption of the Specific Plan determined that Spring Road will not
be permitted to serve truck traffic. The primary purpose for a
design to inhibit west bound turning movements from Spring Road
remains important because of Charles Street residents, however,
truck traffic has been eliminated as a concern because of action by
the City Council to restrict truck traffic on Spring Road between
High Street and the intersection of Spring Road and Walnut Canyon
000®4
Planni;ig Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 8
Road. The Council approval of the Specific Plan included a
condition prohibiting right turns onto Charles Street by posting
appropriate signage. Should signage not provide sufficient
control, further intersection design improvements can be
considered. The proposed tract circulation system is consistent
with the approved Specific Plan circulation plan and the amended
General Plan Circulation Element.
A bicycle trail system and equestrian trail system consistent with
the adopted General Plan Amendment for the Specific Plan project
has been included on this map. Additionally, private hiking, and
equestrian trails are also being provided. Conditions of approval
address these trails and access opportunities. A private paved
access road is being provided along the west side of the SR -23
alignment from "C" Street to the southern boundary of the public
park where it -then connects to "A" Street. This roadway provides
both recreational and emergency services access to serve the
project area.
The General Plan equestrian trail will enter the project from the
Walnut Canyon Road intersection with Spring Road, proceed down
Spring Road to "C" Street where it will proceed east to the City
boundary abutting Happy Camp Canyon Regional Park. An equestrian
crossing with warning flashers and /or signage is required at the
"C" Street and Spring Road intersection as well as a traffic
signal. A private equestrian loop takes access from "C" Street
along the west side of "B" Street within Private Open Space area E-
E and veers northwest to the west tract boundary, and then proceeds
north to the tract's north boundary, thence east to the west side
of the future SR -23 alignment, thence southerly parallel to that
alignment to Private Open Space area G -G where it veers
southwesterly to the east segment of "B" Street and then back to
"C" Street.
The General Plan bicycle trail system will be incorporated. This
plan calls for a Class 2 bicycle trail to enter the project at the
Walnut Canyon Road /Spring Road intersection, proceed south to "C"
Street, thence easterly to the tract boundary. A Class 1 bicycle
path is required from Charles Street to "C" Street.
As a requirement of the approval of Specific Plan No. 2 and the
Development Agreement, applicants are responsible to design the
intersection of Spring Road and Walnut Canyon Road and to construct
this intersection to include signals, to the satisfaction of the
City Engineer and CALTRANS. Applicant owns two parcels adjacent to
the tract at the northwest corner where the intersection has been
approved by the Specific Plan. The extension of Spring Road
000015
Planning Commission Staff Report
Tentative 'Tract 5045
June 26, 2000
Page 9
through this project to connection with Walnut Canyon Road was
required by the General Plan Circulation Element and the Specific
Plan. A concept diagram of the intersection has been included upon
the Tract Map as an inset. The two adjoining parcels owned by the
applicant along the north -west property line of this project are
planned to be incorporated into the development project for
circulation purposes (development of new Spring Road and Walnut
Canyon Road intersection]. Conditions require that the applicant:
dedicate the public rights -of -way concurrent with the recording of
the Final Map and that the balance of these two parcels be
restricted to natural open space uses as part of the future
Homeowners Association responsibility.
The entire Spring Road connection will be constructed as part of
Phase one of the map. Also, the applicant is required to improve
the intersections of Spring Road and Charles Street and Spring Road
and High Street which will involve acquiring right -of -way and
property southerly of Charles Street on the west side of Spring
Road in order to effect Spring Road transition and realignment
between Charles Street and Los Angeles Avenue /High Street. Also
required will be modifications or relocation of the bus stop on the
east side of Spring Road as determined by the School District,
signal installation at Spring Road and Charles Street, and signal
improvements at Spring Road and High Street. An equestrian crossing
with warning flashers and /or signage is required at the "C" Street
and Spring Road intersection as well as a traffic signal. Several
locations for private access to properties abutting the tract are
provided for by the applicant, and agreements for these access
points and reconstruction of drives, as may be appropriate, are
part of the separate agreements between the applicant and the
adjoining property owners. Spring Road will be restricted from
truck usage through designation by appropriate signage.
Two General Plan Arterial alignments, SR -23 and the SR -118 Arterial
Bypass, lie within the tract boundaries. Both alignments are
proposed for right -of -way dedication of 200 ft. for future regional
circulation facilities. Improvement of at least one of these
corridors (118 Arterial Bypass) has been integral to the General
Plan 2000 City -wide traffic analysis, however decisions required to
actually proceed with construction have not been made. Conditions
of approval contain a requirement that the applicant provide the
engineering and grading of these alignments suitable for the
construction of an arterial roadway of not less than two lanes with
center median or provide funding to achieve this goal as determined
by the City Council.
000016
Planning Commissioa Stiff Report
Tentative Tract 5045
June 26, 2000
Page 10
AIR QUALITY:
According to the Air Pollution Control District, this proposed 562
unit residential development will add to cumulative air quality
impacts in the air basin. The District noted that the impacts were
assessed under the EIR and that the tract proposal having fewer
lots would have further reduction in levels of air impacts
consistent with District policy. A condition has been previously
included in the Development Agreement that the applicant make a
contribution to the Moorpark Traffic Systems Management Fund to
fund Traffic System Management programs or clean -fuel vehicles as
determined by the City. The agreement requires that the amount be
set under the formula maintained by the Ventura Air Pollution
Control District at the time of building permit issuance for any
phase.
NOISE:
Noise impacts were considered under the EIR. Most mitigation
measures adopted dealt with construction related or traffic related
noise generation. It is essential that residential units adjacent
to noise generators or susceptible to dBA ratings of 65 decibels or
greater be provided with sound insulation packages. The RPD
submittal should address this concern. Sound attenuation walls are
required between residential structures adjacent to major arterial
or collector roadways. The second story portions of the residences
adjacent to Spring Road should be constructed with windows, walls
and roofs with an STC rating of 30 or greater. The applicant is
required as a condition of the Development Agreement to reconstruct
property -line sound walls along the west side of Spring Road
southerly of the railroad tracks. Conditions of approval include
these mitigation measures as stated in the EIR and the Mitigation
Monitoring Planning.
AFFORDABLE HOUSING:
The proposed project is required to participate in an affordable
housing program. The Development Agreement requires that the
developer construct twenty -five (25) single family units for
purchase by families that do not exceed an income greater than 80%
of the County Median Income. The applicant must also pay an in-
lieu fee of $3,580.00 per unit as a contribution for provision of
Very Low and Low Income level housing within the City. A separate
Affordable Housing Agreement is required.
OTHER AGENCY REVIEW:
All conditions of Approval from Agencies and Departments that have
reviewed the Tentative Tract Map have been incorporated into the
000 017
Planning Commission Staff Report
Tentative Tract 5045
June 26, 2000
Page 11
Conditions of Approval for Tentative Tract Map No. 5045.
[- ENERAL PLAN CONSISTENCY:
The proposed Tentative Tract is consistent with the General Plan as
amended through the adoption of Specific Plan No. 2 and is
consistent with the Specific Plan No. 2 document adopted by City
Council Resolution 99 -1654.
SUMMARY:
Determination by the Planning Commission of the consistency of this
project design with City ordinances, policy and design features as
required for the tentative map, previously approved General Plan
Amendments, Specific Plan No. 2, and Zoning Code Chapter 17.74 (SP-
2) is appropriate.
RECOWOMATIONS:
1. Open the public hearing, accept public testimony and close the
public hearing.
2. Determine that the previously certified EIR adequately
provides evaluation and mitigation measures for this tentative
tract map.
3. Adopt Resolution No. PC -2000- recommending to the City
Council conditional approval of Tentative Tract Map No. 5045.
ATTACH ENTS:
1. Tentative Tract 5045
2. Architectural and Landscape Conceptual Residential Planned
Development Pamphlet
3. Resolution PC -2000-
4. SP -2 Arterial Roadway Section
5. SP -2 Reduced Spring Road Street Section
6. SP -2 Street Section at Charles Street Entrance
7. SP -2 Trails Plan
000018
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Attachment4I
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00002.
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000024 Z
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RESOLUTION NO. PC- 2000 -392
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF MOORPARK, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
TENTATIVE TRACT MAP NO. 5045 FOR A 562 LOT
SUBDIVISION ON APPROXIMATELY 445 GROSS ACRES
OF LAND LOCATED SOUTHERLY OF BROADWAY
EASTERLY OF WALNUT CANYON ROAD, WESTERLY OF
HAPPY CAMP CANYON REGIONAL PARK, NORTHERLY
OF CHARLES STREET ALONG THE EXTENSION OF
SPRING ROAD ON THE APPLICATION OF MORRISON-
FOUNTAINWOOD- AGOURA (ASSESSOR'S PARCEL NOS.,
500 - 240 -035, 500- 240 -045, 500 - 270 -075, 500-
270 -085, 500 - 270 -195, 500- 270 -205, 512 -160-
125, 512 - 160 -525, 512- 160 -545, 512 -160 -555,
512 - 160 -705.
WHEREAS, at a duly noticed public hearing the Planning
Commission considered the application filed by Morrison -
Fountainwood- Agoura for approval of Tentative Tract Map No. 5045
for the subdivision of an existing 445 gross acres into 562
lots.
WHEREAS, at its meeting of June 26, 2000, the Planning
Commission opened the public hearing, took testimony from all
those wishing to testify, and closed the public hearing; and
WHEREAS, the Planning Commission, after review and
consideration of the information contained in the Planning
Commission staff report dated June 26, 2000, prepared for said
meeting, public testimony, and Commission discussion has reached
the decision in this matter as contained herein; and
WHEREAS, Section 15182 of the Guidelines to Implement the
California Environmental Quality Act permits agencies to approve
residential projects where an EIR has been prepared for a
Specific Plan.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES RESOLVE AS FOLLOWS:
SECTION 1. The
following findings:
C.E.Q.A. Findings
Planning Commission hereby adopts the
1. That EIR SCH96041030 adopted and certified for Specific
Plan No.2 and its ancillary applications by the City
Council serves as the environmental document for Tentative
Tract 5045 as permitted by Section 15182 of the Guidelines
Attachment -3 000025
Resolution No. PC- 2000 -392
Morrison- Fountainwood- Agoura
Tract 5045
Page 2
to implement CEQA as adopted by the California Resources
Agency.
2. In order to reduce the potential adverse impacts of this
project, mitigation measures discussed in the previous EIR
have been incorporated into the proposed project.
3. A Mitigation Reporting and Monitoring Program has been
prepared in compliance with Assembly Bill 3180 and
considered in the various decisions regarding these
projects.
Subdivision Map Act Findings
Based on the information set forth above, it is determined that
the Tentative Tract Map, with imposition of the attached
conditions, meets the requirements of California Government Code
Sections 66473.5, 66474, 66474.6, and 66478.1 et seq., in that:
1. The proposed map is consistent with the General Plan as
modified through prior General Plan Amendment and is
consistent with Specific Plan No. 2, Moorpark Highlands
Specific Plan.
2. That the design and improvements of the proposed
subdivision is consistent with the General Plan, The
Specific Plan, and Chapter 17.74 of the Moorpark Municipal
Code regarding development standards for the Moorpark
Highlands Specific Plan development area.
3.' The site is physically suitable for the type of development
proposed.
4. The site is physically suitable for the proposed density of
development.
5. The design of the subdivision and the proposed improvements
as conditioned and subject to adopted mitigation measures
are not likely to cause substantial environmental damage.
6. The design of the subdivision and the type of improvements
are not likely to create public health or safety impacts.
7. The design of the subdivision and the type of improvements
would not conflict with easements acquired by the public at
large, for access through, or use of the property within
the proposed subdivision.
8.' There would be no discharge of waste from the proposed
subdivision into an existing community sewer system in
violation of existing water quality control requirements
under Water Code Section 13000 et seq.
000026
Resolution No. PC- 2000 -392
Morrison - Fountainwood- Agoura
Tract 5045
Page 3
9. The proposed subdivision does not contain or front upon any
public waterway, river, stream, coastline, shoreline, lake,
or reservoir.
SECTION 2. The Planning Commission does hereby find that
the proposed Tentative Tract Map will be consistent with the
City's General Plan prior to recordation of the Final Map.
SECTION 3. The Planning Commission recommends to the City
Council the use of a previous EIR as cited in Section 1 above,
consistent with the provisions contained within the Guidelines
to Implement CEQA.
SECTION 4. The Planning Commission hereby conditionally
recommends to the City Council approval of Tentative Tract Map
No. 5045 to create 562 lots on the application of Morrison -
Fountainwood- Agoura, subject to compliance with the conditions
of approval contained in Exhibit A, attached.
The action of the foregoing direction was approved by the
following roll call vote:
AYES: Commissioners Parvin, Landis, Otto, Haller, and DiCecco.
NOES:
PASSED, APPROVED, AND ADOPTED THIS 26 TH DAY OF June 2000.
ATTEST:
Celia LaFleur, S cretary to
the Planning Commission
Attachment:
Exhibit "A" - Conditions of Approval
•- _
000027
RESOLUTION NO. 2000-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING TENTATIVE TRACT MAP
NO. 5045 ON THE APPLICATION OF MORRISON-FOUNTAINWOOD-
AGOURA FOR THE SUBDIVISION OF 445 GROSS ACRES OF LAND
LOCATED SOUTHERLY OF BROADWAY, EASTERLY OF WALNUT
CANYON ROAD, WESTERLY OF HAPPY CAMP CANYON REGIONAL
PARK, NORTHERLY OF CHARLES STREET ALONG THE EXTENSION
OF SPRING ROAD FOR UP TO 460 SINGLE FAMILY RESIDENTIAL
LOTS AND ONE 8.5 ACRE LOT FOR FUTURE DEVELOPMENT OF
102 ATTACHED RESIDENTIAL UNITS, AND OTHER
MISCELLANEOUS LOTS REQUIRED BY SPECIFIC PLAN NO. 2,
AND RESERVATIONS FOR THE EXTENSION OF SR -23 AND SR -118
ARTERIAL BYPASS
WHEREAS, at a duly noticed public hearing on July 19, 2000,
the City Council held a Public Hearing to consider the approval
of Tentative Tract Map No. 5045 on the application of Morrison-
Fount ainwood- Agoura for the subdivision of 445 gross acres of
land located southerly of Broadway, easterly of Walnut Canyon
Road, westerly of Happy Camp Canyon Regional Park, northerly of
Charles Street along the extension of Spring Road into 460
detached single family residential lots, one parcel for the
development of up to 102 attached dwelling units, one (1) 7 acre
public park, one (1) twenty -two (22) acre public school site,
sixty -nine (69)acres of private open space, one hundred one
(101)acres for habitat conservation, and reservations for the
extension of SR -23 and SR -118 arterial bypass. (APN 500- 240 -035,
500- 240 -045, 500 - 270 -075, 500 - 270 -085, 500 - 270 -195, 500 - 270 -205,
512 -160 -125, 512 - 160 -525, 512- 160 -545, 512 -160 -555, & 512 -160-
705.); and
WHEREAS, at its meeting of July 19, 2000, the City Council
opened the public hearing, received public testimony, and closed
the public hearing; and
WHEREAS, Section 15182 of the Guidelines to Implement the
California Environmental Quality Act permits agencies to approve
residential projects where an EIR has been prepared for a
Specific Plan; and
M:\ JLibiez \M \SP2 \CCResoTract5045.doc
ATTACHMENT- 4
000028
Resolution No. 2000 -
Page No. 2
WHEREAS, the City Council of the City of Moorpark did adopt
Resolution 99 -1588 certifying EIR -SCH- 96041030 which provides an
evaluation and mitigation measures for the Moorpark Highlands
Specific Plan (SP- 95 -2); and
WHEREAS, the City Council, after review and consideration
of the information contained in the City Council staff report,
and testimony received, has made a decision in this matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES RESOLVE AS FOLLOWS:
SECTION 1. That the City Council does hereby find that
Tract 5045 is consistent with the City's General Plan.
SECTION 2. That the City Council further finds that
Tentative Tract 5045 is consistent with Specific Plan No. 2,
Moorpark Highlands, and Ordinance 262.
SECTION 3. That the City Council adopts the following
additional findings:
C.E.Q.A. Findinqs
1. That EIR SCH- 96041030 adopted and certified by City Council
Resolution 99 -1588 for Specific Plan No.2 and its ancillary
applications serves as the environmental document for
Tentative Tract 5045 as permitted by Section 15182 of the
Guidelines to implement CEQA as adopted by the California
Resources Agency.
2. In order to reduce the potential adverse impacts of this
project, mitigation measures discussed in the certified EIR
have been incorporated and shall apply to Tentative Tract
5045.
3. A Mitigation Reporting and Monitoring Program prepared in
compliance with Assembly Bill 3180 and considered in the
various decisions regarding these projects applies to
Tentative Tract 5045.
Subdivision Map Act Findings
Based on the information set forth above, it has been
determined that Tentative Tract Map No. 5045, with
000029
Resolution No. 2000 -
Page No. 3
imposition of the attached conditions, meets the
requirements of California Government Code Sections
66473.5, 66474, 66474.6, and 66478.1 et seq., in that:
1. The proposed map is consistent with the City of
Moorpark General Plan and Specific Plan No. 2.
2. That the design and improvements of the proposed
subdivision is consistent with the City of Moorpark General
Plan and Specific Plan No. 2.
3. The site is physically suitable for the type of
development proposed.
4. The site is physically suitable for the proposed
density of development.
5. The design of the subdivision and the proposed
improvements are not likely to cause substantial
environmental damage.
6. The design of the subdivision and the type of
improvements are not likely to cause serious public health
problems.
7. The design of the subdivision and the type of
improvements will not conflict with easements acquired by
the public at large, for access through, or use of the
property within the proposed subdivision.
8. There will be no discharge of waste from the proposed
subdivision into an existing community sewer system in
violation of existing water quality control requirements
under Water Code Section 13000 et seq.
9. The proposed subdivision does not contain or front
upon any public waterway, river, stream, coastline,
shoreline, lake, or reservoir.
SECTION 4. That the City Council approves Tentative Tract
Map No. 5045 subject to the attached Conditions of Approval.
000030
Resolution No. 2000 -
Page No. 4
SECTION 5. 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 19th day of July, 2000.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
ATTACHMENT: EXHIBIT A: Conditions of Approval Tract 5045
000031
EXHIBIT A
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 5045:
DEPARTMENT OF COMMUNITY DEVELOPMENT:
GENERAL REQUIREMENTS:
Application of City Ordinances /Policies
CDD -la. 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.
QDD- Ib_. Whenever !a_conflict occurs between any condition_ or
portion of any.condit,on, and the Mitigation' Monitoring
Program (MMP) approved= by_the final EIR, the MMP shall_
prevale.
Acceptance of Conditions
CDD -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
CDD -3. This Tentative Tract Map shall expire three�� (3�)•�
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.
Hold Harmless
CDD -4. 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,
S: \Community Development \Everyone \Resolutions and Conditions
000032
SP2.doc
Resolution No. 2000 -
Tract 5045
Page 2
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.
Effect of Conditions
CDD -5. No conditions of this entitlement shall be interpreted
as permitting or requiring any violation of law or any
unlawful rules or regulations or orders of an
authorized governmental agency. In instances where
more than one set of rules apply, the stricter ones
shall take precedence.
Severability
CDD -6. If any of the conditions or limitations of this
approval are held to be invalid, that holding shall
not invalidate any of the remaining conditions or
limitations set forth.
Title Report
CDD -7. The subdivider shall submit to the Department of
Community Development and the City Engineer for review
a current title report which clearly states all
000033
Resolution No. 2000 -
Tract 5045
Page 3
interested parties and lenders included within the
limits of the subdivision as well as any easements
that affect the subdivision.
Water District Release
CDD -8. 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.
Cross Connection Control Devices
CDD -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 for Utilities
CDD -10. Prior to approval of a Final Map, the subdivider shall
post sufficient surety to assure that all proposed
utility lines within and immediately adjacent to the
project site shall be placed underground to the
nearest off -site utility pole. Prior to the issuance
of 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.
CDD -11. All existing and proposed utilities shall be
undergrounded as approved by the City Engineer. All
power lines less than 66KVA shall be undergrounded.
FEES, CONTRIBUTIONS AND DEPOSITS:
CDD -12. 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."
000034
Resolution No. 2000 -
Tract 5045
Page 4
Fees and Park Dedication
CDD -13. Prior to recordation of a Final Map, the subdivider
shall comply with Section 6.9 of the adopted
Development Agreement.
Citywide Traffic Mitigation Fee
CDD -14. Prior to issuance of a building permit, the applicant
shall pay an indexed Citywide Traffic Mitigation Fee
of $4,000 for each of the residential units, and
$18,000.00 per acre of institutional use as prescribed
by Section 6.5 of the adopted Development Agreement.
Development Fee
CDD -15. Prior to issuance of a building permit, the applicant
shall pay an indexed development fee of not less than
$7,300.00 per dwelling unit and $32,850.00 per acre of
institutional use as prescribed by Section 6.4 of the
adopted Development Agreement.
Community Services Fee
CDD -16. Prior to issuance of a building permit, the applicant
shall pay an indexed Community Services Fee of not
less than $500.00 per dwelling unit and $2,250.00 per
acre for institutional use as prescribed by Section
6.6 of the adopted Development Agreement.
Affordable Housing Fee
CDD -17. Prior to issuance of a building permit, the applicant
shall pay an indexed Affordable Housing Fee of not
less than $3,580.00 per dwelling unit as prescribed by
Section 6.14 of the adopted Development Agreement.
Air Quality Fee
CDD -18. Prior to issuance of a building permit, the applicant
shall pay an Air Quality Fee computed on the basis of
the latest version of the URBEMIS program in use by
the City at the date of the first plan check
application as prescribed by Section 6.15 of the
adopted Development Agreement.
CC &R and Landscaping Easement Requirements
CDD -19.
000035
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Resolution No. 2000 -
Tract 5045
Page 6
000037
Resolution No. 2000 -
Tract 5045
Page 7
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Resolution No. 2000 -
Tract 5045
Page 8
- rchaser of'_ all of the - -a feet d dots of -`
poteiiti;al act.zon.- The LC�R's =shall ;�'a
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maintained b- =an Asessme?i =Dtre
ene -3 tncoassaga g this pro
Assoclatron =ate :,db— -d by - ie
the > de =s-ign
11•an L96 2
Sareet ma-y_ ;
Resolution No. 2000 -
Tract 5045
Page 9
authorize- "u-ae of -a- maintenance- asses . s.-tr&f-it disti:f ct- or
est�abdlsfiment or adjustment of .:.a ��-tH_Ee .�QitV
��qessment
Cout7 rior-97to Final map ;approval, may reqqi-t`e at
its mole discretion =that said - areas be maintained bar
402�_ In.— such- h y 4nt, ali,.pcyrtiorf said areas
(ROW) s-all oi
be k-6fed-� by
not st-_reet- right -of
WIjvY.,. g
-d -a
if ar_,ead7_ aret:�T dr_St�_-r-,n.fn_e;d_..� be �i� ne
C:i M a-idit6nan'- ft, shall- nat be
Ef-urr n- e- d �°av6r_ - to the - C i tv fo'� rfCa i n t e n:anc e until � I
shall.
xeq4q� = -,-in mq7itln g of to
year af t:e.
=been eve, aue - s� i_s_fied - that _t�hlbf able
r t LQ9i _.ffiZ4=� aintefiarwe
.4 <�U�id. areas be plACPS7
a --followim
e s �k4��t districti ef
�.--fec�3�-' e a�
Resolution No. 2000 -
Tract 5045
Page 10
CDD -20.
CDD -21.
CDD -22.
CDD -23.
Couc� lL .and.:= shczn on. the Final4ap przot�o
recordation. -ybe ._ maintenance entity sl3a -I _ be
determined by tip City = pripr_'s,. to Final Maki
approval. T . The "devel- open::' shall - j�ter into an-
agreement with the City =to aure.he maintenance
resporib bI lit -ies -= are confer vc� to.' `one of the
,L- Utaties =. 4�..demc� -,e-Q �v�th�n _hss= 'condition -
The CC &Rs 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.
The CC &Rs shall contain language in the form of a
disclosure statement to homebuyers that:
a. Homes adjacent to Spring Road are subject to
potential intrusive noise from traffic.
b. SR -23 and SR -118 arterial bypass roadways are
planned for future development and that homes adjacent
to these roadways will be subject to intrusive noise
from traffic.
C. Agricultural operations exist adjacent to the
north boundary of the subdivision and homes
constructed in this area may be subject to increased
noise, odors, and impacts caused by aerial spraying
and other agricultural tasks.
This disclosure shall be incorporated into the
Department of Real Estate White Report and shall be
given as a separate disclosure to potential buyers.
The CC &Rs shall include a requirement that ultra -low
water consumption plumbing fixtures shall be installed
consistent with City Ordinance No. 132. The CC &Rs
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.
000041
Resolution No. 2000 -
Tract 5045
Page 11
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 Spring Road, all window
openings facing Spring Road 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 Spring
Road.
CDD -24. 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 &Rs. 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 adjacent residential properties. The
developer is required at his /her sole expense to
connect or reconstruct 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.
CDD -25. The CC &Rs shall include language to insure that no
sheet flow of drainage occurs between lots located
within or adjacent to the project.
CDD -26. The CC &Rs shall include language requiring the
Homeowners Association to be responsible for the
maintenance of drainage facilities including all NPDES
requirements unless such structures or facilities are
accepted into the master flood protection system by
the Ventura County Flood Control District.
000042
Resolution No. 2000 -
Tract 5045
Page 12
CDD -27.
CDD -28.
CDD -29.
CDD -30
CDD -31.
CDD -32.
The CC &Rs 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.
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.
The CC &Rs 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.
The following requirements shall be included in the
CC &Rs:
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,
000043
Resolution No. 2000 -
Tract 5045
Page 13
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, wash water shall not discharge to the storm
drains; wash water 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.
Outstanding Case Processing Fees
CDD -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 Tentative Tract Map.
000044
Resolution No. 2000 -
Tract 5045
Page 14
Dedication of Access Rights
CDD -34. Except for those access locations required by the
Specific Plan to serve abutting uses through privately
negotiated agreements, the developer shall dedicate
vehicular access rights to the City of Moorpark along
Spring Road, "C" Street, "A "= StreeC;= SR -23, and SR-
118, and ar other col - lector st-reets -wfj k -d4re-e
is =resat T iced. All interior streets
within the project site in order to provide access for
all governmental agencies providing Municipal Code
compliance, public safety, health and welfare services
shall be dedicated public streets excepting therefrom
interior streets or drives in Planning Area 5.
Affordable Housing
CDD -35. Morrison - Fountainwood - Aguora, the Developer, pursuant
to Section 6.14 of the adopted Development Agreement
and as a condition of Tentative Map 5045, shall
construct, twenty -five (25) dwelling units to provide
housing for families earning 800 or less than the
Median Income of the County of Ventura for a family of
four. The index of income to be used shall be that in
effect at the time that building permits are issued.
Additionally, the 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. These
requirements are in addition to those required by
section 6.14 of the adopted Development Agreement.
OTHER:
CDD -36. 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.
CDD -37. 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.
These shall include all landscape walls and sound
walls required by the Specific Plan Development
Agreement and mitigation measures adopted for the
project whether on -site or off -site.
000045
Resolution No. 2000 -
Tract 5045
Page 15
CDD -38. Any special street intersection treatments shall be
approved by the City Engineer and the Director of
Community Development.
CDD -39. The Developer shall incorporate the two parcels [APN
500 -0- 240 -225 AND 500 -0- 240 -2351 adjacent to and
located contiguous at the northwest border of the
project site into the Final Map. The purposes or use
of these parcels shall be restricted to construction
of an intersection for Spring Road and Walnut Canyon
Road, subject to approved plans, and Natural Open
Space use. Access rights along the street face of
each of the public streets shall be dedicated to the
City of Moorpark.
CDD -40. Applicant shall provide to the satisfaction of the
City Council, proof that access agreements for
vehicular access have been provided to all properties
west of Spring Road.
CDD -41. All provisions of the Specific Plan contained within
the Development Agreement adopted as Ordinance No. 263
shall apply to Tract 5045 and any subsequent
entitlement requests.
Archaeological or Historical Finds
CDD -42. 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.
CDD -43.
1111•.,
Resolution No. 2000 -
Tract 5045
Page 16
Lighting Plan
CDD -44. Prior to issuance of a Zoning Clearance for Grading or
Construction for any dwelling units on the lots
created by this Tract Map, the applicant shall submit
to the Department of Community Development a lighting
plan for review and approval consistent with Chapter
17.30 of the Zoning Ordinance.
Planned Residential Development
CDD -45.
applicant shall submit to the Department of
Development a comprehensive Residential
Maps the
Community
Planned
Development application for review and approval by the
Planning Commission and the City Council. The
Residential Planned Development Permit application
shall be consistent with the requirements set forth
within Specific Plan No. 2 for Moorpark Highlands as
approved by the City Council and shall build upon the
concept diagrams submitted for preliminary guidance
and consideration with this subdivision application.
Submittal of Landscape Plans
CDD -46. Prior to issuance of a Zoning Clearance for
construction or grading of the public roadways within
and adjacent to this tract, applicant shall submit a
complete landscape plan, together with specifications
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 conditions,
the plans shall be prepared in general conformance
with the Submittal Requirements and Landscape
000047
Resolution No. 2000 -
Tract 5045
Page 17
Standards described in the Ventura County Landscape
Design Criteria.
e. A separate Maintenance Plan shall be prepared in
accordance with the Approval /Installation Verification
standards described in the Ventura County Landscape
Design Criteria.
f. Unless otherwise specified in these project
conditions, the plans shall be prepared in substantial
conformance with the approved conceptual plans for the
project.
g. The applicant shall bear the full cost of
landscape plan reviews, installation and inspections
as deemed necessary by the Director of Community
Development.
h. Prior to initial review of the landscape plans,
the applicant shall deposit funds for plan review in
an amount specified by the Director of Community
Development. The applicant shall deposit additional
funds upon request as needed to cover all landscape
plan check and inspection fees. Any deposit balance
remaining following final approval of the installation
shall be refunded to the applicant.
i. The following notes shall be included on the
plans and shall be project conditions:
i. All plant material shall conform to the
current issue of the American Standard for
Nursery Stock published by the American
Association of Nurserymen.
ii. Prior to final inspection by the City of
Moorpark, the applicant's landscape
architect shall provide written
certification to the City, stating that the
installation is in substantial conformance
with the approved landscape plans.
j. Prior to final inspection by the City of
Moorpark, the applicant shall provide a written
certification for the operation of the backflow
device.
k. All backflow preventers, transformers, and other
above -grade utilities shall be appropriately screened
with walls and /or plantings.
11 1•:
Resolution No. 2000 -
Tract 5045
Page 18
1. The planting and irrigation design shall comply
with the State of California Model Water Efficient
Landscape Ordinance.
M. 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.
n. The landscaping shall be maintained in accordance
with the approved Maintenance Plan.
o. The landscape plan shall include planting and
irrigation specifications for manufactured slopes and
all common areas.
p. The landscape plan shall include planting and
irrigation specifications for manufactured slopes over
three (3) feet in height, any front °yarFlari °elseaping
toY ds_clzsne'e that may be required by the approval _ af:
ajRFD, and all common areas to be maintained by the
homeowners association including parkways, median
strips and slope easement areas located along Walnut
Canyon Road, Spring Road, "C" Streets, `- 5 j:reet —and
interior streets. Front Yard landscaping shall be
installed as "3dettermined� by ��gand tions #` of, ~- approval
fir the 'appicble xRPfeeoris_s prof ect on
all lots in this project as reviewed and approved by
the Director of Community Development prior to final
inspection and release of utilities.
000049
Resolution No. 2000 -
Tract 5045
Page 19
site a =s' sp�ci =f iec in the Horticultural Tree
Report .prepared= - -by L :- Newman Design Group, Inc.
reprised_ °bn November 1, .;199 _ The landscape plan
shall also incorporate•,exte -psive tree landscaping
incl zd rig sped ten size -- trees as' 4pprov c by %he
Director. of Co6t it_y , D_evel,opment'5_ = =`the =:location
czf
the �idaitional - -trees , shall= be ash detex�nind&Lby
r. 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 and /or equestrian 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 shall not block or screen
the view of a seated driver from another
moving vehicle or pedestrian.
iv. Back flow preventers, transformers, or other
exposed above grade utilities shall be shown
on the landscape plan(s) and shall be
screened with landscaping and /or a wall.
V. A coordinated tree planting program shall be
developed which will provide a dominant
theme trees within the components of the
proposed development. To the extent
practical, trees shall be planted in similar
fashion to natural occurring individuals,
small groves or clusters particularly where
the moderation of visual conditions is
necessary.
vi. 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
000050
Resolution No. 2000 -
Tract 5045
Page 20
applicant shall replace any dead plants and
make any necessary repairs to the irrigation
system consistent with the landscape plan
approved for the development.
vii. 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.
viii.The applicant shall install purple pipe in
all common areas for the purpose of using
reclaimed water when available.
Habitat Conservation Plan
CDD -47. Prior to the recordation of the Final Map, the
applicant shall provide to the Community Development
Director a completed and adopted "Habitat Conservation
Plan for the California Gnatcatcher" as approved by
the U.S. Fish and Wildlife Service pursuant to the
Federal Endangered Species Act, along with any and all
agreements, licenses, restrictions, conditions and /or
statements of understanding necessary to maintain and
preserve said habitat.
CDD -48. Developer shall convey the required Habitat
Conservation Area to an entity as specified by the
adopted Development Agreement. In the event the area
shall no longer be required to serve as a habitat for
the referenced t.Yjreatened or endangered species, due
to the loss of the species because natural forces or
acts, or for any other reason not created by the
applicant during the course of development of this
proj ect -car -at anrtin 4in the fue, or - ,upoeleas
bar erlc al and /or At a4e� djL, watt ap p a e
jiL si ion, the habitat area shall pass to the City
of Moorpark for purposes of establishing a limited
access passive open space area for preservation of the
Venturan and Coastal Sage Scrub communities and any
000051
Resolution No. 2000 -
Tract 5045
Page 21
Construction Access Plan
CDD -49. The applicant shall submit a construction access plan
to the Department of Community Development for review
and approval by the Director of Community Development.
Cable Service
CDD -50. Television cable service shall be provided to all
residential units consistent with existing cable
system requirements. Under - grounding of cable wires is
required and no lines shall be allowed to be extended
along the exterior walls of the residential buildings.
SR -23 /SR -118 Requirements
CDD -51. Applicant shall at his sole cost prepare engineered
plans for the vertical and horizontal alignment and
grading of the SR -23 and SR -118 arterial bypass
reservations shown upon the tentative map and Specific
Plan No.2 consistent with CALTRANS standards for
public highways. Upon approval of the engineered plans
developer shall grade the alignments to accommodate a
minimum two lane arterial roadway consisting of one 14
foot travel lane and an 8 foot shoulder in each
direction and with a 20 foot median, for the full
length of each of the alignments within the tentative
tract. If approved by action of the City Council, an
in -lieu fee as determined by the City Manager may be
deposited by the developer to pay for the grading of
the rights -of -way as described thereby relieving the
applicant of the responsibility to grade the areas
identified.
Restricted Building Areas
CDD -52. No structure which is expected to have a human
occupancy rate of more than 2,000 person -hours per
year shall be placed within the Restricted Use Zone
(RUZ) shown on Exhibit 27, Specific Plan No. 2 EIR,
unless future geologic studies are performed which
demonstrate the suitability of this zone, or portions
thereof, for such development. Full -time habitable
structures shall be located behind the proposed
setback limits depicted on the EIR Exhibit 27 for the
Specific Plan. The placement of parks, roadways,
utilities and non - habitable structures, or structures
with an expected human occupancy rate of less than
2,000 person -hours per year may be permissible within
000052
Resolution No. 2000 -
Tract 5045
Page 22
the RUZ. The Fin-al Map7" Phal =l -- -contain :t��erence and
locat =ion_; of �6tie-z---ReitE cte4...Use-Z-orie.
Length to Width Ratio Waiver
CDD-53. The developer shall maintain the adopted length to
width ratios for all lots within the tentative tract
map except for the following lots which because of
impacts to development are permitted to exceed a three
to one (3:1) ratio: Lots 245 through 259; and, Lots
263 through 269.
VEC-TQR.LQQNMOL TLAU---.
to---- :"�is��S-ua n-c-P of= - u:jTA, it e ap#licadt
shall obta—dI',n---ajyQw oval - Or Corft 1 -Pta ftom
t h-e' C--
C er-Qat i 6h: Easement
Planning Area Dedication
000053
Resolution No. 2000 -
Tract 5045
Page 23
Implementation Plan Guarantees
CDD -57. I_n constriction with apps
stxbdvi.der shall__ submit
pity Council , _ an` implemen
oval_ _ of- _ each Final Map,
and=`obtain approval from
all- ,_ provisions :`cone inumed w thi
Devel= opment Agreement (OrdinancE
.ddz•essed. The method and
each" component contained wi ns
Development Agreement -- shall 'm-be
dis�ret m
Miscellaneous Fees
CDD -58.
an to guarantee -- tluL-
Section 6- of =the
P- A 2 63 } have been
giararit�erng,szthast
Section 6 = =c he'
solev at thezty
.deve_l_ope-r shall -pay all f ees -'
ton 6`:21 of theme Deue�lapment Agr=ee
CITY ENGINEER CONDITIONS PRIOR TO THE FINAL MAP APPROVAL THE
FOLLOWING CONDITIONS SHALL BE SATISFIED:
General
CED -l.
Grading
CED -2.
All residential areas to be commonly maintained by a
Homeowners' Association, as determined by the Ci-Ly,
shall be designated as separate lettered lots on each
phase of the subdivision map.
The subdivider 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. The subdivider shall
enter into an agreement with the City of Moorpark to
complete the improvements required for each Phase of
the Map and shall post sufficient surety guaranteeing
completion. A single rough grading plan will be
required. All requests for staged grading must be
submitted in writing to the City Engineer for review
and approval by the City Council.
CED -3. Upon recordation of the Final Map,
grading permits will be granted in
approved phasing plan, as required
and local ordinance.
Subsequent fine grading permits s]
completion of rough grading to the
requests for rough
accordance with the
of these conditions
lall be issued upon
satisfaction of the
000054
Resolution No. 2000 -
Tract 5045
Page 24
City and review and approval of fine grading plans for
individual phases of the Final Map.
CED -4. Concurrent with submittal of the rough grading plan an
erosion, debris /siltation and dust control plan shall
be submitted to the City for review and approval by
the City Engineer. The design shall include measures
for hydroseeding and temporary irrigation meeting the
approval of the Director of Community Development with
groundcover, trees and shrubs that will stabilize
slopes and minimize erosion. Interim borrow sites
shall include temporary irrigation until groundcover
is established, and shall minimize rectilinear form.
Reclaimed water shall be used for dust control during
grading, if available from Waterworks District No. 1
at the time of grading permit operations.
Temporary irrigation, hydroseeding and erosion control
measures, such as matting during winter season, 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.
CED -5. Graded slopes visible from off -site to the east shall
be hydroseeded immediately upon completion consistent
with the landscape and erosion control plans.
CED -6. The grading plan shall provide that graded slopes be
hydroseeded or permanently landscaped within thirty
(30) days of completion of rough grading. The City
may specify alternate deadlines for completion of all
hydroseeding and /or erosion control measures, based on
the grading schedule and installation of permanent
landscaping, as approved by the City Engineer and
Director of Community Development.
CED -7. Other than for approved on -site grading operations,
temporary stockpiling of soil in excess of one
thousand (1000) cubic yards shall require approval of
the City Council. Lesser amounts may be
000055
Resolution No. 2000 -
Tract 5045
Page 25
administratively approved by the Director of Community
Development and City Engineer subject to the
following:
a. The height of the stockpile may not exceed
five (5) feet.
b. Side slopes shall not exceed 3:1.
C. Duration of the temporary stockpile shall not
exceed six (6) months.
d. Applicant shall submit a surety equal to the cost
of export and disposal plus ten (10) percent.
CED -8. On the required rough grading plans that require
import /export of more than 100 truckloads or one
thousand cubic yards (1000 yd3), whichever is less,
the following information shall be made a part of the
rough grading plan: haul routes, hours of hauling,
numbers and frequency of trucks and other information
necessary to define hauling impacts. The import /export
plan shall show the quantity of import /export,
location of borrow /stockpile sites, temporary and
final grading of the site, height of fill /depth of
cut, visibility of the site from public roads and
lands, vegetation and screening for sites located
within the City of Moorpark. Additional surety for
the cleaning and /or repair of the streets may be
required as directed by the City Engineer.
CED -9. On all required rough grading plans where the total
on -site borrow and fill yardages differ by one
thousand cubic yards (1000 cu yd) or more, plans for
handling the import /export shall be part of the rough
grading plan.
a. It is anticipated that project grading will
balance on -site. Unanticipated off -site import /export
operations requiring an excess of one hundred (100)
total truck loads or one thousand cubic yards (1000
yd3), whichever is less, 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.
b. If the borrow /fill site(s) are within the City
limits, a grading plan for such sites, showing the
before and after condition, shall also be shown.
Borrow /fill sites outside, but within 2 miles of the
000056
Resolution No. 2000 -
Tract 5045
Page 26
City limits, shall be approved by the Director of
Community Development.
CED -10. The final grading plan shall be in substantial
compliance with the approved rough grading plan. The
City Engineer and Director of Community Development
shall make the determination as to substantial
compliance with the approved rough grading plan, and
may administratively approve minor changes from the
rough grading plan. Minor changes are defined as
follows:
a. changes in elevations of five ,(5) !E.6et or less
from the rough grading plan as prov did for by- Seeion
7! 9 of Elie s op ed4 = zDevelop ent ..gzp e The change
in elevatio = may be : permuted cif_ =the irecto = of
Commrrzt bevelo�nent `; determiners- twat the overall
v1258ual C -T a1.1ty _off the .Speclf�ZC_ l_a ___would - not= °be
siglwrzz-car ly- to == zect�e_a;
b. changes in the total borrow /fill quantities, for
the entire area under this tentative map, which do not
exceed one thousand cubic yards (1,000 yd3);
C. additional import /export quantities not exceeding
one thousand cubic yards (1,000 yd3);
d. changes which cause no adverse impacts to slope
stability, drainage, and erosion control; and;
e. changes which, in view of the Director of
Community Development, do not result in any adverse
impact on aesthetics or viewshed.
CED -11. The subdivider or subsequent developers shall prepare
an Erosion and Sediment Control Plan to address
construction impacts and long term operational effects
on downstream environments and watersheds. This plan
shall be prepared by a California registered Civil
Engineer. Proposed management efforts shall include
(but not be limited to) construction of debris
desiltation and detention basins in the Happy Camp
Canyon and Castro - Williams watersheds, provisions for
the use of vegetative filtering enhanced by creek bed
reconstruction, preparation of detailed
erosion /sediment control plans, appropriate use of
temporary debris basins, silt fences, sediment traps
and other erosion control practices. The developer
shall use "Best Management Practices." The proposed
plan shall also address all relevant National
000057
Resolution No. 2000 -
Tract 5045
Page 27
Pollutant Discharge Elimination System (NPDES)
requirements and recommendations for the use of best
available technology. The Erosion and Sediment
Control Plan shall be reviewed and approved by the
City Engineer prior to the issuance of grading permits
for rough grading.
CED -12. The Erosion and Sediment Control Plan (ESOP) shall
provide that temporary erosion control measures be
used during the construction process to minimize water
quality effects. Specific measures to be applied
shall be identified in the project ESOP. The
following water quality assurance techniques shall be
included:
a. Minimize removal of existing vegetation.
b. Provide temporary soil cover, such as
hydroseeding, mulch /binder and erosion control
blankets, to protect exposed soil from wind and rain.
C. Incorporate silt fencing, berms, and dikes to
protect storm drain inlets and drainage courses.
d. Rough grade contours to reduce flow
concentrations and velocities.
e. Divert runoff from graded areas, using straw
bale, earth, and sandbag dikes.
f. Phase grading to minimize soil exposure during
the October through April storm period.
g. Install sediment traps or basins.
h. Maintain and monitor erosion /sediment controls.
i. The subdivider (or successors of interest) will
ensure that construction activities include proper
management and disposal of concrete and other masonry
wastes, paint solvents and rinse wastes, vehicle fuel
and maintenance wastes (including oil), and other
construction debris. This will minimize exposure of
these materials to storm water and transport to the
drainage system.
000058
Resolution No. 2000 -
Tract 5045
Page 28
CED -13. To minimize the water quality effects of permanent
erosion sources, the following design features shall
be incorporated into the project grading plan to the
degree determined necessary by the project civil
engineer. The subdivider shall cause grading plans to
be prepared and shall submit the same to the City
Engineer for review. No grading or clearing
operations may proceed until all fees are paid, all
other agency permits and approvals have been obtained
and the City Engineer has approved. The grading plan
shall contain all features and specify all Best
Management Practices (BMP's) used to comply with water
quality enhancement features including:
a. installation of drainage swales, subsurface
drains, slope drains, storm drain inlet /outlet
protection, and sediment traps;
b. installation of check dams to reduce flow
velocities;
C. installation of temporary and permanent desilting
basins;
d. planting of permanent vegetation, including
grass -lined swales;
e. Installation of drainage courses and storm drain
outlets designed to reduce scour.
CED -14. Sediment yields in the watersheds within the project
boundary shall be computed for pre- development and
post - development conditions in accord with methods
outlined in, "Erosion and Sediment Yields in the
Transverse Ranges, Southern California," (United
States Geological Survey, 1978). These estimates of
sediment yield shall be completed prior to initiating
final design of the debris basin facility situated in
the Castro - Williams watershed (Specific Plan No. 2),
as described in the approved ESOP.
CED -15. The grading permits issued for the development shall
require maintenance schedules for earthmoving
equipment and documentation of proper disposal of used
oil and other lubricants. The subdivider shall obtain
000059
Resolution No. 2000 -
Tract 5045
Page 29
all necessary NPDES related permits prior to City
issuance of any grading permit for the project.
CED -16. A Master Drainage and Flood Control Improvement Plan
(FLIP) shall be prepared which identifies all required
drainage and flood control improvements necessary to
implement the proposed project. This plan shall be
prepared in consultation with the Moorpark City
Engineer and the Ventura County Flood Control District
to facilitate required interagency coordination. The
plan shall identify all major improvements and typical
drainage facilities. The capacity, location, and size
of all culverts, collection devices, energy
dissipaters, and related improvements shall be
designed to the satisfaction of the City Engineer and
Flood Control District. Capacity details for the
construction of the on -site detention basins shall be
included in the FLIP. All applicable Flood Control
District permits required to implement the FCIP shall
be obtained from the County Flood Control District
prior to City issuance of a permit for rough grading.
No rough grading permit will be issued until the FCIP
is completed. The FCIP shall identify what
improvements must be completed coincident with the
initiation of rough grading.
CED -17. If required by the FCIP, improvements to the permanent
debris basin in the Castro - Williams watershed shall be
made, which will be sufficient to reduce estimated
sediment deposition to pre- development levels.
Modifications to this debris basin shall be made in
conjunction with commencement of rough grading
operations for the proposed project. The design of
modifications to this basin shall be reviewed and
approved by the Ventura County Flood Control District.
All improvements to the basin shall be completed prior
to the first rainy season to occur after rough grading
has commenced. Any required offsite City and County
contribution fees for future drainage improvements
shall also be paid prior to approval of the Final Map.
Implementation of these off -site project drainage
mitigation measures and construction of off -site
drainage improvements are subject to review and
approval by the City Engineer and the Ventura County
Flood Control District. The City Engineer and the
Ventura County Flood Control District may approve
000060
Resolution No. 2000 -
Tract 5045
Page 30
CED -18.
CED -19
CED -20
CED -21.
alternative on -site methods to fully mitigate project
drainage impacts.
If required by the FLIP, Castro - Williams debris basin
maintenance shall be provided under an agreement
satisfactory to the Flood Control District. An
improvement and maintenance . pd-pt agreement between the
Applicant /Developer and the District shall be required
prior to the issuance of initial grading permits or
recordation of the Final Tract Map (whichever occurs
first) The agreement sha_11 Specify the eritYty
of funding to __ensure yon ed:
reed
3 El
Director of Deve�
11 -Map The
��d - �'Ptu�llc Y�torks
Director - rna �concur t7 at .`said �agRe meat me is s5athe
neTi o .condso ?�r_ior gip. agprova';oh_e
�n C, p'- or- any: - approved pha .
Potential locations for hazard remediation shall be
identified on the Bank Protection Plan (BPP).
Modifications to the BPP, required by the City
Engineer or the Ventura County Flood Control District,
shall be made as requested. The BPP shall also be
reviewed by the Department of Fish and Game for
compliance with 1603 Permit requirements. An approved
BPP shall be completed prior to approval of the first
phase of the Final Map and prior to issuance of any
grading permits.
The grading plan shall indicate the locations of all
existing habitat and other sensitive areas required to
be protected during grading of the proposed
development. These areas shall be fenced and /or
staked to prohibit encroachment prior to the
initiation of grading activities. A note shall appear
on the grading plan indicating all areas within the
development where grading or stockpiling is
prohibited.
All areas where grading is not allowed shall be
clearly shown on the grading plans (all sheets) . On
site haul routes shall be limited to graded areas only
and shall be discussed at the on -site pre - grading
(preconstruction) meeting and delineated on the phased
grading plan and schedule.
000061
Resolution No. 2000 -
Tract 5045
Page 31
CED -22. The subdivider 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,
under the supervision of the Water Resources and
Development Department of Ventura County Public Works.
Permits for any well reuse (if applicable) shall
conform with Reuse Permit procedures administered by
the County Water Resources Development Department.
CED -23. The maximum gradient for any slope shall not exceed a
2:1 slope inclination except where special
circumstances exist and a contoured appearance can
still be provided. In the case of special
circumstances where steeper slopes are warranted, the
grading 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.
CED -24. New slopes adjacent to roadways and development areas
shall be graded in such a way that a natural contoured
appearance in the graded plane shall be provided.
Contour grading of all slopes shall be provided as a
design element of the grading plan to the satisfaction
of the Director of Community Development and the City
Engineer. Creative contour grading techniques shall
be used in low density areas where grading will be
visible to pubic streets.
CED -25. A manufactured appearance to slopes shall be avoided
by creating smooth flowing contours of varying
gradients, preferably with slopes of 2:1 to 5:1.
Sharp cuts and fills and long linear slopes should be
avoided, where possible.
CED -26. When a proposed subdivision contains average net lot
sizes exceeding Jjo_ At square feet, lot grading shall
be limited to building pad and related functional yard
area which may not exceed 7Ss of the size of the lot
area. Flat pad grading of the entire lot is
9 seo `e . The grading plan submitted for project
review shall clearly delineate graded and natural
portions of proposed lots.
000062
Resolution No. 2000 -
Tract 5045
Page 32
CED -27. No grading activities shall take place within 100 feet
of blue line stream channels before giving proper
notification to the California Department of Fish and
Game, Ventura County Flood Control District and the
U.S. Army Corps of Engineers.
CED -28. All development areas and lots shall be designed so
that surface drainage is directed to street frontages
or natural or improved drainage courses as approved by
the City Engineer.
CED -29. Manufactured slopes which are greater than ten (10)
feet in height shall be rounded at the top and at the
toe of slope to simulate natural topography. At the
discretion of the Director of Community Development,
side slopes may be exempt from this provision if the
height of slope does not exceed 15 percent of the
width of the lot and has a slope height of less than
ten (10) feet.
CED -30. Manufactured slopes in excess of two hundred (200)
feet in length and greater than ten (10) feet in
height shall be designed with horizontal curvature
that simulates the horizontal surface variations of
natural contours.
CED -31. Any continuous manufactured slope within a subdivision
with a slope steepness of 3:1 or steeper, a vertical
height of twenty five (25) feet or greater where so
allowed, and which abuts five (5) or more lots, shall
require the creation of a Homeowners Association or
other maintenance entity with provision for the
collection of fees or assessments designated
specifically to pay costs associated with the
maintenance of all slopes falling under this category.
The slope maintenance entity, rather than the
individual property owners, will be responsible for
the maintenance of said slopes. The tentative rough
grading plan shall be designed in such a manner that
provides access to said slopes by accessible elements
and which avoids the necessity of gaining access to
the slopes through individual lots. No fences shall
be permitted between lots within the slope easement
areas. Slope easement areas may be included as lot
area for purposes of calculating lot size. Habitable
structures shall not be permitted within common slope
easement areas.
000OG3
Resolution No. 2000 -
Tract 5045
Page 33
CED -32. The grading plans shall depict the methods used during
grading operations which minimizes, to the extent
possible, impacts or disruptions to trees which must
be protected as identified in the approved oak tree or
other applicable tree reports.
a. Grading and /or the placement of structures shall
be prohibited within the drip line or three feet from
the trunks of the tree, whichever is greater. Grading
and trenching within this area is to be prohibited.
No fill material shall be placed within this area.
b. No type of surface, either pervious or
impervious, shall be placed within a six -foot radius
of tree trunks. These areas shall remain uncovered
and natural.
C. Alternative pervious types of paving such as
gravel, redwood chips, porous brick with sand joints,
etc. shall be utilized.
d. Retaining walls shall be used to protect existing
grades within the drip lines of trees. However, these
walls shall not alter drainage from around trees.
e. Drainage shall be directed away from tree trunks
to ensure that water will not stand at the crown. To
avoid drowning trees, water shall not be allowed to
pond or collect within the drip line.
During Construction:
i. Trees within a construction area shall be
protected from damage by equipment by
installing temporary barriers such as
fencing at the drip line.
ii. Equipment, debris, building materials and /or
excess soil shall not be stored within the
drip line.
iii. Trenches for utilities or irrigation shall
be routed around the drip line where
possible.
1111.•
Resolution No. 2000 -
Tract 5045
Page 34
iv. When not restricted by local building codes
only one trench shall be dug to accommodate
all utilities for lots. Where necessary, the
roots shall be carefully pruned by a
specialist in proportion to the total amount
of root zone lost. The boring of a conduit
for underground utilities shall be used
where possible.
V. The operation of heavy construction
equipment shall avoid the drip lines of
trees where possible.
CED -33. Interior slopes between building pads shall be
designed with up -slope property lines.
CED -34. Grading on the perimeter of the site shall not be
designed with perimeter down- slopes to property lines,
unless a homeowners association, assessment district,
or similar entity is established for maintenance of
such down - slopes.
CED -35. To reduce debris from entering sidewalk and streets,
the approved grading plan shall show a slough wall,
Angelus Standard slumpstone, mig color to be
determiif by ft6 Director o _ Community 'Development;-
approximately 18 inches high, with curb outlet
drainage to be constructed behind the back of the
sidewalk where slopes exceeding 4 feet in height are
adjacent to sidewalk. The subdivider shall use the
City's standard wall detail during design and
construction. All material for the construction of
the wall shall be approved by the City Engineer and
Director of Community Development. No retaining wall
greater than 18 inches in height shall be approved
immediately adjacent to a sidewalk. A minimum 2 -foot
wide planting area shall be established between the
back of sidewalk and any retaining or other property
walls. All slough walls shall be shown as part of the
approved landscape plan.
CED -36. Although exempted from Hillside grading requirements
through adoption of Specific Plan No. 2, the Applicant
shall demonstrate, o -tLie `.A : s ctzor of the Dire o
of �Commnl ve3crQe�at, a good faith effort to
ensure that grading plans conform with the principles
of the Hillside Management Ordinance relating to
contour grading and the preservation of visually
000065
Resolution No. 2000 -
Tract 5045
Page 35
prominent ridgelines (horizon lines) to the extent
such principles can be achieved within the project
area. Manufactured landforms shall be contoured and
the daylight grading techniques shall be used to
provide a smooth and gradual transition of graded and
natural slopes, while preserving the basic character
of any ridgelines on the site. Manufactured slopes
sha11 be designed to follow the natural contours of
the surrounding areas in order to provide visual
irregularity. Rough and fine grading plans for lots
shall be reviewed for compliance with these principles
by the Director of Community Development and the City
Engineer. The grading plans should indicate the manner
in which the graded slopes can be blended with the
natural slope of the site.
CED -37. Areas prone to surf icial instability shall be treated
using various techniques on a case by case basis, by
use of slope retentive vegetation and /or geotextile
fabrics, proper irrigation, drainage control, slope
refacing or other mitigation techniques, as approved
by the City Geologist and Geotechnical Engineer prior
to the rough grading permit approval.
CED -38. If available within the City limits, the Applicant
shall implement the use of reclaimed water for public
and private maintenance areas, and landscaping. Prior
to issuance of the grading permits, the Applicant
shall submit the project's intentions related to the
use of reclaimed water to the City Engineer for his
review.
CED -39. Grading plan and street sections shall provide for all
equestrian trails at all required locations, including
crossings. The equestrian trail on Spring Road shad
extend to "A" Street.
CED -40.
CED -41.
The City Manager is authorized ftd er_Seeion T4 7ft
the# ?Dev -amen -� Agrg_gmerr to sign an early grading
agreement on behalf of the City to allow rough grading
of the Project prior to City Council approval of a
1111..
Resolution No. 2000 -
Tract 5045
Page 36
final subdivision map. Said early grading agreement
shall be consistent with the Specific Plan and
approved tentative map and contingent upon City
Engineer and Director of Community Development
acceptance of a Performance Bond in a form and amount
satisfactory to them to guarantee implementation of
the erosion control plan and completion of the rough
grading; construction of on -site and off -site
improvement consistent with the City Council approved
Specific Plan and Tentative Map. In the case of
failure to comply with the terms and conditions of the
early grading agreement, the City Council may by
resolution declare the surety forfeited.
CED -42. Where residential access across drainage courses
occurs, it should be accomplished by a bridge or
aesthetically - enhanced culvert accommodating the
access way. Natural materials should be used for
slope bank protection where these improvements occur.
CED -43. Prior to approval of the initial mass grading, the
Applicant shall implement the recommendations of the
October, 1995 Cultural Resources Report for the
following historic sites: CA -VEN- 1265 -H, Loci A, CA-
VEN- 1267 -H, and CA- VEN - 1269 -H.
- THE FOLLOWIXG CONQITZONS AA
0 ®006%
Resolution No. 2000 -
Tract 5045
Page 37
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#RSr mvper t *° df#om » -»%Se y\I&plp
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$k\&\: yk /anatibil \#04< «dpkLyad /on2
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■ ■■■ , w
Resolution No. 2000 -
Tract 5045
Page 38
• Minimize =` the` area d s= turbed - at any one. =titre6 r y
_Keep -
all grF-
nears
-
the
_completed.
Wash
off. �h6
they
iea�ve =t
• Apply
nonha
j, earth mov ng-_ and excavation so
cessve amounts of- dust
=arid construction equipment ton or
until these activitie64< are
- duty�� cons= tructian vehicles befo:
site.
•erodiCally'- sweep publicl struts _in_ t7
o the -ate; to rencve silt
material trnorted f=rom = ;the site.:
o cular ac r jes; water runo-_ff,
- - - ,
maye accumulated froii% -cc
activities -x
on
•`- �'he "`= �1pp�i�rit� %De_velper shill requ�r� .�- hatFal
1111.'
Resolution No. 2000 -
Tract 5045
Page 39
+. Equi.pme t engine are ma.ir t.aine_d in '= good condl
t ion- and Yn jktper f_une +as pew manuf a�turer's !
speeificatz�ons t *`preve-nt excessive °iemissi =ons
A11 diesel - engines' used = rt construct.kon
equip, me? s skiould use higFi_ pressuxe _ ink ectors
AlI - diesel ' 'engines Y sed} _n - coristructfo - ,equl�-_
ntents shad' se 9v_eformu ted..diesel duel :-
+_ During- sitepreparation -a_nd - constructiorx tempo-
6A storm __- water,, r% structures shah _be
cons =tr icted, = operate an& maintained per_` Cites raf
000070
Resolution No. 2000 -
Tract 5045
Page 40
A pp.l scant /beve '--Sha11 ensure_ that
construction ecpA 1 S
]5i�ent f tte# ))� d"
:- MO e.r-n
sound ipr6i
uicfibh � e
E uipp not: use
Port more thd a tes
.s&dyl" b4 turned --off...'
_TheIng
of -`a1 diesel
-,.-- ngines
used= annfatruc t ion e*ip"nt should �,be4 reft"ed
two -d f r
om-4 manufacturers:
-
recommendation.-
No exceptions shad-14[
permitt�oq-,= E� construction
Q aimitatio - hA pulated ;,:W!. fb4zity 140i se� .
0 -
-f4gct f
time -- the
approval.,
r. The EAp 1 gsl te
i a- ant- sh 1. f Am e staging E-s pprk�pi--
a---L P� bald
to -Thinimd�zlm -",Dfi- siEe 73&r ai sportation. 'j6
constructions eq pment ahE_IY� Iocate
areas - i -ha
ximize'��t- IU- -O i s ta-nce e
tweeg activity
and. res dek ia: -
a=rea`:
40
000071
Resolution No. 2000 -
Tract 5045
Page 41
The subeivider. shall util -' _allT prudent and
reasonabl_ e measures (lnclgding r spa ) ation of -a
6 -foot -high' A chain_ link fence Y around the
construction sites: or _provi= ion,_ =of ` - °a ftz.1 _ -time
licensed'_ security uard� 'Zto_ prevent una- uthor =i.zed
pg_rsoiD.s from entering` >_the worM�ste at and mime
and =to =protect the_ public f__ j= accidents `-and
ink ury�.
!' The subdivided L 1,,Mll reW a e potentially
-_
compressible recent I; vium s2 a11' be down to
f -h�i;� formational earth ciraterial's an�3.= re -dace- it
as recompacted fs11:
The `subdivideral�__eompctaded fills _that
a placed at c�eptfis' grea_ than 201-f e =et below
re
_ _ ter
-
o osed grade --b Ovat ;o s of - 95
per -cent %Oel trive compaction _ _ =C`hang s L� 1 i11
; al bpt �nmzna deph. � beneat s�r=Wres s o
redice = =; potential total and dfrent;ial
settlement' as,rhe.� result of; variable 'f 211
It iI6j&16s;s (per Sbaci Ifti, C L :Plan No: :
0000'72
Resolution No. 2000 -
Tract 5045
Page 42
de fined in ._;the CEQA Guid`elin.es Appendix K =..(per
Specif-d': Plan
• When_ archeological or; historical finds ,are:
ff
uncovere-d = during Aexcavat ion -ope ationsL a11'
grading _ ;and excavation; shall _ cease tin tyre
mwedzat_e, area, and ;the find ==_left' ux ouched. _s. The
subdivider shall assure _:the= preservation .gf the
site, s *_1 11 obtain t'he sereaces o _a gdiihlfied
aleonto�log J°st or -archeologist, Wftghever_; • is
abpropriat-i -t.o t,_recomnfend dispcft.t on - of the s =it e,
6n kjshall Eb aixi the . D rector =;of 'Commun�t
Deve1'6 �Nbe wr3t -en concurrence. Qf , the
reeamknended d.ixsposition befomea__ rsumin'g
dev lo prnet - (per Speci:f i c Pia No . 2
Geotechnical /Geology Review
CED -44. The subdivider shall submit to the City of Moorpark
for review and approval, detailed Geotechnical
Engineering and Engineering Geology Reports certified
by a California Registered Civil Engineer and
Geologist. The geotechnical engineering report shall
include an investigation with regard to liquefaction,
expansive soils, and seismic safety. The report shall
also discuss the contents of the soils as to the
presence or absence of any hazardous waste or other
contaminants in the soils.
In addition, the engineering soils report shall
discuss the contents of the soils and presence or
absence of any hazardous waste or other contaminants.
Note: Review of the geotechnical engineering and
engineering geology reports, by the City's Geologist
and Geotechnical Engineer, shall be required. The
subdivider shall reimburse the City for all costs
including the City's administrative fee for this
review.
CED -45. All recommendations included in the approved
geotechnical engineering and engineering geology
reports shall be implemented during project design,
grading, and construction in accordance with the
approved Project. The improvement and grading plans
000073
Resolution No. 2000 -
Tract 5045
Page 43
shall conform with the soil engineer's and engineering
geologist's recommendations.
CED -46. Unless subsequent geotechnical studies direct
otherwise, landslides shall be removed and re-
compacted during grading. Alternatively, in some
instances, landslides or unstable slopes can
potentially be stabilized by constructing buttress or
stabilization fill slopes to reduce their potential
for future down slope movement. All cut and fill
slopes, foundations and structures shall be designed
and constructed to comply with the Uniform Building
Code (UBC), most recent edition, and applicable City
Grading Ordinances.
CED -47. Prior to recordation of any Phase of the Final Map,
the subdivider shall prepare an agreement which
indemnifies and holds harmless the City of Moorpark
and its agents from future claims which may result
from any landslide, subsidence, or other adverse
geologic conditions that may occur at this site.
CED -48. The subdivider or subsequent developers shall contract
with an engineering geologist to study any
unanticipated faults exposed during grading to detect
any evidence of possible recent activity. No
structure shall be placed within 50 feet of any fault
trace which exhibits recent activity. Final grading
requirements for residential facilities shall be
defined by an engineering geologist. All geological
recommendations shall be reviewed and approved by the
City Engineer and the City's consulting geologist.
CED -49. All habitable structures shall be designed according
to the most recent UBC requirements to accommodate
structural impacts from ground acceleration and
maximum credible earthquake event. Prior to issuance
of the first building permit, it shall be proven to
the City's Geologist and Geotechnical Engineer that
all structures are designed in accordance with the
seismic design provisions of the Uniform Building
Code.
CED -50. All geotechnically restricted use zones and building
setbacks shall be clearly delineated on the recorded
Tract Map.
000074
Resolution No. 2000 -
Tract 5045
Page 44
CED -51. All existing fault trench backfill shall be identified
on the 1 " =40' scale geologic maps to be produced
during the grading plan review.
CED -52. The subdivider shall provide more detailed testing and
evaluation of material properties, in particular,
cohesion of saturated granular soils, as part of the
40 -scale geotechnical study.
CED -53. Stability evaluation of inter -lot slopes is required
in certain areas. For example, bedding on the south
limb of the Moorpark Anticline may represent an
adverse condition for the approximately 30 -foot high,
generally south facing 2:1 gradient cut slope at the
rear of Lots 304 -311, 355 and 356. Similar conditions
may occur elsewhere within the tract and shall be
evaluated by the project geotechnical consultant on a
slope by slope basis.
CED -54. Specific provisions in the grading and improvement
plans are required for outletting canyon subdrains
across deep alluvial removal areas.
CED -55. The subdivider shall design and construct all portions
of Spring Road, Walnut Canyon. Road and "C" Street
required by these conditions of approval using the
following criteria. The criteria is listed in order of
descending precedence.
a. The design shall use a design period of 30 years.
b. The design shall provide for the use of subdrains
below the pavement section.
C. Settlement and slip of fill sections shall be
reduced to the lowest achievable amount by
surcharging. The subdivider shall prepare stability
and settlement studies to the satisfaction of the City
Engineer, surcharging shall continue until no
detectable settlement occurs over a 30 day period.
d. Equivalent axle load counts shall be determined
with consideration of Traffic Growth Factors to the
satisfaction of the City Engineer.
e. The most recent edition of the Caltrans "Highway
Design Manual."
CED -56. The subdivider shall pay all costs for the City
approved geotechnical engineer to monitor rough
grading and conduct expansion tests on representative
0000 75
Resolution No. 2000 -
Tract 5045
Page 45
soils within influence of structure foundations prior
to their final design and construction.
CED -57. Moderate to very highly expansive soils are locally
present in relatively minor amounts beneath portions
of the project site. These materials shall be placed
near the bottom of planned deep (canyon) fills (i.e.,
10' or more below finished pad grade) where they would
have no impact upon proposed structures, as verified
by the City's Geologist and Geotechnical Engineer.
Storm Water Runoff and Flood Control Planning
CED -58. The subdivider 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 and
payment of all contractors, laborers and materials
suppliers.
CED -59. The plans shall depict all on -site and off -site
drainage structures required by the City.
CED -60. 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;
000076
Resolution No. 2000 -
Tract 5045
Page 46
e. All culverts shall carry a 100 -year frequency
storm;
f. Drainage facilities shall be provided such that
surface flows are intercepted and contained in a storm
drain system prior to entering collector or secondary
roadways;
g. Under a 10 -year frequency storm, local,
residential and private streets shall have one dry
travel lane available on interior residential streets.
Collector 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 Applicant;
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 Applicant shall notify all
potential buyers in writing of this hazard condition.
The grading plan shall also show contours indicating
the 50 -year and 100 -year flood levels.
k. All flows from brow ditches, ribbon gutters and
similar devices shall be deposited into the storm
drain system prior to entering streets or other
approved locations. 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.
000077
Resolution No. 2000 -
Tract 5045
Page 47
M. Drainage for the development shall be designed
and installed with all necessary appurtenances to
safely contain and convey storm flows to their final
point of discharge, subject to review and approval of
the City Engineer.
n. A hydraulic /hydrology study shall be prepared
which analyzes the hydraulic capacity of the drainage
system, with and without the storm drain system for
the proposed development. The Applicant 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 when the drainage amount is between
the ten -year and fifty -year storm event. A rainfall
intensity Zone K shall be utilized in the design
unless an alternate design intensity is approved by
the City Engineer.
p. Detention facilities shall be constructed to
prevent entry by unauthorized persons. Such measures
shall include fencing, entry grates, trash racks and
similar provisions. Access to detention basins shall
be provided via all- weather gated access roads.
CED -61. The subdivider shall demonstrate for each building pad
within every Phase of the Final Vesting Map that the
following restrictions and protections can be put in
place to the satisfaction of the City Engineer:
a. Adequate protection from a 100 -year frequency
storm; and
b. Feasible access during a 50 -year frequency storm.
C. Hydrology and hydraulic calculations shall be per
current Ventura County Standards.
CED -62. The subdivider 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."
1111 .•
Resolution No. 2000 -
Tract 5045
Page 48
CED -63. 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. If a FIRM map revision is necessary, 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 (if required by
FEMA) shall be provided to the City prior to issuance
of a zone clearance for occupancy of the first
residential unit. The subdivider will be responsible
for all costs charged by the FEMA and the City's
administrative costs.
CED -64. All structures proposed within the 100 -year flood zone
shall be elevated at least one foot above the 100 -year
flood level.
CED -65. The subdivider 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 in the EIR or
subsequently required studies and approved by the
City, shall be delineated on the final drainage plans.
Either on -site detention basins or storm water
acceptance deeds from off -site property owners must be
specified. These facilities must also be acceptable
to the Ventura County Flood Control District.
CED -66. Any lot -to -lot drainage easements and secondary
drainage easements shall be delineated on the Final
Map. Assurance in the form of an agreement shall be
provided to the City that these easements will be
adequately maintained by property owners to safely
convey storm water flows. The CC &Rs shall be
submitted to the City Engineer for review and
approval, and shall include provisions for the
Homeowner's Association to maintain any private storm
drainage systems not maintained by a City assessment
district, and shall be binding upon future property
owners.
000079
Resolution No. 2000 -
Tract 5045
Page 49
CED -67. Runoff from developed areas shall be diverted to
detention basins, or underground oil and
hyd- rocarb'on interoeptor`s, or other Best Management
Practices, as determined by the City Engineer. These
devices shall be designed by a registered civil
engineer as part of the drainage improvement plans for
the project.
CED -68. All runoff from man made impervious surfaces such as
parking lots shall be filtered
before discharge into drainage facilities
leading offsite to minimize surface runoff of
potential water contaminants. 'ire -Yews e£=
National Pollutant Discharge Elimination System (NPDES)
CED -69. All areas within this Tentative Map shall comply with
the requirements of the National Pollutant Discharge
and Elimination systems (NPDES) storm water process,
the Ventura County 208 Water Quality Management Plan,
and the specific requirements of the county's storm
water permits for construction. All permits relating
to the storm water system within the Planning Area to
be developed shall be obtained and submitted to the
City Engineer prior to the issuance of a grading
permit within the Planning Area.
CED -70. 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.
CED -71. The SWPCP shall be developed and implemented in
accordance with requirements of the Ventura Countywide
Storm water Quality Management Program, NPDES Permit
No. CAS063339.
CED -72. 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.
l�i.l
Resolution No. 2000 -
Tract 5045
Page 50
CED -73. The Applicant 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
Applicant /owner shall submit a Notice of Intent (NOT)
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). The Applicant shall submit a Notice of
Intent (NOI ) to the City Engineers office as proof of
permit application.
CED -74. The Applicant shall also comply with NPDES objectives
as outlined in the "Storm water Pollution Control
Guidelines for Construction Sites." This handout is
available at the City Engineers office and a copy will
be attached to the approved grading permit.
CED -75. Development shall be undertaken in accordance with
conditions and requirements of the Ventura Countywide
Storm water Quality Management Program, NPDES Permit
No. CAS063339.
CED -76. The project construction plans shall note and
incorporate that the contractor shall comply to the
"California Storm Water Best Management Practice
Handbooks " - Best Management Practices (BMPs)
applicable to the development for the review and
approval of the City Engineer. Said requirements shall
include the following:
a. All on -site storm drain inlets shall be labeled
"Don't Dump - Drains to Arroyo ".
b. No outdoor vehicle maintenance shall be
allowed.
C. All common area property shall be ma at n_d free
of litter and debris.
d. All on -site storm drains shall be cleaned, using
approved methods, at least twice a year, once
1111
Resolution No. 2000 -
Tract 5045
Page 51
immediately prior to October 1, the rainy season, and
once in January.
e. All common sidewalks, walkways, and parking areas
shall be swept regularly to prevent the accumulation
of litter and debris from entering the storm drain. No
cleaning agent shall be discharged into a storm drain
system. If any cleaning agent or degreaser is used,
wash water shall not be discharged to the storm drain
but shall be discharged to the sanitary sewer.
Discharges to the sanitary sewer are subject to the
review and approval of the County Waterworks District
No. 1.
CED -77. If required by the City Engineer, hydra arbor
�tercept�ors shall be installed in all on -site and
off -site storm drain inlets. In the event, such gi5eape
hydr&c jbon - _lntercep64ss traps are required to be
installed in any on -site inlet; the Applicant shall
provide the City with a maintenance program for such
devices. The owner /manager of the development shall
maintain such gJ�7ease hye oca�n in ert= eptors in a
manner consistent with requirements of the Maintenance
Program.
CED -78. Prior to submittal of a Final Map for any phase of the
project, the Applicant shall design and receive
approval by the City Engineer and the VCFCD, for a
Storm Water Quality Management Plan for the entire
project. The Storm Water Management Quality Plan
shall contain, at a minimum, the following measures to
mitigate storm water runoff quality into the Arroyo
Simi:
a. Storm Water Pollution Prevention Plan in
accordance with the state's NPDES requirements;
b. Measures described in the county's 208 Water
Quality Management Plan;
C. Federal EPA /NOAA guidance measures for coastal
non -point source pollution;
d. Other measures from the State Municipal Best
Management Practices (BMPs) Manual;
e. A long term, post construction water quality
management plan, describing commitments to install and
1111:
Resolution No. 2000 -
Tract 5045
Page 52
maintain structural facilities and to conduct
nonstructural BMPs consistent with the 208 Water
Quality Management Plan; and
f. Flood control improvements whose design is
sensitive to surface water quality management.
Street Improvement Reauirements
CED -79. The subdivider shall:
a. Submit to the City of Moorpark, street
improvement plans prepared by a Registered Civil
Engineer per the County of Ventura Public Works Agency
Road Standards (most recent revision),
b. Enter into an agreement with the City of Moorpark
to complete the improvements,
C. Post sufficient surety guaranteeing the
construction of the improvements and payment for the
labor and materials therein.
=ensu e , tk�at all stye ts` co"astri ted= within the
ubdvzso�i COMP -Y with_- the _aproTred Graf - -f c I= ndex.:,
CED -80. The street improvements shall include concrete curb
and gutter, sidewalk, parkways, median(s), street
lights, traffic signals, striping and signing, traffic
control, paving, and any necessary transitions to the
satisfaction of the City Engineer. M%-t6
triance o_f:
�eL1is,� = =ancL _�-varl� ways_ a-���° �sha11 b'e if
ax or A66 1M.. with Sec ion_ : =20,x; ofd IIeve�opmenf
by e4y— r or Ito zn I Ma appro 7: All driveway
locations shall be approved by the City Engineer and
the Director of Community Development. The subdivider
shall dedicate the necessary right -of -way to make all
of the required improvements.
CED -81. The subdivider shall install street name signs in
conjunction with the road improvements. The type of
sign shall be in accordance with Plate F -4 of the
Ventura County Road Standards.
CED -82. The subdivider shall submit an updated traffic impact
study /analysis which includes discussion, location,
1111��
Resolution No. 2000 -
Tract 5045
Page 53
feet in width and lane configurations as modified per
Exhibits 11A and 11B of the approved Moorpark
Highlands Specific Plan No. 2. All other design
criteria shall conform to the Ventura County Road
Standards Plate B -2 B and be subject to final approval
by the City Engineer. The entire length of Spring
Road shall be posted to preclude use as a truck route.
CED -86. The improvements on Spring Road shall typically
provide a right -of -way of 104 feet, a 14 foot median,
two 12 foot northbound travel lanes, two 12 foot
southbound travel lanes, one 8 foot Class I bike lane
within the east side of the right -of -way separated
from the travel and parking lanes; one 8 foot Class II
bike lane on the west side of the street; two 8 foot
Emergency parking lanes (one shared with the Class II
bike lane on the west side of the street) ; a 4 foot
landscaped strip adjacent to the curb on each side of
the street; a 5 foot sidewalk on each side of the
street; a 12 foot multi -use trail, outside the right -
of -way, on the west side between the "A" Street
intersection and the Walnut Canyon Road intersection;
and, a 12 foot multi -use trail, outside the right -of-
way, on the east side of the street between the "C"
Street intersection and the Walnut Canyon Road
intersection consistent with Exhibits 11A and 12 of
the approved Moorpark Highlands Specific Plan No. 2.
CED -87. The improvements on the southerly portion of Spring
Road within the Habitat Conservation Plan (HCP) Area
shall provide a right -of -way of 94 feet, a 10 foot
median, two 12 foot northbound travel lanes, two 12
foot southbound travel lanes, one 8 foot Class I bike
lane on the east side of the street, one 8 foot Class
II bike lane on the west side of the street, with
Emergency parking lanes shared with the bike lanes, an
8 foot landscaped strip adjacent to the curb on the
west of the street, a 10 foot multi -use bike and
pedestrian way, with a 2 foot landscape strip
adjacent, on the east side of the street consistent
with Exhibits 11B & 12 of the approved Moorpark
Highlands Specific Plan No. 2.
CED -88. The intersection of Walnut Canyon Road (State Route
23) and Spring Road shall be designed in accordance
with the conceptual design shown on the tentative map
and in consultation with the City and CALTRANS to
assure that acceptable turning radii, lane widths,
shoulders, lane tapers, and adequate acceleration and
Resolution No. 2000 -
Tract 5045
Page 54
median, two 12 foot northbound travel lanes, two 12
foot southbound travel lanes, one 8 foot Class I bike
lane on the east side of the street, one 8 foot Class
II bike lane on the west side of the street, with
Emergency parking lanes shared with the bike lanes, an
8 foot landscaped strip adjacent to the curb on the
west of the street, a 10 foot multi -use bike and
pedestrian way, with a 2 foot landscape strip
adjacent, on the east side of the street consistent
with Exhibits 11B & 12 of the approved Moorpark
Highlands Specific Plan No. 2.
CED -88. The intersection of Walnut Canyon Road (State Route
23) and Spring Road shall be designed in accordance
with the conceptual design shown on the tentative map
and in consultation with the City and CALTRANS to
assure that acceptable turning radii, lane widths,
shoulders, lane tapers, and adequate acceleration and
deceleration improvements are constructed and adequate
sight distance is provided. Modifications to State
Route 23, as required by CALTRANS, shall be
constructed prior to occupancy of the first
residential unit of Tract No. 5045. An encroachment
permit shall be obtained from CALTRANS prior to
construction of any proposed roadway improvements.
Any additional right -of -way required to implement the
CALTRANS approved design for this intersection shall
be acquired by the subdivider and dedicated to the
City in an acceptable form. Prominent signing
designating truck movements shall be incorporated into
the design.
CED -89. The final design for the Spring Road, Walnut Canyon
Road intersection shall be reviewed and approved by
the Director of Community Development and City
Engineer prior to the issuance of a rough grading
permit.
CED -90. Prior to occupancy of the first residential unit of
Tract 5045 the subdivider shall improve Spring Road as
specified in these conditions.
"C" Street:
CED -91. "C' Street shall be designed per City of Moorpark
requirements with right -of -way of 104 feet in width
and lane configurations as modified per Exhibit 11A
of the approved Moorpark Specific Plan No. 2. All
Resolution No. 2000 -
Tract 5045
Page 55
other design criteria shall conform to the Ventura
County Road Standards Plate B -2 B and be subject to
final approval by the City Engineer.
CED -92. The improvements on "C" Street shall typically provide
a right -of -way of 104 feet, a 14 foot median, two 12
foot westbound travel lanes, two 12 foot eastbound
travel lane, one 8 foot Class I bike lane on the south
side of the street, one 8 foot Class II bike lane on
the north side of the street, two 8 foot Emergency
parking lanes (one shared with the Class II bike
lane) , a 4 foot landscaped strip adjacent to the curb
on each side of the street, a 5 foot sidewalk on each
side of the street, a 12 foot multi -use trail, outside
the right -of -way, on the north side of the street
consistent with Exhibits 11A and 12 of the approved
Moorpark Highlands Specific Plan No. 2.
CED -93. The intersection of "C' Street and Spring Road shall
be designed to assure that acceptable turning radii,
lane widths, shoulders, lane tapers, and adequate
acceleration and deceleration improvements are
constructed as approved by the City Engineer.
CED -94. Prior to occupancy of the first residential dwelling
unit, all phased roadway improvements shall be
completed and inspected to the satisfaction of the
City Public Works Director and the City Engineer, as
appropriate. An encroachment permit shall be obtained
from The City of Moorpark prior to construction of any
proposed roadway improvements. Any additional
right -of -way required to implement the finally
approved design for entrances and intersections shall
be acquired by the subdivider and dedicated to the
City in a manner acceptable to the City.
CED -95. Entry monumentation that does not interfere with
sight- distance or turning movements shall be
incorporated into the project entrance planning.
Landscaping shall be provided appropriate to the entry
that will not interfere with sight- distance or turning
movement operations.
CED -96. The final design for the " "C Street project entrance
shall be submitted to the Director of Community
Development and the City Engineer for their review and
approval prior to the issuance of a rough grading
permit.
�ITIii1Z1�'��
Resolution No. 2000 -
Tract 5045
Page 56
Interior Streets:
CED -97. "A" Street shall be designed per City of Moorpark
requirements with varying right -of -way of 60 -80 feet
in width and lane configurations as modified per
Exhibits 10 and 11C of the approved Moorpark Highlands
Specific Plan No. 2.
CED -98. The improvements on "A" Street shall typically provide
a right -of -way of 60 feet, one 12 foot north /eastbound
travel lane, one 12 foot south /westbound travel lane,
an 8 foot Class II bike/ Emergency parking lane on
each side of the street, a 5 foot landscaped strip
adjacent to the curb on each side of the street, a 5
foot sidewalk on each side of the street consistent
with Exhibit 11C of the approved Moorpark Specific
Plan No. 2. All other design criteria shall conform
to the Ventura County Road Standards Plate B -4 A and
be subject to final approval by the City Engineer.
CED -99. The improvements on "A" Street, adjacent to the
school /park site, shall provide a right -of -way of 80
feet, a variable * dt°h median to - acdbnmtoda e, . leFt I turn
movements, 24 feet of paved area on each side of the
street including an 8 foot Class II bike/ Emergency
parking lane on each side of the street, a 5 foot
landscaped strip adjacent to the curb on each side of
the street, a 5 foot sidewalk on each side of the
street consistent with Exhibit 10 of the approved
Moorpark Specific Plan No. 2, subject to the approval
of the Public Works and Community Development
Departments. All other design criteria shall conform
to the Ventura County Road Standards Plate B -3 A and
be subject to final approval by the City Engineer.
CED -100. All other publicly dedicated interior streets shall be
per Ventura County Standard Plate B -42 having a
fifty -six (56) foot right of way, thirty -six (36) foot
pavement width, and ten (10) foot parkways. Sidewalks
shall be five (5) feet in width.
CED -101. All streets serving residential lots shall be publicly
dedicated and shall conform to the applicable Ventura
County standards.
Other Street Improvements
CED -102. The arterial and potential collector right -of -ways
within the improved streets required by these
1111:
Resolution No. 2000 -
Tract 5045
Page 57
conditions of approval shall allow for the
implementation of bus turn -outs. The specific
location of bus stops and the type of stops to be
provided shall be determined to the satisfaction of
the City Engineer and the Director of Community
Development prior to the subdivision map approval.
Covered bus stop benches are required to be provided
for each bus stop. No bus stops shall be installed
along Spring Road between the right -of -way reservation
area for State Route 118 and Charles Street.
CED -103. Street lights shall be provided per Ventura County
Standards and as approved by the City Engineer. Street
lighting and rural lot lighting standards specified by
Ventura County Standard Plate F -9 and F -10, using cut
off lenses, shall be incorporated into the project
street /lighting design plans. The subdivider shall
provide a photometric plan showing a point -by -point
foot candle layout to extend a minimum of twenty (20)
feet outside the street boundaries. The layout plan
is to be based on a ten(10) foot grid center.
CED -104. The final design of all sidewalks, barrier walls,
streetscape elements, urban landscaping, and
pedestrian paths within the project limits are subject
to the approval of the Director of Community
Development.
CED -105. The subdivider shall adhere to Business and
Professions Code Section 8771, which requires that all
monuments be located and tied out prior to any
construction or relocation of a street.
CED -106. The surveyor shall certify on the proposed street
improvement plans that all recorded monuments in the
construction area have been located and either
protected in place or replaced pursuant to State
Assembly Bill 1414.
CED -107. The subdivider shall provide slope easements, for road
maintenance purposes, 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.
CED -108. 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
1i 1::
Resolution No. 2000 -
Tract 5045
Page 58
must be provided around the obstruction. Cabinets
shall utilize screen planting, where appropriate. All
screen planting is to be approved by the Public Works,
Community Development and City Engineering
Departments.
Other Fees and Improvement Design Requirements
CED -109. City shall limit the payment of the Los Angeles Avenue
Area of Contribution (AOC) fee to only the first four
hundred seventy -five (475) residential units and any
institutional uses within the Project. The AOC fee
shall be the dollar amount in effect at the time of
issuance of the building permit for each of the
residential units and institutional uses.
CED -110. Developer shall at its sole cost and expense
irrevocably dedicate Planning Area 17 to City.
CED -111. Developer at its sole cost and expense shall construct
all public bicycle and equestrian trail systems
identified in Specific Plan No. 2. Costs shall include
but not be limited to, cost of construction,
amenities, landscaping and inspection and City
administrative costs. Developer shall also at its
sole cost and expense prepare a design, and plans, and
specifications for submittal to City. City shall
approve design and plans and specifications at its
sole discretion. The required improvements shall also
include construction of equestrian crossings at or
near street intersections as determined necessary by
the City at its sole discretion. Developer shall at
its sole cost and expense provide to City a cash
deposit in the amount of One Hundred and Fifty
Thousand Dollars ($150,000.00) to fund the maintenance
of the trail system. Payment shall be made prior to
occupancy of the five hundredth (500th) residential
unit.
CED -112. Developer shall at its sole cost and expense
irrevocably offer to dedicate to City the right of way
for an extension of "C" Street from the terminus of
the "C" Street improvements required in the Specific
Plan and Subsequent Approvals to the eastern boundary
of the Project. At City's sole option, Developer
shall provide a surety in a form and amount approved
by City at its sole discretion to guarantee the
construction of that portion of "C" Street described
above.
Resolution No. 2000 -
Tract 5045
Page 59
CED -113. Developer shall acquire at its sole cost and expense
the property needed to improve the intersection of
Charles Street and Spring Road including the vacant
properties at the northwest and southwest corners of
said intersection. Any property acquired in excess of
that needed for the actual travel or bike lanes or
sidewalk shall be landscaped, and /or otherwise
improved in a manner determined by the City at its
sole discretion and the Developer's sole cost and
expense including a block wall at the property line.
Prop%y lies _ apd t rov'ement� 9Y011- .be ma°in=tain_ by___the
I�meoners' ~Assclaton, -'nor Mai ban `D as
CED -114. Developer shall at its sole cost and expense
irrevocably offer to dedicate to City a) that portion
of the Project area fronting on Los Angeles Avenue
(old)needed by the City for construction and related
slope construction easements for City funded street
improvements on Los Angeles Avenue; and b) any
property adjacent to the extension of Spring Road
between "C" Street and Walnut Canyon Road needed for
ultimate build out of Spring Road not required to be
constructed by Developer as part of the Project.
CED -115. Future rights -of -way for State Route 118 and State
Route 23, as shown on the Specific Plan Land Use Map,
and the Tentative Tract Map, shall be irrevocably
offered for dedication to the City in a form approved
by the City Attorney.
CED -116. Developer agrees at its sole cost and expense to
install traffic signals at any intersection within the
Project area and at off -site locations as determined
by the City at its sole discretion including but not
limited to Charles Street /Spring Road, "C"
Street /Spring Road, "C" Street /Unnamed loop street
( "A" Street), Spring Road /Walnut Canyon Road, and
modification to High Street /Spring Road. Final
design, plans and specifications shall be as approved
by the City Council and shall include an interconnect
system for all required traffic signals. Developer
shall also pay City's costs for plan check and
inspection plus City administrative costs.
CED -117 .
11.11.1
Resolution No. 2000 -
Tract 5045
Page 60
000091
Resolution No. 2000 -
Tract 5045
Page 61
CED -118. For the portion of
the project area,
to fully cover the
constructed after
issued.
Spring Road constructed throughout
the Developer shall provide surety
cost of a 1 -1/2 inch overlay to be
the final occupancy permit is
CED -119. Any right -of -way acquisition necessary to complete the
required improvements will be acquired by the
subdivider at its sole expense.
CED -120. Publicly dedicated streets shall conform to the design
requirements of the Ventura County Road Standards
(most recent revision) as= approved or- m6fod_ifie_d�bjAhe
City 0§ ine;ax, except as follows:
CED -121.
a. Sidewalks to be a minimum of five (5) feet wide
at all points. Provisions shall be made around
obstructions to maintain this minimum width.
b. All parkways shall maintain a crossfall of 20
toward the street for a minimum distance of 10 feet
from the curb face. In areas where a slope would
intercept the 10 foot wide parkway area, the developer
shall cause a retaining wall to be constructed at a
location 10 feet behind the face of curb. This
retaining wall height shall not exceed 3 feet unless
approved by the Director of Community Development.
The wall shall be shown on the street plans and
landscaping plans.
CED -122. Special intersection treatment designs involving
variations in paving material, where major pedestrian
and vehicular circulation elements intersect, shall be
approved by the Director of Public Works and Director
of Community Development for private roads only. If a
special intersection treatment is used, all
maintenance for the special pavement treatment (i.e.
stamped concrete, cobble stone, etc.) shall be borne
by a Homeowners Association, or similar entity.
CED -123. The subdivider shall post sufficient surety
guaranteeing completion of all improvements which
000092
Resolution No. 2000 -
Tract 5045
Page 62
revert to the City (i.e., grading, street
improvements, signalization, storm drain improvements,
sewer improvements, landscaping, parks, fencing,
bridges, etc.) or which require removal (i.e., model
homes, temporary debris basin, etc.) in a form
acceptable to the City. The subdivision surety
agreement shall include provisions for all off -site
improvements along the entire frontage of Tract 5045
and other offsite improvements required by the
conditions as described herein and as required by the
mitigation measures of the approved EIR.
CED -124. The subdivider shall demonstrate legal access to all
parcels to the satisfaction of the City Engineer.
CED -125 . Prior to_-approAal of 4j Filial =flap fk Te-r t.at m
5- 0,45; °.:the Qi:ty at its sz>1� i scr_ =etian shall` date
if =the street 1 4i�t =sstemsYall =be- owned by =the - -:City
ar tie e- le,ctric tit ity- dompany Yid if the sweet°
Ij_ghts in—L_ a C� : 5045 9ba11 .; =be placed 11 4- a zone - of
henef it =. or part df e Cwt =ywjSe tst4n. f or"., m-aiiitenance
an&:tund ng purposes. The subdivider shall pay all
energy costs associated with Cif -ewhed street
lighting for a period of one year from the acceptance
of the street improvements.
Utilities
CED -126. All proposed utility lines within and immediately
adjacent to the project site (as determined by the
Director of Community Development and the City
Engineer) shall be placed underground to the nearest
off -site utility pole. All existing utilities shall
also be underground to the nearest off -site utility
pole with the exception of 66 KVA or larger power
lines. This requirement for undergrounding includes
all aboveground power poles on the project site as
well as those along the frontage of the site. The
Applicant shall indicate in writing how this condition
will be satisfied. Any above grade utility facilities
shall be placed adjacent to landscaped areas and
screened on three sides.
CED -127. Utilities, facilities and services for the project
area will be extended and /or constructed in
conjunction with its phased development by the master
developer as the project proceeds.
00009.3
Resolution No. 2000 -
Tract 5045
Page 63
a. The subdivider will be responsible for the
construction of all onsite and offsite sanitary sewer
facilities to serve the project. The subdivider shall
enter into an agreement with Ventura County Water
Works District No. 1 (VCWWD) to construct the
improvements and the system will be dedicated to VCWWD
No. 1 for maintenance.
b. Prior to Final Map recordation of any phase, the
City, Calleguas Municipal Water District and Water
District No. 1 shall approve final plans for water
distribution. Either the subdivider shall construct
the required distribution facilities or enter into an
agreement with the Calleguas Municipal Water District
and /or County Waterworks District No. 1 stating when
and how facilities will be funded and constructed.
The system will be designed and constructed to meet
the requirements of the proposed land uses and
applicable City, Calleguas and VCWWD No. 1 standards.
C. Provisions for electrical, natural gas, telephone
and solid waste collection services and cable
television to the Project Area shall be made prior to
development of the project area. All services must be
extended by each respective company to meet future
demands of the Project Area. Natural gas service
shall be provided by Southern California Gas.
Electric service shall be provided by Southern
California Edison. Telephone service shall be
provided by Pacific Bell. Solid waste collection
shall be provided by private companies as regulated by
the City. These services shall be phased in
conjunction with development of the project area.
Resolution
Tract 5045
Page 64
No. 2000-
Infrastructure Planning
CED -128. Prior to City Council approval of any phase of the
Final Map, the proposed infrastructure plan for the
project shall be designed to place all required sewer
and reclaimed water conveyance facilities in the
alignment approved by the City Engineer. The
subdivider shall obtain all necessary right -of -way and
easements to install the required infrastructure in
this alignment.
Acquisition of Easements and Right of Way
CED -129. If any of the improvements which the subdivider is
required to construct or install is to be constructed
or installed upon land in which the subdivider does
not have title or interest sufficient for such
purposes, the subdivider shall do all of the following
at least 60 days prior to the filing of any Phase of
the Final Map for approval pursuant to Governmental
Code Section 66457.
a. Notify the City of Moorpark (hereinafter
"City ") in writing that the subdivider wishes the City
to acquire an interest in the land which is sufficient
for the purposes as provided in Governmental Code
Section 66462.5.
000094.1
Resolution No. 2000 -
Tract 5045
Page 65
b. Upon written direction of the City 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 subdivider 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.
Surety, Bonding, Conveyance of Title, and Legal Actions
CED -130. Prior to submittal of the Final Map to the City for
review and prior to approval, the subdivider shall
transmit by certified mail a copy of the conditionally
approved Tentative Map together with a copy of Section
66436 of the State Subdivision Map Act to each public
entity or public utility that is an easement holder of
record. Written compliance shall be submitted to the
City of Moorpark.
DURING GRADING, THE FOLLOWING CONDITIONS SHALL APPLY:
CED -131. That prior to any work being conducted within the
State, County, or City right of way, the subdivider
shall obtain all necessary encroachment permits from
the appropriate Agencies.
CED -132. Storage of construction materials and equipment shall
be centralized, and shall be prohibited within natural
open space areas.
PRIOR TO ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITIONS
SHALL APPLY:
CED -133. Utilities, facilities and services for the proposed
project shall be extended and /or constructed in
conjunction with its phased development by the
subdivider as the project proceeds.
CED -134. Prior to issuance of any residential building permits,
the subdivider shall be required to have road and
000094 B
Resolution No. 2000 -
Tract 5045
Page 66
utility plans approved for the construction of Spring
Road as a four -lane arterial from its current terminus
(Charles Street) to Walnut Canyon Road and improvement
to four -lane arterial standards from High Street to
Charles Street, construction of a four -lane arterial
roadway east of Spring Road, and construction of a
two -lane local collector roadway system which provides
access to the eastern arterial roadway and the Spring
Road extension. Applicant will be responsible for the
full cost of the engineering and construction of the
new alignment including traffic ` signal (s) at Walnut
Canyon Road and Spring Road, Spring Road and "C"
Street, :_Spring Road Viand "A" Street .:and !'C"` Street at,
its intersect oni with; "A" and "B "'Streetsr A traffic
signal shall be installed at the intersection of
Charles Street and Spring Road. Traffic`__:sigrials .a-t,
Spring Road anal *, -.High Street shall be modified: The
project shall fund the installation of ot'.-?er traffic
signals as required consistent with the Development.
Agreement.
- -- - - - - -- —
CED -135. The subdivider shall employ appropriate construction
measures, as_ determined by the C -ty Engineer, to
minimize the risk of damage to structures, utilities
and /or systems allowed within the Restricted Use Zone
(RUZ) . liddi#6 b44t ne lffi ted to —t+ }e Ee,_, _ g-
000094 C
Resolution No. 2000 -
Tract 5045
Page 67
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY, THE FOLLOWING
CONDITIONS SHALL APPLY:
CED -136. Prior to the occupancy of structures in all phases,
sufficient emergency access (two points) shall be
provided to the `satisf�,act1o€t �f the City __and IFU ze
Q_epartaient - -
CED -137. Prior to final building inspection of any residential
structures or any phase, the subdivider shall provide
an irrevocable offer of an easement to the City for
the purpose of maintaining landscaping and related
drainage improvements for all areas adjacent to public
roadways and other common open space areas as
determined by the City that are required to be
landscaped or maintained. Should the Associations
fail to maintain the Common Maintenance Areas, or any
part thereof, in a satisfactory manner, the Common
Maintenance areas or portion thereof, shall be placed
in an Assessment District, at the City's sole
discretion, to assume maintenance of the landscaped
areas in the event the Homeowners' Association fails
to maintain the landscaping in a manner consistent
with the approved plans.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
THE SUBDIVIDER SHALL SATISFY THE FOLLOWING CONDITIONS:
CED -139. The subdivider 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.
CED -140. A copy of the recorded Map(s) shall be forwarded to
the City Engineer for filing.
000094 D
Resolution No. 2000 -
Tract 5045
Page 68
CED -141. Sufficient surety in a form acceptable to the City
guaranteeing the public improvements pertinent to each
phase shall be provided.
CED -142. All surety guaranteeing rggfuired public improvements
shall remain in place for one year following
acceptance of the-. individual _ • provements by the City.
Any surety bonds that are 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.
CED -143. Original "as built" plans will be certified by the
applicant's civil engineer and submitted with two sets
of blue prints to the City Engineer's office.
Although grading plans may have been submitted for
checking and construction on sheets larger than 22" X
3611, they must be resubmitted as "as- built" in a
series of 22" X 36" Mylar (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.
1p V OF `TEENTURA fE iVIRONMENTAL H gLTIi ONIIZTIaNS
VCEH -1. All water impoundment(s) shall be maintained in a
manner which will not create mosquito breeding
sources.
COUNTY OF VENTURA WATERWORKS DISTRICT CONDITIONS:
VCWWD -1. 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.
000094
Resolution No. 2000 -
Tract 5045
Page 69
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:
MPD -1. The applicant is required to adhere to applicable
Police Department Requirements.
VENTURA COUNTY FLOOD CONTROL CONDITIONS:
VCFCD -1. Prior to Final Map Approval, the applicant shall
provide to the Ventura County Flood Control District
the information required by the District for the
proposed future improvements within the Tract
consistent with District requirements provided in the
District's letter dated April 21, 2000, previously
provided to the Developer and incorporated herein by
reference.
VCFCD -2. 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.
VENTURA COUNTY FIRE DISTRICT CONDITIONS:
VCFD -1. 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.
VCFD -2. 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
000094F
Resolution No. 2000 -
Tract 5045
Page 70
systems shall be installed as required and acceptable
to the Fire District.
VCFD -3. All driveways shall have a minimum vertical clearance
of 13 feet 6 inches (1316 ").
VCFD -4. Approved turnaround areas for fire apparatus shall be
provided where the access road is 150 feet or farther
from the main thoroughfare.
VCFD -5. 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.
VCFD -6. 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.
VCFD -7. Prior to recordation of street names, proposed names
shall be submitted to the Fire District's
Communications Center for review and approval.
VCFD -8. 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.
VCFD -9. 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 number (s) shall
be posted adjacent to the driveway entrance.
VCFD -10. 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.
000094 G
Resolution No. 2000 -
Tract 5045
Page 71
VCFD -11. 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.
VCFD -12. Each hydrant shall be a 6 -inch wet barrel design and
shall have (1) 4 inch and (1) 2 1/2 -inch outlet(s).
VCFD -13. The required fire flow shall be achieved at no less
than 20 -psi residual pressure.
VCFD -14. 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.
VCFD -15. Fire hydrants shall be set back in from the curb face
24 inches on center.
VCFD -16. 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.
VCFD -17. 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.
VCFD -18. The building plans of public assembly areas which have
occupant load of 50 or more, shall be submitted to the
Fire District for review.
VCFD -19. Portions of this development may be in a high fire
hazard area and those structures shall meet hazardous
fire area building code requirements.
VCFD -20. 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.
VCFD -21. An approved spark arrestor shall be installed on the
chimney of any structure (s).
VCFD -22. 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.
000094 R
Resolution No. 2000 -
Tract 5045
Page 72
VCFD -23. Any structure greater than 5000 sq. ft. in area /or 5
miles from a fire station shall be provided with an
automatic fire sprinkler system in accordance with
Ventura County Ordinance 423.
VCFD -24. Private drives serving up to two (2) structures shall
be constructed fifteen (15) feet wide and be able to
support a 20 ton Fire District vehicle. A width of
20 feet shall be required on all access roads serving
three or four structures.
VCFD -25. Access roads shall not exceed 15% grade.
VCFD -26. Prior to combustible construction for Phase II, an all
weather Fire Department access road shall be provided.
This road shall be twenty -five (25) feet in width
located on the northerly boundary of Planning Area 6
and 7 and merge into "A" Street.
000094 T
THE MOORPARK HIGHLANDS
_ Conceptual Architectural Themes
and
- Planning Information
Attachment -5
RECEIVED
JUN 15 2000
ci"i Of foa�a k
community Development
THE MOORPARK HIGHLANDS
Project Presentation
Table of Contents
Introduction
I
Planning Area No. I
• Home Elevations (Home size 2,000 - 2,500 sq. ft.) 2
• Typical Plot Plans (Lot size 4, 000 sq. ft. minimum) 3
Planning Area No. 2
• Home Elevations (Home size 2,500 - 2,900 sq. ft.) 4
• Typical Plot Plans (Lot size 7, 000 sq. ft. minimum) 5
Planning Area No. 4
• Home Elevations (Home size 3,100 - 3,500 sq. ft.) 6
• Typical Plot Plans (Lot size 8, 000 sq. ft. minimum) 7
Planning Area No. 9
• Home Elevations (Home size 3,800 - 4,200 sq. ft.) 8
• Typical Plot Plans (Lot size 10, 000 sq. ft. minimum) 9
Planning Area No. 8
• Home Elevations (Home size 4,300 - 5, 000 sq. ft.) 10
• Typical Plot Plans (Lot size 30, 000 sq. ft. minimum) 11
• Plot Plans, Key Map 12
• Specific Plan 42, Land Use Plan 13
• Lot Size Analysis 14
• Tentative Map 15
• Conceptual Landscape Plan 16
• Trail Sections 17
• Conceptual Park Plan 18
• Contour Grading Exhibit 19
• Community Entrance 20
THE MOORPARK HIGHLANDS
Conceptual Architectural Themes
Introduction
The Moorpark Highlands has been developed with a vision for superior design to
create a community that will endure long into the future. The architectural design
theme is envisioned to create a rich community character, weaving together a
number of designs reminiscent of the architectural styles of Southern California in
the early part of the 20th Century. The homes will reflect on the history of the
valley, building on its agricultural, ranching and mission heritage. Traditional
architectural styles found in the region have been drawn upon to enrich the
community character. This respect for the architectural integrity of the region will
create a feeling of timelessness for the community and a sense of belonging for
area residents.
As you review the following please note the wide ranges of housing types and
styles proposed, which reflects the varied housing needs within the Moorpark
Community. By allowing a range of styles within the overall image, monotony and
repetitiveness will be avoided. This variety will also accommodate a multiplicity of
lifestyles and market desires creating a rich fabric to the community character.
Five planning areas of the tentative map have been studied to ensure compatibility
between the homes and lots of various sizes. Typical house plottings are provided
to demonstrate compliance with the various setback requirements detailed in the
Specific Plan. This information also illustrates lot coverage and rear yard sizes
anticipated for the various planning areas.
Conceptual Elevations
r Kit r ,
Monterey - 3C Bungalow - 213 Spanish - 1A
PLANNING AREA I
MOORPARK HIGHLANDS - -
SPECIFIC PLAN NO. 2
Homes will ranvze from 2000 - 2500 square feet.
Conceptual Plot Plan
PLANNING AREA 1
MOORPARK HIGHLANDS
SPECIFIC PLAN NO. 2
Minimum lot sire - 4000 square feet
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Conceptual Elevations
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PLANNING AREA 4
MOORPARK HIGHLANDS
SPECIFIC PLAN NO.2
Homes will range from 3100 to 3500 square feet
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Conceptual Elevation
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PLANNING AREA 9
MOORPARK HIGHLANDS
SPECIFIC PLAN NO.2
Homes will range from 3800 - 4200 square feet
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Conceptual Elevation
Craftsman - 1A
PLANNING AREA 9
MOORPARK. HIGHLANDS
SPECIFIC PLAN NO.2
Homes will range from 3800 - 4200 square feet
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Conceptual Elevations
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PLANNING AREA 8
MOORPARK HIGHLANDS L
SPECIFIC PLAN NO.2
Homes will range from 4300 - 5000 square feet.
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a AREA NO. 2
AREA ninel
)SE LAYOUTS I
MOORPARK HIGHLANDS
SPECIFIC PLAN NO. 2
TENTATIVE TRACT 5045
W- W- lw- W- W- W- W- mr-
MOORPARK SPECIFIC PLAN NO. 2
CITY OF MOORPARK,, CALIFORNIA
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MOORPARK HIGHLANDS
TENTATIVE TRACT 5045
LOT SIZE ANALYSIS
Planning
Approved
Actual
Actual average
Approved
Actual
Area
minimum
minimum
lot size
number
number
lot size (s.f.)
lot size (s.f.)
(s.f.)
of lots
of lots
1
3,500
4,150
5,600
96
95
50x83
2
6,000
7,020
8,700
77
76
60 x 117
3
7,000
7,560
9,850
84
78
63 x 120
4
8,000
8,050
10,400
83
79
70 x 115
5
Multi — Family
N/A
N/A
102
102
8
30,000
30,000
35,400
37
37
100 x 300
9
10,000
10,800
15,100
91
95
83 x 130
Total
570
562
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TECHNIQUES, TENTATIVE TRACT 5045
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ENTRANCE
SITE PLAN
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ITEM 9.A.
A. Consider Approval of Tentative Tract No. 5045 to
Divide 445 Acres into 460 Single Family Residential
Lots and One 8.5 Acre Lot for Future Development of
102 Attached Residential Units, and Other
Miscellaneous Lots Required by Specific Plan No. 2.
Applicant: Morrison — Fountainwood - Agoura. Staff
Recommendation: (1) Open the public hearing, accept
public testimony and close the public hearing; (2)
Concur in the use of EIR SCH- 96041030 as providing
environmental assessment for this project; and (3)
Adopt Resolution No. 2000- approving Tentative
Tract No. 5045, subject to conditions.
Staff report
provided under
cover.
will be
separate