HomeMy WebLinkAboutAGENDA REPORT 2003 0618 CC REG ITEM 08AMOORPARK CITY COUNCIL
AGENDA REPORT
ITEM_ S. A.
CTi V ('rF1400RP,ARX. C.ATJT OR-�TTA
0417 Cn'Sncil Nlectin^
of
ACp';'iN: C.6r%4-%ve4 ,.,&t+.
g1c. geA, inA +0
BY: %'► .rho- .�.a.�.
TO: Honorable City Council
FROM: Barry K. Hogan, Community Development Director
Prepared By: Joseph F. Fiss, Principal Pla e
DATE: June 2, 2003 (CC Meeting of 6/18/03)
SUBJECT: Consider Minor Modification 3 to Residential Planned
Development Permit (RPD) No. 98 -01 and Minor
Modification 3 to Vesting Tentative Tract Map (VTTM)
No. 5133, Located on the South side of Los Angeles
Avenue West of Fremont Street, on the Application of
Shea Homes (APN 506 -0- 020 -45, 51, 475 and 500)
BACKGROUND
Residential Planned Development (RPD) No. 98 -01 and Vesting
Tentative Tract Map (VTTM) No. 5133, on the south side of Los
Angeles Avenue, west of Fremont Street, were originally approved
by the City Council on October 6, 1999, for seventy -nine (79)
two -story condominium dwelling units on three (3) condominium
lots within a 10.37 acre parcel. The project was designed for
small, individual condominium "lots" with detached single family
dwelling units, including private front and rear yards. A
Homeowner's Association maintained clubhouse, pool, and tot lot
were also included. The project is accessed from Los Angeles
Avenue via a public street that extends southerly to the
easterly extension of Majestic Court. The majority of the units
take access from private interior drives. An application for
Minor Modification No. 3 to RPD No. 98 -01 and Minor Modification
No. 3 to VTTM No. 5133 was submitted on February 5, 2003. Those
applications include proposed changes to street widths and
alignment, plot plan, fencing, entry monumentation and
architecture.
Two thirds of this project lies within the Federal Emergency
Management Agency (FEMA) 100 year floodplain. As a result any
development in the 100 year floodplain must not increase the
S: \Community Development \DEV PMTS \R P D \1998 -01 Shea \Minor Mod 3 \cc agenda report.MM3.doc 0
Honorable City Council
June 18, 2003
Page 2
water level more than one foot above the 100 year water level.
FEMA is currently in the final stages of completion to revise
the Federal Insurance Rate Maps (FIRM) which allow properties to
obtain flood insurance. This property could be negatively
affected, if FEMA identifies that more of the land is likely to
be flooded in a 100 year storm. What all this means is that
Shea Homes grading plan and ultimate development could be
negatively impacted. Any grading plan which the City approves
will have to conform to the FIRM maps in effect at the time of
grading permit issuance, as well as any building permit.
DISCUSSION
This modification comes to the Council as a joint effort of City
staff and the developer. The end result, if approved, will
create a "win /win" situation for the City and the developer.
The City will get a much better designed project, a traffic
signal and four way intersection on Los Angeles Avenue, a
housing product which will appear less dense, and substantial
additional on -site parking. The developer will get a product
which will be easier to sell and will have more value.
Proposed Project
The applicant has requested several modifications to the
approved project:
• Align the Northerly Entrance with Millard Street
• Allow 32 -foot and 26 -foot Wide Private Streets
• Relocate the Recreation Area
• Amend the Unit Design and Architecture to Allow Duplex
Style Units with 18 -foot Deep Driveways
• Relocate the Southern Tract Boundary South to the Arroyo
Cimi
• Allow a 46 -foot Wide Right -of -Way for Majestic Court
• Modify the Entry Monumentation and Fence /Wall Plan
Staff has studied the applicants proposed modifications and
offers the following comments:
Honorable City Council
June 18, 2003
Page 3
Align the Northerly Entrance with Millard Street:
The original project was approved with its main access from Los
Angeles Avenue located adjacent to the western boundary of the
site. This location was chosen because it coincides with
several non - buildable easements, including one in favor of the
Ventura County for access to the Arroyo Simi. The applicant, in
conjunction with staff, determined that the community would be
better served if the main access from Los Angeles Avenue were
realigned eastward, as a southerly extension of Millard Street.
This would allow for signalization of the intersection with Los
Angeles Avenue, providing a safer and more efficient entry /exit
to this neighborhood and the neighborhood to the north. The
realignment of the entry could result in an overall loss of five
units. However, with other proposed design modifications the
resulting net loss would be two units. This issue is addressed
further in the Analysis section below.
Allow 32 -foot and 26 -foot Wide Private Streets:
In order to maintain the same lot sizes and to minimize the
reduction in number of units, the applicant has proposed
reducing the private streets to a width of thirty -two (32) feet.
Though not specifically requested in the application, one
private street is shown on the proposed site plan and tentative
map with a width of twenty -six (26) feet ( "C" Drive per
Attachment 4). This street provides access to units from only
one side of the street. Staff and the applicant have reviewed
the proposed widths with the Fire Department. The Fire
Department is satisfied with the street widths from a safety
perspective, provided that parking is restricted to one side of
the street for the 32 -foot wide streets, and no parking on both
sides for the 26 -foot street. The Fire Department has further
required that fire sprinklers be provided in every unit within
the tract. Each unit is also provided with a two -car garage,
meeting the criteria for enclosed parking for units in a multi-
family project. This proposed design also provides for 18 -foot
deep driveways, not part of the original design. The on- street
parking will be classified as guest parking as required by the
parking ordinance.
Relocate the Recreation Area:
Relocation of the project entrance results in a potential loss
of five (5) units for the project. In order to reduce the
number of units lost, the applicant has proposed to eliminate
DFRIAr%)
Honorable City Council
June 18, 2003
Page 4
the recreation area from this project and build a larger
recreation area offsite, on a proposed project to the east.
This proposal would regain three (3) of the units lost as a
result of the entry realignment. Applications for the proposed
project to the east (TTM No. 5425, RPD No. 2003 -02) were filed
on March 14, 2003, but have been determined incomplete. Those
applications propose the same housing type at the same density
as the subject project. If the proposed project is approved,
the developer would market both projects as one development.
Staff has concerns with the relocation of the recreation area
prior to approval of the other project. Staff's concerns are
further addressed in the Analysis section below.
Amend the Unit Design and Architecture to Allow Duplex Style
Units with 18 -foot Deep Driveways:
The approved site plan for this project includes individual
detached units with minimal front setbacks. The front setbacks
do not currently allow for driveway parking. A "duplex" product
has been proposed that will provide the same square footage
within the homes and provide a useable eighteen -foot (181) long
driveway. Although the site plan currently indicates a few front
setbacks of slightly less than eighteen feet (18'), a condition
has been added that requires a minimum eighteen -foot (18') front
yard setback. The proposed units are designed to look similar
to a large single family home from the street. By providing a
variety of floor plans and elevations, the appearance of "back -
to- back" duplex units is avoided. Each unit is proposed with a
small front yard to be maintained by the homeowners association.
Five -foot (5') side yards and fifteen -foot (151) rear yards are
proposed. Although the site plan currently indicates a few side
yard setbacks of slightly less than five feet (5') and rear yard
setbacks of slightly less that fifteen feet (15'), a condition
has been added that requires minimum setbacks of five feet (5')
and fifteen feet (15') respectively.
Relocate the Southern Tract Boundary South to the Arroyo Simi
(Reduction of Required Dedication to Ventura County Watershed
Protection District):
This project is required to provide a dedication of land for
wetlands mitigation adjacent the Arroyo Simi. In order to
mitigate the loss of dwelling units, the applicant has proposed
to reduce the required dedication by shifting the developed area
of the tract southerly. This results in a slight reduction of
wetlands mitigation area and a slight increase of developable
0��,
Honorable City Council
June 18, 2003
Page 5
area. This proposal has been accepted by the Ventura County
Watershed Protection District, provided all other conditions of
approval are still met.
Allow a 46 -foot Wide Riqht -of -Way for Majestic Court:
In addition to the above measures to maintain the same lot sizes
and to minimize the reduction in number of units, the applicant
has proposed reducing Majestic Court (a public street) to a
right -of -way width of forty -six feet (46') (36 feet curb to
curb). The existing right -of -way for Majestic Court, west of
this property is fifty -three feet (531) (40 feet curb to curb) .
Staff and the applicant have reviewed the proposed width of
Majestic Court, along with the width of the interior streets,
with the Fire Department. The Fire Department is satisfied with
the 36 -foot curb -to -curb width from a safety perspective,
provided that parking is restricted to one side of the street.
Community Development Department staff does not support a curb
to curb width that is narrower than that existing on Majestic
Court. This issue is discussed further in the Analysis section
below.
Modify the Entry Monumentation and Fence /Wall Plan:
As a result of relocating the project entry and reworking the
"theme," modifications are proposed for the entry monumentation
and fence /wall plan. The proposed changes to the entry
monumentation are fairly minor, and include relocation to the
new project entrance and adding the project name "Canterbury
Lane ".
Although the prior noise study identified a need for a ten -foot
(101) high block wall along the Los Angeles Avenue frontage, a
more recent study by Impact Sciences has concluded that a seven -
foot (7') high wall would provide the necessary attenuation of
roadway noise, resulting in exterior noise levels of 64.7 CNEL
at the closest residential area, slightly lower than the minimum
code requirement of 65 CNEL. Staff supports a reduction in
height to no less than eight feet (8'), with the final design
and height to be approved by the Community Development Director
based on the ultimate pad elevations. A condition of approval
has also been added to assure sensitive siting of the dwelling
units adjacent to Los Angeles Avenue. Other perimeter walls
will be consistent with those previously approved.
Honorable City Council
June 18, 2003
Page 6
In addition to the above specific modification requests, a
condition has been added that allows the City Manager to approve
an Early Grading Agreement for the project. Although Early
Grading Agreements are normally only permitted with projects, in
this case, the overall benefit of the project modifications
warrants consideration of an Early Grading Agreement.
nNAT.V C T C
Issues
Staff analysis of the proposed project has identified the
following areas for City Council consideration:
• Signalization of Los Angeles Avenue and Millard Street
Intersection
• Reduction of Street Widths
• Relocation of Recreation Area
• Distribution of Enhanced Landscapin
Signalization of Los Angeles Avenue and Millard Street
Intersection:
As noted above, the applicant, in conjunction with staff, has
determined that the community would be better served if the main
access from Los Angeles Avenue were aligned with Millard Street.
This would allow for Signalization of this intersection, making
for a safer and more efficient entry /exit to this neighborhood
and the neighborhood to the north. The applicant will be
required, as a condition of approval, to provide for the full
signalization of this intersection. The overall public benefit
of providing a safe, signalized intersection on Los Angeles
Avenue mitigates certain concessions that the applicant is
requesting, subject to conditions of approval.
Reduction of Street Widths:
Planning and Fire Department staff has reviewed the request for
reduction of interior street widths and for reduction in the
width of Majestic Court resulting from the realignment of the
front entry. Narrower streets can be favorable because they
create a sense of intimacy within a neighborhood and traffic has
a tendency to go slower than on wider streets. In this case,
the narrow streets in effect become long driveways because they
f y t..W Is �9 11 y
Honorable City Council
June 18, 2003
Page 7
do not end in a cul -de -sac or hammer -head type turn around, nor
do they connect to other streets. The Fire Department is
satisfied that if fire sprinklers are provided in all of the
units and parking is restricted to one side of the street,
except for the 26' foot wide private street, having no on- street
parking, that public safety issues will be met. Since these
private streets are of limited length it is not likely that
there will be much public traffic on these streets.
As mentioned above, Community Development Department staff does
not support a curb to curb width that is narrower than that
existing on Majestic Court. A forty foot (40') curb to curb
width will result in an additional four feet (4') of width that
can be accommodated in the tract. This may be accomplished by a
slight reduction of side and rear yard areas and shifting of
dwelling units through out the tract. In fact, it appears that
the necessary four feet (4') might be accommodated within the
portion of the tract that is south of Majestic Court, without
sacrificing any reduction in the minimum five foot (5') minimum
side yard. The 40 -foot curb to curb width exists west of this
tract to Moorpark Avenue. Majestic Court is to serve as the
only collector south of Los Angeles Avenue east of Moorpark
Avenue. It would serve the Archstone Apartments, this project,
as well as the adjacent proposed project. Narrowing the width
for this portion of the reach of Majestic Court, or for further
portions would impede smooth traffic flow and circulation and is
not appropriate.
Relocation of Recreation Area:
In order to minimize the number of units lost, and maintain the
same lot size, the applicant has proposed to relocate the
recreation area off -site, to the proposed adjacent project. The
proposed location is in the vicinity of the existing Coptic
Church site, currently under a contract of sale with Shea Homes.
Staff has evaluated this request and concluded that it would be
better handled as a future permit adjustment, approved by the
Community Development Director, since there is no guarantee on
what may ultimately be approved on the adjacent site. In order
to ensure that this project is not constructed without a
recreation area staff has added a condition which would require
the issue of the recreation area be resolved on or before the
issuance of a building permit for the 40th dwelling unit. A
condition of approval has been added that requires the
recreation area to be shown on the approved plans, in the
vicinity of lots 46, 47 and 48. Precise siting of the
a rN 0, ►-�
Honorable City Council
June 18, 2003
Page 8
recreation area will be subject to approval of the Community
Development Director.
Findings:
The requested modifications are not extensive enough to be
considered a substantial or fundamental change in land use
relative to the Residential Planned Development Permit or
Tentative Tract Map, would not have a substantial adverse impact
on surrounding properties, and would not change any findings
contained in the mitigated negative declaration previously
approved for the permit.
Therefore, the findings of RPD No. 1998 -01, VTTM No. 5133 as
made in Resolution No. 99 -1666, and those findings made in Minor
Modification Nos. 1 and 2 are hereby reaffirmed.
All previous Conditions of Approval would remain in full force
and effect except as modified by this approval.
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 Deemed Complete: May 29, 2003
City Council Action Deadline for VTTM: July 17, 2003
City Council Action Deadline for RPD: July 31, 2003
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act a Mitigated
Negative Declaration was previously prepared for this
development project. This Modification is consistent with the
Mitigated Negative Declaration and no further environmental
documentation is necessary.
0C f ;08
Honorable City Council
June 18, 2003
Page 9
STAFF RECODMENDATIONS
1. Open the public hearing, accept public testimony, and close
the public hearing;
2. Adopt Resolution No. 2003- approving Minor
Modification No. 3 to RPD No. 98 -01 and Minor Modification
No. 3 to Vesting Tentative Map No. 5133 subject to
Conditions of Approval.
Attachments:
1. Draft Resolution No. 2003-
2. Location Map
3. Site Plan
4. Vesting Tentative Tract Map
5. Elevations
6. Floor Plans
RESOLUTION NO. 2003-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING MINOR MODIFICATION
NO. 3 TO RESIDENTIAL PLANNED DEVELOPMENT PERMIT
NO. 1998 -01 AND MINOR MODIFICATION NO. 3 TO
VESTING TENTATIVE MAP NO. 5133, LOCATED ON THE
SOUTH SIDE OF LOS ANGELES AVENUE, WEST OF FREMONT
STREET AND ON THE NORTH SIDE OF THE ARROYO SIMI,
ON THE APPLICATION OF SHEA HOMES, LLC. (ASSESSOR
PARCEL NOS. 506 -0- 020 -45, 51, 475 and 500)
WHEREAS, at a duly noticed public hearing on June 18, 2003,
the City Council considered Minor Modification No. 3 to
Residential Planned Development Permit (RPD) No. 1998 -01 and
Minor Modification No. 3 to Vesting Tentative Tract Map (VTTM)
No. 5133, for modification to street widths and alignment, site
plan, fencing, entry monumentation, unit type, and architecture
on a site located on the south side of Los Angeles Avenue, west
of Fremont Street and on the north side of the Arroyo Simi
(Assessor Parcel Nos. 506 -0- 020 -45 and 51); and
WHEREAS, at its meeting of June 18, 2003, the City Council
conducted a public hearing, received public testimony, and closed
the public hearing; and
WHEREAS, the City Council after review and consideration of
the information contained in the staff report and public
testimony has reached a decision on this matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby find that Minor
Modification No. 3 to the Residential Planned Development No.
1998 -01 and Minor Modification No. 3 to the Vesting Tentative Map
No. 5133 as conditioned are consistent with the City's General
Plan.
SECTION 2. ENVIRONMENTAL DOCUMENTATION: Pursuant to the
California Environmental Quality Act a Mitigated Negative
Declaration has been previously prepared and adopted for this
development project. This Modification is consistent with that
Mitigated Negative Declaration and no further environmental
documentation is necessary.
SECTION
Tentative Map
those findings
3.
No.
made
The findings of RPD No. 1998 -01, Vesting
5133 as made in Resolution No. 99 -1666, and
in Minor Modification Nos. 1 and 2 are hereby
CC ATTACHMENT 1
AON4,- �
Resolution No. 2003 -
Page 2
reaffirmed and included by reference. The requested
modifications have been determined by the City Council not to be
extensive enough to be considered a substantial or fundamental
change in land use relative to the Residential Planned
Development Permit or Tentative Tract Map, and therefore, would
not have a substantial adverse impact on surrounding properties,
and would not change any findings contained in the environmental
document prepared for the previous approvals.
SECTION 4. CITY COUNCIL APPROVAL: The City Council hereby
approves Minor Modification No. 3 to Residential Planned
Development Permit No. 1998 -01 and Minor Modification No. 3 to
Vesting Tentative Map No. 5133 subject to the following special
conditions of approval:
1. All conditions of Residential Planned Development
Permit No. 1998 -01 and Vesting Tentative Map No. 5133
and all subsequent modifications shall remain binding
and in full force, except as modified by the conditions
contained in this resolution.
2. Modification No. 3 to Residential Planned Development
Permit No. 1998 -01 and Modification No. 3 Vesting
Tentative Map No. 5133 are approved per the submitted
site plan and tentative map as modified by the
conditions contained in this resolution.
3. Parking is restricted to one side of the street for
%NA," %ND," "E," and F" Drives and Majestic Court
between the Westcott Court and the easterly project
boundary. "No Stopping" signs shall be installed at
the sole cost of the applicant to the satisfaction of
the Ventura County Fire Prevention District and the
City Engineer.
4. No parking is permitted on "C" Drive. "No Stopping"
signs shall be installed at the sole cost of the
applicant to the satisfaction of the Ventura County
Fire Prevention District and the City Engineer.
S. Prior to the issuance of a final building occupancy
permit for the first dwelling unit the applicant, at
their sole cost, shall design and install full
signalization at the intersection of Los Angeles Avenue
and Millard Street to the satisfaction of the City
Engineer. The signalization shall be installed and
completed within 180 days of the issuance of a grading
permit.
6. The recreation area shall be shown on the approved
plans, in the vicinity of lots 46, 47 and 48. Precise
01N 10
Resolution No. 2003 -
Page 3
siting of the recreation area will be subject to
approval of the Community Development Director.
7. Prior to the issuance of a building permit for the 40th
dwelling the applicant shall provide proof to the
satisfaction of the community development director,
that a sufficient on- or off -site recreation area will
be provided as part of the completion of RPD No. 1998-
01. Approval of an off -site recreation area shall only
occur after approval of the General Plan Amendment,
Zone Change, Residential Planned Development and
Tentative Map for the adjacent property.
8. Any future improvements to the individual pads shall
follow the City's R -1 (single family zone) Development
Standards. Said standards shall be incorporated into
the Covenants, Codes and Restrictions for this project.
9. There shall be no development allowed in the front
yards of the individual pads. This includes, but is
not limited to, fences, lighting, pilasters and
fountains.
10. The City Council authorizes the City Manager to approve
an Early Grading Permit. Prior to issuance of an early
grading permit, the applicant shall provide bonding, in
an amount satisfactory to the City Engineer to
guarantee the restoration of the site to its pre - graded
condition. Grading and improvement for the ultimate
right -of -way of Los Angeles Avenue shall occur
concurrently with grading and improvement of the site,
and shall be completed within 180 days of the issuance
of a grading permit.
11. Building permits shall not be issued for any units on
this site until a Conditional Letter of Map Revision
(CLOMR) has been issued by the Federal Emergency
Management Agency.
12. As part of the improvement plans the applicant shall
show standard curb and gutter with a public service
easement provided within the private drives.
13. The front setback for each unit shall not be less than
eighteen (18) feet.
14. The rear setback for each unit shall not be less than
fifteen (15) feet.
15. The side setback for each unit shall not be less than
five (5) feet.
16. There shall be no less than three (3) feet of clearance
between block walls and allowable interior protrusions.
Resolution No. 2003 -
Page 4
17. The sound wall adjacent to Los Angeles Avenue shall be
no less than eight feet (8') in height, with the final
design and height to be approved by the Community
Development Director, subject to ultimate pad
elevations.
18. The siting of the dwelling units adjacent to Los
Angeles Avenue shall be subject to the approval of the
Community Development Director.
19. Majestic Court shall be designed with forty foot (40')
curb to curb width. The total right of way design
shall be subject to the approval of the Community
Development Director and the City Engineer.
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 18th day of June, 2003.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Cierk
0 0 '(� 0'1 3
�N-"
HIGH ST.
O
O O a
a
�.4 (
NEW I LOS ANGELES AVE
0
W�
w
MAJESTIC
Ago _ ���� SITE
�'O
CC ATTACHMENT 2
Prepared by.
RJR ENGINEERING GROUP
Planning- Civil Engineering
Geotechnica l Engineering -Geology � 44
4243 Telegraph Road, Ventura, CA 93003
(805) 650 -5125 (805) 650 -5123 FAX
E -mail: r reng @earthlink.net
LEGEND f-QR I&I
�111 Q
Y
rzlm-
(-T�
MOOWAM
CC ATTACHMENT 3
SrrE PLA 3-3
VESTW-TSLAWTK,llETVt �TPMPPIO_51.
MSkVR t4OD89"TOON
i
�W I
5 II
/ I 1
li I�
I
I
i
•1
s 9i
� E
i
F7
1E
I
G _
3
a
n
t
pE r.a
I Gy
i 6 ij
i r
I
o
L !r�
rI
�o
- --a— --
s
e ri p rj i g �i I a
'it p�it Ilk
�p((a d
Ipef�
R
IF
r� pi!
IN,
' $ii r ! e'i � � rp i4✓!ea
2�l %�f
ysc�l3i�ielF�lRpp!19E��� �9��
��i i
f., lit
` ��p {
N� ffF
14NE;
Nh sal
i
¢ r e r
l�F�if
�! il i, i i!
f� l4 iii; !l�� NIA 0 OP
j
ii I
x�
i
�Y
H
z
U
H
H
a'
U
U
nn..� �'*..a
lPee �f i
?I
�
yill�
sfa�iltp i!�
Wj
5 N
Gi
�IF';1ioF
gia
{�f�"�•Gke ttr
4 "a � a
l�d::papir' €�i!
IF
r� pi!
IN,
' $ii r ! e'i � � rp i4✓!ea
2�l %�f
ysc�l3i�ielF�lRpp!19E��� �9��
��i i
f., lit
` ��p {
N� ffF
14NE;
Nh sal
i
¢ r e r
l�F�if
�! il i, i i!
f� l4 iii; !l�� NIA 0 OP
j
ii I
x�
i
�Y
H
z
U
H
H
a'
U
U
nn..� �'*..a
PLAN 2/3 A
PLAN 2/3 C
ELEVATIONS
CANTERB TJRY
MOORPARK , CA
SHEA HOMES
34SSD IW
VACCH ® ,
Lo
E
z
U
H
H
i
U
U
��o. i
L
LEFT (PLAN 2)
■Y ,TOM
RIGHT (PLAN 3)
,oil,, '"'go gum
imilloillis, nuu
ISM 0,
iii INN
imn N
lu
urm
auar log 11 lum
REAR
PLAN 3 PLAN 2
ELEVATION 2/3A
CANTERBURY aRWa.
MOORPARK , CA
-§-H-EA HOMES n'o cis
%,.oO -%./ ,
— ipl�pl{It ttw.itll
14 f¢gCl
10. 0� eme nlu
e alms '
i„ YILLIV WONCn1IM1'
•�LIIGl6
1. f0( sMLIIIG
I N�1T1Pd!
It y.[TYPIU �uJ.aPnVOt
PLAN 2/4 A
PLAN 2/4 B
ELEVATIONS
CANTERB URY
MOORPARK , CA
SHEA HOMES
sk'se. N
LICCH
UlO11A
iil
SUN=-
Eil
RIGHT (PLAN 4)
EL". ,� ;
ILM
LX= (PLAN 2)
MT
M LLjL
r-7-7
LJ FT]
EHR, m B 0
MLL nH
PLAN 4
PLAN 2
ELEVATION 2/4A
C k IST r r I E I P, I B TJ a - Y
MOORPARK , CA
SHEA HOMES �J Ono0o"Nno
-� G Aw
m
v
M
z
U
v
t�
z
Q
.a
a
z
0
d
a
W
C:
I
�) v
C
►� U
(� a
z°
V
W
0
x
x
.rr
I
I
au�u
RIGHT (PLAN 4)
Q'dP
LEFT (PLAN 3)
71
j
i
LED mm
EIRB
0 H m R p, rr",r",r-"l
REAR
PLAN 4 PLAN 3
ELEVATION 3/4B
CANTERB LTRY
MOORPARK , CA
SHEA HOMES
xj ow060
�s
U
It
Q
a
a
m
It
z
a
a
r�
e.�
z
0
W
w
U
mW-
(� a
h0
Z0
U
W
O
x�
W
x
1
P I I TOGV.
�m�rc
RT
ld
RIGHT
.rr
8 El ee ,
GSS
nil
n u n
ELEVATION 4C
CANTEaB URY �'
MOORPARK , CA
SHEA HOMES �r
�oause
0 C` �: �
►i ------ss= ---c- °sc =-- _---.� ---- y-------- ------------- ------ ------ya
7
U i^
M't- 0lDIlOOM DEOROOM 7 i n BATH MA!
` N.`a a °� "y ' rOlie
I 1 n rxu I
t 1 I
1i I -7 r-
r �
• �. __oar. ara..___i�
t 1
7 J HALL r ,
DEOROOtt ) 590ROOR ! j
1 1
I I
i ~- ~------- it
i
r-
SECOND FLOOR
' PORCH
I----- ------
r
I
FIRST FLOOR
PLAN 2A PLAN 3A
1.607 SQ.FT. 1.792 SQ.FT.
CANTERBURY
MOORPARK , CA -_
SHEA HOMES
OR
E
z
U
a
E
a'
U
U
ont)(; W i
►� - - - -- -.Sir - iG�--- ut - - - - -- Wi' - - -- - ,.M1L- - -,OU. --------- - - -R.: r.--- - - - -T-
zi1 . 1
1 , 1•
1 szTM BEDROOM RIDROOn 2 ....u. n- BAT14 , ••••�'
0 .ei.y nARTER
t 4. BEDROOM
0 2 / I
' • - _ � - ........ - BEORmon 2
yy �• I I ?-A
MAY Z
TTT
BEDROOM 4
, - ^. OI►T. OPT i' . A'-11
I felt 2 Y
SECOND FLOOR
E7-�— N I GREAT R0011 ►AMILY i
ENTRY - - ✓ i i
f POR .. I KRwHEN EN4RT
I i ai I _ PORYCMI t I
Ii I PORCH
GARAGE
L
------ ----- ,o l..o= GARAGE
• � ae -. aol
i 1 ---
i -- - - - - - - - - - - - -I i
I I r
FIRST FLOOR
PLAN 2A PLAN 4A
1,607 SQ.FT. 1,885 SQ.FT.
CANTERB URIf- �®
MOORPARK , CA _
SHEA HOMES
G, Cl I Wf;
------------------------- ------ --------------------- -
r -Z
10i
MAVER
----- awsw, M BATH M BATH
anoRoom
k
LAU .-u -BEDROOM 2
--- - --- L
WALL -------
— -U
HALL
7�-
DWROOM 4
E fs� 3/ 11
16EDWOM 2 0lDROOM 1
L---
SECOND FLOOR
WOW
COMING
Ka _14
o
00, GREAT ROOM
2, 1, ►AnLY
0 OLEQ.
H:
ILI
ENT 7� PORCH,
GARAGE
T 7-
"RAGE
---
- - - -- --
• - - - - - - - - - - -
FIRST FLOOR
PLAN 3B PLAN 4B
1,792 SQ.Fr. 1.885 SQ.Fr.
3ASSDJAN
clk 1*--T 7 1E a B u a -Y L-ccm
MOORPARK , CA
SHEA HOMES
r r - -.;6-z7 - - -,,;;a ------------- -------
re
MASTER
M BATN
i � I I)
JtA.9
LOPT
IDED oom S/
OPTRL
Mp
---- IN
OPT. LOFT
Ar INWROOM 3
SECOND FLOOR
DUNG
kW FAMILY
'd Y ' 0.
ENTRY
I ------ �mcw
GARAGE
----------
FIRST FLOOR
PLAN 4C
1,885 SQ.FT.
C A 1*4 rr IE a B U a -Y
MOORPARK , CA
SHEA HOMES