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HomeMy WebLinkAboutRES PC 2022 671 2022 0524RESOLUTION NO. PC -2022-671 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, RECOMMENDING TO THE CITY COUNCIL THE CERTIFICATION OF A FINAL ENVIRONMENTAL IMPACT REPORT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT INCLUDING A MITIGATION MONITORING AND REPORTING PROGRAM, CEQA FINDINGS OF FACT, AND STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE HITCH RANCH SPECIFIC PLAN AND APPROVAL OF SPECIFIC PLAN 2019-01, GENERAL PLAN AMENDMENT 2020-01, ZONE CHANGE 2019-01, TENTATIVE TRACT MAP FOR TRACT NO. 5708 (2019-01) AND DEVELOPMENT AGREEMENT 2019-01 FOR THE PROPOSED TRACT, MASTER PLANNING AND DEVELOPMENT OF 755 RESIDENTIAL UNITS, APPROXIMATELY 29 ACRES OF OPEN SPACE, A 7 -ACRE PUBLIC PARK AND 7 -ACRE PASSIVE PARK, AS WELL AS ROADWAYS, STORMWATER AND DETENTION FACILITIES, AND ASSOCIATED IMPROVEMENTS ON 277 ACRES OF PROPERTY GENERALLY LOCATED NORTH OF POINDEXTER AVENUE, WEST OF CASEY ROAD, AND EXTENDING APPROXIMATELY 1,700 FEET WEST OF GABBERT ROAD ON THE APPLICATION OF HARRIET RAPISTA ON BEHALF OF COMSTOCK HOMES WHEREAS, on January 17, 2019, the Applicant submitted a formal development application for the Hitch Ranch Specific Plan, General Plan Amendment, Zone Change, a tentative tract map, and development agreement for the subdivision, master planning and development of 755 residential units, approximately 29 acres of open space, a 7 -acre public park and 7 -acre passive park, as well as roadways, stormwater and detention facilities, and associated improvements on a 277 -acre of property general located north of Poindexter Avenue, west of Casey Road, and extending approximately 1,700 feet west of Gabbert Road and inclusive of Assessor Parcel Numbers 511-0-200-245, 511-0-020- 130, -110, -160, -170, -180, and -195 (the "Project") on the application of Harriet Rapista on behalf of Comstock Homes (the "Applicant"), and WHEREAS, on July 10, 2019, the City of Moorpark Community Development Department published pursuant to California Environmental Quality Act (CEQA) an Initial Study and Notice of Preparation of an Environmental Impact Report (EIR) related to the Hitch Ranch Specific Plan to receive input from interested public and private parties on issues to be addressed in the EIR between July 10, 2019, and August 8, 2019. In addition, a public scoping meeting was held on July 23, 2019, to provide information on the Project and receive additional comments on issues to be addressed in the EIR; and WHEREAS, on July 7, 2020, the City Council and Planning Commission jointly held a publicly noticed workshop to review the Hitch Ranch Specific Plan and provide preliminary direction regarding the proposed development; and Hitch Ranch Specific Plan Resolution No. PC -2022-671 Page 2 WHEREAS, on February 18, 2022, the City of Moorpark Community Development Department published pursuant to CEQA a Notice of Availability and the Draft EIR for the Hitch Ranch Specific Plan (State Clearinghouse Number 2019070253) analyzing the Project's potential impacts on the environment and accepted public comments in accordance with CEQA Guidelines Section 15105 for a period of 45 days between February 18, 2022 and April 4, 2022. Additionally, on March 14, 2022, the Planning Commission held a publicly noticed meeting to review the Draft EIR and receive public comments; and WHEREAS, the City prepared written responses to all comments received on the Draft EIR and those responses to comments are incorporated into the Final EIR. The Responses to Comments were distributed with the Final EIR to all public agencies that submitted comments on the Draft EIR at least 10 days prior to certification of the Final EIR; and WHEREAS, the Final EIR is comprised of the Draft EIR dated February 2022 and all appendices thereto, the Comments and Responses to Comments on the Draft EIR, the clarifications, revisions, and corrections to the Draft EIR, and the Mitigation Monitoring and Reporting Program, and the May 2022 Final EIR; and WHEREAS, at a duly noticed public hearing on May 24, 2022, the Planning Commission considered the Final EIR and proposed Project, including the agenda report and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal; and reached a decision on this matter. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The findings made in this Resolution are based upon the information and evidence set forth in the Final EIR (attached hereto as Exhibit A) and upon other substantial evidence that has been presented at the hearings and in the record of the proceedings. The Final EIR, agenda reports, technical studies, appendices, plans, specifications, and other documents and materials that constitute the record of proceedings on which this Resolution is based are on file for public examination during normal business hours at the City of Moorpark Community Development Department, 799 Moorpark Avenue, Moorpark, CA 93021. Each of these documents is incorporated herein by reference. SECTION 2. The Planning Commission finds and recommends that the City Council find that agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and Project. Hitch Ranch Specific Plan Resolution No. PC -2022-671 Page 3 SECTION 3. Prior to taking action, the Planning Commission has heard, been presented with, reviewed and considered the information and data in the record, including oral and written testimony presented for and during public hearings. The City's independent environmental consultants, City staff, and the Project Applicant's environmental consultants reviewed and analyzed the comments received on the Project's environmental review. No comments or any additional information submitted to the City have produced any substantial new information requiring additional environmental review or re -circulation of the EIR pursuant to CEQA because no new significant environmental impacts were identified, nor was any substantial increase in the severity of any previously disclosed environmental impacts identified. SECTION 4. Section 15091 of the CEQA Guidelines requires that the City, before approving the Project, make one or more written finding(s) for each significant effect identified in the Final EIR accompanied by a brief explanation of the rationale for each findings. These findings and the associated rationale are incorporated by reference in Exhibit B. SECTION 5. The Planning Commission recommends that the City Council, pursuant to CEQA Guidelines Section 15090, certify that the Final EIR: 1) reflects the City Council's independent judgment and analysis; 2) was presented to, and reviewed and considered by, the City Council; and 3) has been completed in compliance with CEQA. SECTION 6. Pursuant to Public Resources Code section 21081.6, the Planning Commission hereby recommends that the City Council adopt the Mitigation Monitoring and Reporting Program included herewith in Exhibit A and incorporated herein by reference, and adopt each mitigation measure set forth therein, and impose each mitigation measure as a condition of the Project's approval. SECTION 7. CEQA Guidelines Section 15093 requires that if a project will cause significant and unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the project. For all significant and unavoidable impacts, including air quality and aesthetics, associated with the Project, the Planning Commission hereby recommends that the City Council adopt a Statement of Overriding Considerations as required by CEQA, substantially similar to that attached hereto as Exhibit B and incorporated herein by reference. The Planning Commission finds and recommends that the City Council find that each of the overriding benefits by itself, and considered as cumulative Project benefits, would justify proceeding with the Project, despite any significant and unavoidable impacts identified in the Final EIR or alleged to be significant in the record of proceedings. Therefore, the Planning Hitch Ranch Specific Plan Resolution No. PC -2022-671 Page 4 Commission hereby recommends that the City Council adopt findings as required pursuant to CEQA, included herewith in Exhibit B, Findings of Fact and Statement of Overriding Considerations, and incorporated herein by reference. SECTION 8. FINDING OF GENERAL PLAN CONSISTENCY: The Planning Commission hereby finds the Project and all associated actions to be consistent with the General Plan based upon the information set forth in the staff report(s), accompanying studies, the Project Final EIR and appendices, and oral and written public testimony, including but not limited to the General Plan Consistency Analysis provided in Section 3.10 (Land Use and Planning) of the Draft EIR incorporated by reference. SECTION 9. ZONE CHANGE FINDINGS: Based upon the information set forth in the agenda report(s), accompanying studies, the Project Final EIR and appendices, and oral and written public testimony, the Planning Commission finds that the proposed zone change depicted in Exhibit D is consistent with the proposed General Plan land use designation and existing Housing Element. SECTION 10. TENTATIVE TRACT MAP FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, the Project Final EIR and appendices, and oral and written public testimony, the Planning Commission makes the following findings: A. The Project site is physically suitable for the type and intensity of development proposed in that the site has been engineered to allow for all required utilities to be brough to the site, adequate ingress and egress can be obtained, and the site will be provided with public and emergency access because of the analysis contained in the Final EIR and associated appendices. B. The site is physically suitable for the proposed intensity of development, in that all City development standards, including access and those standards proposed with the Project have been met by the Project, as outlined in the project record, including the agenda report, Final EIR, and associated appendices. C. The design of the tract is not likely to cause serious public health problems, in that adequate sanitation, water, fire protection, and related infrastructure and services are both feasible, proposed, and required as a condition of the Project. D. The design of the tract and the type of improvements will not conflict with easements acquired by the public at large for access, including streets and trails, through or use of the property within the proposed tract because full access to and from adjacent streets has been incorporated in the design of this Project. Hitch Ranch Specific Plan Resolution No. PC -2022-671 Page 5 E. There will be no discharge of waste from the proposed tract into an existing community sewer system in a manner that violates existing water quality control requirements pursuant to Water Code Section 13000 et seq. F. Adequate water supplies exist to meet existing demands, anticipated demands from approved projects and tentative maps, and the anticipated demands of the proposed Project, as outlined in the Water Supply Assessment included in the Project Final EIR. G. The proposed tract is consistent with regulations adopted by the State Board of Forestry and Fire Protection pursuant to Sections 4290 and 4291 of the Public Resources Code and with the requirements of the Ventura County Fire Protection District Ordinance regulating fire land life safety for new developments. H. The proposed tract will have structural fire protection and suppression services provided by the Ventura County Fire Department, a publicly funded, full-time fire protection district. SECTION 11. DEVELOPMENT AGREEMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, the Project Final EIR and appendices, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 15.40.100: A. The provisions of the development agreement are consistent with the General Plan in that the Project will provide for the orderly developed of land identified in the City's General Plan and Zoning Ordinance as appropriate for residential development and the Development Agreement will strengthen the planning process by providing vesting development rights, addressing the timing of development, determine development fees and the provision of specific community benefits, including parks and affordable housing. B. The provisions of the Development Agreement and the assurances that said agreement places upon the project are consistent with the provisions of Chapter 15.40 of the Moorpark Municipal Code because the Development Agreement contains the elements required by Section 15.40.030 and shall be processed through a duly -noticed public hearing process as required by law. SECTION 12. HILLSIDE DEVELOPMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, the Project Final EIR and appendices, and oral and written public testimony, the Planning Commission finds that this Project is exempt from the provisions of the Hillside Management Ordinance as permitted by Moorpark Municipal Code Section 17.38.030(M) because of the proposed Development Agreement associated with the Project. Hitch Ranch Specific Plan Resolution No. PC -2022-671 Page 6 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RECOMMEND AS FOLLOWS: SECTION 13. PLANNING COMMISSION RECOMMENDATION: A. The Planning Commission recommends that the City Council adopt a resolution certifying the Final EIR for the Hitch Ranch Specific Plan (State Clearinghouse No. 2019070253), including the Mitigation Monitoring and Reporting Program, CEQA Findings of Facts, and Statement of Overriding Considerations; B. The Planning Commission recommends to the City Council adoption of a resolution approving General Plan Amendment No. 2020-01 as depicted in Exhibit C; C. The Planning Commission recommends to the City Council adoption of an ordinance approving Zone Change No. 2019-01 as depicted in Exhibit D; D. The Planning Commission recommends to the City Council adoption of a Resolution approving the Hitch Ranch Specific Plan as depicted in Exhibit E and subject to the Conditions of Approval included in Exhibit F; E. The Planning Commission recommends to the City Council adoption of a resolution approving Tentative Tract Map for Tract No. 5708 (2019-01) as depicted in Exhibit F and subject to the Conditions of Approval included in Exhibit G; and F. The Planning Commission recommends to the City Council approval of an ordinance authorizing Development Agreement No. 2019-01 as depicted in Exhibit H. SECTION 15. Filing of Resolution: The Community Development Director shall cause a certified resolution to be filed in the book of original resolutions. Hitch Ranch Specific Plan Resolution No. PC -2022-671 Page 7 The action of the foregoing direction was approved by the following vote: AYES: Commissioners Alva, Barrett, Brodsly, Rokos, and Chair Landis. NOES: ABSENT: PASSED, AND ADOPTED this 24th day of May 2022. Kipp andis Chai — Carlene Saxton Community Development Director Attachments: EXHIBIT A: Final Environmental Impact Report, including the Mitigation Monitoring and Reporting Program EXHIBIT B: CEQA Findings of Fact and Statement of Overriding Considerations EXHIBIT C: General Plan Amendment No. 2020-01 Exhibits EXHIBIT D: Zone Change No. 2019-01 Exhibit EXHIBIT E: Hitch Ranch Specific Plan (2019-01) EXHIBIT F: Tentative Tract Map for Tract No. 5708 (2019-01) EXHIBIT G: Conditions of Approval for Specific Plan No. 2019-01 and Tentative Tract Map for Tract No. 5708 (2019-01) EXHIBIT H: Draft Development Agreement No. 2019-01 with Exhibits EXHIBIT G CONDITIONS OF APPROVAL FOR SPECIFIC PLAN NO. 2019-01 AND TENTATIVE TRACT MAP FOR TRACT NO. 5708 (2019-01) General Conditions In addition to complying with all applicable City, County, State and Federal Statutes, Codes, Ordinances, Resolutions and Regulations, Development Agreements, Permittee expressly accepts and agrees to comply with the following Conditions of Approval: 1) All mitigation measures required as part of an approved Mitigation Monitoring Report and Program (MMRP) for this entitlement 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 so long as it does not conflict with the California Environmental Quality Act and the more restrictive measure or condition shall apply. [CDD] 2) 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. [CDD] 3) Except for the Development Agreement, 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 entitlement approval, supersede all conflicting notations, specifications, dimensions, typical sections and the like which may be shown on said Map and/or plans or on the entitlement application. In the event of any conflicts between the Development Agreement and Conditions of Approval, the Development Agreement shall control. In the event of any inconsistency between the Conditions of Approval and the Development Agreement, the terms of the Development Agreement shall control. This language shall be added as a notation to the Final Map. [CDD] 4) Conditions of this entitlement may not be interpreted as permitting or requiring any violation of law or any unlawful rules or regulations or orders of an authorized governmental agency. [CDD] 5) Should continued compliance with these Conditions of Approval not be met, the Community Development Director may modify the conditions in accordance with Municipal Code Section 17.44.100 and sections amendatory or supplementary thereto, 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 1.12.170). [CDD] 6) 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 and any provision amendatory or supplementary thereto. 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. 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. [CDD] 7) If any of the conditions or limitations of this approval are held to be invalid, that holding does not invalidate any of the remaining conditions or limitations set forth. [CDD] 8) All facilities and uses, other than those specifically requested in the application and approval 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. [CDD] 9) The continued maintenance of the subject site and facilities is subject to periodic inspection by the City. The Applicant and his/her successors, heirs, and assigns are required to remedy any defects in ground or building maintenance, as indicated by the City within five (5) working days from written notification. [CDD] 10) The applicant and his/her successors, heirs, and assigns must remove any graffiti within five (five) days from written notification by the City of Moorpark. All such graffiti removal must be accomplished to the satisfaction of the Community Development Director. [CDD] 11) Applicant shall cause tentative map and roadway sections to be updated to provide that all proposed sidewalks on public streets are a minimum width of six feet. [CDD, PW, PRCS] 12) Applicant shall cause tentative map and roadway section details for High Street to be updated to include 12 -foot vehicle travel lanes and five-foot bicycle lanes in both directions. Additionally, the north side of High Street shall include an eight -foot parking lane, six-foot sidewalk adjacent to the curb, eight -foot landscaped parkway, and 12 -foot multiuse trail. [CDD, PW, PRCS] City of Moorpark Parks, Recreation and Community Services Department Conditions 13) The Applicant shall cause easements to the City for public access and landscape maintenance to be denoted on the plans and consistent with the Community Facilities District diagram prepared by Comstock on May 4, 2022, subject to the satisfaction of the Parks, Recreation, and Community Services Director. [PRCS] 14) The Applicant shall cause easements to the City for drainage facility and storm drain maintenance, appurtenant structures, and ingress/egress purposes to be denoted on the plans to the satisfaction of the Parks, Recreation and Community Services Director. [PRCS] 15) The Park shall be offered to the City in fee. [PRCS] 16) The final design of Parks A and B shall be submitted to the Parks and Recreation Commission. [PRCS] 17) Park B shall include a stage for performances at the south/east corner of the village green. The village green shall be designed to take advantage of the topography and provide a large event lawn for community events. The park features shall include a sizeable splash pad and tot lot, picnic areas and gazebos, a public restroom facility with a small private room and kitchenette, and appropriate parking. Other recreational features should be included as space allows, i.e. sand volleyball, bocce ball, etc. These improvements shall be located and designed subject to the satisfaction of the Parks, Recreation and Community Services Director [PRCS] 18) A restroom facility shall be located adjacent to Park A subject to the satisfaction of the Parks, Recreation and Community Services Director. [PRCS] 19) The access roads around the perimeter of the detention basin on High Street and Gabbert Road should include rail fencing and multi -use paving acceptable for equestrian use, such as decomposed granite. These roads should be open to the public and included in the overall trail plan. Concrete maintenance ramps into the basins may need to provide for vehicular access during inclement weather. Equestrian rail fencing should be installed around the basin for Park A, unless tubular steel fencing is required by the County. The above improvements shall be designed and located to the satisfaction of the Parks, Recreation and Community Services Director. [PRCS] 20) Applicant shall cause plans to be revised to provide a roundabout or median island at the eastern project boundary on High Street, with a monument designating historic High Street subject to the satisfaction of the Parks, Recreation and Community Services Director. [PRCS] 21) Applicant shall cause plans to be revised to provide for trail linkage to the open space parcel west of Gabbert Road, including an overlook to the satisfaction of the Parks, Recreation and Community Services Director. [PRCS] 22) Applicant shall cause plans to be revised so that the existing driveway approach on the north side of High Street, across from the post office shall be improved to City roadway standards. Angled parking shall be provided in front of the future City library location. A pedestrian crossing shall be installed from the post office parking lot to the improved roadway corridor. [PRCS] City of Moorpark Public Safety Conditions 23) Applicant shall ensure the following in the design and development of the project: a. All trash enclosures shall be secured and locked; b. Park benches should have a middle arm rest; c. Consider hexagon shaped (or similar) picnic tables; and d. Consider picnic tables with individual seats. [MPD] 24) Prior to issuance of a building permit for parks or community buildings, Applicant shall submit a lighting plan to include all common use areas, including parks, ball courts, clubhouse, public parking areas, etc., subject to the review and approval of the Moorpark Police Department. [MPD] 25) Prior to issuance of a building permit, Applicant shall submit a landscape plan to ensure tree canopies will not be lower than six feet and shrubbery no taller than two feet, subject to review and approval of the Moorpark Police Department, Community Development Director, and Parks, Recreation and Community Services Director. [MPD] 26) Prior to issuance of a certificate of occupancy for community buildings, the Applicant shall prepare a community amenities access plan in coordination with the Moorpark Police Department to address how recreation facilities will be alarmed, secured and accessed, hours of operation, and staffing, subject to the review and approval of the Moorpark Police Department. [MPD] 27) Prior to issuance of a certificate of occupancy for community buildings, the Applicant shall provide a video surveillance camera and alarm system plan for common areas, subject to the review and approval of the Moorpark Police Department. Cameras shall also be registered with the Ventura County Sherriff's Office Video Surveillance Camera Registration Program. [MPD] City of Moorpark Public Works Department Conditions 28) Prior to construction, applicant shall submit a construction traffic control plan for the review and approval of the City Engineer and Public Works Director. Traffic control plan shall include construction advisory speed limits, speed limit posting locations, and enforcement measures if needed. [PW] 29) The applicant and/or property owner shall provide verification to the City Engineer and Public Works Director that all on-site storm drains have been cleaned at least twice a year, once immediately prior to October 1st (the rainy season) and once in January. Additional cleaning may be required by the City Engineer and Public Works Director depending upon site and weather conditions. [PW] 30) 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 and Public Works Director. [PW] 31) The applicant shall utilize all prudent and reasonable measures (including installation of a 6 -foot -high chain link fence around the construction site(s) and/or provision of a full time licensed security guard) to prevent unauthorized persons from entering the work site at any time and to protect the public from accidents and injury. [PW] 32) Prior to construction, the applicant shall post, in a conspicuous location, the construction hour limitations and make each construction trade aware of the construction hour limitations to the satisfaction of the City. [CDD & PW] 33) Prior to the approval of a Subdivision Improvement Agreement, the applicant shall post sufficient surety with the City, in a form acceptable to the City Engineer and Public Works Director, guaranteeing completion of all onsite and offsite improvements required by these Conditions of Approval and/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. Phased grading and improvements are permissible, subject to those conditions and the approval of the Community Development Director and Public Works Director. Grading and improvements must be designed, bonded, and constructed as approved for each phase. [PW] 34) Prior to the issuance of a grading permit or Final Map approval, whichever occurs first, the applicant shall provide written proof to the City Engineer and Public Works Director that any and all wells that may exist or have existed within the project have been properly sealed, destroyed or abandoned per Ventura County Ordinance No. 2372 or Ordinance No. 3991 and per California Department of Conservation, Division of Oil, Gas, and Geothermal Resources requirements. [PW] 35) During grading, the project geotechnical engineer shall observe and approve all keyway excavations, removal of fill and landslide materials down to stable bedrock or in-place material, and installation of all sub -drains including their connections. All fill slope construction must be observed and tested by the project geotechnical engineer, and the density test results and reports submitted to the City Engineer and Public Works Director to be kept on file. Cuts and slopes must be observed and mapped by the project geotechnical and civil engineers who will provide any required slope modification recommendations based on the actual geologic conditions encountered during grading. Written approval from the City Engineer and Public Works Director must be obtained prior to any modification. [PW] 36) Written weekly progress reports and a grading completion report must be submitted to the City Engineer and Public Works Director by the project geotechnical engineers. These reports must include the results and locations of all compaction tests, as -built plans of all landslide repairs and fill removal, including geologic mapping of the exposed geology of all excavations showing cut cross-sections and sub -drain depths and locations. The lists of excavations approved by the engineering geologist must also be submitted. Building permits will not be issued without documentation that the grading and other pertinent work has been performed in accordance with the geotechnical report criteria and applicable Grading Ordinance provisions. [PW] 37) During grading, colluvial soils and landslide deposits within developed portions of the properties must be re -graded to effectively remove the potential for seismically - induced landslides in these materials. Additional buttressing, keying and installation of debris benches must be provided in transition areas between non -graded areas and development as recommended in the final geotechnical reports by the project geotechnical engineer. [PW] 38) Temporary irrigation, hydroseeding and erosion control measures, approved by the Community Development Director, City Engineer and Public Works Director, must be implemented on all temporary grading. Temporary grading is defined to be any grading partially completed and any disturbance of existing natural conditions due to construction activity. These measures will apply to a temporary or permanent grading activity that remains or is anticipated to remain unfinished or undisturbed in its altered condition for a period of time greater than thirty (30) calendar days except that during the rainy season (October 1 to April 15), these measures will be implemented immediately. [CDD & PW] 39) Grading may occur during the rainy season from October 1 to April 15, subject to timely installation of erosion control facilities when approved in writing by the City Engineer, Public Works Director and the Community Development Director and when erosion control measures are in place. In order to start or continue grading operations between October 1 and April 15, project -specific erosion control plans that provide detailed Best Management Practices for erosion control during the rainy season must be submitted to the City Engineer and Public Works Director no later than September 1 of each year that grading is in progress. During site preparation and construction, the contractor shall minimize disturbance of natural groundcover on the project site until such activity is required for grading and construction purposes. During the rainy season, October 1 through April 15, all graded slopes must be covered with a woven artificial covering immediately after completion of each graded slope. Grading operations must cease if the applicant fails to place effective best management measures on graded slopes immediately after construction. No slopes may be graded or otherwise created when the National Weather Service local three-day forecast for rain is fifty percent (50%) or greater, unless the applicant is prepared to cover the permanent and temporary slopes before the rain event. A Rain Event Action Plan (REAP) is required to ensure that there is adequate materials, staff, and time to implement erosion control and sediment control measures that are intended to reduce the amount of pollutants generated from an active site. A REAP must be developed when there is a likely forecast of 50% or greater probability of precipitation in the project area. (The National Oceanic and Atmospheric Administration, NOAA, defines a chance of precipitation as a probability of 30% to 50% change of producing precipitation in the area.) The artificial covering and planting will be to the satisfaction of the Community Development Director, City Engineer, and Public Works Director. [CDD & PW] 40) Prior to construction, the applicant shall comply with the City of Moorpark standard requirements for dust control, including, but not be limited to, minimization of ground disturbance, application of water/chemicals, temporary/permanent ground cover/seeding, street sweeping, and covering loads of dirt for the review and approval of the City Engineer and Public Works Director. All clearing, grading, earth moving, excavation, soil import and/or soil export operations must cease during periods of high winds (greater than 15 mph averaged over one hour). [PW] 41) At least one (1) week prior to commencement of grading or construction, the applicant shall prepare a notice that grading or construction work will commence. This notice shall be posted at the site and mailed to all owners and occupants of property within five -hundred feet (500') of the exterior boundary of the project site, as shown on the latest equalized assessment roll. The notice must include current contact information for the applicant, including all persons with authority to indicate and implement corrective action in their area of responsibility, including the name of the contact responsible for maintaining the list. The names of individuals responsible for noise and litter control, tree protection, construction traffic and vehicles, erosion control, and the twenty-four (24) hour emergency number, must be expressly identified in the notice. The notice must be re -issued with each phase of major grading and construction activity. A copy of all notices must be concurrently transmitted to the Community Development Department. The notice record for the City must be accompanied by a list of the names and addresses of the property owners notified and a map identifying the notification area. [CDD & PW] 42) Applicant has full right to exercise the service of a new engineer in charge at any time during a project. When there is a change in engineer, the applicant/owner shall notify the City Engineer and Public Works Director in writing within 48 hours of such change. Said letter shall specify successor California Registered Civil Engineer and shall be stamped and signed and dated by said engineer in responsible charge and shall accept responsibility of project. The letter will be kept on file at the City. [PW] 43) The Final Map must be prepared in accordance with the latest copy of the, "Guide for the Preparation of Tract Maps, Parcel Maps and Records of Survey/Corner Records" as published by the Public Works Agency of the County of Ventura and amended from time to time. The various jurat's/notary acknowledgements and certificates must be modified, as appropriate, to reflect the jurisdiction of the City and the location of the subdivision within the City. The Final Map must provide that each lot corner survey marker be set and monumented with Ventura County Road Standard Survey Monument Plate E-4, where feasible. Where lot corner survey markers being set and monumented with Ventura County Road Standard Survey Monument Plate E-4 is determined to be infeasible, the lot corner survey markers shall be set in manner that is appropriate to the constructed improvements. All street centerline, intersections, tangent points, and terminus shall be monumented with Ventura County Road Standard survey monument plate E-4. Street monuments must be intervisible. The E-4 monument disk stamping must read, "City of Moorpark", be center punched to show the corner, and be stamped with the registration or license number of the professional surveyor responsible for its location. [PW] 44) Concurrently with the submittal of the Final Map, the applicant shall submit a current (dated within the last ninety (90) days) preliminary title report to the City Engineer and Public Works Director, which clearly identifies all interested parties, lien holders, lenders and all other parties having any record title interest in the real property being subdivided. The preliminary title report must identify the holders of any easements that affect the subdivision and contain the vesting deeds of ownership and easements. Thirty (30) days prior to the submittal of the Final Map Mylar® sheets, the applicant shall provide the City Engineer and Public Works Director, a subdivision guarantee policy of the property within the Final Map and preliminary title report for each area of easement proposed to be obtained for grading or construction of improvements. [PW] 45) Prior to or concurrently with the submittal of the Final Map, the applicant shall provide written evidence to the City Engineer and Public Works Director that a copy of the conditionally approved Tentative Map together with a copy of Section 66436 of the State Subdivision Map Act has been transmitted to each public entity or public utility that is an easement holder of record. The applicant shall obtain subordination of senior rights of easement from any such public utility in favor of the City. [PW] 46) At least one -hundred -twenty (120) days prior to the filing of the Final Map, if any improvement which the applicant is required to construct or install is to be constructed or installed upon land in which the applicant does not have title or interest sufficient for such purposes, the applicant shall comply with all of the requirements of Subdivision Map Act Section 66462.5 and any provision amendatory or supplementary thereto. Prior to the filing of the Final Map the applicant shall provide the City with an executed offsite property acquisition agreement in a form acceptable to the Community Development Director, City Attorney, and City Manager. As a part of the notification to the City required by that section, the applicant shall provide the City a deposit in an amount approved by the Community Development Director, sufficient to pay the estimated costs and fees to be accrued by the City in obtaining said property. Within fifteen (15) days of notification by the City that the deposited funds are insufficient to complete the acquisition, the applicant shall deposit such additional funds that the Community Development Director deems necessary. During the time between notice of insufficiency of deposited funds and payment of said insufficiency, the time limits of Section 66462.5 shall toll. [PW] 47) Prior to Final Map approval, the applicant shall obtain City Engineer and Public Works Director approval of all required public improvement and grading plans. The applicant shall enter into an agreement with the City of Moorpark to complete grading, public improvements and subdivision monumentation and post sufficient surety guaranteeing the construction and maintenance of grading all public improvements, and private street and storm drain improvements; construction and post construction NPDES Best Management Practice; and subdivision monumentation in a form and in an amount acceptable to the City Engineer. The plans must be prepared by a California Registered Civil Engineer and sureties must meet the City's requirements for sureties and must remain in place for one year following final acceptance of the improvements by the City or until such time that the City Council shall approve their redemption, whichever is the longer. [PW] 48) Prior to Final Map approval, the applicant shall post sufficient surety in an amount acceptable to the Community Development Director, City Engineer, Public Works Director and in a form approved by City Attorney guaranteeing the payment of laborers and materials men in an amount no less than fifty percent (50%) of the faithful performance surety. [PW] 49) Prior to Final Map approval and upon submittal of the Final Map Mylar® sheets, the applicant shall provide the City Engineer and Public Works Director electronic files of the Final Map, complete in every fashion except for signatures, in a format satisfactory to the City Engineer and Public Works Director. [PW] 50) Upon recordation of the Final Map(s) the applicant shall forward a photographic process copy on 3 -mil polyester film of the recorded Map(s) to the City Engineer and Public Works Director. [PW] 51) Prior to Final Map approval, the applicant shall show all lot -to -lot drainage easements or secondary drainage easements delineated on the Final Map. Assurance in the form of an agreement must be provided to the City that these easements will be adequately maintained by the property owners to safely convey stormwater flows. Said agreement must be submitted to the City Engineer and Public Works Director and City Attorney for review and approval and must include provisions for the owner's association to maintain any private storm drain not maintained by a City Assessment District in conformance with the NPDES. The agreement must be a durable agreement that is binding upon each property owner of each lot and successors in interest. [PW] 52) Prior to Final Map approval, the applicant shall fully complete the "Final Map Processing Procedures" as outlined in Moorpark Administrative Procedure (MAP) CD -18, available from the Community Development Department. [PW] 53) Prior to Final Map approval, the applicant shall cause the revision of the map to provide a bus turnout at the northeast corner of Street A and entrance to Planning Area 4. Developer shall be responsible for constructing a bus shelter, including seating and lighting. The bus turnout and shelter deign shall be subject to review and approval by the City Engineer / Public Works Director. [PW] 54) Prior to Final Map (or Phased Maps) approval, the Developer shall provide all improvement plans for review and concurrence by the Engineering Department. [PW] 55) Prior to any Grading Permit issuance, the Developer shall obtain approval and/or a Permit from the Ventura County Watershed Protection District for storm water connection and discharge into the Walnut Canyon/Gabbert Channel. [PW] 56) Development shall conform to the current requirements for the County's MS4 permit for new developments. [PW] 57) Implementation of storm water quality management controls shall conform to the most current edition (or version) of the County of Ventura Technical Guidance Manual for Stormwater Quality Measures. This includes all homeowners association and Facilities District maintained storm water quality facilities. [PW] 58) All storm water detention, retention, and impoundment facilities shall provide access for maintenance purposes. This includes, but is not limited to, maintenance access roads, vehicle and/or man gates, and adequate space to maneuver equipment. [PW] 59) Provide a complete Hydrology and Hydraulic Report for the entire development. This includes all technical analysis for storm water impoundment and conveyance facilitates, peak flow mitigation analysis, storm water runoff calculations, and facility sizing. If the improvements are to be phased, any interim drainage conditions shall be considered as part of the proposed improvements, including but not limited to, interim drainage impoundment facilities, conveyance, and storm water quality measures. [PW] 60) Future connection to Meridian Hills Drive shall be addressed during Final Engineering. This includes the existing desilting basin at the end of Meridian Hills Drive. [PW] 61) In -tract improvements shall incorporate Low Impact Development standards. [PW] 62) Any proposed sewer lift stations and force mains shall be reviewed and approved by the Ventura County Waterworks District. The City Engineer and Community Development Director shall concur with the final location of any sewer lift stations and force main systems. [PW] 63) North Hills Parkway shall be designed and constructed to the ultimate improvements. [PW] 64) Standard roadway designs, per the most current Ventura County Road Standards, shall be used for all public and private street improvements. This includes all proposed knuckles and cul-de-sac designs. [PW] 65) All driveway aprons that cross an accessible path or sidewalk shall be ADA compliant. [PW] 66) Developer shall provide an Engineering and Traffic Survey for Speed Limits for all new public streets that are part of the proposed development. [PW] 67) All traffic circles, roundabouts, and mini -roundabouts shall be designed by licensed civil engineer and traffic engineer. Design shall conform to Federal Highway Administration design guidelines, California Manual on Uniform Traffic Control Devices, and the Caltrans Highway Design Manual. [PW] 68) All City owned and maintained roads that will be used for major construction traffic, including heavy equipment and commercial vehicles shall be subject to street and pavement restoration. This includes High Street West, Poindexter Avenue, Casey Road, and Gabbert Road. [PW] 69) All vehicle traveled way widths shall be standard and conform to Caltrans Highway Design Manual. This includes Class 2 bikeway lane widths. [PW] Ventura County Public Works — Watershed Protection Conditions 70) The proposed development shall incorporate measures to address cumulative impacts due to the proposed increase in imperviousness. Project shall not increase peak storm runoff in any frequency of storm events consistent with Watershed Protection policy and WP -2 Ordinance or, alternatively, apply the City standard; whichever is most restrictive shall apply. [VCPW-WP] 71) The Property Owners will not object to the establishment of a special assessment district to fund drainage system improvements, including but not limited to: technical study and development, engineering design, construction, rehabilitation, replacement and long-term maintenance of the Gabbert/Walnut drainage facilities. The limited hydraulic conveyance and deficiencies are documented in the 2005 Technical Addendum to Gabbert and Walnut Canyon Channels Flood Control Deficiency Study by PACE, which has been adopted by the City of Moorpark. [VCPW-WP] Ventura County Waterworks District No. 1 Conditions 72) Prior to the issuance of a Signed Agreement to Install the Applicant shall provide Ventura County Waterworks District with the following: a. Water and sewer improvement plans in the required format. Water improvements shall create a looped system during all phases of the development; b. Hydraulic analysis to determine the adequacy of the proposed and existing water and sewer lines; c. Off-site water and sewer improvements to be upsized as needed to adequately provide water and sewer services to the tract; d. A plan denoting the location of fire hydrants and copy of approvals by the Ventura County Fire Protection District; e. Cost estimates for water and sewer improvements; f. Plan check, construction inspection, capital improvement charge, sewer connection fee, and meter charges per phase of the project; and g. Recorded easements dedicated to the District for water and sewer facility improvements. [VCWW] 73) Following the acceptance of the above items, Applicant provide Ventura County Waterworks District with a Signed Agreement to Install all improvements and Surety Bond. [VCWW] 74) Prior to the issuance of a Signed Agreement to Install the Applicant shall be required to pay a fee in the amount of $1,351,000 as a cost share for offsite recycled water improvements in lieu of installing future recycled water pipeline expansion. The Applicant is required to install an onsite recycled water system for all common area/public irrigation which can be operated temporarily using potable water until such a time that recycled water is available. At the point the system shall be well designed and recorded so it can easily be switched over to recycled water. [VCWW] 75) Applicant shall either construct, or provide in -lieu payment to fund construction by the Ventura County Waterworks District, of a potable water tank located within the pressure zone to be served. The potable water tank shall be operational at such time as determined to be required to serve units within the pressure zone being served. Determination of operational need and timing shall be subject to final water system design and approval by the Ventura County Waterworks District. Occupancy release and the Ventura County Waterworks District setting of the first meter shall be determined by the District and defined within the Signed Agreement to Install. In the event that Ventura County Waterworks District constructs the potable water tank the Applicant shall fund the construction cost prior to issuance of a Signed Agreement to Install. [VCWW] Ventura County Fire Protection District Conditions 76) State Fire Safe Regulations - The project is located within a Local Responsibility Area (LRA) Very High Fire Severity Zone (VHFHSZ) and shall comply with the minimum standards of the California Code of Regulations, Title 14, Division 1.5, Chapter 7, Article 6, Subchapter 2, "SRA/VHFHSZ Fire Safe Regulations" (CCR T- 14 FSR), unless modified by more restrictive local ordinances and requirements. [FD] 77) Access Road Width, Private Roads and Driveways - Private roads shall comply with Public Road Standards. 2.5 -foot wide easements shall be provided on each side of any private access road/driveway to allow for curbs and fire lane signage. • Access road width of 36 feet shall be provided for residential use with parallel parking permitted on both sides. • Access road width of 32 feet shall be provided for residential use with parallel parking permitted on one side. • Access road width of 24 feet shall be required with no on -street parking permitted, or per Public Road Standards whichever is stricter. • Driveways serving up to two (2) single family dwellings shall have a minimum clear width of 15 feet with no parking along the common portion serving the two (2) dwellings. [FD] 78) Construction Access - Prior to combustible construction, a paved all-weather access road / driveway suitable for use by a 20 -ton Fire Department vehicle shall be installed at locations approved by the Fire Department. A minimum 20 -foot clear width shall remain free of obstruction during any construction activities within the development once combustible construction starts. [FD] 79) Construction Access Utilities - Prior to combustible construction, all utilities located within the access road and the first lift of the access road pavement shall be installed. [FD] 80) Turning Radius FHSZ - All access roads and driveways shall be of sufficient width to allow for a 50 -foot inside turning radius at all turns in the road or driveway. [FD] 81) Vertical Clearance - All access roads / driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6") clear of building to sky. [FD] 82) Access Road and Driveway Grade — All access roads and driveways shall not exceed a 16% grade. [FD] 83) Vertical Curve -The vertical curve of a road or driveway shall not allow for transitions between grades that exceed 6% elevation change along any 10 foot section. These transitions shall include; angle of approach, angle of departure and high centering of fire apparatus. [FD] 84) Turnarounds - Approved turnaround areas for fire apparatus shall be provided when dead-end Fire Department access roads / driveways exceed 150 feet. Turnaround areas shall not exceed a 5% cross slope in any direction and shall be located within 150 feet of the end of the access road / driveway. Turnaround areas shall not be used for parking and shall be kept free of obstructions at all times. Turnaround areas shall be posted as Fire Lanes in accordance with Fire Department Fire Lane Standards. [FD] 85) Parking Prohibited - The property owner(s) are hereby advised that parking on access roads / driveways and fire department turnarounds is prohibited. [FD] 86) Access Road Location - The access / driveway shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building and shall be in accordance with Fire Department 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 Department. [FD] 87) Site Access - Two (2) separate means of ingress/egress shall be provided to all areas the development in accordance with CCR T-14 FSR and Fire Department access standards. Required secondary ingress/egress (secondary access) shall be provided and maintained at all times starting with the first occupancy of any building within the project area. This includes within each Planning Area and the project area as a whole. If the required secondary access travels through a construction area, provisions shall be implemented to separate the construction area such that the required secondary access in available through the construction area at all times, day and night. Dead-end roads shall not exceed 800 feet. [FD] 88) Private Access Road and Driveway Certification - That the access road(s)/driveway(s) shall be certified by a registered civil engineer as having an all- weather surface in conformance with Public Works and / or Fire Department standards. This certification shall be submitted to the Fire Department for review and approval prior to occupancy. [FD] 89) Fire Lanes / Access Review (Submit prior to issuance of the first fire department clearance to start construction) - the applicant shall submit two (2) site plans to the Fire Department for review and approval of access road / driveways and location of fire lanes. Prior to occupancy, all fire lanes shall be posted "NO PARKING -FIRE LANE -TOW AWAY" in accordance with California Vehicle Code, the International Fire Code and current VCFD Fire Lane Standards. All signs and or Fire Lane markings shall be within the public right of way or recorded access easements. [FD] 90) Traffic Calming / Speed Control Devices: Any proposed traffic calming or speed control devices (speed humps, pillows, etc) require approval of the fire department prior to installation. Speed bumps are prohibited. [FD] 91) Access Road Gates - Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the intersecting roadway (minimum 40 foot setback). A minimum clear open width of 15 feet in each direction shall be provided for separate entry / exit gates and a minimum 20 for combined entry / exit gates. Roadway spikes of any type are prohibited. If gates are to be locked, a Knox system shall be installed. The method of gate control, including operation during power failure (battery back-up), shall be subject to review by the Fire Prevention Division. Gate plan details shall be submitted to the Fire Department for approval prior to installation. A final acceptance inspection by the Fire Department is required prior to placing any gate into service. [FD] 92) Road / Street Name Required - Public and private roads shall be named if serving more than four (4) parcels or as required by the Fire Department. [FD] 93) Street Names - Prior to recordation of street names, proposed names shall be submitted to the Fire Department's Fire Prevention Bureau for review and approval. [FD] 94) Walkways - Approved walkways shall be provided from all building openings to the public way or fire department access road / driveway. [FD] 95) Walk and Pedestrian Gates - If gates are to be locked, a Knox system shall be installed. The method of gate control, including operation during power failure (battery back-up), shall be subject to review by the Fire Prevention Division. Gate plan details shall be submitted to the Fire Department for approval prior to installation. A final acceptance inspection by the Fire Department is required prior to placing any gate into service. [FD] 96) Address Numbers (Commercial, Industrial, Multi -family buildings) - Building address numbers, a minimum of ten inches (10") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Brass or gold-plated numbers shall not be used. Where structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance on an elevated post. Individual unit numbers shall be a minimum of 4 inches in height and shall be posted at the front and rear entrance to each unit. Additional address directional signs may be required at common building entrances and stairways. [FD] 97) Address Numbers (Single Family Homes) - Address numbers, a minimum of 4 inches (4") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Brass or gold-plated numbers shall not be used. Where structures are set back more than 150 feet (150') from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance on an elevated post. [FD] 98) Address Number Plan - A plan shall be submitted to the Fire Department for review indicating the method in which buildings are to be identified by address numbers. [FD] 99) Fire Hydrant Plan - Prior to construction, the applicant shall submit plans to the Fire Department for placement of fire hydrants. On plans, show existing hydrants within 500 feet of the development. Indicate the type of hydrant, number and size of outlets. [FD] 100) Fire Hydrant(s) Required - Fire hydrant(s) shall be provided in accordance with current adopted edition of the Ventura County Fire Code, Appendix C and adopted amendments. On-site fire hydrants may be required as determined by the Fire Department. Fire hydrants shall be installed along any road adjacent to Wildland fuels, at locations determined by the Fire Department. [FD] 101) Fire Hydrant Design (Commercial, Industrial, Multi -family buildings) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the City of Moorpark Water Works Manual and the following. • Each hydrant shall be a 6 inch wet barrel design and shall have ( 1 ) 4 inch and 2)21/2 inch outlet(s). • The required fire flow per VCFC Appendix B shall be achieved at no less than 20 - psi residual pressure. • Fire hydrants shall be spaced 300 feet on center and so located that no structure will be farther than 150 feet from any one hydrant. • Fire hydrants shall be set back in from the curb face 24 inches on center. • No obstructions, including walls, trees, light and signposts, meter, shall be placed within three (3) feet of any hydrant. • A concrete pad shall be installed extending 18 inches out from the fire hydrant. • Ground clearance to the lowest operating nut shall be between 18 to 24 inches. [FD] 102) Fire Hydrant Design (Single Family Homes) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standards of the City of Moorpark Water Works Manual and the following. • Each hydrant shall be a 6 -inch wet barrel design and shall have one (1) 4 inch and one (1) 2 '/2 inch outlet. • The required fire flow of 1000 gpm shall be achieved at no less than 20 -psi residual pressure. • Fire hydrants shall be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant. • Fire hydrants shall be set back from the curb face 24 inches on center. • No obstructions, including walls, trees, light and signposts, meter, shall be placed within three (3) feet of any hydrant. • A concrete pad shall be installed extending 18 inches out from the fire hydrant. • Ground clearance to the lowest operating nut shall be between 18 to 24 inches. [FD] 103) Fire Hydrant Installation - Prior to combustible construction on any parcel, a fire hydrant capable of providing the required fire flow and duration shall be installed and in service along the access road / driveway at a location approved by the Fire Department. The owner of the combustible construction is responsible for the cost of this installation. [FD] 104) Fire Hydrant Protection — The developer shall implement measures approved by the Fire Department to prevent obstruction of fire hydrants during construction. [FD] 105) Hydrant Location Markers - Prior to occupancy of any structure, blue reflective hydrant location markers shall be placed on the access roads in accordance with Fire Department 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 in completed. [FD] 106) Fire Flow - The minimum fire flow required shall be determined as specified by the current adopted edition of the Ventura County Fire Code Appendix B with adopted Amendments and the applicable Water Manual for the jurisdiction (with ever is more restrictive). The applicant shall verify that the water purveyor can provide the required volume and duration at the project prior to obtaining a building permit. [FD] 107) Water System Plans — Plans for water systems supplying fire hydrants and / or fire sprinkler systems and not located within a water purveyor's easement, shall be submitted to the Fire Department for review and approval prior to issuance of grading and/or building permits or signing of Mylar plans, whichever is first. Plans shall reflect only dedicated private fire service lines and associated appurtenances. Plan shall be design in accordance with VCFD Standards and submitted with the appropriate fees. [FD] 108) Fire Sprinklers - All structures, including any future Accessory Dwelling Units (ADU), shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application. [FD] 109) Fire Protection System Plans - Plans for all fire protection systems (sprinklers, dry chemical, hood systems, etc.) shall be submitted, with payment for plan check, to the Fire Department for review and approval prior to installation. Note: Fire sprinkler systems with 6 or more heads shall be supervised by a fire alarm system in accordance with Fire Department requirements. [FD] 110) Building Plan Review (Submit prior to Building & Safety approval) - Building plans of all A, E, I, H, R-1, R-2 or R-4 occupancies shall be submitted, with payment for plan check, to the Fire Department for review and approval prior to obtaining a building permit. [FD] 111) Hazardous Fire Area - This development is in a Hazardous Fire Area and all structures shall meet hazardous fire area building code requirements. Contact the Building Department for requirements. [FD] 112) Hazard Abatement - Structures All grass or brush exposing any structure(s) to fire hazards shall be cleared for a distance of 100 feet prior to construction of any structure and shall be maintained in accordance with State Law and VCFPD Ordinance. The proposed Hitch Ranch Project will include up to 200 feet of fuel modification in accordance with the approved Fire Protection Plan incorporated within the project's approved EIR and Specific Plan. Provisions shall be made by the applicant to maintain the portion of the existing 100 -foot defensible space zone that occurs on this project from existing homes adjacent to the project boundaries. [FD] 113) Hazard Abatement — Off-site. Provisions shall be made by the project applicant to clear and maintain any portion of the required 100 -foot defensible space zone that occurs off-site of the project's eastern boundaries until such time those unimproved parcels construct buildings subject to defensible space regulations. [FD] 114) Hazard Abatement — Roads and Driveways All grass and brush shall be cleared to a distance of ten (10) feet on each side of all access roads / driveways. [FD] 115) Fuel Modification Zone and Landscape Plans - The developer shall provide Fuel Modification Zone (FMZ) and or Landscape plans prepared by a licensed landscape architect to VCFD for review and approval as follows: • Tracts and multiple lot projects: Plans shall be submitted for approval before the start of construction. This includes slopes, common areas, and individual lot landscaping install by the developer. • Individual Parcels: Plans shall be submitted for approval prior to installation and or modification of any vegetation / landscape. This includes owner installed landscaping after original purchase of a parcel or building from the developer. [FD] 116) Spark Arrester - An approved spark arrester shall be installed on the chimney of any structure. [FD] 117) Fire Department Clearance (Submit prior to Building & Safety approval) - Applicant shall obtain VCFD Form #610 "Fire Permit Application" and Form #625 "Fire Flow Verification" prior to obtaining a building permit for any new structures or additions to existing structures. [FD] 118) Phasing Plan - Applicant shall submit a phasing plan to the Fire Department for review and approval prior to construction. [FD] 119) Map Approval - At least 14 days prior to recordation of any maps, including parcel map waivers, the applicant shall submit two copies of the map to the Fire Prevention Division for approval. [FD] 120) Recorded Map - A copy of all recorded maps shall be provided to the Fire Prevention Division within seven (7) days of recordation of said map. [FD] Additional Conditions Imposed by the Planning Commission 121) Applicant shall remove "metal halide" light fixtures from the approved lighting types on page 4-15 of the Hitch Ranch Specific Plan. Lighting within the Project shall be L.E.D. [CDD] 122) Applicant shall revise page 4-37 of the Hitch Ranch Specific Plan outlining wall standards for the Traditional architectural style to state "Stucco elements" instead of "Stucco". [CDD] 123) Applicant shall replace the existing photo illustrating contrasting downspouts on page 4-20 of the Hitch Ranch Specific Plan with a more appropriate alternative subject to approval of the Community Development Director. [CDD]