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v� '`� m Resolution No. 2018-627
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99T�Q ,u�1 PLANNING COMMISSION
REGULAR MEETING AGENDA
JUNE 26, 2018
7:00 P.M.
Moorpark Community Center 799 Moorpark Avenue
1. CALL TO ORDER:
2. PLEDGE OF ALLEGIANCE:
3. ROLL CALL:
4. PROCLAMATIONS, COMMENDATIONS, AND SPECIAL PRESENTATIONS:
5. PUBLIC COMMENT:
6. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
7. ANNOUNCEMENTS, FUTURE AGENDA ITEMS, AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
8. PUBLIC HEARINGS: (next Resolution No. PC-2018-627)
A. Consider Commercial Planned Development No. 2018-01, a Request to Allow a
77-Unit Assisted Living and Memory Care Community on an Approximately 2.78
acre vacant lot at 13960 Peach Hill Road on the Application of James M. Lawson,
AICP for Oakmont Senior Living. Staff Recommendation: 1) Open the public
hearing, accept public testimony and close the public hearing; and 2) Adopt
Resolution No. PC-2018- , recommending to the City Council conditional
approval of Commercial Planned Development No. 2018-01. (Staff: Joseph Fiss)
9. DISCUSSION ITEMS:
All writings and documents provided to the majority of the Commission regarding all agenda items are available for
public inspection at the City Hall public counter located at 799 Moorpark Avenue during regular business hours. The
agenda packet for all regular Commission meetings is also available on the City's website at www.moorparkca.gov.
Any member of the public may address the Commission during the Public Comments portion of the Agenda, unless it
is a Public Hearing or a Discussion item. Speakers who wish to address the Commission concerning a Public Hearing
or Discussion item must do so during the Public Hearing or Discussion portion of the Agenda for that item. Speaker
cards must be received by the Secretary for Public Comment prior to the beginning of the Public Comments portion of
the meeting; for a Discussion item, prior to the Chair's call for speaker cards for each Discussion agenda item; and for
a Public Hearing item, prior to the opening of each Public Hearing, or beginning of public testimony for a continued
hearing. A limitation of three minutes shall be imposed upon each Public Comment and Discussion item speaker. A
limitation of three to five minutes shall be imposed upon each Public Hearing item speaker. Written Statement Cards
may be submitted in lieu of speaking orally for open Public Hearings and Discussion items. Any questions concerning
any agenda item may be directed to the Community Development/Planning office at 517-6233.
Regular Planning Commission Meeting Agenda
June 26, 2018
Page 2
10. CONSENT CALENDAR:
A. Consider Approval of the Special Joint Meeting Minutes of April 11, 2018. Staff
Recommendation: Approve the minutes.
B. Consider Approval of the Regular Meeting Minutes of May 22, 2018. Staff
Recommendation: Approve the minutes.
11. ADJOURNMENT:
Posted: June 22, 2018.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting,
including auxiliary aids or services, please contact the Community Development Department at (805) 517-6233. Upon
request, the agenda can be made available in appropriate alternative formats to persons with a disability. Any request
for disability-related modification or accommodation should be made at least 48 hours prior to the scheduled meeting
to assist the City staff in assuring reasonable arrangements can be made to provide accessibility to the meeting (28
CFR 35.102-35.104; ADA Title II).
Regular Planning Commission Meeting Agenda
June 26, 2018
Page 3
STATE OF CALIFORNIA )
COUNTY OF VENTURA ) ss
CITY OF MOORPARK )
AFFIDAVIT OF POSTING
AGENDA
I, Joyce R. Figueroa, declare as follows:
That I am the Administrative Assistant II of the City of Moorpark and that an agenda of the
Regular Meeting of the Moorpark Planning Commission to be held on Tuesday, June 26, 2018,
at 7:00 p.m. in the Council Chambers of the Moorpark Community Center, 799 Moorpark
Avenue, Moorpark, California, was posted on June 22, 2018, at a conspicuous place at the
Moorpark Community Center, 799 Moorpark Avenue, Moorpark, California.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on June 22, 2018.
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CIL c.1:4 iLc (O-zL
J. ce R. Figueroa,t Administrative Assistant II
ITEM: 8.A.
MOORPARK,CALIFORNIA
Planning Commission
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ACTION:Apprrwri ,517]fF K7(twnvidcittn,
Mnirck Nr . PC- 201R-1)2 :
BY: W911C7)tVt
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Joseph Fiss, Planning Manager
DATE: June 26, 2018
SUBJECT: Consider Commercial Planned Development No. 2018-01, a Request
to Allow a 77-Unit Assisted Living and Memory Care Community on
an Approximately 2.78 acre vacant lot at 13960 Peach Hill Road on
the Application of James M. Lawson, AICP for Oakmont Senior
Living
BACKGROUND
On April 20, 2018, an application for Commercial Planned Development (CPD) Permit
No. 2018-01 was submitted by James M. Lawson, AICP for Oakmont Senior Living, for
construction of a 77-Unit assisted living and memory care community on an
approximately 2.78 acre vacant lot at 13960 Peach Hill Road.
DISCUSSION
Project Setting
Existing Site Conditions:
The 2.78 acre site is located on the south side of Peach Hill Road, east of Spring Road,
between the Moorpark Presbyterian Church on the north and the former Pinecrest
Elementary School on the south.
Previous Applications:
The zoning of the property (Institutional) was previously established as part of the
Amended Carlsberg Specific Plan (Specific Plan 92-1), approved on September 7,
1994. On September 21, 1994, the City Council adopted regulations in the Zoning
Ordinance for the Amended Carlsberg Specific Plan area, ensuring that future
development proceeds in a coordinated manner consistent with the goals and policies
SACommunity DevelopmenADEV PMTS1C P M2018-01 Oakmont Senior Living\Agenda ReportslPC Agenda Report 180626 docx
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Honorable Planning Commission
June 26, 2018
Page 2
of the Amended Carlsberg Specific Plan and the City of Moorpark General Plan. The
standards apply to development of all residential, business park, commercial,
institutional and open space areas. On December 20, 1995, the City Council approved
Tentative Tract Map Nos. 4973 and 4974 consisting of large lots which define areas for
development currently proposed for subdivision. Tract No. 4974 is for the southern
portion of the Amended Carlsberg Specific Plan.
On June 16, 1999, the City Council adopted Resolution No. 99-1623, approving
Commercial Planned Development (CPD) No. 98-2 for a 38-bed residential dementia
care facility on the application of the Damone Group. This facility was never built and
the entitlement expired.
On September 12, 2007, the City Council adopted Resolution No. 2007-2626, approving
Commercial Planned Development Permit No. 2007-01 and Tentative Tract Map No.
5743; to allow construction of a proposed medical plaza to include twenty-four (24)
medical services condominiums for uses such as an outpatient surgery center, MRI
diagnostic services, rehabilitation and laboratory services, and urgent care. This facility
was never built and the entitlement expired.
On May 15, 2013 the City Council adopted Resolution No. 2013-3180 approving
Commercial Planned Development Permit No. 2012- 02 and Conditional Use Permit No.
2012-07 for a 21,644 square-foot church for the Kim Clement Center. This facility was
never built and the entitlement expired.
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
Site S ecific Plan Carlsberg Specific Plan
p (Institutional) Unimproved
North Medium Density Residential Planned Development Church
Residential
..................................................................................................................................
Private
South Specific Plan Carlsberg Specific Plan Elementary
(Institutional) School
(Vacant)
...........................................
East Specific Plan Carlsberg Specific Plan
p Middle School
(Middle Schoof)........... ................ .. ............................................. ............. .. .......
West Medium Density Residential Planned Development Residential
Residential
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Honorable Manning Gornmissiol
June 26, 2018
Page 3
General Plan and Zoning Consistency:
As noted in the table above, the project site is designated for institutional uses in the
Carlsberg Specific Plan. The "Institutional" area of the Carlsberg Specific Plan under
Ordinance No. 195 allows health services and hospitals. The Community Development
Director has determined that the proposed use is similar in nature to these uses and
consistent with the purpose and intent of the Institutional (I) land use designation of the
Carlsberg Specific Plan.
A Commercial Planned Development (CPD) permit is required prior to initiation of uses
and structures in a given zone where review by the Planning Commission and City
Council through a public hearing process is required to assure the project design
complies with the provisions of the Zoning Ordinance and the general plan, and is
compatible with neighboring properties. A planned development permit application is
subject to site plan and architectural review and may be approved, conditionally
approved, or denied. Heights, setbacks, sizes, locations, architectural styles and colors
of all proposed buildings, structures and other on-site improvements, landscaping
design, neighborhood design, and permitted land uses are established as part of the
planned development permit review and approval process.
Goal Number 6 of the Land Use Element of the General Plan is to "Encourage the use
of Specific Plans in the undeveloped areas of the community". Policy 6.5 states:
"The land use plan shall include adequate land for public recreational, cultural,
educational, institutional (governmental, police, fire, etc.) religious and other service
uses for the community." The proposed assisted living community in this location helps
meet this goal and policy.
Project Summary
The project is proposed as a two-story 84-bed, 77-unit assisted living and memory care
community with a basement as follows:
Type of Unit Number
1 Bedroom Assisted Living 49
2 Bedroom Assisted Living 3
1 Bedroom Memory Care 21
2 Bedroom Memory Care 4
TOTAL 77
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Honorable Planning Cornmissiui
June 26, 2018
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All the resident rooms will be supplemented with common areas to promote friendships
and create a sense of open community. This community will provide amenities such as
private and formal dining rooms, a café, entertainment and activity rooms, beauty salon,
library, and an outside courtyard. There will be an in-house fitness center, and a private
theater. Conversation areas are strategically located throughout the building to promote
socializing.
Progressive care needs of the residents will be addressed by providing high levels of
assisted living in their individual units. This fulfills the applicant's aging-in-place
philosophy allowing residents to stay in their chosen unit. At move-in, the majority of
the residents are in their early to mid-80s utilizing assisted living services offered within
the community such as medication management, in house concierge doctor program
and diabetes management. Housekeeping services, residential and grounds
maintenance, and 24-hour on-site management are also provided.
There is no mandated length of stay for residents and all residents are on a month to
month lease agreement. Depending on their physical condition when they move in, the
length of stay could be as short as a few months to over 10 years.
Being that this is a licensed facility, the property will be open and operating on a 24-hour
basis, seven days a week. The number of employees will fluctuate throughout the day
from a high of 28 employees during the morning and afternoon to a low of 5 employees
through the night shift. The morning shift starts at approximately 6:00 AM, with the
afternoon shift starting around 2:00 PM and the night shift starting at 10:00 PM.
Proposed Project
Architecture:
The building has been designed in a manner consistent with the design guidelines of
the Carlsberg Specific Plan. The Specific Plan encourages institutional buildings to be
designed in a manner "very similar to and harmonious with the residential areas." This
includes a clay tile roof, stone exterior cladding, and neutral colors.
The proposed facility is designed with traditional architecture, using exterior materials
and design not unexpected in the area. The Carlsberg Specific Plan calls for building
massing to be articulated to reinforce an intimate human scale. This is accomplished in
this project by the use of human-scaled trellises, walkways, and ground floor windows.
The clay tile roof is 4 to 12 pitch and employs appropriate overhangs. A standard
condition of approval requires that mechanical equipment not be visible from the street.
All proposed materials and colors and the building design are consistent with the
architecture design guidelines of the Carlsberg Specific Plan. A condition of approval
has been added requiring the 10 car garage to be designed with architecture consistent
with the main building, including a hipped roof with clay tile.
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Honorabie Punning Commission
June 26, 2018
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The rear elevation of the building will be highly visible from Spring Road and the homes
to the west, in the Peach Hill and surrounding area and is proposed to be appropriately
landscaped. A condition of approval has also been added requiring the tool shed within
the resident's garden to be relocated to the opposite side of the garden, away from
Peach Hill Road.
The elevation on the northwest corner of building, facing Peach Hill Road and
Presbyterian Church is broken up into a number of planes. However, a condition of
approval has been added, requiring the elevation to be architecturally enhanced to the
satisfaction of the Community Development Director. Such enhancement may include
the addition of plantons or additional stonework.
Setbacks:
Like the previously approved medical building and church on this site, the building has
been sited towards the rear of the lot, providing for landscaping and parking on the
Peach Hill Road frontage. The Carlsberg Specific Plan anticipates a 30 foot front
setback, however, the Specific Plan does not specify whether this setback is to the
building, or more specifically a landscaped setback buffer. The use of the Commercial
Planned Development process allows for flexibility in design standards to encourage
better use of land and improved design and site planning. The parking lot has been
designed with a front setback to edge of the pavement varying from about 5 feet to 20
feet. Although the parking is downslope from the street and largely screened, the
parking space nearest the street creates an excessive intrusion into the front
landscaping. A condition of approval has been added requiring this parking space to be
relocated and replaced with landscaping. This parking space can be relocated to the
parking area parallel with the 10 car garage. Since a landscaping "finger" will be
required to be removed in this area to accommodate the relocated parking space, a
condition has been added, requiring additional landscaped diamonds within the parking
lot in this area. This combined with the slope landscaping to the north and south of the
building, will provide for enhanced landscaped areas, consistent with the goals of the
Commercial Planned Development process.
Building Height:
The Carlsberg Specific Plan anticipates a 35 foot building height. The Zoning
Ordinance defines building height as the vertical distance from the grade to the highest
point of a flat roof or mansard roof, or, in the case of a pitched or hip roof, to the
"averaged midpoint," which is arrived at by the drawing of two imaginary lines between
the finished main ridgeline peak and the top of the two exterior finished walls running
parallel to the main ridgeline, adding together the vertical heights of the midpoints of
these two imaginary lines, and dividing the result by 2. The overall height of the
building, excluding architectural appurtenances, which may exceed the maximum
height, is 26 feet. In order to achieve the space necessary to provide the expected
amenities, and also achieve the height limit, a full basement is proposed. The
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Honorabde Planning Commission
June 26, 2018
Page 6
basement will include a beauty salon, fitness center, media room, and additional
resident storage. An elevator accessing the basement and both floors is included in the
project.
Circulation and Parking:
The proposed on-site circulation, parking, and loading area are appropriate for assisted
living facility. The single driveway from Peach Hill Road provides entry and exiting to
the parking lot. The main entrance to the building is easily accessible from any parking
space and there are adequate sidewalks to accommodate passenger loading and
unloading. A porte-cochere is provided for easy drop-off and pick-up for residents of the
facility. The site provides an appropriate fire turnaround, as well as the required 150
foot "hose pull" distance from all points, allowing access to the entire building for
firefighting.
Traffic:
Although a few residents will choose to drive their own vehicles, the facility will handle
most transportation needs by providing a 20+ passenger bus with a qualified driver
along with a smaller vehicle for local trips, such as shopping, doctor appointments and
other community activities.
The Institute of Transportation Engineers (ITE), Trip Generation, 10th Edition, 2017
manual provides standard vehicle trip generation for analysis of land use projects. For
Assisted Living facilities, the anticipated average daily trip level is 2.6 trips per bed.
This 86 bed project can be expected to generate approximately 219 daily round trips,
with 16 morning trips (.19 per bed) and 22 afternoon trips (.26 per bed).
The ITE manual states that one study estimates fewer than 5 percent of the residents
own cars, which are rarely driven.
Parking:
Forty-five parking spaces are provided for residents, guests, and employees. Parking
generation rates for assisted living are typically a blended rate which includes residents,
guests, and employees. The 4th Edition of Parking Generation, published by the
Institute of Transportation Engineers (ITE) [Washington, D.C., 2010] specifies the 0.54
parking spaces per unit weekday 85th percentile peak parking rate for assisted living,
resulting in a parking requirement of 42 parking spaces.
For residential care facilities for the elderly, Section 17.32.020 G.1 of the Moorpark
Municipal Code requires 1 space per 2 beds plus 1 space for each 500 sq. ft.
administrative square footage not otherwise associated with the direct operations of the
proposed project. Under this parking ratio and the project's 84 beds, the proposed
parking supply of 45 meets the required 45 spaces.
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Honorable Planning Commission
June 26, 2018
Page 7
The proposed parking supply includes two accessible spaces and one shuttle parking
space. Any needed ambulance visits are accommodated at the covered porte cochere.
Landscaping:
Provide a description of proposed landscaping and tree removals if any. Establish
whether consistent with code requirements. Briefly discuss staffs concerns/issues,
referring to the Analysis section for details.
Site Improvements and National Pollution Discharge Elimination Standards
Requirements (NPDES):
The City Engineer has conditioned the project to provide for all necessary on-site and
off-site storm drain improvements including the imposition of National Pollution
Discharge Elimination System (NPDES) requirements. "Passive" Best Management
Practices Drainage Facilities are required to be provided so that surface flows are
intercepted and treated on the surface over biofilters (grassy swales), infiltration areas
and other similar solutions.
Air Quality:
All commercial/industrial projects are required to off-set air pollutants consistent with the
2003 Ventura County Air Quality Assessment Guidelines. Staff has included a standard
condition requiring the applicant to make contribution to the Moorpark Traffic System
Management Fund as a method to meet this requirement.
ANALYSIS
Issues
Staff analysis of the proposed project has identified the following areas for Planning
Commission consideration in their recommendation to the City Council:
• Land Use
• Spring Road Slope Landscaping
Land Use Compatibility:
The Carlsberg Specific Plan anticipated a maximum of 552 residential units. Although
this proposal provides for residential use, it is more institutional in nature than, for
example, senior apartments. Residents will be receiving on site care and will be on
month to month leases. This use is compatible with the Institutional land use
designation of the specific plan. The site is surrounded by other traditional institutional
uses, being the former Pinecrest School, Mesa Verde Middle School, the Presbyterian
Church, and the Catholic Church. Although this will be a 24 hour operation, the
potential impacts are expected to be much less than those of the projects previously
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Honorable Planning Commission
June 26, 2018
Page 8
approved for this site. The building will be highly visible from the homes west of Spring
Road, however, a high level of architectural design is proposed on all sides of the
building.
Spring Road Landscaping:
Landscaping and maintenance of the slope facing Spring Road is the responsibility of
the Conejo Freeway Owners Association. This association is comprised of the owners
of this site, and the Pinecrest School site. Together, these two property owners are to
provide ongoing maintenance of this slope. With the closing of the Pinecrest School
and the marketing of this vacant site, this slope was neglected for a period of time. The
two property owners recently came together to repair the irrigation and plant the slope.
In the future, the City may work with the property owners to establish a backup
landscape maintenance district to provide maintenance consistent with the rest of the
Spring Road Slope. A condition of approval requiring cooperation from the applicant
has been added.
Findings
1. The site design, including structure location, size, height, setbacks, massing,
scale, architectural style and colors, and landscaping, is consistent with the
provisions of the general plan, any applicable specific plans, zoning ordinance,
and any other applicable regulations in that the project has been designed to
comply with the architectural design guidelines of the Carlsberg Specific Plan;
2. The site design would not create negative impacts on or impair the utility of
properties, structures or uses in the surrounding area in that the site design is
sensitive to the site and surrounding properties; and
3. The proposed uses are compatible with existing and permitted uses in the
surrounding area in that assisted living is an expected use in the Institutional
designation of the Carlsberg Specific Plan.
AGENCY COMMENTS
A request for project review was sent to affected agencies and departments on April 20,
2018. Plans were sent for comment to Moorpark City Engineer/Public Works
Department, Moorpark Police Department, Ventura County Fire Prevention District,
Waterworks District No. 1, Moorpark Unified School District, and Moorpark Parks,
Recreation, and Community Services Department.
The Fire District and Waterworks District each sent standard code related comments.
The City Engineer/Public Works Department sent plan review comments. None of
these comments resulted in additional conditions of approval or changes to the
proposed project.
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Honorable Harming Commission
June 26, 2018
Page 9
PROCESSING TIME LIMITS
Time limits have been established for the processing of development projects under the
Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the
Subdivision Map Act (Government Code Title 7, Division 2), and the California
Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13,
and California Code of Regulations, Title 14, Chapter 3). Under the applicable
provisions of these regulations, the following timelines have been established for action
on this project:
Date Application Determined Complete: May 21, 2018
Planning Commission Action Deadline: Not Applicable
City Council Action Deadline: August 18, 2018
Upon agreement by the City and Applicant, one 90-day extension can be granted to the
date action must be taken on the application.
ENVIRONMENTAL DETERMINATION
In accordance with the City's environmental review procedures adopted by resolution,
the Community Development Director determines the level of review necessary for a
project to comply with the California Environmental Quality Act (CEQA). Some projects
may be exempt from review based upon a specific category listed in CEQA. Other
projects may be exempt under a general rule that environmental review is not
necessary where it can be determined that there would be no possibility of significant
effect upon the environment. A project which does not qualify for an exemption requires
the preparation of an Initial Study to assess the level of potential environmental impacts.
Based upon the results of an Initial Study, the Director may determine that a project will
not have a significant effect upon the environment. In such a case, a Notice of Intent to
Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For
many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be
sufficient environmental documentation. If the Director determines that a project has
the potential for significant adverse impacts and adequate mitigation can not be readily
identified, an Environmental Impact Report (EIR) is prepared.
The Director has reviewed this project and found it to be Categorically Exempt in
accordance with Section 15332 (Class 32) of the California Code of Regulations (CEQA
Guidelines) in that: The project is consistent with the applicable general plan
designation and all applicable general plan policies as well as with applicable zoning
designation and regulations; The proposed development occurs within city limits on a
project site of no more than five acres substantially surrounded by urban uses; The
project site has no value, as habitat for endangered, rare or threatened species;
Approval of the project would not result in any significant effects relating to traffic, noise,
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Honorable Planning Commission
June 26, 2018
Page 10
air quality, or water quality; And, the site can be adequately served by all required
utilities and public services. No further environmental documentation is required.
NOTICING
Public Notice for this meeting was given consistent with Chapter 17.44.070 of the
Zoning Ordinance as follows:
1. Publication. The notice of the public hearing was published in the Ventura County
Star on Sunday, June 17, 2018.
2. Mailing. The notice of the public hearing was mailed on June 13, 2018, to owners
of real property, as identified on the latest adjusted Ventura County Tax Assessor
Roles, within one-thousand (1,000) feet of the exterior boundaries of the
assessor's parcel(s) subject to the hearing.
3. Sign. One 32 square foot sign was placed on the street frontage on June 15,
2018.
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing.
2. Adopt Resolution No. PC-2018- , recommending to the City Council
conditional approval of Commercial Planned Development Permit No. 2018-01.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Project Exhibits
4. Draft PC Resolution with Conditions of Approval
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RESOLUTION NO. PC-2018-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF COMMERCIAL PLANNED
DEVELOPMENT NO. 2018-01 FOR A 77-UNIT ASSISTED LIVING
AND MEMORY CARE COMMUNITY ON A 2.78 ACRE VACANT
LOT AT 13960 PEACH HILL ROAD, ON THE APPLICATION OF
JAMES M. LAWSON, AICP FOR OAKMONT SENIOR LIVING
WHEREAS, on April 20, 2018, an application for Commercial Planned
Development No. 2018-01 was filed by James M. Lawson, AICP for Oakmont Senior
Living for a 77-Unit Assisted Living and Memory Care Community on an Approximately
2.78 acre vacant lot at 13960 Peach Hill Road; and
WHEREAS, at a duly noticed public hearing on June 26, 2018, the Planning
Commission considered Commercial Planned Development No. 2018-01; and
WHEREAS, at its meeting of June 26, 2018 the Planning Commission
considered the agenda report and any supplements thereto and written public
comments; opened the public hearing and took and considered public testimony both
for and against the proposal; and reached a decision on this matter; and
WHEREAS, the Planning Commission concurs with the Community Development
Director's determination that this project is Categorically Exempt from the provisions of
CEQA pursuant to Section 15332 as a Class 32 exemption for infill projects.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. PLANNED DEVELOPMENT FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the Planning Commission makes the following findings in accordance
with City of Moorpark, Municipal Code Section 17.44.030:
A. The site design, including structure location, size, height, setbacks, massing,
scale, architectural style and colors, and landscaping, is consistent with the
provisions of the general plan, any applicable specific plans, zoning ordinance,
and any other applicable regulations in that the project has been designed to
comply with the architectural design guidelines of the Carlsberg Specific Plan;
B. The site design would not create negative impacts on or impair the utility of
properties, structures or uses in the surrounding area in that the site design is
sensitive to the site and surrounding properties; and
PC ATTACHMENT 4
21
Resolution No. PC-2018-
Page 2
C. The proposed uses are compatible with existing and permitted uses in the
surrounding area in that assisted living is an expected use in the Institutional
designation of the Carlsberg Specific Plan.
SECTION 2. PLANNING COMMISSION RECOMMENDATION: The Planning
Commission recommends to the City Council approval of Commercial Planned
Development Permit No. 2018-01 subject to the special and standard Conditions of
Approval included in Exhibit A (Special and Standard Conditions of Approval), attached
hereto and incorporated herein by reference.
SECTION 3. Filing of Resolution: The Community Development Director shall
cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
PASSED, AND ADOPTED this 26th day of June, 2018.
•
Bruce Hamous, Chair
David Bobardt, Community Development Director
Exhibit A— Standard and Special Conditions of Approval
22
Resolution No. PC-2018-
Page 3
EXHIBIT A
STANDARD AND SPECIAL CONDITIONS OF APPROVAL FOR
COMMERCIAL PLANNED DEVELOPMENT PERMINT NO. 2018-01
STANDARD CONDITIONS OF APPROVAL
The applicant shall comply with Standard Conditions of Approval for Planned
Development Permits and Conditional Use Permits as adopted by City Council
Resolution No. 2009-2799 (Exhibits A and B), except as modified by the following
Special Conditions of Approval. In the event of conflict between a Standard and Special
Condition of Approval, the Special Condition shall apply.
SPECIAL CONDITIONS
1. All facilities and uses, other than those specifically requested in the application
and those accessory uses allowed by the Municipal Code, are prohibited unless
otherwise permitted through application for Modification consistent with the
requirements of the zone and any other adopted ordinances, specific plans,
landscape guidelines, or design guidelines.
2. The 10-car garage must be designed in a manner consistent with the main
building, including a hipped roof with clay tile. Architectural details of the garage
must be provided for review and approval of the Community Development
Director prior to issuance of Zoning Clearance for plan check.
3. The landscape plan must incorporate specimen size trees and other substantial
features subject to the review and approval of the Community Development
Director, with enhanced landscaping west of the building. Where feasible, the
applicant shall use native California trees in the landscaping of the project.
Specific tree type, species, size and location shall be to the satisfaction of the
Community Development Director. None of the prohibited plants indicated in the
Provisionally Acceptable Plant List and the Invasive and Prohibited Plant List
contained in the City's Landscape Guidelines may be used in this development.
4. All landscaping and irrigation must be installed prior to occupancy.
5. The tool shed within the resident's garden must be relocated to the opposite side
of the garden, away from Peach Hill Road. The exact location will be subject to
review and approval of the Community Development Director.
6. Lighting fixtures must be architecturally compatible with the buildings and
landscaping. Security and parking lot lighting shall not be attached to the
buildings.
23
Resolution No. PC-2018-
Page 4
7. Visible roof ladders, equipment, vents, exterior drains and scuppers are not
permitted.
8. Ground-mounted utility boxes and equipment must be screened with landscaping
subject to the review and approval of the Community Development Director.
9. All gas, electric, water and any other utility meters or boxes must be screened to
the degree allowable by the utility companies, and subject to the review and
approval of the Community Development Director.
10. All signage must conform to the City's sign requirements and an approved sign
program. A monument sign may be constructed consistent with the sign
requirements and a sign program as approved by the Community Development
Director.
11. Prior to issuance of a Zoning Clearance for plan check, the parking plan shall be
redesigned to relocate the parking space closest to Peach Hill Road to the
parking area on the southeast side of the building (closest to the 10 car garage).
Landscape diamonds for the planting of trees shall replace the landscape "finger"
at the rate of one diamond for every four parking spaces.
12. Prior to the issuance of a certificate of occupancy of the building, the applicant
shall provide documentation and a plan (including any necessary easements) for
the maintenance of the 2.02 acre Spring Road open space lot (Parcel OS-1,
Tract 4974) adjacent to this property. Any existing prohibited plants within this
area must be removed as part of the landscape and irrigation plan.
13. The applicant shall not protest the formation of an Assessment District "Back-Up
District"] to fund future City costs, should they occur, for the maintenance of the
rear slope facing Spring Road, parkway landscaping on all public street
frontages, median landscaping or drainage improvements previously maintained
by a Private Responsible Party and then assumed by the City. If a Back-Up
District is formed, it shall be the intent of the City to approve the required
assessment each year, but to only levy that portion of the assessment necessary
to recover any past City costs or any anticipated City costs for the following fiscal
year. In the event the City is never required to assume the maintenance of any
such improvements maintained by a Private Responsible Party, the amount of
the annual assessment actually levied upon the affected properties would be
minor amount, possibly zero. The City shall administer the annual renewal of the
Back-Up District and any costs related to such administration shall be charged to
the Fund established for such district revenues and expenses. The
aforementioned backup district may include the landscape setbacks including an
irrevocable access easement given to the City.
24
Resolution No. PC-2018-
Page 5
14. During construction, perimeter lighting must be installed at a minimum of 150 foot
intervals and at height not less than fifteen (15) feet from the ground. The light
source used must have a minimum light output of 2,000 lumens, be protected by
a vandal resistant cover, and be lighted during the hours of darkness.
Construction lighting is subject to review and approval of the Community
Development Director and Chief of Police.
15. Prior to the commencement of construction, including grading, fencing not less
than six (6) feet in height, which is designed to preclude human intrusion, must
be installed along the perimeter boundaries of the construction site and shall be
secured with chain and Fire District padlocks for emergency vehicle access.
Alternatively, a uniformed security guard, licensed pursuant to Chapter 11 of the
Business and Professions Code of the State, shall be utilized to continually patrol
the construction site during the hours when construction work has ceased.
16. On-site water detention area(s) may not be so deep, or the sides so steep, as to
require fencing, as determined by the Community Development Director and City
Engineer/Public Works Director, prior to issuance of a grading permit.
17. No specific hours of operation are established for the uses in this project;
however, the Community Development Director shall have the authority to
establish hours of operation through a Permit Adjustment when in his/her opinion
limits on hours of operations are necessary to maintain compatibility with the
adjacent uses. Any exterior maintenance, cleaning, sweeping and landscape
work may only be performed between 7:00 a.m. and 7:00 p.m. Monday through
Saturday.
18. Loading and unloading operations are allowed only between the hours of 7:00
a.m. and 7:00 p.m., Monday through Fridays. More restrictive hours for loading
and unloading may be imposed by the Community Development Director if there
are noise and other issues that make the loading and unloading incompatible
with the adjacent uses. Idling of trucks while loading or unloading is prohibited.
19. Final architectural and site plan design and detailing, including parking lot,
landscaping and lighting design is subject to review and approval of the
Community Development.Director. The roof material must be of a clay tile
material, with the specific tile design and color subject to the review and approval
of the Community Development Director to be consistent with the Amended
Carlsberg Specific Plan design guidelines.
20. Any lighting shall be designed to avoid glare impacts to the properties west of
Spring Road and must be in compliance with Chapter 17.30 LIGHTING
REGULATIONS of the Moorpark Municipal Code. Lighting hours may be
imposed in the future by the Community Development Director.
25
Resolution No. PC-2018-
Page 6
21. Non-reflective glass must be used on all exterior walls of the building, with
specific glass locations to the satisfaction of the Community Development
Director.
22. The applicant shall prohibit truck or recreational vehicle parking or storage
overnight in the parking lot area. Limited truck parking, when in association with
a permitted use, is allowed, but in no case shall there be overnight parking.
23. Prior to the issuance of a Zoning Clearance for plan check, the applicant shall
submit a fencing/wall plan for review and approval of the Community
Development Director for the walls/fencing.
24. The elevation on the northwest corner of building, facing Peach Hill Road and
Presbyterian Church must be architecturally enhanced to the satisfaction of the
Community Development Director prior to issuance of a Zoning Clearance for
plan check.
25. The applicant shall submit all of the proposed colors, materials and building finish
textures for review and approval to the satisfaction of the Community
Development Director prior to the issuance of Zoning Clearance for plan check.
26. Prior to the issuance of a grading permit, the applicant shall submit a final
hardscape plan to include the treatment of the decorative hardscape areas with
integral color and texture at all predominant pedestrian areas, and prominent
drive aisles.
27. Prior to installation of hardscape and building materials, a field check and
approval by the Community Development Director is required.
28. Air conditioning handling units may be no higher than the lowest parapet on the
roof and must be painted the same color as the roofing material. There may not
be any piping, visible roof ladders, equipment, vents, exterior drains and
scuppers or any other exposed equipment on the roof.
29. Development Fee: Prior to issuance of Zoning Clearance for each building
permit, the applicant shall pay the City a Development Fee consistent with the
Settlement Agreement requirement for the Amended Carlsberg Specific Plan.
30. Mitigation Fee: Prior to issuance of Zoning Clearance for each building permit,
the applicant shall pay the City a "Mitigation Fee" consistent with the Settlement
Agreement requirement for the Amended Carlsberg Specific Plan. Institutional
uses shall pay on the same basis as commercial and industrial uses, except that
institutional uses which are exempt from secured property taxes shall be exempt
from the fee.
26
Resolution No. PC-2018-
Page 7
31. Prior to the issuance of the Zoning Clearance for the first building permit, the
applicant shall pay to the Community Development Department the Spring
Road/Tierra Rejada Road Area of Contribution (AOC) fee. The fee shall be paid
in accordance with City Council adopted AOC fee requirements in effect at the
time of building permit application.
32. The applicant shall participate in intersection improvements for Los Angeles
Avenue/Spring Road. The level of participation shall be to the requirements of
the City Council Resolution No. 94-1061. Prior to Zoning Clearance approval, a
traffic report shall be provided by the applicant to determine the extent of the
impact to this intersection.
33. In conjunction with the preparation of precise grading and landscape plans, the
sight distance shall be reviewed and approved at project access points per City
standards.
34. The applicant shall install stop signs, stop bars, and stop legends at project
access points.
35. The applicant shall provide decorative anti-skateboard devices at several points
along seat walls and low benches, subject to the review and approval of the
Community Development Director.
-END-
27
MOORPARK, CALIFORNIA
Planning Commission
of 6 - 2b ITEM 10.A.
ACTION: III P0 I -
1C111(1-r fotiNUTE-3.Of TI IE JOINT MEETING OF THE
CITY COUNCIL AND PLANNING COMMISSION
BY: -T. ri9,1114.011.
Moorpark, California April 11, 2018
A Special Joint Meeting of the Moorpark City Council and Planning Commission was
held on Wednesday, April 11, 2018, at 7:30 p.m. at the Moorpark Community Center
located at 799 Moorpark Avenue, Moorpark, California.
1. CALL TO ORDER:
Mayor Parvin called the City Council to order at 8:26 p.m.
The City Clerk called the Planning Commission to order at 8:26 p.m. and
immediately called for the selection of a temporary Presiding Officer from among
the Planning Commissioners present to serve until adjournment.
CONSENSUS: It was the unanimous consensus of the Planning Commissioners
present to select Commissioner Landis to act at the Presiding Officer for the Planning
Commission.
2. THE PLEDGE OF ALLEGIANCE:
Presiding Officer Landis led the Pledge of Allegiance.
3. ROLL CALL:
Planning Commissioners: Commissioners DiCecco, Haverstock, and
Presiding Officer Landis.
Absent: Chair Hamous and Vice Chair Aquino.
City Council: Councilmembers Mikos, Pollock, Simons, Van
Dam, and Mayor Parvin.
Staff Present: Troy Brown, City Manager; Deborah
Traffenstedt, Assistant City Manager; David
Bobardt, Community Development Director
Clerk; Sean Corrigan, City Engineer/Public
Works Director; Captain John Reilly, Sheriffs
Department and Maureen Benson, City Clerk.
4. PUBLIC COMMENT:
None.
28
Minutes of the City Council and
Planning Commission
Moorpark, California Page 2 April 11, 2018
5. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
A. Consider Status Report on Mission Statement, Priorities, Goals and
Objectives for Fiscal Years 2017/2018 and 2018/2019. Staff
Recommendation: Direct staff as deemed appropriate.
Mr. Brown gave a brief oral report
There were no speakers.
The Council and Commission discussed: 1) Timetable for updates to the
Land Use and Circulation Elements of the General Plan and the Hitch
Ranch Specific Plan; 2) Development projects coming forward this year
include the Mansi-Aldersgate Senior Housing Project, the Chiu apartments
on Everett Street, and the Grand Moorpark Summerland Project; 3)
Affordable Housing needs; 4) Permitting the sale of alcohol until 2:00 a.m.;
5) Permitting the sale of alcohol for special events in City parks; 6) A new
property tax assessment for parks and recreation to avoid the continued
taking of General Funds to cover the shortfall; 7) Plans for mixed-use
projects on High Street; 8) Continuing to strengthen opportunities for open
space and the trail system; 9) Update on the widening of Princeton
Avenue; 10) City Manager and City Engineer/Public Works Director
meeting with Caltrans District 7 Director at end of April; 11) Filling potholes
on Princeton Avenue; 12) Results of Los Angeles Avenue Traffic Study,
status of the various widening projects along Los Angeles Avenue, and
update on future widening of Moorpark Avenue; 13) Ghost Train
phenomenon at Metrolink crossings at Spring Road and Moorpark Avenue
scheduled for discussion at a City Council meeting; 14) Status of the truck
weigh-station to the west of town; 15) Potential adoption of a Film
Ordinance to speed permit applications; 16) Spending remaining
Redevelopment funds; 17) Forward planning on Civic Center site,
Downtown area, and staffing constraints; and 18) Status of Exclusive
Negotiating Agreement with the Daly Group for the development on High
Street.
On behalf of the City Council, Mayor Parvin thanked the Planning
Commission for all they do for the community.
29
Minutes of the City Council and
Planning Commission
Moorpark, California Page 3 April 11, 2018
6. ADJOURNMENT:
Mayor Parvin adjourned the City Council meeting and Presiding Officer Landis
adjourned the Planning Commission meeting at 9:12 p.m.
Janice S. Parvin, Mayor
Bruce Hamous, Chair
ATTEST:
Maureen Benson, City Clerk
30
MOORPARK,CALIFORNIA
Planning Commission
of ) ITEIV1 10.B.
ACTION:
ApprcArPrl &IiiffRcinymnrraation.
By: v MINE i-rps nF THF PLANNING COMMISSION
Moorpark, California May 22, 2018
A Regular Meeting of the Planning Commission of the City of Moorpark was held on
May 22, 2018, in the Council Chambers of said City located at 799 Moorpark Avenue,
Moorpark, California.
1. CALL TO ORDER:
Chair Hamous called the meeting to order at 7:03 p.m.
2. PLEDGE OF ALLEGIANCE:
Vice Chair Aquino led the Pledge of Allegiance.
3. ROLL CALL:
Present: Commissioner Haverstock, Commissioner Landis, Vice
Chair Aquino, and Chair Hamous.
Absent: Commissioner Di Cecco
Staff Present: David Bobardt, Community Development Director; Sean
Corrigan, City Engineer/Public Works Director; Jeremy
Laurentowski, Parks and Recreation Director; Daniel Kim,
Senior Civil Engineer; Chris Ball, Management Analyst; and
Joyce Figueroa, Administrative Assistant II.
4. PROCLAMATIONS, COMMENDATIONS, AND SPECIAL PRESENTATIONS:
None.
5. PUBLIC COMMENT:
None.
6. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
None.
31
Minutes of the Planning Commission
Moorpark, California Page 2 May 22, 2018
7. ANNOUNCEMENTS, FUTURE AGENDA ITEMS, AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
None.
8. PUBLIC HEARINGS: (next Resolution No. PC-2018-627)
None.
9. DISCUSSION ITEMS:
A. Consider Draft Seven-Year Capital Improvement Program for the City
Engineer/Public Works and Park, Recreation, and Community Services
Departments for FY 2017/18 — FY 2023/24. Staff Recommendation: 1)
Find the draft Seven Year Capital Improvement Program for FY 2017/18 —
FY 2023/24 to be in conformity with the Moorpark General Plan, except as
noted in the staff report; and 2) Find the planned acquisition of street right-
of-way for certain specified projects described in this report, to be in
conformity with the Moorpark General Plan. (Staff: Daniel Kim and
Christopher Ball)
Mr. Ball gave the staff report.
There were no speakers.
A discussion followed among the Commissioners and staff, which focused •
on 1) the square footage of the library (18,000 square feet) and civic
center (30,000 square feet); and 2) gas tax recall.
MOTION: Commissioner Landis moved and Chair Hamous seconded a motion to
find the program to be in conformity with the Moorpark General Plan, except as
noted in the staff report and to find the planned acquisition of street right-of-way
for certain specified projects described in the staff report to be in conformity with
the Moorpark General Plan. The motion carried by voice vote 4-0, Commissioner
Di Cecco absent.
10. CONSENT CALENDAR:
MOTION: Commissioner Haverstock moved and Vice Chair Aquino seconded a motion
to approve staff recommendation. The motion carried by voice vote 4-0, Commissioner
Di Cecco absent.
A. Consider Approval of the Regular Meeting Minutes of February 27, 2018.
Staff Recommendation: Approve the minutes.
32
Minutes of the Planning Commission
Moorpark, California Page 3 May 22, 2018
11. ADJOURNMENT:
MOTION: Commissioner Landis moved and Commissioner Haverstock seconded
a motion to adjourn the meeting. The motion carried by voice vote 4-0,
Commissioner Di Cecco absent. The time was 7:19 p.m.
Bruce Hamous, Chair
David A. Bobardt, Community Development Director
33