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HomeMy WebLinkAboutAGENDA REPORT 2022 0628 REG PC ITEM 08ACITY OF MOORPARK, CALIFORNIA Planning Commission Meeting of June 28, 2022 ACTION: Approved Staff Recommendation, With Modified Conditions of Approval as Proposed by the Commission, Including Adoption of Resolution No. PC-2022-672. BY: J. Lugo A. Consider a Resolution Recommending City Council Approval of General Plan Amendment (GPA) No. 2021-01, Development Agreement (DA) No. 2021-01, Zone Change (ZCH) No. 2021-01, Vesting Tentative Tract Map No. 2021-01 (VTTM 6061), and Residential Planned Development (RPD) No. 2021-01 for the Subdivision and Development of 47 Residential Units, Private Roads, Community Open Space, and Associated Improvements on 7.4 Acres Of Property, Located at 11930 Los Angeles Avenue (Beltramo Ranch Road), and Including a General Plan Amendment Land Use Designation Change from Park and Low Density Residential to High Density Residential, and a Zone Change From Single-Family Residential and Rural Exclusive to Residential Planned Development, Located at 11930 Los Angeles Avenue (Beltramo Ranch Road), and Adoption of a Mitigated Negative Declaration Pursuant to the California Environmental Quality Act (CEQA) in Connection Therewith, on the Application of Joe Oftelie on Behalf of Warmington Residential. Staff Recommendation: 1) Open the public hearing, receive public testimony, and close the public hearing; and 2) Adopt Resolution No. PC-2022-672 recommending to the City Council the adoption of the Initial Study/Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program (MMRP) and recommending the approval of General Plan Amendment (GPA) No. 2021-01, Development Agreement (DA) No. 2021-01, Zone Change (ZCH) 2021-01, Vesting Tentative Tract Map No. 2021-01 (VTTM 6061), and Residential Planned Development (RPD) No. 2021-01. (Staff: Shanna Farley) Item: 8.A. Item: 8.A. MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Shanna Farley, Principal Planner DATE: 06/28/2022 Regular Meeting SUBJECT: Consider A Resolution Recommending City Council Approval of General Plan Amendment No. 2021-01, Development Agreement No. 2021-01, Zone Change No. 2021-01, Vesting Tentative Tract Map No. 2021-01, and Residential Planned Development No. 2021-01 for the Subdivision and Development of 47 Residential Units, Private Roads, Community Open Space, and Associated Improvements on 7.4 Acres Of Property, Located at 11930 Los Angeles Avenue (Beltramo Ranch Road), and Including a General Plan Amendment Land Use Designation Change from Park and Low Density Residential to High Density Residential, and a Zone Change From Single-Family Residential and Rural Exclusive to Residential Planned Development, and Adoption of a Mitigated Negative Declaration Pursuant to the California Environmental Quality Act in Connection Therewith, on the Application of Joe Oftelie on Behalf Of Warmington Residential. STAFF RECOMMENDATION 1.Open the public hearing, receive public testimony, and close the public hearing; and 2.Adopt Resolution No. PC-2022-672 recommending to the City Council the adoption of the Initial Study/Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program (MMRP) and recommending the approval of General Plan Amendment (GPA) No. 2021-01, Development Agreement (DA) No. 2021-01, Zone Change (ZCH) 2021-01, Vesting Tentative Tract Map No. 2021-01 (VTTM 6061), and Residential Planned Development (RPD) No. 2021-01. PROJECT DESCRIPTION On June 4, 2021, Warmington Residential (Applicant) submitted an application for a GPA, DA, ZCH, VTTM, and RPD for the subdivision of land and development of 47 detached single-family residential units, private roads, community open space, and associated improvements (Project, Proposed Project). The Project includes an application for a GPA land use designation change for a portion of the 7.4 acres of land from Park (P) and Low Density Residential (L) to High Density Residential (H), as well as a ZCH from Single- Family Residential (R-1) and Rural Exclusive (RE-20) to Residential Planned 1 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 2 Development (RPD-7U). The request also includes a VTTM to subdivide the property into eight common area parcels and 47 residential lots. The Project is located on Assessor’s Parcel Numbers [APNs] 504-0-021-195, 506-0-030-210, 506-0-030-220, 506- 0-030-235, 506-0-030-045, and 506-0-030-055 (Project Site, Site). A Project location and aerial map are included as Attachment 1. Project architectural, civil, and landscape plans are included as Attachment 2. BACKGROUND The Project Site is currently occupied by a church, two single-family homes, and various outbuildings. The existing single-family homes, outbuildings, and church are proposed to be demolished as part of the Proposed Project. The existing church, The Fountain Foursquare Church, plans to relocate to another area within the City of Moorpark. The existing residents plan to relocate within the City of Moorpark after the sale of the property is compete. Additionally, the existing site is currently developed with existing structures, paved driveway and parking lot, a partially paved road, and landscaped areas which include predominantly ornamental non-native trees and shrubs and areas of non-native grasses. The Project Site is located between the Heather Glen neighborhood to the west, which is developed with 8.4 dwelling units per acre (du/ac), and the Maureen Lane neighborhood to the east which is built as low density residential with 1.75 du/ac. Existing residences are located to the south, east, and west of the Project Site with industrial buildings located north of Los Angeles Avenue. The Project Site is within walking distance of commercial shopping and retail areas along Los Angeles Avenue. The Project Site currently consists of six parcels. GPA Pre-Screening On November 21, 2019, Jay Deckard for Warmington Group filed GPA Pre-Screening Application No. 2019-02 proposing to change the General Plan land use designation to Very High Density Residential (VH) for the development of a 102 -unit attached residential project. Pursuant to Moorpark Municipal Code (MMC) Section 17.44.050 amendments to the General Plan, specific plans, zoning map, and zoning code require a pre-screening review as established by Resolution No. 2015-3466. The pre-screening process allows the City Council’s Community and Economic Development Committee (CEDC) to consider proposed amendments. The CEDC provides a recommendation to the full Council to consider whether to accept an application for an amendment. The pre-screening request was initially presented to the CEDC on June 24, 2020, which considered a 102-unit proposal. The meeting was continued to September 16, 2020, to allow the Applicant time to consider a revised design and to address neighborhood concerns. During the subsequent review, a revised 69 residential unit project was presented, which included a larger park area and a ring road to provide a buffer between existing residences and proposed units. The CEDC ultimately determined that the 2 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 3 revised request for a 69-unit project was incompatible with the adjacent neighborhoods and the CEDC recommended denial of the request to submit an application for a GPA. On January 6, 2021, the City Council considered the GPA Pre-screening and rejected the request to apply for a GPA as adopted in Resolution No. 2021-3983 (Attachment 3), on grounds that the proposal was inconsistent with the surrounding neighborhood character and density. On February 3, 2021, the City Council adopted Resolution No. 2021-3988 (Attachment 4) to allow the Applicant to submit a revised GPA request within an expediated timeline provided it was submitted by February 17, 2021 , and then considered by Council on March 17, 2021. On February 17, 2021, the Applicant submitted a revised application which included 52 residential units and a GPA land use designation change to H. On March 17, 2021, the City Council considered the revised GPA proposal to change the General Plan land use designation of the Site to H with a maximum density of seven du/ac rather than VH with a maximum density of 15 du/ac. The revised high-density designation would result in a maximum of 52 dwellings on the project site. Ultimately, the City Council adopted Resolution No. 2021-3997 (Attachment 5) authorizing the Applicant to submit a formal application for a GPA and ZCH with a maximum density of seven du/ac. The Project includes a request to construct 47 residential units. The Proposed Project is consistent with the City Council pre-screening authorization and direction provided with Resolution No. 2021-3997 authorizing the application for a GPA and ZC H with a maximum density of seven du/ac. The Project also incorporates many development standards to address concerns posed by the community and the Ad Hoc Committee, include adequate setbacks, screening, access, etc. EXISTING AND SURROUNDING LAND USES A summary of the existing land use, General Plan, and zoning designations of the subject and adjacent properties is provided in Table 1 below and as shown on the General Plan Land Use Map and Zoning Map (Attachment 1): Table 1 Existing General Plan, Zoning and Land Use Direction General Plan Zoning Land Use Site Low Density Residential (L), High Density Residential (H) and Park (P) Rural Exclusive (RE-20) and Single-Family Residential (R-1) Community church, single-family homes, vacant land, and a road North Medium Industrial (l-2) Limited Industrial (M-1) Industrial buildings South Floodway, Open Space 2 (OS-2) Rural Exclusive (RE-20) and Single-family homes, Agricultural and 3 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 4 ANALYSIS General Plan and Zoning Consistency: General Plan The existing General Plan land use designations for the Project Site are P, L and H. The proposed GPA would change the whole Site’s land use designation to H which would allow a maximum of seven du/ac ((Figure 1 and Attachment 1). The proposed H designation would be consistent with the Heatherglen neighborhood to the west. The intent of the proposed H designation would serve to provide a transition in residential density between the existing higher density Heatherglen development to the west and the lower density Maureen Lane neighborhood to the east. The built-out density of the Heatherglen neighborhood is 8.4 du/ac. The as-built density of the Maureen Lane neighborhood is 1.75 du/ac. The proposed H designation is intended for a wide range of residential development types including attached and detached single -family units and multiple family attached units. Areas with the H designation should exhibit adequate and convenient access to local collector streets and be conveniently serviced by neighborhood commercial and recreational facilities. The Project would be consistent with the intent of the H designation and compatible with the existing surrounding development. With a land use designation of H, the total site could accommodate up to 52 units, the Project proposes 47 units. Open Space (O-S) Arroyo Simi East Low Density Residential (L) Rural Exclusive (RE and RE-20) and Single- Family Estate (RO) Single-family homes West High Density Residential (H) Residential Planned Development (RPD-8.4U) Single-family and Duplex homes 4 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 5 Figure 1 - Existing and Proposed General Plan Land Use Designation The Project would help to implement the following General Plan goals and policies: Land Use Element: Goal 1: Attain a balanced City growth pattern which includes a full mix of land uses. Policy 1.1: New development and redevelopment shall be orderly with respect to location, timing, and density/intensity; consistent with the provision of local public services and facilities; and compatible with the overall suburban rural community character. Policy 1.3: New residential development shall be consistent with City-adopted growth ordinance policies. Policy 1.4: New development and redevelopment shall be coordinated so that the existing and planned capacity of public facilities and services shall not be adversely impacted. Policy 1.5: A comprehensive planning approach for undeveloped areas of the community shall be followed, to prevent disjointed, incremental expansion of development. Goal 3: Provide a variety of housing types and opportunities for all economic segments of the community. 5 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 6 Policy 3.3: Where feasible, inclusionary zoning shall be used to require that a percentage of new, private residential development be affordable to very low to moderate income households. Policy 3.4: If feasible, a housing trust fund ordinance shall be adopted to require developers of non-residential projects to provide housing or contribute an in-lieu fee that goes into an affordable housing trust fund. Goal 5: Develop new residential housing which is compatible with the character of existing individual neighborhoods and minimizes land use incompatibility. Policy 5.2: Infill development in existing residential neighborhoods shall be compatible with the scale and character of the surrounding neighborhood. Policy 5.3: Landscaped and/or natural vegetation buffer areas shall be provided around and within residential projects to minimize land use conflicts and privacy impacts. Policy 5.4: Clustering of residential dwelling units may be allowed, if it can be shown that the common area created by the clustering is designed to protect a public interest or provide a public benefit such as the following: protects environmentally sensitive habitat or agricultural land; promotes land conservation as well as visual relief; provides a substantial recreational opportunity or an affordable housing benefit. Preservation Of Environmental Quality Goal 14: Establish land uses and development intensities which are compatible with scenic and natural resources, and which encourage environmental preservation. Policy 14.1: New development shall be located and designed to minimize adverse visual and/or environmental impacts to the community. Policy 14.2: New development shall respect, integrate with, and complement the natural features of the land. Policy 14.3: New development shall not contribute to or cause hazardous conditions of any kind. Policy 14.4: The flood control easement area adjacent to the Arroyo Simi floodway shall be preserved and enhanced as an important natural and scenic feature of the community. Policy 14.5: Compatible open space/recreational uses of the Arroyo Simi floodway should be encouraged which are consistent with the provisions of the Federal 6 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 7 Emergency Management Agency for floodway uses. Goal 16: Enhance and maintain the suburban/rural identity of the community. Policy 16.1: For each existing neighborhood the overall theme(s) and character shall be maintained or enhanced. Redevelopment and/or infill projects shall be consistent with the theme and character of the area. Policy 16.4: New residential development should complement the overall community character of the City, establish a sense of place, and ensure compatibility with important existing local community identities. Goal 17: Enhance the physical and visual image of the community. Policy 17.1: New development shall be compatible with the scale and visual character of the surrounding neighborhood. Policy 17.5: New development should incorporate a variety of landscape architecture themes and techniques to help organize and delineate land uses and to enhance the overall visual quality of the City. Policy 17.6: Enhanced landscaping shall be used around residential, commercial and industrial buildings and parking areas as well as along easements of flood control channels, roadways, railroad right of ways, and other public and private areas, to soften the urban environment and enhance views from roadway s and surrounding uses. Policy 17.8: Undergrounding of utilities shall be required in conjunction with development projects whenever feasible. Housing Element: Goal 2: Provide residential sites through land use, zoning and specific plan designations to provide a range of housing opportunities. Policy 2.1: Identify adequate sites which will be made available and zoned at the appropriate densities, to facilitate goals set forth in the 2014 -2021 RHNA. Policy 2.2: Ensure residential sites have appropriate public services, facilities, circulation, and other needed infrastructure to support development . Goal 3: Expand and protect housing opportunities for lower income households and special needs groups. Policy 3.4: Require, in aggregate, 10% of new units to be affordable to lower- 7 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 8 income households. Establish priority for usage of in-lieu fee as follows: 1st priority – production of affordable housing; 2nd – subsidy of affordable housing; 3rd – housing rehabilitation; 4th priority – housing assistance; and 5th staffing costs. Goal 4: Where appropriate, mitigate unnecessary governmental constraints to the maintenance, improvement, and development of housing. Policy 4.4 Support infill development at suitable locations and provide, where appropriate, incentives to facilitate their development. Circulation Element: Goal 2: Provide a circulation system which supports existing, approved, and planned land uses throughout the City while maintaining a desired level of service on all streets and at all intersections. Policy 2.1: Level of service “C” shall be the system performance objective for traffic volumes on the circulation system. For roadways and interchanges already operating at less than level of service “C”, the system performance objective shall be to maintain or improve the current level of service. Policy 2.2: Project phasing shall be coordinated with the construction of on -site and off-site circulation improvements to maintain the performance standar ds objectives specified in Policy 2.1 and to ensure that improvements are in place when needed. Policy 2.5: Driveway access points onto arterial roadways shall be limited in number and location in order to ensure the smooth and safe flow of vehicles and bicycles. Policy 2.11: Adequate off-street parking shall be provided in all new or expanded projects as part of construction. Goal 3: Adopt and maintain a set of roadway standards and transportation system design criteria which supports and maintains the desired character of the City of Moorpark. Policy 3.2: Planting and substantial landscaping shall occur along major arterials to mitigate visual impacts· and erosion problems. Goal 5: Provide a citywide system for safe, efficient and attractive bicycle and pedestrian routes for commuter, school, and recreational use. Policy 5.1: New development and redevelopment projects shall be required to include safe, separate, and convenient paths for bicycles and pedestrians so as to encourage these alternate forms of non-polluting transportation. 8 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 9 Goal 6: Provide equestrian trails for recreational use. Policy 6.3: Multi-use equestrian, bicycle, and pedestrian trails shall be encouraged wherever feasible. Zoning The Project Site includes 7.4 acres of land, which is currently zoned RE-20 and R-1. The Project proposes to change the zoning of the land within the Project site to RPD-7 (Figure 2 and Attachment 1). Pursuant to MMC 17.12.020.C., the general density of a proposed RPD will be identified as a numeric suffix, in this case 7 du/ac. Pursuant to MMC 17.16.040.C. the purpose of RPD zone is to provide areas for communities which will be developed utilizing modern land plan ning and unified design techniques. The zone provides a flexible regulatory procedure in order to encourage: 1. Coordinated neighborhood design and compatibility with existing or potential development of surrounding areas; 2. An efficient use of land particularly through the clustering of dwelling units and the preservation of the natural features of sites; 3. Variety and innovation in site design, density and housing unit options, including garden apartments, townhouses and single-family dwellings; 4. Lower housing costs through the reduction of street and utility networks; and 5. A more varied, attractive and energy- efficient living environment as well as greater opportunities for recreation than would be possible under other zone classifications. Pursuant to MMC 17.20.050, uses allowed in the RPD zone are residential in nature. Certain uses allowed in the existing RE-20 zone would no longer be allowed in the proposed RPD zone, which include certain agricultural and animal keeping uses. 9 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 10 Figure 2 – Existing and Proposed Zoning Designations RPD Development Standards: Pursuant to MMC Section 17.44.040.C planned development permit development standards related to heights, setbacks, sizes, locations, architectural styles and colors of all proposed buildings, structures and other on -site improvements, landscaping design, neighborhood design, and permitted land uses shall be established as part of the planned development permit review and approval process. The standards for this Project will be defined through the review of this RPD request, as outlined in Table 2 below. Table 2 Development Standards Development Standards Moorpark Municipal Code Proposed RPD Density – Maximum du/ac By Permit 7 du/ac Height By Permit 25’-28’ Net Lot Area By Permit 2,925 sq. ft. – 4,240 sq. ft. Setbacks – Front By Permit 5’ Setbacks – Street Side By Permit 10’ Setbacks – Interior Side By Permit 5’ Setbacks – Rear By Permit 5’ Parking for Dwellings, Single-Family 94 garage spaces (2 spaces in a garage for dwellings ≤ 2,800 sq. ft.) 188 spaces (94 garage spaces and 94 driveway spaces) Parking for Visitors 0 Required 45 guest street spaces Landscaping By Permit 30% of site 10 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 11 Architecture The Proposed Project consists of 47 two-story single-family homes. The Project includes three floor plan types. Units include three- and four-bedrooms (with a loft) that range in size from 2,002 square feet to 2,477 square feet. Each of the proposed homes will have a two-car garage and driveway. The proposed residences would range in height from 25 feet to 28 feet. The total building coverage of the Site would be approximately 21 percent. The Project proposes a private residential development, with eight common area parcels which would be privately maintained by the Project’s Homeowner’s Association (HOA). The Project architecture is American Farmhouse and California Ranch (Figure 3). The proposed residences are two-story single-family units, which interchange exterior style, colors, and floor plans throughout the development. The residences have shallow front yard setbacks, with garages setback further to allow parking on the drivew ays. Homes include covered entrances, recessed garage doors, siding or stone veneer details, and window trim, sills, and shutters representative of either the farmhouse or ranch style. Each residence includes windows on all four elevations. The Project i ncludes six color schemes, generally in neutral brown and grey tones. Each residence would incorporate a typical landscape plan for front yards which would include one tree, shrubs, and groundcover and a fenced private rear yard. Figure 3 - Architectural Renderings Setbacks: The Project Site consists of eight common area parcels and the subdivision of 47 individual residential lots. Individual residential lots have a minimum front, interior side, and rear setback of no less than five feet and a street side yard of no less than ten feet. 11 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 12 The residential lots are generally setback from the west, east, and southern property boundaries by at least 40 feet, separated by the Project’s private ring road. Circulation: The Project is located along Los Angeles Avenue / State Route 118. The Proposed Project would be accessed by a private driveway, at the north end of the Project Site at Los Angeles Avenue. The Project incorporates an enhanced entrance plan to indicate that the Project maintains private streets and amenities. Such enhanced fe atures include a landscaped median, signage, enhanced pavers and pedestrian paths. Exiting traffic would be required to exit the development within a right turn lane to the east and would not be permitted to cross Los Angeles Avenue to turn left to the west. The driveway would include a landscaped median. Within the development, homes would be accessed via a private ring road. Secondary emergency access would be available only through locked gates at the southern end of the site either at Loretta Lane or via the Arroyo Simi. The access gate at Loretta Lane would also provide access to residents to the east via an access easement. Secondary emergency routes are provided primarily to serve as access easements for either Southern California Edison or neighboring residences to the east. Within the development, pedestrians and bicyclists can make use of paved sidewalks and paths which are provided along each residential lot and within the open space park areas. Access is also provided between the common area park and Glendwood Park via a sidewalk and gate between the parks. The public will be provided access to the onsite park areas via an access easement , which would allow pedestrian and bicyclists to pass through the site. Parking The Proposed Project provides a total of 233 parking spaces, which includes 94 spaces located within private garages, 94 spaces within driveways, and 45 uncovered on -street parallel parking spaces along the outer ring road. The Project’s proposed parking equates to approximately five parking spaces per home. The Project’s parking is consistent with MMC Section 17.32.020 by providing the required 94 spaces within garages. Although MMC 17.44.040.C allows deviation from typical development standards within an RPD, the Project would provide 139 parking spaces beyond the minimum required by the Code. Park The Project Site includes an open space park area at the southern end of the Site (referred to as the panhandle) and a smaller pocket park located at the northern end of the Site, along the entrance driveway. The open space areas include passive seating areas, barbecue area, picnic tables, grass field, landscaping, and walking and biking paths. The common area park is located adjacent to the existing Glenwood Park to west. Landscaping: The Project includes a Landscape Plan (Attachment 2) which contains drought-tolerant and native plant species, and passive and active open space areas. The Landscape Plan 12 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 13 would remove all existing trees, shrubs, and vegetation on the Site , as described further below. Landscaped and permeable areas make up 98,911 square feet of the Site. Permeable areas include turf, decomposed granite and cobble areas, front yards, and general use areas. The Project’s landscaping and permeable hardscape make up 30% of the Site. Private residential rear yard areas are not included in the Project’s landscape calculations. Although specific landscape area standards are not applicable to a residential or RPD project, the Project provides a significant portion of the Site as landscaped areas. The Project’s landscape pallet includes a mix of trees, shrubs, and groundcover which include various flowering species, with both evergreen and deciduous plant types. Proposed tree types vary in height and width and would provide interest and variation along the street frontages and from a distance. Many of the proposed landscape plants are drought tolerant and well suited to the local arid climate. The MMC also requires that a project comply with the City’s Landscape Standards and Guidelines. In addition, the Project is required to meet fire prevention requirements provided by the Ventura County Fire Department. As such, the Proposed Project was reviewed by both City and Fire Department staff to ensure compatibility and compliance with both landscape standards. The Project includes the removal of all onsite trees to accommodate the proposed site plan and to ensure a successful landscape plan. Pursuant to MMC 12.12.070, a t ree report was prepared to analyze the health and value of existing trees. Trees that would be removed and are considered native, historic, or mature shall require a tree removal permit associated with the Project. In total, the Project would remove 56 m ature and or native trees. No trees are considered historic on the Site. A detailed assessment of the existing onsite trees is included in Attachment 7 (Exhibit E, Appendix B). Onsite trees include Brazilian pepper, Italian cypress, Chinese elm, glossy privet, avocado, blue elderberry, Peruvian pepper, Aleppo pine, and Southern California black walnut. Of the existing trees, the Southern California black walnut and blue elderberry are considered native to the area, while most other onsite trees are not considered native and, in some cases, considered invasive. The Site also consists of numerous plants and weeds species, which would also be removed prior to development of the P roject. As noted in MMC 12.12.070.G., the Project’s proposed landscape plan would adequately address the loss of tree value on the site as determined by the Community Development Director. The Project includes the installation of several native trees and numerous decorative landscape trees that provide aesthetic value and screening for the site. Native trees proposed to be installed include California sycamore, and Coast live oak. California sycamores are used on the common area park and are appropriate near the Arroyo Simi and within the storm water detention area. Three large Coast live oaks would be used to frame the entrance driveway and to create an architectural frame to the Project’s entrance. Other proposed trees are drought tolerant evergreen or deciduous trees, some 13 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 14 with ornamental yellow and pink flowers. The Project’s frontage and entrance, located on Los Angeles Avenue, consists of a sound wall, pocket park, monument sign wall, enhanced entrance pavers, landscaped driveway median, landscape trees, shrubs, and groundcover. The park seating areas would include benches, picnic tables, bbq grills, trash receptacles, and a shade structure. The park area is located along a decomposed granite driveway. Walls and Fences The Project includes the installation of new walls and fences around the perimeter of the Project Site, separating uses within the Project Site, and around residence’s private side and rear yards (Attachment 2). The frontage wall would include an eight-foot-tall intended to serve as a sound wall. and 18-feet six-inch wide monument sign wall, framed with pilasters and finished in stone veneer. Along the western boundary of the residential portion of the Project Site, an existing block wall would be retained, and a new six -foot- tall white vinyl fence would be installed adjacent to the existing perimeter wall. Along the western boundary of the park area, the existing block wall would remain behind the residences to the west, but the chain link fence separating the Project Site and Glenwood Park would be removed. In its place, the Project would install a 36 -inch-tall two-rail split vinyl fence finished in white. The two-rail split vinyl fence would also be installed along the southern portion of the park, the eastern edge o f the park, and along both sides of the access driveway. A pedestrian access point would be retained between the Project Site and Glenwood Park and would provide public access between the Project Site and Glenwood Park. A pedestrian and vehicular gate would be installed along the southern boundary of the park area to allow access to adjacent parcels via an access easement , provided to SCE and adjacent residents to the east. A locked gate would be installed one the eastern side of the park panhandle to allow access to Loretta Drive for residents with an access easement and for emergency access for the Project. Proposed residences would each have a six-foot-tall masonry block wall with caps installed on their rear and street facing side yard property lines, as conditioned, and a six-foot-tall vinyl fence and gate installed on interior side yards of each home as shown on the Project site plans. Residences located along Los Angeles Avenue would share the proposed eight -foot-tall sound wall as their rear yard wall, rather than a vinyl fence. Grading and Drainage: The existing site is relatively flat. The Project would require minimal cut and fill to develop the Site. Site preparation will include an estimated 8,000 cubic yards of cut and 10,000 cubic yards of fill, with an import of approximately 2,500 cubic yards of soil. The Project also includes the installation of an underground storm water detention system , located in the common area park. Any existing septic or seepage pits would be abandoned or removed as required by the Ventura County Public Health and the City of Moorpark. Low retaining walls may be installed along the perimeters of the site as determined by the civil plans, ranging from one to three feet in height with wall or vinyl fencing above. 14 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 15 Utilities The Project would provide sewer, water, and other utilities for the Project through connections to nearby existing services. Water lines are to be installed through an existing connection on the western side of the Site, through Glenwood Park to join with an existing water line at the intersection of Elderberry Avenue and Harvester Street. Project sewer lines would connect to an existing sewer line which termites east of the Site within Loretta Drive. Utility service connections to be constructed offsite would be served by existing or new access and maintenance easements, as a Condition of Approval. All existing onsite utility poles would be removed, and onsite overhead lines undergrounded. Caltrans’s Right-of-Way (ROW) The Project would require access and construction within the Caltrans’s ROW along Los Angeles Avenue / State Route 118 (SR 118). Landscape and sidewalk improvements along SR 118 would require ongoing maintenance, addressed through a Community Facilities District (CFD) which would facilitate maintenance costs and work provided by the City of Moorpark following the construction of such improvements . As Conditioned, the Project would waive the right to protest the application of a future CFD on the site. Development Agreement Government Code Section 65864 and City of MMC Section 15.40 provides an opportunity for a DA between the City and property owners in connection with proposed plans of development for specific properties. The DA is designed to strengthen the planning process, to provide developers with some certainty in the development process and to assure development in accordance with the terms and conditions of the agreement. Vesting of development rights, timing of improvements, development fees, and the provision of affordable housing and other community benefits are addressed in the DA. Within Moorpark, DAs are negotiated by an ad hoc committee of the City Council. The ad hoc committee for the proposed Beltramo Ranch DA consisted of Councilmembers Enegren and Groff, with the assistance of the City Manager. The Planning Commission is asked to provide a recommendation to the City Council regarding the DA. The proposed DA (Attachment 7, Exhibit B) includes a term of 20 years. Notable provisions of the DA are outlined below in Table 3. Table 3 - Development Agreement Summary DA Section Description 6.3 Development Fee Secures $10,989.20 per residential unit with CPI adjustments commencing on January 1, 2024. 6.4 Traffic Mitigation Fee Ensures the construction of specific roadway improvements, securing $14,861.94 per residential unit with CPI adjustments commencing on January 1, 2024. 6.5 Los Angeles Avenue Area of Contribution Fees (LAAOC) Secures $10,134 per residential unit with CPI adjustments. 6.6 Air Quality Fees Secures $2,041.36 per residential unit to offset air 15 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 16 quality impacts with CPI adjustments commencing on January 1, 2024. 6.7 Park Fees Secures $697,868.87 one-time fee in lieu of the dedication of parkland for the project with CPI adjustments commencing on January 1, 2024. 6.8 Community Services Fee Secures $3,225.09 per residential unit with CPI adjustments commencing on January 1, 2024. 6.9 Art in Public Places Fee Secures payment equivalent to 1% of total building valuation within the Project for public art or, as an alternative, terms under which the Developer may propose public art improvements. 6.10 Other Development and Processing Fees Clarifies that other fees outside of the DA fees may be assessed, including but not limited to Library Facilities Fees, Police Facilities Fees, Fire Facilities Fees, drainage, entitlement processing fees, and plan check and permit fees for buildings and public improvements. 6.11 Processing Fees Ensures payment of all costs associated with processing Project approvals and MND. 6.12 Community Facilities District Ensures the formation of a Community Facilities District to fund long-term maintenance of community facilities and associated provisions. 6.13 Affordable Housing Developer agrees to pay a flat fee of $1,034,000.00 as an affordable housing in lieu fee. The Project would not construct affordable housing units on-site. Vesting Tentative Tract Map The Project includes VTTM 6061 which would subdivide the property into eight common area lots for maintenance and access and 47 residential lots (Attachment 7, Exhibit A). Currently, the Site consists of six lots. The VTTM includes locations of utilities, access routes, property boundaries, street section diagrams, etc. Phasing The Project will be constructed in five phases (Attachment 2). Construction would begin with site preparations, which are estimated to require two months to completed and would include grading and general site work. Construction of the model homes and frontage improvements would be completed next, followed by four larger phases of residential development. Following grading, vertical construction of the homes and site improvements is expected to occur over 19 months. Tentatively, the Applicant estimates construction would occur between January 2023 and December 2024. ENVIRONMENTAL DETERMINATION In accordance with the City’s environmental review procedures adopted by Resolution No. 2004-2224, the Community Development Director or designee 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 16 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 17 review is not necessary where it can be determined that there would be no possibility of a significant effect upon the environment. A project which does not qualify for an exemption requires the preparation of an Initial Study (IS) to assess the level of potential environmental impacts. An IS and Mitigated Negative Declaration (MND) (State Clearinghouse Number 2022050309) was prepared by the City for the Project, which analyzed potential environmental factors that may be affected by the Project. One potential significant impact was identified associated with the potential adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. Although the project was found to have a potential impact, there would not be a significant effect on the environment with the incorporation of a proposed mitigation to reduce the potential level of impact to less than significant. The mitigation measure proposed below would minimize potential impacts to nesting birds protected under the Migratory Bird Act to a less than significant level. Mitigation Measure (MM) BIO-1: A nesting bird pre-construction survey will be conducted by a Qualified Biologist and submitted to the City three days prior to demolition and/or vegetation removal activities during nesting bird season (February 15 through August 31) within 250 feet of the Project site for passerines and 500 feet for raptors and/or listed species, where f easible. Should nesting birds be found, an exclusionary buffer will be established by a Qualified Biologist. The buffer may be up to 500 feet in diameter depending on the species of nesting bird found. This buffer will be clearly marked in the field by construction personnel under guidance of the Qualified Biologist, and construction or clearing will not be conducted within this zone until the Qualified Biologist determines that the young have fledged, or the nest is no longer active. Nesting bird habitat within the Project site will be resurveyed during bird breeding season if a lapse in construction activities lasts longer than seven days. Other than MM BIO-1, no other potential significant impacts were found associated with the Project and as analyzed through the IS/MND. The MND analyzes the Project, existing conditions within the Project area, the potential environmental impacts of implementing the Project, the impacts of the Project alongside pending and approved development projects and identifies mitigation measures to minimize significant impacts. The appendices to the MND include thorough documentation of the technical studies and site surveys that provide the basis for the findings described in the MND. A Notice of Intent to Adopt the MND was published on May 13, 2022. Pursuant to CEQA Section 15073, a public review period of not less than 30 days is provided when a proposed MND is submitted to the State Clearinghouse for 17 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 18 review by state agencies, which concluded on June 13, 2022. The City received five of comments regarding the MND. Comments provided during the public review period were analyzed and responded to in the MND. Comments provided did not warrant further analysis. The City Council is the approval body for the certification of the MND. 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). The Permit Streamlining Act does not apply to legislative land use decisions, such as amendments to the General Plan or Zoning Ordinance, therefore timelines for entitlements require such legislative actions do not begin until the adoption of such actions . As drafted, the staff recommendation would process said amendments and entitlements at the same time. NOTICING Public Notice for this meeting was provided in accordance with Chapter 17.44.070 of the Zoning Ordinance, as follows: 1. Publication. The notice of the public hearing was published in the Ventura County Star on June 19, 2022. 2. Mailing. The notice of the public hearing was mailed on June 17, 2022, to owners of real property, as identified on the latest adjusted Ventura County Tax Assessor Rolls, within 1,000 feet of the exterior boundaries of the assessor’s parcel(s) subject to the hearing. 3. Sign. One 32 square-foot sign was placed on the street frontage on June 15, 2022. ATTACHMENTS 1. Location, Aerial, and General Plan and Zoning Maps 2. Project Plans – Architectural, Civil, and Landscaping 3. Resolution No. 2021-3983 4. Resolution No. 2021-3988 5. Resolution No. 2021-3997 18 Honorable Planning Commission Beltramo Ranch 06/28/2022 Regular Meeting Page 19 6. Public Comments Received Prior to June 23, 2022 7. Draft Resolution No. PC-2022-672 Exhibit A: Vesting Tentative Tract Map No. 2021-01 (VTTM 6061) Exhibit B: Development Agreement Exhibit C: Conditions of Approval Exhibit D: Proposed General Plan Land Use and Zoning Map Amendments Exhibit E: Initial Study / Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (State Clearinghouse No. 2022050327) incorporated by reference: www.moorparkca.gov/941/Beltramo-Ranch 19 Location Map - Beltramo Ranch PC ATTACHMENT 1 20 Arial Map - Beltramo Ranch 21 General Plan Land Use Designation Map - Beltramo Ranch 22 Zoning Designation Map - Beltramo Ranch 23 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA0.00COVERPC ATTACHMENT 224 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202105-05-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA0.01A0.00 - COVERA0.01 - SHEET INDEX + PROJECT SUMMARYA0.02 - PERSPECTIVE RENDERINGA0.03 - PERSPECTIVE RENDERINGA1.00 - ARCHITECTURAL SITE PLANA1.01 - ELEVATION STYLE ASSIGNMENTSA1.02 - PHASING PLANA1.10 - STREET SCENESA1.20 - SITE SECTIONA2.00 - PERSPECTIVES - PLAN 1A2.10 - ELEVATION A - RANCH - PLAN 1A2.11 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 1A2.20 - UNIT PLANS - PLAN 1A2.21 - ROOF PLANS - PLAN 1A3.00 - PERSPECTIVES - PLAN 2A3.10 - ELEVATION A - RANCH - PLAN 2A3.11 - ELEVATION A - RANCH - PLAN 2 - ENHANCEDA3.12 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 2A3.13 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 2 - ENHANCEDA3.20 - UNIT PLANS - PLAN 2A3.21 - ROOF PLANS - PLAN 2A4.00 - PERSPECTIVES - PLAN 3A4.10 - ELEVATION A - RANCH - PLAN 3A4.11 - ELEVATION A - RANCH - PLAN 3 - ENHANCEDA4.12 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 3A4.13 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 3 - ENHANCEDA4.20 - UNIT PLANS - PLAN 3A4.21 - ROOF PLANS - PLAN 3M1.00 - COLOR SCHEMES - CALIFORNIA RANCHM2.00 - COLOR SCHEMES - AMERICAN FARMHOUSEC1.00 - CONCEPT IMAGES - CALIFORNIA RANCHC2.00 - CONCEPT IMAGES - AMERICAN FARMHOUSEARCHITECTUREENGINEERING SITE PLAN VTTM NO. 6061VESTING TENTATIVE TRACT MAP NO. 6061CIVILSHEET 1 - COVER SHEETSHEET 2 - HOA PARKS & STREETSCAPE ENLARGEMENTSSHEET 3 - HOA PARKS & STREETSCAPE ELEVATION & SECTIONSSHEET 4 - TYPICAL FRONT YARDSHEET 5 - PLANTING IMAGESSHEET 6 - WALL & FENCE PLAN & ELEVATIONSLANDSCAPESHEET INDEXEP-1 - PHOTOMETRIC SITE PLANEP-2 - PHOTOMETRIC SITE PLANLIGHTING25 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA0.02PERSPECTIVE RENDERINGVIEW LOOKING NORTHEAST TOWARDS MODEL HOMESKEY PLAN - NTS26 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA0.03PERSPECTIVE RENDERINGVIEW LOOKING SOUTH TOWARDS PARKKEY PLAN - NTS27 96 Gal.33.5" D i a .96 Gal.33.5" D i a .96 Gal.33.5" D i a .96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 G a l. 33.5 " D ia . 96 G a l.33.5" D ia . 96 G a l.33.5" D ia . 96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Gal.33.5" D i a .96 Gal.33.5" Dia.96 Ga l . 33.5" D i a.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Ga l . 33.5" D i a.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 G a l. 33.5 " D ia . 96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .20'-6"20'-0"10'-0"5'-0"16'-6"20'-0"10'-0"8'-0"5'-0"NEIGHBORHOODENTRY AT MEDIANBREAK4543424140393837363534333231302928272624'-0"DRIVE AISLE24'-0"DRIVE AISLE24'-0"DRIVE AISLE25242322212019PUBLIC ACCESSTHROUGH PARK18 17 16 15 1413 12 11 109 87654321PARK AREA±46,272 SQ. FT.15'-0"20'-0"4'-6"46'-0"32'-0"8'-0"24'-0"12'-6"OPENSPACE±4,285 SQ. FT.61'-3"20'-0"DRIVE AISLE32'-0"DRIVE AISLE36'-0"DRIVE AISLE4'-6"20'-6"32'-0"10'-6"32'-0"8' SOUND WALL6' EXISTING BLOCK WALL TO REMAIN.6' VINYL FENCE TO BE INSTALLED ALONGENTIRE WESTERN PL AND PAN HANDLE10'-0"27'-6"50'-4"20'-6"46'-0"BELTRAMO RANCH ROAD"A" DRIVEPEDESTRIAN GATE ACCESS TO GLENWOOD PARKPEDESTRIANGATE ACCESSTO ARROYO SIMIPEDESTRIANGATE ACCESSP2LOT 1P1LOT 2P3LOT 3P3LOT 6P3LOT 11P3LOT 33P3LOT 31P3LOT 29P3LOT 25P3LOT 22P2LOT 21P1LOT 20P3LOT 19P3LOT 15P3LOT 13P3LOT 35P3LOT 37P3LOT 39P3LOT 44P1LOT 4P1LOT 8P1LOT 10P1LOT 28P1LOT 26P1LOT 24P2LOT 5P2LOT 7P2LOT 9P1LOT 18P1LOT 16P1LOT 36P1LOT 40P1LOT 42P2LOT 17P2LOT 14P2LOT 12P1LOT 32P2LOT 30P2LOT 27P2LOT 23P2LOT 43P2LOT 41P2LOT 38P2LOT 34P3LOT 47P1LOT 46P2LOT 454426'-0"8'-0"5'-0"10'-6"5'-0"4'-0".14'-0"30'-0"Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202105-11-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-202205010025A1.00ARCHITECTURAL SITE PLAN28 96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia . 96 G a l.33.5" D ia . 96 G a l.33.5" D ia . 96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5" D i a.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Ga l . 33.5" D i a.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .NEIGHBORHOODENTRY AT MEDIANBREAK4543424140393837363534333231302928272625242322212019PUBLIC ACCESSTHROUGH PARK18 17 16 15 1413 12 11 109 87654321PARK AREA±46,272 SQ. FT.OPENSPACE±4,285 SQ. FT.8' SOUND WALL6' EXISTING BLOCK WALL TO REMAIN.6' VINYL FENCE TO BE INSTALLED ALONGENTIRE WESTERN PL AND PAN HANDLEBELTRAMO RANCH ROAD"A" DRIVEPEDESTRIAN GATE ACCESS TO GLENWOOD PARKPEDESTRIANGATE ACCESSTO ARROYO SIMIPEDESTRIANGATE ACCESSP2LOT 1P1LOT 2P3LOT 3P3LOT 6P3LOT 11P3LOT 33P3LOT 31P3LOT 29P3LOT 25P3LOT 22P2LOT 21P1LOT 20P3LOT 19P3LOT 15P3LOT 13P3LOT 35P3LOT 37P3LOT 39P3LOT 44P1LOT 4P1LOT 8P1LOT 10P1LOT 28P1LOT 26P1LOT 24P2LOT 5P2LOT 7P2LOT 9P1LOT 18P1LOT 16P1LOT 36P1LOT 40P1LOT 42P2LOT 17P2LOT 14P2LOT 12P1LOT 32P2LOT 30P2LOT 27P2LOT 23P2LOT 43P2LOT 41P2LOT 38P2LOT 34P3LOT 47P1LOT 46P2LOT 4544.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202105-11-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-202205010025A1.01CALIFORNIARANCHPLAN 1AMERICANFARMHOUSEPLAN 2PLAN 3877988ENHANCED ELEVATION29 96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 G a l. 33.5 " D ia . 96 G a l.33.5" D ia . 96 G a l.33.5" D ia . 96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Ga l . 33.5" D i a.96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .96 Ga l . 33.5" D i a.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 G a l. 33.5 " D ia . 96 Gal.33.5" Dia.96 Ga l . 33.5 " D ia .NEIGHBORHOODENTRY AT MEDIANBREAK4543424140393837363534333231302928272625242322212019PUBLIC ACCESSTHROUGH PARK18 17 16 15 1413 12 11 109 8 7 65 4 3 2 1PARK AREA±46,272 SQ. FT.OPENSPACE±4,285 SQ. FT.8' SOUND WALL6' EXISTING BLOCK WALL TO REMAIN.6' VINYL FENCE TO BE INSTALLED ALONGENTIRE WESTERN PL AND PAN HANDLEBELTRAMO RANCH ROAD"A" DRIVEPEDESTRIAN GATE ACCESS TO GLENWOOD PARKPEDESTRIANGATE ACCESSTO ARROYO SIMIPEDESTRIANGATE ACCESSP2LOT 1P1LOT 2P3LOT 3P3LOT 6P3LOT 11P3LOT 33P3LOT 31P3LOT 29P3LOT 25P3LOT 22P2LOT 21P1LOT 20P3LOT 19P3LOT 15P3LOT 13P3LOT 35P3LOT 37P3LOT 39P3LOT 44P1LOT 4P1LOT 8P1LOT 10P1LOT 28P1LOT 26P1LOT 24P2LOT 5P2LOT 7P2LOT 9P1LOT 18P1LOT 16P1LOT 36P1LOT 40P1LOT 42P2LOT 17P2LOT 14P2LOT 12P1LOT 32P2LOT 30P2LOT 27P2LOT 23P2LOT 43P2LOT 41P2LOT 38P2LOT 34P3LOT 47P1LOT 46P2LOT 4544.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202105-11-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-202205010025A1.02PHASING PLANPHASE 1PHASE 2PHASE 3MODELHOMESPHASE 430 PLAN 3-revELEVATION B: AMERICAN FARMHOUSECOLOR SCHEME 4PLAN 1ELEVATION A: CALIFORNIA RANCHCOLOR SCHEME 1PLAN 2-revELEVATION B: AMERICAN FARMHOUSECOLOR SCHEME 5LOT LINELOT LINELOT LINELOT LINELOT 47LOT 46LOT 45PLAN 2-revELEVATION B: AMERICAN FARMHOUSECOLOR SCHEME 4PLAN 1ELEVATION A: CALIFORNIA RANCHCOLOR SCHEME 2PLAN 3ELEVATION B: AMERICAN FARMHOUSECOLOR SCHEME 6LOT LINELOT LINELOT LINELOT LINELOT 9LOT 10LOT 11Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022048 16A1.10STREET SCENESPROJECTENTRYDRIVEAISLESTREET SCENE: LOOKING NORTH TOWARDS PROJECT ENTRY & MODEL HOMES1STREET SCENE: LOOKING EAST TOWARDS SINGLE-FAMILY HOMES & PARK2PARKAREANOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.31 PROPERTY LINE8'-0"PARKING24'-0"DRIVE AISLE5'-0"SIDEWALK53'-9"PLAN 220'-0"53'-9"PLAN 14'-6"SIDEWALK24'-0"DRIVE AISLE4'-6"SIDEWALK6' EXISTING BLOCKWALL TO REMAIN"HEATHER GLEN"NEIGHBORHOODHOME±25'-0"TYP. LANDSCAPESCREENING±20'-0"4'-6"LANDSCAPE BUFFER10'-0"YARD10'-0"YARD24'-8"PROPOSED BLDG HEIGHT26'-6"PROPOSED BLDG HEIGHT27'-10"PROPOSED BLDG HEIGHTELDERBERRYAVENUE4'-6"SIDEWALK53'-9"PLAN 253'-9"PLAN 15'-0"SIDEWALK8'-0"PARKING24'-0"DRIVE AISLE4'-6"LANDSCAPE BUFFERPROPERTY LINEPROPOSED±6' VINYL FENCEEXISTINGNEIGHBORINGGUEST HOUSE±12'-5 1/2" ±15'-9 1/2"EXISTINGNEIGHBORINGHOMEEXISTING FENCINGMAUREENLANEEXISTING FENCING24'-7"PROPOSED BLDG HEIGHT27'-10"PROPOSED BLDG HEIGHT20'-0"10'-0"YARD10'-0"YARDArchitecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022048 16A1.20SITE SECTIONSECTION A: AT WESTERN PROPERTY LINE ADJACENT TO HEATHER GLEN NEIGHBORHOODSECTION A: AT EASTERN PROPERTY LINE WITH NEIGHBORHOOD ADJACENT TO MAURNEEN LANENOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.32 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA2.00PERSPECTIVESPLAN 1AMERICAN FARMHOUSECALIFORNIA RANCHNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.33 96 Gal.33.5" Dia.T.O.PLATEFFFF9'-1"9'-1"±24'-7"FINISH GRADE123123123123Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A2.10PLAN 1FRONT1REAR3LEFT2RIGHT41432113114597201214261610183821NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 1 DEMONSTRATED ON ELEVATIONS34 T.O.PLATEFFFF9'-1"9'-1"±26'-6"FINISH GRADE12612612596 Gal.33.5" Dia.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A2.11PLAN 1FRONT1REAR3LEFT2RIGHT41432110201768161314192139452231112152418NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 4 DEMONSTRATED ON ELEVATIONS35 96 Gal.33.5" Dia.KITCHEN16'-10" x 11'-4"DWSINKSTOVEREF.PANTRYLIVING17'-4" x 12'-6"REAR YARDAC55'-0"GARAGE20'-9" x 21'-2"DINING16'-10" x 7'-10"PDR.COAT45'-0"TRENTRYPORCH5'-0"5'-0"43'-9"5'-0"6'-0"32'-9"22'-0"20x20 CLEAR SPACEW.H.ORG. GRN.65 DB OR LESS FORNOISE ATTENUATION.PRIMARY BED14'-0" x 13'-7"LOW CABINETBED 313'-4" x 12'-8"BED 213'-4" x 13'-0"LAUNDRYW.I.C.FLEX/STUDY7'-5" x 8'-10"PRIMARYBATHLIN.W.I.C.BATH 245'-0"ROOF BELOW5'-0"32'-9"W.I.C.GROSS SF1ST FLOOR786 SQ. FT.2ND FLOOR1216 SQ. FT.TOTALLIVING2002 SQ. FT.GARAGE457 SQ. FT.REAR YARD719 SQ. FT.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A2.20PLAN 1UNIT PLANS3 BEDS/ 2.5 BATHSFIRST FLOORSECOND FLOOR36 3:12RIDGE3:123:12RIDGE3:123:12D.S. D.S. D.S.D.S.D.S.8" RAKETYP.1'-4" EAVETYP.SOLAR AREA ASREQUIRED PER CODETOTAL: 250 SQ.FT.6:12RIDGE6:125:12RIDGE5:124:12D.S. D.S.D.S.D.S.D.S.6" RAKETYP.1'-0" EAVETYP.SOLAR AREA ASREQUIRED PER CODETOTAL: 250 SQ.FT.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A2.21ROOF PLANSPLAN 1CALIFORNIA RANCHFARMHOUSE37 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA3.00PERSPECTIVESPLAN 2AMERICAN FARMHOUSECALIFORNIA RANCHNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.38 96 Gal.33.5" Dia.T.O.PLATEFFFF9'-1"9'-1"±24'-8"FINISH GRADE12335'-0"BUILDING HEIGHT LIMIT123123Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A3.10ELEVATION A - RANCHPLAN 2FRONT1REAR3LEFT2RIGHT414321131145978121426151610183OPTIONALTRELLISOPTIONALTRELLIS2021NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 2 DEMONSTRATED ON ELEVATIONS39 96 Gal.33.5" Dia.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A3.11ELEVATION A - RANCHPLAN 2 - ENHANCEDRIGHT41432578169OPTIONALTRELLISNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 2 DEMONSTRATED ON ELEVATIONS40 T.O.PLATEFFFF9'-1"9'-1"±27'-10"FINISH GRADE12612612596 Gal.33.5" Dia.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A3.12PLAN 2FRONT1REAR3LEFT2RIGHT4143211020176816131419213945211122218231524OPTIONALTRELLISOPTIONALTRELLISNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 5 DEMONSTRATED ON ELEVATIONS41 96 Gal.33.5" Dia.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A3.13PLAN 2 - ENHANCEDRIGHT414322324111218OPTIONALTRELLISNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 5 DEMONSTRATED ON ELEVATIONS42 96 Gal.33.5" Dia.GARAGE20'-9" x 21'-0"REF.LIVING13'-11" x 16'-6"ENTRYCOATDINING10'-3" x 12'-2"PORCHBATH 3BED 411'-0" x 12'-4"KITCHEN14'-9" x 8'-8"PANTRYSTOVEREAR YARD60'-0"46'-0"9'-0"5'-0"53'-9"10'-0"22'-2"17'-3 1/2"21'-5 1/2"5'-0"SINK DW20x20 CLEAR SPACEW.H.ACTR ORG. GRN.65 DB OR LESS FORNOISE ATTENUATION.OPTIONAL TRELLISOPTIONAL TRELLISBED 212'-1" x 13'-3"BED 312'-6" x 12'-6"46'-0"OPENTOBELOWOPTIONALLOW CABINETSBATH 2LOFT11'-5" x 9'-1"W.I.C.ROOF BELOW38'-9"16'-5 1/2"17'-3 1/2"5'-0"PRIMARY BED13'-8" x 13'-0"W.I.C.LAUNDRYPRIMARYBATHLOW LINENCABINETSGROSS SF1ST FLOOR1007 SQ. FT.2ND FLOOR1271 SQ. FT.TOTALLIVING2278 SQ. FT.GARAGE454 SQ. FT.REAR YARD823 SQ. FT.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A3.20PLAN 2UNIT PLANS4 BEDS + LOFT/ 3 BATHSFIRST FLOORSECOND FLOOR43 3:12RIDGE3:123:12RIDGE3:123:12RIDGE3:123:12D.S.D.S.D.S.D.S.D.S.D.S.D.S.8" RAKETYP.1'-4" EAVETYP.SOLAR AREA ASREQUIRED PER CODETOTAL: 250 SQ.FT.6:12RIDGE6:126:12RIDGE6:125:12RIDGE5:124:12SOLAR AREA ASREQUIRED PER CODETOTAL: 250 SQ.FT.D.S.D.S.D.S.D.S.D.S.D.S.D.S.6" RAKETYP.1'-0" EAVETYP.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A3.21ROOF PLANSPLAN 2CALIFORNIA RANCHFARMHOUSE44 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSA4.00PERSPECTIVESPLAN 3AMERICAN FARMHOUSECALIFORNIA RANCHNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.45 96 Gal.33.5" Dia.T.O.PLATEFFFF9'-1"9'-1"±24'-8"FINISH GRADE124124124Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A4.10ELEVATION A - RANCHPLAN 3FRONT1REAR3LEFT2RIGHT4143211311459781214261715101819OPTIONALCOVEREDPORCH2120NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 3 DEMONSTRATED ON ELEVATIONS46 96 Gal.33.5" Dia.124024 8A4.11ELEVATION A - RANCHPLAN 3 - ENHANCEDRIGHT414321921Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 3 DEMONSTRATED ON ELEVATIONS47 T.O.PLATEFFFF9'-1"9'-1"±25'-9"FINISH GRADE12612512512512596 Gal.33.5" Dia.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A4.12PLAN 3FRONT1REAR3LEFT2RIGHT41432110201768161314192139452111222181524OPTIONALCOVEREDPORCHNOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 6 DEMONSTRATED ON ELEVATIONS48 12512596 Gal.33.5" Dia.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A4.13PLAN 3 - ENHANCEDRIGHT4143216NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.SEE LANDSCAPE PLANS FOR EXACT PLANTLOCATIONS AND SPECIES.COLOR SCHEME 6 DEMONSTRATED ON ELEVATIONS49 96 Gal.33.5" Dia.GARAGE20'-8" x 21'-6"REF.LIVING14'-7" x 12'-8"ENTRYCOATDINING14'-7" x 10'-0"PORCHBATH 3BED 414'-7" x 10'-11"KITCHEN16'-9" x 14'-8"PANTRYSTOVEREAR YARD65'-0"37'-6"15'-6"6'-0"SINK DW6'-0"18'-8"5'-0"53'-9"5'-0"31'-1 1/2"7'-2"5'-5 1/2"OPTIONAL COVERED PORCH20x20 CLEAR SPACEW.H.ACTR ORG. GRN.65 DB OR LESS FORNOISE ATTENUATION.37'-8"53'-0"15'-4"23'-1 1/2"7'-2"5'-5 1/2"PRIMARY BED14'-7" x 14'-8"PRIMARY BATHBED 212'-4" x 12'-1"BED 312'-7" x 11'-9"LOFT/ OPT. BED 514'-6" x 12'-8"W.I.C.LAUND.BATH 2LINENROOF BELOWROOF BELOWW.I.C.SEATINGHOOKS/ STORAGEGROSS SF1ST FLOOR1061 SQ. FT.2ND FLOOR1386 SQ. FT.TOTALLIVING2447 SQ. FT.GARAGE464 SQ. FT.REAR YARD873 SQ. FT.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A4.20PLAN 3UNIT PLANS4 BEDS +LOFT (OPT. BED 5)/ 3 BATHSFIRST FLOORSECOND FLOOR50 3:124:12RIDGE4:124:12RIDGE4:123:12D.S. D.S.D.S. D.S. D.S.D.S.D.S.D.S.8" RAKETYP.1'-4" EAVETYP.SOLAR AREA ASREQUIRED PER CODETOTAL: 250 SQ.FT.4:124:126:12RIDGE6:125:12RIDGE5:125:12RIDGE5:124:12D.S. D.S. D.S. D.S. D.S.D.S.D.S.6" RAKETYP.1'-0" EAVETYP.SOLAR AREA ASREQUIRED PER CODETOTAL: 250 SQ.FT.Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022024 8A4.21ROOF PLANSPLAN 3CALIFORNIA RANCHFARMHOUSE51 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSM1.00COLOR SCHEMESCALIFORNIA RANCHPLAN 3 COLOR SCHEME 3COLOR SCHEME 1 COLOR SCHEME 2COLOR SCHEME 3STUCCO BODY RAFTER TAILS / BARGE BOARD /WOODEN POSTS / TRIM /CORBELS / OUTLOOKERSENTRY DOOR /DECORATIVESHUTTERSGARAGEDOORROOFSTUCCO BODY RAFTER TAILS / BARGE BOARD /WOODEN POSTS / TRIM /CORBELS / OUTLOOKERSENTRY DOOR /DECORATIVESHUTTERSGARAGEDOORROOFSTUCCO BODY RAFTER TAILS / BARGE BOARD /WOODEN POSTS / TRIM /CORBELS / OUTLOOKERSENTRY DOOR /DECORATIVESHUTTERSGARAGEDOORROOFPLAN 2 COLOR SCHEME 2PLAN 1 COLOR SCHEME 1SW 7511BUNGALOW BEIGESW 6075 GARRETGRAYSW 6223 STILLWATERSW 6076 TURKISHCOFFEEGAF - TIMBERLINEHDZ, WEATHEREDWOODSW 6074SPALDING GRAYSW 7023REQUISITE GRAYSW 6048 TERRABRUNSW 7515HOMESTEADBROWNGAF - TIMBERLINEHDZ, HICKORYSW 7016 MINDFULGRAYSW 7026 GRIFFINSW 6278 CLOAKGRAYSW 7020 BLACKFOXGAF - TIMBERLINEHDZ, MISSIONBROWNNOTESALL PAINT TO BE SHERWIN WILLIAMSTYP., ALL PAINT COLORS SHOULD FINISH IN INSIDE CORNERS AND UNDERSIDES, UNLESS OTHERWISE NOTED. OVERHANGS, EAVES, HEADERS, ETC. SHOULD BE PAINTED THEIR SPECIFICALLY DESIGNATED COLORS WITH THE COLOR BEING APPLIED ON ALL SIDES OF EACH ITEM, INCLUDING THE UNDERSIDES.ALL NON-DECORATIVE ITEMS SUCH AS METER DOORS, NON-DECORATIVE VENTS, ETC, TO BE PAINTED THE SAME COLOR AS THE ADJACENT FIELD COLOR.STONE VENEERELDORADO STONE -BLUFFSTONE,MINERETELDORADO STONE -BLUFFSTONE, COOSBAYSTONE VENEERELDORADO STONE -BLUFFSTONE, COOSBAYSTONE VENEER52 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSM2.00COLOR SCHEMESAMERICAN FARMHOUSECOLOR SCHEME 4COLOR SCHEME 5COLOR SCHEME 6STUCCO BODY HORIZONTALSIDINGTRIM / CORNERTRIMBOARD ANDBATTENGARAGEDOORSW 7007 CEILINGWHITESW 6252 ICE CUBEHARDIE LAPSIDING- SW 7007 CEILINGWHITEEAVES / BARGEBOARD / WOODENPOSTSENTRY DOOR /DECORATIVESHUTTERSROOFSW 6991 BLACKMAGICSW 6994GREENBLACKSW 6252 ICE CUBESW 7068 GRIZZLEGRAYGAF - TIMBERLINEHDZ, SLATESTUCCO BODY HORIZONTALSIDINGTRIM / CORNERTRIM / WOODENPOSTSBOARD ANDBATTENGARAGEDOORSW 6248 JUBILEESW 7661REFLECTIONHARDIE LAPSIDING- SW 6249 STORMCLOUDEAVES / BARGEBOARDENTRY DOOR /DECORATIVESHUTTERSROOFSW 7674PEPPERCORNSW 7605 GALEFORCEGAF - TIMBERLINEHDZ, BIRCHWOODSTUCCO BODY HORIZONTALSIDINGTRIM / CORNERTRIMBOARD ANDBATTENGARAGEDOORSW 6254 LAZYGRAYSW 7668 MARCHWINDHARDIE LAPSIDING- SW 2849WESTCHESTERGRAYEAVES / BARGEBOARD / WOODENPOSTSENTRY DOORROOFSW 7674PEPPERCORNSW 6994GREENBLACKSW 6254 LAZYGRAYDECORATIVESHUTTERSSW 6990 CAVIARSW 6670 GOLDCRESTGAF - TIMBERLINEHDZ, CHARCOALSW 6994GREENBLACKSW 6238 ICICLEPLAN 3 COLOR SCHEME 6PLAN 2 COLOR SCHEME 5PLAN 1 COLOR SCHEME 4NOTESALL PAINT TO BE SHERWIN WILLIAMSTYP., ALL PAINT COLORS SHOULD FINISH IN INSIDE CORNERS AND UNDERSIDES, UNLESS OTHERWISE NOTED. OVERHANGS, EAVES, HEADERS, ETC. SHOULD BE PAINTED THEIR SPECIFICALLY DESIGNATED COLORS WITH THE COLOR BEING APPLIED ON ALL SIDES OF EACH ITEM, INCLUDING THE UNDERSIDES.ALL NON-DECORATIVE ITEMS SUCH AS METER DOORS, NON-DECORATIVE VENTS, ETC, TO BE PAINTED THE SAME COLOR AS THE ADJACENT FIELD COLOR.53 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSC1.00CONCEPT IMAGESCALIFORNIA RANCH54 Architecture + Planning17911 Von Karman Ave,Suite 200Irvine, CA 92614949.851.2133ktgy.com#BELTRAMO RANCHMOORPARK, CA 2018-0860Warmington Residential3090 Pullman StreetCosta Mesa, CA 92626Plot Date:1st Submittal:06-04-202104-28-20222nd Submittal:09-24-2021UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-86493rd Submittal:04-29-2022NTSC2.00CONCEPT IMAGESAMERICAN FARMHOUSE55 1234567891011121314151617181920212223242526272829303132333435363738394041424344454647ACCEEAHBAEFDCGEARTHWORK QUANTITIESW. LOS ANGELES AVE.LORETTA DRIVEMAUREEN LANEELDERBERRY AVE.BELTRAMO RANCH RD."A" DRIVEBELTRAMO RANCH RD.WARMINGTON RESIDENTIALWARMINGTON RESIDENTIAL3090 PULLMAN STREETCOSTA MESA, CA 92626UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-8649ENGINEERING SITE PLAN VTTM NO. 6061BELTRAMO RANCH11930-11944 WEST LOS ANGELES AVENUEMOORPARK, CA 21SITE INFORMATIONLEGEND:PRIVATE DWY AND FIRELANEPRIVATE DWY AND FIRELANEPRIVATE DWY AND FIRELANEBBDDFF56 1234567891011121314151617181920212223242526272829303132333435363738394041424344454647HBAEFDCCGFDCE6GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB222112842FFFFFGGGG7262E774777919414310HH6224BBBBBBBBBBB678921111299FFFFFFFFFFFFFFFFFFFFFFFFFFFGGGGGGGGGGGGGGGGGGGGGGGGGGG4242422442222277772222222222222782222222222222111111111111111111116145522FBELTRAMO RANCH11930-11944 WEST LOS ANGELES AVENUEMOORPARK, CA WARMINGTON RESIDENTIALWARMINGTON RESIDENTIAL3090 PULLMAN STREETCOSTA MESA, CA 92626UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-8649VESTING TENTATIVE TRACT MAP NO.6061W. LOS ANGELES AVE.LELLLOOOOLORETTA DRIVEMAUREEN LANEELDERBERRY AVE.BELTRAMO RANCH RD."A" DRIVELEGEND:UTILITIESLAND USE/ZONING INFORMATION:PLAN REQUIREMENTS NOTESLEGAL DESCRIPTIONPROPOSED BUILDING SETBACKSW. LOS ANGELES AVE.GENERAL NOTESAAAAAAAAAAAAAAAAAAAAAAABELTRAMO RANCH RD.TRAMO RANCH RD.BEELTRAMMOMONCHHORANRDNCBNELTRAMO RANAAEENRRRRRRNCH RDRAMO RANMMNRELTRBBRRAAAAAAAAABBBCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCBASIS OF BEARINGSBENCHMARKEARTHWORK QUANTITIESDDDDDDDDDDDDDDDDDDDDDDPRIVATE DRIVEWAY AND FIRELANEENALADFIRELNDDRIVEWAY ANEPRIVATPNNNNEEEEAAAAPPPPPPPPPPPPPLLELLPPPPPPPPPPPPPPPPPPPVAAVAATAAYAYYYYYENAD FIRELAYANDDNEAAYE DRIVEWAATEEAVAPRIVPPPPPPPVAAAAYYPRIVATE DRIVEWAY AND FIRELANEE DRIVEWAY AEWAY AND FIRELANEEWAYVEEVEVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVPRIVATE DRIVVVND FIRELANEAYAEWAYVEEVEVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVDRIVATWAYYEWEEEVVVVVVVVVVVVVVVIVVVRVRIRWAY AND FIRELANEWEWVEEVEVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVWVVVIVVVRIPRIVATE DRVRIEASEMENTS NOTES:57 BACKGROUND /SCREENING SHRUBSAT AREA WIDERTHAN 4'BOTANICAL / COMMON NAMESIZE WUCOLSGREVILLEA THELEMANNIANAHUMMINGBIRD BUSH5 GAL LRHAPHIOLEPIS INDICA `CLARA`CLARA INDIAN HAWTHORN5 GAL LRHAPHIOLEPIS UMBELLATA 'MINORDWARF YEDDO HAWTHORN5 GAL LLEUCOPHYLLUM FRUTESCENS 'COMPACTA'COMPACT TEXAS RANGER5 GAL LSALVIA LEUCANTHAMEXICAN BUSH SAGE5 GAL LACCENT SHRUBSBOTANICAL / COMMON NAMESIZEWUCOLSANIGOZANTHOS X `BUSH LANTERN`DWARF YELLOW KANGAROO PAW1 GAL MACHILLEA FILIPENDULINAFERNLEAF YARROW1 GAL LLANTANA CAMARA `NEW GOLD`NEW GOLD LANTANA5 GAL VLLEUCOPHYLLUM LAEVIGATUMCHIHUAHUAN SAGE5 GAL LLAVANDULA ANGUSTIFOLIAENGLISH LAVENDER1 GAL LLOMANDRA LONGIFOLIA `BREEZE`DWARF MAT RUSH1 GAL LHESPERALOE PARVIFOLIARED YUCCA5 GAL LMUHLENBERGIA CAPILLARIS `PINK CLOUD`PINK CLOUD PINK MUHLY5 GAL MROSA FLORIBUNDA `ICEBERG`ICEBERG ROSE5 GAL MROSA X `NOARE`FLOWER CARPET RED GROUNDCOVER ROSE1 GAL MROSA X `NOASCHNEE`FLOWER CARPET WHITE GROUNDCOVER ROSE1 GAL MROSMARINUS OFFICINALIS `PROSTRATUS`DWARF ROSEMARY1 GAL VLSALVIA GREGGIIAUTUMN SAGE5 GAL LWESTRINGIA FRUTICOSACOAST ROSEMARY5 GAL LGROUND COVERS BOTANICAL / COMMON NAMESIZE WUCOLSMYOPORUM X. 'PUTAH CREEK'PUTAH CREEK MYOPORUM1 GAL LNOTE: PRIVATE REAR YARD FUTURE IMPROVEMENTS PER PRIVATE OWNER - NOT A PARTOF WATER CALCULATIONTREES CODE BOTANICAL / COMMON NAMESIZEWUCOLSCIT LIMCITRUS X LIMONLEMON24"BOXMGLE TRIGLEDITSIA TRIACANTHOS VAR. INERMISHONEY LOCUST24"BOXMLAG T30LAGERSTROEMIA INDICA 'TUSCARORA' STANDARDTUSCARORA CRAPE MYRTLE24"BOXMLAU NOBLAURUS NOBILISSWEET BAY24"BOXLOLE SWAOLEA EUROPAEA 'SWAN HILL' TMSWAN HILL OLIVE24"BOXLPLA RACPLATANUS RACEMOSACALIFORNIA SYCAMORE24"/36" BOX MQUE AGRQUERCUS AGRIFOLIACOAST LIVE OAK24"/36" BOX VLTAB CHYTABEBUIA CHRYSOTRICHAGOLD TRUMPET TREE24"BOXMSCREENINGCODE BOTANICAL / COMMON NAMESIZEWUCOLSFIC NITFICUS NITIDA 'COLUMN'INDIAN LAUREL15 GAL MPOD GRAPODOCARPUS GRACILIOR 'COLUMN'FERN PINE15 GAL MLOP MACPODOCARPUS MACROPHYLLUS 'COLUMN'YEW PINE15 GAL MTFYCODE BOTANICAL / COMMON NAMESIZEWUCOLSCER CANCERCIS CANADENSISEASTERN REDBUD24"BOX MCHI TASCHITALPA X TASHKENTNESISPINK CHITALPA24"BOX LRHU LANRHUS LANCEAAFRICAN SUMAC24"BOX LTURFCODE BOTANICAL / COMMON NAMESIZEWUCOLSFES SU2FESTUCA X 'SUPERIOR PLUS'SUPERIOR FESCUESODHPLANT SCHEDULEP2P3P2P1P1 P1P3P2P1P2P2P1P3P2P3P2P1P3P1P2P1P3P2P3P2P1P3P1P2P1P3P3P3P2P1P1P3P3P1P3P2P21234567891011121314151617181920212223242526272829303132333435363738394041424344454647P3P2P1P3P2HBAEFDCGB40'80'0'120'CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION5/2/2022BELTRAMO RANCH1BELTRAMO RANCH AVENUEENLARGEMENT SEE SHEET 2ENLARGEMENT SEE SHEET 2BELTRAMO RANCH DRIVE"A" DRIVEELDER BERRY DRIVEW LOS ANGELES AVENUEVICINITY MAPNOT TO SCALEW LOS ANGELES AVENIGHTINGALE STCOURTNEY LNTIERRA REJADA RDELDERBERRY AVEPENROSE AVELORETTA DRGLENWOOD PARKBELTRAMO RANCH RDMAUREEN LNNLORETTA DRSHEET INDEXSheet Number Sheet Title1COVER SHEET2HOA PARKS & STREETSCAPE ENLARGEMENTS3HOA PARKS & STREETSCAPE ELEVATION & SECTIONS4HOMEOWNER TYPICAL FRONT YARD5PLANTING IMAGES6WALL & FENCE PLAN & ELEVATIONSLANDSCAPE CONCEPT:This landscape will consist of California-Friendly, low and mediumwater use plant material. All plants have been chosen from the lowor medium water use category according to WUCOLS. Shrubshave been chosen to create a uniform theme across the siteconsisting of Mediterranean and California friendly plant material.Maintenance and longevity of plant material has been taken intoconsideration. Root panels and barriers will be utilized on all treeswhere necessary. A 3" layer of bark mulch will be used in alllandscape areas. All landscape areas will conform to the currentCity of Moorpark Landscape Guidelines.IRRIGATION CONCEPT:The irrigation design will incorporate the latest in smart irrigationtechnologies. All new landscape areas will include high efficiency,low water use methods. All shrub planters will use drip line with anirrigation efficiency of .81. A smart irrigation controller with a rainshut off device will also be incorporated. Bark mulch will be usedto retain moisture and reduce evaporation and an irrigationschedule will be provided to program the controller. Two irrigationschedules shall be prepared, one for plant establishment and onefor after plant establishment. All new irrigation systems will complywith all current City of Moorpark Landscape Guidelines.NOTE:NO EXISTING TREES TO BE PRESERVED ON THE SITE.EXISTING TREES TO BE REPLACED WITH (3) 24" BOXCALIFORNIA SYCMORE, (1) 36" BOX CALIFORNIA SYCMORE,AND (2) 24" BOX COAST LIVE OAK, PER PLAN ON SHEET 2.LANDSCAPE CALCULATION:TURF AREA:DECOMPOSED GRANITE AREA:COBBLE AREA:FRONT YARD PLANTING AREAOTHER PUBLIC PLANTING AREA:TOTAL PERMEABLE AREA:7,375 S.F.18,435 S.F.198 S.F.24,768 S.F.36,690 S.F.87,466 S.F.LANDSCAPE INSPECTION REQUIREMENTS((HOMEOWNERS ASSOCIATION, COMMERCIALAND OTHER NON-CITY MAINTAINED LANDSCAPE AREAS)SCHEDULE:THE CITY'S LANDSCAPE REPRESENTATIVE WILL INSPECTCONSTRUCTION FOR COMPLIANCE WITH THE APPROVEDLANDSCAPE PLANS. CONTRACTOR SHALL NOTIFY THE CITY'SLANDSCAPE REPRESENTATIVE 48 HOURS IN ADVANCE OFEACH OF THE REQUIRED INSPECTIONS:1. IRRIGATION COVERAGE TEST AND PLANTINGINSPECTION. THE IRRIGATION COVERAGE TEST SHALLBE COMPLETED CONCURRENTLY WITH THE PLANTINGINSPECTION.2. FINAL INSPECTION: AT THE START OF THE GO-DAYMAINTENANCE PERIOD. PRELIMINARY CERTIFICATE OFCOMPLIANCE MAY BE GRANTED AT THIS TIME.3. DOCUMENT SUBMITTAL: AS-BUILT PLANS, BACKFLOWASSEMBLY CERTIFICATIONS, SOILS ANALYSISREPORTS, FOUR (4) SETS OF CONTROLLER KEYS,LAMINATED CONTROLLER CHARTS, PRODUCT DATAAND WARRANTIES. 30 DAYS PRIOR TO THE END OF THEMAINTENANCE PERIOD.4. FINAL CERTIFICATE OF COMPLIANCE: AT THE END OFTHE GO-DAY MAINTENANCE PERIOD OR AS SPECIFIEDBY THE CITY'S COMMUNITY DEVELOPMENT DIRECTOR.NOTE: Water source to be supplied from domestic water -there is no recycled water available at this site.58 P3P2P1P1P2P1P2P2P1P3P2P3P2P1P3P1P2P1P3P2P31234567890314151617181920212247P3HBAECBCONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION5/2/202220' 40'0' 60'SITE KEYBELTRAMO RANCHP1P1P1P3P1P1P3P1P1P1P214.163'P1P1P1P1 P3P1P1P1 - HOA PARKS & STREETSCAPE ENLARGEMENTS2ENHANCEDPAVINGSIDEWALKS,PER CIVILMATCHLINE: SEE BELOWMATCHLINE: SEE ABOVECONNECTIONTO ADJACENTPARK/TRAILCONNECTION TO LORETTA DRIVECONCRETE TRAILSEATING AREA W/ OVERHEADSTRUCTURE, TABLE & CHAIRS, BBQGRILLS & HOT TRASH RECEPTACLETURFTURFCOBBLE UNDERNEATH FRUIT TREESBELTRAMO RANCH RDLORETTA DRBBELEVATION B-B, SEE SHEET 3SECTION A-A,SEE SHEET 3AAMONUMENTWALL, SEESHEET 6DECOMPOSED GRANITE SEATINGAREA W/ TABLE & CHAIRS, BENCHES& TRASH RECEPTACLE"A" DRIVEBELTRAMO RANCH RDCONCRETEMOWCURBINTERNAL LOCKINGREMOVABLE BOLLARDS W/CONCRETE BAND2-RAIL SPLIT FENCESOUND WALLSOUND WALLSLUMP BLOCK WALLCONCRETEMOWCURBCONCRETEMOWCURBCONCRETEMOWCURB2-RAIL SPLIT FENCEAMENITIESVEHICULAR ACCESS GATEENHANCEDPAVINGW LOS ANGELES AVENUESEATING AREA W/BENCHES & TRASHRECEPTACLESITESCAPES: AVONDALE STEEL FRAME BENCH, WITHRECYCLED PLASTIC SLATS, WITH CENTER ARM REST (NOTSHOWN)SITESCAPES: AVONDALE STAINLESS STEEL PICNICTABLE & CHAIRS WITH RECYCLED PLASTIC SLATSMETAL SHADE STRUCTURE WITH IPE SLATSSITESCAPES: ANONDALETOP OPENING RECEPTACLEWITH RECYCLED PLASTICSLATSQCP: CALIFORNIA ROUNDCONCRETE HOT WASTECONTAINERPILOT ROCK: HEAVY DUTY JUMBO STEELPARK CHARCOAL GRILLDOGIPOT: PET WASTESTATIONTHISSHEETSPLIT RAIL SINGLE GATEENHANCEDPAVINGENHANCEDPAVINGENHANCEDPAVINGENHANCEDPAVING, TYP.SIDEWALK24" BOX24" BOX24" BOXDECOMPOSED GRANITEDECOMPOSED GRANITEPROPOSED 2.5' MAXRETAINING WALL W/ 6' VINYLFENCE ATOP, PER CIVIL PLANEXISTINGSINGLE FAMILY RESIDENTIALNOT A PARTCONCRETEMOWCURBCONCRETEMOWCURBHOAMAINTAINEDLANSCAPECITYMAINTAINEDLANDSCAPEPROPOSED 2.5' MAXRETAINING WALL W/ 6' VINYLFENCE ATOP, PER CIVIL PLANEXISTING VINYL FENCE INADJACENT PROPERTY TOBE PRESERVED59 6' TALL VINYLFENCELARGE TREES & PLANTINGSIN PARKING ISLANDSSCREENINGTREES3'-0"PLANTINGAREA5'-0"CONCRETETRAILTURFVARIES5'-0"CONCRETETRAIL3'-0"PLANTINGAREA2-RAIL SPLITVINYL FENCE32'-0"DECOMPOSEDGRANITEPATH2-RAIL SPLITVINYL FENCEGLENWOODPARKCONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION5/2/2022SITE KEYBELTRAMO RANCHP1P1P1P3P1P1P3P1P1P1P214.163'P1P1P1P1 P3P1P1P1 - HOA PARKS & STREETSCAPE ELEVATION & SECTIONS3ELEVATION B-B: BELTRAMO RANCH RD FACING WESTSECTION A-A: PARK FACING SOUTHAABB60 P1P3P2394041PLAN 3PLAN 1PLAN 2PLANTER AREA SQUARE FOOTAGE = 611 SF1 SHRUB PER 18 SF=345 GALLON SHRUBS: 20 (60%)1 GALLON SHRUBS: 14 (40%)PLANTER AREA SQUARE FOOTAGE = 441 SF1 SHRUB PER 18 SF=255 GALLON SHRUBS: 15 (60%)1 GALLON SHRUBS: 10 (40%)PLANTER AREA SQUARE FOOTAGE = 501 SF1 SHRUB PER 18 SF=285 GALLON SHRUBS: 17 (60%)1 GALLON SHRUBS: 11 (40%)P1P3P2394041W-068'-0"21'-6"W-07W-065'-0"10'-0"1'-0", TYP.10'-0"1'-0", TYP.W-0710'-0"1'-0", TYP.WALL & FENCE LEGENDCODE/SYMBOLDESCRIPTION8'-0" TALL SPLIT-FACE BLOCK SOUND WALL8'-0" TALL SPLIT-FACE BLOCK WALL W/ PRECISIONBLOCK CAP8'-6" TALL SPLIT-FACE BLOCK PILASTER W/PRECISION BLOCK CAP2-RAIL SPLIT VINYL FENCE, COLOR WHITE2-RAIL SPLIT VINYL SINGLE GATE, COLOR WHITE6'-0" TALL VINYL FENCE, COLOR WHITE3'-0" WIDE VINYL GATE, COLOR WHITEPRIMARY ENTRY MONUMENT WALLPRIMARY ENTRY MONUMENT PILASTERSECONDARY VEHICULAR ACCESS GATE,COLOR WHITEINTERNAL LOCKING REMOVABLE BOLLARDW-01W-02W-04W-05W-06W-03W-07W-08W-09W-10W-11TYPICAL FRONT YARD PLANT SCHEDULETFYELEVATION STYLE BOTANICAL / COMMON NAMESIZEWUCOLSPLAN 2CERCIS CANADENSISEASTERN REDBUD24"BOXMPLAN 3CHITALPA X TASHKENTNESISPINK CHITALPA24"BOXLPLAN 1RHUS LANCEAAFRICAN SUMAC24"BOXLFOREGROUND SHRUBSELEVATION STYLE BOTANICAL / COMMON NAMESIZEWUCOLSFARMHOUSELAVANDULA ANGUSTIFOLIAENGLISH LAVENDER1 GALLRANCHANIGOZANTHOS 'BUSH LANTERN'DWARF YELLOW KANGAROO PAW1 GALLACCENT SHRUBSELEVATION STYLE BOTANICAL / COMMON NAMESIZEWUCOLSFARMHOUSEMUHLENBERGIA CAPILLARIS 'PINK CLOUD'PINK CLOUD PINK MUHLY GRASS5 GALMRANCHLEUCOPHYLLUM LAEVIGATUMCHIHUAHUAN SAGE5 GALLMID-GROUND SHRUBSELEVATION STYLE BOTANICAL / COMMON NAMESIZEWUCOLSFARMHOUSEROSMARINUS OFFICINALIS 'TUSCAN BLUE'TUSCAN BLUE ROSEMARY5 GALVLRANCHSALVIA GREGGIIAUTUMN SAGE5 GALLBACKGROUND SHRUBSELEVATION STYLE BOTANICAL / COMMON NAMESIZEWUCOLSFARMHOUSEROSA FLORIBUNDA `ICEBERG`ICEBERG ROSE5 GALMRANCHGREVILLEA THELEMANNIANAHUMMINGBIRD BUSH5 GALLGROUND COVERELEVATION STYLE BOTANICAL / COMMON NAMESIZEWUCOLSFARMHOUSEDIANELLA REVOLUTA LITTLE REV ['DR5000']LITTLE REV FLAX LILY1 GALLRANCHBOUTELOUA GRACILIS 'BLONDE AMBITION''BLONDE AMBITION' BLUE GRAMMA1 GALLBARK MULCHP234TYPICALCORNERLOT10'-0"1'-0", TYP.6'-0", TYP.W-07W-06PLANTER AREA SQUARE FOOTAGE =486 SF1 SHRUB PER 18 SF=275 GALLON SHRUBS: 16 (60%)1 GALLON SHRUBS: 11 (40%)21'-6"CONCRETEMOW CURB,TYP.HOAMAINTAINEDLANDSCAPEAREA, TYP.P23410'-0"1'-0", TYP.6'-0", TYP.W-07W-0621'-6"CONCRETEMOW CURB,TYP.HOAMAINTAINEDLANDSCAPEAREA, TYP.CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION5/2/2022BELTRAMO RANCH - HOME OWENER TYPICAL FRONT YARD4TYPICAL FRONT YARDS PLANTING0' 10'20' 40'0' 10'20' 40'NOTES:1. ONE 24"-BOX TREE TO BE INSTALLED IN FRONT YARD OF EACH LOT.2. RECLAIMED WATER NOT AVAILABLE NEAR PROJECT SITE.TYPICAL FRONT YARDS WALL & FENCE61 CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION5/2/2022BELTRAMO RANCH - PLANTING IMAGES5HOA TREESGlenditsia triacanthos var. inermisCitrus x limon Lagerstroemia indica 'Tuscarora' standardlaurus nobilisHOA TREESOlea europaea 'Swan Hill'Quercus agrifoliaTabebuia chrysotrichaHOA SCREENINGTREESFRONT YARDTREESCercis canadensisx Chitalpa tashkentensisRhus lanceaBACKGROUND /SCREENING SHRUBSGrevillea thelemannianaRhaphiolepis indica 'Clara'Leucophyllum frutescensSalvia leucanthaACCENT SHRUBSAchillea filipendulinaAnigozanthos 'Bush Lantern'Lantana camara 'New Gold'Leucophyllum laevigatumLavandula angustifoliaLomandra longifolia 'Breeze'ACCENT SHRUBSHesperaloe parvifloraMuhlenbergia capillaris 'Pink Cloud'Rosa floribunda 'Iceberg'Rosa x noaschneeRosmarinus officinalis 'Prostratus'Salvia greggiiACCENT SHRUBSWestringia fruticosaGROUND COVERMyoporum parvifolium ‘Putah Creek’Platanus racemosaFicus nitida 'Column'Podocarpus gracilior 'Column'Podocarpus macrophyllus 'Column'Dianella revoluta 'Little Rev'Bouteloua gracilis `Blonde Ambition`62 18'-6" MONUMENT WALLPLANTINGAREAVARIES14'-0"DRIVEWAY W/ ENHANCED PAVERSMEDIAN W/PLANTINGVARIES4'-0"CONCRETESIDEWALK30'-0"DRIVEWAY W/ ENHANCED PAVERSNOTE:ENTRY SIGN IS NON-ILLUMINATEDPLANTINGAREAVARIESBOARD FORMEDCONCRETE WALLBELTRAMO RANCHSTONE VENEER PILASTER8' TALL SOUND WALLHANGING METAL SIGNFOAM MOLDING W/STUCCO FINISHSTONE VENEER WALLSTONE VENEER PILASTER3'-6"7'-6"4'-6"CONCRETESIDEWALKWALL: W-02PILASTER: W-038'-0" TALL SPLIT-FACE BLOCK WALL W/ PRECISION BLOCK CAP8'-0"1'-8"1'-4"WALL AND FENCE ELEVATIONS6" 8'-0"WALL: W-01PILASTER: W-038'-0" TALL SPLIT-FACE BLOCK SOUND WALL1'-8"1'-4"6"EQ3'-4"EQVARIES - SEE PLAN FOR LENGTHGATE: W-10SECONDARY VEHICULAR ACCESS GATE, COLOR WHITEGALVANIZED PIPE,POWDER COATED WHITEHEAVY DUTY LATCH& PADLOCKP2P3P2P1P1 P1P3P2P1P2P2P1P3P2P3P2P1P3P1P2P1P3P2P3P2P1P3P1P2P1P3P3P3P2P1P1P3P3P1P3P2P21234567891011121314151617181920212223242526272829303132333435363738394041424344454647P3P2P1P3P2HBAEFDCGBW-02W-04W-06W-06W-06W-07W-06W-07W-02W-03W-02W-04W-03W-06W-07W-01W-01W-06W-07W-10W-11W-04W-04W-06W-04W-05W-08W-09W-09W-09W-09W-09W-09W-09W-09W-038'-0" O.C.7" 6'-0"FENCE: W-066-0" TALL VINYL FENCE, COLOR WHITE10"3'-0"GATE: W-073-0" WIDE VINYL GATE, COLOR WHITE6'-0"BOLLARD: W-11INTERNAL LOCKING REMOVABLE BOLLARD3'-0"1'-0"LIDCUSTOMERPROVIDE LOCKWALL & FENCE LEGENDCODE/SYMBOLDESCRIPTION8'-0" TALL SPLIT-FACE BLOCK SOUND WALL8'-0" TALL SPLIT-FACE BLOCK WALL W/ PRECISIONBLOCK CAP8'-6" TALL SPLIT-FACE BLOCK PILASTER W/PRECISION BLOCK CAP2-RAIL SPLIT VINYL FENCE, COLOR WHITE2-RAIL SPLIT VINYL SINGLE GATE, COLOR WHITE6'-0" TALL VINYL FENCE, COLOR WHITE3'-0" WIDE VINYL GATE, COLOR WHITEPRIMARY ENTRY MONUMENT WALLPRIMARY ENTRY MONUMENT PILASTERSECONDARY VEHICULAR ACCESS GATE,COLOR WHITEINTERNAL LOCKING REMOVABLE BOLLARDW-01W-02W-04W-05W-06W-03W-07W-08W-09W-10W-118' O.C.6"6" 3'-6"WALL: W-042-RAIL SPLIT VINYL FENCE, COLOR WHITE1'-0"6" 3'-0"3'-0"3'-6"POWDERCOATED LATCHCANE BOLTPOWDERCOATED HINGEWALL: W-052-RAIL SPLIT VINYL SINGLE GATE, COLOR WHITECONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION5/2/2022BELTRAMO RANCH - WALL & FENCE PLAN & ELEVATIONS6BELTRAMO RANCH RDW LOS ANGELES AVEBELTRAMO RANCH RD"A" DRIVELORETTADRCONCRETEMOWCURBCONCRETEMOWCURBCONCRETEMOWCURBCONCRETEMOWCURBCONCRETEMOWCURBCONCRETEMOWCURBWALL: W-08PILASTER: W-09PRIMARY ENTRYMONUMENT WALLCONCRETEMOWCURB63 P2P3P2P1P1 2P1P2P2P1P3P2P3P2P1P3P1P2P1P3P2P1P3P1P2P1P3P3P3P2P1P1P3P3P1P2123456789141516171819202122232425262728293031363738394041424344454647P3P2P2HBAEFCB0.30.50.60.50.30.20.20.20.20.50.60.60.40.40.50.70.60.30.10.10.10.20.60.70.80.60.40.60.90.90.40.10.10.10.20.70.91.10.90.50.81.11.30.60.10.10.10.30.91.11.41.20.50.91.41.90.70.10.10.10.21.01.31.91.70.61.11.82.40.50.20.20.20.20.91.52.11.50.61.11.92.40.40.20.30.30.20.91.42.11.60.61.11.82.30.50.40.40.40.30.81.31.81.60.50.91.41.80.50.60.60.60.50.71.01.31.00.50.81.11.30.40.80.80.60.60.60.81.00.80.40.60.90.90.31.01.00.70.60.50.70.70.50.40.50.60.60.31.41.20.90.60.50.60.60.40.30.50.50.50.31.91.61.10.70.40.50.40.30.20.30.40.30.32.42.01.20.70.40.30.30.20.20.20.30.30.32.42.01.20.70.40.30.20.10.20.20.20.20.22.21.91.10.70.40.30.30.10.20.30.30.30.21.71.41.00.60.50.50.40.20.30.40.40.40.41.21.10.80.50.70.60.60.40.40.60.50.50.60.80.80.60.50.90.70.70.50.60.70.60.50.40.60.60.60.40.70.91.00.80.90.90.70.50.30.40.50.50.40.71.01.31.11.31.20.80.50.30.30.30.30.30.81.21.81.41.91.61.00.60.40.20.20.20.20.91.52.21.82.31.91.20.70.50.20.20.20.21.11.62.21.32.31.91.20.70.70.20.10.10.21.11.42.01.72.11.81.10.70.50.20.10.10.20.81.11.41.21.61.30.90.60.40.20.10.10.20.70.91.10.91.11.10.80.50.40.20.20.20.20.60.70.80.60.70.80.60.50.40.30.20.20.20.60.60.60.40.50.60.50.40.30.30.40.40.30.50.50.50.30.40.50.50.40.30.40.50.50.40.40.40.30.20.20.30.30.30.30.50.60.70.60.40.30.20.10.10.20.20.30.40.50.70.90.80.60.40.30.20.10.10.10.20.30.60.91.21.20.60.50.40.30.10.10.10.10.10.71.01.51.70.50.60.60.40.10.10.10.10.10.81.22.02.20.50.60.70.50.20.20.20.20.10.81.32.11.80.60.81.00.80.20.30.40.30.20.81.32.02.30.71.01.31.20.30.50.50.50.30.81.11.71.81.01.21.71.60.40.50.70.60.30.70.91.21.31.01.42.12.20.40.60.90.90.30.60.81.00.90.91.42.11.60.50.81.11.30.40.50.60.70.60.81.32.02.00.50.91.41.80.50.40.60.60.50.71.11.41.40.61.11.82.40.50.30.40.40.30.70.91.11.00.61.11.92.40.40.30.30.30.20.60.70.80.60.61.11.82.30.50.20.20.20.20.60.60.60.50.50.91.41.80.50.20.20.10.10.60.60.50.30.50.71.11.20.40.20.20.10.10.60.40.30.20.40.60.80.90.40.20.20.20.20.30.20.20.10.40.50.60.60.50.20.20.20.30.20.20.10.10.30.40.50.50.30.20.30.30.30.20.20.10.10.20.30.30.30.20.30.40.40.30.30.30.20.10.10.20.20.20.10.50.60.60.40.50.40.30.20.10.10.10.10.10.70.80.60.50.60.60.50.30.10.10.10.20.31.01.00.80.60.60.60.70.50.10.10.20.20.51.41.30.90.70.60.70.90.70.10.20.30.30.31.91.71.10.80.70.91.21.10.20.40.40.40.32.32.01.30.80.81.11.61.40.40.50.60.50.42.12.01.30.80.91.42.12.10.50.70.60.50.42.21.91.20.80.91.52.21.40.81.00.80.60.41.61.41.00.71.01.42.12.11.11.31.00.70.41.21.10.80.61.01.21.61.41.51.81.20.80.50.90.90.70.50.81.01.21.11.92.21.40.80.50.60.60.60.40.60.70.90.71.32.21.50.90.50.40.50.50.40.50.60.60.51.72.01.30.80.50.20.30.30.30.40.50.50.31.21.41.10.70.50.20.20.20.20.30.30.30.20.91.10.90.60.40.20.20.20.20.20.20.20.20.10.80.70.50.30.20.10.10.20.20.20.20.30.30.40.40.30.30.30.30.20.20.20.40.30.30.20.10.60.60.40.30.20.20.20.30.30.40.50.50.60.70.70.60.60.50.40.40.30.30.20.30.40.50.71.11.52.12.42.31.91.41.00.70.50.30.50.40.20.20.20.20.40.50.60.70.81.01.21.21.10.90.80.60.60.50.40.30.40.50.60.81.01.31.71.91.91.61.21.00.70.60.30.20.10.20.20.40.60.71.01.21.61.92.01.91.31.10.80.60.50.40.30.30.50.50.60.70.91.11.21.21.00.90.70.60.10.10.20.30.50.60.91.41.92.32.22.21.71.20.70.60.40.30.30.30.30.40.50.50.60.70.80.80.70.60.50.30.40.50.60.70.70.70.40.50.60.70.90.40.50.70.91.10.40.50.71.01.40.40.50.71.01.40.40.50.71.01.30.40.50.71.01.40.20.40.50.70.91.20.20.30.40.60.70.80.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.0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NUMBER:LIGHTING DESIGN | ELECTRICAL ENGINEERING27201 Calle JuanitaDana Point, CA 92624Ph. 949.201.1333candelaengineering.comREVISIONS:9/28/21MATCHLINE SEE SHEET EP-2EP-1PHOTOMETRICSITE PLAN64 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BBBBBBBBBBBBBBBBBBBBBBBB39W LED POST LIGHT - TYPE III/IV DISTRIBUTION16FT POLE3000°KTEMPLATE: D-III-M-36LED-350MA.IESTEMPLATE: D-IV-FT-36LED-350MA.IES12W DECORATIVE LED WALL LIGHT+/-1000 LUMENS+/- 11'-0" MOUNTING HEIGHT3000°KINSTALLED PER BUILDING PLANS.TEMPLATE: 8552701.IESPHOTOMETRIC STATISTICSLIGHTING LEGENDVERIFY STYLE WITH OWNER.B20W LED POST LIGHT - TYPE V DISTRIBUTION42" TALL3000°KKIM CB32 SERIESTEMPLATE: CB-20L3K.IESLIGHT LOSS FACTOR: 0.95PHOTOMETRIC CALCULATIONSDESCRIPTIONAVERAGE MAXIMUM MINIMUM AVE: MINSTREETS 0.7 FC2.5 FC0.1 FC7.0 : 1SPILL0.0 FC0.1 FC0.0 FCN/AFC : FOOT CANDLEA310W LED LANDSCAPE FLOOD LIGHT3000°KHADCO WAM1D SERIESCA4SCALE:11"=30'-0"PHOTOMETRIC SITE PLANBELTRAMO RANCHHOA MAINTAINED SITE LIGHTINGMOORPARK, CAWARMINGTONRESIDENTIAL3090 PULLMAN STREETCOSTA MESA, CA 92626CLIENT:STAMP:DATESHEET TITLE:SHEET NUMBER:LIGHTING DESIGN | ELECTRICAL ENGINEERING27201 Calle JuanitaDana Point, CA 92624Ph. 949.201.1333candelaengineering.comREVISIONS:9/28/21MATCHLINE SEE SHEET EP-1EP-2PHOTOMETRICSITE PLAN65 RESOLUTION NO. 2021-3983 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, REJECTING GENERAL PLAN AMENDMENT REQUEST NO. 2019-02 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION ON 7.4 ACRES OF PROPERTY LOCATED AT THE SOUTHEAST CORNER OF LOS ANGELES AVENUE AND BELTRAMO RANCH ROAD FROM LOW DENSITY RESIDENTIAL (L), HIGH DENSITY RESIDENTIAL (H) AND PARK (P) TO VERY HIGH DENSITY RESIDENTIAL (VH) FOR CONCEPTUAL DEVELOPMENT OF A 69-UNIT RESIDENTIAL PROJECT, ON THE APPLICATION OF JAY DECKARD (FOR WARMINGTON GROUP) WHEREAS, Section 17.44.050(C) of the Moorpark Municipal Code requires the pre-screening of General Plan Amendment applications requested by property owners or the owner's agent before an application can be accepted for review; and WHEREAS, Resolution No. 2015-3466 establishes the process for the review of General Plan Amendment Pre-Screening applications; and WHEREAS, on November 21, 2019, Jay Deckard for Warmington Group submitted an application for General Plan Amendment Pre-Screening No. 2019-02, requesting a change in the land use designation from low density residential (1), high density residential (H) and open space and recreation (P) to very high density residential (VH) for the development of a 69-unit residential project located on 7.4 acres of property at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road; and WHEREAS, on May 13, 2020, the City Council allowed the review of the General Plan Amendment Pre-Screening No. 2019-02 off-schedule, due to COVID-19, as prescribed in Resolution No. 2015-3466; and WHERAS on June 24, 2020, the Community and Economic Development Committee reviewed General Plan Amendment Pre-Screening No. 2019-02, received public comments, advised the applicant to consider a revised design that would address neighborhood concerns and continued the request to the September 16, 2020, Community and Economic Development Committee; and WHEREAS on September 16, 2020, the Community and Economic Development Committee continued review of General Plan Amendment Pre-Screening No. 2019-02, which included a revised 69-unit conceptual design and recommended that the City Council deny the acceptance of a General Plan Amendment application for this proposal based on incompatibility with adjacent neighborhoods; and WHEREAS, at a duly noticed public hearing on January 6, 2021, the City Council considered the agenda report and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both PC ATTACHMENT 3 66 Resolution No . 2021-3983 Page 2 for and against the proposal; closed the public hearing and reached a decision on this matter; and WHEREAS, a General Plan Amendment Pre-Screening request is not a formal development entitlement application and is therefore not subject to the California Environmental Quality Act (CEQA). The legislative action of this request is not considered a Project , as defined by CEQA Section 15378 and would have no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council concurs with the determination that action on a General Plan Amendment Pre - Screening application is not a project subject to the California Env ironmental Quality Act. SECTION 2. REJECTION OF GENERAL PLAN AMENDMENT REQUEST: Staff is hereby authorized to reject for review a General Plan Amendment Request No . 2019-02 . In accordance with Section 17.44.060(0) of the Zoning Ordinance , no resubmittal of a similar application may be made for one (1) year after a denial decision . SECTION 3 . The City Cl e rk shall c e rtify to the adoption of this re solution and shall cause a certified resolution to be filed in the book of original resolutions . PASSED AND ADOPTED this 6th day of January, 2021 . ATTEST: KyS ~~ 67 Resolution No. 2021 -3983 Page 3 STATE OF CALIFORNIA COUNTY OF VENTURA CITY OF MOORPARK SS . I, Ky Spangler, City Clerk of the City of Moorpark , California, do hereby certify under penalty of perjury that the foregoing Resolution No. 2021-3983 was adopted by the City Council of the City of Moorpark at a regular meeting held on the 6th day of January, 2021, and that the same was adopted by the following vote : AYES : NOES : ABSENT: ABSTAIN: Councilmembers Castro, Enegren, Groff, Pollock , and Mayor Parvin None None None WITNESS my hand and the official sea l of said City this 6th day of January , 2021 . KyS~~ seal) 68 RESOLUTION NO. 2021-3988 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, ALLOWING A REVISED GENERAL PLAN AMENDMENT REQUEST FOR THE PROPOSED BELTRAMO RANCH PROJECT TO PROCEED ALONG AN EXPEDITED PROCESSING TIMELINE WHEREAS, on December 16, 2015, the City Council adopted Resolution No. 2015-3466 outlining the General Plan Amendment Pre-Screening Process; and WHEREAS, on January 6, 2021, the City Council considered the agenda report and supplements thereto, written public comments, and Community and Economic Development Committee recommendation; opened the public hearing and took and considered public testimony; closed the public hearing and voted 5-0 to adopt Resolution No. 2021-3983 to deny the application for General Plan Amendment Request No. 2019-02 as presented; and WHEREAS, on January 6, 2021, upon denying the General Plan Amendment Request, the City Council moved to allow Warmington Homes (Applicant) to submit a revised General Plan Amendment Request for expedited processing; and WHEREAS, efforts are currently underway for a comprehensive update to the City's General Plan and community discussions regarding development opportunity sites, housing and land use will begin in spring 2021; and WHEREAS, an expedited review and processing schedule is necessary to consider the revised General Plan Amendment Request by Warmington Homes ahead of the community-wide General Plan land use discussions. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The City Council approves an expedited review schedule for a revised General Plan Amendment Request by Warmington Homes for the proposed Beltramo Ranch project, outside of the process outlined in City Council Resolution No. 2015-3466, as follows: A. Submission of revised GPA pre-screen request and associated plans by February 17, 2021. B. City Council consideration on March 17, 2021. PC ATTACHMENT 4 69 Resolution No. 2021-3988 Page 2 SECTION 2. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book or original resolutions. PASSED, AND ADOPTED this 3rd day of February, 2021. Onice S. Parvin, Mayor ATTEST: 519 Ky Spa er, Ci lerk r o' o 8 VI 'Zillil rj of71. e, A / 09grFQ JV j 70 Resolution No. 2021-3988 Page 3 STATE OF CALIFORNIA COUNTY OF VENTURA ss. CITY OF MOORPARK I, Ky Spangler, City Clerk of the City of Moorpark, California, do hereby certify under penalty of perjury that the foregoing Resolution No. 2021-3988 was adopted by the City Council of the City of Moorpark at a regular meeting held on the 3rd day of February, 2021, and that the same was adopted by the following vote: AYES:Councilmembers Castro, Enegren, Groff, Pollock, and Mayor Parvin NOES:None ABSENT:None ABSTAIN:None WITNESS my hand and the official seal of said City this 3rd day of February, 2021. Ky 6ng r, y Clerk seal) OpQ' PP.'< LIVIIPAk,)0111 42 cq ti F4 JUV: 4 71 RESOLUTION NO. 2021-3997 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, ACCEPTING GENERAL PLAN AMENDMENT REQUEST NO. 2019-02 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION ON 7.4 ACRES OF PROPERTY LOCATED AT THE SOUTHEAST CORNER OF LOS ANGELES AVENUE AND BELTRAMO RANCH ROAD FROM LOW DENSITY RESIDENTIAL (L), AND PARK P) TO HIGH DENSITY RESIDENTIAL (H), ON THE APPLICATION OF JAY DECKARD (FOR WARMINGTON GROUP) WHEREAS, Section 17.44.050(C) of the Moorpark Municipal Code requires the pre-screening of General Plan Amendment applications requested by property owners or the owner's agent before an application can be accepted for review; and WHEREAS, Resolution No. 2015-3466 establishes the process for the review of General Plan Amendment Pre-Screening applications; and WHEREAS, on February 3, 2021, the City Council adopted Resolution No. 2021- 3988 to allow a General Plan Amendment Pre-Screening application to be submitted by the Warmington Group and to proceed along an expedited timeline; and WHEREAS, on February 17, 2021, Warmington Group submitted an application for General Plan Amendment Pre-Screening No. 2019-02, requesting a change in the land use designation from low density residential (L), and parks (P) to high density residential (H) for the development of a residential project located on 7.4 acres of property at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road; and WHEREAS, at a duly noticed public hearing on March 17, 2021, the City Council considered the agenda report and any supplements thereto requesting a change in the land use designation from L and P to H for the development of a residential project with a du/ac maximum density of located on 7.4 acres of property at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal; closed the public hearing and reached a decision on this matter; and WHEREAS, a General Plan Amendment Pre-Screening request is not a formal development entitlement application and is therefore not subject to the California Environmental Quality Act (CEQA). The legislative action of this request is not considered a Project, as defined by CEQA Section 15378 and would have no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: PC ATTACHMENT 5 72 Resolution No. 2021-3997 Page 2 SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council concurs with the determination that action on a General Plan Amendment Pre-Screening application is not a project subject to the California Environmental Quality Act. SECTION 2. ACCEPTING OF GENERAL PLAN AMENDMENT REQUEST: Staff is hereby authorized to accept for review a General Plan Amendment Request No. 2019-02 to change the land use designations of the site from L and P to High (H) density residential with a maximum allowable density of 7 du/ac. In accordance with Section 17.44.060(0) of the Zoning Ordinance. 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 17th day of March, 2021. 6Jice S. Parvin, Mayor ATTEST: aps w-- Ky Spa ler, Cit Jerk IOW, ,9i. 45.0 Ju1..Y 73 Resolution No. 2021-3997 Page 3 STATE OF CALIFORNIA COUNTY OF VENTURA ss. CITY OF MOORPARK I, Ky Spangler, City Clerk of the City of Moorpark, California, do hereby certify under penalty of perjury that the foregoing Resolution No. 2021-3997 was adopted by the City Council of the City of Moorpark at a regular meeting held on the 17th day of March, 2021, and that the same was adopted by the following vote: AYES:Councilmembers Castro, Enegren, Groff, Pollock, and Mayor Parvin NOES:None ABSENT:None ABSTAIN:None WITNESS my hand and the official seal of said City this 17th day of March, 2021. I'/ Ky Spa ler, Cit re5 erk seal) PpPK C OCPq4.: 0111011111 n nylli.40 _1%1 0, 104if 430 41111P7 rsu . n 74 CITY OF MOORPARK COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM Date: June 23, 2022 To: Honorable Planning Commission From: Shanna Farley, Principal Planner Subject: Proposed Beltramo Ranch Project, Comments Received The Beltramo Ranch Project Draft Mitigated Negative Declaration (MND) was circulated for public review between May 13, 2022, and June 13, 2022. A Notice of Intent to Adopt the Draft MND was transmitted to responsible and trustee agencies, regulatory agencies, and others to request comments on the Draft MND, pursuant to State CEQA Guidelines Section 15086. The Draft MND was available for review at the City of Moorpark City Hall, Development and Community Services Building, at 799 Moorpark Avenue, Moorpark, CA 93021, and the Moorpark Library, at 699 Moorpark Avenue, Moorpark California, 93021. In addition, an electronic copy of the Draft MND was posted on the City’s website https://www.moorparkca.gov/941/Beltramo-Ranch. The following comment letters were subsequently received from various members of the public. PC ATTACHMENT 6 From:ANGELA ZAPATA To:Shanna Farley Subject:Beltramo Ranch Project Date:Friday, May 13, 2022 4:44:24 PM Hello, Will you please explain to me why you are still planning to build 47 homes on that little strip of land after every single resident that lives in the adjacent neighborhoods clearly told the city council that we are against it? Why are you clogging up this little part of land? Adding more traffic and making it even more congested? How many times do we have to tell you no! We don’t want that here! There is enough houses here already! 47 houses in that small strip of land? That’s so wrong! Please stop this! What do we have to do to make the city understand we do not want this! One house, maybe two, maybe three. But 47??!! That’s insane! Please explain to me why this is still being pushed. Thank you, Angela Zapata Elderberry Ave Moorpark From:Geoffrey Hickey To:; joftelie@warmingtongroup.com Cc:Paul Farley; Shanna Farley Subject:Beltramo Ranch Project/Input from Maureen Lane Neighbors Date:Monday, May 16, 2022 7:38:04 AM Attachments:Maureen Lane 8 foot wall signatures.pdf Maureen Lane Signatures Cover letter.pdf Good morning. Please see attached. Geoffrey S. Hickey, Esq.* Trial Attorney *Admitted in California, Ohio, Oregon and Washington May 16, 2022 Ms. Nancy Johns (via email: wildflowerdevelopment@yahoo.com) Mr. Joe Oftelie (via email: joftelie@warmingtongroup.com) RE: Beltramo Ranch Project, Moorpark, CA Dear Ms. Johns and Mr. Oftelie, As you are aware, there are ten (10) homes on Maureen Lane’s west side that will border the Beltramo Ranch Project’s eastern border. It is our collective understanding that Warmington Residential is soliciting input from the Maureen Lane residents that will be directly impacted by the Beltramo Ranch Project. After a review and discussion of the available options, all ten Maureen Lane properties directly impacted by this development would prefer at an eight (8) foot wall along the property line between the Maureen Lane properties and the Beltramo Ranch Project. In an effort to confirm that preference, attached are the signatures of the property owners acknowledging the preference for the eight (8) foot wall. We respectfully request that this information and document be incorporated into any discussion on this proposed subject. Thank you, Maureen Lane Neighbors Cc: Ms. Shanna Farley, Principal Planner – Community Development Department; sfarley@moorparkca.gov 4981 Maureen Lane Juan Perez 4967 Maureen Lane Jeff Markel 4935 Maureen Lane Erin & Joe Newstrom 4911 Maureen Lane Heather & Mark McCloskey 4887 Maureen Lane Nicole & Mike Klotz 4865 Maureen Lane Karen & Gary Speck 4833 Maureen Lane Paul & Holly Farley 4809 Maureen Lane Geoffrey & Emily Hickey 4789 Maureen Lane Gary & Pam Whitney 4763 Maureen Lane John & Jenny Willoughby From:Paul Farley To:Shanna Farley Subject:Draft MND Beltramo Ranch Residential Project Date:Sunday, June 12, 2022 7:00:27 PM Good evening, Principal Planner Shanna Farley My name is Paul Farley and I live on Maureen Lane, directly east of the proposed development. I would like to share a concern about the DMVD. On page 9/77 Parking: "The proposed development plan provides for a total of 233 parking spaces. This includes 94 residential spaces located within private garages, 94 spaces within driveways, and 45 uncovered on-street parallel parking spaces along the outer loop street. This equates to approximately five parking spaces per home. Project parking is consistent with City parking code requirements (MMC 17.32.020) by providing the required 94 spaces. The Project would provide 139 parking spaces over and above the code requirements. " The Maureen Lane homes that border the east side of the project are single story. The view from the second-floor windows of the proposed project looks down directly into the back yards of the Maureen Lane neighborhood. The project is allowing for 5 parking spaces per home with an excess of 139 spaces above what is required. In the current plan sixteen (#26- 41) of those added parking spaces border Maureen Lane properties. I believe that these 16 spaces would be better suited with a row of trees that would maintain some additional privacy for Maureen Lane and create a more appealing view from the second-floor windows facing Maureen Lane backyards. This would be a net change of sixteen spaces. The revised count would be 123 parking spaces over and above the code requirements. I believe this would be a more pleasant transition from our low-density neighborhood to the high-density project proposed. Maureen Lane is a rural neighborhood, over 65 years old that deserves to have the integrity of its rural roots kept and still coexist in these times where the city and developers are processing the need to create more housing. The street tree found on the current Beltramo Ranch plans, which borders the Maureen Lane property line is a deciduous tree, maybe that could be an evergreen that would remain full all year. Thank you for your consideration. Respectfully, Paul Farley Maureen Lane Moorpark From:Kevin Gutherie To:Shanna Farley Subject:Beltramo Ranch Project Date:Sunday, June 12, 2022 9:09:16 PM Please do not change the zoning in the area of the Beltramo Ranch Project and please never put more than 10 houses there. The traffic in the area is too heavy already. -- Kevin Gutherie DRE 01972167 Pinnacle Estate Properties From:Becky To:Shanna Farley Subject:Beltramo Ranch Rd project Date:Monday, June 13, 2022 10:53:41 AM My name is Becky Ritchie and I reside at 4719 Maureen Lane. I’ve been told by neighbors that the plan is to put a new sewer line down Loretta Dr for this project…. our property includes this road and we haven’t heard anything from the developer regarding this. I would think the developer would need to contact the owner of the road (us) before assuming they can do this???? Also, I see on the plans that they are providing a gate so we still have access to the rear of our property…..will the current flood control road be left as it is? In the beginning of this project, we had a running dialogue with their rep, who lived in Mpk…… Hoping to hear about both issues. Thank you, Mark and Becky Ritchie Sent from my iPhone From:Patty Martin To:Shanna Farley Subject:Beltramo project Date:Monday, June 13, 2022 11:17:02 AM Hello Ms Farley My name is Patty Martin, I reside with my husband Dan Martin at 4706 Maureen Ln. We have several concerns with this project: 1st: on the map it’s hard to see an access road from our back property since that is where I have my horse trailer, my husbands trailer and where we load and unload our horses, dirt and other amenities that we access that back road. You show a park but hard to view whether there is an access road. 2nd: the property is for low density for a reason, that is to keep what wild life we have there like the pair of road runners and their chicks. Not a fan of this but we have the legless lizard which I think is protected. You change that to high density it will change the aspect of the wildlife. 3rd: the amount of homes, plus with the hitch situation is going to cause high traffic with double the amount of automobiles. Still not a good thing. My beef is that you all seem to want more homes people that our little town is already overcrowded…sorry, I do not think we want to look like Simi Valley. Plus with the amount of businesses that You all scare with the prices charged, is crazy! Look at our town, right now it doesn’t compare to like Calabasas, Santa Barbara with the shops that they have, we need. I see some residents trying to have small businesses but what the city does is scare the Bageebees out of everyone and they can’t pay the prices. Help our town be what it should have when the Apricot’s Farm wanted to come in. Take care of our in-town first with businesses that can stay and be productive. Thank you Patty Martin Sent from my iPhone RESOLUTION NO. PC-2022-672 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 2021-01, DEVELOPMENT AGREEMENT NO. 2021-01, ZONE CHANGE NO. 2021- 01, VESTING TENTATIVE TRACT MAP NO. 2021-01, AND RESIDENTIAL PLANNED DEVELOPMENT NO. 2021-01 FOR THE SUBDIVISION AND DEVELOPMENT OF 47 RESIDENTIAL UNITS, PRIVATE ROADS, COMMUNITY OPEN SPACE, AND ASSOCIATED IMPROVEMENTS ON 7.4 ACRES OF PROPERTY, LOCATED AT 11930 LOS ANGELES AVENUE (BELTRAMO RANCH ROAD), AND INCLUDING A GENERAL PLAN AMENDMENT LAND USE DESIGNATION CHANGE FROM PARK AND LOW DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL, AND A ZONE CHANGE FROM SINGLE-FAMILY RESIDENTIAL AND RURAL EXCLUSIVE TO RESIDENTIAL PLANNED DEVELOPMENT, AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN CONNECTION THEREWITH, ON THE APPLICATION OF JOE OFTELIE ON BEHALF OF WARMINGTON RESIDENTIAL WHEREAS, on June 4, 2021, Warmington Residential (Applicant) submitted a development application for General Plan Amendment (GPA), Development Agreement (DA), Zone Change (ZCH), Vesting Tentative Tract Map (VTTM), and Residential Planned Development (RPD) for the subdivision of land and development of 47 detached single-family residential units, private roads, community open space, and associated improvements (Project, Proposed Project). The Project includes an application for a GPA land use designation change for a portion of the 7.4 acres of land from Park (P) and Low Density Residential (L) to High Density Residential (H), as well as a ZCH from Single - Family Residential (R-1) and Rural Exclusive (RE-20) to Residential Planned Development (RPD-7U). The request also includes a VTTM to subdivide the property into eight common area parcels and 47 residential condominium parcels. The Project Site includes 7.4 acres, located at 11930 Los Angeles Avenue (Assessor’s Parcel Numbers [APNs] 504-0-021-195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0- 030-045, and 506-0-030-055 (Project Site, Site); and WHEREAS, on May 13, 2022, the City of Moorpark Community Development Department published pursuant to CEQA a Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Beltramo Ranch Project (State Clearinghouse Number 2022050309) analyzing the Project’s potential impacts on the environment and accepted public comments in accordance with CEQA Guidelines Section 15105 for a period of 30 days between May 13, 2022 and June 13, 2022; and WHEREAS, the City prepared written responses to all comments recei ved on the Draft MND and those responses to comments are incorporated into the Final MND; and PC ATTACHMENT 7 84 Beltramo Ranch Resolution No. PC-2022-672 Page 2 WHEREAS, at a duly noticed public hearing on June 28, 2022, the Planning Commission considered the MND and the proposed Project, including the agenda report and any supplements thereto, and written public comment; opened the public hearing and took and considered public testimony both for and against the proposal . NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTATION: The Planning Commission has read, reviewed, and considered the Initial Study and Mitigated Negative Declaration prepared for the project prior to making a recommendation on the project. The Planning Commission concurs with the Community Development Director that there is no substantial evidence that the project or any of its aspects may cause a significant effect on the environment and recommends adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP) prepared for this project. SECTION 2. RESIDENTIAL PLANNED DEVELOPMENT FINDINGS: Based upon the information set forth in the staff report, accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.040: 1. 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, zoning ordinance, and any other applicable regulations. The proposed deviations from developments standards, allowed pursuant to MMC 17.44.040.C, have been found compatible with nearby residential developments. 2. The site design would not create negative impacts on or impair the utility of properties, structures, or uses in the surrounding area. As proposed and conditioned, the Project Site provides required parking, access improvements, site lighting, utility upgrades, storm water detention, and landscape improvements necessary to serve the proposed use and prevent impacts to adjacent properties. The proposed Conditions of Approval would ensure the proposed office use would not negatively impact the surrounding area. 3. The proposed residential use and site improvements are compatible with the existing and permitted uses in the surrounding area. The Project is compatible to similar nearby uses including adjacent existing and entitled residential developments to the east and west and industrial office park to the north. The proposed Project includes architectural elements, colors and materials similar to the nearby residential uses and well-developed landscape plan which will help screen the residential development from existing residential neighborhoods and nearby travel routes. 85 Beltramo Ranch Resolution No. PC-2022-672 Page 3 SECTION 3. VESTING TENTATIVE TRACT MAP FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Title 16 Subdivisions and the Subdivision Map Act: 1. The VTTM conforms to the development standards applicable to the General Plan, zoning and subdivision codes and other applicable standards and guidelines. The proposed deviations from developments standards, allowed pursuant to MMC 17.44.040.C, have been found compatible with nearby residential developments. 2. The design and proposed site improvements in the Project are consistent with the development standards applicable to the General Plan, zoning and subdivision codes, and other applicable standards an d guidelines. The proposed deviations from developments standards, allowed pursuant to MMC 17.44.040.C, have been found compatible with nearby residential developments. 3. The site is physically suitable for the proposed residential development, and proposed subdivision, in that all City development standards, including access, have been met by the proposed project. The Project Site is relatively flat and requires minimal grading to develop the proposed Project. The proposed design and site improvements are consistent with the General Plan, zoning and subdivision codes and other applicable standards and guidelines, except where authorized to deviate as noted in MMC 17.44.040.C. 4. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental effects. Pursuant to California Environmental Quality Act (CEQA), the Project includes an Initial Study and a MND which considered potential significant environmental impacts associated with the Project. The MND and associated studies did not identify any known habitat or sensitive species that would be impacted by the Project. The MND includes a Mitigation Monitoring and Reporting Programs which would reduce any potential impacts to the environment to a less than significant level. Therefore, the project would not cause substantial impacts to the environment. 5. The design of the subdivision is not likely to cause serious public health problems, in that adequate sanitation, water services, fire protection, and related infrastructure are both feasible, proposed and required as a condition of this development. 6. The design of the subdivision and the type of improvements would not conflict with easements acquired by the public at large, for access through, or use of the property within the proposed subdivision, in that full access to and from Los Angeles Avenue has been incorporated in the design of this project. The Project 86 Beltramo Ranch Resolution No. PC-2022-672 Page 4 has been conditioned to include new and modified easements to reflect improvements associated with offsite utility construction. The Project would provide access easements to neighboring residents and public users of the Project Site. SECTION 4. DEVELOPMENT AGREEMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with Government Code Section 65402(a) and Moorpark Municipal Code 15.40.100: 1. 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. 2. 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 MMC 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 5. PLANNING COMMISSION RECOMMENDATION: The Planning Commission recommends to the City Council the adoption of the Initial Study/Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program (MMRP) as depicted in Exhibit E and the approval of General Plan Amendment (GPA) No. 2021-01 as depicted in Exhibit D, Development Agreement (DA) No. 2021-01 as depicted in Exhibit B, Zone Change (ZCH) 2021-01 as depicted in Exhibit D, Vesting Tentative Tract Map No. 2021-01 (VTTM 6061) as depicted in Exhibit A, and Residential Planned Development (RPD) No. 2021-01 subject to the Conditions of Approval found in Exhibit C attached. SECTION 6. FILING OF RESOLUTION: The Community Development Director shall cause a certified resolution to be filed in the book of original resolutions. 87 Beltramo Ranch Resolution No. PC-2022-672 Page 5 The action of the foregoing direction was approved by the following vote: AYES: NOES: ABSTAIN: ABSENT: PASSED, AND ADOPTED this 28th of June, 2022. Kipp Landis Chair Carlene Saxton Community Development Director Attachments: Exhibit A: Vesting Tentative Tract Map No. 2021-01 (VTTM 6061) Exhibit B: Development Agreement Exhibit C: Conditions of Approval Exhibit D: Proposed General Plan Land Use and Zoning Map Amendments Exhibit E: Initial Study / Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (State Clearinghouse No. 2022050327) incorporated by reference: https://www.moorparkca.gov/DocumentCenter/View/13604/Beltramo-MND 88 1234567891011121314151617181920212223242526272829303132333435363738394041424344454647ACCEEAHBAEFDCGEARTHWORK QUANTITIESW. LOS ANGELES AVE.LORETTA DRIVEMAUREEN LANEELDERBERRY AVE.BELTRAMO RANCH RD."A" DRIVEBELTRAMO RANCH RD.WARMINGTON RESIDENTIALWARMINGTON RESIDENTIAL3090 PULLMAN STREETCOSTA MESA, CA 92626UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-8649ENGINEERING SITE PLAN VTTM NO. 6061BELTRAMO RANCH11930-11944 WEST LOS ANGELES AVENUEMOORPARK, CA 21SITE INFORMATIONLEGEND:PRIVATE DWY AND FIRELANEPRIVATE DWY AND FIRELANEPRIVATE DWY AND FIRELANEBBDDFFPC ATTACHMENT 7 - EXHIBIT A89 1234567891011121314151617181920212223242526272829303132333435363738394041424344454647HBAEFDCCGFDCE6GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB222112842FFFFFGGGG7262E774777919414310HH6224BBBBBBBBBBB678921111299FFFFFFFFFFFFFFFFFFFFFFFFFFFGGGGGGGGGGGGGGGGGGGGGGGGGGG4242422442222277772222222222222782222222222222111111111111111111116145522FBELTRAMO RANCH11930-11944 WEST LOS ANGELES AVENUEMOORPARK, CA WARMINGTON RESIDENTIALWARMINGTON RESIDENTIAL3090 PULLMAN STREETCOSTA MESA, CA 92626UNITED CIVIL, INC.30141 AGOURA ROAD, SUITE 215AGOURA HILLS, CA 91301PH: (818) 707-8648FAX: (818) 707-8649VESTING TENTATIVE TRACT MAP NO.6061W. LOS ANGELES AVE.LELLLOOOOLORETTA DRIVEMAUREEN LANEELDERBERRY AVE.BELTRAMO RANCH RD."A" DRIVELEGEND:UTILITIESLAND USE/ZONING INFORMATION:PLAN REQUIREMENTS NOTESLEGAL DESCRIPTIONPROPOSED BUILDING SETBACKSW. LOS ANGELES AVE.GENERAL NOTESAAAAAAAAAAAAAAAAAAAAAAABELTRAMO RANCH RD.TRAMO RANCH RD.BEELTRAMMOMONCHHORANRDNCBNELTRAMO RANAAEENRRRRRRNCH RDRAMO RANMMNRELTRBBRRAAAAAAAAABBBCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCBASIS OF BEARINGSBENCHMARKEARTHWORK QUANTITIESDDDDDDDDDDDDDDDDDDDDDDPRIVATE DRIVEWAY AND FIRELANEENALADFIRELNDDRIVEWAY ANEPRIVATPNNNNEEEEAAAAPPPPPPPPPPPPPLLELLPPPPPPPPPPPPPPPPPPPVAAVAATAAYAYYYYYENAD FIRELAYANDDNEAAYE DRIVEWAATEEAVAPRIVPPPPPPPVAAAAYYPRIVATE DRIVEWAY AND FIRELANEE DRIVEWAY AEWAY AND FIRELANEEWAYVEEVEVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVPRIVATE DRIVVVND FIRELANEAYAEWAYVEEVEVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVDRIVATWAYYEWEEEVVVVVVVVVVVVVVVIVVVRVRIRWAY AND FIRELANEWEWVEEVEVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVWVVVIVVVRIPRIVATE DRVRIEASEMENTS NOTES:90 Recording Requested By And When Recorded Return to: CITY CLERK CITY OF MOORPARK 799 Moorpark Avenue Moorpark, California 93021 EXEMPT FROM RECORDER'S FEES Pursuant to Government Code § 6103 DEVELOPMENT AGREEMENT BY AND BETWEEN CITY OF MOORPARK AND WARMINGTON RESIDENTIAL CALIFORNIA, INC. PC ATTACHMENT 7 - EXHIBIT B 91 2 DEVELOPMENT AGREEMENT This Development Agreement the ("Agreement") is made and entered into on ______________, 2022 by and between the CITY OF MOORPARK, a municipal corporation (referred to hereinafter as "City") and WARMINGTON RESIDENTIAL CALIFORNIA, INC., a California corporation, the owners of a legal or equitable interest with respect to certain real property within the City of Moorpark generally referred to as “Beltramo Ranch” and Residential Planned Development Permit 2021-01 (referred to hereinafter as "Developer"). City and Developer are referred to hereinafter collectively as a "Party" and collectively as the "Parties." In consideration of the mutual covenants and agreements contained in this Agreement, City and Developer agree as follows: 1. Recitals: This Agreement is made with respect to the following facts and for the following purposes, each of which is acknowledged as true and correct by the Parties: 1.1 Pursuant to Government Code Section 65864 et seq. and Moorpark Municipal Code Chapter 15.40, City is authorized to enter into a binding contractual agreement with any person having a legal or equitable interest in real property within its boundaries for the development of such property in order to establish certainty in the development process. 1.2 Developer holds a legal or equitable interest with respect to certain real property in the City of Moorpark identified in the legal description set forth in Exhibit “A” which exhibit is attached hereto and incorporated by reference, commonly known as Beltramo Ranch, referred to hereinafter as the “Property”. 1.3 Prior to, and in connection with, the approval of this Agreement, the City Council reviewed the project to be developed pursuant to this Agreement as required by the California Environmental Quality Act (“CEQA.”) On __________, 2022, the City Council adopted Resolution No. 2022-____, adopting the Mitigated Negative Declaration (“MND”) prepared for this Agreement and the Project Approvals as defined in Subsection 1.4 of this Agreement. 1.4 General Plan Amendment (GPA) No. 2021-01, Zone Change (ZCH) No. 2021-01, Residential Planned Development (RPD) Permit No. 2021-01, Vesting Tentative Tract Map (VTTM) No. 2021-01 including all subsequently approved modifications and permit adjustments to the RPD Permit, VTTM, and all amendments thereto (collectively the “Project Approvals"; individually a “Project Approval") provide for the 92 3 development of the Property with 47 single-family residential units and the construction of any improvements in connection therewith (the “Project"), as shown on the site plan (Exhibit “C”). 1.5 By this Agreement, City desires to obtain the binding agreement of Developer to develop the Property in accordance with the Project Approvals and this Agreement. In consideration thereof, City agrees to limit the future exercise of certain of its governmental and proprietary powers to the extent specified in this Agreement. 1.6 By this Agreement, Developer desires to obtain the binding agreement of City to permit the development of the Property in accordance with the Project Approvals and th is Agreement. In consideration thereof and subject to the terms and conditions set forth herein, Developer agrees to waive its rights to legally challenge the limitations and conditions imposed upon the development of the Property pursuant to the Project Approvals and this Agreement and to provide the public benefits and improvements specified in this Agreement. 1.7 City and Developer acknowledge and agree that the consideration to be exchanged pursuant to this Agreement is fair, just and reasonable and that this Agreement is consistent with the General Plan of City, as amended by GPA No. 2021-01. 1.8 On June 28, 2022, the Planning Commission commenced a duly noticed public hearing on this Agreement, and at the conclusion of the hearing on _________, 2022, recommended approval of this Agreement. 1.9 On __________, 2022, the City Council of City (“City Council”) commenced a duly noticed public hearing on this Agreement, and following the conclusion of the hearing closed the hearing and introduced and provided first reading to Ordinance No. ___ (the “Enabling Ordinance”) that approves this Agreement. Thereafter on __________, 2022, the City Council gave second reading to and adopted the Enabling Ordinance. 93 4 2. Property Subject To This Agreement. All of the Property shall be subject to this Agreement. The Property may also be referred to hereinafter as "the site." 3. Binding Effect. The burdens of this Agreement are binding upon, and the benefits of the Agreement inure to, each Party and each of their respective assignees and successors in interest thereto (subject to Subsection 3.2 below) and constitute covenants that run with the Property. Whenever the terms "City" and "Developer" are used herein, such terms shall include every successive assignee and successor in interest thereto. 3.1 Constructive Notice and Acceptance. Every person who acquires any right, title or interest in or to any portion of the Property shall be conclusively deemed to have consented and agreed to be bound by this Agreement, whether or not any reference to the Agreement is contained in the instrument by which such person acquired such right, title or interest, subject to Subsection 3.2 below. 3.2 Release Upon Subsequent Transfer. Upon the conveyance of Developer’s interest in the Property or any portion thereof by Developer or its successor(s) in interest, the transferor shall be released from its obligations hereunder with respect to the portion of Property conveyed as of the effective date of the conveyance, provided that the transferee expressly assumes all obligations of the transferred portion of the Property and a copy of the executed assignment and assumption agreement is delivered to the City prior to the conveyance. Failure to provide a written assumption agreement hereunder shall not negate, modify or otherwise affect the liability of the transferee pursuant to this Agreement. Nothing contained herein shall be deemed to grant to City discretion to approve or deny any such conveyance. Notwithstanding the foregoing, this Agreement shall not be binding upon the transferee of a Completed Unit with respect to the transferee’s interest in such Completed Unit, and the rights and obligations of Developer under this Agreement shall not run with the portion of the Property that is conveyed with the Completed Unit after such conveyance of the Completed Unit by Developer or its successor in interest. For purposes of this Agreement, “Completed Unit” means a completed residential unit within the Property for which the City has issued a certificate of occupancy. 94 5 4. Development of the Property. The following provisions shall govern the subdivision, development and use of the Property: 4.1 Permitted Uses. The permitted and conditionally permitted uses of the Property shall be limited to those that are allowed by the Project Approvals and this Agreement. 4.2 Development Standards. All design and development standards, including but not limited to density or intensity of use and maximum height and size of buildings, that shall be applicable to the Property are set forth in the Project Approvals and this Agreement. 4.3 Building Standards. All construction on the Property shall adhere to all City building codes in effect at the time the plan check or permit is approved per Title 15 of the Moorpark Municipal Code and to any federal or state building requirements that are then in effect (collectively the “Building Codes"). 4.4 Reservations and Dedications. All reservations and dedications of land for public purposes that are applicable to the Property are set forth in the Project Approvals and this Agreement. 4.5 Phasing. The City and Developer acknowledge that Developer cannot predict when or in what order the Project will be developed. Such decisions depend upon numerous factors which are not within the control of Developer including, but not limited to, market orientation and demand, interest rates, competition and similar factors beyond the control of Developer. Except as provided in this Agreement, Developer shall have the discretion to develop the Project in phases and in such order as Developer deems appropriate within the exercise of its subjective and independent business judgment. Specifically, City and Developer agree that Developer shall be entitled to apply for and receive permits, maps, certificates of occupancy and other entitlements to use at any time that this Agreement is in effect, provided that such actions are in accordance with the City Laws, this Agreement and the Project Approvals. Because the California Supreme Court held in Pardee Construction Co. vs. City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties therein to provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over such parties' agreement, the parties herein intend to cure that deficiency by acknowledging and providing that Developer shall have the right (without obligation) to develop the Project in such order and at such rate and at such time as Developer deems appropriate within the exercise of its subjective business judgment, subject to the terms of this Agreement and the Project Approvals. 95 6 5. Vesting of Development Rights. 5.1 Vested Right to Develop, Timing of Development. Developer and its successors in interest shall have the vested right to develop the Property or any portion thereof in accordance with the terms and provisions of the Project Approvals and this Agreement. The Parties intend that this Agreement, together with the Project Approvals, shall serve as the controlling document for all subsequent action s, discretionary and ministerial, relating to the development and occupancy of the Property or any portion thereof, including, without limitation, all Subsequent Approvals (as defined below). Developer shall have the right, without obligation, to develop the Property or any portion thereof in such order and at such rate and times as Developer deems appropriate within the exercise of its subjective business judgment. Except as otherwise provided in Section 5.6, n o future amendment of any existing City ordinance or resolution, or future adoption of any ordinance, resolution or other action, that purports to limit rate , timing, density, intensity or configuration of development of the Property (or any portion thereof) over time or alter the sequencing of development phases, whether adopted or imposed by the City Council or through the initiative or referendum process or by any agency of the City, shall apply to the Property or any portion thereof provided the Property is developed in accordance with the Project Approvals and this Agreement. Nothing in this subsection shall be construed to limit City's right to ensure that Developer timely provides all infrastructure required by the Project Approvals, Subsequent Approvals, and this Agreement. 5.2 Amendment of Project Approvals. No amendment of any of the Project Approvals, whether adopted or approved by the City Council or through the initiative or referendum process, shall apply to any portion of the Property, unless the Developer has agreed in writing to the amendment. 96 7 5.3 Issuance of Subsequent Approvals. Applications for land use approvals, entitlements and permits, including without limitation subdivision maps (e.g. tentative, vesting tentative, parcel, vesting parcel, and final maps), subdivision improvement agreements and other agreements relating to the Project, lot line adjustments, preliminary and final planned development permits, use permits, design review approvals (e.g. site plans, architectural plans and landscaping plans), encroachment permits, and sewer and water connections that are necessary to or desirable for the development of the Project (collectively the “Subsequent Approvals"; individually a “Subsequent Approval") shall be consistent with the Project Approvals and this Agreement. For purposes of this Agreement, Subsequent Approvals do not include building permits. Subsequent Approvals shall be governed by the Project Approvals and by the applicable provisions of the Moorpark General Plan, the Moorpark Municipal Code and other City ordinances, resolutions, rules, regulations, policies, standards and requirements as most recently adopted or approved by the City Council, or through the initiative or referendum process, and in effect at the time that the application for the Subsequent Approval is deemed complete by City (collectively "City Laws"), except City Laws that: (a) change any permitted or conditionally permitted uses of the Property from what is allowed by the Project Approvals; (b) limit or reduce the density or intensity of the Project, or any part thereof, or otherwise require any reduction in the number of proposed buildings or other improvements from what is allowed by the Project Approvals; (c) limit or control the rate, timing, phasing or sequencing of the approval, development or construction of all or any part of the Project in any manner, provided that all infrastructure required by the Project Approvals to serve the portion of the Property covered by the Subsequent Approval is in place or is scheduled to be in place prior to completion of construction; (d) are not uniformly applied on a citywide basis to all substantially similar types of development projects or to all properties with similar land use designations; or (g) modify the land use from what is permitted by the City's General Plan Land Use Element at the Operative Date of this Agreement or that prohibits or restricts the establishment or expansion of urban services including but not limited to community sewer systems to the Project. 97 8 5.4 Modification of Approvals. Throughout the term of this Agreement, Developer shall have the right, at its election and without risk to or waiver of any right that is vested in it pursuant to this section, to apply to City for modifications to Project Approvals and for Subsequent Approvals. The approval or conditional approval of any such modification shall not require an amendment to this Agreement, provided that, in addition to any other findings that may be required in order to approve or conditionally approve the modification, a finding is made that the modification is consistent with this Agreement and does not alter the permitted uses, density, intensity, maximum height, size of buildings or reservations and dedications as contained in the Project Approvals. 5.5 Issuance of Building Permits. No building permit shall be unreasonably withheld or delayed from Developer if Developer is in compliance with this Agreement and the Project Approvals and Subsequent Approvals. In addition, no final building permit, final inspection or certificate of occupancy will be unreasonably withheld or delayed from Developer if all infrastructure required by the Project Approvals, Subsequent Approvals, and this Agreement to serve the portion of the Property covered by the final building permit is in place or is scheduled to be in place prior to completion of construction , the Developer is in compliance with all provisions of this Agreement, the Project Approvals and Subsequent Approvals, and all of the other relevant provisions of the Project Approvals, Subsequent Approvals and this Agreement have been satisfied. Consistent with Subsection 5.1 of this Agreement, in no event shall building permits be allocated on any annual numerical basis or on any arbitrary allocation basis. 5.6 Moratorium on Development. Nothing in this Agreement shall prevent City, whether by the City Council or through the initiative or referendum process, from adopting or imposing a moratorium on the processing and issuance of Subsequent Approvals and building permits and on the finalizing of building permits by means of a final inspection or certificate of occupancy, provided that the moratorium is adopted or imposed (i) on a Citywide basis to all substantially similar types of development projects and properties with similar land use designations and (ii) as a result of a utility shortage or a reasonably foreseeable utility shortage including without limitation a shortage of water, sewer treatment capacity, electricity or natural gas. 98 9 6. Developer Agreements. 6.1 Development as a Residential Project. Developer shall comply with (i) this Agreement, (ii) the Project Approvals, (iii) all Subsequent Approvals for which it was the applicant or a successor in interest to the applicant and (iv) MND and any subsequent or supplemental environmental actions. Developer agrees not to apply for any non- residential uses on the Property. 6.2 Development Fee Per Unit. As a condition of, and immediately prior to, the issuance of a building permit for each residential dwelling unit within the Property, Developer shall pay City a one -time development fee as described herein (the “Development Fee”). The Development Fee may be expended by City in its sole and unfettered discretion. The amount of the Development Fee shall be ten thousand, nine hundred eighty-nine dollars and twenty cents ($10,989.20) per residential unit. The Development Fee shall be adjusted annually commencing January 1, 2024, by the Consumer Price Index (CPI). The annual CPI adjustment shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles/Long Beach/Anaheim metropolitan area during the prior year. The calculation shall be made using the month of October over the prior October. 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. 99 10 6.3 Traffic Mitigation Fee. As a condition of the issuance of a building permit for each residential dwelling unit within the boundaries of the Property, Developer shall pay City a one-time traffic mitigation fee as described herein (“Citywide Traffic Fee”). The Citywide Traffic Fee may be expended by City in its sole and unfettered discretion. The amount of the Citywide Traffic Fee shall be fourteen thousand, eight hundred sixty one dollars and ninety four cents ($14,861.94) per residential unit. The Citywide Traffic Fee shall be adjusted annually commencing January 1, 2024 and annually thereafter by the change in the Caltrans Highway Bid Price Index (Bid Price Index) for Selected California Construction Items for the twelve (12) month period available on December 31 of the preceding year (“annual indexing”). In the event there is a decrease in the Bid Price 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. 6.4 Los Angeles Avenue Area of Contribution (LAAOC) Fees. Developer shall pay the LAAOC fee in effect at the time of building permit issuance for each residential dwelling unit within the Property. 6.5 Air Quality Fees. Developer agrees that the Mitigation Measures included in the City Council approved MND and MMRP, or subsequent environmental clearance document approved by the Council, set forth the mitigation requirements for air quality impacts. Developer agrees to pay to City a one-time air quality mitigation fee, as described herein (“Air Quality Fee”), in satisfaction of the Transportation Demand Management Fund mitigation requirement for the Project. The Air Quality Fee may be expended by City in its sole discretion for reduction of regional air pollution emissions and to mitigate residual Project air quality impacts. 100 11 The Air Quality Fee shall be two thousand, forty-one dollars and thirty six cents ($2,041.36) per residential dwelling unit within the Property to be paid prior to the issuance of a building permit for each residential dwelling unit in the Project. If the Air Quality Fee is not paid by January 1, 2024, then commencing on January 1, 2024, and annually thereafter, the Air Quality Fee shall be adjusted by any increase in the CPI until all fees have been paid. The CPI increase shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles/Long Beach/Anaheim metropolitan area during the prior year. The calculation shall be made using the month of October over the prior month of October. In the event there is a decrease in the CPI for any annual indexing, the fee shall remain at its then current amount until such time as the next subsequent annual indexing which results in an increase. 6.6 Park Fees. Prior to the issuance of the first building permit for a residential dwelling unit within the Property, the Developer shall pay a one-time fee in lieu of the dedication of parkland and related improvements (“Park Fee”). The amount of the Park Fee shall be six hundred ninety-seven thousand, eight hundred sixty-eight dollars and eighty-seven cents ($697,868.87) within the Property. If the Park Fee is not paid by January 1, 2024, the Park Fee shall be adjusted annually commencing January 1, 2024, by the larger increase of a) or b) as follows: (a) The change in the CPI. The change shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles/Long Beach/Anaheim metropolitan area during the prior year. The calculation shall be made using the month of October over the prior October; or (b) The calculation shall be made to reflect the chang e in the Caltrans Highway Bid Price Index (Bid Price Index) for Selected California Construction Items for the twelve (12) month period available on December 31 of the preceding year (annual indexing). (c) In the event there is a decrease in both of the referenced Indices for any annual indexing, the Park Fee shall remain at its then current amount until such time as the next subsequent annual indexing which results in an increase as of October of the next year and each October thereafter. (d) City and Developer agree that the above-described payments shall be deemed to satisfy the parkland dedication requirement set forth in California Government Code Section 66477 et seq. for the Property. 101 12 6.7 Community Services Fee. As a condition of issuance of a building permit for each residential dwelling unit within the boundaries of the Project, Developer shall pay City a one-time community services fee as described herein (“Community Services Fee”). The Community Services Fees may be expended by City in its sole and unfettered discretion. The amount of the Community Services Fees shall be three thousand, two hundred twenty-five dollars and nine cents ($3,225.09) per residential dwelling unit. Commencing on January 1, 2024, and annually thereafter, the Community Services Fee shall be adjusted by any increase in the CPI until all Community Service Fee have been paid. The CPI increase shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for All Urban Consumers within the Los Angeles/Long Beach/Anaheim metropolitan area during this prior year. The calculation shall be made using the month of October over the prior month of October or in the event there is a decrease in the CPI for any annual indexing, the Community Service Fee shall remain at its then current amount until such time as the next subsequent annual indexing which results in an increase. 6.8 Art in Public Places Fee. Developer agrees to pay the Art in Public Places Fee (Art Fee) in effect at the time of building permit issuance for each building prior to the issuance of the building permit for that residential building within the Project consistent with City Resolution No. 2005-2408 or any Successor Resolution (1.0 percent of total building valuations excluding land value and off -site improvement costs). 6.9 Other Development and Processing Fees. In addition to fees specifically mentioned in this Agreement, Developer agrees to pay all City capital improvement, development, and processing fees at the rate and amount in effect at the time the fee is required to be paid. Said fees include but are not limited to Library Facilities Fees, Police Facilities Fees, Fire Facilities Fees, drainage, entitlement processing fees, and plan check and permit fees for buildings and public improvements. Developer further agrees that unless specifically exempted by this Agreement, it is subject to all fee s imposed by City at the Operative Date of this Agreement (“Existing Fees”) any new City fees, exactions or charges or increases in Existing Fees shall only be applicable to the Project if adopted in compliance with the Mitigation Fee Act, Government Code Section 66000 et. seq. and are applied consistently and proportionately to the Project. 102 13 6.10 Processing Fees. On the Operative Date, Developer shall pay all outstanding City processing costs related to preparation of this Agreement, the Project Approvals and the MND. 6.11 Community Facilities District (a) It is the mutual intent of the Parties that the development of the Project will not have any fiscal impact on or require any contribution from the General Fund of the City. Project funding for costs of the development of the Project may include a mix of different approaches, including without limitation, Developer construction of and/or financing of such services, facilities, operations and maintenance through the payment of Impact Fees or other fees, taxes, levies, assessments, formation of and payment by a homeowner’s association, or other financing mechanisms as determined by Developer in its reasonable discretion, pursuant and subject to this Agreement, the Project Approvals, Subsequent Approvals and all Applicable City Law, taking into account and guided by the pre-existing rights of others in the existing and future public services and facilities (including their operations and maintenance) that Developer may seek to use. To facilitate such intent, as necessary, the Developer may request the City to form one or more assessment or financing districts (“District(s)”), pursuant to Chapter 2.5 of Part 1 of Division 2 of the California Government Code (Government Code Sections 53311 et seq.) (the “CFD Act”), the Streets and Highways Code, Division 10 and 12, the Landscape and Lighting Act of 1972, or other similar law for the purposes of funding services required to be provided or funded under this Agreement, as Developer agrees to implement and the City determines are lawfully and appropriately funded by the District. To the extent other property owners outside the Property are interested or benefit and are made part of such District, such other properties may be encompassed in such District in accordance with applicable law. (b) A District or other funding mechanism to the satisfaction of the City Council and acceptable to Developer, shall be established to provide funding for roadway, landscape, and hardscape maintenance adjacent to Los Angeles Avenue. The Homeowners’ Association for the Project shall be responsible for the maintenance of those areas and facilities that exclusively benefit residents of the Project, which shall exclude costs related to maintaining public dedicated improvements in public areas within the project. (c) In connection with the formation of a District, Developer shall: (i) file with the City a petition for the formation of the District, (ii) provide any deposit required by the applicable act, (iii) not oppose formation of the District and (iv) vote in favor of the special tax or assessment, as appropriate, to fund the District. 103 14 (d) Developer acknowledges and agrees that the City will not accept any improvements or facilities to be maintained by the District nor shall the Developer receive any payments from the District for any improvements or facilities until such facilities and improvements have been inspected and the City determines, in its reasonable discretion, that such improvements and facilities have been completed in accordance with the applicable plans and have no liens outstanding. (e) The City and Developer agree that the assessments or special taxes for any District formed will be collected from parcels in the District as provided in the rate and method of apportionment (RMA) prepared for that District. (f) Upon written request of City, Developer will advance amounts necessary to pay all costs and expenses of City to evaluate and structure any District or other financing mechanism, to the end that City will not be obligated to pay any costs related to the formation or implementation of any District or other financing mechanism. City staff shall meet with the Developer to establish a preliminary budget for such costs, and will confer with Developer from time to time as to any necessary modifications to that budget. Any District may provide for the reimbursement to Developer of any advances by Developer for any costs incurred as provided immediately above, and any other costs incurred by Developer that are related to the District, such as the costs of legal counsel, special tax consultants, engineers, etc. to the extent authorized by the City and the applicable act. 6.12 Affordable Housing. (a) The Developer agrees to pay an in lieu fee for the community benefit of Affordable Housing (“Affordable Housing Fee”) prior to the issuance of a building permit. The Affordable Housing Fee may be expended by City in an effort to further fair housing. The amount of the Affordable Housing Fee shall be a flat fee of One Million Thirty-Four Thousand Dollars ($1,034,000.00). If the Affordable Housing Fee is unpaid as of January 1, 2024, then on such date and annually thereafter, the Affordable Housing Fee shall be adjusted by any increase in the CPI until the Affordable Housing Fee has been paid. The CPI increase shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for All Urban Consumers within the Los Angeles/Long Beach/Anaheim metropolitan area during the prior year. The calculation shall be made using the month of October over the month of October from the prior year or in 104 15 the event there is a decrease in the CPI for any annual indexing, the Affordable Housing Fee shall remain at its then current amount until such time as the next subsequent annual October indexing which results in an increase. By paying the Affordable Housing Fee, the Developer shall have met its Affordable Housing obligations. 6.13 Annual Review Procedures. Developer agrees to comply with Section 15.40.150 of the Moorpark Municipal Code and any provision amendatory or supplementary thereto for annual review of this Agreement and further agrees that the annual review shall include evaluation of its compliance with the approved MND and MMRP. 6.14 Eminent Domain. Developer agrees that any election to acquire property by eminent domain shall be at City’s sole discretion, and only after compliance with all legally required procedures including but not limited to a hearing on a proposed resolution of necessity. 6.16 Fee Protest Waiver. Developer agrees that any fees and payments pursuant to this Agreement and for the Project shall be made without reservation, and Developer expressly waives the right to payment of any such fees under protest pursuant to California Government Code Section 66020 and statutes amendatory or supplementary thereto. Developer further agrees that the fees it has agreed to pay pursuant to Subsections 6.2, 6.8 and 6.12 of this Agreement are not public improvement fees collected pursuant to Government Code Section 66006 and statutes amendatory or supplementary thereto. 6.17 CPI Indexes. In the event the “CPI” referred to in Subsections 6.2, 6.5, 6.6, 6.7 and 6.12 or the Bid Price Index referred to in Subsections 6.3 and 6.6 are discontinued or revised, a successor index with which the “CPI” and or Bid Price Index are replaced shall be used in order to obtain substantially the same result as would otherwise have been obtained if either or both the “CPI” and Bid Price Index had not been discontinued or revised. 6.18 City Ability to Modify. Developer acknowledges the City’s ability to modify the development standards and to change the General Plan designation and zoning of the Property upon the termination or expiration of this Agreement (if the Project has not been built), and Developer hereby waives any rights they might otherwise have to seek judicial review of such City actions to change the development standards, General Plan designation and zoning to those development standards and density of permitted development to that in existence prior to the approval of GPA No. 20 21-01 and ZCH No. 2021-01. 105 16 6.19 Homeowners Association. Prior to recordation of the first final map for the Property, if required by City at its sole discretion, Developer shall form one or more property owner associations to assume ownership and maintenance of private recreation, private streets, parking areas, landscape areas, flood control and NPDES facilities and other amenities within the Project. The obligation of said Homeowners Associations shall be more specifically defined in the conditions of approval of the first tentative tract for the property. 7. City Agreements. 7.1 Commitment of Resources. At Developer’s expense, City shall commit reasonable time and resources of City staff to work with Developer on the processing of applications for Project Approvals and all Subsequent Approvals and Building Permits for the Project area and if requested in writing by Developer shall use overtime and independent contractors whenever possible. 7.2 Easement and Fee Title Acquisitions. If requested in writing by Developer and limited to City’s legal authority, City at its sole and absolute discretion shall proceed to acquire, at Developer’s sole cost and expense, easements or fee title to land in which Developer does not have title or interest in order to allow construction of public improvements required of Developer including any land which is outside City's legal boundaries and/or to relocate utilities on or adjacent to the Project which are reasonably necessary to develop the Property. The process shall generally follow Government Code Section 66462.5 et seq. and shall include the obligation of Developer to enter into an agreement with City, guaranteed by cash deposits and other security as the City may require, to pay all City costs including but not limited to, acquisition of the interest, attorney fees, appraisal fees, engineering fees, City staff costs, and City overhead expenses plus 15% on all out-of-pocket costs. 7.3 Concurrent Entitlement Processing. City agrees that whenever possible as determined by City in its reasonable discretion to process concurrently all land use entitlements for the Project so long as the application for such entitlements are “deemed complete” in compliance with the requirements of Chapter 4.5 Review and approval of Development Projects (Permit Streamlining Act) of the California Government Code. 106 17 7.4 Park Fees. City agrees that the Park Fee required under Subsection 6.6 of this Agreement meets all of Developer's obligations under applicable law for park land dedication. 7.5 Reimbursements from other Developments. City shall facilitate the reimbursement to Developer of any costs incurred by Developer that may be subject to partial reimbursement from other developers as a condition of approval of a tract map, development permit or development agreement with one or more other developers and at City’s discretion may include provisions requiring such reimbursement to Developer for the same in such other development project conditions of approval. 7.6 Early Grading Agreement. The City Manager is authorized to sign an early grading agreement on behalf of the City to allow rough grading of the Project prior to City Council approval of a final subdivision map. Said early grading agreement shall be consistent with the conditions of the Project approved tentative map and contingent on City Engineer and Director of Community Development acceptance of a performance bond in a form and amount satisfactory to them to guarantee implementation of the erosion control plan and completion of the rough grading; construction of on-site and off-site improvements consistent with the City Council approved Project and Tentative Map. In the case of failure to comply with the terms and conditions of the early grading agreement, the City Council may by resolution declare the surety forfeited. 8. Supersession of Agreement by Change of Law. In the event that any state or federal law or regulation enacted after the date the Enabling Ordinance was adopted by the City Council prevents or precludes compliance with any provision of the Agreement, such provision shall be deemed modified or suspended to comply with such state or federal law or regulation, as reasonably determined necessary by City. 9. Demonstration of Good Faith Compliance. In order to ascertain compliance by Developer with the provisions of this Agreement, the Agreement shall be reviewed annually in accordance with Moorpark Municipal Code Chapter 15.40. of City or any successor thereof then in effect. The failure of City to conduct any such annual review shall not, in any manner, constitute a breach of this Agreement by City, diminish, impede, or abrogate the obligations of Developer hereunder or render this Agreement invalid or void. At the same time as the referenced annual review, City shall also review Developer’s compliance with the MMRP. 10. Authorized Delays. Performance by any Party of its obligations hereunder, other than payment of fees, shall be excused during any period of 107 18 "Excusable Delay", as hereinafter defined, provided that the Party claiming the delay gives written notice of the delay to the other Parties as soon as possible after the same has been ascertained. For purposes hereof, Excusable Delay shall mean delay that directly affects, is beyond the reasonable control of, and is not the result of any negligence on the part of the Party claiming the delay, including without limitation: (a) act of God; (b) civil commotion; (c) riot; (d) strike, picketing or other labor dispute; (e) shortage of materials or supplies; (f) damage to work in progress by reason of fire, flood, earthquake or other casualty; (g) failure, delay or inability of City or other local government entity to provide adequate levels of public services, facilities or infrastructure to the Property including, by way of example only, the lack of water to serve any portion of the Property due to drought; (h) delay caused by a delay by other third party entities which are required to approve plans or documents for Developer to construct the Project, or restrictions imposed or mandated by such other third party entities or governmental entities other than City, (including but not limited to, Ventura County Watershed Protection District); or (i) litigation brought by a third party attacking the validity of this Agreement, a Project Approval, a Subsequent Approval or any other action necessary for development of the Project. 11. Default Provisions. 11.1 Default by Developer. The Developer shall be deemed to have breached this Agreement if it: (a) Practices any fraud or deceit upon City; or willfully violates any order, ruling or decision of any regulatory or judicial body having jurisdiction over the Property or the Project, provided that Developer may contest any such order, ruling or decision by appropriate proceedings conducted in good faith, in which event no breach of this Agreement shall be deemed to have occurred unless and until there is a final adjudication adverse to Developer; or (b) fails to make any payments required under this Agreement within fifteen (15) business days after City gives written notice to Developer that the same is due and payable; or (c) breaches any of the other provisions of this Agreement and fails to cure the same within sixty (60) days after City gives written notice to Developer of such breach (or, if the breach is not able to be cured within such sixty (60) day period, Developer fails to start to cure the same within sixty (60) days after delivery of written notice by City of such breach or fails to thereafter diligently prosecute the cure to completion). 108 19 (d) Developer also agrees that subsidiaries, divisions or affiliates are subject to the restrictions of this Agreement. 11.2 Default by City. City shall be in breach of this Agreement if it breaches any of the provisions of this Agreement and fails to cure the breach within sixty (60) days after Developer gives written notice to City of the breach (or, if the breach is not able to be cured within such sixty (60) day period, City fails to start to cure the same within sixty (60) days after delivery of written notice from Developer of such breach or fails to thereafter diligently prosecute the cure to completion). 11.3 Content of Notice of Violation. Every notice of breach shall state with specificity that it is given pursuant to this section of this Agreement, the nature of the alleged breach, and the manner in which the breach may be satisfactorily cured. Every notice shall state the applicable period to cure. The notices shall be given in accordance with Section 20 hereof. 11.4 Remedies for Developer’s Failure to Cure Breach. (a) If after the applicable cure period provided in Section 11.1 has elapsed, the City Manager finds and determines the Developer, or its successors, transferees and/or assignees, as the case may be, remains in default and that the City shall terminate or modi fy this Agreement, or those transferred or assigned rights and obligations, as the case may be, Developer, and its successors, transferees and/or assigns, shall be entitled to appeal that finding and determination to the City Council in accordance with Section 14. Such right of appeal shall include, but not be limited to, an objection to the manner in which the City intends to modify this Agreement if the City intends as a result of a default of the Developer, or one of its successors or assigns, to modify this Agreement. In the event of a finding and determination that all defaults are cured, there shall be no appeal by any person or entity. (b) Termination or Modification of Agreement. The City may terminate or modify this Agreement, or those transferred or assigned rights and obligations, as the case may be, after such final determination of the City Council as provided in Subsection 11.4 (a) or, where no appeal is taken, after the expiration of the applicable appeal periods described in Section 14 Notwithstanding any other provision of this Agreement to the contrary, in the event that: (a) Developer or any of its successors assigns some, but not all, of its rights under this Agreement in connection with a sale of some, but not all, of the Property; and 109 20 (b) thereafter Developer or one or more of its successors in interest under this Agreement is in default under this Agreement and either Developer or one or more of its successors in interest under this Agreement is not in default under this Agreement, then any remedy the City may have the right to take under this Agreement including the right of termination or modification of this Agreement shall only apply to the party(ies) that is (are) in default and the portion(s) of the Property owned by such party(ies) and shall not apply to Developer or any successor and/or assignee of Developer under this Agreement that is not in default hereunder. 11.5 Specific Performance. The Parties acknowledge that remedies at law, including without limitation money damages, would be inadequate for breach of this Agreement by any Party due to the size, nature and scope of the Project. The Parties also acknowledge that it would not be feasible or possible to restore the Property to its natural condition once implementation of the Agreement has begun. The City's remedy to terminate or amend this Agreement in the event of Developer's uncured breach shall be sufficient in most circumstances. Notwithstanding the foregoing, if the City approves a final parcel map or subdivision map, issues a permit, or issues other approval(s) pursuant to this Agreement in reliance upon a specified condition or conditions being satisfied by Developer in the future, and if Develop than fails to satisfy such condition(s), the City shall be entitled to refuse to issue additional permits or approvals that Developer would otherwise be entitled under this Agreement and may seek specific performance for the sole purpose of causing Developer to satisfy such condition or conditions. Except in these limited circumstances, the City shall have no right to seek specific performance to cause Developer to proceed with the development of the Project in any manner. 110 21 11.6 Monetary Damages. Developer and the City acknowledge that neither the City nor Developer would have entered into this Agreement if either were liable for monetary damages under or with respect to this Agreement or the application thereof. Both the City and Developer agree and recognize that, as a practical matter, it may not be possible to determine an amount of monetary damages which would adequately compensate Developer for its investment of time and financial resources in planning to arrive at the kind, location, intensity of use, and improvements for the Project, nor to calculate the consideration the City would require to enter into this Agreement to justify such exposure. Therefore, the City and Developer agree that neither shall be liable for monetary damages under or with respect to this Agreement or the application thereof and the City and Developer covenant not to sue for or claim any monetary damages for the breach of any provision of this Agreement. This foregoing waiver shall not be deemed to apply to any fees or other monetary amounts specifically required to be paid by Developer to the City pursuant to this Agreement, including, but not limited to, any amounts due pursuant to Section 6, 16 or Section 31. The foregoing waiver shall also not be deemed to apply to any fees or other monetary amounts specifically required to be paid or credited by the City to Developer pursuant to this Agreement, including, but not limited to any Fee Credits specifically required to be credited by City to Developer or its assignee(s). 12. Mortgage Protection. 12.1 Discretion to Encumber. The Parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner, at Developer’s sole discretion, from encumbering the Property or any portion thereof or any improvements thereon then owned by such person with any mortgage, deed of trust or other security device (“Mortgage”) securing financing with respect to the Property or such portion. Any mortgagee or trust deed beneficiary of the Property or any portion thereof or any improvements thereon and its successors and assigns (“Mortgagee”) shall be entitled to the following rights and privileges. 12.2 Lender Requested Modification/Interpretation. City acknowledges that the lenders providing financing to Developer for the Property may request certain interpretations and modifications of this Agreement. City therefore agrees upon request, from time to time, to meet with Developer and representatives of such lenders to discuss in good faith any such request for interpretation or modification. The City will not unreasonably withhold its consent to any such requested interpretation or modification provided such 111 22 interpretation or modification is consistent with the intent and purposes of this Agreement, provided, further, that any modifications of this Agreement shall be subject to the provisions of this Agreement pertaining to modifications and amendments. 12.3 Mortgage Protection. This Agreement shall be superior and senior to the lien of any Mortgage. Notwithstanding the foregoing, no breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any binding and effective Mortgagee and/or the interest of every owner of the Property, or part thereof, whose title thereto is acquired by foreclosure, trustee sale or otherwise; provided, however, Mortgagee and such owner shall not be responsible for any matters that occurred prior to their acquisition of the Property or such portion. 12.4 Written Notice of Default. If a non-monetary default is not cured by Developer within sixty (60) (days after written notice by City to Developer or a monetary default is not cured within sixty (60) days after written notice by City to Developer, then each Mortgagee shall be entitled to receive written notice from City of the applicable default by Developer under this Agreement provided the Mortgagee has delivered a written request to the City for such notice and shall have provided its address for notices in writing to the City. Each such Mortgagee shall have a further right, but not the obligation, to cure such default for an additional period of thirty (30) days after delivery of such notice of default by City to the Mortgagee. City shall not exercise any right or remedy granted under this Agreement against Developer by reason of Developer’s breach without allowing the Mortgagee to cure the same as specified herein. 13. Estoppel Certificate. At any time and from time to time, Developer may deliver written notice to City and City may deliver written notice to Developer requesting that such Party certify in writing that, to the knowledge of the certifying Party, (i) this Agreement is in full force and effect and a binding obligation of the Parties, (ii) this Agreement has not been amended, or if amended, the identity of each amendment, and (iii) the requesting Party is not in breach of this Agreement, or if in breach, a description of each such breach. The Party receiving such a request shall execute and return the certificate within ten (10) days following receipt of the notice. City acknowledges that a certificate may be relied upon by successors in interest to the Developer who requested the certificate and by holders of record of deeds of trust on the portion of the Property in which that Developer has a legal interest. 14. Administration of Agreement. Any consent or approval herein to be given by the City may be given by the City Manager provided it is expressed and 112 23 is in writing. Any decision by City staff concerning the interpretation and administration of this Agreement and development of the Property in accordance herewith may be appealed by the Developer to the City Council, provided that any such appeal shall be filed with the City Clerk of City within twenty (20) days after the affected Developer receives written notice of the staff decision. The City Council shall render its decision to affirm, reverse or modify the staff decision within thirty (30) days after the appeal was filed. All City Council decisions or determinations regarding the Project or the administration of this Agreement shall also be subject to judicial review pursuant to Code of Civil Procedure section 1094.5, provided that, pursuant to Code of Civil Procedure section 1094.6, any such action must be filed in a court of competent jurisdiction not later than twenty (20) days after the date on which the City Council's decision becomes final. The Developer shall not seek judicial review of any staff decision without first having exhausted its remedies pursuant to this section. 15. Amendment or Termination by Mutual Consent. In accordance with the provisions of Chapter 15.40 of the Moorpark Municipal Code of City or any successor thereof then in effect, this Agreement may be amended or terminated, in whole or in part, by mutual consent of City and the affected Developer. 15.1 Exemption for Amendments of Project Approvals. No amendment to a Project Approval or Subsequent Approvals shall require an amendment to this Agreement and any such amendment shall be deemed to be incorporated into this Agreement at the time that the amendment becomes effective, provided that the amendment is consistent with this Agreement and does not alter the perm itted uses, density, intensity, maximum height, size of buildings or reservations and dedications as contained in the Project Approvals or Subsequent Approvals. 16. Developer Indemnification. City and Developer agree to cooperate in defending any legal action instituted by a third party or other government entity or official challenging the validity of this Agreement . In the event of any litigation challenging the effectiveness of this Agreement or any portion thereof, this Agreement shall remain in full force and effect while such litigation, including any appellate review, is pending, unless a court of competent jurisdiction orders otherwise. Developer shall indemnify, defend with counsel approved by City, and hold harmless City and its officers, employees and agents from and against any and all losses, liabilities, fines, penalties, costs, claims, demands, damages, injuries or judgments arising out of, or resulting in any way from, Developer's performance pursuant to this Agreement including, but not limited to, Developer’s construction of the Project on the Property and any injury sustained by any person in connection with the construction or partial construction of buildings and improvements on the Property. 113 24 Developer shall indemnify, defend with counsel approved by City, and hold harmless City and its officers, employees and agents from and against any action or proceeding to attack, review, set aside, void or annul this Agreement, or any provision thereof, the environmental documents prepared and approved in connection with the approval of the Project, or any Project Approval or Subsequent Approval or modifications thereto, or any other subsequent entitlements for the project and including any related environmental approval. 17. Time of Essence. Time is of the essence for each provision of this Agreement of which time is an element. 18. Operative Date. As described in Subsection 1.9 above, this Agreement shall become operative on the Operative Date, being the date the Enabling Ordinance becomes effective pursuant to Government Code Section 36937. 19. Term. This Agreement shall remain in full force and effect for a term of twenty (20) years commencing on the Operative Date or until one year after the issuance of the final building permit for occupancy of the last unit of the Project whichever occurs last, unless said term is amended or the Agreement is sooner terminated as otherwise provided herein. Expiration of the term or earlier termination of this Agreement shall not automatically affect any Project Approval or Subsequent Approval or building permit or final building permit that has been granted or any right or obligation arising independently from such Project Approval or Subsequent Approval or building permit or final building permit. Upon expiration of the term or earlier termination of this Agreement, this Agreement shall have no further force and effect and the Parties shall execute any document reasonably requested by any Party to remove this Agreement from the public records as to the Property, and every portion thereof, to the extent permitted by applicable laws. Notwithstanding the foregoing, the following shall survive the expiration or earlier termination of this Agreement: (i) all obligations arising under this Agreement prior to the expiration or earlier termination of this Agreement that expressly survive the termination of this Agreement; and (ii) Section 16 of this Agreement. 20. Notices. All notices and other communications given pursuant to this Agreement shall be in writing and shall be deemed received when personally delivered or upon the third (3rd) day after deposit in the United States mail, registered or certified, postage prepaid, return receipt requested, to the Parties at the addresses set forth in Exhibit “B” attached hereto and incorporated herein. 114 25 Any Party may, from time to time, by written notice to the other, designate a different address which shall be substituted for the one above specified. 21. Entire Agreement. This Agreement and those exhibits and documents referenced herein contain the entire agreement between the Parties regarding the subject matter hereof, and all prior agreements or understandings, oral or written, are hereby merged herein. This Agreement shall not be amended, except as expressly provided herein. 22. Waiver. No waiver of any provision of this Agreement shall constitute a waiver of any other provision, whether or not similar; nor shall any such waiver constitute a continuing or subsequent waiver of the same provision. No waiver shall be binding, unless it is executed in writing by a duly authorized representative of the Party against whom enforcement of the waiver is sought. 23. Severability. If any provision of this Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement shall be effective to the extent the remaining provisions are not rendered impractical to perform, taking into consideration the purposes of this Agreement. 24. Relationship of the Parties. Each Party acknowledges that, in entering into and performing under this Agreement, it is acting as an independent entity and not as an agent of any of the other Parties in any respect. Nothing contained herein or in any document executed in connection herewith shall be construed as creating the relationship of partners, joint ventures or any other association of any kind or nature between City and Developer, jointly or severally. 25. No Third Party Beneficiaries. This Agreement is made and entered into for the sole benefit of the Parties and their successors in interest. No other person shall have any right of action based upon any provision of this Agreement. 26. Recordation of Agreement and Amendments. This Agreement and any amendment thereof shall be recorded with the County Recorder of the County of Ventura by the City Clerk of City within the period required by Chapter 15.40 of the Moorpark Municipal Code of City or any successor thereof then in effect. 27. Cooperation Between City and Developer. City and Developer shall execute and deliver to the other all such other and further instruments and documents as may be necessary to carry out the purposes of this Agreement. 115 26 28. Rules of Construction. The captions and headings of the various sections and subsections of this Agreement are for convenience of reference only, and they shall not constitute a part of this Agreement for any other purpose or affect interpretation of the Agreement. Should any provision of this Agreement be found to be in conflict with any provision of the Project Approvals or the Subsequent Approvals, the provision of this Agreement shall prevail. 29. Joint Preparation. This Agreement shall be deemed to have been prepared jointly and equally by the Parties, and it shall not be construed against any Party on the ground that the Party prepared the Agreement or caused it to be prepared. 30. Governing Law and Venue; Institution of Legal Action. This Agreement is made, entered into, and executed in the County of Ventur a, California, and the laws of the State of California shall govern its interpretation and enforcement. Any action, suit or proceeding related to, or arising from, this Agreement shall be filed in the appropriate court having jurisdiction in the County of Ventura, State of California or in the United States District Court for the Central District of California. 31. Attorneys' Fees. In the event any action, suit or proceeding is brought for the enforcement or declaration of any right or obligation pursua nt to, or as a result of any alleged breach of, this Agreement, the prevailing Party shall be entitled to its reasonable attorneys' fees and litigation expenses and costs, and any judgment, order or decree rendered in such action, suit or proceeding shall include an award thereof. 32. Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be deemed an original, but all of which constitute one and the same instrument. 33. Authority to Execute. Developer warrants and represents that to its knowledge as of the Operative Date and with respect to each entity that is defined as Developer: (i) it is duly organized and existing; (ii) it is duly authorized to execute and deliver this Agreement; (iii) by so executing this Agreement, Developer is formally bound to the provisions of this Agreement; (iv) Developer’s entering into and performance of its obligations set forth in this Agreement do not violate any provision of any other agreement to which Developer is bound; and (v) the re is no existing or threatened litigation or legal proceeding of which Developer is aware that could prevent Developer from entering into or performing its obligations set forth in this Agreement. 116 27 IN WITNESS WHEREOF, the Parties have executed this Development Agreement effective as of the Operative Date. CITY OF MOORPARK Janice S. Parvin, Mayor ATTEST: Ky Spangler, City Clerk WARMINGTON RESIDENTIAL CALIFORNIA, INC., a California corporation By: Name: Title: 117 28 EXHIBIT “A” LEGAL DESCRIPTION 118 29 EXHIBIT “B” ADDRESSES OF PARTIES To City: City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Attn: City Manager To Developer: Warmington Residential California, Inc., 3090 Pullman Street Costa Mesa, California 92626 Attention: Matt Tingler, Joe Oftelie and Joel Kew Telephone: (714) 434-4324 Email: mtingler@warmingtongroup.com, joftelie@warmingtongroup.com, jkew@warmingtongroup.com With a copy to: Ross, Wolcott, Teinert & Prout LLP 3151 Airway Avenue, Building S-1 Costa Mesa, California 92626 Attention: Cynthia M. Wolcott and Elizabeth T. Hall Telephone: (714) 444-3900 email: cwolcott@rossllp.com and ehall@rossllp.com 119 30 EXHIBIT “C” PROJECT SITE PLAN 120 CITY OF MOORPARK CONDITIONS OF APPROVAL Project Approval Date: ____________, 202X Entitlement Expiration Date: ___________, 202X1 Location: 11930 Los Angeles Avenue (Assessor’s Parcel Numbers [APNs] 504 -0-021- 195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0-030-045, and 506-0-030-055 Entitlements: General Plan Amendment (GPA) No. 2021 -01, Development Agreement (DA) No. 2021-01, Zone Change (ZCH) 2021-01, Vesting Tentative Tract Map (VTTM) No. 2021-01 (VTTM 6061), and Residential Planned Development (RPD) No. 2021 -01 Project Description: The Project proposes the subdivision of land and development of 47 residential units, private roads and community open space, and associated improvements on 7.4 acres. The Project includes a General Plan Amendment land use designation change from Park (P) and Low Density Residential (L) to High Density Residential and a a Zone Change from Single Family Residential (R-1) and Rural Exclusive (RE-20) to Residential Planned Development (RPD-7U). The applicant/permittee is responsible for the fulfillment of all conditions and standard development requirements, unless specifically stated otherwise. General Conditions In addition to complying with all applicable City, County, State and Federal Stat utes, Codes, Ordinances, Resolutions and Regulations, Development Agreements, Permittee expressly accepts and agrees to comply with the following Conditions of Approval and Standard Development Requirements of this Permit: 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. [CDD] 1 Expiration not applicable to legislative actions including General Plan Amendment and Zone Change which become effective upon project approval. PC ATTACHMENT 7 - EXHIBIT C 121 2) This Vesting Tentative Tract Map (VTTM) No. 2021-01 (VTTM 6061), and Residential Planned Development (RPD) No. 2021-01 permit expires two (2) years 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 inaugur ation during the initial period of time. The City Council he 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, not to exceed a total of six years. The request for extension of this planned development permit must be made in writing, at least thirty (30) days prior to the expiration date of the permit and must be accompanied by applicable entitlement processing deposits. [CDD] 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 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. This language shall be added as a notation to the Final Map and/or to the final plans for the planned development. [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, 122 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) Entitlement Processing: Prior to the approval of any Zoning Clearance for this entitlement the applicant shall submit to the Community Development Department all outstanding entitlement case processing fees, including all applicable City legal service fees. This payment must be made within sixty (60) calendar days after the approval of this entitlement. [CDD] 10) 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. [CDD] 11) 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) may 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 must be consistent with the approved Design Guidelines (if any) for the planned development and applicable Zoning Code requirements. A Permit Modification application may be required as determined by the Community Development Director. [CDD] 12) The applicant agrees not to protest the formation of an underground Utility Assessment District. [CDD & PW] 13) The Project shall underground all onsite utility poles and lines. [CDD] 123 14) Prior to issuance of a Zoning Clearance for the construction of residential units, t he Project plans shall incorporate six-foot-tall masonry walls with caps along the rear property lines and street side yard lines of all residential lots. Vinyl fencing is acceptable along interior side yards. [CDD] 15) 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] 16) No noxious odors may be generated from any use on the subject site. [CDD] 17) 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] 18) If any hazardous waste or material is encountered during the construction of this project, all work must be immediately stopped and the Ventura County Environmental Health Department, the Ventura County Fire Protection District, the Moorpark Police Department, and the Moorpark City Engineer and Public Works Director must be notified immediately. Work may not proceed until clearance has been issued by all of these agencies. [CDD, VCFPD, MPD, VCEHD & PW] Development Fees 19) 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 then 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. Fees typically adjust annually. Fees may be set to adjust at a different interval as noted in the Development Agreement. Affordable Housing Requirement 20) Prior to the issuance of any building permit, the developer shall pay an affordable housing in lieu fee, as outlined in the Development Agreement. [CDD] Site Improvements 21) Mechanical equipment for the operation of the building must be g round-mounted and screened to the satisfaction of the Community Development Director. The Community Development Director may approve roof-mounted equipment, in which case, all parts of the roof mounted equipment (such as vents, stacks, blowers, air condit ioning 124 equipment, etc.) must be below the lowest parapet on the roof; and must be painted the same color as the roofing material. No piping, roof ladders, vents, exterior drains and scuppers or any other exposed equipment may be visible on the roof. [CDD] 22) Parking areas must be developed and maintained in accordance with the requirements of the Moorpark Municipal Code. All parking space and loading bay striping must be maintained so that it remains clearly visible during the life of the development. [CDD] 23) Prior to any re-striping of the parking area, a Zoning Clearance is required. All disabled parking spaces and paths of travel must be re-striped and maintained in their original approved locations unless new locations are approved by the Community Development Director. [CDD] 24) All parking areas must be surfaced with asphalt, concrete, or other surface acceptable to the Community Development Director, City Engineer and Public Works Director, and must include adequate provisions for drainage, National Pollu tion Discharge Elimination System (NPDES) compliance, striping and appropriate wheel blocks, curbs, or posts in parking areas adjacent to landscaped areas. All parking, loading and common areas must be maintained at all times to ensure safe access and use by employees, public agencies and service vehicles. [CDD & PW] 25) The Permittee is encouraged to install fiber-optic conduit from the proposed buildings to the right-of-way during grading to maximize the utility and futureproofing of the project. [EDD] 26) The Building Plans must be in substantial conformance to the plans approved under this entitlement and must specifically include the following: a. Transformers, backflow prevention devices, fire department apparatus, and cross connection water control devices (subject to approval by Ventura County Waterworks District No. 1), screened from street view with a masonry wall and/or landscaping as determined by the Community Development Director. b. Final exterior building materials and paint colors 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. c. Identification of coating or rust-inhibitive paint for all exterior metal building surfaces to prevent corrosion and release of metal contaminants into the storm drain system. d. Trash disposal and recycling areas in locations which will not interfere with circulation, parking or access to the building. Exterior trash areas and recycling bins must use impermeable pavement and be designed to have a cover and so that no other area drains into it. The trash areas and recycling bins must be 125 depicted on the final construction plans, the size of which must be approved by the Community Development Director, City Engineer and Public Works Director and the City's Solid Waste Management staff. When deemed appropriate, drains from the disposal and recycling areas must be connected to the sewer system and 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. [CDD] Landscaping, Lighting And Maintenance Requirements 27) Prior to issuance of building permits, the applicant shall submit to t he 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 conformit y with the City of Moorpark Landscape Standards and Guidelines, policies and requirements. [CDD] 28) Prior to or concurrently with the submittal of the landscape and irrigation plan, a lighting plan, along with required deposit, must 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, must be in conformance with the Moorpark Municipal Code. [CDD] 29) Prior to issuance of grading permit, applicant shall provide an Irrevocable Offer of Dedication to the City of an easement for the purposes of providing public access. This easement shall consist of the park area of the site. All required easements must be clearly shown on the final site plan(s) and recorded on the Final Map. If no Final Map is provided, then the easement must be on other recorded documents. Additional pertinent documents may be required by the Community Development Director, City Engineer, Public Works Director, and the City Attorney. [CDD, PW & CA] 30) Prior to or concurrently with the issuance of a Zoning Clearance, applicant shall provide affirmative votes to establish a Community Facilities District (CFD) for the continued maintenance of the landscaping along the West Los Ang eles Avenue frontage area. Once the CFD has been established, the CFD area will be reviewed by the City to determine if the formation of additional easements will be required along the frontage. Any landscaping outside of the right -of-way must be within the CFD or an easement. [CDD] 31) Prior to issuance of grading permit, applicant must provide an arborist report with tree valuation for all trees that are proposed to be removed , which was provided during the review of the entitlement. Applicant must use the resulting value of the removed trees to provide and install enhanced landscaping equal to the value of the trees removed. This valuation is subject to review by the Parks and Recreation Director to determine if the proposed enhanced landscaping satisfies the requirement. Applicant shall provide supporting documentation and valuation 126 calculations describing how the valuation of the proposed enhanced landscape was assessed. This requirement does not apply to the trees within the designed park area, where tree valuations were waived as a result of substantial replacement with native and noninvasive tree species within the Project – this exception is contingent upon the applicant providing trees for the Site in substantial conformance with those shown in the conceptual landscape plans. Waiver of such tree valuation was acceptable to the Community Development Director, provided that such enhanced tree planting consists of Coast live oak trees, California sycamore and other tree plantings in 24-inch minimum sized boxes. Tree placement and numbers should meet or exceed those shown on the conceptual landscape plan included as part of this entitlement. Enhanced landscaping must be installed in accordance with current applicable provisions of the Moorpark Municipal Co de prior to issuance of final Certificate of Occupancy. [CDD] 32) Prior to or concurrently with the issuance of a Zoning Clearance, applicant shall pay a fee equal to the appraised value of the waterline easement over portion of Glenwood Park. Applicant to provide appraisal paperwork for review by the Community Development Director and Public Works Director. [CDD, PW & CA] 33) Landscape plans submitted at the time of entitlement review are conceptual only. Entitlement approval does not include approval of specific plant species on conceptual landscape plans unless specifically indicated in the Special Conditions of approval. Detailed landscape plans are subject to review by the Community Development Director for compliance with the City’s Landscape Standards and Guidelines. Avoid plants that require cutting back to keep them within a specified area or at a trimmed height – provide space for plants to grow to maturity and keep their natural shape. [CDD] 34) For project sites adjacent to protected open space or to a conservation area, none of the prohibited plants indicated in the Invasive and Prohibited Plant List contained in the City’s Landscape Standards and Guidelines may be used on any property within the development site or private right of way. [CDD] 35) When available and feasible, use of reclaimed water is required – subject to approval by the Community Development Director, the City Engineer, Public Works Director and Ventura County Environmental Health Division. [CDD, PW & VCEHD] 36) Prior to issuance of Zoning Clearance for occupancy, all fences and walls along lot boundaries must be in place, unless an alternative schedule is approved by the Community Development Director. [CDD] 37) All landscaping must be maintained in a healthy and thriving condition, free of weeds, litter, and debris. All paved surfaces: including, but not limited to, the parking area and aisles, drive-through lanes, on-site walkways must be maintained free of litter, debris, and dirt. Walkways, parking areas and aisles and drive -through lanes must be swept, washed, or vacuumed regularly. When swept or washed, litter, 127 debris and dirt must be trapped and collected to prevent entry to the storm drain system in accordance with NPDES requirements. [CDD & PW] Solid Waste Division 38) Any park or common area shall include both recycling and waste receptacles of at least 35 gallon capacity. Recycling bins must be labeled with "Recycling Only" language and the material deposited in such bins must be disposed of in a manner consistent with State Law. [SWM] 39) Prior to issuance of Zoning Clearance for occupancy, the applicant shall provide proof of taking an on-site waste management education program to the satisfaction of the City's Solid Waste Management staff. [SWM] 40) Prior to issuance of a zoning clearance for a building permit, the applicant shall provide a Trash Fence Plan for the review and approval of the City's Solid Waste Management staff and Community Development Director. The Plan shall provide a gate with a minimum width of thirty-six inches (36") to accommodate trash and recycling containers, as well as a 36-inch wide concrete walk to provide access to the driveway. [SWM] 41) Prior to issuance of a construction permit, the applicant shall provide a Recycling Bin Plan for the review and approval of the City's Solid Waste Management staff. Bins must be labeled with "Recycling Only" and bins containing mixed material must be sent to a State-approved recycling center or transfer station where the material is to be sorted for proper recycling. Applicant will also be required to divert 65% of all nonhazardous construction materials from landfill. [SWM] 42) Prior to issuance of a building permit, the applicant shall submit a Construction and Demolition Materials Management Plan Estimate for the review and approval of the City's Solid Waste Management staff and Building and Safety Division for recycling of waste materials consistent with the aforementioned requirement. The Plan must include estimated quantities for each type of material to be diverted or landfilled. [SWM] 43) Prior to final inspection, the applicant must submit a Final Report Construction and Demolition Waste Letter of Documentation (including premium gate tickets) to the Building and Safety Division, demonstrating compliance with the Construc tion and Demolition Materials Management Plan Estimate and indicate the total amount of construction and demolition waste diverted. [SWM] Engineering Division 44) 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] 128 45) 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] 46) 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] 47) Reactive organic compounds, Nitrogen oxides (ozone/smog precursor), and particulate matter (aerosols/dust) generated during construction operations must 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 must cease in order to minimize associated air pollutant emissions. [PW & VCAPCD] 48) 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] 49) 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] 50) Prior to the issuance of a grading permit or Final Map approval, whichever comes first, 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. Grading and improvements must be designed, bonded, and constructed as a single project. [PW] 51) 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] 129 52) 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] 53) 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] 54) 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] 55) 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] 56) 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 construc tion, 130 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 twenty percent (20%), or greater, unless the applicant is prepared to cover the permanent and temporary slopes before the rain event. The artificial covering and planting will be to the satisfaction of the Community Development Director, City Engineer, and Public Works Director. [CDD & PW] 57) 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] 58) At least one (1) week prior to commencement of grading or construction, the applica nt 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] 59) 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] 60) Prior to construction, applicant shall obtain an Encroachment Permit from Caltrans District 7 Office of Permits for all construction related activities on Los Angeles Avenue (State Highway 118). This includes, but is not limited to, construction traffic control 131 plan and phasing, detours, temporary construction improvements such as stabilized entrances, and placement of stormwater BMPs. [PW] 61) Prior to issuance of a Grading Permit, applicant shall obtain approval from Caltrans District 7 Office of Permits for any public and street improvements on Los Angeles Avenue (State Highway 118). Public improvements may include, but not be limited to, utility improvements, drainage infrastructure improvements, sanitary sewer and domestic water improvements, and signing and striping improvements. [PW] 62) Prior to Grading Permit issuance, all domestic water and sanitary sewer improvements shall be reviewed and approved by Ventura County Waterworks District No. 1. [PW] 63) Prior to any Grading Permit issuance, the applicant shall obtain approval and/or permit, if applicable, from Ventura County Watershed Protection District for any storm water connection(s) and discharges into the Arroyo Simi Channel. [PW] 64) All private driveway intersections within the development shall provide adequate sight- distance for all approaches for all users, including pedestrians and cyclists. Sight - distance analysis shall be provided to the City Engineering Division for review and acceptance. [PW] 65) Prior to Grading Permit issuance, site access and fire hydrant locations shall be reviewed and approved by the Ventura County Fire Department. [PW] 66) Prior to Building Permit issuance, any existing sub-surface septic systems shall be removed. [PW] 67) The applicant shall submit Precise Grading Plans, prepared by a California Registered Civil Engineer, detailing the design of finished surfaces including parking lot pavement, curbs, curb and gutter, local depressions, sidewalks disabled access parking, ramps, connections to public right of way and disabled access circulation within the site. The plans should include design grades for proposed buildings, including pad and finished floor elevations, required over-excavations cut/fill slopes, keyways, subdrains, limits and details of any required remedial grading. Required retaining walls shall be detailed with top of wall/top of footing callouts every 25 to 50 feet, related finished grades at the top of walls, and details of provisions for subdrains and connections to approved points of disposal. Precise Grading Plans shall be submitted to the City of Moorpark Public Works Department for review and approval prior to the issuance of a Grading Permit. [PW] 68) The applicant shall submit a design level Geotechnical Report prepared by a Geotechnical Engineer and Engineering Geologist. The Geotechnical Report shall provide specific recommendations for cut/fill slopes, foundations, retaining wa lls, temporary excavations, utility trenches, by the proposed development. The report shall present detailed geotechnical recommendations for design and construction of the proposed project and improvements, as well as mitigation of known geologic 132 hazards. The Geotechnical Report shall be prepared in accordance with the County of Ventura standards and shall be submitted to the City of Moorpark Public Works Department for review and approval prior to the issuance of a Grading Permit. [PW] 69) All pavement structural sections shall be designed by the project Geotechnical Engineer and Engineering Geologist and submitted in conjunction with the final geotechnical report for review and approval by the City of Moorpark Public Works Department prior to the issuance of a Grading Permit. [PW] 70) All slopes shall be 2:1 (horizontal to vertical) or less in accordance with the approved geotechnical studies. [PW] 71) The applicant shall provide for the mitigation of the potential for liquefaction and lateral spreading, and well as the densifying of soils underlying and providing support for the proposed buildings based on the recommendations in the project Geotechnical Report. The applicant will provide for a specific design and method of ground improvement to satisfy the above requirements. Ground improvement design and liquefaction mitigation shall be submitted to the City of Moorpark Public Works Department for review and approval prior to the issuance of a Grading Permit. [PW] 72) The applicant shall eliminate or remediate all geologic hazards associated with this proposed development to the satisfaction of the City of Moorpark Public Works Department. [PW] 73) The applicant agrees to address and mitigate any and all engineering and geotechnical design and construction issues not contained within these conditions, associated with the proposed development that may arise during final design. [PW] 74) All existing and proposed easements shall be reflected on the project plans. [PW] 75) All grading and excavation shall be observed and docu mented by the project Geotechnical Engineer, who shall verify that the excavation, grading, subdrainage, backfill, compaction, and related operations are executed by the site construction personnel in conformance with the provisions of the approved Geotechnical Report. Any deficiencies noted shall be brought to the attention of the grading contractor and the City. Such observations, verifications, related tests, and other pertinent documentation shall be submitted to the City of Moorpark Public Works and Community Development Departments for review and approval prior to the issuance of a Building Permit. [PW] 76) Rough Grade Report. At the completion of rough grading, the project Geotechnical Engineer shall submit a comprehensive rough grade report summarizing the required observations, verifications, related tests, and other pertinent documentation to the City of Moorpark Public Works and Community Development Departments for review and approval prior to the issuance of a Building Permit. [PW] 133 77) Rough Grade and Building Pad Certifications. Upon completion of rough grading, the applicant shall submit Rough Grade and Building Pad Certifications on the City’s forms. The certifications shall be signed by the project Geotechnical Engineer and project Civil Engineer, as well as the Grading Contractor. The certification shall be accompanied by as-built survey where deemed necessary by the City Engineer to verify compliance with the limits and elevations required by the approved grading and drainage plans. The Rough Grade and Building Pad Certifications shall be reviewed in conjunction with the Rough Grade Report by the City of Moorpark Public Works Department for approval prior to the issuance of a Building Permit. [PW] 78) Approval of Rough Grading. The project Rough Grade Report and Rough Grade and Building Pad Certifications shall be reviewed and approved by the City Engineer. Evidence of such approval shall be provided to the Community Development Department, Building and Safety Division, prior to the issuance of a Building Permit. No Building Permit shall be issued for the project without these approvals. [PW] 79) Final Grade Certification. Prior to the issuance of a Certificate of Occupancy (C of O), the applicant shall submit a Final Grade Certification on the City’s form. The Final Grade Certification shall be reviewed and approved by the City Engineer prior to the issuance of a C of O for the project. [PW] Final Map 80) 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 and street centerline intersection, tangent point, and terminus 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] 81) 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] 134 82) 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] 83) 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 ac crued 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] 84) 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] 85) 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] 86) 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 135 the Final Map, complete in every fashion except for signatures, in a format satisfactory to the City Engineer and Public Works Director. [PW] 87) 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] 88) 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 sto rmwater 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 As sessment 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] 89) Prior to Final Map approval, the applicant shall fully complete the "Final M ap Processing Procedures" as outlined in Moorpark Administrative Procedure (MAP) CD- 18, available from the Community Development Department. [PW] 90) Prior to Final Map approval, applicant shall provide all improvement plans for review and concurrence from the Engineering Department. [PW] 91) Prior to Final Map approval, all public utility easements shall be reviewed and accepted by the utility provider(s) and/or public agency(ies). [PW] 92) The Final Map shall contain a plat which reflects the subject property, property lines, easements of record, any new easements proposed (which are intended to be conveyed by the Final Map), a metes and bounds legal description, basis of bearings, data tables and other pertinent data. [PW] 93) The applicant’s engineer shall plot all referenced easements on the site plans, grading plans and Final Map. [PW] Public And Private Streets And Related Improvements 94) Prior to construction of any public improvement, the applicant shall submit to the City Engineer and Public Works Director, for review and approval, street improvement plans prepared by a California Registered Civil Engineer, and enter into an agreement with the City of Moorpark to complete public improvements, with sufficient surety posted to guarantee the complete construction of all improvements, except as specifically noted in these Standard Conditions or Special Conditions of Approval. [PW] 136 95) Prior to issuance of the first building permit, all existing and proposed utilities, including electrical transmission lines less than 67Kv, must be undergrounded consistent with plans approved by the City Engineer, Public Works Director and Community Development Director. [CDD & PW] 96) Prior to final inspection of improvements, the project Registered Civil Engineer shall submit certified original "record drawing" plans with three (3) sets of paper prints and the appropriate plan revision review fees to the City Engineer and Public Works Director along with electronic files in a format satisfactory to the City Engineer and Public Works Director. These "record drawing" plans must incorporate all plan revisions and all construction deviations from the approved plans and revisions thereto. The plans must be "record drawings" on 24" X 36" Mylar® sheets (made with proper overlaps) with a City title block on each sheet. In addition, the applicant shall provide an electronic file update of the City's Master Base Map electronic file, incorporating all streets, sidewalks, streetlights, traffic control facilities, street striping, signage and delineation, storm drainage facilities, water and sewer mains, lines and appurtenances and any other utility facility installed for this project. [PW] 97) Prior to reduction of improvement bonds, the applicant must submit reproducible centerline tie sheets on 3-mil polyester film to the City Engineer and Public Works Director. [PW] 98) Prior to Grading Permit Issuance, all street dedications and vacations shall be reviewed for technical correctness and acceptance by the City. [PW] 99) All driveway approaches that cross an accessible path or sidewalk shall be ADA compliant. [PW] 100) 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] 101) The applicant shall provide plans detailing the design of the horizontal and vertical alignment for the project’s access driveways and vehicle circulation to the satisfaction of the County of Ventura Fire Department and City of Moorpark P ublic Works Department. Such design shall utilize standards for vertical curve, sight distance and turning movement design consistent with County of Ventura, AASHTO and City of Moorpark design requirements. Design plans shall be submitted to the City of Moorpark Public Works Department for review and approval prior to the issuance of a Grading Permit. [PW] 102) The applicant shall submit Street Improvement Plans, prepared by a California Registered Civil Engineer, detailing the design of frontage improvements including curb, gutter, sidewalk, roadway pavement, drainage, signage, striping, utilities and other improvements. Plans shall include designs and details of existing and proposed sidewalk and driveway transitions compliant with the Americans with 137 Disabilities Act (ADA) as well as disabled access provisions as contained in the latest edition of the California Building Code (CBC), as amended by the County of Ventura and the City of Moorpark. Any existing frontage improvements (sidewalk, driveway(s), clearances around above-ground utility poles, utility boxes, etc.) shall be reviewed and upgraded as necessary to comply with disabled accessibility standards. Street Improvement Plans shall be submitted to the City Engineer and Public Works Director for review and approval prior to the issuance of a Grading Permit. (PW) Drainage And Hydrology 103) Prior to approval of a grading plan, the applicant shall submit a drainage plan with calculations that analyze conditions before and after development, as well as potential development proposed, approved, or shown in the General Plan for the review and approval of the City Engineer and Public Works Director. Quantities of water, water flow rates, major watercourses, drainage areas and patterns, diversions, collection systems, flood hazard areas, sumps, sump locations, detention and NPDES facilities and drainage courses must be addressed. [PW] 104) Hydrology calculations must be per current Ventura County Watershed Protection Agency Standards and to the satisfaction of the City Engineer and Public Works Director. Development projects within a 100-year flood zone may require a Conditional Letter of Map Revisions (CLOMR) and Letter of Map Revision (LOMR) as determined by the City Engineer and Public Works Director. [PW] 105) 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] 106) Provide a complete Hydrology and Hydraulic Report for the entire development. This includes all technical analysis for storm water impoundment and conveyance facilities, peak flow mitigation analysis, storm water runoff calculations, and facility sizing design requirements. If the improvements are to be phased, any interim drainage condition shall be considered as part of the proposed improvements. [PW] 107) If drainage is conveyed to adjacent properties, additional easements and/or approvals may be required. [PW] 108) The applicant shall submit a Project Drainage Report, prepared by a California Registered Civil Engineer, to address existing and proposed hydrology, including offsite flow patterns which currently influence the project site. Report shall address developed hydrology associated with the site development, based on the provisions of the Ventura County Hydrology Manual and associated methodology, addressing both 10-year and 100-year existing and proposed drainage conditions, including provisions for the interception and conveyance of the 10 -year design storm and flood hazards associated with the 100-year storm. Calculations for the mitigation of 138 increased stormwater runoff shall be provided to support on-site detention facility sizing. Calculations shall address the detailing and sizing of area drains, catch basins and storm drain laterals on site, and shall be coordinated with the project Storm Drain Plans. The Project Drainage Report shall be submitted to the City of Moorpark Public Works Department for review and approval prior to the issuance of a Grading Permit. [PW] 109) The applicant’s engineer shall provide for detention of on -site storm drainage, based on either offsite storm drain capacity limitati ons or a ‘no net increase’ approach, whichever yields the greater volume or required detention. In either case the required volume shall be calculated by unit hydrograph or other approved means. Such calculations shall be included in the Project Drainage Report. [PW] 110) Unless specifically approved by the City of Moorpark, the on-site storm drain system shall be privately owned and maintained. Storm drain plans shall clarify that the on - site storm drain system is not to be maintained by either the City of Moorpark or the County of Ventura. [PW] National Pollutant Discharge Elimination System (NPDES) 111) Prior to the start of grading or any ground disturbance, the applicant shall identify a responsible person experienced in NPDES compliance who is acceptable to the City Engineer and Public Works Director. The designated NPDES person (superintendent) shall be present, on the project site Monday through Friday and on all other days when the probability of rain is forty percent (40%) or greater and prior to the start of and during all grading or clearing operations until the release of grading bonds. The superintendent shall have full authority to rent equipment and purchase materials to the extent needed to effectuate Best Management Practices. The superintendent shall be required to assume NPDES compliance during the construction of streets, storm drainage systems, all utilities, buildings, and final landscaping of the site. [PW] 112) Development shall conform to the current requirements for the County’s MS4 permit for new developments. [PW] 113) All storm water facilities shall conform to the most current Ventura County Technical Guidance Manual for Storm Water Quality Control Measures. This includes all HOA and Facilities District maintained storm water quality facilities. [PW] 114) In-tract improvements shall incorporate Low Impact Development standards. [PW] 115) A State Storm Water Pollution Prevention Plan is required for all ground disturbing activities that are greater than one acre. Prior to Grading Permit issuance, a Notice of Intent (NOI) and the SWPPP shall be filed with the State Water Resources Control Board, and a Waste Water Discharge Identification Number and Construction General Permit must obtained. [PW] 139 116) Development shall conform to the current requirements for the County’s MS4 permit for new developments. The applicant’s engineer shall design required water quality mitigation features and related storm water mitigation volumes (Qpm) in accordance with the Ventura County Technical Guidance Manual for Stormwater Quality Control Measures, NPDES and City requirements. Calculations shall be submitted with the Project Drainage Report. All covenants shall be submitted to the City of Moorpark Public Works Department for review and approval and be recorded prior to Grading Permit issuance. [PW] 117) The applicant’s engineer shall provide for the mitigation of the project’s storm water quality impacts. The applicant’s engineer shall provide calculations for the sizing and location of devices intended to mitigate such impacts and coordinate the locations of required water quality treatment devices on the Storm Drain Plans. The details of the required devices shall be included in the Project Drainage Report and detailed on the project plans. [PW] 118) Prior to the issuance of any construction/Grading Permit and/or the commencement of any qualifying, grading or excavation, the applicant for projects with facilities identified as subject to the State Board General Industrial and Commercial permits shall prepare and submit a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP must address post-construction compliance with stormwater quality management regulations for the project. The SWPPP, improvement plans and grading plans must note that the contractor shall comply with the latest edition of the California Best Management Practices New Development and Redevel opment Handbook, published by the California Stormwater Quality Association. The SWPPP must comply with the Ventura Countywide Stormwater Quality Management Program Land Development Guidelines, Technical Guidance Manual for Stormwater Quality Control Measures, and the Stormwater Management Program (SMP) to develop, achieve, and implement a timely, comprehensive, cost- effective stormwater pollution control program to reduce pollutants to the maximum extent practicable. The SWPPP must be prepared in compliance with the form and format established in the Ventura Countywide Stormwater Quality Management Program, and submitted, with appropriate review deposits, for the review and approval of the City Engineer/Public Works Director. The proposed plan must also address all relevant NPDES requirements, maintenance measures, estimated life spans of Best Management Practices facilities, operational recommendations and recommendations for specific Best Management Practices technology, including all related costs. The use of permanent dense ground cover planting approved by the City Engineer/Public Works Director and Community Development Director is required for all graded slopes. Methods of protecting the planted slopes from damage must be identified. Proposed managemen t efforts during the lifetime of the project must include best available technology. “Passive” and “natural” BMP drainage facilities are to be provided such that surface flows are intercepted and treated on the surface over biofilters (grassy swales), infiltration areas and other similar solutions. The use of filters, separators, clarifiers, absorbents, adsorbents or similar “active” devices is not acceptable and may not be used without specific 140 prior approval of the City Council. The use of biological filtering, bio-remediation, infiltration of pre-filtered stormwater and similar measures that operate without annual maintenance intervention, that are failsafe, that, when maintenance is needed, will present the need for maintenance in an obvious fashion and which will be maintainable in a cost effective and non-disruptive fashion is required. As deemed appropriate for each project, the SWPPP must establish a continuing program of monitoring, operating and maintenance to: a) Provide discharge quality monitoring. b) Assess impacts to receiving water quality resulting from discharged waters. c) Identify site pollutant sources. d) Educate management, maintenance personnel and users, to obtain user awareness and compliance with NPDES goals. e) Measure management program effectiveness. f) Investigate and implement improved BMP strategies. g) Maintain, replace and upgrade BMP facilities (establish BMP facility inspection standards and clear guidelines for maintenance and replacement).Secure the funding, in perpetuity, to achieve items “a” through “g” above. [PW] Ground Disturbance 119) If any archeological, paleontological, or historical finds are uncovered during grading or excavation operations, all grading or excavation shall immediately cease in the immediate area and the find must be left untouched. The applicant, in consultation with the project paleontologist or archeologist, shall assure the preservation of the site and immediately contact the Community Development Director by phone, in writing by email or hand delivered correspondence informing the Director of the find. In the absence of the Director, the applicant shall so inform the City Manager and Planning Manager. 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 must be approved in writing by the Community Development Director. The applicant shall pay for all costs associated with the investigation and disposition of the find. [CDD] 120) Archeological Training: Prior to any ground disturbing activity, construction personnel associated with earth moving equipment, drilling, grading, and excavating, shall be provided with basic training conducted by a qualified archaeologist. Issues that shall be included in the basic training will be geared toward training the applicable construction crews in the identification of archaeological deposits, further described below. Training will include written notification of the restrictions regarding disturbance and/or removal of any portion of archaeological, paleontological, or historical deposits and the procedures to follow should a resource be identified. The construction contractor, or its designee, shall be responsible for implementation of this measure. A tribal monitor shall be provided an opportunity to attend the pre-construction briefing if requested. [CDD] 141 121) Inadvertent Discovery of Human Remains. The inadvertent discovery of human remains is always a possibility during ground disturbances; State of California Health and Safety Code Section 7050.5 addresses these findings. This code section states that in the event human remains are uncovered, no further disturbance shall occur until the County Coroner has determined the origin and disposition of the remains pursuant to California Public Resources Code Section 5097.98. The Coroner must be notified of the find immediately, together with the City and the property owner. If the human remains are determined to be prehistoric, the Cor oner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials and an appropriate reinternment site. 122) Paleontological Plan: If paleontological remains are discovered, a paleontological mitigation plan outlining procedures for paleontological data recovery must be prepared and submitted to the Community Development Director for review and approval. The development and implementation of this Plan must include consultations with the Applicant's engineering geologist as well as a requirement that the curation of all specimens recovered under any scenario will be through the Los Angeles County Museum of Natural History (LACMNH). All specimens become the property of the City of Moorpark unless the City chooses otherwise. If the City accepts ownership, the curation location may be revised. The monitoring and data recovery should include periodic inspections of excavations to recover exposed fossil materials. The cost of this data recovery is limited to the discovery of a reasonable sample of available material. The interpretation of reasonableness rests with the Community Development Director. [CDD] California Environmental Quality Act (CEQA) – Mitigated Negative Declaration 123) 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 Directo r 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] Cable Television 124) Prior to commencement of project construction, the applicant shall provide notice of its construction schedule to all persons holding a valid cable television franchise issued by the City of Moorpark (Cable Franchisees) sufficiently in advance of construction to allow the Cable Franchisees to coordinate installation of their equipment and infrastructure with that schedule. The City shall provide the applicant a list of Cable Franchisees upon request. During construction, the applicant shall allow the Cable Franchisees to install any equipment or infrastructure (including 142 conduit, power supplies, and switching equipment) necessary to provide Franchisee's services to all parcels and lots in the Project. [CDD] 125) In the event the cable television services or their equivalent are provided to the project or individual lots under collective arrangement or any collective means other than a Cable Franchise (including, but not limited to, programming provided over a wireless or satellite system contained within the Project), the Home Owners Association (HOA), property owner association or other applicable entity shall pay monthly to City an access fee of five percent (5%) of gross revenue generated by the provision of those services, or the highest franchise fee required from any City Cable Franchisee, whichever is greater. "Gross revenue" is as defined in Chapter 5.06 of the Moorpark Municipal Code and any successor amendment or supplementary provision thereto. In the event there is no HOA (e.g. in the case of an apartment project), then the property owner shall ma ke the payment. [CDD] 126) In the event cable television services or their equivalent are provided to the project by any means other than by a City Cable Franchise, the City's government channel shall be available to all units as part of any such service, on the same basis and cost as if the project was served by a City Cable Franchise. [CDD] AGENCY CONDITIONS Moorpark Police Department 127) A Landscape Maintenance Plan shall be prepared prior to the installation of landscape improvements and maintained throughout the life of the project by the Homeowner’s Association. The plan shall be submitted to the Community Development Department and Police Department for review prior to installation of common area landscaping. The Landscape Maintenance Plan shall dictate that all tree canopies shall be maintained no lower than 6 feet in height and all shrubbery no higher than two feet in height. [PD] 128) Park benches throughout the development should have a center arm rest to prevent people from sleeping on them. [PD] 129) Prior to the issuance of a Certificate of Occupancy, Park Rules and Operational Guidelines shall be prepared for the park and other common amenities available to residents and general public. The Park Rules and Operational Guidelines should include hours of operation, Homeowner’s Association contact information, access signage, etc. to the satisfaction of the Police Department. [PD] 130) Prior to the issuance of any Building Permits, a lighting photometric plan shall be approved by the Police Department. The lighting plan shall indicate adequate lighting along common walkways, park, and other amenities available to residents and the general public to ensure sufficient lighting is provided. [PD] Ventura County Watershed Protection 143 131) Mitigation of Cumulative Impacts on Jurisdictional Channels. To comply with the Ventura County Watershed Protection District Ordinance WP-2, as amended, and applicable City requirements. The proposed development shall incorporate mitigation measures to address cumulative impacts due to the proposed increase in imperviousness. The project shall either reduce the developed condition peaks to the existing condition peaks for the 10-, 25-, 50-, and 100-year storms or meet the City requirements for mitigation. The most restrictive standard shall apply. The applicant shall submit a drainage study evaluating the existing and proposed conditions and presenting the design of a drainage system that will mitigate any increases in peak runoff to the above requirements. Acceptance of the drainage study will be completed as part of the City’s standard plan -check process. The drainage study shall be reviewed and accepted as meeting the applicable requirements prior to obtaining a building permit, grading permit, or prior to project start date if no grading or building permits are required. Prior to issuance of the first certificate of occupancy, City staff shall inspect the improvements to assure that construction was completed in accordance with the approved plans. [VCWPD] Ventura County Public Works Water and Sanitation 132) Prior to the issuance of a Signed Agreement to Install Water and Sewer Improvements the Applicant shall provide Ventura County Waterworks District with the following: a. Water and sewer improvement plans prepared in accordance with District standards. i. Water improvements shall have at least two (2) points of connection to provide a looped system. ii. Points of connection shall be the 8” main within Beltramo Ranch Road and through Glenwood Park to connect to the 8” main within Harvester Street. b. Hydraulic analysis by a registered Civil Engineer to determine the adequacy of the proposed and existing water and sewer lines to determine the extent of capital improvements to the existing water and sewer facilities to serve the subject properties. c. Digital copies of the grading, street, and storm drain plans. d. A plan denoting the location of fire hydrants and copy of approvals by the Ventura County Fire Protection District for fire hydrant locations. e. Cost estimates for water and sewer improvements. f. Plan check deposit, construction inspection deposit, capital improvement charge, sewer connection fee, and meter charges per phase of the project. g. Recorded easements dedicated to the District for water and sewer facility improvements as shown on the recorded tract map. Dedicated easements shall be over and across all streets and parking lots for access to maintain and repair of the District’s substructures and facilities. [VCWD1] 144 133) The District will provide “Will Serve Letters” upon completed review and acceptance of the water and sewer improvement plans and payment of applicable fees. [VCWD1] 134) Following the acceptance of the above items, Applicant is to provide Ventura County Waterworks District with 3 sets of the signed Agreement to Install improvements and Surety Bonds. [VCWD1] 135) The applicant shall comply with the applicable provisions of the Rules and Regulations of the Ventura County Waterworks District. [VCWD1] Ventura County Air Pollution Control Division 136) Discharge of Pollutants. Prior to issuance of a grading permit, and to ensure that discharge of air contaminants that may result from site operations are minimized to the greatest extent, the applicant shall operate in accordance with the Rules and Regulations of the VCAPCD, with emphasis on Rule 51, Nuisance, which is complaint driven. [APCD] 137) Asbestos Removal. Prior to issuance of a demolition permit, the applicant shall submit Form AB3205 for the review and approval of APCD. In addition, the contractor shall notify APCD 10 business days prior to the abatement commencement, if applicable, by submitting a Notification of Demolition or Renovation Form. Demolition and/or renovation activities shall be conducted in compliance with APCD Rule 62.7, Asbestos – Demolition and Renovation. Enforcement of notification requirements for both forms and compliance with the APCD Asbestos Rule will be enforced by APCD Asbestos Inspectors or on a complaint-basis. See http://vcapcd.org/Rulebook/RuleIndex.htm for more information on APCD Rule 62.7- Asbestos- Demolition and Renovation. [VCAPCD] 138) Dust Control for Construction. Prior to issuance of a grading permit, and to en sure that fugitive dust and particulate matter that may result from site preparation, construction and/or grading activities, the applicant shall comply with the provisions of applicable VCAPCD Rules and Regulations, which include but are not limited to, Rule 50 (Opacity), Rule 51 (Nuisance), and Rule 55 (Fugitive Dust). [VCAPCD] Ventura County Water and Sewer (Water District No. 01) 139) Prior to the issuance of a Signed Agreement to Install Water and Sewer Improvements the Applicant shall provide Ventura County Waterworks District with the following: a) Water and sewer improvement plans prepared in accordance with District standards. i) Water improvements shall have at least two (2) points of connection to provide a looped system. 145 ii) Points of connection shall be the 8” main within Beltramo Ranch Road and through Glenwood Park to connect to the 8” main within Harvester Street. b) Hydraulic analysis by a registered Civil Engineer to determine the adequacy of the proposed and existing water and sewer lines to determine the extent of capital improvements to the existing water and sewer facilities to serve the subject properties. c) Digital copies of the grading, street, and storm drain plans. d) A plan denoting the location of fire hydrants and copy of approvals by the Ventura County Fire Protection District for fire hydrant locations. e) Cost estimates for water and sewer improvements. f) Plan check deposit, construction inspection deposit, capital improvement charge, sewer connection fee, and meter charges per phase of the project. g) Recorded easements dedicated to the District for water and sewer facility improvements as shown on the recorded tract map. Dedicated easements shall be over and across all streets and parking lots for access to maintain and repair of the District’s substructures and facilities. h) Landscaping irrigation water required must be offset with a waste source supplied by the District by the Developer or an in lieu fee paid for new sources the District intends to develop. (The in lieu fee can be calculated by number of acre-ft. of landscaping water required / 5,000 acre-ft. (estimated production of the Desalter Project) * $59,000,000 = in lieu fee.)) i) Developer must include system to route all dry weather (non -precipitation) runoff to the sewer. [VCWD1] 140) The District will provide “Will Serve Letters” upon completed review and acceptance of the water and sewer improvement plans and payment of applicable fees. [VCWD1] 141) Following the acceptance of the above items, Applicant is to provide Ventura County Waterworks District with 3 sets of the signed Agreement to Install improvements and Surety Bonds. [VCWD1] 142) The applicant shall comply with the applicable provisions of the Rules and Regulations of the Ventura County Waterworks District. [VCWD1] Ventura County Fire Department 143) Access Road Width, Private Roads/Driveways - Private roads shall comply with Public Road Standards. Fire Department Access - VCFD Standard 501 i) Access road width of 36 feet shall be provided for residential use with parallel parking permitted on both sides. ii) Access road width of 32 feet shall be provided for residential use with parallel parking permitted on one side. iii) Access road width of 24 feet shall be required with no on -street parking permitted, or per Public Road Standards whichever is stricter. [VCFD] 146 144) Construction Access - Prior to combustible construction, a paved all-weather access road / driveway suitable for use by a 20-ton Fire District vehicle shall be installed at locations approved by the Fire District. [VCFD] 145) 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. A minimum 20-foot clear width shall remain free of obstruction during any construction activities within the development once combustible construction starts. [VCFD] 146) Turning Radius - The access road shall be of sufficient width to allow for a 40-foot centerline turning radius at all turns in the road. [VCFD] 147) Vertical Clearance - All access roads / driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6"). Clear of building to sky. [VCFD] 148) Parking Prohibited - The property owner(s) are hereby advised that parking on access roads / driveways and fire department turnarounds is prohibited. [VCFD] 149) 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 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. [VCFD] 150) Site Access - Two (2) means of ingress/egress shall be provided to the development in accordance with Fire District access standards. [VCFD] 151) Secondary Access for Existing Roads and New Subdivisions. Secondary access, in accordance with Chapter 12, shall be provided where a new subdivision of land is served from an existing dead-end access road that exceeds allowable dead-end lengths as specified elsewhere in VCFD standard. Secondary access shall be provided for the proposed subdivision regardless of where the new parcels take access along the existing dead-end access road. The intent is not to further increase the density on a dead-end road that exceeds allowable dead-end lengths. South secondary access / egress to be operational 24/7. [VCFD] 152) Access Road 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 District standards. This certification shall be submitted to the Fire District for review and approval prior to occupancy. [VCFD] 153) Fire Lanes / Access Review (Submit prior to Building & Safety approval) - the applicant shall submit two (2) site plans to the Fire District for review and approval of Access 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 147 Code, the International Fire Code and current VCFPD Fire Lane Standards. All signs and or Fire Lane markings shall be within recorded access easements. [VCFD] 154) 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. 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. 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 District for approval prior to installation. A final acceptance inspection by the Fire District is required prior to placing any gate into service. [VCFD] 155) 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. [VCFD] 156) Street Names - Prior to recordation of street names, proposed names shall be submitted to the Fire District's Fire Prevention Bureau for review and approval. [VCFD] 157) Walkways - Approved walkways shall be provided from all building openings to the public way or fire department access road / driveway. [VCFD] 158) 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. [VCFD] 159) Address Number Plan - A plan shall be submitted to the Fire District for review indicating the method in which buildings are to be identified by address numbers. [VCFD] 160) Fire Hydrant Plan - Prior to construction, the applicant shall submit plans to the Fire District 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. [VCFD] 161) Fire Hydrant(s) Required Standard 14.5.3 - Fire hydrant(s) shall be provided in accordance with current adopted edition of the International Fire Code, Appendix C and adopted amendments. On-site fire hydrants may be required as determined by the Fire District. [VCFD] 148 162) 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 Ventura County Water Works Manual and the following. [VCFD] a) Each hydrant shall be a 6-inch wet barrel design and shall have one (1) 4 inch and one (1) 2 ½ inch outlet. b) The required fire flow of 1000 gpm shall be achieved at no less than 20-psi residual pressure. c) 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. d) Fire hydrants shall be set back from the curb face 24 inches on center. e) No obstructions, including walls, trees, light and sign posts, meter, shall be placed within three (3) feet of any hydrant. f) A concrete pad shall be installed extending 18 inches out from the fire hydrant. g) Ground clearance to the lowest operating nut shall be between 18 to 24 inches. [VCFD] 163) 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 District, but no further than 250 feet from the building site. The owner of the combustible construction is responsible for the cost of this installation. [VCFD] 164) 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 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 in completed. [VCFD] 165) Fire Flow Verification - Prior to map recordation, the applicant shall provide to the Fire District, verification from the water purveyor that the purveyor can provide the required fire flow of 1,000 gallons per minute at 20 psi for a minimum (2) hour duration. i) Exceptions: 1. A reduction in required Fire-flow of 50 percent, as approved, is allowed when the building is equipped with an approved automatic fire sprinkler system. 166) Fire Sprinklers - All structures shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application. [VCFD] 167) 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. [VCFD] 149 Existing Proposed High Density Residential (7 DU/AC) Low Density Residential (1 DU/AC) Park (P)Exhibit DProposed General Plan Land Use and Zoning Map AmendmentsGeneral Plan Land Use Designation Map PC ATTACHMENT 7 - EXHIBIT D 150 Existing Proposed Single Family Residential (R-1) Rural Exclusive (RE-20) Residential Planned Development (RPD-7)ZoningDesignation Map Exhibit DProposed General Plan Land Use and Zoning Map Amendments151 PC ATTACHMENT 7 – EXHIBIT E FINAL MITIGATED NEGATIVE DECLARATION BELTRAMO RANCH RESIDENTIAL PROJECT PLEASE CLICK HERE TO BE REDIRECTED TO BELTRAMO RANCH RESIDENTIAL PROJECT FINAL MND. (Large File, this may take a few minutes to load). 152