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HomeMy WebLinkAboutAGENDA REPORT 2005 0720 CC REG ITEM 08FITEM f. F. CITY OF MOORPARK, CALIFORNIA City Council Meeting of ACTION: MOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council FROM: Barry K. Hogan, Community Development Dire cto Prepared By: Joseph Fiss, Principal Planne DATE: July 5, 2005 (CC Meeting of 7/20/05) G SUBJECT: Consider Commercial Planned Development No. 2004 -02 to Allow Construction of an 18,353 Square Foot Retail Commercial Shopping Center on Approximately 1. 62 Acres on the Southeast Corner Of Los Angeles Avenue and Park Lane on the Application of Kylexa Enterprises, LLC. BACKGROUND On April 26, 2005, the Planning Commission opened the public hearing and took public testimony on this project (staff report attached). The Commission closed the public hearing and appointed an ad -hoc committee (Commissioner DiCecco and Vice - Chair Peskay) to work with the applicant and staff on architecture and landscape issues. The applicant was asked to resubmit plans incorporating the comments of the ad -hoc committee and return to the May 23, 2005 Planning Commission special meeting under consent agenda. The applicant was unable to complete plans in time for the May 23rd Planning Commission special meeting, and the Planning Commission scheduled a special meeting for June 14, 2005 to consider the revised plans. On June 14, 2005, the Planning Commission adopted Resolution No. PC- 2005 -478, recommending approval of the Commercial Planned Development Permit, subject to special and standard conditions. There have been some changes, refinements and additional conditions added to the Planning Commission recommended conditions of approval. Those changes are shown in bold within the Council resolution. 000134 Honorable City Council July 20, 2005 Page 2 DISCUSSION A full analysis of this project is provided in the attached Planning Commission staff reports. The ad -hoc committee met with the applicant and provided input for the design of the buildings. The most substantive changes made by the applicant involved the overall architecture of Building "A" and elevation treatments of Building "B ", including finishes and consistency between floor plans, site plans, and elevations. In addition, the applicant reduced the size of the proposed shopping center from 19,539 square feet to 18,353 square feet. The architecture of the buildings is contemporary, with brightly - colored Mediterranean /European features and finishes. Consideration in the design has been given for location of business signs. There are a variety of roof pitches and building articulation, which create visual interest. Accessory structures (trash enclosures) have been designed to match the center architecturally, and include painted roll -up doors to fully screen the trash bins. Street access to the site will be restricted to Park Lane. Due to the proximity of the existing bank driveway on Los Angeles Avenue to the Park Lane intersection, an additional curb cut will not be permitted on Los Angeles Avenue. The applicant has negotiated a reciprocal access agreement with the owner /developer of the adjacent property to the east that also has a Commercial Planned Development Permit in process on this same Council agenda. This will allow customer traffic to access either shopping center from Los Angeles Avenue as well as Park Crest Lane, Park Lane, and Moorpark Avenue. A condition of approval has been included which requires a mutual access agreement between the two properties to be recorded prior to issuance of zoning clearance for grading. If the proposed shopping center to the east is not built concurrently with this project, the parking lot for this project will still provide sufficient accessible parking. The applicant's original plans show commercial signage on the rear of the buildings, facing Park Crest Lane and Park Lane. Staff thinks that signage, whether lighted or unlighted, in this location is unnecessary and creates excessive visual clutter, adversely affecting the residential character of the adjacent 000135 Honorable City Council July 20, 2005 Page 3 neighborhoods. A condition of approval has been added prohibiting commercial signage on these building frontages. STAFF RECOIrffiENDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Adopt Resolution No. 2005- approving Commercial Planned Development Permit No. 2004 -02. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Project Exhibits A. Site Plan With Data B. Enlarged Site Plan C. Building "A" Elevations D. Building "Bl -3" Elevations E. Building "B4 -6" Elevations F. Building "B7 -9" Elevations 4. April 26, 2005 Planning Commission Agenda Report Attachments) 5. May 23, 2005 Planning Commission Agenda Report 6. June 14, 2005 Planning Commission Agenda Report Attachments) 7. Draft Resolution with Conditions of Approval (Without (Without o0oi3s Honorable City Council July 20, 2005 Page 4 J I i ■t 9 IiYiylYl ■m�ti. �c�L �IU oz Z 8' ONE Nf MEN Ji I 1� CC ATTACHMENT 1 0 Z a a z 0 F- a 0 J 00013'7 � � .. -Y � ' �l ♦1 .C� -[,lr � r:.? I � � .. ha' g� e. d^V N � � � ,„ r.. 0 0 :00 1-3 tlj I W :0 C4 w 0 6� *0T Pitt Mon Group Architects awn I r) j ;W 4 JMCEPTL14 PWGTOtIETR1G MOORPARK GROWWWPMCENTER LOS ANGEM AVE A PARK LANE MOORPARK CA 93021 Arg.fiff A999990AM0 OWK PROJECT DATA BUILDWO SUMMARY PAWWO 80AWARY KYLEXA ENTERPRISES LLC 11175 LOPEZ COURT MOORPARK CA 93021 ro C-4 m w ,✓ 0 LQ F- � (D '-< 0 0) N O F- (D N) 0 0 to rt n 0 .14 A� ■ 2!M= PAWWO 80AWARY KYLEXA ENTERPRISES LLC 11175 LOPEZ COURT MOORPARK CA 93021 ro C-4 m w ,✓ 0 LQ F- � (D '-< 0 0) N O F- (D N) 0 0 to rt n 0 0 H n W 0 0 0 ►A 6 —`7 n S r; TOTAL aA=* AREA l30 M CARD . 0 HAND-- ► AVAILABLE •107 TL W CAM / 000 a1J — �• _ _ _ T —_� m _.... —. NET @rl& 7Da" al. mm ACAm1 TOTAL RUM AREA 70M al. W CAM 0 MAIM AP AVALAtL • LN TL %DO CAAa / Mn aFl uD:,9rrPA~ J Pilt m e n MOORPARK GROVE SHOPPING CENTER KYLEXA ENTERPRISES LLC A, LOS ANGELES AVE d PARK LANE 11178 LOPEZ COURT _mss MOORPARK CA 93021 MOORPARK CA 83021 ro u x a o w F- Z m L< o n � N w O z:r F- N O (� O F'- Ln (1 L< n O n N Honorable City Council July 20, 2005 Page 8 _-nft ____ JX- -- H P-11 17 l? G Cv a a \V —CO — j� em a W a c� 1!_l. G' t quill!�� { .1 i iI 11111 i lift I I t iii Nil 1111 d il;i 1111111 1!lfllili)��II' i631ifiii! #cif; i��lIII!!i(illlily it it it I1 9P�tiPF 3�9npa� Ila F=.� si I CC ATTACHMENT 3C w u h d S a 0 0� •VAN o� w0 •. O 1z N d V `gam O CY y pr' 000141 Honorable City Council July 20, 2005 Page 9 � 3r �!3!!!!l��il�i f�iirl�t�flflfd�f�ft i:fi31lii1iaft6 li�lll�!lI�Ilif!!ff i[ it if Fl i; �! t1 ;f it it i, ii iinf tf RIA A A9AR: A A A A?Il�y E ! ! } fl i ►ttt }�tE,f�ft�t! ,c�c»sc>oc�o�E�,�nmc, �I Y L --A (v L - -11- L; i s a n �v CC ATTACHMENT 3D 6, i Cbm 3 filll �v T A n CV yOw v� CL ` 263 X. 0 1 � J 000142 L:m pv 61r� w tzi II �\7 -1. . 1,543 S'. Li L ---------- -- p crl JDi�AtA,- - ST EllVATiON -Pitl,mon MOORPARK GROVE SHOPPING CENTER A,ch,tects LOS ANGELES AVE. & PARK LANE MOORPARK CA 93021 b i Fl 129, a KYLEXA ENTEWRISES LLC 11175 LOPEZ COURT MOORPARK CA 93021 110 C-4 x 0) r— 0 LQ H � (D 0 Fj N pi 000- (D C) n 0 H- Ln CT I,< n 0 M=.= lx— ---------- -- p crl JDi�AtA,- - ST EllVATiON -Pitl,mon MOORPARK GROVE SHOPPING CENTER A,ch,tects LOS ANGELES AVE. & PARK LANE MOORPARK CA 93021 b i Fl 129, a KYLEXA ENTEWRISES LLC 11175 LOPEZ COURT MOORPARK CA 93021 110 C-4 x 0) r— 0 LQ H � (D 0 Fj N pi 000- (D C) n 0 H- Ln CT I,< n 0 Honorable City Council July 20, 2005 Page 11 4 a L c 8 K _ . h � � t s t {! `'yxyx33•_ pp CID er _ hl 9AP, F?:F.. m p a nn9 @1 e9e9 f lfi�)i�� ;�j3ji# Milli() QL J I 1 KQ CC ATTACHMENT 3F V ~ pN y a ffWWii � ti J 2 i � V ROW w F'cU ` I 000144 MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Barry K. Hogan, Community Development Dire Prepared by Joseph Fiss, Principal Planner i DATE: April 20, 2005 (PC Meeting of 4/26/05) SUBJECT: Consider Commercial Planned Development No. 2004 -02 to Allow Construction of a 19,539 Square Foot Retail Commercial Shopping Center on Approximately 1.62 Acres on the Southeast Corner Of Los Angeles Avenue and Park Lane on the Application of Kylexa Enterprises, LLC. BACKGROUND On August 19, 2004, an application for Commercial Planned Development Permit No. 2004 -02 was submitted for construction of a shopping center on approximately a 1.62 acre vacant parcel at the southeast corner of Los Angeles Avenue and Park Lane. The applicant is proposing 19,539 square feet of floor area, including a covered dining area. nTSMASTON Project Setting Existing Site Conditions: The existing site is a relatively flat, unimproved "L" shaped parcel which extends from Los Angeles Avenue on the north to Park Crest Lane on the south. The immediate corner of Los Angeles Avenue and Park Lane is developed with an existing bank building, under separate ownership, and will not be a part of this center. Vegetation on the site consists of brush and weeds. There are no mature trees on site. Previous Applications: There have been no applications previously submitted for this site. \ \Mor _pri sere \City Share\Community Development \DEV PMTS \C P D \2004 -02 Moorpark Grove (Kylexa) \Agenda Rpts \PC Agenda Report 042605.doc CC ATTACHMENT 4 000145 Honorable Planning Commission April 26, 2005 Page 2 GENERAL, PLAN /ZONING Direction General Plan Zoning Land Use Site C -2 CPD Unimproved North C -2 CPD Shopping Center South V -H RPD Senior Housing East - _ C -2 _ _ _ CPD Unimproved - - - -� West - - -- C -2 -- ---------- - - - - -- CPD - -- Commercial -- Center /Car Wash/ Church /Residence General Plan and Zoninq Consistency: The Zoning Ordinance requires City Council approval Planned Development Permit for this project. Th proposal is allowed in the CPD (Commercial Planned Zoning Classification. Project Summary Commercial Planned Development Permit No. 2004 -02: of Commercial e applicant's Development) Parcel Pad Proposed Use Building Area (sq. ft.) 1 A Restaurant /Patio Dining* 5,340 2 B Commercial 14,199 Total 19,539 *Includes 1,235 square feet of patio dining area. Proposed Project Architecture: The architecture of the buildings is contemporary, with brightly - colored Mediterranean /European features and finishes. This is appropriate for what could be referred to as a "boutique" or pedestrian oriented shopping center. Consideration in the design has been given for location of business signs. There are a variety of roof pitches and building articulation, which create visual interest. Accessory structures (trash enclosures) have been designed to match the center architecturally, and include painted roll up doors to fully screen the trash bins. Setbacks: The minimum required building setback from Los Angeles Avenue is thirty (301) feet. Building "A" is proposed with a thirty (30') foot building setback from Los Angeles Avenue. An architectural 000146 Honorable Planning Commission April 26, 2005 Page 3 pergola and fountain are proposed within the front setback area. The CPD process allows for flexibility of setbacks, subject to design criteria. This is further discussed in the Analysis section of the report. The required setback for buildings on corner lots in the CPD Zone is five (51) feet. Circulation: Access to the site will be restricted to Park Lane. Due to the proximity of the existing bank driveway on Los Angeles Avenue to the Park Lane intersection, an additional curb cut will not be permitted on Los Angeles Avenue. The applicant has negotiated an access agreement with the owner /developer of the adjacent commercial property to the east, which is currently in the City's review process. This is discussed in the Analysis Section below. Parking: Pad Proposed Use Spaces Required Spaces Provided A Restaurant 41 41 B Retail 57 62 Total 98 103 The proposed restaurant includes a patio dining area of 1,235 square feet. Under the parking ordinance, no parking is required for outdoor dining areas. The applicant is providing five (5) extra parking spaces in the center. Parking issues are discussed in detail in the Analysis section of this report. Landscaping: The City has adopted landscape guidelines for commercial developments. The applicant has proposed a landscape theme consistent with the guidelines and with the proposed Contemporary /Mediterranean architecture. The City has discouraged the use of Palm trees because they are often not in keeping with the spirit of the overall landscape design of the City, which favors more native trees and trees that have been historically imported to this area. Frequently, however, the use of Palms is desired because they are a very "California" tree and complement "tropical" or "Mediterranean" landscape themes. Therefore, they are allowed as accent trees, but do not count towards minimum tree requirements, for shade purposes, or as parking lot trees. The landscape plan is subject to review by the City's landscape consultant, who will determine if the number and placement of all plant materials and irrigation is appropriate. 00014'7 Honorable Planning Commission April 26, 2005 Page 4 Site Improvements and National Pollution Discharge Elimination Standards Requirements (NPDES): The City Engineer has conditioned the project to provide for all necessary on -site and off -site storm drain improvements including the imposition of National Pollution Discharge Elimination System (NPDES) requirements. 'Passive" Best Management Practices Drainage Facilities are required to be provided so that surface flows are intercepted and treated on the surface over biofilters (grassy swales), infiltration areas and other similar solutions. Air Quality: All commercial /industrial projects are required to off -set air pollutants consistent with the 2003 Ventura County Air Quality Assessment Guidelines. Contribution to the Moorpark Traffic System Management Fund has been identified as a method to meet this requirement. ANALYSIS Issues Staff analysis of the proposed project has identified the following areas for Planning Commission consideration in their recommendation to the City Council: • Circulation • Setbacks • Parking Circulation: The applicant has negotiated an access agreement with the owner /developer of the adjacent commercial property to the east. This will allow customer traffic entering from Los Angeles Avenue to access this shopping center. The access agreement will allow encroachment of a portion of some parking spaces, and will allow access between the two properties for parking and circulation purposes. Though access would otherwise be allowed on Park Crest Lane, the applicant is also proposing a shared access with the property to the east. A condition of approval has been included which requires a mutual access agreement between the two properties, recorded prior to issuance of zoning clearance for grading. (An application has been submitted for a 74,818 square foot commercial center on the property to the east.) If the proposed shopping center to the east is not built concurrently with this project, the parking lot for this project will still provide 11 I 1 Honorable Planning Commission April 26, 2005 Page 5 sufficient accessible parking. Setbacks: The Commercial Planned Development process allows for flexibility and creativity of development standards. In commercial projects, there is usually not a need or a desire to allow setbacks other than those required by code. However, in this case, the applicant is proposing an architectural pergola structure and a monument sign within the front setback on Los Angeles Avenue. Staff supports the concept of allowing the pergola, because it adds visual interest and articulation to the street scene. However, a monument sign in addition to the pergola at this location would create visual clutter, inconsistent with the design of the center and the goals of the Commercial Planned Development Zone. A condition of approval has been added, restricting the pergola to a fifteen (15') foot front setback from Los Angeles Avenue and prohibiting a monument sign within the required thirty (301) foot front setback. Parking: The proposed restaurant includes a patio dining area of 1;,235 square feet. Under the parking ordinance, no parking is required for outdoor dining areas. One- hundred -three parking spaces are proposed for the entire center, which exceeds the required parking by five (5) parking spaces. In addition, the overall parking ratio for the center exceeds a ratio of five (5) parking spaces per one - thousand (1000) square feet, which is an industry- accepted standard for mixed use centers. Staff finds the parking provided sufficient for the center. No additional conditions are required for parking, provided that a minimum of ninety -eight (98) parking spaces are provided. Findings Commercial Planned Development Permit Findings: The following draft findings are provided for Planning Commission consideration: 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 other applicable regulations in that the proposed project meets or exceeds the Ordinance requirements for setbacks, parking, landscaping, and height, and meets or exceeds the existing General Plan and zoning designation requirements for the property. 000149 Honorable Planning Commission April 26, 2005 Page 6 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 design includes provisions for reciprocal access with the property to the east and does not affect the use of the existing bank building west of the project site. C. The proposed uses are compatible with existing and permitted uses in the surrounding area in that the proposed building colors and architecture are designed to blend in with the other existing commercial buildings and the proposed buildings are located in such a manner so as not to cause problems with the use of the adjacent properties. PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3). Under the applicable provisions of these regulations, the following timelines have been established for action on this project: Date Application Determined Complete: March 21, 2005 Planning Commission Action Deadline: City Council Action Deadline: June 19, 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 000150 Honorable Planning Commission April 26, 2005 Page 7 documentation. If the Director determines that a project has the potential for significant adverse impacts and adequate mitigation can not be readily identified, an Environmental Impact Report (EIR) is prepared. The Director has reviewed this project and found it to be Categorically Exempt in accordance with Section 15332 (Class 32: In -Fill Development Projects) of the California Code of Regulations (CEQA Guidelines). No further environmental documentation is required. STAFF RECO4MMNDATI0N 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 Commercial Planned Development Permit No. 2004 -02. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Project Exhibits A. Site Plan With Data B. Enlarged Site Plan C. Building "A" Elevations D. Building "B" Elevations 4. Draft PC Resolution with Conditions of Approval 000151 MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Barry R. Hogan, Community Development Direc Prepared By: Joseph Fiss, Principal Planner DATE: May 13, 2005 (PC Meeting of 5/23/2005) 1 t SUBJECT: Consider Commercial Planned Development No. 2004 -02 to Allow Construction of a 19,539 Square Foot Retail Commercial Shopping Center on Approximately 1.62 Acres on the Southeast Corner Of Los Angeles Avenue and Park Lane on the Application of Kylexa Enterprises, LLC. BACKGROUND /DISCUSSION On April 26, 2005, the Planning Commission opened the public hearing and took public testimony on this project (staff report attached). The Planning Commission closed the public hearing and appointed an ad -hoc committee (Commissioner DiCecco and Vice -Chair Peskay) to work with the applicant and staff on architecture and landscape issues. The applicant was asked to resubmit plans incorporating the comments of the ad -hoc committee and return to the May 23, 2005 Planning Commission special meeting under consent agenda. Staff has been working with the applicant and the applicant's architect on preparing accurate plans which meet the direction of the ad -hoc committee. The applicant was unable to complete plans in time for this Planning Commission special meeting, and has requested a ninety (90) day extension of the Permit Streamlining Act Requirements. STAFF RECOM14ENDATION Continue the item to the June 28, 2005 Planning Commission meeting consent agenda. \ \Mor_pri_serv\City Share \Community Development \DEV PMTS \C P D \2004 -02 Moorpark Grove (Kylexa) \Agenda Rpts \PC050523Continuance.doc CC ATTACHMENT 5 000152 MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Barry K. Hogan, Community Development Direc Prepared by Joseph Fiss, Principal Planner it DATE: June 6, 2005 (Special PC Meeting of 6/14/05) SUBJECT: Consider Commercial Planned Development No. 2004 -02 to Allow Construction of a 19,539 Square Foot Retail Commercial Shopping Center on Approximately 1.62 Acres on the Southeast Corner Of Los Angeles Avenue and Park Lane on the Application of Kylexa Enterprises, LLC. BACKGROUND On April 26, 2005, the Planning Commission opened the public hearing and took public testimony on this project (staff report attached). The Planning Commission closed the public hearing and appointed an ad -hoc committee (Commissioner DiCecco and vice -Chair Peskay) to work with the applicant and staff on architecture and landscape issues. The applicant was asked to resubmit plans incorporating the comments of the ad -hoc committee and return to the May 23, 2005 Planning Commission special meeting under consent agenda. Staff has worked closely with the applicant and the applicant's architect on preparing accurate plans which meet the direction of the ad -hoc committee. The applicant was unable to complete plans in time for the May 23rd Planning Commission special meeting, and has requested a ninety (90) day extension of the Permit Streamlining Act Requirements. At the May 23rd Planning Commission special meeting, the Planning Commission scheduled a special meeting for June 14, 2005. DISCUSSION The applicant redesigned the buildings and the parking area adjacent to the restaurant site. In addition, staff reevaluated the parking and worked with the applicant on revisions. The \ \Moz _pzi sery \City Share \Community Development \DEV PMTS \C P D \2004 -02 Moorpark Grove (Kylexa) \Agenda Rpts \PC Agenda Report 061405.doc CC ATTACHMENT 6 000153 Honorable Planning Commission June 14, 2005 Page 2 applicant has redesignated some of the square footage for restaurant uses and therefore, the one - hundred -three (103) parking spaces proposed for the center meets code requirements and would exceed five (5) parking spaces per one - thousand (1000) square feet of gross floor area, a commonly accepted industry standard for shopping centers with retail, office, and restaurant uses. The table below shows the number of code required spaces and the total spaces provided. The provision of extra parking spaces will allow the applicant some flexibility in providing a variety of land uses, in particular, restaurant /food uses, which require more parking than retail uses. Pad Proposed Use (Spaces Required) Square Footage Spaces Required Spaces Provided A Restaurant(1:100 sf) 4105 41 41 B Space 1 Restaurant (1:100 sf) 1000 10 10 Space 2 Retail (1:300 sf) 999 3 3 Space 3 Retail (1:300 sf) 2062 7 7 Space 4 Retail (1:300 sf) 1666 6 6 Space 5_ Office (1:300 sf) 1682 6 6 Space 6 -- -- - Retail (1:300 sf) — - -- - . -- -- - -- _.- - -- _ _. 1543 -- - -- - - - 5 - — 5 - — - Space 7 Retail (1:300 sf) 2169 7 '7 Space 8 Restaurant(1:100 sf) 993 .._ 10 — 10 - -- S�ace 8 - -- - - -- - - -- - - - - - -- - — -- Office (1:300 sf) -- - - -- 700 2 2 Space 9 Take Out (6 spaces) 1434 6 6 Totall 103 1 103 Architecture: As mentioned above, an ad -hoc committee consisting of Commissioners DiCecco and Peskay met with the applicant and provided input for the design of the buildings. The most substantive changes involved the overall architecture of Building "A" and elevation treatments of Building "B ", including finishes and consistency between floor plans, site plans, and elevations. The original agenda report described the architecture of the buildings as contemporary, with brightly - colored Mediterranean /European features and finishes. This is appropriate for what could be referred to as a "boutique" or pedestrian oriented shopping center. Consideration in the design has been given for location of business signs. There are a variety of roof pitches and building articulation, which create visual interest. Accessory structures (trash enclosures) have been designed to match 000154 Honorable Planning Commission June 14, 2005 Page 3 the center architecturally, and include painted roll up doors to fully screen the trash bins. Staff has updated the Draft PC Resolution to address the modifications to the plan and to provide more appropriate Conditions of Approval. Findings Commercial Planned Development Permit Findings: The following draft findings are provided for Planning Commission consideration: 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 other applicable regulations in that the proposed project meets or exceeds the Ordinance requirements for setbacks, parking, landscaping, and height, and meets or exceeds the existing General Plan and zoning designation requirements for the property. 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 design includes provisions for reciprocal access with the property to the east and does not affect the use of the existing bank building west of the project site. C. The proposed uses are compatible with existing and permitted uses in the surrounding area in that the proposed building colors and architecture are designed to blend in with the other existing commercial buildings and the proposed buildings are located in such a manner so as not to cause problems with the use of the adjacent properties. PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3). Under the applicable provisions of these regulations, the following timelines have been established for action on this project: 000155 Honorable Planning Commission June 14, 2005 Page 4 Date Application Determined Complete: Planning Commission Action Deadline: City Council Action Deadline: September ENVIRONMENTAL DETERMINATION March 21, 2005 16, 2005 (90 -Day Extension) In accordance with the City's environmental review procedures adopted by resolution, the Community Development Director determines the level of review necessary for a project to comply with the California Environmental Quality Act (CEQA). Some projects may be exempt from review based upon a specific category listed in CEQA. Other projects may be exempt under a general rule that environmental review is not necessary where it can be determined that there would be no possibility of significant effect upon the environment. A project which does not qualify for an exemption requires the preparation of an Initial Study to assess the level of potential environmental impacts. Based upon the results of an Initial Study, the Director may determine that a project will not have a significant effect upon the environment. In such a case, a Notice of Intent to Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be sufficient environmental documentation. If the Director determines that a project has the potential for significant adverse impacts and adequate mitigation can not be readily identified, an Environmental Impact Report (EIR) is prepared. The Director has reviewed this project and found it to be Categorically Exempt in accordance with Section 15332 (Class 32: In -Fill Development Projects) of the California Code of Regulations (CEQA Guidelines). No further environmental documentation is required. STAFF RECOMMENDATION 1. Adopt Resolution No. PC -2005- recommending to the City Council conditional approval of Commercial Planned Development Permit No. 2004 -02. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Project Exhibits 000156 Honorable Planning Commission June 14, 2005 Page 5 A. Site Plan With Data B. Enlarged Site Plan C. Building "A" Elevations D. Building "B1 -3" Elevations E. Building "B4 -6" Elevations F. Building "B7 -9" Elevations 4. April 26, 2005 Agenda Report (Without Attachments) 5. May 23, 2005 Agenda Report 6. Draft PC Resolution with Conditions of Approval 00015'7 RESOLUTION NO. 2005- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING COMMERCIAL PLANNED DEVELOPMENT NO. 2004 -02 TO ALLOW CONSTRUCTION OF AN 18,353 SQUARE FOOT RETAIL COMMERCIAL SHOPPING CENTER ON APPROXIMATELY 1.62 ACRES ON THE SOUTHEAST CORNER OF LOS ANGELES AVENUE AND PARK LANE ON THE APPLICATION OF KYLEXA ENTERPRISES, LLC WHEREAS, on June 14, 2005 the Planning Commission adopted Resolution No. PC- 2005 -478, recommending conditional approval of Commercial Planned Development Permit No. 2004 -02 for the construction of an 18,353 square foot retail commercial shopping center on approximately 1.62 acres on the southeast corner of Los Angeles Avenue and Park Lane; and WHEREAS, at a duly noticed public hearing held on July 20, 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 this project is Categorically Exempt from the provisions of CEQA pursuant to Section 15332 as a Class 32 exemption for in -fill development projects. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. COMMERCIAL PLANNED DEVELOPMENT PERMIT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the City Council makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.030: A. The site design, including structure location, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the provisions of the general plan, any applicable specific plans, zoning ordinance, and other applicable regulations in that the proposed project meets or exceeds the Ordinance requirements for setbacks, parking, landscaping, and height, and meets or exceeds the existing General Plan and zoning designation requirements for the property. CC ATTACHMENT 7 000158 Resolution No. 2005 - Page 2 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 design includes provisions for reciprocal access with the property to the east and does not affect the use of the existing bank building west of the project site. C. The proposed uses are compatible with existing and permitted uses in the surrounding area in that the proposed building colors and architecture are designed to blend in with the other existing commercial buildings and the proposed buildings are located in such a manner so as not to cause problems with the use of the adjacent properties. SECTION 2. CITY COUNCIL APPROVAL: The City Council hereby approves Commercial Planned Development Permit No. 2004 -02, subject to Special and Standard Conditions of Approval attached hereto and incorporated herein as Exhibit A. 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 20th day of July, 2005. Patrick Hunter, Mayor ATTEST: Deborah S. Traffenstedt, City Clerk Attachment: Exhibit A - Special and Standard Conditions of Approval for Commercial Planned Development Permit No. 2004 -02 000159 Resolution No. 2005 - Page 3 EXHIBIT A SPECIAL AND STANDARD CONDITIONS OF APPROVAL FOR COMMERCIAL PLANNED DEVELOPMENT 2005 -02 SPECIAL CONDITIONS 1. The landscape plan shall incorporate specimen size trees and other substantial features subject to the review and approval of the Community Development Director. Prior to the issuance of a grading permit, a tree survey shall be prepared to determine the valuation of the mature trees to be removed. Enhanced replacement landscaping of equal or greater value, as determined by the Community Development Director, shall be installed in accordance with the Tree Ordinance. 2. Earthen berms, hedges and /or low walls shall be provided where needed to screen public views of parked vehicles from adjacent streets subject to the satisfaction of the Community Development Director. 3. The applicant shall architecturally enhance the rear elevations (elevations facing Park Crest Lane and Park Lane) to the satisfaction of the Community Development Director. 4. Prior to issuance of a grading permit, the Applicant shall provide an Irrevocable Offer of Dedication to the City of an easement for the purpose of providing ingress /egress access, drainage and parking to the adjacent property to the east. The City of Moorpark shall not assume any responsibility for the offered property or any improvements to the property until this action has been accepted by the City Council. If accepted by the City of Moorpark, this easement may be fully assignable to the property owner to the east of this property, as an easement appurtenant for parking, ingress /egress access purposes and all uses appurtenant thereto. The form of the Irrevocable Offer of Dedication and other required pertinent documents required to satisfy the above requirements shall be to the satisfaction of the Community Development Director, City Engineer and the City Attorney. 000160 Resolution No. 2005 - Page 4 5. on -site sale of alcoholic beverages without prior approval of a Conditional Use Permit is prohibited. 6. The Applicant shall dedicate and improve the street frontage on Los Angeles Avenue, Park Lane and Park Crest Lane in accordance with the City's ultimate improvements for that location including any necessary reconstruction of existing improvements. The dedications shall include all vehicular access rights except at city (Park Lane and Park Crest Lane) and Caltrans (Los Angeles Avenue) approved locations. Any required vacations shall be subject to review and approval by the Community Development Director and City Engineer. Prior to issuance of a grading permit, the applicant shall submit all necessary application material and shall reimburse the City of Moorpark for all costs involved. A Curb - Parkway - Sidewalk design shall be required for all street frontages. 7. Street improvements on Park Lane extension of the raised median from southerly to coincide with the ext property line. The precise design median extension shall be to the Community Development Director and the shall include the its current location ension of the north and location of the satisfaction of the City Engineer. 8. Prior to or concurrently with the issuance of a grading permit the Applicant shall provide the City with an agreement that will assure the City that the easement required as part of Condition No. 4 above shall be adequately maintained by property owners to safely convey storm water flows. Said agreement shall be submitted to the City Engineer and City Attorney for review and approval. The agreement shall be a durable agreement, binding upon any future property owner or each lot of the development. The agreement shall include provisions for the owners to maintain any private storm drain or National Pollutant Discharge Elimination System (NPDES). 9. Lighting fixtures shall be architecturally compatible with the buildings and landscaping. Security and parking lot lighting shall not be attached to the buildings. 10. Visible roof ladders, equipment, vents, exterior drains and scuppers shall be prohibited subject to the review and approval of the Community Development Director. OOO16IL Resolution No. 2005 - Page 5 11. Ground mounted utility boxes and equipment shall be screened with landscaping subject to the review and approval of the Community Development Director. 12. All gas, electric, water and any other utility meters or boxes shall be screened to the degree allowable by the utility companies, and subject to the review and approval of the Community Development Director. 13. Regardless of the tenant mix or future modifications, the parking ratio shall not be less than five (5) parking spaces per one - thousand (1000) square feet of gross floor area. 14. The proposed pergola shall be constructed no closer than fifteen (15') feet from the front (Los Angeles Avenue) property line. The precise design and location of the pergola shall be subject to review and approval of the Community Development Director. 15. Signs within the required thirty (30') foot front (Los Angeles Avenue) setback shall be permitted in accordance with the City's sign ordinance. 16. The applicant shall obtain all necessary permits from the California Department of Transportation Office of Permits for work within the Highway 118 right -of -way. 17. Convenience stores open to the public during hours of darkness shall have a drop safe, and the cashier will maintain a minimum amount of cash in the register drawer, and shall have close circuit television recording actions of customers and cashiers. The television system must be of a quality that the persons caught on video can easily be identifiable and shall be capable of recording a twenty - four (24) hour time frame. The business shall maintain a thirty (30) day library of tapes. 18. A deceleration lane will be provided on the northerly boundary of the site, subject to review and approval of the Community Development Director, City Engineer, and Caltrans. 19. Prior to the occupancy of the first commercial space the applicant /owner shall provide a signed agreement with language satisfactory to the City Attorney and Community Development Director, acknowledging his /her understanding 000162 Resolution No. 2005 - Page 6 that left turn ingress and egress access from the Los Angeles Avenue driveway serving this project may be restricted or prohibited in the future. 20. Prior to occupancy of each commercial space the applicant /owner shall provide copies of signed agreements by each tenant acknowledging that the tenant understands that left turn ingress /egress from the westerly driveway may be restricted or prohibited in the future. 21. No commercial signage shall be permitted on the Park Crest Lane (south) or Park Lane (west) building elevations. Monument signs may be permitted on Park Lane and Park Lane, consistent with the sign ordinance and a sign program as approved by the Community Development Director. 22. Prior to occupancy of the first commercial space the applicant shall install "No Stopping Anytime" signs on Park Crest Lane, Park Lane and Los Angeles Avenue. The design and location of the signs shall be to the satisfaction of the City Engineer. 23. Prior to the occupancy of the first commercial space the applicant shall form an Assessment District [herein "Back - Up District "] to fund future City costs, should they occur, for the maintenance of parkway landscaping on all public street frontages, median landscaping or drainage improvements previously maintained by a Private Responsible Party and then assumed by the City. If a Back -Up District is formed, it shall be the intent of the City to approve the required assessment each year, but to only levy that portion of the assessment necessary to recover any past City costs or any anticipated City costs for the following fiscal year. In the event the City is never required to assume the maintenance of any such improvements maintained by a Private Responsible Party, the amount of the annual assessment actually levied upon the affected properties would be minor amount, possibly zero. The City shall administer the annual renewal of the Back -Up District and any costs related to such administration shall be charged to the Fund established for such district revenues and expenses. The aforementioned backup district may include the landscape setbacks including an irrevocable access easement given to the City. 000163 Resolution No. 2005 - Page 7 24. Prior to issuance of an occupancy permit for the first commercial space the applicant shall restripe and install any signage required by the city engineer at the intersection of Park Lane and Park Crest Lane, subject to the review and approval of the City Engineer and Community Development Director. 25. Hours of operation shall be from 6 a.m. to 10 p.m. unless otherwise approved by conditional use permit or these conditions of approval. Any maintenance, cleaning, sweeping of the exterior area of the buildings shall be performed during these hours. STANDARD CONDITIONS A. The following conditions shall be required of all projects: GENERAL REQUIREMENTS 1. Within thirty (30) calendar days of approval of this entitlement, the applicant shall sign and return to the Planning Division an Affidavit of Agreement and Notice of Entitlement Permit Conditions of Approval, indicating that the applicant has read and agrees to meet all Conditions of Approval of this entitlement. The Affidavit of Agreement /Notice shall include a legal description of the subject property, and have the appropriate notary acknowledgement suitable for recordation. 2. This planned development permit shall expire one (1) year from the date of its approval unless the use has been inaugurated by issuance of a building permit for construction. The Community Development Director may, at his /her discretion, grant up to two (2) additional one -year extensions for use inauguration of the development permit, if there have been no changes in the adjacent areas and if the applicant can document that he /she has diligently worked towards use inauguration during the initial period of time. The request for extension of this planned development permit shall be made in writing, at least thirty (30) days prior to the expiration date of the permit and shall be accompanied by applicable entitlement processing deposits. 3. The Conditions of Approval of this entitlement and all provisions of the Subdivision Map Act, City of Moorpark Municipal Code and adopted City policies at the time of the 000164 Resolution No. 2005 - Page 8 entitlement approval, supersede all conflicting notations, specifications, dimensions, typical sections and the like which may be shown on said Map and /or plans. 4. Conditions of this entitlement shall not be interpreted as permitting or requiring any violation of law or any unlawful rules or regulations or orders of an authorized governmental agency. 5. All mitigation measures required as part of an approved Mitigation Monitoring Report and Program (MMRP) for this project are hereby adopted and included as requirements of this entitlement. Where conflict or duplication between the MMRP and the Conditions of Approval occurs the Community Development Director shall determine compliance. 6. If any archeological or historical finds are uncovered during grading or excavation operations, all grading or excavation shall cease in the immediate area and the find shall be left untouched. The applicant shall assure the preservation of the site and immediately contact the Community Development Director informing the Director of the find. The applicant shall be required to obtain the services of a qualified paleontologist or archeologist, whichever is appropriate to recommend disposition of the site. The paleontologist or archeologist selected shall be approved by the Community Development Director. The applicant shall pay for all costs associated with the investigation and disposition of the find. 7. The applicant shall defend, indemnify and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void, or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, or employees concerning this entitlement approval, which claim, action or proceeding is brought within the time period provided therefore in Government Code Section 66499.37 or other sections of state law as applicable. The City will promptly notify the applicant of any such claim, action or proceeding, and, if the City should fail to do so or should fail to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify and hold harmless the City or its agents, officers and employees pursuant to this condition. 000165 Resolution No. 2005 - Page 9 a. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding if both of the following occur: i. The City bears its own attorney fees and costs; ii. The City defends the claim, action or proceeding in good faith. b. The applicant shall not be required to pay or perform any settlement of such claim, action or proceeding unless the settlement is approved by the applicant. The applicant's obligations under this condition shall apply regardless of whether a Final Map is ultimately recorded with respect to the subdivision or a building permit is issued pursuant to the planned development permit. 8. If any of the conditions or limitations of this approval are held to be invalid, that holding shall not invalidate any of the remaining conditions or limitations set forth. 9. All facilities and uses, other than those specifically requested in the application and those accessory uses allowed by the Municipal Code, are prohibited unless otherwise permitted through application for Modification consistent with the requirements of the zone and any other adopted ordinances, specific plans, landscape guidelines, or design guidelines. FEES 10. Entitlement Processing: Prior to the Zoning Clearance, entitlement, building permit, or advanced grading permit the submit to the Community Development outstanding entitlement case processing fe applicable City legal service fees. This made within sixty (60) calendar days of entitlement. issuance of any permit, grading applicant shall Department all es, including all payment shall be approval of this 11. Condition Compliance: Prior to the issuance of any Zoning Clearance, building permit, grading permit, or advanced grading permit, the applicant shall submit to the Community Development Department the Condition Compliance review deposit. 000166 Resolution No. 2005 - Page 10 12. Capital Improvements and Facilities, and Processing: Prior to the issuance of any Zoning Clearance, the applicant shall submit to the Community Development Department, capital improvement, development, and processing fees at the current rate in effect. Said fees include, but are not limited to building and public improvement plan checks and permits. Unless specifically exempted by City Council, the applicant is subject to all fees imposed by the City as of the issuance of the first permit for construction and such future fees imposed as determined by City in its sole discretion so long as said fee is imposed on similarly situated properties. 13. Parks: Prior to issuance of a Zoning Clearance for a building permit, the applicant shall submit to the Community Development Department Park and Recreation Fees of $0.50 per square foot of building area. 14. Tree and Landscape: Prior to or concurrently with the issuance of a building permit the Tree and Landscape Fee shall be paid to the Building and Safety Division. The fee shall be paid in accordance with City Council adopted Tree and Landscape Fee requirements in effect at the time of building permit application. 15. Fire Protection Facilities: Prior to or concurrently with the issuance of a building permit, current Fire Protection Facilities Fees shall be paid to the Building and Safety Division. The fee shall be paid in accordance with City Council adopted Fire Protection Facilities Fee requirements in effect at the time of building permit application. 16. Library Facilities: Prior to or concurrently with the issuance of a building permit the Library Facilities Fee shall be paid to the Building and Safety Division. The fee shall be paid in accordance with City Council adopted Library Facilities Fee requirements in effect at the time of building permit application. 17. Police Facilities: Prior to or concurrently with the issuance of a building permit the Police Facilities Fee shall be paid to the Building and Safety Division. The fee shall be paid in accordance with City Council adopted Police Facilities Fee requirements in effect at the time of building permit application. 00016' Resolution No. 2005 - Page 11 18. Traffic Systems Management: Prior to the issuance of a Zoning Clearance for each building permit, the applicant shall submit to the Community Development Department the established Moorpark Traffic Systems Management (TSM) Fee for the approved development consistent with adopted City policy for calculating such fee but in no case shall the fee be less than $0.15 per square foot of gross building area. 19. Intersection Improvements: Prior to issuance of the first Zoning Clearance for a building permit, the applicant shall submit to the Community Development Department a fair -share contribution for intersection improvements relating to the project. The level of fair share participation will be to the satisfaction of this City Engineer based on standard trip generation rates for commercial shopping center developments, applied to the intersections identified in the Archstone Apartments (RPD 1997 -01) and Vintage Crest /USA Properties (RPD 2000 -02) traffic reports. 20. Citywide Traffic: Prior to issuance of a Zoning Clearance for each building permit, the applicant shall submit to the Community Development Department the Citywide Traffic Fee. The fee shall be calculated per dwelling unit for residential projects, or by use for commercial and industrial projects, based upon the effective date of approval of the entitlement. Commencing on the first of the year of this approval, and annually thereafter, the fee shall be increased to reflect the change in the State Highway Bid Price Index for the twelve (12) month period that is reported in the latest issue of the Engineering News Record that is available on December 31 of the preceding year ( "annual indexing "). In the event there is a decrease in the referenced Index for any annual indexing, the current amount of the fee shall remain until such time as the next subsequent annual indexing which results in an increase. In the event the Bid Price Index referred to above in this condition is discontinued or revised, such successor index with which it is replaced shall be used in order to obtain substantially the same result as would otherwise have been obtained if the Bid Price Index had not been discontinued or revised. 21. Area of Contribution: Prior to the issuance of a Zoning Clearance for each building permit, the applicant shall pay to the Community Development Department the Area of 000168 Resolution No. 2005 - Page 12 Contribution (AOC) Fee for the area in which the project is located. The fee shall be paid in accordance with City Council adopted AOC fee requirements in effect at the time of building permit application. 22. Street Lighting Energy Costs: Prior to recordation of Final Map, or issuance of a building permit, whichever occurs first the applicant shall pay to the Community Development Department all energy costs associated with public street lighting for a period of one year from the acceptance of the street improvements. 23. Schools: Prior to issuance of building building, the applicant shall provide wri Community Development Department that all school impact fees applicable at the time building permit have been paid to the School District. permits for each tten proof to the legally mandated of issuance of a Moorpark Unified 24. Art in Public Places: Prior to or concurrently with the issuance of a Zoning Clearance for building permit, the applicant shall contribute to the Art in Public Places Fund in the amount of $0.10 per each square foot of building area, to be submitted to the Community Development Department. If the applicant is required to provide a public art project on or off -site in lieu of contributing to the Art in Public Places Fund the art work shall have a value corresponding to or greater than the contribution, and shall be constructed prior to Final Occupancy of the first building. All art shall require approval by the Arts Committee prior to construction. 25. Electronic Conversion: In accordance with City policy, the applicant shall submit to the Community Development Department, City Engineer and the Building and Safety Division the City's electronic image conversion fee for entitlement /condition compliance documents; Final Map/ engineering improvement plans /permit documents; and building plans /permit documents, respectively. 26. Fish and Game: Within two (2) business days after the City Council adoption of a resolution approving this project, the applicant shall submit to the City of Moorpark two separate checks for Negative Declaration or Environmental Impact Report, and Administrative Fee, both made payable to the County of Ventura, in compliance with Assembly Bill 000169 Resolution No. 2005 - Page 13 3158 for the management and protection of Statewide Fish and Wildlife Trust Resources. Pursuant to Public Resources Code Section 21089, and Fish and Game Code Section 711.4, the project is not operative, vested or final until the filing fees are paid. 27. Storm Drain Discharge Maintenance Fee: Prior to or concurrently with the issuance of a Zoning Clearance for building permit, the applicant shall pay to the Community Development Department citywide Storm Drain Discharge Maintenance Fee. The fee shall be paid in accordance with City Council adopted Storm Drain Discharge Maintenance Fee requirements in effect at the time of building permit application. B. Please contact the PLANNING DIVISION for compliance with the following conditions: DEVELOPMENT REQUIREMENTS 28. Prior to the issuance of a certificate of occupancy for any building, the applicant shall submit a Master Sign Program to the Community Development Director for review and approval. The Master Sign Program shall be designed to provide comprehensive on -site sign arrangement and design consistent with the commercial /industrial center architecture and the City's Sign Ordinance requirements. 29. For all flat roofed portions of buildings, a minimum eighteen -inch (1811) parapet wall above the highest point of the flat roof shall be provided on all sides. 30. Skylights are prohibited unless approved through the Planned Development Permit process or as a Modification to the Planned Development Permit. 31. Exterior downspouts shall not be permitted unless designed as an integral part of the overall architecture and approved by the city as part of the planned development permit. 32. Ground - mounted equipment is preferred. Roof - mounted equipment that cannot be ground- mounted may be approved by the Community Development Director. In no event shall roof - mounted equipment (vents, stacks, blowers, air conditioning equipment, etc.) be allowed unless architecturally screened 000170 Resolution No. 2005 - Page 14 from view on all four sides and painted to match the roof. All screening shall be maintained for the life of the permit. 33. Roof - mounted equipment and other noise generation sources on -site shall be attenuated to 45 decibels (dBA) or to the ambient noise level at the property line measured at the time of the occupancy, whichever is greater. Prior to the issuance of a Zoning Clearance for initial occupancy or any subsequent occupancy, the Community Development Director may request the submittal of a noise study for review and approval. The noise study would need to show that the current project attenuates all on -site noise generation sources to the required level or provide recommendations as to how the project could be modified to comply. The noise study must be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. 34. Any outdoor ground level equipment, facilities or storage areas including, but not limited to loading docks, trash enclosures, cooling towers, generators, shall be architecturally screened from view with masonry wall and /or landscaping as determined by the Community Development Director. 35. A utility room with common access to house all meters and the roof access ladder shall be provided unless an alternative is approved by the Community Development Director. 36. No exterior access ladders of any kind to the roof shall be permitted. 37. Parking areas shall be developed and maintained in accordance with the requirements of the Moorpark Municipal Code. All parking space and loading bay striping shall be maintained so that it remains clearly visible during the life of the development. 38. Prior to any re- striping of the parking area a Zoning Clearance shall be required. All disabled parking spaces and paths of travel shall be re- striped and maintained in their original approved locations unless new locations are approved by the Community Development Director. 39. All parking areas shall be surfaced with asphalt or concrete and shall include adequate provisions for 00017-IL Resolution No. 2005 - Page 15 drainage, National Pollution Discharge Elimination System (NPDES) compliance, striping and appropriate wheel blocks, curbs, or posts in parking areas adjacent to landscaped areas. All parking and loading areas shall be maintained at all times to insure safe access and use by employees, public agencies and service vehicles. 40. The Building Plans shall be in substantial conformance to the plans approved under this entitlement and shall specifically reflect the following: a. Transformer and cross connection water control devices (subject to approval by Ventura County Waterworks District No. 1) shall be shown on the site plan and landscaping and irrigation plan and screened from street view with masonry wall and /or landscaping as determined by the Community Development Director. b. Bicycle racks or storage facilities, in quantities as required by the Community Development Director. C. Required loading areas with 45 -foot turning radii shall be provided for loading zones consistent with the AASHO WB -50 design vehicle and as required by the Community Development Director. If drains from the loading area are connected to the sewer system, they are subject to the approval of Ventura County Waterworks District No. 1. d. Final exterior building materials and paint colors shall be consistent with the approved plans under this permit. Any changes to the building materials and paint colors are subject to the review and approval of the Community Development Director. e. All exterior metal building surfaces, including roofing, shall be coated or sealed with rust inhibitive paint to prevent corrosion and release of metal contaminants into the storm drain system. f. Trash disposal and recycling areas shall be provided in a location which will not interfere with circulation, parking or access to the building. Exterior trash areas and recycling bins shall use impermeable pavement, be designed to have a cover and so that no other area drains into it, The trash areas and recycling bins shall be depicted on the final construction plans, the size of which shall be approved by the Community Development Director, City 000172 Resolution No. 2005 - Page 16 Engineer and the City's Solid Waste Management staff. When deemed appropriate, drains from the disposal and recycling areas shall be connected to the sewer system, and are subject to the approval of Ventura County Waterworks District No. 1. Review and approval shall be accomplished prior to the issuance of a Zoning Clearance for building permit. 41. Prior to issuance of a Zoning Clearance for final building permit (occupancy), the applicant shall install U.S. Postal Service approved mailboxes in accordance with the requirements of the local Postmaster. 42. Any expansion, alteration or change in architectural elements requires prior approval of the Community Development Director. Those changes in architectural elements that the Director determines would visible from abutting street(s) shall only be allowed, if, in the judgment of the Community Development Director such change is compatible with the surrounding area. Any approval granted by the Director shall be consistent with the approved Design Guidelines (if any) for the planned development and applicable Zoning Code requirements. 43. When required by Title 15 of the Moorpark Municipal Code, 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 an appropriate drainage system, consistent with NPDES requirements, as determined by the City Engineer. OPERATIONAL REQUIREMENTS 44. Loading and unloading operations are allowed only between the hours of 6:00 a.m. and 10:00 p.m. unless additional hours are approved by the City Council. 45. All uses and activities shall be conducted inside the building(s) unless otherwise authorized by the Community Development Director and consistent with applicable Zoning Code provisions. 46. Prior to the issuance of a Zoning Clearance for any use which requires handling of hazardous or potentially hazardous materials, the applicant shall provide proof that he /she has obtained the necessary permits from Ventura County Environmental Health Division. Should the Community 000173 Resolution No. 2005 - Page 17 Development Director determine that a compatibility study is required; the applicant shall apply for a Modification to the entitlement. 47. The applicant agrees not to protest the formation of an underground Utility Assessment District. 48. The continued maintenance of the subject site and facilities shall be subject to periodic inspection by the City. The Applicant and his /her successors, heirs, and assigns shall be required to remedy any defects in ground or building maintenance, as indicated by the City within five (5) days from written notification. 49. No noxious odors shall be generated from any use on the subject site. 50. The applicant and his /her successors, heirs, and assigns shall remove any graffiti within five ( 5 ) days from written notification by the City of Moorpark. All such graffiti removal shall be accomplished to the satisfaction of the Community Development Director. 51. Should continued compliance with these Conditions of Approval not be met the Community Development Director may declare the project to be out of compliance, or the Director may declare, for some other just cause, the project to be a public nuisance. The applicant shall be liable to the City for any and all costs and expenses to the City involved in thereafter abating the nuisance and in obtaining compliance with the Conditions of Approval or applicable codes. If the applicant fails to pay all City costs related to this action, the City may enact special assessment proceedings against the parcel of land upon which the nuisance existed (Municipal Code Section 1.12.080). 52. Prior to the issuance of a Zoning Clearance for tenant occupancy, the prospective tenant shall obtain a Business Registration Permit from the City of Moorpark. All contractors doing work in Moorpark shall have or obtain a current Business Registration Permit. 53. Prior to or concurrently with the issuance of a Zoning Clearance for occupancy of any of the buildings, the applicant shall request that the City Council approve a 0001'74 Resolution No. 2005 - Page 18 resolution to enforce Vehicle Codes on the subject property as permitted by the Vehicle Code. 54. Prior to or concurrently with the issuance of a Zoning Clearance for a grading permit, the applicant shall submit the construction phasing plan for approval by the Community Development Director and City Engineer. Phasing shall avoid, to the extent possible, construction traffic impacts to existing adjacent residential, commercial and industrial areas, if any. 55. Prior to issuance of Zoning Clearance for the first building permit, the applicant shall submit a Waste Reduction and Recycling Plan to the City's Solid Waste Management staff and the Community Development Director for review and approval. The Plan shall include a designated building manager, who is responsible for initiating on -site waste materials recycling programs, including acquiring storage bins for the separation of recyclable materials and coordination and maintenance of a curbside pickup schedule. 56. The building manager or designee shall be required to conduct a routine on -site waste management education program to educating and alerting employees and /or residents to any new developments or requirements for solid waste management. This condition shall be coordinated through the City's Solid Waste Management staff. LANDSCAPING, LIGHTING AND MAINTENANCE REQUIREMENTS 57. Prior to the issuance of a Zoning Clearance for building permits the applicant shall submit to the Community Development Director for review and approval, with the required deposit, three full sets of Landscaping and Irrigation Plans prepared by a licensed landscape architect and drawn on a plan that reflects final grading configuration, in conformance with the City of Moorpark Landscape Standards and Guidelines, policies and NPDES requirements; including, but not limited to, all specifications and details and a maintenance plan. Fences and walls shall be shown on the Landscape and Irrigation Plans, including connection, at the applicant's expense, of property line walls with existing fences and or walls on any adjacent residential, commercial or industrial properties. The plan shall maintain proper vehicle sight distances subject to the review of the City Engineer, and 000175 Resolution No. 2005 - Page 19 encompass all required planting areas consistent with these Conditions of Approval. Review by the City's Landscape Architect Consultant and City Engineer, and approval by the Community Development Director prior to issuance of a Zoning Clearance for building permit, is required. 58. Prior to or concurrently with the submittal of the landscape and irrigation plan, a lighting plan, along with required deposit, shall be submitted to the Community Development Director for review and approval. The lighting plan, prepared by an electrical engineer registered in the State of California, shall be in conformance with the Moorpark Municipal Code. 59. Unless otherwise stipulated in the Special Conditions of Approval, the applicant shall be responsible for the maintenance of any and all parkway landscaping constructed as a requirement of the project, whether said parkway landscaping is within the street right -of -way or outside of the street right -of -way. Any parkway landscaping outside of the street right -of -way shall be within a landscape easement. 60. All required landscape easements shall be clearly shown on the Final Map or on other recorded documents if there is no Final Map. 61. Tree pruning, consisting of trimming to limit the height and /or width of tree canopy and resulting in a reduction of required shade coverage for the parking lot area, is prohibited and will be considered a violation of the Conditions of Approval. 62. When available, use of reclaimed water shall be required for landscape areas subject to the approval of the Community Development Director, the City Engineer and Ventura County Waterworks District No. 1. 63. Landscaped areas shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides, which can contribute to urban runoff pollution. Parking and associated drive areas with five (5) or more spaces shall be designed to minimize degradation of storm water quality. Best Management Practice landscaped areas for infiltration and biological remediation or approved equals, shall be installed to intercept and effectively prohibit pollutants 000176 Resolution No. 2005 - Page 20 from discharging to the storm drain system. The design shall be submitted to the Community Development Director and City Engineer for review and approval prior to the issuance of a building permit. 64. All landscaping shall be maintained in a healthy and thriving condition, free of weeds, litter and debris. 65. Prior to the issuance of Zoning Clearance for occupancy all fences /walls along lot boundaries shall be in place, unless an alternative installation is approved by the Community Development Director. C. Please contact the ENGINEERING DEPARTMENT for compliance with the following conditions: GENERAL 66. Grading, drainage and improvement plans and supporting reports and calculations shall be prepared in conformance with the "Land Development Manual" and "Road Standards" as promulgated by Ventura County; "Hydrology Manual" and "Design Manual" as promulgated by Ventura County Watershed Protection District; "Standard Specifications for Public Works Construction" as published by BNI (except for signs, traffic signals and appurtenances thereto; for signs, traffic signals and appurtenances thereto, the provisions of Chapter 56 for signs and Chapter 86 for traffic signals, and appurtenances thereto, of the "Standard Specifications," most recent edition, including revisions and errata thereto, as published by the State of California Department of Transportation); "Engineering Policies and Standards" of the City of Moorpark, "Policy of Geometric Design of Highways and Streets," most recent edition, as published by the American Association of State Highway and Transportation Officials. In the case of conflict between the standards, specifications and design manuals listed above, the criteria that provide the higher lever of quality and safety shall prevail. Any standard specification or design criteria that conflicts with a Standard or Special Condition of Approval of this project shall be modified to conform with the Standard or Special Condition to the satisfaction of the City Engineer. 67. The applicant and /or property owner shall provide verification to the City Engineer that all on -site storm 00017'7 Resolution No. 2005 - Page 21 drains have been cleaned at least twice a year, once immediately prior to October 1st (the rainy season) and once in January. The City Engineer may require additional cleaning depending upon site and weather conditions. 68. All paved surfaces; including, but not limited to, the parking area and aisles, drive - through lanes, on -site walkways shall be maintained free of litter /debris. Walkways, parking areas and aisles and drive - through lanes shall be swept, washed or vacuumed regularly. When swept or washed, debris shall be trapped and collected to prevent entry to the storm drain system in accordance with NPDES requirements. 69. Prior to improvement plan approval the applicant shall obtain the written approval on the improvement plans Mylar® sheets for the location of fire hydrants by the Ventura County Fire Prevention Division. (Water and Sewer improvements plans shall be submitted to Ventura County Waterworks District No. 1 for approval.) 70. Prior to any work being conducted within any State, County, or City right of way, the applicant shall obtain all necessary encroachment permits from the appropriate agencies and provide copies of these approved permits and the plans associated with the permits to the City Engineer. 71. Reactive organic compounds, Nitrogen oxides (ozone /smog precursor), and particulate matter (aerosols /dust) generated during construction operations shall be minimized in accordance with the City of Moorpark standards and the standards of the Ventura County Air Pollution Control District (APCD). When an air pollution Health Advisory has been issued, construction equipment operations (including but not limited to grading, excavating, earthmoving, trenching, material hauling, and roadway construction) and related activities shall cease in order to minimize associated air pollutant emissions. 72. The applicant shall comply with Chapters 9.28, 10.04, 12.24, 17.53 of the Moorpark Municipal Code standard requirements for construction noise reduction. 73. The applicant shall utilize all prudent and reasonable measures (including installation of a 6 -foot high chain link fence around the construction sites or provision of a full time licensed security guard) to prevent unauthorized 000178 Resolution No. 2005 - Page 22 persons from entering the work site at any time and to protect the public from accidents and injury. 74. The applicant shall post in a conspicuous location the construction hour limitation and make each construction trade aware of the construction hour limitations. GRADING 75. Prior to the issuance of a grading permit (should an early grading agreement be approved for this project) or prior to Final Map the applicant shall post sufficient surety, in a form acceptable to the City Engineer, guaranteeing completion of all onsite and offsite improvements required by these Conditions of Approval or the Municipal Code including, but not limited to grading, street improvements, storm drain improvements, temporary and permanent Best Management Practice (BMP) for the control of non -point water discharges, landscaping, fencing, and bridges. Grading and improvements shall be designed, bonded and constructed as a single project. 76. Prior to the issuance of a grading permit (should an early grading agreement be approved for this project) or prior to Final Map, whichever occurs first, the applicant shall provide written proof to the City Engineer that any and all wells that may exist or have existed within the project have been properly sealed or have been destroyed or abandoned per Ventura County Ordinance No. 2372 or Ordinance No. 3991 and per Division of Oil and Gas requirements. PUBLIC AND PRIVATE STREETS 77. Prior to construction of any public improvement the applicant shall submit to the City Engineer, for review and approval, street improvement plans prepared by a California Registered Civil Engineer, enter into an agreement with the City of Moorpark to complete public improvements and post sufficient surety guaranteeing the construction of all improvements. Unless specifically noted in these Standard Conditions or Special Conditions of Approval. 78. Prior to issuance of the first building permit all existing and proposed utilities that are less than 67Kv shall be under - grounded as approved by the City Engineer. 0001'79 Resolution No. 2005 - Page 23 DRAINAGE AND HYDROLOGY 79. For a 10 -year frequency storm, local, residential and private streets shall be designed to have one dry travel lane available on interior residential streets. Collector streets shall be designed to have a minimum of one dry travel lane in each direction. 80. Drainage and improvement plans shall be designed so that after - development, drainage to adjacent parcels would not be increased above pre- development drainage quantities for any stormwater model between and including the 10 year and 100 year storms, nor will surface runoff be concentrated by this project. Acceptance of storm drain waters by the project and discharge of storm drain waters from the project shall be in type, kind and nature of predevelopment flows unless the affected upstream and /or downstream owners provide permanent easement to accept such changed storm drainage water flow. All drainage measures necessary to mitigate stormwater flows shall be provided to the satisfaction of the City Engineer. The applicant shall make any on -site and downstream improvements, required by the City, to support the proposed development. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM ( NPDES) 81. The applicant shall submit to the City Engineer a Stormwater Pollution Control Plan (SWPCP) and a Stormwater Pollution Prevention Plan (SWPPP) in accordance with requirements of the Ventura Countywide Stormwater Quality Management Program, Technical Guidance Manual for Stormwater Quality Control Measures, NPDES Permit No. CAS004002. The Plans shall identify potential pollutant sources that may affect the quality of discharges to stormwater and shall include the design and placement of recommended Best Management Practice (BMP) to effectively prohibit the entry of pollutants from the construction site into the storm drain system streets and water courses. The Plans shall be implemented as part of the grading, improvements and development of the project. 82. Prior to the issuance of any construction /grading permit and /or the commencement of any clearing, grading or excavation, the applicant shall submit a Notice of Intent (NOI) to the California State Water Resources Control Board, Stormwater Permit Unit in accordance with the NPDES 000180 Resolution No. 2005 - Page 24 Construction General Permit (No. CASQ00002): Waste Discharge Requirements for Discharges of Stormwater Runoff Associated with Construction Activities). The applicant shall also provide a copy of the Notice of Intent (NOV to the City Engineer as proof of permit application. The improvement plans and grading plans shall contain the WDID number for the project. 83. Prior to the starting of grading or any ground disturbance the applicant shall identify a qualified superintendent for NPDES compliance. The NPDES superintendent shall be present, on the project site Monday through Friday and on all other days when the probability of rain is 4001 or higher and prior to the start of and during all grading or clearing operations until the release of grading bonds. The NPDES superintendent shall have full authority to rent equipment and purchase materials to the extent needed to effectuate Best Management Practice. The NPDES superintendent shall provide proof of attendance and satisfactory completion of courses satisfactory to the City Engineer totaling no less than 8 hours directed specifically to NPDES compliance and effective use of Best Management Practice. In addition, an NPDES superintendent shall be designated to assume NPDES compliance during the construction of streets, storm drainage systems, all utilities, buildings and final landscaping of the site. MAINTENANCE 84. Unless otherwise stipulated in the Special Conditions of Approval, any median landscaping constructed by the project shall be maintained by the City. An Assessment District shall be formed to fund the City maintenance costs for any such median landscaping. 85. Unless otherwise stipulated in the Special Conditions of Approval, parkway landscaping shall be maintained by a Home Owners' Association, a Property Owners' Association or by the property owner [collectively herein "Private Responsible Party "] . In such case, any required landscape easements, shall be conveyed to the Private Responsible Party. 86. Unless otherwise stipulated in the Special Conditions of Approval, all required on -site drainage improvements and /or 000181 Resolution No. 2005 - Page 25 stormwater quality [NPDES] features or facilities shall be maintained by the Private Responsible Party. 87. When, and if stipulated in the Special Conditions of Approval, that certain identified parkway landscaping and /or drainage improvements are to be maintained by the City, an Assessment District shall be formed to fund City costs for such maintenance. In such event, any required landscaping and /or drainage improvements shall be conveyed to the City in easements for such purposes. 88. Any Final Map identifying any landscape easement or drainage easement granted to a Private Responsible Party shall also be irrevocably offered for dedication to the City and shown on said Final Map. The City reserves the right to assume the maintenance of parkway landscaping, median landscaping or drainage improvements being maintained by a Private Responsible Party, should it be determined by the City, at its sole discretion, that the maintenance being provided by the Private Responsible Party is inadequate. 89. If required by a Special Condition of Approval, an Assessment District [herein "Back -Up District "] shall be formed to fund future City costs, should they occur, for the maintenance of parkway landscaping, median landscaping or drainage improvements previously maintained by a Private Responsible Party and then assumed by the City. If a Back - Up District is formed, it shall be the intent of the City to approve the required assessment each year, but to only levy that portion of the assessment necessary to recover any past City costs or any anticipated City costs for the following fiscal year. In the event the City is never required to assume the maintenance of any such improvements maintained by a Private Responsible Party, the amount of the annual assessment actually levied upon the affected properties would be minor amount, possibly zero. The City shall administer the annual renewal of the Back -Up District and any costs related to such administration shall be charged to the Fund established for such district revenues and expenses. 90. When it has been determined that it is necessary to form an Assessment District (including a Back -Up District), the applicant shall be required to undertake and complete the following: 000182 Resolution No. 2005 - Page 26 a. At least one - hundred - twenty (120) days prior to the planned recordation of any Final Map or the issuance of any zoning clearance for building permit, which ever comes first: i. submit the final draft plans for any irrigation, landscaping or Drainage Improvements [herein "Maintained Areas "] to be maintained by the Assessment District (including a required Back -Up District) , along with any required plan checking fees; ii. submit a check in the amount of $5,000 as an advance to cover the cost of Assessment Engineering for the formation of the Assessment District [Note: Developer shall be required to pay for all final actual assessment engineering costs related to the Assessment District formation along with City administrative costs.]; b. At least sixty (60) days prior to the planned recordation of any Final Map or the issuance of any zoning clearance for building permit, which ever comes first, submit to the City the completed, "City approved" plans for the Maintained Areas (landscaping, irrigation and NPDES Drainage Improvements); C. Prior to the planned recordation of any Final Map or the issuance of any zoning clearance for building permit, which ever comes first, submit to the City a signed Petition and Waiver requesting formation of the Assessment District [Note: The Petition and Waiver shall have attached to it as Exhibit `A' the City approved final draft Engineer's Report prepared by the Assessment Engineer retained by the City.] D. Please contact the BUILDING DIVISION for compliance with the following conditions: 91. Prior to the issuance of a Building Permit, the applicant shall provide written proof that an "Unconditional Will Serve Letter" for water and sewer service has been obtained from the Ventura County Waterworks District No. 1. 1 LI Resolution No. 2005 - Page 27 E. Please contact the VENTURA COUNTY AIR POLLUTION CONTROL DISTRICT for compliance with the following conditions: 92. Prior to issuance of a Zoning Clearance for building permit, a Ventura County Air Pollution Control District (APCD) "Authority to Construct" shall be obtained for all equipment subject to APCD Permit (see APCD Questionnaire, AB3205). Final Certificate of Occupancy shall not be granted until compliance with all applicable APCD Rules & Regulations has been satisfactorily demonstrated. 93. Facilities shall be operated in accordance with the Rules and Regulations of the Ventura County Air Pollution Control District, with emphasis on Rule 51, Nuisance. Rule 51 states: "A person shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance or annoyance to any considerable number of persons or to the public or which endangers the comfort, repose, health or safety of any such persons or the public or which cause or have a natural tendency to cause injury or damage to business or property." F. Please contact the VENTURA COUNTY FIRE PROTECTION DISTRICT for compliance with the following conditions: GENERAL 94. Prior to combustible construction, an all weather access road /driveway and the first lift of the access road pavement shall be installed. Once combustible construction starts a minimum twenty -foot (201) clear width access road /driveway shall remain free of obstruction during any construction activities within the development. All access roads /driveways shall have a minimum vertical clearance of thirteen feet -six inches (13' -611) and a minimum outside turning radius of forty feet (40'). 95. Approved turnaround areas provided when dead -end Fire exceed 150 -feet. Turnaround percent cross slope in any within one - hundred -fifty fe access road /driveway. for fire apparatus shall be District access roads /driveways areas shall not exceed a five direction and shall be located yet (1501) of the end of the 000184 Resolution No. 2005 - Page 28 96. The access road /driveway shall be extended to within one - hundred -fifty feet (1501) of all portions of the exterior wall of the first story of any building and shall be in accordance with Fire District access standards. Where the access roadway cannot be provided, approved fire protection system or systems shall be installed as required and acceptable to the Fire District. 97. When only one (1) access point is provided, the maximum length shall not exceed eight- hundred feet (800'). 98. Public and private roads shall be named if serving more than four (4) parcels or as required by the Fire District. 99. Approved walkways shall be provided from all building openings to the public way or Fire District access road /driveway. 100. Structures exceeding three stories or forty- eight -feet (48') in height shall meet current VCFPD Ordinance for building requirements. Structures exceeding seventy -five- feet (751) in height shall be subject to Fire District high rise building requirements. 101. Structures greater than 5,000 square feet and /or five (5) miles from a fire station shall be provided with an automatic fire sprinkler system in accordance with current Ventura County Fire Protection District Ordinance. 102. Commercial trash dumpsters and containers with an individual capacity of 1.5 cubic yards or greater shall not be stored or placed within five feet of openings, combustible walls, or combustible roof eave lines unless protected by approved automatic sprinklers. DEVELOPMENT REQUIREMENTS 103. Prior to the issuance of a certificate of occupancy by the Building Division the applicant shall submit a plan to the Fire District for review and approval indicating the method by which this project will be addressed. 104. Minimum six -inch (6 ") high address numbers shall be installed prior to occupancy, shall be contrasting color to the background, and shall be readily visible at night Brass or gold plated number shall not be used. Where structures are set back more that one - hundred -fifty feet 000185 Resolution No. 2005 - Page 29 (1501) from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is(are) not visible from the street, the address numbers(s) shall be posted adjacent to the driveway entrance on an elevated post. 105. Prior to combustible construction, fire hydrants shall be installed to the minimum standards of the City of Moorpark and the Fire District, and shall be in service. 106. Prior to occupancy of any structure, blue reflective hydrant location markers shall be placed on the access roads in accordance with Fire District standards. If the final asphalt cap is not in place at time of occupancy, hydrant location markers shall still be installed and shall be replaced when the final asphalt cap is completed. 107. Prior to the issuance of a building permit, building plans for all A, E, H, I, R -1 and R -2 Occupancies shall be submitted, with payment for plan check, to the Fire District for review and approval. Prior to issuance of a building permit the applicant shall submit a phasing plan and two ( 2 ) site plans ( for the review and approval of the location of fire lanes) to the Fire District. 108. Prior to occupancy the fire lanes shall be posted "NO PARKING FIRE LANE TOW- AWAY" in accordance with California Vehicle Code and the Fire District. 109. Prior to or concurrently with the issuance of a building permit the applicant shall submit plans to the Fire District showing the location of the existing hydrants within three - hundred feet (3001) of the proposed project and showing the location, type and number of proposed hydrants, and the size of the outlets. Fire hydrant(s) shall be provided in accordance with current adopted edition of the Uniform Fire Code, Appendix 111 -B and adopted amendments. On -site fire hydrants may be required as determined by the Fire District. Fire hydrants, if required, shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the Ventura County Waterworks Manual and the Fire District. 110. Prior to installation of any fire protection system; including, but not limited to sprinklers, dry chemical, hood systems, the applicant shall submit plans, along with 000186 Resolution No. 2005 - Page 30 the required fee for plan check, to the Fire District for review and approval. Fire sprinkler systems with one - hundred or more heads shall be supervised by a fire alarm system in accordance with Fire District requirements. 111. Prior to installation of the fire alarm system (if required), the applicant shall submit plans, along with the required fee for plan check, to the Fire District for review and approval. The fire alarm system shall be installed in all buildings in accordance with California Building and Fire Code. 112. Prior to the issuance of a certificate of occupancy by the Building Division the applicant shall obtain all applicable Uniform Fire Code (UFC) permits. 113. Prior to the issuance of a building permit the applicant shall obtain a copy of Ventura County Fire District Form No. 126 "Requirements for Construction." 114. Prior to the issuance of a certificate of occupancy by the Building Division the applicant shall install fire extinguishers in accordance with the Uniform Fire Code. The placement of extinguishers shall be subject to review and approval by the Fire District 115. Prior to framing the applicant shall clear for a distance of one hundred feet all grass or brush exposing any structure(s) to fire hazards. G. Please contact the VENTURA COUNTY WATERWORKS DISTRICT NO. 1 for compliance with the following conditions: 116. The applicant shall comply with the applicable provisions of Ventura County Waterworks District No. 1 standard procedures for obtaining domestic water and sewer services for applicant's projects within the District. 117. Prior to issuance of a building permit, provide Ventura County Waterworks District: a. Water and sewer improvement plans in the format required. b. Hydraulic analysis by a registered Civil Engineer to determine the adequacy of the proposed and existing water and sewer lines. 000187 Resolution No. 2005 - Page 31 c. Copy of approval of fire hydrant locations by Ventura County Fire Protection District. d. Copy of District Release and Receipt from Calleguas Municipal Water District. e. Cost estimates for water and sewer improvements. f. Plan check, construction inspection, capital improvement charge, sewer connection fee and water meter charge. g. Signed Contract to install all improvements and a Surety Bond. 118. At the time water service connection is made, cross connection control devices shall be installed on the water system in a manner approved by the Ventura County Waterworks District No. 1. H. Please contact the VENTURA COUNTY WATERSHED PROTECTION DISTRICT for compliance with the following conditions: 119. Direct storm drain connections to Ventura County Flood Control District facilities are subject to Ventura County Watershed Protection District permit requirements. I. Please contact the POLICE DEPARTMENT for compliance with the following condition: 120. Prior to initiation of the building plan check process for the project, the applicant shall submit plans in sufficient detail to the Police Department for review and approval of defensible space concepts to reduce demands on police services. To the degree feasible and to the satisfaction of the Community Development Director and the Police Chief, public safety planning recommendations shall be incorporated into the project plans. The applicant shall prepare a list of project features and design components that demonstrate responsiveness to defensible space design concepts. - END - 0001b8