HomeMy WebLinkAboutAGENDA REPORT 2003 0702 CC REG ITEM 08CMOORPARK CITY COUNCIL
AGENDA REPORT
ITEM 8'' CIO
A(
BY:
TO: Honorable City Council
FROM: Barry K. Hogan, Community Development Directo
Prepared By: Joseph F. Fiss, Principal Pla e
DATE: June 19, 2003 (CC Meeting of 7/02/03)
SUBJECT: Consider Minor Modification No. 5 to Resolution 96-
1197 (General Plan Amendment (GPA) 94 -01, Residential
Planned Development Permit (RPD) No. 94 -01,
Conditional Use Permit (CUP) No. 94 -01 and Vesting
Tentative Tract Map (VTTM) No. 4928), Generally
between Grimes Canyon Road and Walnut Canyon Road
adjacent to Championship Drive, on the Application of
Toll Brothers, Inc.
BACKGROUND /DISCUSSION
General Plan Amendment (GPA) No. 94 -01, Residential Planned
Development (RPD) No. 94 -01, Conditional Use Permit (CUP) No.
94 -01 and Vesting Tentative Tract Map (VTTM) No. 4928, were
originally approved by the City Council on April 17, 1996.
At the time of approval of the Vesting Tentative Map, the
Residential Planned Development Permit and Conditional Use
Permit for the golf course for the project, there were
expectations that certain improvements would be completed
subject to specific timing and performance requirements. Due to
the timing of other improvements, these performance requirements
were not met. There are several conditions which involve
improvements and time specific completion of those improvements
that will need to be modified through a Minor Modification
process.
The conditions, in no particular order of priority, involve the
following:
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Honorable City Council
July 2, 2003
Page 2
• Adoption of a Resolution regarding enforcement of the
California Vehicle Code and the Moorpark Municipal Code on
private streets in the development.
• Revisions and approval of the CC &R's to comply with the
changes approved by City Council for Phase 1.
• Submittal and approval of a Community Sign Program and
landscape plans and the installation of landscaping for
Phase 1.
• Approved and operational Landscape Maintenance District for
all areas proposed to be maintained by the public.
• Fencing and wall plans for individual lots, as well as,
boundary (range) fencing.
• Improvements to Walnut Canyon Road intersection with
Championship Drive.
• Improvements to Grimes Canyon Road intersection with
Highway 118.
• Improvements to Grimes Canyon Road intersection with
Championship Drive.
These conditions are manifested within the approved project as
various conditions of approval of the Development Agreement, a
Settlement Agreement, Residential Planned Development,
Conditional Use Permit, Vesting Tentative Tract Map, and the
subsequent Minor Modifications.
At the August 21, 2002 City Council meeting, the Council
directed Staff to work with the developer to amend the
Settlement Agreement and process Minor Modifications to amend
those certain conditions currently tied to occupancy. Staff has
worked closely with the applicant on the Second Amendment to the
Settlement Agreement. This amendment was approved by the City
Council on May 16, 2003. Amendment of the conditions is
required to bring the discretionary approvals and the Settlement
Agreement into conformance.
A table of the original and proposed conditions is included as
Attachment 1.
Recently, the applicant and staff have identified minor design
concerns that have been included in this application. Said
Honorable City Council
July 2, 2003
Page 3
design concerns affect the approved Design Guidelines and can be
handled within the Minor Modification, but are typically handled
through the Permit Adjustment process. The modifications relate
specifically to front yard improvements and to accessory
structures. The proposed modifications to the Design Guidelines
are included as Attachment 2.
The proposed modifications to the Design Guidelines are
consistent with the intent of the original guidelines. A
condition of approval has been added to allow the Community
Development Director discretion to handle future minor design
changes by Permit Adjustment, with the understanding that
changes to the Design Guidelines that would require a change to
the conditions of approval would be handled through the
Modification process.
Findings:
The requested modifications are not extensive enough to be
considered a substantial or fundamental change in land use
relative to the General Plan Amendment, Residential Planned
Development Permit, Conditional Use Permit or Tentative Tract
Map, would not have a substantial adverse impact on surrounding
properties, and would not change any findings contained in the
Environmental Impact Report previously approved for the permit.
Therefore, the findings of RPD No. 1994 -01, VTTM No. 4928 as
made in Resolution No. 96 -1197, and those findings made in Minor
Modification Nos. 1, 3 and 4 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:
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July 2, 2003
Page 4
Date Application Deemed Complete: June 6, 2003
City Council Action Deadline for VTTM: July 26, 2003
City Council Action Deadline for RPD and CUP: August 5, 2003
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act an
Environmental Impact Report was previously prepared for this
development project. This Modification is consistent with the
Environmental Impact Report and no further environmental
documentation is necessary.
STAFF RECOMMENDATIONS
1. Open the public hearing, accept public testimony, and close
the public hearing;
2. Approve revisions to the Design Guidelines per Attachment
2.
3. Adopt Resolution No. 2003- approving Minor
Modification No. 5 to Resolution 96 -1197 (GPA No. 94 -01,
RPD No. 94 -01, CUP No. 94 -01, and VTTM No. 4928) subject to
Conditions of Approval.
Attachments:
1. Proposed Amendments to Architectural Design Guidelines
2. Draft Resolution No. 2003-
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COUNTRY CLUB ESTATES AT MOORPARK
ARCHITECTURAL DESIGN GUIDELINES
Dated October 16, 2001
July 2, 2003 Revision
II, C, 8. GUIDELINES FOR GUEST HOUSES, ACCESSORY BUILDINGS, AND ADDITIONAL ARCHITECTURAL
ELEMENTS
a) Detached Garages, Outbuildings, Pavilions, and Other Structures: For those
lots capable of supporting detached structures, such as garages, studios,
pool houses, and guest living quarters no more than one free - standing
accessory structure is permitted. Free standing garden trellises and open
gazebos are excluded from this prevision, but require specific City & HOA
approval.
The architectural character of detached structures shall be consistent with
that of the main structure planned for the lot while not being a miniature
replica of the main structure. These structures must be carefully sited to
integrate into the design of the site and must all be within the buildable
pad area.
Detached buildings, where allowed, are limited in height to 15'0 ". Any
accessory building element that is attached to the main structure may
conform to the same height limit that is applied to the main structure and
conform to required setbacks, with the exception of patio covers.
CC ATTACHMENT 1
Page 1 of 2
C
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COUNTRY CLUB ESTATES AT MOORPARK
ARCHITECTURAL DESIGN GUIDELINES
Dated October 16, 2001
July 2, 2003 Revision
II, C, 14. WALLS AND FENCING
PRIVACY WALLS
Use of rural fencing and landscaping is encouraged rather than privacy walls.
Privacy walls proposed for any building site shall be included upon the plot
plan for each development site and shall be reviewed on a case -by -case basis.
Walls shall be required to screen trash areas, pool equipment and mechanical
equipment. Walls shall integrate with the design of the residence. All walls,
except perimeter walls that are within the front yard setback for a house may
not be greater than 36" in height excluding a decorative light fixture (not to
exceed 18" in additional height). Walls shall not be placed immediately adjacent
to sidewalks.
Maximum height of privacy walls shall be 610 ". Taller privacy walls for special
design forms may be considered if greater site setbacks are provided. Privacy
walls shall be split face concrete block, slumpstone or other masonry materials
consistent with approved building and /or tract finishes and colors and must be
approved by the Community Development Department. Side yard walls may start at
the front of the home and shall not extend more than 20' past the rear of the
house. Walls should be a neutral color; however, low height retaining walls or
accent walls for patios or courtyards are encouraged to use similar materials
used as accent materials on the house. Walls visible from the golf course,
streets or other public areas shall have a decorative cap and shall be similar
in theme to the master community entry. Landscaping shall be used to soften the
appearance of the wall.
Page 2 of 2
RESOLUTION NO. 2003-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING MINOR MODIFICATION
NO. 5 TO RESOLUTION NO. 96 -1197 (GENERAL PLAN
AMENDMENT NO. 1994 -01, RESIDENTIAL PLANNED
DEVELOPMENT PERMIT NO. 1994 -01, CONDITIONAL USE
PERMIT NO. 1994 -01 AND VESTING TENTATIVE MAP NO.
4928), LOCATED GENERALLY BETWEEN GRIMES CANYON
ROAD AND WALNUT CANYON ROAD ADJACENT TO
CHAMPIONSHIP DRIVE, ON THE APPLICATION OF TOLL
BROS., INC.
WHEREAS, at a duly noticed public hearing on July 2, 2003,
the City Council considered Minor Modification No. 5 To
Resolution No. 96 -1197 (General Plan Amendment No. 1994 -01,
Residential Planned Development Permit No. 1994 -01, Conditional
Use Permit No. 1994 -01 and Vesting Tentative Map No. 4928),
located generally between Grimes Canyon Road and Walnut Canyon
Road adjacent to Championship Drive; and
WHEREAS, at its meeting of July 2, 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. GENERAL PLAN CONSISTENCY: The City Council does
hereby find that Minor Modification No. 5 to Resolution No. 96-
1197 (General Plan Amendment No. 1994 -01, Residential Planned
Development Permit No. 1994 -01, Conditional Use Permit No. 1994-
01 and Vesting Tentative Map No. 4928) as conditioned is
consistent with the City's General Plan.
SECTION 2. ENVIRONMENTAL DOCUMENTATION: Pursuant to the
California Environmental Quality Act an Environmental Impact
Report has been previously prepared and adopted for this
development project. This Modification is consistent with that
Environmental Impact Report and no further environmental
documentation is necessary.
SECTION 3. FINDINGS: The findings of General Plan Amendment
1994 -01, Residential Planned Development Permit No. 1994 -01,
Conditional Use Permit No. 1994 -01 and Vesting Tentative Map No.
4928 as made in Resolution No. 96 -1197, and those findings made
in Minor Modification Nos. 1, 3 and 4 are hereby reaffirmed and
CC ATTACHMENT 2
Resolution No. 2003 -
Page 2
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. 5 to Residential Planned
Development Permit No. 1994 -01 and Minor Modification No. 5 to
Vesting Tentative Map No. 4928 subject to the following special
conditions of approval:
1. All conditions of Residential Planned Development Permit No.
1994 -01 and Vesting Tentative Map No. 4928 and all
subsequent modifications shall remain binding and in full
force, except as modified by the conditions contained in
this resolution.
2. Conditions VTM #20, RPD #18, CUP #24 are amended as follows:
Prior to opening "C" Street to the public use, the
Applicant /Developer shall request the City to adopt a
resolution authorizing enforcement of applicable provisions
of the California Vehicle Code and Moorpark Municipal Code.
3. Condition VTM #23 is amended as follows: The draft CC &R's
shall be submitted to the Community Developer Director and
the City Attorney for review and approval prior to occupancy
of the 95th dwelling unit, and the Subdivider shall be
required to pay all costs associated with such review. All
applicable conditions of approval shall be highlighted in
the copies of the CC &R's submitted for City review.
Approval by the City shall not be construed to mean that the
City has any obligation to enforce CC &R's.
4. Condition RPD #22 is amended as follows: Both the eastern
and western "C" Street entrances to the proposed project
shall provide residential, community entry monumentation
signage and appropriate landscaping at entry points. A sign
program shall be submitted to the Community Development
Director for review and approval prior to occupancy of the
95th dwelling unit. An orderly and consistent street tree
planting program shall be required for both entranceways to
provide a landscaping pattern that resembles a rural ranch,
entry road design. Trees shall be spaced at equal intervals
or clustered, as approved by the Community Development
Director. Recommended tree plantings for these entry points
and along "C" Street shall include the non - natives typically
Resolution No. 2003 -
Page 3
used in ranch settings for entryways including pepper,
eucalyptus and olive trees. Other street tree plantings
shall be consistent with the Ventura County Guide to
Landscape Plans. The Community Development Director shall
review and approve all gateway, streetscapes, and street
tree planting programs for the project, and all such
landscaping for each approved phase shall be installed,
prior to the first occupancy for that phase, except Phases 1
& 2 (4928 -1 & 2).
5. Conditions RPD #29, VTM #47, CUP #44, MM1 #7 are amended as
follows: Prior to the recordation of Phase 3, two (2) sets
of Landscaping and Irrigation Plans, together with a
maintenance program, shall be prepared by a State - licensed
Landscape Architect for the Maintenance Areas and Common
Maintenance Areas for the Tract. The plans shall be in
accordance with the Ventura County Guide to Landscape Plans
and applicable City policies, plans and ordinances, and
shall be submitted to the Community Development Director for
review and approval. The Applicant /Developer shall bear the
full cost of plan review, installation and final inspection.
The landscaping for the Maintenance Areas and Common
Maintenance Areas in each approved phase of development
shall be installed and receive final inspection and
approval, prior to the first occupancy in each phase, except
Phases 1 & 2 (4928 -1 & 2) . The landscaping for "C" Street
from Grimes Canyon Road to the clubhouse is required to be
installed no later than ninety (90) days after the clubhouse
occupancy. The landscaping for "C" Street through Phase 3
(4928 -3) (from the Clubhouse to Walnut Canyon Drive) shall
be installed and receive final inspection and approval,
prior to the first residential occupancy within Phase 3
(4928 -3) .
6. Conditions VTM #55, RPD #34, RPD #35, MMl #8 are amended as
follows: A Fencing and Wall Plan is required to be
submitted for the Community Development Director's approval,
prior to approval of the Phase 3 (4928 -3) of the Final
Vesting Map. The Fencing and Wall Plan shall include the
type, height, and location of all fencing and /or walls to be
installed, along the perimeter of the entire project site
and along "C" Street and within the "C" Street parkway.
Fencing or walls for each phase shall be installed prior to
the first residential occupancy in each phase. Fencing for
the golf course shall be installed prior to occupancy of the
clubhouse and /or initiation of play on the third 9 holes of
the golf course. Fencing adjacent to agricultural zoned
property shall be a minimum of six (6) feet in height, and
shall represent a substantial barrier to discourage
vandalism and trespassing. The Community Development
Resolution No. 2003 -
Page 4
Director may approve high - quality chain link fencing, or
wire range fencing adjacent to agricultural properties, in
locations where such fencing would not be visible from the
public right -of -way or the adjacent residential pads. No
fencing is required in inaccessible areas either due to
topography or vegetation as determined by the Director of
Community Development. In all other perimeter locations, not
adjacent to agricultural zoned property, either wrought iron
fencing (tubular steel), a block wall, or a combination
shall be provided, as determined by the Community
Development Director in the Perimeter Fencing and Wall Plan.
7. Conditions VTM #136, RPD #59, CUP #101 are amended as
follows: Prior to July 31, 2003, the Subdivider shall
improve Walnut Canyon Road as specified in these conditions.
In the event this improvement is not approved by Caltrans
for use by the public by July 31, 2003, the Subdivider shall
not request, and City shall not issue, more than 95
residential building permits until such Caltrans approval is
obtained and the improvements are open to use by the public.
8. Conditions VTM #142, RPD #63, CUP #105 are amended as
follows: Prior to May 1, 2006, The Subdivider agrees to
construct improvements at the intersection of Grimes Canyon
Road and State Route 118 (Los Angeles Avenue) hereinafter
referred to as Intersection. The Intersection improvements
shall be consistent with the requirements of Caltrans,
County of Ventura (County), California Public Utilities
Commission (PUC), Union Pacific Railroad (UPR), Southern
California Regional Rail Authority, and Ventura County
Transportation Commission (collectively Metrolink) and the
City. The Intersection improvements, hereinafter
Improvements, shall consist of the following, subject to
final approval of the above - referenced entities:
A. Intersection traffic signal including interconnection
with the railroad crossing signals and a signal on the
north side of the railroad crossing with preemption
circuits, including any modification to the concrete
crossing, rail crossing arms, and any other rail safety
devises as may be required by UPR, PUC, or Metrolink;
B. Two twelve foot (121) wide travel lanes and two eight
foot (81) wide paved shoulders on Grimes Canyon Road
from approximately three hundred (300) feet north of
the railroad crossing to Los Angeles Avenue including
modifying the elevation of the road on the north side;
C. Improvement of Los Angeles Avenue for a distance of
approximately seven hundred twenty (720) feet east of
the Intersection and approximately six hundred twenty
Resolution No. 2003 -
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(620) feet west of the Intersection. The additional
improvements to the east are to include an
approximately six hundred (600) foot deceleration /
right turn lane westbound, and twelve (12) foot median
at the Intersection tapering to zero, an eight (8) foot
paved shoulder on the south side. The additional
improvements to the west of the Intersection are to
include an approximate five hundred (500) foot
deceleration / left turn lane.
9. Conditions VTM #143, RPD #62, CUP #106 are amended as
follows: The Subdivider shall complete the improvement of
Grimes Canyon Road in conformance with Ventura County Permit
No. 02 -713E2 within one hundred eighty (180) calendar days
of City obtaining the real property needed for said
improvement. The Subdivider shall provide City with legal
descriptions for all properties to be acquired by City by
April 30, 2003, including temporary construction easements
and permanent slope easements. City shall verify the legal
description and return to The Subdivider for any corrections
by May 31, 2003. If legal descriptions are not approved by
City by May 31, 2003, then one calendar day shall be
subtracted from the Required Date, referenced above, for
each calendar day beginning June 1, 2003, and for each
succeeding calendar day until City approves said legal
descriptions (e.g. If said legal descriptions are not
approved until June 10, 2003, then The Subdivider would have
one hundred seventy (170) days from City's acquisition of
the properties to complete the improvement of Grimes Canyon
Road required by this condition. The Subdivider agrees to
pay all City costs for acquisition of the properties needed
for construction of these improvements including but not
limited to legal, engineering, planning, and appraisal costs
in addition to the costs for acquisition of properties.
Fifteen percent (150) shall be added to all City out -of-
pocket expenses for the acquisition costs, excluding the
actual cost of the properties.
City shall negotiate for the acquisition of the properties.
If such negotiations prove unsuccessful, City shall promptly
begin the procedures required by law to consider filing
condemnation proceedings for the purpose of acquiring
properties. Subject to all negotiation and notice
requirements imposed by law, City shall schedule a hearing
to consider adoption of a Resolution of Necessity for
acquisition of the properties by Eminent Domain. City shall
file condemnation proceedings for the purpose of acquiring
the properties if and when it: 1) has complied with all
applicable laws; 2) has been able to make the findings
necessary for a Resolution of Necessary under the Eminent
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Resolution No. 2003 -
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Domain Law; and 3) elects, in its sole and exclusive
discretion following receipt and consideration of all facts
presented at the hearing, to adopt such Resolution.
Within ninety (90) calendar days of acquisition of all
required properties, City shall provide an invoice to the
Subdivider listing all costs and return any portion of the
Subdivider deposit not expended by City for this purpose.
The Subdivider agrees to reimburse City within thirty (30)
calendar days of receipt of the accounting for any costs in
excess of the Subdivider's deposits for this purpose. The
Subdivider also agrees that it shall be obligated to
reimburse City for all such costs, even if the City is
ultimately unsuccessful in acquiring title to the properties
through judgment or otherwise.
In the event the improvements required by this condition are
not open for use by the public and approval by County of
Ventura Public Works Department and City are not obtained,
the Subdivider shall not request and City shall not issue
any additional residential building permits until such
approvals are obtained and the improvements are open for use
by the public. City agrees to acquire the properties within
nine (9) months of City approval of said legal descriptions.
In the event City does not achieve this date for
acquisition, then one day shall be added to the Required
Date for each calendar day said acquisition is delayed past
nine (9) months of City's approval of said legal
descriptions (e.g. If said legal descriptions are approved
on May 31, 2003, but the City's acquisition of properties
does not occur until April 30, 2004, then the Subdivider
would have two hundred and forty -one (241) days to complete
the improvement of Grimes Canyon Road required by this
condition).
10. Condition MM1 #10 is amended as follows: Prior to April 15,
2003, the applicant shall prepare and submit for approval by
the Community Development Director, a master equestrian
trail design consistent with City Public Works Department
approved plans of May 2003. The plan shall show the
dedicated alignment, improvements and equestrian
crossing /safety features where trail crossings occur with
public or private streets. Each trail segment shall be
constructed for the full length of the development phase in
which the trail is incorporated. The equestrian staging
facilities shall be constructed and shall be connected to a
dedicated and improved trail within Development Phase One.
The design of the trail and surfacing and fencing, etc.,
shall be approved by the Community Development Director. The
trail shall be accommodated within an expanded parkway
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Resolution No. 2003 -
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providing not less than thirty (301) feet from the back edge
of the curb to the right -of -way line along the south side of
"C" Street. The design and alignment of the equestrian trail
shall be coordinated with the design and alignment of the
sidewalk to create a streetscape which incorporates
topographic conditions that resemble a naturally occurring
topographic setting, shall be free flow and serpentine or
meandering, may cross one another, and shall be designed
with a variable separation for the extent of the trail. The
sidewalk and the equestrian trail shall also vary in their
vertical alignment.
11. Condition MM1 #14 is amended as follows: Private recreation
areas identified by the Minor Modification shall be subject
to review and approval of the Community Development Director
and the Community Services Director. Recreation equipment
shall meet the standards required by the City for public
park development. The Home Owners Association shall be
responsible for the long term maintenance of the private
facilities. The private recreation areas shall be installed
prior to the issuance of the Certificate of Occupancy for
building permit of the fiftieth (50th) dwelling unit in each
development phase served.
12. Conditions VTM #137 is deleted: See Condition VTM #143
13. Condition VTM #133 is amended as follows: The improvements
on Walnut Canyon Road shall provide a 13 foot northbound
through lane, 12 foot northbound left turn lane, 12 foot
southbound right turn lane, 13 foot southbound through lane,
12 foot south bound acceleration lane (south of the "C"
street intersection) with 10 foot paved shoulders on each
side consistent with Exhibit C of the approved Vesting
Tentative Map No. 4928.
The Subdivider agrees to construct improvements at the
intersection of Grimes Canyon Road and State Route 118 (Los
Angeles Avenue) hereinafter referred to as Intersection at
its sole cost and expense no later than May 1, 2006. The
Subdivider acknowledges that the Intersection improvements
shall be consistent with the requirements of Caltrans,
County of Ventura (County), California Public Utilities
Commission (PUC), Union Pacific Railroad (UPR), Southern
California Regional Rail Authority, and Ventura County
Transportation Commission (collectively Metrolink) and City.
The Intersection improvements, hereinafter Improvements,
shall consist of the following, subject to final approval of
the above - referenced entities:
A. Intersection traffic signal including interconnection
with the railroad crossing signals and a signal on the
Resolution No. 2003 -
Page 8
north side of the railroad crossing with preemption
circuits, including any modification to the concrete
crossing, rail crossing arms, and any other rail safety
devises as may be required by UPR, PUC, or Metrolink;
B. Two twelve foot (12') wide travel lanes and two eight
foot (81) wide paved shoulders on Grimes Canyon Road
from approximately three hundred (300) feet north of
the railroad crossing to Los Angeles Avenue including
modifying the elevation of the road on the north side;
C. Improvement of Los Angeles Avenue for a distance of
approximately seven hundred twenty (720) feet east of
the Intersection and approximately six hundred twenty
(620) feet west of the Intersection. The additional
improvements to the east are to include an
approximately six hundred (600) foot deceleration /
right turn lane westbound, and twelve (12) foot median
at the Intersection tapering to zero, a four (4)
tapering to an eight (8) foot paved shoulder on the
north side and an eight (8) foot paved shoulder on the
south side. The additional improvements to the west of
the Intersection are to include an approximate five
hundred (500) foot deceleration / left turn lane.
14. Condition VTM #53 is deleted.
15. Conditions VTM #58, #149 and #150 are amended as follows:
Street Lighting Standards: Street lighting standards shall
be as specified per the approved mitigation monitoring
program. Entrance lighting along project access roads shall
be compatible with the surrounding rural neighborhoods. Low
intensity night lighting shall be required within the
street. However, right of ways at intersections, and
significant curves in the roadway, shall provide brighter
lighting complying with County and City intersection safety
standards.
16. Condition VTM #148 is deleted:
17. Condition VTM #144 is amended as follows: Public Streets:
"C" Street shall be constructed per Ventura Standard Plate
B -4A modified to have a seventy -five (75) foot right of way
and configured, consistent with the Circulation Element, to
provide the following cross section:
A. One (1) five -foot (51) meandering sidewalk located
within the south side parkway;
B. A twelve -foot (121) wide multi use trail (10'
clearance) meandering within the thirty -foot (301)
south side parkway;
C. Two (2) eight -foot (8') bike lanes;
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Resolution No. 2003 -
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D. Two (2) twelve -foot (12') travel lanes;
E. One (1) fourteen -foot (141) median at "C" Street
intersections with Walnut Canyon Road & Grimes Canyon
Road
F. Left Turn Pocket at all Cross - streets (not including
three -way stop at clubhouse entry drive)
Areas exclusive of the five -foot (5') sidewalks and twelve -
foot (121) multiuse trail shall be landscaped consistent
with the landscaping conditions of approval. Graded slopes
are permitted within the southern thirty -foot (30') wide
parkway. Slopes descending down to sidewalks that are
steeper than 4:1 will have a slough wall or "v" ditch
installed at the toe adjacent to sidewalk. Rolled curbs
shall be permitted providing no design /drainage constraints
prevent their use.
A three -way stop sign shall be provided at the intersection
of "C" Street and the clubhouse entry drive. To avoid
conflicts with traffic on "C" Street, a tunnel, or similar
underbridge accessway, shall be constructed under the "C"
Street, to enable connection of the 14th and the 15th holes
for the west golf course and at the clubhouse entry drive.
The tunnel shall be constructed to specifications approved
by the City Engineer.
Left turn storage lanes are required at all public and
private intersections on "C" Street. Adequate intersection
right of way shall be provided for constructing all left -
turn pockets without decreasing other lane width or parkway
requirements.
18. Future modifications to the Design Guidelines shall be
approved by the Community Development Director through the
Permit Adjustment process. Modifications which require a
change to the conditions of approval shall be handled
through the Modification process.
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 2nd day of July, 2003.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk