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HomeMy WebLinkAboutAGENDA REPORT 2005 0406 CC REG ITEM 08CMOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council ITEM S - C • CITY OF MOORPARK, CALIFORNIA City Council Meeting of Y -4, a0o� ACTION :�,d2d,&.,vd ,�Z6" -a o DV.- &- of VW /reap . `*V . 0? a 0 y FROM: Barry K. Hogan, Community Development Directo Prepared By: Scott Wolfe, Principal Planner DATE: March 25, 2005 (CC Meeting of 04/06/2005) SUBJECT: Consider an Amendment to Specific Plan No. 1995 -02 Relating to Development Standards for Specific Plan Area No. 2; Zoning Ordinance Amendment No. 2004 -05, a Request to Amend Chapter 17.74 of the Moorpark Municipal Code Relating to Development Standards for Specific Plan Area No. 2; and Residential Planned Development Permit Nos. 2004 -01, -02 and -03, for Construction of a Total of 102 Multiple - Family Residences, and 132 Single - Family Residences within Specific Plan Area No. 2, Located Approximately One - Half Mile North of the Northerly Terminus of Spring Road and Three - Fourths of One Mile East of Walnut Canyon Road, on the Application of Pardee Homes. (Assessor Parcel Numbers: Portions of 500 -0- 270 -07, 500 -0- 270 -08, 500 -0- 270 -19, 500 -0- 270 -20, 500- 0 -240- 03, 500 -0- 240 -04, 500 -0- 240 -22, 500 -0- 240 -23) BACKGROUND On January 4, 2005, the Planning Commission held a public hearing to consider a request to approve Residential Planned Development (RPD) Permit Nos. 2004 -02 and 2004 -03 for Planning Areas 8 (37 single- family detached houses) and 9 (95 single - family detached houses) respectively, along with Zoning Ordinance Amendment No. 2004 -05, to amend certain zoning standards specific to these planning areas within Specific Plan Area No. 2. Following the close of the public hearing, the Planning Commission recommended approval of the requested amendments to the development standards and Residential Planned Developments to the City Council. On March 22, 2005, the Planning Commission held a public hearing to consider a request to approve Residential Planned Development 000146 Honorable City Council April 6, 2005 Page 2 Permit No. 2004 -01 for Planning Area 5 (102 multiple- family residences), along with an amendment to the development standards for Planning Areas 8 and 9 contained in Specific Plan No. 1995 -02, to be consistent with the Zoning Ordinance Amendment that the Planning Commission previously recommended for approval. Following the close of the public hearing, the Planning Commission recommended approval of these requests to the City Council. DISCUSSION Pardee Homes has requested an amendment to certain development standards contained in the Moorpark Highlands Specific Plan and Zoning Code Section 17.74.040.1. The proposed changes are: 000:.4': Planning Area PA -8 PA -9 Std. (30,000 sq. ft. min., (10,000 sq. ft. min., 33,434 sq. ft. avg.) 14,098 sq. ft. avg.) Existing Proposed Existing Proposed Front 35' minimum. No more than 2 35' minimum. No more than 30' minimum. No more 30' minimum. Setback adjacent lots to have same 2 adjacent lots to have than 2 adjacent lots to No more than 2 setback, then 3' to 5' same setback, then at least have same setback, adjacent lots to have variation. Swing garages 3' variation. Swing garages then 3' to 5' variation. same setback, then facing side or rear of lot may facing side or rear of lot may Swing garages facing at least 3' variation. have 15' setback. have 15' setback. side or rear of lot may Swing garages have 15' setback. facing side or rear of lot may have 15' setback. Side Sum of side yards to be 20' Sum of side yards to be 20' 10% of lot frontage, or 7' 10% of lot frontage, Setback minimum. RV access 12' minimum with min. of 7.5' with 20' bldg. or a minimum of 7' with min. 20' bldg. separation separation. with 20' bldg. separation. On irregularly shaped lots, a minimum side setback of 7' may be permitted at the discretion of the Community Development Director, so long as the average separation between the subject building and the adjacent building is at least 20'. 000:.4': Honorable City Council April 6, 2005 Page 3 The proposed Residential Planned Development projects address the architecture and unit placement for Planning Areas 8 and 9. RPD NO. Planning Area PA -8 PA -9 Average Lot Size Std. (30,000 sq. ft. min., (10,000 sq. ft. min., 5 33,434 sq. ft. avg.) 14,098 sq. ft. avg.) 1,107 sf to 1,843 sf Existing Proposed Existing Proposed Rear Dwelling: 50' min. No Change proposed Dwelling: 30' min. Dwelling: 30' min., Setback Patio: 10' min. 3,160 sf to 4,569 sf Patio: 10' min. but may be reduced 2nd Story Patio: 20' min. 2nd Story Patio: 20' min. to 15' at the Accessory Structure: 5' min. Accessory Structure: 5' discretion of the min. Community Development Director, if at least 1600 square feet of contiguous private usable open space is maintained in the side and rear yard areas, and the minimum separation between the rear of the building and the rear or side of the building opposite the rear lot line is 60'. Patio: 10' min. 2nd Story Patio: 20' min. Accessory Structure: 5' min Parking No Tandem Parking Tandem Parking Allowed for No Tandem Parking Tandem Parking 3`d Space Allowed for 3`d Space Solar Not in Front Elevation Delete Standard Not in Front Elevation Delete Standard Panels The proposed Residential Planned Development projects address the architecture and unit placement for Planning Areas 8 and 9. RPD NO. Acres Planning Area Number of Units Average Lot Size Range of Unit Size 04 -01 8.5 5 102 N/A 1,107 sf to 1,843 sf 04 -02 28.4 8 37 33,434 sf 3,160 sf to 5,541 sf 04 -03 92.4 9 95 14,098 sf 3,160 sf to 4,569 sf The proposed architecture for Planning Area 5 includes two building types, each with three units. One unit in each building has the entire living area on the upper floor of the building, while the other two have split level floor plans. There are three different architectural styles proposed, with three color and material schemes for each. X000:148 Honorable City Council April 6, 2005 Page 4 The Planning Commission expressed some concerns with the front elevations of several of the buildings which exhibited three garage door openings on the front of the building rather than the two that most of them show, with the third being a side - entry door. Staff is working with the applicant to reduce the number of instances where this occurs from the five (5) currently shown to either three (3), or more desirably, one (1) . Additionally, the Planning Commission has requested that, prior to the issuance of a zoning clearance for building permit, the applicant return to the Planning Commission with designs for the structures for the covered parking areas. The applicant has indicated, and a condition requires, that the structures reflect the architectural styles and features that the residential buildings exhibit. Staff is confident that the structures can be designed to complement the architecture of the buildings. The proposed architecture for Planning Areas 8 & 9 includes four floor plans, and at least four different architectural styles per floor plan (up to eight styles in Planning Area 8). Optional rooms in some plans increase the number of possible street elevations. Each style has two to four possible color and material schemes. This, along with required front yard setback variations, should provide a sufficient variety to ensure a varied and interesting streetscape. The applicant requested that the current Specific Plan and Zoning requirement in Planning Areas 8 and 9 for a three -foot (3') minimum and five -foot (51) maximum variation in the front setback for every third house be amended to only require a minimum three -foot (31) variation. The Planning Commission recommended a minimum five - foot (5') variation. The applicant has demonstrated that the Planning Commission's requested five -foot (5') variation will result in an inability to meet required setbacks on side and rear yards for several of the homes, particularly in Planning Area 9. With the accented articulation of the front facades, the houses will already have considerable variation in the setback from the street. Because of this, staff is recommending that the applicant's request be approved. As a reminder, Section 6.14 of the Development Agreement with Pardee states as part of its affordable housing requirement that a total of twenty -five (25) affordable housing units, twelve (12) three bedroom units of no less than 1050 square feet and thirteen (13) four bedroom units at no less than 1425 square feet for low income buyers be provided. These units are included in Planning Area 5. 00049 Honorable City Council April 6, 2005 Page 5 Detailed descriptions and analysis of the applicant's requests are included in the attached Planning Commission staff reports. STAFF RECOMMENDATION 1. Open the public hearing, take public testimony, and close the public hearing. 2. Adopt Resolution No. 2005- , approving an Amendment to Specific Plan No. 1995 -02 (Moorpark Highlands Specific Plan). 3. Introduce Ordinance No. for first reading to approve Zoning Ordinance Amendment No. 2004 -05. Schedule second reading and adoption for April 20, 2005. 4. Adopt Resolution No. 2005- 1 approving Residential Planned Development Permit Nos. 2004 -01, 2004 -02, and 2004- 03 subject to Conditions of Approval. ATTACHMENTS: 1. Planning Commission January 4, 2005 Agenda Report (without Attachments) 2. Planning Commission March 22, 2005 Agenda Report (without Attachments) 3. Location Map 4. Site Plan 5. Elevations 6. Draft Resolution Approving an Amendment to Specific Plan No. 1995 -02. 7. Draft Ordinance Approving Zoning Ordinance Amendment No. 2002 -02 8. Draft Resolution Approving Residential Planned Development Permit Nos. 2004 -01, -02, and -03. 000150 MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Barry K. Hogan, Community Development Director Prepared by: Scott Wolfe, Principal Planner DATE: December 10, 2004 (PC Meeting of 1/4/05) SUBJECT: Consider Zoning Ordinance Amendment No. 2004 -05, a Request to Amend Chapter 17.74 of the Moorpark Municipal Code Relating to the Development Standards of Specific Plan No. 2; and Residential Planned Development Nos. 2004 -02 and -03, for Construction of a Total of 132 Single - Family, Detached Residential Units within Specific Plan No. 2, Located Approximately One -half Mile North of the Northerly Terminus of Spring Road and Three - fourths of One Mile East of Walnut Canyon Road, on the Application of Pardee Homes. (Assessor Parcel Numbers: Portions of 500 -0- 270 -07, 500 -0- 027 -08, 500 -0- 270 -19, 500 -0- 270 -20, 500 -0- 024 -03, 500 -0- 024 -04, 500 -0- 024 -22, 500 -0- 024 -23) BACKGROUND On September 15, 1999, a General Plan Amendment, Specific Plan, Zone Change, and Development Agreement were approved by the City Council for Specific Plan Area No. 2 (Moorpark Highlands). Vesting Tentative Tract Map No. 5045, which included the entire Specific Plan area, was approved on August 2, 2000. On April 15, 2004, Pardee Homes submitted Residential Planned Development (RPD) Permit applications 2004 -01, 2004 -02, and 2004 -03 for Planning Areas 5 (102 attached condominiums), 8 (37 single- family, detached houses) and 9 (95 single- family, detached houses) respectively. The Planning Commission opened a public hearing for these applications on November 16, 2004, and continued the agenda item with the hearing open to allow the applicant to make minor changes to the project. The public hearing was closed on December 7, 2004, when the changes were not ready for Planning Commission review. No public testimony was given at either of these meetings. RPD Permit applications 2004 -02 and 2004 -03 for Planning Areas 8 and 9, along CC ATTACHMENT 1 O®O:. JL Honorable Planning Commission January 4, 2005 Page 2 with an application to amend certain zoning standards specific to these planning areas, are now ready for Planning Commission consideration. RPD Permit application 2004 -01 for Planning Area 5 will be brought to the Planning Commission at a future meeting. DISCUSSION Project Setting Existing Site Conditions: The subject property consists of 445 acres of land within the approved Specific Plan Area No. 2, located north of the existing northerly terminus of Spring Road, and approximately one -half mile east of Walnut Canyon Road. The site is currently vacant and is being graded for development. Previous Applications: Specific Plan No. 2 was approved in September of 1999. The Specific Plan identified the project area and established overall development patterns for 570 residential units in neighborhoods of varying densities, a public school site, a public park site, numerous areas of public and private open space, and an area set aside as a habitat preserve for the coastal sage scrub community which currently exists on -site. Along with the Specific Plan, Tentative Tract Map No. 5045 was approved, which established the subdivision design of the subject property. In December of 2003, the Community Development Director approved a Permit Adjustment for the Tentative Tract 5045, making minor adjustments to the street pattern and slightly reducing the number of residential units within the Specific Plan area to 552. In January of 2004, the City Council approved a Modification to Tentative Tract 5045, allowing the installation of gates to the entries to each of the individual neighborhoods within the Tract, and allowing the private maintenance of neighborhood streets within the Tract. GENERAL PLAN /ZONING Direction General Plan Zoning Land Use Site SP 2 SP Vacant ...... __ .............................................. ._............................. North OS (County) OS (County) Agricultural ............................................. __.._............... -- South --........... .._.__ ........ .............._...- --......................-------............ ............ Medium Low Density .... ............... ........................................ R -1 _ ......................................... _...._ .................................... ............... _. .... ........................ Single Family Residential _ ................. - .................... __. Residential .CML) .......... ........_..... ...._.................... ........................ East Low Density Residential (.L)_.... RPD /OS Single Family Residential / _............__ .................. __................. ._ ............... ---- .................... __ ............... . Vacant West OS /Medium Density OS /RE Vacant/Waterworks District/ Residential SFR 0001G2 Honorable Planning Commission January 4, 2005 Page 3 General Plan and Zonina Consistencv: The Specific Plan, as adopted, is consistent with the adopted General Plan of the City of Moorpark. The individual Planning Area land use designations within the Specific Plan serve to establish permitted uses and densities. There are no proposed changes to these designations, nor are there any proposals within the proposed projects which would result in an inconsistency with the land use designations. The Specific Plan also includes development standards specific to each of the various Planning Areas, incorporated as Chapter 17.74 of the Zoning Ordinance. The Zoning Ordinance Amendment application proposes changes to this chapter of the Municipal Code. The proposed changes are as follows: 000:15 -3 Planning Area PA-8 (30,000 sq. ft. min., PA-9 (10,000 sq. ft. min., Std. 33,434 sq. ft. avg.) 14,098 sq. ft. avg.) Existing Proposed Existing Proposed Front 35' minimum. No more than 2 35' minimum. No more than 30' minimum. No more 30' minimum. Setback adjacent lots to have same 2 adjacent lots to have same than 2 adjacent lots to No more than 2 setback, then 3' to 5' setback, then at least 3' have same setback, then adjacent lots to have variation. Swing garages variation. Swing garages 3' to 5' variation. Swing same setback, then at facing side or rear of lot may facing side or rear of lot may garages facing side or least 3' variation. Swing have 15' setback. have 15' setback. rear of lot may have 15' garages facing side or setback. rear of lot may have 15' setback. Side Setback Sum of side yards to be 20' Sum of side yards to be 20' 10% of lot frontage, or 7' 10% of lot frontage, or minimum. RV access 12' with minimum with min. of 7.5' with 20' bldg. separation. a minimum of 7' with min. 20' bldg. separation 20' bldg. separation. On irregularly shaped lots, a minimum side setback of 7' may be permitted at the discretion of the Community Development Director, so long as the average separation between the subject building and the adjacent building is at least 20'. 000:15 -3 Honorable Planning Commission January 4, 2005 Page 4 Project Summary The proposed Residential Planned Development projects address the architecture and plotting of units for Planning Areas 8 and 9. RPD Planning Area Planning PA-8 PA-9 Std. (30,000 sq. ft. min., 33,434 sq. t. avg.) (10,000 sq. ft. min., Area Units 14,098 sq. ft. avg.) Existing Proposed Existing Proposed Rear Setback Dwelling: 50' min. No Change proposed Dwelling: 30' min. Dwelling: 30' min., but 95 Patio: 10' min. 3,160 sf to 4,569 sf Patio: 10' min. may be reduced to 15' 2nd Story Patio: 20' min. 2nd Story Patio: 20' min. at the discretion of the Accessory Structure: 5' min. Accessory Structure: 5' Community min. Development Director, if at least 1600 square feet of contiguous private usable open space is maintained in the side and rear yard areas, and the minimum separation between the rear of the building and the rear or side of the building opposite the rear lot line is 60'. Patio: 10' min. 2nd Story Patio: 20' min. Accessory Structure: 5' min Parking No Tandem Parking Tandem Parking Allowed for No Tandem Parking Tandem Parking 3rd Space Allowed for 3rd Space Solar Panels Not in Front Elevation Delete Standard Not in Front Elevation Delete Standard Project Summary The proposed Residential Planned Development projects address the architecture and plotting of units for Planning Areas 8 and 9. RPD Acres Planning Number of Average Lot Size Range of Unit Size NO. Area Units 04 -02 28.4 8 37 33,434 sf 3,160 sf to 5,541 sf 04 -03 92.4 9 95 14,098 sf 3,160 sf to 4,569 sf Proposed Project Architecture: Planning Area 8 - The proposed 5,541 square feet. There are with two being one -story units story units (Plan 103 & 104). homes range in size from 3,160 to four (4) different plans proposed, (Plan 101 & 102) and two being two - Plan 101 (a 3,160 square -foot plan) 0001�4 Honorable Planning Commission January 4, 2005 Page 5 and 102 (a 3,693 square -foot plan) will offer three bedrooms, an attached casita (or fourth bedroom) and three and one -half bathrooms. Plan 103 (a 4,306 square -foot plan) will offer five bedrooms with a loft or optional sixth bedroom and five and one - half bathrooms. Plan 104 (a 4,958 square -foot plan) will offer four bedrooms and four and one -half bathrooms, with an attached casita offering another bedroom and bathroom. Additionally, an optional suite with yet another bedroom and bathroom is offered, which would bring the total square footage to 5,541 square feet. The buildings conform to the maximum building heights within the RPD zone (the tallest unit is 29'0" high at its highest point), and the arrangement of homes will be monitored to ensure an open "feel" to the neighborhood with a varied streetscape. The four (4) product types will be built with a selection of eight (8) different architectural vocabularies: Chateau, French Cottage, Provence, French Country, Hilltown, Tuscan, Italian Villa, and Italian Country. Examples of these styles are shown in the plans. Each architectural style will be utilized in at least ten percent (10 %) of the homes to be built. Each architectural style will have two (2) color /material schemes, especially selected to accentuate the style. Between the variety of elevations (4), architectural styles (8), and color schemes (2), there will be forty -eight (64) combinations available. The ability to reverse floor plans to optimize placement on a lot offers one - hundred - twenty -eight (128) possible configurations of products within a development of thirty - seven (37) units. This will result in a neighborhood of compatible homes but lacking the repetition often found in residential tract homes. Planning Area 9 - The proposed homes range in size from 3,160 to 4,569 square feet. There are four (4) different plans proposed, with two (2) being one -story units (Plan 1 & 2) and two (2) being two -story units (Plan 3 & 4). Plan 1 (a 3,160 square -foot plan) and 2 (a 3,554 square -foot plan) will offer three bedrooms, an attached casita (or fourth bedroom) and three and one -half bathrooms. Plan 3 (a 3,919 square -foot plan) will offer four bedrooms and four and one -half bathrooms, with optional fifth bedroom in place of a loft. Plan 4 (a 4,569 square -foot plan) will offer four bedrooms and four and one -half bathrooms and an optional suite containing an additional bedroom and bathroom. The buildings conform to the maximum building heights within the RPD zone (the tallest unit is 32'10" high at its highest point), and the arrangement of homes will be monitored to ensure an open "feel" to the neighborhood with a varied streetscape. Each of the four product types will be built with one of four different architectural vocabularies: Early Californian, U00:155 Honorable Planning Commission January 4, 2005 Page 6 California Coastal, Traditional, or Monterrey. Examples of these styles are attached. Each architectural style will be utilized in at least twenty percent (200) of the homes to be built. Each architectural style will have three (3) color /material schemes, especially selected to accentuate the style. Between the variety of elevations with added window elevation options (11), architectural styles (4), and color schemes (average of 3), there will be one - hundred - thirty -two (132) combinations available. The ability to reverse floor plans to optimize placement on a lot offers two - hundred - sixty -four (264) possible configurations of products within a development of ninety -five (95) units. This will result in a neighborhood of compatible homes but lacking the repetition often found in residential tract homes. Setbacks: Although the project setbacks meet or exceed the current standards for single - family, detached residential development on all of its lots, they do not meet the setbacks established for Specific Plan No. 2. Front yard setbacks within Planning Areas 8 and 9 meet the required 35 -foot and 30 -foot setbacks, respectively, except where the use of a swing garage allows for a reduction under the existing language of the Specific Plan. The requested Zoning Ordinance Amendment addresses reduction in side and rear yard setbacks as established for Specific Plan No 2. This issue is discussed further in the Analysis section below. Parking The project proposal meets the minimum requirements for off - street parking, but includes a request for tandem parking for a third parking space within the garage areas. This issue is discussed further in the Analysis section below. Circulation: The project's circulation system has been approved to consist of private streets within a gated community. While meeting City street standards, the use of these streets would be limited to residents and invited guests, and their maintenance will be the responsibility of the Homeowners Association. Automatic gates will restrict access to the project. Access to and from the project would be taken from "C" Street, a proposed public arterial street through the center of the Specific Plan area, which will connect to both "A" Street and the future extension of Spring Street as proposed within Specific Plan No. 2. 000156 Honorable Planning Commission January 4, 2005 Page 7 ANALYSIS Issues As the subdivision for this project has been previously approved, many of the issues associated with this development have been resolved. However, architectural design, building plotting, and other design standards are appropriately addressed through the review of the RPD Permit applications. Staff analysis of the proposed amended project has identified the following areas for Planning Commission consideration in their recommendation to the City Council: • Determination of Front Yard for Lot 254 • Adjusted Side and Rear Setback Standards • Allowance for Tandem Parkin • Horse Keeping within Planning Area 8 Determination of Front Yard for Lot 254 The Municipal Code allows setbacks to be determined by permit within the RPD zone. While setbacks are established by the Moorpark Highlands Specific Plan, staff is recommending that the Planning Commission recommend that the lot line adjacent to the street on Lot 254 be deemed a side property line, and that the property's northerly lot line be deemed the front lot line. This determination will be in keeping with the orientation of the house on the site, and will enable the lot to be utilized without the need for a variance request for a rear -yard setback reduction, which would otherwise be necessary. The lot will still maintain thirty feet of setback between the residence and the property line adjacent to the street, which exceeds the required front yard setback by fifteen feet, due to the use of the swing garage. Adjusted Side and Rear Yard Setback Standards: The requests for reductions in side and rear yard are driven primarily by design requirements. The layout of the lots within the tract was done without the benefit of architecture to ensure proper plotting. Therefore, the lots were created around a rectangular "building envelope" which approximated the boundaries of a hypothetical building. The architecture which is proposed within these two Planning Areas is considerably richer than typical production homes, and incorporates private outdoor space within areas interior to the home, through the use of courtyards. This necessitates spreading the footprint of the home to achieve a similar square footage. While the requests often result in reduced setbacks, they will frequently also result in an increased setback 000157 Honorable Planning Commission January 4, 2005 Page 8 on an adjacent lot, due to building separation requirements which have been added to ensure an open feel. The goal of these requests is to allow greater flexibility with the placement of houses on the lots, while maintaining the desired spaciousness of the neighborhood and avoiding a "solid" or cluttered appearance between homes. Within Planning Area 8, the standard side yard dimensions are met on all lots. However, there is a requirement for a twelve (12') foot side yard on one side for RV access. This requirement is met on all but five (5) lots. In those instances, the setback is met, but slopes or retaining walls preclude the maintenance of a twelve foot access way. Therefore, staff is recommending relief from this standard. Lots which have the twelve (12') foot setback will be conditioned to maintain the setback in the future. Within Planning Area 9, all side yard setbacks meet the current requirements except for a short series of six lots at a curve in the street. These lots are wider at the front and narrower at the rear so that the minimum building separation cannot be met at the rear of the homes, but the apparent building separation at the front of the homes exceeds the minimum required twenty (20') feet. In these instances, staff is recommending that the side yard setback be a minimum of seven (7') feet and that the average building separation between two (2) adjacent buildings be a minimum of twenty (20') feet. As requested, a reduction in rear yard setbacks in Planning Area 9 will not affect private usable open space. Even on lots which meet the current thirty (30') foot rear yard setback requirement, not all of the rear setback area is always usable open space. This area may include slopes which limit the utility of the area for recreational purposes. Staff recommends requiring the maintenance of at least 1,600 square feet of contiguous usable open space in the side and rear yard areas. Staff also recommends a building separation requirement of sixty (60') feet to ensure that the backyards maintain an open feel even with a reduced rear yard setback. In response to this recommendation, the applicant has provided a design with private usable open space areas in excess of 2,000 square feet for all homes with a reduced rear yard setback. All of these homes also maintain the sixty (60') foot building separation as well. While the reduced setbacks are not out of character with what has been built in the rest of the City, staff wants to ensure that the utility of these rear yard areas for recreational activities is not reduced to an insignificant level. In all cases, the yards will be large enough to accommodate a swimming pool. Additionally, other typical backyard activities (child play area, BBQ, spa, etc.) can be undertaken in these areas, even with reduced setbacks. To 000:15 -8 Honorable Planning Commission January 4, 2005 Page 9 facilitate these uses and to allow for ease of permit processing for future homeowners, staff has suggested a condition which will require the applicant to provide plans for patio covers for each floor plan in PA 9. These would be approved before construction, and could be built as an option to the home buyers before they move in or could be added following move -in, eliminating the need of the individual homeowner to develop new plans for submittal and reducing the time necessary for plan check and permit issuance. Allowance for Tandem Parkina: Tandem parking is a configuration in which vehicles are parked end to end, rather than side by side. This type of parking is generally not permitted to provide required parking but is occasionally allowed to provide parking in excess of the required minimum. The reason that tandem parking is not generally allowed is that the vehicle in one tandem space cannot move without the removal of the vehicle in the other tandem space. Realistically, this relegates one tandem space to vehicular storage, rather than active parking or requires extra effort and cooperation on the part of the vehicle users. The Specific Plan establishes Municipal Code Chapter 17.32 as the requirements for parking within these planning areas. This chapter requires two (2) garage spaces per single- family residence. The applicant is requesting the allowance for tandem parking within these planning areas to allow for a third parking space, which is beyond the minimum required parking. Only Plan 3 in both Planning Areas 8 and 9 proposes a tandem parking space. This affects a total of thirty -seven (37) units. This request was made and approved for Planning Areas 1 through 4 of the Moorpark Highlands Specific Plan. As this request does not affect the minimum required parking for the project, and instead provides additional space which may be used for parking, staff finds the applicant's request for the allowance of tandem spaces in keeping with the intent of the Moorpark Highlands Specific Plan and the Municipal Code. Horse Keepina within Plannina Area 8 The lots within Planning Area 8 (PA 8) are generally suitable for horse keeping, due to their size and configuration. It was the intent of the City Council to allow this type of use within PA 8 when the Specific Plan was approved. Additionally, a hiking /equestrian trail will run along the northern boundary of the project behind the lots of PA 8 and will connect the area to Happy Camp Canyon to the east and to the trail system within Specific Plan 2 which will lead west to Walnut Canyon Road and the trail system beyond, as well as south to High Street. 00059 Honorable Planning Commission January 4, 2005 Page 10 As proposed, thirty -two (32) of the thirty -seven (37) lots within Planning Area 8 are fully capable of supporting horse keeping. Full capability includes not only the required lot area for the keeping of horses (20,000 square feet), but also a lot configuration which provides a location for the horses to be kept (meeting the minimum separation from adjacent residences) as well as access to the rear yard that can accommodate a horse trailer. Those lots which are not fully capable of supporting an equestrian use may still keep horses or other animals on the property, but will lack the convenience of vehicular access to the rear yard, necessitating the non - vehicular travel across the property to bring animals, feed, and other materials from the driveway to the rear yard area. In anticipation of horse keeping on the property, staff is recommending the addition of several special conditions to the permit. The conditions include the requirement to provide a path from the rear yard to the equestrian trail as well as a requirement to have future buyers sign an acknowledgement of the potential for horse keeping and the impacts associated with that use. Findings The following findings are proposed for the Residential Planned Development Permits: 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, with the adoption of the Zoning Ordinance Amendment No. 2004 -05. 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 use proposed is similar to uses existing or proposed to the south, east, and west, and access to or utility of those adjacent uses are not hindered by this project. C. The proposed uses are compatible with existing and proposed uses in the surrounding area, in that the existing and proposed uses in the area are generally single- family, detached residences, recreational uses, and the Waterworks facility, which will be sufficiently separated from this project to avoid impacts. 0001c0 Honorable Planning Commission January 4, 2005 Page 11 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) . However, since a Zoning Ordinance Amendment accompanying the Residential Planned Development Permits is a legislative act which must be approved before the RPD permits can be approved, the various time limits do not apply to these projects until the Zoning Ordinance Amendment is approved or the applicant revises the applications so that the Amendment is not required to approve the RPD permit requests. 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 cannot be readily identified, an Environmental Impact Report (EIR) is prepared. An EIR (SCH No. 96041030) has been prepared and certified for this project. No new information or impacts that require preparation of a new or subsequent EIR have been identified as a result of any proposed modification to the project. The Community Development Director has determined that the projects are consistent with the EIR prepared for Specific Plan No. 2. 0001C IL Honorable Planning Commission January 4, 2005 Page 12 STAFF RECOrMENDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Adopt Resolution No. PC -2005- recommending to the City Council conditional approval of Zoning Ordinance Amendment No. 2004 -05, Residential Planned Development Permit No. 2004 -02, and Residential Planned Development Permit No. 2004 -03. ATTACHMENTS: 1. Location Map 2. Project Exhibits A. Site plan B. Elevations 3. Draft Planning Commission Resolution 0001C`' MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Barry K. Hogan, Community Development Director Prepared by: Scott Wolfe,.Principal Planner DATE: March 41 2005 (PC Meeting of 3/22/05) SUBJECT: Consider a Request to Amend Specific Plan Number 1995 -02 (Moorpark Highlands Specific Plan) Relating to Development Standards; and to Approve Residential Planned Development No. 2004 -01 for the Construction of 102 Multiple- Family Units within Planning Area 5 of Specific Plan Area No. 2, Located Approximately One -Half Mile North of the Northerly Terminus of Spring Road and Three - Fourths of One Mile East of Walnut Canyon Road, on the Application of Pardee Homes. (Assessor Parcel Numbers: Portions of 500 -0- 270 -07, 500 -0- 027 -08, 500 -0- 270 -191, 500 -0- 270 -20, 500 -0- 024 -03, 500 -0- 024 -04, 500 -0- 024 -22, 500 -0- 024 -23) BACKGROUND On September 15, 1999, a General Plan Amendment, Specific Plan, Zone Change, and Development Agreement were approved by the City Council for Specific Plan Area No. 2 (Moorpark Highlands). Vesting Tentative Tract Map No. 5045, which included the entire Specific Plan area, was approved on August 2, 2000. On April 15, 2004, Pardee Homes submitted Residential Planned Development (RPD) Permit applications 2004 -01, 2004 -02, and 2004 -03 for Planning Area 5 (102 attached condominiums), Planning Area 8 (37 single- family, detached houses) and Planning Area 9 (95 single - family, detached houses) respectively. The Planning Commission opened a public hearing for these applications on November 16, 2004, and continued the agenda item with the hearing open to allow the applicant to make minor changes to the project. The public hearing was closed on December 7, 2004, when the changes were not ready for Planning Commission review. No public testimony was given at either of these meetings. RPD Permit applications 2004 -02 and 2004 -03 for Planning Areas 8 and 9, along with an application to amend certain zoning standards CC ATTACHMENT 2 v©®1G3 Honorable Planning Commission March 22, 2005 Page 2 specific to these planning areas, have received recommendations for approval by the Planning Commission at the January 4, 2005 meeting. RPD Permit application 2004 -01 for Planning Area 5 is now ready to be heard. DISCUSSION Project Setting Existinq Site Conditions: The subject property consists of 445 acres of land within the Specific Plan Area No. 2, located north of the existing northerly terminus of Spring Road, and approximately one -half mile east of Walnut Canyon Road. The site is currently vacant and is being graded for development. Previous Applications: Specific Plan No. 1995 -02 was approved in September of 1999 for Specific Plan Area No. 2. The Specific Plan identified the project area and established overall development patterns for 570 residential units in neighborhoods of varying densities, a public school site, a public park site, numerous areas of public and private open space, and an area set aside as a resource conservation area for the coastal sage scrub community which currently exists on -site. Along with the Specific Plan, Tentative Tract Map No. 5045 was approved, which established the subdivision design of the subject property. In December of 2003, the Community Development Director approved a Permit Adjustment for the Tentative Tract 5045, making minor adjustments to the street pattern and slightly reducing the number of residential units within the Specific Plan area to 552. In January of 2004, the City Council approved a Modification to Tentative Tract 5045, allowing the installation of gates to the entries to each of the individual neighborhoods within the Tract, and allowing the private maintenance of neighborhood streets within the Tract. GENERAL PLAN /ZONING Direction General Plan Zoning Land Use Site ................... .. ...................... _._ ................ ....................... SP 2 ---- ....................... --- ................................. _._.__ ....................... SP ................ ..................................................................... Vacant ................... ................................................._._._ ....................................... North ............................. Agricultural (County) AE (County) ............ _........... Agricultural ............. ......... ... _...............__. South _.................... -- ._...._._............ - - -- ._......_.................._._._.__.._......................................................................................................... Medium Low Density R -1 .............. ...... __............................... ........ ....................................................... ................... Single- family Residential _ Residential (ML) East Low Density Residential (L), Freeway ROW, County RPD /OS (City Single- family Residential/ ...................._._............... ..__................._......... _._ - -- Open Space_(OS)...... -- -..... and County) . ............... ............................................... . .. . ........... ....... Vacant/Golf Course ....... .. .. .. .. . .................. .. .. ................................................... ...................._...._..... West Open Space (OS) /Medium OS /RE /RA Vacant/Waterworks District/ Density Residential M , SFR/E uestrian 0001G4 Honorable Planning Commission March 22, 2005 Page 3 ..... ..._ .............. _._................ _...... ._.. ......... -. ... _.__....... .......----- ........._.... -- -- ---- ....._......._._...__......._.. Rural Low Residential (-R ­L')­- General Plan and Zonina Consistencv: The Specific Plan, as adopted, is consistent with the City's General Plan. The individual Planning Area land use designations within the Specific Plan serve to establish permitted uses and densities. There are no proposed changes to these designations, nor are there any proposals within the proposed projects which would result in an inconsistency with the land use designations. Project Summary Specific Plan Amendment Specific Plan No. 1995 -02 includes development standards specific to each of the various Planning Areas. These standards are also incorporated as Chapter 17.74 of the Zoning Ordinance. On January 4, 2005, the Planning Commission recommended approval of proposed amendments to the development standards in the Zoning Ordinance for Planning Areas 8 and 9. Changes to sections of the Specific Plan for Planning Areas 8 and 9 are proposed as follows for consistency with the proposed Zoning Ordinance Amendment. No changes to development standards are proposed for Planning Area 5. UQQIG,S Planning Area PX8 PA -9 Standard (30,000 sq. ft. min., (10,000 sq. ft. min., 33,434 sq. ft. avg.) 14,098 sq. ft. avg.) Existing Proposed Existing Proposed Front 35' minimum. No more than 2 35' minimum. No more than 30' minimum. No more 30' minimum. Setback adjacent lots to have same 2 adjacent lots to have same than 2 adjacent lots to No more than 2 setback, then 3' to 5' setback, then at least 3' have same setback, then adjacent lots to have variation. Swing garages variation. Swing garages 3' to 5' variation. Swing same setback, then at facing side or rear of lot may facing side or rear of lot may garages facing side or least 3' variation. Swing have 15' setback. have 15' setback. rear of lot may have 15' garages facing side or setback. rear of lot may have 15' setback. Side Setback Sum of side yards to be 20' Sum of side yards to be 20' 10% of lot frontage, or 7' 10% of lot frontage, or minimum. RV access 12' with with minimum of 7.5' with 20' bldg. separation. a minimum of 7' with min. 20' bldg. separation 20' bldg. separation. On irregularly shaped lots, a minimum side setback of 7' may be permitted at the discretion of the Community Development Director, so long as the average separation between the subject building and the adjacent building is at UQQIG,S Honorable Planning Commission March 22, 2005 Page 4 Residential Planned Development Permit The proposed Residential Planned Development project addresses the architecture and plotting of units for Planning Area S. RPD least 20'. Planning Planning Area Average Lot Size PA-8 PA-9 Standard (30,000 sq. ft. min., 33,434 sq. t. avg.) 10,000 s ft. min., 14,098 sq. ft. avg.) 8.5 Existing Proposed Existing Proposed Rear Setback Dwelling: 50' min. No Change proposed. Dwelling: 30' min. Dwelling: 30' min., but Patio: 10' min. Patio: 10' min. may be reduced to 15' 2nd Story Patio: 20' min. 2nd Story Patio: 20' min. at the discretion of the Accessory Structure: 5' min. Accessory Structure: 5' Community min. Development Director, if at least 1600 square feet of contiguous private usable open space is maintained in the side and rear yard areas, and the minimum separation between the rear of the building and the rear or side of the building opposite the rear lot line is 60'. Patio: 10' min. 2nd Story Patio: 20' min. Accessory Structure: 5' min. Parking No Tandem Parking Tandem Parking Allowed for No Tandem Parking Tandem Parking 3n' Space Allowed for 3`d Space Solar Panels Not in Front Elevation Delete Standard Not in Front Elevation Delete Standard Residential Planned Development Permit The proposed Residential Planned Development project addresses the architecture and plotting of units for Planning Area S. RPD Acres Planning Number of Average Lot Size Range of Unit Size NO. Area Units 04 -01 8.5 5 102 N/A 1,107 sf to 1,843 sf Proposed Project Architecture: Planning Area 5 - Multiple- family units are proposed for Planning Area 5. The proposed units range in size from 1,107 to 1,843 square feet. Two different building types would each contain three (3) units. Two of the units in each building would be two -story units, with the third being a single -story unit built across the top of the garages of all three. The smaller units have three bedrooms and two bathrooms, while larger units have three bedrooms OOOIC6 Honorable Planning Commission March 22, 2005 Page 5 with an optional fourth bedroom and two and one -half bathrooms, or four bedrooms with three bathrooms. The buildings conform to the maximum building heights within the RPD zone (the tallest unit is 28'0" high at its highest point) , and the design arrangement of buildings would be monitored to ensure an open "single- family feel" to the neighborhood. The two (2) product types would be built with a selection of three (3) different architectural vocabularies: Italian, Early California and Craftsman. Examples of two of these styles are shown in the attached plans. Each architectural style will be utilized in at least twenty -five percent (250) of the homes to be built. Each architectural style will have three (3) color /material schemes, especially selected to accentuate the style. This will result in a neighborhood of compatible buildings but lacking the repetitive appearance often found in multi - family developments. Recreation: Community recreational facilities in Planning Area 5 include a community swimming pool, recreation /meeting room, and tot lot. These facilities are intended to supplement the small private open space areas provided to each unit. Each building's two -story units include a small yard area behind the unit for use as private usable open space. The second story "carriage units" will not have ground floor open space areas, but will have a minimum of 200 square feet of balcony area to provide some outdoor recreational space for the residents. Parking: The project proposal meets the minimum requirements for off - street parking, but includes a request for tandem parking for a third parking space within some of the garage areas. This issue is discussed further in the Analysis section below. Circulation: Access to and from the project would be taken from "A" Street, a proposed public arterial street through the center of the Specific Plan area, which will connect to both "C" Street and the future extension of Spring Street as proposed within Specific Plan No. 2. ANALYSTS Issues Architectural design, building plotting, and other design standards are appropriately addressed through the review of the RPD Permit application for this project. Staff analysis of the proposed 000I G Honorable Planning Commission March 22, 2005 Page 6 project has identified the following areas for Planning Commission consideration in their recommendation to the City Council: • Allowance for Tandem Parkin Allowance for Tandem Parking: Tandem parking is a configuration is to end, rather than side by side. permitted for required parking as coordination by the vehicles users, space. However, it has in the past the required minimum. which vehicles are parked end This type of parking is not it requires extra effort and discouraging use of the second Deen allowed for parking above The Specific Plan establishes Municipal Code Chapter 17.32 as the requirements for parking within these planning areas. This chapter requires two (2) covered spaces per multi - family unit, one of which must be in a garage. The applicant is proposing to provide a tandem parking space for the "carriage units" within planning area 5 to allow for a narrower building facade, which will give a more single- family, detached appearance. However, each of these units will have another covered space assigned to it from the bank of covered spaces throughout the project. This will assure that each unit meets the code requirements for 2 covered spaces. The tandem space will be usable as either a parking space, or a workshop or storage location. Findings The following findings are proposed for the Residential Planned Development Permit: 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. 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 use proposed is similar to uses existing or proposed to the south, east, and west, and access to or utility of those adjacent uses are not hindered by this project. C. The proposed multiple- family use is compatible with existing and permitted uses in the surrounding area, in that the existing and planned uses in the area include single- family, detached residences, a park, and a school. 000IG8 Honorable Planning Commission March 22, 2005 Page 7 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 these limits, a decision on the project must be made within 180 days of the certification of the Environmental Impact Report. Since the EIR was certified prior to the filing of this application, a decision on the application must be made within 180 days of being determined to be complete. Date Application Deemed Complete: February 28, 2005 City Council Action Deadline: August 26, 2005 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 cannot be readily identified, an Environmental Impact Report (EIR) is prepared. An EIR (SCH No. 96041030) has been prepared and certified for this project. No new information or impacts that require preparation of a new or subsequent EIR have been identified as a result of any proposed modification to the project. The Community Development Director has determined that the projects are consistent with the EIR prepared for Specific Plan No. 2. 0®0X9 Honorable Planning Commission March 22, 2005 Page 8 STAFF RECObMNDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Adopt Resolution No. PC -2005- recommending to the City Council conditional approval of Residential Planned Development Permit No. 2004 -01. 3. Adopt Resolution No. PC -2005- , recommending to the City Council approval of an amendment to Specific Plan No. 1995 -02 pertaining to development standards for Planning Areas 8 & 9. ATTACHMENTS: 1. Location Map 2. Project Exhibits A. Site plan for Planning Area 5 B. Elevations for Planning Area 5 3. Draft Planning Commission Resolutions A. Recommending Approval of RPD No. 2004 -01 B. Recommending Approval of Amendment to Specific Plan No. 1995 -02 UQO:.i® Planning Area 5 Site Plan ­77, k 2,21L IA— I P5 r I PS 3-1 T.1-1c, PLAMIYO mot. —� — i;, _ i - -4 PLAM/VO y AM# �� � � a JL �— T JS n�_ PS r vs L AWA 2 r i j PP CEl .P _ C a PA rs -J I uzlrmi Fi 0001 74 8LL98Z8107 8r --'WVC MNr7d °�, •^'••^ �•• oN+nnsNOO _ o 9roslarac3nurlw3u g sa VN4DlHHardhVM .� ..._ .._......:. - ro ® 60 -6C -It IWO iaR — s 1118 VDJ D3T100 Ire W 6 ..s .wx ipv�a 1 oil we we r , 1 ut - , """• i + t " K r 1 I ,{Q 6ZZ 9 I ^ 4 1 �i y® I � s xtr q $11 , ttr T 1 , w t1��: x w /vc /i� n wea\ avn\ am\ rmm�c \n�C�oxn \om \oeenio. \x�rm��M f s A r ry�w T � h� V 5 1' 1 r 1 � ^ d gg a � 5 1 l 1 1 i 1 l I RI 1 1 I � 1 y Eq far $ e i u I � S a i I a. } a 000111 s oil v 11MMKO 110 "M 0 El 211C 2, ill 0 M MEE' M MEER CWGCGCGCCCCCCCGCCCIGGCGGCGCCGCGGCGCG MIEZ6EESEW291W MMIMMEMOZOO 14 MOOMMOUZ CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC oil v C4 14 :kk 46 o 'spy Eg R A :1 2 AN Fl$ I 0 001 i 9 LO c� a� L co a. CC ATTACHMENT 5 000180 Planning Area 8 P t A J�StE1tiL;k! O 0 1 "1. A4 1')x k'.t.t VA TA0N n 7Y19C'AN Planning Area 9 PLAN i PLAN 4 L P, 4'A I'$ ON T3 IA f VA'! 'ION V PLAN 1 PLAN If t. L f- 4'4710N A I' V AT I () N b RESOLUTION NO. 2005- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING AN AMENDMENT TO SPECIFIC PLAN NO. 1995 -02 TO REVISE DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR PLANNING AREAS 8 AND 9 WITHIN SPECIFIC PLAN AREA NO. 2, LOCATED APPROXIMATELY ONE -HALF MILE NORTH OF THE NORTHERLY TERMINUS OF SPRING ROAD AND THREE - FOURTHS OF ONE MILE EAST OF WALNUT CANYON ROAD, ON THE APPLICATION OF PARDEE HOMES. (ASSESSOR PARCEL NUMBERS: PORTIONS OF 500 -0- 270 -07, 500 -0- 270-08, 500 -0- 270 -19, 500 -0- 270 -20, 500 -0- 240 -03, 500 -0- 240 -04, 500 -0- 240 -22, 500 -0- 240 -23) WHEREAS, on March 22, 2005, the Planning Commission adopted Resolution No. PC- 2005 -474, recommending approval to the City Council of the amendment of development standards and design guidelines for Planning Areas 8 & 9 within Specific Plan Area No. 2; and WHEREAS, at a duly noticed public hearing held on April 6, 2005, the City Council considered the agenda report and any supplements thereto and any written public comments; opened the public hearing, took and considered public testimony both for and against the proposal, closed the public hearing, and reached a decision on this matter; and WHEREAS, the City Council concurs with the Community Development Director's determination that the Specific Plan Amendment is consistent with the findings of the Final Environmental Impact Report, and any amendments thereto, certified in connection with the Moorpark Highlands - Specific Plan No. 1995 -02 and has considered information in the environmental document in its deliberations of the projects before making a decision concerning the projects. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDING OF CONSISTENCY: The City Council hereby finds that the proposed amendment to Specific Plan No. 1995 -02 is consistent with the Moorpark General Plan. CC ATTACHMENT 6 S: \Community Development \DEV PMTS \R P D \2004 \ -01 Pardee \Reso- Cond \cc resolution - SPA.doc 000183 Resolution No. 2005 - Page 2 SECTION 2. CITY COUNCIL APPROVAL: The City Council hereby approves the following actions: A. Subsection (A) of Section 9.2.2 of the Specific Plan No. 1995 -02 (Moorpark Highlands Specific Plan) is hereby revised in its entirety as shown in Exhibit A, attached hereto and incorporated herein by this reference. B. Exhibit 32 of Specific Plan No. 1995 -02 (Moorpark Highlands Specific Plan) is hereby amended as shown in Exhibit B. SECTION 3. CERTIFICATION OF ADOPTION: 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 6th day of April, 2005 Patrick Hunter, Mayor ATTEST: Deborah S. Traffenstedt, City Clerk Attachments: 1. Exhibit A - Amendments to Development Standards for Specific Plan No. 1995 -02 2. Exhibit B - Amended "Exhibit 32" of Specific Plan No. 1995- 02 000184 Resolution No. 2005 - Page 3 Exhibit A Amendment to Specific Plan No. 1995 -02 Section 9.2.2 Single - family residential site development standards. A. Specific Plan No. 2 Residential Planned Development Single- Family (SP2- RPD -SF) 1.3 -2.5 du /ac Zone. (See Exhibits 31 and 32 at the end of this Section) 1. Minimum Lot Area: ten thousand (10,000) square feet. 2. Building Setbacks: a. Front setback minimum for 10,000 square foot lots is thirty (301) feet. The front setback minimum for 30,000 square foot lots is thirty -five feet (351). The front setbacks for the proposed single- family dwelling units shall be varied so as to provide visual diversity. There shall be a minimum of three feet (31) variation for the front setback between adjacent lots, with no more than two (2) adjacent lots having the same front setback. Dwelling units constructed with garages having a curved or swing driveway, with the entrance to the garage facing the side or rear property line, shall have a minimum front setback of fifteen feet (151). b. Side yard setback minimum for a single- family dwelling unit on a 10,000 square foot minimum lot is ten percent (100) of the lot frontage. However, the setback can be reduced to a minimum of seven feet (7') if a twenty foot (201) separation is maintained between adjacent structures. On irregularly shaped lots, a minimum side setback of seven feet (7') may be permitted at the discretion of the Community Development Director, so long as the average separation between the subject building and the adjacent building is at least twenty (20') feet. For a 30,000 square foot minimum lot, the sum of side yards shall be a minimum of twenty feet (20') with a minimum side yard (one (1) side) of seven feet (7'), and a minimum twenty foot (20') separation between adjacent structures. Recreational vehicle storage within the side yard shall be screened with a solid gate at least eight feet (8') in height, and shall occur only on a concrete surface capable of supporting the vehicle. C. Rear setback minimum for a single- family dwelling unit on a 10,000 square foot minimum lot is thirty feet (30'), and on 000185 Resolution No. 2005 - Page 4 a 30,000 square foot minimum lot is fifty feet (50'); for an enclosed patio or open patio cover is ten feet (10'); for a second story deck or balcony is twenty feet (20'), and for an accessory structure is five feet (51). On a 10,000 square foot minimum lot, the rear setback may be reduced to fifteen feet (15') at the discretion of the Community Development Director, if at least 1,600 square feet of contiguous private usable open space is maintained in the side and rear yard areas, and the minimum separation between the rear of the building and the rear or side of the building opposite the rear lot line is sixty feet (60'). d. For projects located in Planning Area 8, no habitable structures shall be located closer than two - hundred feet (200') from the north /east specific plan boundary. 3. Maximum building height: a. Thirty -five feet (35') for dwelling units; b. Fifteen feet (15') for accessory structures; C. Twelve feet (12') for a patio cover and second floor deck or balcony, not including railing height; d. No more than three (3) stories shall be permitted. 4. Fences and Walls. Fences and walls shall comply with the provisions of the Moorpark Municipal Code, with the exception that sound attenuation walls shall be constructed to a height as required by a city- approved noise study for the residential planned development permit. 5. Parking. Parking shall comply with Chapter 17.32 of the city of Moorpark Municipal Code. Tandem parking shall be permitted for garage spaces that provide for parking beyond the required minimum. 6. Signage. Signage shall comply with Chapter 17.40 of the city of Moorpark Municipal Code. 7. Standards Relating to Animals. The keeping of animals shall comply with Chapter 17.28.030 of the Moorpark Municipal Code. 141 Resolution No. 2005 - Page 5 8. Eaves and Window Treatments and Surrounds. The eaves and window treatments and surrounds on all sides of a structure shall be complementary with the eaves and window treatments and surrounds on the front elevation. 9. Wrap- Around Front Elevation Treatment. The architectural style and treatment included along the front elevation of a single- family unit shall continue along each side elevation until commencement of fencing or other architecturally feasible termination point as determined by the residential planned development permit approval body. 000187 Resolution No. 2005 - Page 6 Exhibit B I M CIO 6 0 i� T +.m 6 N C ggE /3 of w�wu mrm� . 5 fit 11 s O () Ui1?8 ORDINANCE NO. AN ORDINANCE OF THE CITY OF MOORPARK, CALIFORNIA, AMENDING CERTAIN PORTIONS OF CHAPTER 17.74 OF THE MOORPARK MUNICIPAL CODE, PERTAINING TO DEVELOPMENT STANDARDS WITHIN THE MOORPARK HIGHLANDS SPECIFIC PLAN AREA - SPECIFIC PLAN NO. 1995 -02 WHEREAS, the Planning Commission held a duly noticed public hearing on January 4, 2005, to consider a request to amend the Moorpark Municipal Code Chapter 17.74 pertaining to various development standards within the Moorpark Highlands Specific Plan Area, and adopted Resolution No. PC- 2005 -468 recommending approval of this Zoning Ordinance Amendment to the City Council; and WHEREAS, at a duly noticed public hearing held on April 6, 2005, the City Council considered the agenda report and any supplements thereto and any written public comments; opened the public hearing, took and considered public testimony both for and against the proposal, closed the public hearing, and reached a decision on this matter; and WHEREAS, the City Council finds the proposed Zoning Ordinance Amendment to be consistent with the Moorpark General Plan and Specific Plan No. 1995 -02; and WHEREAS, the City Council concurs with the Community Development Director's determination that the project is consistent with the findings of the Final Environmental Impact Report, and any amendments thereto, certified in connection with the Moorpark Highlands - Specific Plan No. 1995 -02 and has considered information in the environmental document in its deliberations of the project before making decision concerning the project. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES ORDAIN AS FOLLOWS: SECTION 1. Subsection (A) of Section 17.74.040.1 of the Moorpark Municipal Code is hereby revised in its entirety as shown in Exhibit A, attached hereto and incorporated herein by this reference. CC ATTACHMENT 7 S: \Community Development \DEV PMTS \R P D \2004 \ -01 Pardee \Ordinance \cc ordinance -pa 8&9.doc 000189 Ordinance No. Page 2 SECTION 2. If any section, subsection, sentence, clause, phrase, part or portion of this Ordinance is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, part or portion thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses, phrases, parts or portions be declared invalid or unconstitutional. SECTION 3. This Ordinance shall become effective thirty (30) days after its passage and adoption. SECTION 4. The City Clerk shall certify to the passage and adoption of this ordinance; shall enter the same in the book of original ordinances of said City; shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council at which the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published once in the Moorpark Star a newspaper of general circulation, as defined in Section 6008 of the Government Code, for the City of Moorpark, and which is hereby designated for that purpose. PASSED AND ADOPTED this day of 2005. Patrick Hunter, Mayor ATTEST: Deborah S. Traffenstedt, City Clerk Attachment: Exhibit A 000190 Ordinance No. Page 3 EXHIBIT A Zoning Ordinance Amendment 2004 -05 Section 17.74.040.1 Single - family residential site development standards. A. Specific Plan No. 2 Residential Planned Development Single- Family (SP2- RPD -SF) 1.3 -2.5 du /ac Zone. Planning Areas (P.A.) 8 and 9. 1. Minimum Lot Area: ten thousand (10,000) square feet. 2. Building Setbacks: a. Front setback minimum for ten thousand (10,000) square foot lots is thirty (301) feet. The front setback minimum for thirty- thousand (30,000) square foot lots is thirty -five (35') feet. The front setbacks for the proposed single- family dwelling units shall be varied so as to provide visual diversity. There shall be a minimum of three (3') feet variation for the front setback between adjacent lots, with no more than two (2) adjacent lots having the same front setback. Dwelling units constructed with garages having a curved or swing driveway, with the entrance to the garage facing the side or rear property line, shall have a minimum front setback of fifteen (15') feet. b. Side yard setback minimum for a single- family dwelling unit on a ten - thousand (10,000) square foot minimum lot is ten percent (10 %) of the lot frontage. However, the setback can be reduced to a minimum of seven (7') feet if a twenty (20') foot separation is maintained between adjacent structures. On irregularly shaped lots, a minimum side setback of seven (71) feet may be permitted at the discretion of the Community Development Director, so long as the average separation between the subject building and the adjacent building is at least twenty (201) feet. For a thirty- thousand (30,000) square foot minimum lot, the sum of side yards shall be a minimum of twenty (20') feet with a minimum side yard (one (1) side) of seven (71) feet, and a minimum twenty (20') foot separation between adjacent structures. Recreational vehicle storage within the side yard shall be screened with a solid gate at least eight feet (81) in height, and shall occur only on a concrete surface capable of supporting the vehicle. 0001.31_ Ordinance No. Page 4 c. Rear setback minimum for a single- family dwelling unit on a ten - thousand (10,000) square foot minimum lot is thirty (30') feet, and on a thirty- thousand (30,000) square foot minimum lot is fifty (50') feet; for an enclosed patio or open patio cover is ten (10') feet; for a second story deck or balcony is twenty (20') feet, and for an accessory structure is five (5') feet. On a ten - thousand (10,000) square foot minimum lot, the rear setback may be reduced to fifteen (151) feet at the discretion of the Community Development Director, if at least one - thousand - six - hundred (1,600) square feet of contiguous private usable open space is maintained in the side and rear yard areas, and the minimum separation between the rear of the building and the rear or side of the building opposite the rear lot line is sixty (60') feet. d. For projects located in Planning Area 8, no habitable structures shall be located closer than two - hundred (2001) feet from the north /east specific plan boundary. 3. Maximum building height: a. Thirty -five (35') feet for dwelling units; b. Fifteen (15') feet for accessory structures; C. Twelve (12') feet for a patio cover and second floor deck or balcony, not including railing height; d. No more than three (3') stories shall be permitted. 4. Fences and Walls. Fences and walls shall comply with the provisions of the Moorpark Municipal Code, with the exception that sound attenuation walls shall be constructed to a height as required by a city- approved noise study for the residential planned development permit. 5. Parking. Parking shall comply with Chapter 17.32 of the city of Moorpark Municipal Code. Tandem parking shall be permitted for garage spaces that provide for parking beyond the required minimum. 6. Signage. Signage shall comply with Chapter 17.40 of the city of Moorpark Municipal Code. 000102 ordinance No. Page 5 7. Standards Relating to Animals. The keeping of animals shall comply with Chapter 17.28.030 of the Moorpark Municipal Code. 8. Eaves and Window Treatments and Surrounds. The eaves and window treatments and surrounds on all sides of a structure shall be complementary with the eaves and window treatments and surrounds on the front elevation. 9. Wrap- Around Front Elevation Treatment. The architectural style and treatment included along the front elevation of a single- family unit shall continue along each side elevation until commencement of fencing or other architecturally feasible termination point as determined by the residential planned development permit approval body. 00U:133 RESOLUTION NO. 2005- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING RESIDENTIAL PLANNED DEVELOPMENT PERMIT NOS. 2004 -01, 2004 -02 AND 2004 -03 FOR CONSTRUCTION OF A TOTAL OF 132 SINGLE - FAMILY, DETACHED DWELLING UNITS AND 102 MULTIPLE FAMILY DWELLING UNITS WITHIN SPECIFIC PLAN AREA NO. 2, LOCATED APPROXIMATELY ONE -HALF MILE NORTH OF THE NORTHERLY TERMINUS OF SPRING ROAD AND THREE - FOURTHS OF ONE MILE EAST OF WALNUT CANYON ROAD, ON THE APPLICATION OF PARDEE HOMES. (ASSESSOR PARCEL NUMBERS: PORTIONS OF 500- 0 -270- 07, 500 -0- 270 -08, 500 -0- 270 -19, 500 -0- 270 -20, 500 -0- 240 -03, 500 -0- 240 -04, 500 -0- 240 -22, 500 -0- 240-23) WHEREAS, on January 4, 2005, the Planning Commission adopted Resolution No. PC- 2005 -468, recommending approval to the City Council of Residential Planned Development Permit No. 2004- 02 for the construction of 37 single- family, detached dwelling units on 28.4 acres within Planning Area 8 of Specific Plan Area No. 2 and Residential Planned Development Permit No. 2004 -03 for the construction of 95 single - family, detached dwelling units on 92.4 acres within Planning Area 9 of Specific Plan Area No. 2; and WHEREAS, on March 22, 2005, the Planning Commission adopted Resolution No. PC- 2005 -473, recommending approval to the City Council of Residential Planned Development Permit No. 2004 -01 for the construction of 102 multiple family dwelling units on 8.5 acres within Planning Area 5 of Specific Plan Area No. 2; and WHEREAS, at a duly noticed public hearing held on April 6, 2005, the City Council considered the agenda report and any supplements thereto and any written public comments; opened the public hearing, took and considered public testimony both for and against the proposal, closed the public hearing, and reached a decision on this matter; and WHEREAS, the City Council concurs with the Community Development Director's determination that the projects are consistent with the findings of the Final Environmental Impact Report, and any amendments thereto, certified in connection with the Moorpark Highlands - Specific Plan No. 1995 -02 and has considered information in the environmental document in its CC ATTACHMENT 8 S: \Community Development \DEV PMTS \R P D \2009 \ -01 Pardee \Reso- Cond \cc resolution - pa5,8 &9.doc 00®x.34 Resolution No. 2005 - Page 2 deliberations of the projects before making a decision concerning the projects. NOW, THEREFORE, THE CITY COUNCIL 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, the Planning Commission's recommendation, and oral and written public testimony, the City Council makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.040: 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, Specific Plan No. 1995 -02, the Zoning Ordinance as amended by Zoning Ordinance Amendment No. 2004 -05, and any other applicable regulations; 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 use proposed is similar to uses existing or proposed to the south and west, and access to or utility of those adjacent uses are not hindered by these projects. C. The proposed projects are compatible with existing and planned land uses in the surrounding area, in that the existing and planned land uses in the general area are generally residential uses, recreational uses, and the Waterworks facility, which will be sufficiently separated from these projects to avoid impacts. SECTION 2. CITY COUNCIL APPROVAL: The City Council hereby approves: A. Residential Planned Development No. 2004 -02 to allow the construction of 37 single- family, detached dwelling units on 28.4 acres within Planning Area 8 of Specific Plan No. 95 -02, subject to conditions of approval attached as Exhibit A; and B. Residential Planned Development Permit No. 2004 -03 for the construction of 95 single- family, detached dwelling units on 92.7 acres within Planning Area 9 of Specific Plan No. 95 -02, subject to conditions of approval attached as Exhibit B; 000195 Resolution No. 2005 - Page 3 C. Residential Planned Development Permit No. 2004 -01 for the construction of 102 multiple family dwelling units on 8.5 acres within Planning Area 5 of Specific Plan No. 95 -02, subject to conditions of approval attached as Exhibit C; SECTION 3. 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 6th day of April, 2005 Patrick Hunter, Mayor ATTEST: Deborah S. Traffenstedt, City Clerk Attachments: 1. Exhibit A - Residential 2. Exhibit B - Residential 3. Exhibit C - Residential Special Planned Special Planned Special Planned and Standard Conditions of Approval for Development Permit No. 2004 -02 and Standard Conditions of Approval for Development Permit No. 2004 -03 and Standard Conditions of Approval for Development Permit No. 2004 -01 000136 Resolution No. 2005 - Page 4 EXHIBIT A SPECIAL AND STANDARD CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT NO. 2004 -02 SPECIAL CONDITIONS 1. The Pardee Homes architectural booklet titled "Moorpark PA- 8," dated March 11, 2004, and the Planning Area 8 Architectural Plans dated May 23, 2003, shall form the basis of the evaluation of architectural treatment to be incorporated on each residential structure for permit issuance. At a minimum, the drawings and color and materials samples that have depicted the respective architectural styles and sub - styles shall be incorporated in the project, as presented in the above - mentioned plans and materials. 2. Prior to the issuance of a Zoning Clearance for a building permit for the first residential unit, the applicant shall submit wall plans to the Community Development Department for review and approval. The wall plans shall be approved prior to the issuance of the first building permit. 3. At least ten percent (10 %) of the dwellings, but no more than twenty -five percent (25 %) of the dwellings shall be represented by any one of the architectural styles. No sub -style shall be represented by more than sixty percent (60 %) of the dwellings for each architectural style. 4. Prior to the issuance of a Zoning Clearance for building permits, the applicant shall prepare, and submit for approval, a minimum of three (3) plans for the installation of a lattice - roofed patio cover in the rear yard of each floor plan proposed. These patio covers shall be offered as an option to home buyers, and the plans shall be made available to buyers in the event they decide to build the cover after they occupy the home. 5. Any change in the architectural elements shall require prior approval by the Community Development Director. Approval of any change shall require the Director to find that the change is consistent with these approved conditions, the Zoning Code and compatible with the dwellings along that street frontage and the dwellings located within two - hundred (200') feet of the side property line, as determined by the Community Development Director. 000197 Resolution No. 2005 - Page 5 6. Prior to the issuance of a zoning clearance for the first building permit for the construction of homes within Planning Area 8, the applicant shall submit, and have approved by, the Community Development Director, a notice to be signed by all future buyers, acknowledging the potential for the keeping of horses and other animals within Planning Area 8. The notice shall identify potential impacts associated with the keeping of such animals, including, but not limited to noise, odor, flies, and visual impacts. Original signed notices shall be provided to the Community Development Department prior to issuance of a zoning clearance for occupancy of each unit. The CC &R's for this neighborhood shall also include notice that the lots within Planning Area 8 permit the keeping of animals. 7. All lots adjoining the planned equestrian trail shall be provided with direct access to the trail from the rear yard area of the building pad. The access shall take the form of a three (3') foot wide path with a slope not greater than 3:1. Should the path be required to cross another property, appropriate easement documentation shall be recorded to ensure access to the trail by property owners served by the path. 8. The northerly property line of lot 254 shall be deemed to be the front property line for purposes of setback determination. The southerly property line shall be deemed the rear property line. The property line adjacent to the street shall be deemed a side property line, but shall maintain a setback area of at least twenty (20') feet within which no fence, wall, or structure may exceed three (3') feet in height. The elevation on the side of the house adjacent to the street shall have enhanced architectural and decorative treatment to be consistent with the front elevations of the other homes. 9. Lots 229, 231 -232, 234 -248, 250 -252, and 254 -264 shall provide and maintain a flat area on the side of the home twelve (12') feet in width extending from the front of the home to the rear of the home for use as RV access or parking. No encroachments into this twelve (12') foot area (including but not limited to room additions, pool equipment, air conditioning units, storage structures, and patio covers) may be approved or constructed, other than gates for screening and securing the side yard. 000198 Resolution No. 2005 - Page 7 is granted, this permit shall automatically expire on that date. The Community Development Director may, at his /her discretion, grant up to two (2) 1 -year extensions for project inauguration if there have been no changes in the adjacent areas and if Applicant can document that he /she has diligently worked towards inauguration of the project during the initial three -year period and the Applicant has concurrently requested a time extension to the Tentative Tract Map. The request for extension of this entitlement shall be made at least thirty (30) days prior to the expiration date of the permit. 4. Prior to occupancy of each dwelling unit the Applicant shall install front yard landscaping as approved on the landscape plans. 5. All air conditioning or air exchange equipment shall be placed at ground level, may not be placed in a sideyard setback area within fifteen (15') feet of an opening window at ground floor level of any residential structure, and shall not reduce the required sideyards to less than five (51) feet of level ground. 6. All facilities and uses other than those specifically requested in the application are prohibited unless an application for a modification is submitted to the Department of Community Development consistent with the requirements of the Zoning Code. 7. Garages shall maintain a clear unobstructed dimension of twenty (20') feet in length and ten (10') feet in width for each parking stall provided with a minimum of two garage - parking stalls required for each dwelling unit. 8. Rain gutters and downspouts shall be provided on all sides of the structure for all structures where there is a directional roof flow. Water shall be conveyed to the street or drives in non - corrosive devices as determined by the City Engineer. 9. Prior to the issuance of a Zoning Clearance for construction, working drawings, grading and drainage plans, plot plans, final map (if requested by the Community Development Director) , sign programs, and landscaping and irrigation plans (three full sets) shall be submitted to the Community Development Director for review and approval. 000200 Resolution No. 2005 - Page 8 B. For compliance with the following conditions please contact the Engineering Division: 10. The City Engineering Conditions of Approval for Tentative Tract Map No. 5045 apply to Residential Planned Development Permit No. 2002 -03. C. For compliance with the following conditions please contact the Ventura County Fire Department: 11. All conditions of Tentative Tract Map 5045 shall apply. D. For compliance with the following conditions please contact the Ventura County Waterworks District No. 1: 12. All conditions of Tentative Tract Map 5045 shall apply. E. For compliance with the following conditions please contact the Police Department: 13. Prior to issuance of building permits for either the residential or recreational components of the project, the Police Department shall review development plans for the incorporation of defensible space concepts to reduce demands on police services. To the degree feasible, public safety planning recommendations shall be incorporated into the project plans. The Applicant shall prepare of list of project features and design components that demonstrate responsiveness to defensible space design concepts. Review and approval by the Police Department of all defensible space design features incorporated into the project shall occur prior to initiation of the building plan check process. F. For compliance with the following conditions please contact the Moorpark Unified School District: 14. Prior to issuance of building permits for the residential units, all legally mandated school impact fees applicable at the time of issuance of a building permit shall be paid to the Moorpark Unified School District. -End- 000201 Resolution No. 2005 - Page 9 EXHIBIT B SPECIAL AND STANDARD CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT NO. 2004 -03 SPECIAL CONDITIONS 1. The Pardee Homes architectural booklet titled "Moorpark PA- 9," dated March 11, 2004, and the Planning Area 9 Architectural Plans dated May 23, 2003, shall form the basis of the evaluation of architectural treatment to be incorporated on each residential structure for permit issuance. At a minimum, the drawings and color and materials samples that have depicted the respective architectural styles and sub - styles shall be incorporated in the project, as presented in the above - mentioned plans and materials. 2. At least twenty -five percent (25%) of the dwellings, but no more than forty percent (400), of the dwellings shall be represented by any one of the architectural styles. No sub -style shall be represented by more than forty percent (400) of the dwellings for each architectural style. 3. Prior to the issuance of a Zoning Clearance for building permits, the applicant shall prepare, and submit for approval, a minimum of three plans for the installation of an lattice - roofed patio cover in the rear yard of each floor plan proposed. These patio covers shall be offered as an option to home buyers, and the plans shall be made available to buyers in the event they decide to build the cover after they occupy the home. 4. Any change in the architectural elements shall require prior approval by the Community Development Director. Approval of any change shall require the Director to find that the change is consistent with these approved conditions, the Zoning Code and compatible with the dwellings along that street frontage and the dwellings located within two - hundred (200') feet of the side property line, as determined by the Community Development Director. 5. Prior to the issuance of a zoning clearance for the first building permit for the construction of homes within Planning Area 9, the applicant shall provide plans for a minimum of three (3) decorative treatments for driveways within the Planning Area. These treatments may be assigned to lots by the applicant, or selected by the purchasers of 000202 Resolution No. 2005 - Page 10 the homes. The treatments shall consist of decorative stamped concrete, pavers, or the use of an irrigated mow - strip in the center of the driveway. 6. Prior to the issuance of a zoning clearance for the first building permit for the construction of homes within Planning Area 9, the applicant shall submit, and have approved by, the Community Development Director, a notice to be signed by all future buyers, acknowledging the potential for the keeping of horses and other animals within Planning Area 8. The notice shall identify potential impacts associated with the keeping of such animals, including, but not limited to noise, odor, flies, and visual impacts. Original signed notices shall be provided to the Community Development Department prior to issuance of a zoning clearance for occupancy of each unit. The CC &R's for this neighborhood shall also include notice that the lots within Planning Area 8 permit the keeping of animals. 7. The driveway on lot 304 shall be at least 20 feet in depth from the garage door to the front property line. STANDARD CONDITIONS A. For compliance with the following conditions please contact the Community Development Department: 1. The Residential Planned Development Permit is granted for the land and project as identified on the entitlement application form and as shown on the plot plans and elevations incorporated herein by reference as Exhibit "A ". The location and design of all site improvements shall be as shown on the approved plot plans and elevations except or unless indicated otherwise herein in the following conditions. 2. All conditions of Tentative Tract Map 5045 and any subsequent modifications shall apply to this Residential Planned Development Permit. 3. Unless the Residential Development Permit is inaugurated (building foundation slab in place and substantial work in progress) not later than three (3) years after this permit is granted, this permit shall automatically expire on that date. The Community Development Director may, at his /her discretion, grant up to two (2) 1 -year extensions for project inauguration if there have been no changes in the 004tioa Resolution No. 2005 - Page 11 adjacent areas and if Applicant can document that he /she has diligently worked towards inauguration of the project during the initial 3 -year period and the Applicant has concurrently requested a time extension to the Tentative Tract Map. The request for extension of this entitlement shall be made at least thirty (30) days prior to the expiration date of the permit. 4. Prior to occupancy of each dwelling unit the Applicant shall install front yard landscaping as approved on the landscape plans. S. All air conditioning or air exchange equipment shall be placed at ground level, may not be placed in a sideyard setback area within fifteen (15') feet of an opening window at ground floor level of any residential structure, and shall not reduce the required sideyards to less than five (51) feet of level ground. 6. All facilities and uses other than those specifically requested in the application are prohibited unless an application for a modification is submitted to the Department of Community Development consistent with the requirements of the Zoning Code. 7. Rain gutters and downspout shall be provided on all sides of the structure for all structures where there is a directional roof flow. Water shall be conveyed to the street or drives in non - corrosive devices, as determined by the City Engineer. 8. Garages shall maintain a clear unobstructed dimension of twenty (20') feet in length and ten (10') feet in width for each parking stall provided with a minimum of two (2) garage - parking stalls required for each dwelling unit. 9. Prior to the issuance of a Zoning Clearance for construction, working drawings, grading and drainage plans, plot plans, final map (if requested by the Community Development Director) , sign programs, and landscaping and irrigation plans (three full sets) shall be submitted to the Community Development Director for review and approval. B. For compliance with the following conditions please contact the Engineering Division: 10. The City Engineering Conditions of Approval for Tentative Tract Map No. 5045 apply to Residential Planned Development Permit No. 2002 -03. 000204 Resolution No. 2005 - Page 12 C. For compliance with the following conditions please contact the Ventura County Fire Department: 11. All conditions of Tentative Tract Map 5045 shall apply. D. For compliance with the following conditions please contact the Ventura County Waterworks District No. 1: 12. All conditions of Tentative Tract Map 5045 shall apply. E. For compliance with the following conditions please contact the Police Department: 13. Prior to issuance of building permits for either the residential or recreational components of the project, the Police Department shall review development plans for the incorporation of defensible space concepts to reduce demands on police services. To the degree feasible, public safety planning recommendations shall be incorporated into the project plans. The Applicant shall prepare of list of project features and design components that demonstrate responsiveness to defensible space design concepts. Review and approval by the Police Department of all defensible space design features incorporated into the project shall occur prior to initiation of the building plan check process. F. For compliance with the following conditions please contact the Moorpark Unified School District: 14. Prior to issuance of building permits for the residential units, all legally mandated school impact fees applicable at the time of issuance of a building permit shall be paid to the Moorpark Unified School District. -End- Resolution No. 2005 - Page 13 EXHIBIT C SPECIAL AND STANDARD CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT NO. 2004 -01 SPECIAL CONDITIONS 1. The Pardee Homes architectural booklet titled "Moorpark PA- 5" dated March 11, 2004, and the Planning Area 5 Architectural Plans dated January 27, 2005, shall form the basis of the evaluation of architectural treatment to be incorporated on each residential structure for permit issuance. At a minimum, the drawings and color and materials samples that have depicted the respective architectural styles and sub - styles shall be incorporated in the project, as presented in the above - mentioned plans and materials. 2. Prior to the issuance of a Zoning Clearance for building permit for the first residential building, the Applicant shall submit wall plans to the Community Development Department for review and approval. The wall plans shall be approved prior to the issuance of the first building permit. 3. At least twenty -five (250) percent of the residential buildings, but no more than forty (400) percent, of the dwellings shall be represented by any one of the architectural styles. No sub -style shall be represented by more than sixty (600) percent of the dwellings for each architectural style. 4. All units designated as affordable housing shall be designed and appointed in the same manner as the market rate units. For example, if the market rate units have tile counters the affordable units will have identical tile counters. If the market rate units have dishwashers and garbage disposals the affordable units will have the identical garbage disposals and dishwashers. The exception to this condition is that the Applicant shall provide clothes washing and drying machines and window coverings in all affordable units designated under the provisions of the Development Agreement for the Moorpark Highlands Specific Plan. 5. Any change in the architectural elements shall require prior approval by the Community Development Director. Approval of any change shall require the Director to find 000206 Resolution No. 2005 - Page 14 that the change is consistent with these approved conditions, the Zoning Code and compatible with the dwellings along that street frontage, as determined by the Community Development Director and consistent with the requirements of the Zoning Ordinance. 6. Prior to the occupancy of the first unit, the Applicant shall submit to, and have approved by, the Community Development Director, a notice to be signed by all future buyers, acknowledging the planned construction of a public park and future roadway improvements on the SR 23 bypass. The notice shall identify potential impacts associated with these improvements, including, but not limited to noise and light impacts. An acknowledgement that planned construction of a public park and future roadway improvements on the SR 23 bypass shall be recorded as part of the subdivision map or if there is no subdivision map as a separate instrument. 7. The covered parking and guest parking spaces within the development shall be designated for each unit and the guest parking shall be labeled as such to the satisfaction of the Community Development Director. The distance from each unit to its assigned covered parking space shall be minimized to the greatest extend feasible. 8. Structures over covered parking shall be designed using architectural vocabularies which are compatible and comparable to those used on the residence buildings. This shall include the use of tile roofs and decorative stonework or other enhancements found on the units. A Permit Adjustment shall be applied for and the architectural plans brought before the Planning Commission for review and approval prior to the issuance of a zoning clearance for building permit to construct any unit within Planning Area S. 9. Prior to the issuance of a zoning clearance for a building permit the applicant shall provide enhanced architectural treatments to the facades of those Residential structures which face "A" Street. The enhancement shall be reviewed and approved by the community development director. 10. Prior to the issuance of a grading permit the applicant provide the community development director with a revised site plan which minimizes the use of the five car garage straight -in units. This may involve the relocation of units, reversing the 000'zoT Resolution No. 2005 - Page 15 plotting of units and modifying the site plan envelope. The revised site plan is subject to the review and approval of the community development director. 11. Enhanced driveways shall be provided, to the satisfaction of the Community Development Director. STANDARD CONDITIONS A. For compliance with the following conditions please contact the Community Development Department: 1. The Residential Planned Development Permit is granted for the land and project as identified on the entitlement application form and as shown on the plot plans and elevations incorporated herein by reference as Exhibit "A ". The location and design of all site improvements shall be as shown on the approved plot plans and elevations except or unless indicated otherwise herein in the following conditions. 2. All conditions of Tentative Tract Map No. 5045 and any subsequent modifications shall apply to this Residential Planned Development Permit. 3. Unless the Residential Development Permit is inaugurated (building foundation slab in place and substantial work in progress) not later than three (3) years after this permit is granted, this permit shall automatically expire on that date. The Community Development Director may, at his /her discretion, grant up to two (2) 1 -year extensions for project inauguration if there have been no changes in the adjacent areas and if Applicant can document that he /she has diligently worked towards inauguration of the project during the initial 3 -year period and the Applicant has concurrently requested a time extension to the tentative tract map. The request for extension of this entitlement shall be made at least thirty (30) days prior to the expiration date of the permit. 4. Prior to occupancy of each dwelling unit, the Applicant shall install front yard landscaping as approved on the landscape plans. 5. All air conditioning or air exchange equipment shall be placed at ground level, may not be placed in a sideyard setback area within fifteen (15') feet of an opening window 000208 Resolution No. 2005 - Page 16 at ground floor level of any shall not reduce the required (51) feet of level ground. residential structure, and sideyards to less than five 6. All facilities and uses other than those specifically requested in the application are prohibited unless an application for a modification is submitted to the Community Development Department consistent with the requirements of the Zoning Code. 7. Garages shall maintain a clear unobstructed dimension of twenty (20') feet in length and ten (10') feet in width for each parking stall provided with a minimum of two (2) garage - parking stalls required for each dwelling unit. 8. Rain gutters and downspouts shall be provided on all sides of the structure for all structures where there is a directional roof flow. Water shall be conveyed to the street or drives in non - corrosive devices as determined by the City Engineer. 9. Prior to the issuance of a Zoning Clearance for construction, working drawings, grading and drainage plans, plot plans, final map (if requested by the Community Development Director) , sign programs, and landscaping and irrigation plans (three full sets) shall be submitted to the Community Development Director for review and approval. B. For compliance with the following conditions please contact the Engineering Division: 10. The City Engineering Conditions of Approval for Tentative Tract Map No. 5045 apply to Residential Planned Development Permit No. 2002 -03. C. For compliance with the following conditions please contact the Ventura County Fire Department: 11. All conditions of Tentative Tract Map 5045 shall apply. D. For compliance with the following conditions please contact the Ventura County Waterworks District No. 1: 12. All conditions of Tentative Tract Map 5045 shall apply. E. For compliance with the following conditions please contact the Police Department: 13. Prior to issuance of building permits for either the residential or recreational components of the project, the 000209 Resolution No. 2005 - Page 17 Police Department shall review development plans for the incorporation of defensible space concepts to reduce demands on police services. To the degree feasible, public safety planning recommendations shall be incorporated into the project plans. The Applicant shall prepare of list of project features and design components that demonstrate responsiveness to defensible space design concepts. Review and approval by the Police Department of all defensible space design features incorporated into the project shall occur prior to initiation of the building plan check process. F. For compliance with the following conditions please contact the Moorpark Unified School District: 14. Prior to issuance of building permits for the residential units, all legally mandated school impact fees applicable at the time of issuance of a building permit shall be paid to the Moorpark Unified School District. 2oTC 0©02:10 ITEM 8.C. MOORPARK CITY COUNCIL SUPPLEMENT TO AGENDA REPORT TO: Honorable City Council FROM: Barry K. Hogan, Community Development Direct o1r,,' 9— Prepared By: Laura Stringer, Senior Managem$nt�Analyst DATE: April 4, 2005 (CC Meeting of 04/06/2005) SUBJECT: Supplemental Information Regarding April 6, 2005, City Council Agenda Item No. 8.C. (Residential Planned Development Permit No. 2004 -01 - Planning Area 5) , on the Application of Pardee Homes BACKGROUND /DISCUSSION On March 22, 2005, the Planning Commission considered a request to approve Residential Planned Development Permit No. 2004 -01 for Planning Area 5 (102 multiple- family residences), and recommended approval of the request to the City Council. Items of concern expressed by the Planning Commission included the front elevation for units that could not accommodate a side entry garage. The Commission directed the applicant to modify the plotting of those units to address this concern. The applicant was able to accomplish this request, and the large scale drawings included with the agenda packet reflected the change, but revised reductions were not available in time to be included in the Agenda Packet. Attached are reductions of the site plan and details, indicating side entry garages for most of the buildings. The site plan also addresses Planning Commission concerns for better distribution of the required second covered parking spaces for the units with tandem parking garages. ATTACHMENTS: 1. Revised Site Plan for Planning Area 5. 2. Detail of plotting for units at the southwest corner. 3. Detail of plotting for unit at the northwest corner. 4. Detail of plotting for unit at the northeast corner. \ \Mor_pri_sery \City Share \Community Development\DEV PMTS \R P D\2004 \ -01 Pardee\Agenda Rpts\CC050406redfolder.doc way -r rrw www.iiw wr -vrsw� J_ �- � -� -� =, J1 ,.��:i_��.:tSL,����- - �+�++■�J il.. ,. ..�..i �,ll�_i__�.;.. —���w R � R ; y. � � ii R t t R t R Ru Mai ■ ■ ° t rF ■ _ � � — wwwwraw.rrr 4D 4D AM • M ■ _ �d Boa Raw aaara■ q _ awm wor an■err aao�ar E z E E 20 � o � 104' D. S CO VERED 4 P. S o �� 36' N 749. S =N TER \ - )OL i I 1 i I SS rt0 M 9 --DRA AS T EN : 2 E z U a' E E o cj SD %� ry 759 jr 2, `� GB Q) 758 - -- 15' I ti I I 115, N I I 757 20' C --- -Z L ATTACHMENT 3 -NCY ACC 1,SEYEN T 3.57 81' 6 S CO VERED P. S, 2 X12 CO VEREL N 3 P. s 2 7' v E-1 z E-4 4