HomeMy WebLinkAboutAGENDA REPORT 2024 0227 PC ITEM 08BCITY OF MOORPARK, CALIFORNIA
Planning Commission Meeting
of February 27, 2024 Item: 8.B.
ACTION: Approved Staff Recommendation,
Including Adoption of Resolution
No. PC-2024-706.
BY: J. Lugo
A. Consider Resolution No. PC-2024-706, Certifying a Final Environmental Impact
Report pursuant to the California Environmental Quality Act, including a Mitigation
Monitoring and Reporting Program and Approve Conditional Use Permit No. CD-
CUP-2023-0013 to Develop a 17,272 square foot Public Library, Located at 83
High Street, Demolition of an Existing 7,900 square foot Public Library located at
699 Moorpark Avenue, in Connection Therewith, on the Application of Jessica
Sandifer on behalf of the City of Moorpark. Staff Recommendation: 1) Open the
public hearing, accept public testimony, and close the public hearing; and 2) Adopt
Resolution No. PC-2024-706 a) certifying the Final EIR for the Civic Center Master
Plan and City Library, including the Mitigation Monitoring and Reporting Program,
and CEQA Findings of Fact pursuant to CEQA; and b) approve Conditional Use
Permit No. CD-CUP-2023-0013. (Staff: Shanna Farley)
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Shanna Farley, Principal Planner
DATE: 02/27/24 Regular Meeting
SUBJECT: Consider Resolution No. PC-2024-706, Certifying a Final
Environmental Impact Report pursuant to the California
Environmental Quality Act, including a Mitigation Monitoring and
Reporting Program and Approve Conditional Use Permit No. CD-CUP-
2023-0013 to Develop a 17,272 square foot Public Library, Located at
83 High Street, Demolition of an Existing 7,900 square foot Public
Library located at 699 Moorpark Avenue, in Connection Therewith, on
the Application of Jessica Sandifer on behalf of the City of Moorpark.
STAFF RECOMMENDATION
1.Open the public hearing, accept public testimony, and close the public hearing;
and,
2.Adopt Resolution No. PC-2024-706 a) certifying the Final EIR for the Civic Center
Master Plan and City Library, including the Mitigation Monitoring and Reporting
Program, and CEQA Findings of Fact pursuant to CEQA; and b) approve
Conditional Use Permit No. CD-CUP-2023-0013.
PROJECT DESCRIPTION AND BACKGROUND
On February 8, 2023, Jessica Sandifer, Deputy Parks and Recreation Director for the City
of Moorpark (“Applicant”) submitted a Conditional Use Permit (“CUP”) application to allow
the construction of a new 17,272 square foot public library and demolition of the existing
7,900 square foot public library (“Project”) on 2.24 acres of land (“Project Site” / “Site”) on
behalf of the City of Moorpark (“City”). The Project Site includes Assessor Parcel
Numbers (APNs) 511-0-050-090, 511-0-050-175, 511-0-050-080, 511-0-050-265, and
511-0-050-255, located north of High Street and west of Moorpark Avenue (Attachment
1). The Project Site is addressed as 83 High Street and 699 Moorpark Avenue. The
Project relies on the Final Environmental Impact Report (“EIR”) prepared for the Civic
Center Master Plan (“Civic Center” / “Plan”).
Item: 8.B.
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Public Outreach
In 2018, the City’s Parks, Recreation, and Community Services Department began public
outreach to consider the community’s input on the proposed library. In 2021 and 2022,
four community workshops were held to discuss the City’s plans for the Civic Center with
a focus on the proposed library, which 81 persons attended. On May 16, 2022, an online
survey was released to gather public input on the architectural style of the future library,
which 175 individuals completed. On June 1, 2022, the City Council considered various
options for the architectural style and general layout of the proposed library, which
included an “industrial inspired” design and an “agrarian inspired” design. Ultimately, at
that meeting, the City Council supported the “agrarian inspired” design, which has been
incorporated into the proposed Project architecture (Exhibit 1) and is further discussed in
the Analysis Section of this report. Additional information regarding public outreach
conducted by the Applicant and City Council review of the proposed Project can be
reviewed here: www.moorparkca.gov/992/New-City-Library.
Exhibit 1: Artistic rendering viewed from High Street towards proposed library.
EXISTING AND SURROUNDING LAND USES
The Project Site consists of 2.24-acres that is currently developed with the existing public
library and remnants of a paved parking lot. The Project is within the downtown area.
The following table summarizes the General Plan, zoning, and existing land uses on the
subject property and within the vicinity.
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Table 1 - Existing and Surrounding Land Uses
Location General Plan Zoning Existing Land Use
Project Site
Downtown Specific
Plan (SP-D)
Mixed-Use Medium
(MUM)
Existing Public Library and
Vacant Lots
North
Downtown Specific
Plan (SP-D)
Mixed-Use Medium
(MUM)
City Hall, Parking Lot, and
Public Park
South
Downtown Specific
Plan (SP-D)
Mixed-Use Medium
(MUM) Post Office and Parking Lot
East
Downtown Specific
Plan (SP-D)
Mixed-Use Medium
(MUM), Commercial
Office (C-O), Old Town
Commercial (C-OT)
Commercial Buildings, Single
Family Residential
West
Downtown Specific
Plan (SP-D)
Mixed-Use Medium
(MUM), Multifamily
Residential (R-3)
Vacant, Multifamily
Residential
General Plan, Specific Plan, and Zoning Consistency:
The General Plan 2050 (“GP”) land use designation for the Project Site is Downtown
Specific Plan (“SP-D”). The SP-D designation envisions “Old Town Moorpark is that of
rural small-town America. The High Street area is particularly important because it retains
the country charm and agrarian qualities that are the roots of Moorpark's history.” The
GP notes “the SP-D plan envisions transforming Downtown Moorpark into a vibrant
commercial and residential destination in the heart of the city. The SP-D furthers the
vision for the overall revitalization of the downtown and implements design standards,
guidelines, and a strategy for business attraction and development of the city-owned
parcels in the downtown area.” The Zoning designation for the Project Site is Mixed-Use
Medium (“MUM”), which is consistent with the GP designation.
The GP includes the following policies and goals which the proposed Project are
consistent with and would support.
Land Use (LU) Goal 1.4 - Public services to support growth: Coordinate new development
and redevelopment of existing properties to ensure that the existing and planned capacity
of public facilities and services shall not be adversely impacted.
LU Goal 3.8 - Public services and facilities: Support a diversity of uses and services
supporting Moorpark’s residents such as facilities for governance and administration,
public safety, seniors and youth, community gatherings, and comparable activities.
LU Goal - 6.6 Gathering places for residents: Permit the development of assembly
facilities for social, cultural, and educational, organizations in locations where they can be
located, designed, and managed to assure compatibility with adjoining uses.
LU Goal 9.18 - Library and lifelong learning: Provide and promote a state-of-the-art library
that offers resources and engaging programs to meet the varied educational, cultural,
civic, and general business needs of all residents and support opportunities for lifelong
learning and enrichment.
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LU Goal - 17.1 Services supporting Moorpark’s residents: Provide public facilities and
services that are cost effective, and contribute to the health, safety, welfare, and personal
development of all residents.
LU Goal - 19.1 Core community district: Support the continued development of the area
along High Street as a distinct place identified as the symbolic and functional downtown
of Moorpark.
The Downtown Specific Plan (DTSP) Vision describes the downtown as a “unique mix of
offices and businesses, and the cultural and civic hub to the City”. The DTSP looks to
attract new anchor uses in the downtown, specifically noted in Program 3: “pursue
relocating other civic uses to the High Street site (i.e. post office, library, civic offices) and
evaluate the possibility of a developer partnership in trade for a guaranteed lease.” The
proposed municipal library relocation to High Street would implement Program 3 of the
DTSP. The DTSP goes on to further describe the “possible resurgence of the High Street
corridor’s unique and historic role as a civic and community focus”. The following DTSP
policies and goals are also supported by the proposed Project:
DTSP Policy 9.5 - The civic center shall remain in the downtown area to encourage the
revitalization of downtown.
LU Goal 9.18 - Provide and promote a state-of-the-art library that offers resources and
engaging programs to meet the varied educational, cultural, civic, and general business
needs of all residents and support opportunities for lifelong learning and enrichment.
DTSP General Goal 3.3.1 (applicable sections provided) -
(b): Create public plazas and open spaces that serve as focal points and landmarks for
community events.
(d) Promote downtown as a special place for cultural and civic events, dining,
entertainment, and shopping.
e) Focus city and Redevelopment Agency investment and public improvement on the
downtown core, giving it the highest priority.
f) Make provisions for entry statements along key corridors to the downtown, i.e. at
Moorpark Avenue near Los Angeles Avenue at Moorpark Avenue and High Street, and
Moorpark Avenue and Spring Road.
DTSP LU Goals 3.3.3 (applicable section provided) -
f) Continue to maintain a civic presence in downtown through the expansion of the Civic
Center area to provide for an enlarged City Hall and Library.
The Project is consistent with the GP and DTSP goals and policies in that the library will
provide the community with expanded public services and programing. The proposed
library will also offer increased opportunities for arts, culture, and gathering in and around
the Project Site as the library includes multipurpose rooms, study areas, and outdoor
gathering spaces. The proposed library would also support the revitalization of High
Street and bring further revitalization to the downtown core.
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The Project is located within MUM zoning designation, “the purpose of this zone is to
provide for a mix of commercial, office, and housing development in buildings to achieve
project feasibility. Buildings will contain active ground floor uses located at or near the
sidewalk with housing or office next to or above”. As a result, the proposed library is
compatible with the General Plan, DTSP, and zoning designations for the Project Site.
ANALYSIS
The Project includes a request to construct a 17,272 s.f. public library to replace the
existing library. The proposed library includes architectural elements that are reminiscent
of traditional agricultural barns or farmhouse buildings from the early 20th century, using
large wooden timber trusses, exposed beams, gable roof forms, overhangs, stone
veneer, and metal roofing. The proposed library includes large glass windows facing High
Street to create a clear formal entrance and focal point to the library. The proposed
library’s interior floor plan includes several rooms and spaces for book collections
organized into the following groups: early childhood, children, teens, and adults. The
facility will also have two multipurpose and several study rooms and spaces that can be
used for events, programs, or rented to the public. The proposed library also has
expanded staff work rooms, a breakroom, and a marketplace area for the “Friends of the
Library” volunteer group. The Project Site incorporates a partially covered and raised
seating area along the east and south sides of the library, reminiscent of a farmhouse
wrap-around porch. The Project’s outdoor areas also include walking pathways,
landscaped areas, a parking lot, bike racks, and a bus shuttle stop.
Once constructed, the City’s existing library, located to the northeast, will be transitioned
into the new library structure. The existing library building would then be demolished.
The new library would operate similarly to the existing library and would be open to the
public daily, Monday through Thursday from 10:00 a.m. to 8:00 p.m., Friday and Saturday
10:00 a.m. to 5:00 p.m., and Sunday from 1:00 p.m. to 5:00 p.m. Although future
operating hours of the library may fluctuate, the Project intends to maintain the same
operational hours and services in the new library, as currently in place in the existing
library. Services and programs offered at the new library will likely be expanded over
time. The library will also offer use of certain areas of the facility for private use or rental,
upon request.
Development Standards
The Project is located in the MUM zoning designation which includes development
standards to be used along with the DTSP design guidelines to “ensure compatibility and
coordination of uses within the downtown planning area”. Pursuant to MMC Section
17.20.070(C)(5), governmental uses, including libraries can be permitted in the MUM
zone with a CUP. The applicable development standards outlined in MMC Section
17.24.055, shown below, have been met through the proposed Project’s design.
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Table 2 – Development Requirements
Development Standard Required Proposed Standard Met?
A. Floor Area Ratio, maximum 2.0 0.18 Yes
E. Setbacks for frontages along
Moorpark Avenue and High Street
(min/max)
0' / 5’ 58’6” (south) Yes*
F. Width of frontage building to
maintain minimum setback
75% 80% Yes
G. Interior side yard setback,
except for require fire department
setback
0’ 51’ 4” (west)
12’ 7” (east)
Yes**
Yes**
J. Rear yard setback, except for
require fire department setback
0’ 52’ (north) Yes**
L. Building and structure height,
maximum
3 stories and
40’
2 stories
30’ 6”
Yes
Yes
R. Minimum Landscaping
requirement
15% 25% Yes
*The Project is designed to account for future improvements and widening of High Street, which will be
expanded along the Project Site’s southern property line, to align with High Street’s existing alignment to the
east of Moorpark Avenue. Therefore, the Project’s front setback of the building and front patio are set back
sufficiently to account for the expected width of High Street fronting the Project Site. In addition, the Project
was designed to coordinate with the future High Street improvements that will be installed with the Hitch
Ranch Project, which are expected to begin construction within the next five years.
**The Project has been designed to account for fire access requirements along the east and west interior
side yards and rear yard of the Project Site. In addition, the Project was designed to account for existing and
future easements for water, sewer, and storm drains on the east and west sides of the Project Site, requiring
the proposed library structure to be set back further. Lastly, the project also provides access to a loading
zone and bus shuttle stop on the west side of the Project Site, which requires a wider side yard setback.
Activity Space
Pursuant to MMC 17.24.060(A)(2) “an optional activity space may exist within the area
created when a building frontage is set back up to the maximum allowed frontage setback
after the percentage of required minimum building frontage percentage in
Table 17.24.055(F) is met. This activity space can be used as outdoor gathering area,
dining, plaza, or similar pedestrian-oriented activities for adjacent uses.” The proposed
covered front patio and landscape areas can be found consistent with this requirement,
further supporting the proposed front setback of the Project.
Parking:
The Project provides 70 parking spaces on-site, two bicycle lockers, and bike racks to
accommodate 6 bikes. Pursuant to MMC Section 17.32.020(G)(3), general automobile
parking requirements for governmental uses, including libraries are specified by the
permit. Therefore, the CUP would specify the required parking for the library. The
proposed library would typically be staffed by a maximum of nine staff at any one time
and would have a maximum occupancy of 541 persons within the building. In this case,
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the proposed parking provided on the Project Site, along with significant public parking
available south of High Street, at City Hall, and within the surrounding downtown
sufficiently addresses anticipated parking demands of the Project.
Landscape Plan
The proposed library includes a conceptual landscape plan, which incorporates plants
and trees consistent with the City’s adopted Landscape Design Standards and
Guidelines, as well as Ventura County Fire Department planting guidelines for the High
Fire Designated Areas. The Project includes planting a variety of native, drought tolerant
and fire-resistant plantings which will improve the street frontage, as well as provide
shade and interest throughout the Project Site. The conceptual landscape plan will be
revised to align with the proposed library site plan, as conditioned.
Architecture
The DTSP encourages that projects be designed to be architecturally compatible with the
Spanish or traditional early American architectural styles which are used along High
Street. The proposed agrarian farmhouse architectural style is compatible and similar to
the existing early American architectural styles within the downtown. The proposed
structure incorporates large wood beams, stone veneers, gabled roofs, and other details
which are reminiscent of agricultural structures which would have been in existence in the
early 20th century throughout Ventura County, which are encouraged by the DTSP.
The proposed library’s front elevation is set back from the right-of-way to incorporate
public street parking, landscaping, and seating areas along High Street. The library
entrance is set slightly forward of the rest of the building, highlighted by the gable roof
and large plate glass windows, which emphasizes the front entrance. The front and east
side seating areas are raised slightly above the street side grade and surrounded by a
guardrail to create a sense of separation and place. The remainder of the building is set
back slightly and is accentuated by porch columns and stone veneer at building
transitions and on corners. The library is designed with “four-sided architecture”, as
indicated in the DTSP, incorporating the building’s architectural details to all sides, each
with unique window layouts, covered entries, and stone and wood finishes. The rear
entrance of the library is also a focal point for the Project, as it would be a significant
entrance for the public from the rear parking lot. The library’s rear north elevation is
highlighted by large ground to ceiling transparent plate glass windows, columns features
accentuated by stone veneer, red brick, reclaimed wood siding, and open wood beam
gable roof ends. Since the rear entrance of the library will also be a primary entryway;
therefore, the Project’s rear elevation is designed to have similar design features, scale,
and mass as the design of the front entrance. The roof would be finished with a standing
seam metal, and the building would be incorporating a color palette of beige, light brown
and tan, consistent with the DTSP.
The west elevation of the library would be the primary employee entrance and includes a
loading zone, bus shuttle stop, driveway, landscaping, bike racks, and storm water
detention elements. Service areas of the library are screened by a concrete block trash
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enclosure, landscape screening, located underground, or otherwise within the building.
Air conditioning equipment will be stored within the roof parapet, screened from public
view, as required by the Downtown Specific Plan and City Code.
Lot Merger
The Conditions of Approval require that a lot merger is completed prior to issuance of a
grading permit. Currently, three existing parcels (APNs 511-0-050-090, 511-0-050-175,
and 511-0-050-080) exist where the library will be constructed. The merger would ensure
that the proposed library building is located on one contiguous parcel.
ENVIRONMENTAL DETERMINATION
In accordance with the City’s environmental review procedures adopted by resolution, the
Community Development Director determines the level of review necessary for a project
to comply with the California Environmental Quality Act (CEQA). Some projects may be
exempt from review based upon a specific category listed in CEQA. Other projects may
be exempt under a general rule that environmental review is not necessary where it can
be determined that there would be no possibility of 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.
The Project relies on the EIR prepared for the City’s Civic Center which would include the
Project Site and parcels to the north and west of the Project Site. The Civic Center EIR
analyzes the impacts associated with an expanded description that the proposed library,
a new city hall, and potential commercial and residential development on the subject
parcels (APNs 511-0-050-305, 511-0-050-225, 511-0-050-245, and 511-0-020-275). The
Civic Center is intended to be developed in four phases, with the proposed library being
Phase 1. Future development associated with the Plan will be considered by separate
actions by the decisionmakers as part of future entitlement applications, which may
include Mixed Use, Commercial, or Residential Planned Development Permits. The EIR
describes the scope of the Plan to include the following four phases, and as shown on
Exhibit 2:
•Phase 1 - A new 18,000 square foot (“s.f.”) library with outdoor plaza would be
constructed. The existing city hall would be re-purposed as 5,085 s.f. of office space,
and the existing community center would remain as an active adult center. The
existing library would be removed at the end of this phase once the library is moved
to the new facility. Currently, a new temporary city hall location is being renovated at
323 Science Drive, where city hall staff will be relocated to in the next one to two years.
Proposed with Subject CUP
•Phase 2 - The west commercial site would be developed with approximately
13,000 s.f. of commercial uses, which would also include the development of a public
park as part of that development. Future Project/Not Proposed at This Time
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•Phase 3 - The north site residential area would be developed with approximately 75
units at 25 dwelling units per acre. Phase 3 would include the removal of the existing
city hall and community center/active adult center buildings. Future Project/Not
Proposed at This Time
•Phase 4 - A new 22,000 s.f. city hall and a mercado/market would be constructed.
Future Project/Not Proposed at This Time
Exhibit 2: Phased Civic Center Master Plan Map
Although the IS prepared for the future Civic Center determined that the Civic Center
would not generate significant and unavoidable impacts, with the application of mitigation
measures, the City preferred to prepare an EIR for the Civic Center.
Draft EIR Summary - The Draft EIR evaluates the potential adverse impacts of the future
Civic Center Master Plan, which includes the subject Project, and all associated actions
associated with its implementation. An EIR is intended to inform decisionmakers and the
general public of the potentially significant impacts of a project and to provide an
opportunity for meaningful public input prior to a decision being made on the development
application. The Draft EIR (State Clearinghouse Number 2022050175) fully describes
the Civic Center Master Plan, existing conditions within the Civic Center area, analyzes
the potential environmental impacts of implementing the future development, and
identifies mitigation measures to reduce significant impacts to a less than significant level.
The EIR Appendices includes thorough documentation of the technical studies and site
surveys that provide the basis for the findings described in the EIR.
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As part of the EIR process, a Notice of Preparation (“NOP”) was released on May 9, 2022,
beginning the 30-day public scoping period for the EIR to solicit guidance from those the
public and public agencies as to the scope and content of the environmental information
to be included in the EIR. During the scoping period, the City received eight comment
letters from public agencies and one comment from an individual. The Draft EIR
incorporated all comments received regarding the scope of the EIR in response to the
NOP.
The Draft EIR was prepared pursuant to CEQA and circulated for a 45-day review period
beginning on May 22, 2023, and ending on July 6, 2023.
Response to Comments – The Final EIR includes responses to the comments received
during the 45-day public review of the Draft EIR, incorporated in Section 2 of the Final
EIR. During that time, Staff received the six comments during the Draft EIR public review
period: one letter from a State agency, three letters from local agencies, and two letters
from individuals and other organizations. A full summary of all comments received and
response regarding the issues raised and adequacy of the CEQA analysis is provided in
the Final EIR (Attachment 3, Exhibit B, Pages 2-2 through 2-29).
In reviewing the comments, Staff concluded that none of the comments offered any new
evidence or any evidence that any fact, analysis, or determination in the Draft EIR is
incorrect or not supported with substantial evidence. Some minor revisions were made
to in response to the comments received. These revisions are fully outlined in the Final
EIR (Attachment 3, Exhibit B) and serve to correct, clarify, or amplify the text of the Draft
EIR, as appropriate. The revisions do not alter any of the conclusions of the Draft EIR
and no new environmental impacts or mitigation measures were identified or required.
The Planning Commission is the approval body for the certification of the subject EIR.
Civic Center Master Plan Impacts and Mitigation Measures - The EIR analyzes 20 topical
impact areas, that consider potential environmental impacts associated with the
construction associated with the prosed Civic Center Master Plan. These impacts are
organized into three criteria to determine the degree of environmental disturbance: 1) no
impact/less than significant impact; 2) less than significant impact with mitigation; and 3)
significant and unavoidable impacts. The summary of Civic Center Master Plan impacts
associated with the future development of the Civic Center are outlined below in Table 3.
Mitigation measures are specific and measurable technical requirements imposed on the
Plan that will address the specific potential environmental impacts. The Final EIR
(Attachment 3, Exhibit B) includes the full Mitigation Monitoring and Reporting Program
(MMRP) (Table 1-2 of Attachment 3, Exhibit B) necessary to reduce all identified impacts
listed to less than significant levels. The MMRP also incorporates references to
Conditions of Approval which will be applied to the Civic Center Master Plan and any
associated future projects, and further minimize potential environmental impacts. Table
4 below summarizes the mitigation measures incorporated into the EIR (Attachment 3,
Exhibit B, Pages 4-1 through 4-17).
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TABLE 3 – Summary of Impacts
Table 4 – Summary of Mitigation Measures
Impact Topic Mitigation Measure
Biological Resources MM BIO-1 – Biological Survey
MM BIO-2 – Burrowing Owl Survey
Cultural Resources MM CUL-1 – Tanner Corner Historical Protection Measures
Geology and Soils MM GEO-1 – Geotechnical Report
Noise MM NOI-1 – Equipment and Staging Locations
MM NOI-2 – Limit Vibrations
Alternatives Analyzed within the Draft EIR - Section 5.0 of the Draft EIR evaluates
alternatives to the Civic Center Master Plan. The alternatives represent a range of
reasonable alternative land use plans to the Civic Center that would attain most of the
basic objectives but are intended to avoid or substantially lessen one or more of the
significant impacts of the Civic Center. Based on the alternatives analysis, an
environmentally superior alternative is defined. CEQA requires consideration and
analysis of alternatives to the Civic Center. According to CEQA Guidelines, the range of
alternatives “shall include those that could feasibly accomplish most of the basic purposes
of the project and could avoid or substantially lessen one or more of the significant
impacts”. The Draft EIR analyzes two reasonable alternatives to the Civic Center that the
City considered during the preparation of the Draft EIR. These include Alternative 1 – No
Project, and Alternative 2 – No Commercial. An alternative site was initially considered
as a third alternative, but pursuant to CEQA Guidelines Section 15126.6(f)(2)(A), the
analysis determined that there are no significant and unavoidable impacts associated with
the Civic Center Master Plan, an alternative sites alternative would not substantially
lessen or avoid the impacts of the Plan; therefore, this alternative was omitted from further
consideration.
No Impact/Less than Significant Impact
Less than Significant
Impact with Mitigation
Significant and
Unavoidable Impact
Aesthetics Air Quality Biological Resources None
Agricultural and
Forestry Resources
Energy Cultural Resources
Greenhouse Gas
Emissions
Hazards and
Hazardous Materials
Geology and Soils
Hydrology and
Water Quality
Land Use and
Planning
Noise
Mineral Resources Population and
Housing
Public Services Recreation
Transportation Tribal Cultural
Resources
Utilities Wildfire
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CEQA Guidelines Section 15126.6(e)(2) indicates that an analysis of alternatives to a
project shall identify an environmentally superior alternative among the alternatives
evaluated in an EIR. The CEQA Guidelines also state that should it be determined that
the “no project” alternative is the environmentally superior alternative, the EIR shall
identify another environmentally superior alternative among the remaining alternatives.
A comparative summary of the environmental impacts associated with each alternative is
provided in Table 5-1, “Comparison of Alternatives” (Attachment 3, Exhibit B). As shown,
the No Project Alternative would be the environmentally superior alternative, and the No
Commercial Alternative would be the environmentally superior build alternative. Although
the Civic Center Master Plan has no significant and unavoidable impacts, the No Project
Alternative and the No Commercial Alternative would result in no new environmental
impacts, and would avoid some of the Plan’s less than significant impacts. However, the
No Project Alternative would not attain any of the basic objectives of the Plan nor would
the No Project Alternative achieve the underlying purpose of the Plan. Therefore, the
Civic Center Master Plan remained the focus of the Final EIR.
AGENCY COORDINATION
Throughout the life of the Project’s review, extensive agency coordination has taken
place. This coordination includes the Development Review Committee (“DRC”) which is
a multi-agency team led by the Community Development Department and comprised of
representatives from numerous city departments and county agencies, as well as utility
service providers. The DRC provides direction to project applicants during the planning
process to ensure that projects under review are designed in a manner that complies with
applicable development and life safety standard, is feasible to construct, and elusively for
service. Each agency, including Ventura County Watershed Protection District, Ventura
County Fire Department, Ventura County Waterworks District No. 1, Ventura County Air
Pollution Control District, and Ventura County Sheriff’s Office have reviewed and provided
comments to direct key revisions to the Project as it was refined. The DRC reviewed this
Project on March 7, 2023, and October 17, 2023. Conditions of Approval provided by
each DRC member agency are included in the attached resolution.
NOTICING
Public Notice for this meeting was given consistent 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 February 16, 2024.
2. Mailing. The notice of the public hearing was mailed on February 16, 2024, to
owners of real property, as identified on the latest adjusted Ventura County Tax
Assessor Roles, 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 February 13,
2024.
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4. EIR Comments. Mailed and emailed notice of EIR response to comments were
mailed and emailed on February 16, 2024.
ATTACHMENTS
1. Location and Aerial Maps
2. Proposed Architectural Plans (Site Plan, Floor Plan, and Elevations)
3. Draft Resolution No. 2024-706, including:
Exhibit A: Conditions of Approval for Conditional Use Permit No. CD-CUP-2023-
0013
Exhibit B: Final Environmental Impact Report, including the Mitigation Monitoring
and Reporting Program (Attached by reference below)
INCORPORATED BY REFERENCE
Civic Center Master Plan Final Environmental Impact Report (State Clearinghouse
Number 2022050175) – www.moorparkca.gov/CivicCenterMasterPlanEIR
Page 33
Project Location Map
PC ATTACHMENT 1 Page 34
-
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1" = 306 ft
Civic Center
Master Plan
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Library and Civi c Center EIR
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responsibl e staff for most up-to-date information.
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Project Location Map: Aerial
Page 35
1" = 344 ft CD·CUP-2023·0013 City
Library and Civi c Center EIR 02/12/2024
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This m ap may repres ents a visu al display of relat ed geographic information. Data provid ed her e on is not g uarant ee of actual f i eld conditions. To be sure of complete accu racy, pl ea se contact t he
responsibl e staff for most up-to-date informati on .
LOADING ZONE
NO PARKINGEV CHARGINGONLYEV CAPABLEEV CHARGINGONLYEV CHARGINGONLYEVCAPABLEEV CAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEICRTRTMMNNPC ATTACHMENT 2Page 36··-·· ' ( L c::==::J f7 r r= -··-··-··-·· cc )-Gil □ □ / f.---. ' ' ··-··-··-··-··J ============== $ 11 .... I Ill I
CHARLES STREETHIGH STREETCONCEPTUAL LANDSCAPE PLAN1"=20'-0"01KEYNOTECONCRETE PAVING - TYPE 1DESCRIPTIONKEYNOTES0107080910PRECAST CONCRETE PAVERSCIP CONCRETE STAIRSCONCRETE PAVING AT RAMP05061103040214CONCRETE MOWBAND - 6"W1312CONCRETE RETAINING WALL - TYPE 118"H x 18"W CIP CONCRETE SEATWALLCONCRETE MOWBAND - 12"WHANDRAIL AT STAIRSHANDRAIL AT RAMPGUARDRAIL - 42" HT.15CUSTOM RAISED METAL PLANER - 30" HT.16TUBE STEEL FENCE - 6'-0" HT.1718CONCRETE RETAINING CURB - 12"W X 24"HNOTEKEYDESCRIPTIONREFERENCE KEYNOTESABA.C. PAVINGCONCRETE CURB AND GUTTERCDEFGTRUNCATED DOMESCONCRETE CURB RAMPPAVEMENT MARKINGSACCESSIBLE SYMBOLCONCRETE WHEEL STOPADA SIGNAGEH20SAWCUT EXPANSION JOINTSSAWCUT JOINTSYM.DESC.DESC.SYM.ADA SIGN.TOE (BOTTOM) OF SLOPEB.O.S.T.O.S.TOP OF SLOPESEE CIVIL PLANSCATCH BASIN (PER CIVIL)FIRE HYDRANTSITE SYMBOLS LEGENDNOTE: UTILITIES SHOWN ARE FOR REFERENCE ONLY. SEE CIVIL DWGS. FOR DETAILS AND EXACTLOCATIONS. FINAL LOCATIONS TO BE REVIEWED BY LANDSCAPE ARCHITECT.DIRECTION OF RAMPDOWN SLOPEPAPLANTING AREA19FLAGPOLE - 35'-0" HT.212223STABILIZED DECOMPOSED GRANITE PAVINGBUS STOP SIGNTRANSFORMERJ6'-0" MAX HT.BIRD HOUSE ON METAL POLEBUG HOTELSITE FURNISHINGCONCRETE RETAINING WALL - TYPE 26'-0" MAX HT.CONCRETE PAVING - TYPE 28' HT CMU TRASH ENCLOSUREKPRECAST MODULAR WETLANDLBUTTERFLY SCULPTURE FOOTINGBUTTERFLY SCULPTUREMUNDERGROUND DETENTION TANKNPIV, CHECK VALVE, FDCSANITARY SEWER STRUCTURELIMIT OF WORKPAPALIMIT OF WORKLIMIT OF WORKLLL Developed forJob NumberDate PublishedChecked ByScaleRevisionDateARCHITECTURE ENGINEERING INTERIORSLANDSCAPE ARCHITECTURE PLANNING949-261-1001 Office949-260-1190 FaxLPADesignStudios.com5301 California Avenue,Suite 100Irvine, California 92617SubmittalDateThis document and all other project documents,ideas, aesthetics and designs incorporatedtherein are instruments of service. All projectdocuments are copyright protected, are theproperty of LPA, Inc. (LPA) and cannot be lawfullyused in whole or in part for any project or purposeexcept as set forth in the contractual agreementbetween LPA and its Client. The unauthorizeddisclosure and/or use of the project documents(including the creation of derivative works), maygive rise to liability for copyright infringement,unlawful disclosure, use or misappropriation ofproperty rights held by LPA. The unauthorizeduse of the project documents will give rise to therecovery of monetary losses and damagesincluding attorney fees and costs for which theunauthorized user will be held liable.Project documents describe the design intent ofthe work and are not a representation of as-builtor existing conditions. LPA is not responsible forany discrepancies between the project documentsand the existing conditions.• •• • • •••• • ••••••••••••DRC SUBMISSION01/31/23DRC RESUBMITTAL09/28/231" = 20'-0"HIGH STREETCITY OF MOORPARK30647CONCEPTUALLANDSCAPE PLANDRC4.0101/31/23MMMOORPARK CITY LIBRARYPAPAPAPAPAPAPA PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAT1T2S1ROSMARINUS OFFICINALIS'PROSTRATUS'/ ROSEMARYAGAVE ATTENUATA/FOXTAIL AGAVECALLISTEMON 'LITTLE JOHN'/DWARF CALLISTEMONLOMANDRA LONGIFOLIA'PLATINUM BEAUTY'/PLATINUM BEAUTYLOMANDRALANTANA 'NEW GOLD'/NEW GOLD LANTANACEANOTHUS 'DIAMONDHEIGHTS'/ DIAMOND HEIGHTSCARMEL CREEPERREF.SYM.BOTANICAL NAME/COMMON NAMESIZE/SPACINGSIZEBOTANICAL NAME/COMMON NAMEREF.SYM.ECHIUM FASTUOSUM/PRIDE OF MADEIRAWUCOLSWUCOLSLOWV LOWLOWLOWLOWLOWV LOW20% 15 GAL @ 4' O.C.30% 5 GAL @ 3' O.C.50% 1 GAL @ 2' O.C.BOUTELOUA GRACILIS/BLUE GRAMA GRASSLOWPLANTING LEGENDTREE LISTSHRUB/GROUNDCOVER LISTBACCHARIS PILULARIS'PIGEON POINT'/ DWARFCOYOTE BRUSHLOWMYOPORUM PARVIFLORUM/MYOPORUMLOW36" BOXPER PLANQUERCUS AGRIFOLIA/COAST LIVE OAKV LOW36" BOXPER PLANCERCIS OCCIDENTALIS/WESTERN REDBUDLOW36" BOXPER PLANNYSSA SYLVATICA/BLACK TUPELOMEDHEUCHERA SPP./CORAL BELLSMEDMUHLENBERGIA CAPILLARIS/PINK MUHLYMEDMUHLENBERGIA DUBIA /PINE MUHLYLOWSALVIA CLEVELANDII/CLEVELAND SAGELOWARTEMISIA 'POWIS CASTLE'/POWIS CASTLE SAGEBRUSHMEDDIANELLA 'CASSA BLUE'/CASSA BLUE DIANELLALOWCHONDROPETALUMTECTORUM/CAPE RUSHLOWJUNCUS PATENS 'ELK BLUE'/CALIFORNIA GRAY RUSHLOWCALYCANTHUSOCCIDENTALIS/WESTERN SPICE BUSHLOW36" BOXPER PLANPLATANUS X ACERIFOLIA'BLOODGOOD'LONDON PLANE TREEMED36" BOXPER PLANQUERCUS COCCINEA/SCARLET OAKMEDT3ACER JAPONICUMJAPANESE MAPLESYM.DESC.MANUF.MODEL #SITE FURNISHING LEGENDBIKE RACKBIKELOCKERCOLUMBIACASCADE(OR EQUAL)2170-9-E-SDURA(OR EQUAL)BIKE LOCKERTRASHRECEPTACLELANDSCAPEFORMS(OR EQUAL)MULTIPLICITYDOUBLEFREESTAND15"x26"x47"x36GALLONCITY OF MOORPARK NOTES:A. LANDSCAPE COMPLY WITH THE APPLICABLE CITY OF MOORPARK LANDSCAPE STANDARDS.BOOKDROPKINGSLEY60 C-SERIESPRECASTCONCRETEPLANTERQCPCALIFORNIAROUND 3636ADIRONDACKCHAIRANOVAPLANKPARCCENTRETABLEPARCCENTRECHAIRLANDSCAPEFORMS28" SQUAREB. LANDSCAPE AND IRRIGATION WILL COMPLY WITH THE CITY OF MOORPARK WATER EFFICIENT LANDSCAPEORDINANCE (CITY COUNCIL ORDINANCE NO. 383) AND LANDSCAPE WATER CONSERVATION STANDARDS.06060609090606060609061414BA0116160706060606ABTYP.TYP.A060601E06CDHGEFTYP.CD011607BATYP.PAPAPAPAAAA0601060622PA071616ETYP.212010EEEEJBBBEEEECCCCDEEEEPAPA02K161607B09120821010101VEH.01BEAFE220401MTYP.10041519151817151001PAAAAPAPA2222221208090309CH052023140914TYP.TYP.TYP.LNNNNDGB80' SETBACK LINE60' SETBACK LINEPROPERTY LINEPARCEL LINEPROPERTY LINE10101DRC4.03DRC4.03DDRC4.03DRC4.030202DRC4.03DRC4.03DDRC4.03DRC4.03PROPERTY LINE333333333333333333PROPERTY LINESubmittalDateDRC SUBMISSION01/31/23DRC SUBMISSION01/31/2023DRC RESUBMISSION09/21/2023DRC SUBMISSION01/31/2023DRC RESUBMISSION09/21/2023FINAL PLANT SELECTION PER VCFD REQUIREMENTSPage 37L X ! ! r-----------i ~----,, ,, V/ '\_ ~/' ------------------------,:;:-____________ / __ _ 7··------------! i i L i ------~ ~--t~~~ ~~-; I _.,, ( l5l i ------4 J j i i ------i j -i ---i -ti i -·· i i i i ~i -----i i ,.. i i i ~, -~ i ,; i i i i ________ _j i ---1 ____________ J 0 lfi 0 0 □
February 20th, 2024Page 38Moorpark City Library Materials Concept
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 39South Elevation Structural Timber Douglass Fir Dark Stained Structural Steel Blackened Steel Finish Wood Siding Reclaimed Wood Planks ------SiteWalls ---BrickVeneer ---· -----
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 40East Elevation -------11111!!! ---------Structural Timber Douglass Fir Dark Stained Site Walls Brick Veneer Structural Steel Blackened Steel Finish Hillstone Lucera Wood Siding Reclaimed Wood Planks
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 41North Elevation Structural Steel Blackened Steel Finish Structural Timber Hillstone Lucera
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 42West Elevation Structural Steel Blackened Steel Finish Building Wall El Dorado Hillstone Lucera Structural Timber Douglass Fir Dark Stained
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 43
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 44
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 45
Signage shown for conceptual purposes.Formal sign permits will be prepared at alater date.Page 46
Page 47Changing Lives by Design™
Page 48Moorpark City Library Materials Concept
Page 49Exterior & Interior Glulam Beam Control Sample Only Exterior & Interior PPG Ebony, Semi-Transparent Stain Stone Veneer Exterior & Interior Wood Siding Exterior & Interior Wood Ceiling Control Sample Only Exterior & Interior Eldorado Hillstone, Lucera Terra Mai, Lost Coast Doug Fir, Semi-Redwood Weathered transparent stain Exposed Steel Roof Mullions Exterior & Interior Exterior Exterior & Interior High Performance Paint Finish Custom Color to Match Mullions Standing Seam, Arcadia AB-7, Dark Berridge Zinc-cote Bronze Clear Sealed Fire treated at Ext. Fire Treated at Ext. Site Walls Exterior Belden Brick, Belcrest 760 Modular Plaster Exterior Sherwin Williams, Rivers Edge SW 7517 Trash Enclosure Walls Angelus Block, Sandstone Split Face
PC ATTACHMENT 3
RESOLUTION NO. PC-2024-706
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, CERTIFYING A FINAL ENVIRONMENTAL
IMPACT REPORT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT INCLUDING A MITIGATION MONITORING AND
REPORTING PROGRAM, APPROVAL OF CONDITIONAL USE PERMIT
NO. CD-CUP-2023-0013 TO DEVELOP A 17,272 SQUARE FOOT PUBLIC
LIBRARY, LOCATED AT 83 HIGH STREET, AND DEMOLITION OF AN
EXISTING 7,900 SQUARE FOOT PUBLIC LIBRARY, IN CONNECTION
THEREWITH, ON THE APPLICATION OF JESSICA SANDIFER ON
BEHALF OF THE CITY OF MOORPARK.
WHEREAS, on February 8, 2023, an application was filed by Jessica Sandifer,
Deputy Parks and Recreation Director (“Applicant”), on behalf of the City of Moorpark for
a Conditional Use Permit (“CUP”) CD-CUP-2023-0013 to develop a 17,272 square foot
public library located at 83 E. High Street, and demolish an existing 7,900 square foot
public library located at 699 Moorpark Avenue (“Project”); and
WHEREAS, at a duly noticed public hearing on February 27, 2024, the Planning
Commission considered CUP CD-CUP-2023-0013, including the agenda report and any
supplements thereto and written public comments; opened the public hearing and took
and considered public testimony both for and against the proposal; and
WHEREAS, on May 9, 2022, the City of Moorpark Community Development
Department published pursuant to California Environmental Quality Act (“CEQA”) an
Initial Study and Notice of Preparation (“NOP”) of an Environmental Impact Report (“EIR”)
related to the Civic Center Master Plan (“Civic Center”) to receive input from interested
public and private parties on issues to be addressed in the EIR between May 9, 2022,
and June 8, 2022. In addition, a public scoping meeting was held on May 23, 2022, to
provide information on the Project and receive additional comments on issues to be
addressed in the EIR; and
WHEREAS, on May 22, 2023, the City of Moorpark Community Development
Department published pursuant to CEQA a Notice of Availability and the Draft EIR for the
Moorpark Civic Center Master Plan (State Clearinghouse Number 2022050175)
analyzing the Project’s potential impacts on the environment and accepted public
comments in accordance with CEQA Guidelines Section 15105 for a period of 45 days
between May 22, 2023 and July 6, 2023; and
WHEREAS, the City prepared written responses to all comments received on the
Draft EIR and those responses to comments are incorporated into the Final EIR. The
Responses to Comments were distributed with the Final EIR to all public agencies that
submitted comments on the Draft EIR at least 10 days prior to certification of the Final
EIR; and
WHEREAS, the Final EIR is comprised of the Draft EIR dated May 2023 and all
appendices thereto, the Comments and Responses to Comments on the Draft EIR, the
Page 50
Resolution No. PC-2024-706
Page 2
clarifications, revisions, and corrections to the Draft EIR, and the Mitigation Monitoring
and Reporting Program, and the July 2023 Final EIR.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The findings made in this Resolution are based upon the information
and evidence set forth in the Final EIR (attached hereto as Exhibit B) and upon other
substantial evidence that has been presented at the hearings and in the record of the
proceedings. The Final EIR, agenda reports, technical studies, appendices, plans,
specifications, and other documents and materials that constitute the record of
proceedings on which this Resolution is based are on file for public examination during
normal business hours at the City of Moorpark Community Development Department, 799
Moorpark Avenue, Moorpark, CA 93021. Each of these documents is incorporated herein
by reference.
SECTION 2. The Planning Commission finds that agencies and interested
members of the public have been afforded ample notice and opportunity to comment on
the Final EIR and Project.
SECTION 3. Prior to taking action, the Planning Commission has heard, been
presented with, reviewed and considered the information and data in the record, including
oral and written testimony presented for and during public hearings. The City’s
independent environmental consultants, City staff, and the Project Applicant’s
environmental consultants reviewed and analyzed the comments received on the
Project’s environmental review. No comments or any additional information submitted to
the City have produced any substantial new information requiring additional
environmental review or re-circulation of the EIR pursuant to CEQA because no new
significant environmental impacts were identified, nor was any substantial increase in the
severity of any previously disclosed environmental impacts identified.
SECTION 4. The Planning Commission, pursuant to CEQA Guidelines Section
15090, certifies that the Final EIR: 1) reflects the Planning Commission’s independent
judgment and analysis; 2) was presented to, and reviewed and considered by, the
Planning Commission; and 3) has been completed in compliance with CEQA.
SECTION 5. Pursuant to Public Resources Code section 21081.6, the Planning
Commission adopts the Mitigation Monitoring and Reporting Program included herewith
in Exhibit B and incorporated herein by reference, and adopt each mitigation measure set
forth therein, and impose each mitigation measure as a condition of the Project’s
approval.
SECTION 8. FINDING OF GENERAL PLAN CONSISTENCY: The Planning
Commission hereby finds the Project and all associated actions to be consistent with the
General Plan based upon the information set forth in the staff report(s), accompanying
studies, the Project Final EIR and appendices, and oral and written public testimony,
Page 51
Resolution No. PC-2024-706
Page 3
including but not limited to the General Plan Consistency Analysis provided in Section
4.10 (Land Use and Planning) of the Draft EIR incorporated by reference.
SECTION 2. CONDITIONAL USE PERMIT 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 Section 17.44.040(C):
A. The proposed use is consistent with the provisions of the General Plan, zoning
ordinance, and all applicable regulations in that the proposed use would be
permitted within Mixed-Use Medium (MUM) zone and the Downtown Specific Plan
area. The proposed use is also consistent, with General Plan Land Use Element
Goal No. 3.8: Public services and facilities: Support a diversity of uses and services
supporting Moorpark’s residents such as facilities for governance and
administration, public safety, seniors and youth, community gatherings, and
comparable activities and General Plan Land Use Element Goal No. 9.18: Library
and lifelong learning: Provide and promote a state-of-the-art library that offers
resources and engaging programs to meet the varied educational, cultural, civic,
and general business needs of all residents and support opportunities for lifelong
learning and enrichment. Additionally, the proposed use is consistent with General
Plan Land Use Element Goal No. 17.1: Services supporting Moorpark’s residents:
Provide public facilities and services that are cost effective, and contribute to the
health, safety, welfare, and personal development of all residents and General
Plan Land Use Element Goal No. 19.1: Core community district: Support the
continued development of the area along High Street as a distinct place identified
as the symbolic and functional downtown of Moorpark. The proposed use is also
consistent with Downtown Specific Plan Land Use Goal No. 3.3.3 f): Continue to
maintain a civic presence in downtown through the expansion of the Civic Center
area to provide for an enlarged City Hall and Library.
B. The proposed use is compatible with both existing and permitted land uses in the
surrounding area. The proposed Project would replace the existing City library
located to the north east, located on the City’s Civic Center site. Surrounding uses
include commercial stores and services, residences, post office, and City Hall.
C. The proposed use is compatible with the scale, visual character, and design of
surrounding properties. The proposed structure has undergone significant public
review by the public, City Council, and Planning Commission to find the agrarian
architectural style desirable in the downtown core. The architectural style, scale,
features, and design are consistent with design guidelines set forth in the
Downtown Specific Plan and applicable design standards in the MUM zone.
D. The proposed use would not be obnoxious or harmful or impair the utility of
neighboring property or uses. The proposed Project would operate with similar
programing, hours of operation, and staff as the existing library which it will replace,
which has been beneficial to the surrounding community.
Page 52
Resolution No. PC-2024-706
Page 4
E. The proposed use would not be detrimental to the public health, safety,
convenience, or welfare in that Conditions of Approval (Exhibit B) have been
included to ensure the Project would not generate negative impacts on the
surrounding area and the proposed library is planned to operate similarly as the
existing library which has not demonstrated negative impacts to public health,
safety, convenience, or welfare.
SECTION 3. PLANNING COMMISSION APPROVAL: The Planning Commission
hereby approves CUP CD-CUP-2023-0013 subject to the Conditions of Approval found
in Exhibit A attached.
SECTION 4. FILING OF THE RESOLUTION: The Community Development
Director shall cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PASSED, AND ADOPTED this 27th day of February 2024.
________________________________
Kipp Landis, Chair
___________________________________
Carlene Saxton
Community Development Director
Exhibit A – Conditions of Approval
Exhibit B – Final Environmental Impact Report dated July 2023, including Mitigation
Monitoring and Reporting Program
(Referenced by link: www.moorparkca.gov/CivicCenterMasterPlanEIR)
Page 53
Resolution No. PC-2024-706
Page 5
EXHIBIT A
CITY OF MOORPARK CONDITIONS OF APPROVAL
Project Approval Date:
Expiration Date:
Location: 83 High Street, Moorpark
Entitlements: Conditional Use Permit No. CD-CUP-2023-0013
Project Description: Allow the development and operation of a new 17,272 square foot
City library and associated site improvements located at 83 High Street (“Project Site”),
and demolition of the existing 7,900 square foot public library structure located at 699
Moorpark Avenue (“Project”), on an application of Jessica Sandifer on behalf of the City
of Moorpark (“Applicant”).
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 Statutes,
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. 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 plans or on the entitlement
application. This language shall be added as a notation to the to the final plans for
the entitlement. [CDD]
2. 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]
3. 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
Page 54
Resolution No. PC-2024-706
Page 6
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]
4. 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]
5. 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]
6. 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 and
a matrix indicating how each condition has been complied with. [CDD]
7. 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 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]
8. 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]
9. Mechanical equipment for the operation of the building should be ground mounted
and screened to the satisfaction of the Community Development Director, except as
otherwise permitted by this CUP to allow screened roof mounted equipment within a
roof parapet. The Community Development Director may approve other roof-mounted
equipment, in which case, all parts of the roof mounted equipment (such as vents,
stacks, blowers, air conditioning equipment, etc.) should be screened below the lowest
parapet on the roof; and should 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, except as required by Building Code. [CDD]
Page 55
Resolution No. PC-2024-706
Page 7
10. Any outdoor ground level equipment, facilities or storage areas including, but not
limited to loading docks, trash enclosures, cooling towers, generators, must be
architecturally screened from public view with masonry wall and/or landscaping as
determined by the Community Development Director. [CDD]
11. Prior to the issuance of a grading permit for each project phase, the applicant shall
demonstrate adequate sight distance at all street intersections, in a manner meeting
the approval of the City’s Public Works Department. [CDD & PW]
12. Prior to the issuance of any grading permits, the applicant shall demonstrate that
applicable improvements for that phase from the Project’s Traffic Study have been
incorporated into Project design, in a manner meeting the approval of the City’s Public
Works Department. [CDD & PW]
13. 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. Bicycle racks or storage facilities, shall be provided in quantities as required by
the Municipal Code.
c. If drains from the loading area are connected to the sewer system, they are
subject to the approval of Ventura County Waterworks District No. 1.
d. Final exterior building materials and paint colors consistent with the approved
plans under this permit. Any changes to the building materials and paint colors
are subject to the review and approval of the Community Development Director.
e. 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.
f. 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
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
Page 56
Resolution No. PC-2024-706
Page 8
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 & BS]
14. A final landscape plan shall be prepared to align with the library site plan and to
address all requirements of the City’s Landscape Design Standards and Guidelines
and the Ventura County Fire Department standards for landscape in the High Fire
Severity Zone or applicable fire zone at the time of approval. The final landscape plan
shall be approved by the Ventura County Fire Department and the Community
Development Director prior to installation. [CDD & VCFPD]
15. 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, debris and dirt must
be trapped and collected to prevent entry to the storm drain system in accordance
with NPDES requirements. [CDD & PW]
16. Prior to issuance of a building permit, the Applicant shall pay all required fees for
applicable Development Impact Fees required of the Project by outside agencies.
[CDD & BS]
17. Tree Survey and Landscaping Plan. Prior to the issuance of a grading permit, a tree
survey must be prepared to determine the valuation of the mature trees to be removed.
Thereafter, a landscaping plan shall be prepared which incorporates replacement tree
plantings consistent with the City’s Tree Ordinance, which would be submitted to the
City’s Community Development Director for review and approval. [CDD & PRCS]
18. A 15-mile per hour speed limit must be observed with all construction areas. This
condition shall be noted on all grading or building permits plans prior to permit
issuance. [CDD & PW]
19. The Project’s grading, construction, and demolition activities shall comply with Section
15.26 of the City’s Municipal Code, which requires contractors to not engage in or
conduct any noise-generating outdoor construction work, except between the hours
of 7:00 AM and 7:00 PM, Monday through Saturday, unless a permit for different hours
has been issued. [CDD, BS, & PW]
20. The Project shall comply with Chapters 9.28, 10.04, 12.24 and 17.53 of the Moorpark
Municipal Code and any provision amendatory or supplementary thereto, as a
standard requirement for construction noise reduction. [CDD &BS]
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21. Beginning in 2030, prior to issuance of a grading permit, the Project’s Construction
Manager shall demonstrate to the City’s Community Development Department that
construction documents require the construction contractors to implement the
following measures: a. All off-road diesel-powered construction equipment greater
than 50 horsepower (hp) used during phases 3 and 4 shall, at a minimum, meet Tier
3 off-road emissions standards. b. A copy of each unit’s certified offroad engine Tier
specification shall be provided to the City at the time of mobilization of each applicable
unit of equipment. [CDD & APCD]
22. As applicable, during construction of the Project, the Applicant and its’ contractors
shall be required to comply with Ventura County Air Pollution Control District
(VCAPCD) Rule 62.7, Asbestos-Demolition and Renovation, which imposes
notification, emission control, training and licensing, warning signage, containment
area, and record keeping requirements on projects involving the demolition and
renovation operations and the associated disturbance of asbestos-containing material
(ACM). [CDD, BS, & APCD]
23. Nesting Bird Survey. If construction and/or vegetation removal must be initiated during
the peak nesting season (i.e., February 1 to August 31), a preconstruction nesting bird
survey shall be conducted by a qualified Biologist within 14 days prior to the beginning
of Project-related activities (including but not limited to clearing, grubbing, vegetation
removal, grading, and building demolition). If project-related construction activities
lapse for greater than 14 days during the peak nesting season, an additional nest
survey shall be conducted before work can be reinitiated. If the Biologist finds an active
nest within or adjacent to the construction area (within 200 feet for all birds protected
under California Fish and Game Code and the Migratory Bird Treaty Act and within
500 feet for raptors), the Biologist shall identify an appropriate protective buffer zone
around the nest depending on the sensitivity of the species, the nature of the
construction activity, and the amount of existing disturbance in the vicinity. In general,
the Biologist should designate a buffer of 10 to 200 feet for common nesting birds and
200 to 500 feet for special status nesting birds and nesting raptors. Construction
activities within the buffer shall only proceed after a qualified biologist determines the
nest is no longer active due to natural causes (e.g., young have fledged, predation, or
other non-human causes of nest failure) to maintain compliance with California Fish
and Game Code and the Migratory Bird Treaty Act. [CDD]
24. Jurisdictional Drainage Avoidance and Regulatory Permitting. Impacts to jurisdictional
waters within the Project Site will be avoided to the extent feasible. If such impacts
are unavoidable, then permits/ certifications/ agreements from the United States Army
Corp of Engineers (USACE), Regional Water Quality Control Board (RWQCB), and
California Department of Fish and Wildlife (CDFW) are required. A pre-application
meeting with these agencies is recommended prior to submittal of permit applications
to discuss existing conditions; confirm the agencies’ jurisdiction over water resources
on the study area; discuss impacts to these resources that would result from the
Project; discuss proposed avoidance, minimization, and mitigation measures to offset
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these impacts; and to discuss the regulatory permitting process. Following the
preapplication meeting, the Project Applicant would prepare and process the
appropriate permits (e.g., a Section 404 Permit from the USACE in the form of a
Nationwide Permit or Individual Permit, a Section 401 Water Quality Certification from
the RWQCB, and/or a CDFW Section 1602 Notification of Lake or Streambed
Alteration). Additional permit conditions may be required by the resource agencies
regarding impacts to areas under their respective jurisdictions. Standard construction
Best Management Practices (BMPs) shall be implemented to prevent toxins,
chemicals, or petroleum products from entering the culverts and degrading water
quality. [CDD]
25. Greenhouse Gas Emissions - The Project is required to comply with the applicable
requirements established under the Green Building Standards Code Title 24
development standards. [CDD & BS]
26. Hazardous Materials - Applicant/operator shall store, manifest, transport, and dispose
of all on-site generated waste that meets hazardous waste criteria in accordance with
California Code of Regulations Title 22 and in a manner to the satisfaction of the
Manager, HCA/Hazardous Materials Program. Applicant shall keep storage,
transportation, and disposal records on site and open for inspection to any
government agency upon request. [CDD & BS]
27. Transport of Hazardous Materials - Transport of materials deemed as hazardous must
comply with the requirements of Title 22, Division 4.5 of the California Code of
Regulations, the U.S. Department of Transportation regulations in the Code of Federal
Regulations (specifically, Title 49, Hazardous Materials Transportation Act and Title
40, Part 263, Subtitle C of Resource Conservation and Recovery Act), California
Department of Transportation (Caltrans) standards, and Occupational Safety and
Health Administration (OSHA) standards. [CDD & BS]
28. Prior to issuance of a demolition permit for any buildings or facilities, building materials
shall be assessed by a qualified Environmental Professional as defined in Section
312.10 of 40 CFR Part 312 for the presence of lead-based paints (LBPs), asbestos-
containing materials (ACM), and other common hazardous building materials (e.g.,
polychlorinated biphenyl [PCB]- containing lighting ballasts and mercury-containing
light tubes and switches). If determined to be present, the Applicant shall prepare an
abatement plan for their removal and safe transport in compliance with State and
federal regulations, including Occupational Safety and Health Administration (OSHA)
regulations in the Code of Federal Regulations (specifically Title 29, Part 1926) and
South Coast Air Quality Management District (SCAQMD) Rule 1403. The abatement
plan shall meet the satisfaction of the County Environmental Health Division. [CDD &
BS]
29. As applicable, any future tenant or operator that may handle store, or transport
hazardous materials, or generate hazardous waste at or above the reportable
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thresholds shall be reported to the Ventura County Environmental Health Division’s
Certified Unified Program Agency (CUPA). [CDD & VCEHD]
30. Prior to issuance of a building permit for each new building within the Project Site, the
applicant is required to obtain a will-serve letter or equivalent from dry utility providers
demonstrating their capacity to serve the Project for electricity, natural gas, and
telecommunications, if needed. The will-serve letters must be submitted to the
Community Development Department for review prior to issuance of a building permit.
[CDD & BS]
31. Prior to issuance of a building or demolition permit for each new building or building
to be demolished within the Project Site, 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 applicable City and State requirements. The Plan must
include estimated quantities for each type of material to be diverted or landfilled. [CDD
& BS]
32. Prior to issuance of Certificate of Occupancy for new structures within the Project Site,
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 Construction and Demolition Materials
Management Plan Estimate and indicating the total amount of construction and
demolition waste diverted. [CDD & BS]
Mitigation Monitoring and Reporting Program
33. All mitigation measures required as part of an approved Mitigation Monitoring Report
and Program (MMRP) for this entitlement are hereby adopted and included as
requirements of this entitlement. Where conflict or duplication between the MMRP
and the Conditions of Approval occurs the Community Development Director shall
determine compliance so long as it does not conflict with the California Environmental
Quality Act and the more restrictive measure or condition shall apply. Applicable
mitigation measures have been reproduced below for reference. Mitigation measures
that are applicable to future phases of the Project have not been shown in the
Conditions of Approval for Phase 1 for construction of a new library and demolition of
the existing library. The complete text of the MMRP is included in Exhibit B, starting
on page 4-1, attached to Resolution No. PC-2024-706. [CDD]
34. MMRP BIO-2 - The Applicant shall retain a qualified biologist to conduct a pre-
construction survey for the burrowing owl between 14 and 30 days prior to the initial
ground disturbance on the western portion of the Project Site. The preconstruction
survey shall include the area of proposed disturbance plus a 500-foot buffer (if access
is available and habitat is present). If an active burrow is observed outside the
breeding season (September 1 to January 31) and it cannot be avoided, the burrowing
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Page 12
owl shall be passively excluded from the burrow following methods described in
California Department of Fish and Wildlife (“CDFW”) 2012. Prior to any burrowing owl
exclusion efforts, an exclusion plan will be prepared and submitted to CDFW for
review and approval. The plan will include all details on passive relocation including
that one-way doors shall be used to exclude owls from the burrows; doors shall be left
in place for at least 48 hours. Once the burrow is determined to be unoccupied, the
burrow shall be closed by a qualified Biologist who shall excavate the burrow using
hand tools. Prior to excluding an owl from an active burrow, a receptor burrow survey
shall be conducted to confirm that at least two potentially suitable unoccupied burrows
are within approximately 688 feet prior to installation of the one-way door. If two natural
receptor burrows are not located, one artificial burrow shall be created for every
burrow that would be closed. If an active burrow is observed outside the breeding
season (September 1 to January 31) and it can be avoided, the Biologist shall
determine an appropriate protective buffer for the burrow based on CDFW guidelines.
The buffer shall range from 160 feet to 1,640 feet depending on the level of impact
and the time of year. The designated buffer will be clearly marked in the field and will
be mapped as an environmentally sensitive area (ESA) on construction plans. If an
active burrow is observed during the breeding season (February 1 to August 31), the
active burrow shall be protected until nesting activity has ended (i.e., all young have
fledged from the burrow). The Biologist shall determine the appropriate protective
buffer for the burrow based on CDFW guidelines. The buffer shall range from 650 to
1,640 feet depending on the level of impact and the time of year. The designated
buffer will be clearly marked in the field and will be mapped as an ESA on construction
plans. Construction shall be allowed to proceed when the qualified Biologist has
determined that all fledglings have left the nest. [CDD]
35. MMRP CUL-1- Prior to the start of Project phases that involve work within 75 feet of
the Tanner Building, protection measures shall be developed in a formal plan for the
adjacent Tanner Corner Building at 601 Moorpark Avenue. Protection measures shall
include at a minimum: (1) clear denotation in the project construction plans that the
project is located directly adjacent to an historical resource, marking the location of
the Tanner Corner Building; (2) a protocol for informing all construction workers of the
presence of the historical resource and making them aware of the protocol to avoid
and protect it; (3) a list of approved construction equipment/distances in consideration
of any identified groundborne vibration impacts; (4) recommendations for specific
protective fencing and signage to be implemented during construction; and (5) if
determined appropriate based on the results of the groundborne vibration analysis,
recommendations for construction monitoring (pre-, post-, and during construction).
The protection plan shall be prepared by a qualified architectural historian/historic
preservation professional, clearly identify all responsible parties with their contact
information, and be appended to the final set of construction plans. (Also see MMRP
NOI-2, Noise, which relates to vibration monitoring requirements). [CDD, BS, & PW]
36. MMRP GEO-1- Prior to approval of grading plans, the Applicant shall demonstrate, to
the satisfaction of the City’s Planning Division that the recommendations in the
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Page 13
project’s geotechnical reports and in any future geotechnical reports have been fully
and appropriately incorporated (OGI 2017a and 2017b). [CDD & PW]
37. MMRP NOI-1- Prior to the start of grading of each Project phase, the Project applicant
shall provide evidence acceptable to the City’s Community Development Department,
that: a. All construction vehicles or equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers. b. Stationary equipment, such as
generators and air compressors, would be located as far from local residences and
Walnut Canyon Elementary School, as feasible. c. Equipment maintenance and
staging areas would be located as far away from local residences and Walnut Canyon
Elementary School, as feasible. d. Stockpiling and/or vehicle staging areas shall be
located as far as practicable from dwellings and Walnut Canyon Elementary School.
[CDD, BS, & PW]
38. MMRP NOI-2- During construction activities, the Project Applicant will ensure that
ongoing vibration monitoring is conducted for Project activities within 75 feet of the
Tanner Corner Building as specified below.
• Whenever vibratory replacement activities occur within 75 feet of the Tanner
Corner Building.
• Whenever Deep Soil Mixing activities occur within 50 feet of the Tanner
Corner Building.
• Whenever general construction equipment is utilized within 25 feet of the
Tanner Corner Building.
If vibration levels at the Tanner Corner Building reach or exceed 0.25 ppv, there is a
potential for building damage and an immediate stop work order will be issued.
Alternative construction methods or vibration reduction measures will then be
determined that keep vibration exposure levels below 0.25 ppv. [CDD, BS, & PW]
Ground Disturbances
39. 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. Staff from the Community Development Department shall be made
aware of the training and have the opportunity to attend the training. [CDD]
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40. Historical Resource Training: Prior to any ground disturbing activity, construction
personnel associated with earth moving equipment, drilling, grading, and excavating,
shall be provided with basic training regarding the historical resource located adjacent
to the Project Site, identified as Tanner Corner. As part of the archeological training
identified in Condition No. 52, or as part of a separate training, all construction
personal shall be made aware of the sensitivity of the historic resource and protocols
identified in MMRP CUL-1. Staff from the Community Development Department shall
be made aware of the training and have the opportunity to attend the training. [CDD]
41. 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]
42. Inadvertent Discovery of Human Remains. In accordance with Section 7050.5 of the
California Health and Safety Code, if human remains are found, the County Coroner
shall be notified within 24 hours of the discovery. No further excavation or disturbance
of the site or any nearby area reasonably suspected to overlie adjacent remains shall
occur until the County Coroner has determined, within two working days of notification
of the discovery, the appropriate treatment and disposition of the human remains. If
the County Coroner determines that the remains are or are believed to be Native
American, s/he shall notify the Native American Heritage Commission (NAHC) in
Sacramento within 48 hours. In accordance with Section 5097.98 of the California
Public Resources Code, the NAHC must immediately notify those persons it believes
to be the most likely descended from the deceased Native American. The
descendants shall complete their inspection within 48 hours of being granted access
to the site. The designated Native American representative shall then determine, in
consultation with the property owner, the disposition of the human remains. [CDD]
43. 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
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Page 15
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]
Permit Specific Conditions – Conditional Use Permit
44. This CUP is granted or approved with the City's designated approving body retaining
and reserving the right and jurisdiction to review and to modify the permit-including
the conditions of approval-based on changed circumstances. Changed
circumstances include, but are not limited to, major modification of the use; a change
in scope, emphasis, size, or nature of the use; the expansion, alteration,
reconfiguration, or change of use; or the fact that the use is negatively impacting
surrounding uses by virtue of impacts not identified at the time of application for the
conditional use permit or impacts that are much greater than anticipated or disclosed
at the time of application for the CUP. The reservation of right to review any permit
granted or approved under this chapter by the City's designated approving body is in
addition to, and not in lieu of, the right of the City, its Planning Commission, City
Council, and designated approving body to review and revoke or modify any permit
granted or approved under this chapter for any violations of the conditions imposed
on such permit.
45. 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]
46. Project Site shall provide a minimum of 65 parking spaces onsite, as stipulated by this
CUP. The Project includes 70 parking spaces. Minor revisions to the parking space
count, layout, or design may be authorized by the Community Development Director.
[CDD]
47. Outdoor live entertainment, amplified music, or sound shall not begin before 7 a.m.
nor conclude after 10 p.m., except for hours being expanded for special events or
temporary use permits with express consent of the Community Development Director
or their designee. [CDD]
48. The applicant shall comply with “Chapter 8.32 Prohibiting Smoking In Public Places”
at all times and shall provide signs consistent with Section 8.32.040 of the Moorpark
Municipal Code to the satisfaction of the Community Development Director, prior to
initiation of the uses allowed by this permit. [CDD]
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49. All necessary building permits must be obtained from the Building and Safety
Department and the Public Works Department prior to start of construction activities.
[CDD, BS, & PW]
50. No hazardous materials shall be used, stored, or generated on site that are subject
to regulation under any federal or state or local laws from time to time in effect
concerning hazardous, toxic or radioactive materials. The foregoing restriction shall
not extend to hazardous substances typically found or used in establishments within
first class enclosed regional Shopping Centers and are maintained only in such
quantities as are reasonably necessary for Applicant’s operations in the premises.
[CDD]
Department and Agency Requirements
Public Works and Engineering Department (PW)
ENGINEERING DIVISION
51. Prior to construction, applicant shall submit a construction traffic control plan for the
review and acceptance by 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]
52. 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]
53. 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]
54. 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, CDD, & BS]
55. 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]
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56. Prior to the issuance of a grading permit, 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]
57. Prior to the issuance of a grading permit, 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]
58. 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]
59. 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]
60. 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]
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61. 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]
62. Grading may occur during the rainy season from October 1 to April 15, subject to
timely installation of erosion control facilities when approved in writing by the City
Engineer, Public Works Director and the Community Development Director and
when erosion control measures are in place. In order to start or continue grading
operations between October 1 and April 15, project-specific erosion control plans
that provide detailed Best Management Practices for erosion control during the rainy
season must be submitted to the City Engineer and Public Works Director no later
than September 1 of each year that grading is in progress. During site preparation
and construction, the contractor shall minimize disturbance of natural groundcover
on the project site until such activity is required for grading and construction
purposes. During the rainy season, October 1 through April 15, all graded slopes
must be covered with a woven artificial covering immediately after completion of
each graded slope. Grading operations must cease if the applicant fails to place
effective best management measures on graded slopes immediately after
construction. No slopes may be graded or otherwise created when the National
Weather Service local three-day forecast for rain is 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]
63. 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]
64. At least one (1) week prior to commencement of grading or construction, the
applicant shall prepare a notice that grading or construction work will commence.
This notice shall be posted at the site and mailed to all owners and occupants of
property within five-hundred feet (500') of the exterior boundary of the project site,
as shown on the latest equalized assessment roll. The notice must include current
contact information for the applicant, including all persons with authority to indicate
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Page 19
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]
65. 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]
PUBLIC AND PRIVATE STREETS AND RELATED IMPROVEMENTS
66. Prior to construction of any public improvement, the applicant shall submit to the City
Engineer and Public Works Director, for review and acceptance, 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]
67. Prior to issuance of the first building permit, all existing and proposed utilities,
including electrical transmission lines less than 67Kv, must be under-grounded
consistent with plans approved by the City Engineer, Public Works Director and
Community Development Director. [CDD & PW]
68. Prior to final inspection of improvements, the project Registered Civil Engineer shall
submit certified original "record drawing" plans 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]
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Page 20
69. 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]
DRAINAGE AND HYDROLOGY
70. Prior to final review 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]
71. 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]
72. Prior to final review and acceptance of grading plan, a drainage plan showing all
proposed storm drainage facilities must be designed to the standards of the Ventura
County Watershed Protection District Design Hydrology Manual. This includes, but
not limited to, hydrologic modeling, design storm modeling, and development
mitigation criteria. The development mitigation criteria must address how to mitigate
100-yr developed condition peak back to the 10-yr developed condition peak. [PW]
73. The project shall attenuate the 100-year developed peak flow condition to the
10-year developed condition. This includes no increase in peak flow for the 10-year,
25-year, 50-year, and 100-year design storms. [PW]
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
74. 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 (BMPs).
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]
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75. Prior to the start of grading and any ground disturbance, all storm water quality
requirements shall conform to the latest NPDES and MS4 permit requirements.
Post-Construction Storm Water Quality BMPs shall conform to the most current
Ventura County Technical Guidance Manual for Stormwater Quality Control
Measures. [PW]
76. Prior to construction, a Storm Water Quality Report with a post-construction
maintenance covenant shall be submitted to the City for review and acceptance by
the City Engineer. [PW]
77. Prior to the issuance of any construction/grading permits, the applicant shall
demonstrate compliance under California’s General Permit for Stormwater
Discharges associated with Construction Activity by providing a copy of the Notice
of Intent (NOI) submitted to the State Water resources Control Board and a copy of
the subsequent notification of the issuance of a Waste Discharge Identification
(WDID) Number or other proof of filing in a manner meeting the satisfaction of the
Community Development Department and/or Public Works Department. Projects
subject to this requirement shall prepare and implement a Stormwater Pollution
Prevention Plan (SWPPP). A copy of the current SWPPP shall be kept at the Project
Site and be available for review on request. [PW]
78. As part of the project storm drain maintenance covenant, 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]
79. Prior to Certificate of Occupancy, a Final Storm Water Quality Report and
Operations & Maintenance Manual shall be reviewed by the City Engineer for
acceptance. [PW]
80. Prior to Certificate of Occupancy, a Storm Water Maintenance Covenant shall be
reviewed by the City Engineer for acceptance and recorded with the Ventura County
Recorder’s Office. [PW]
SITE SPECIFIC ENGINEERING CONDITIONS
81. Prior to construction of the bus turnout, proposed design must meet Ventura County
Road Standards Plate D-13, “Bus turnout”. Any deviations from the design standards
shall be reviewed by the City Engineer and Public Works Director. [PW]
82. Prior to submittal of construction plans, applicant must ensure that all onsite
improvements are designed within the legal parcel boundary. [PW]
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83. Applicant shall prepare and submit separate, off-site street improvement plans to
the City Engineer for review and acceptance. [PW]
84. Applicant shall ensure that all offsite improvements along High Street include a
vehicular lane, and a bicycle lane in both the east and west direction. The vehicular
and bicycle lane design must accommodate road alignment plans for the future Hitch
Ranch project. [PW]
85. Angled parking design along High Street must conform with the City’s and/or the
American Association of State Highway and Transportation Officials (AASHTO)
design standards. [PW]
86. Project building and site planning shall consider the following:
• Future 60’ public right-of-way for construction; and
• Ultimate 80’ right-of-way for design. (PW)
87. Prior to final review and acceptance of engineering plans, the applicant shall record
a Lot Merger for the parcels identified as Assessor Parcel Numbers (“APNs”)
511-0-050-175, 511-0-050-090, and 511-0-050-080, recorded with the Ventura
County Recorder’s Office. [CDD & PW]
88. Prior to Certificate of Occupancy, applicant shall set all property and centerline
monuments.
89. Prior to the issuance of a grading permit for each Project phase, a geotechnical
report will be prepared and submitted to the City for review and approval. The
geotechnical report shall be prepared by a registered Civil Engineer or certified
Engineering Geologist and shall contain site-specific evaluations of the seismic and
geologic hazards affecting the project and shall identify recommendations for
earthwork and construction. All recommendations from forthcoming site-specific
geotechnical studies shall be included in the site preparation and building design
specifications. Compliance with this requirement shall be verified by the City as part
of the plan approval process. [PW]
90. Prior to the issuance of any grading or building permits, the applicant shall submit
for review and approval by the Community Development Department, a Water
Quality Management Plan (WQMP) that must include the following minimum
contents:
• Address Site Design BMPs (as applicable) such as minimizing impervious
areas, maximizing permeability, minimizing directly connected impervious
areas, and conserving natural areas;
• Incorporate applicable Routine Source Control BMPs; and
• Include an Operation and Maintenance (O&M) Plan that identifies the
mechanism(s) by which long-term O&M of all structural BMPs will be
provided. [PW]
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91. Prior to the issuance of a certificate of use and occupancy, the applicant shall
demonstrate compliance with the WQMP in a manner meeting the satisfaction of the
Community Development Department, including:
• Demonstrate that all structural Best Management Practices (BMPs)
described in the project’s WQMP have been implemented, constructed and
installed in conformance with approved plans and specifications;
• Demonstrate that the applicant has complied with all non-structural BMPs
described in the project’s WQMP; • Submit for review and approval an
Operations and Maintenance (O&M) Plan for all structural BMPs for
attachment to the WQMP; and
• Demonstrate that copies of the project’s approved WQMP (with attached
O&M Plan) are available for each of the incoming occupants. [PW]
Ventura County Waterworks District No. 1 (VCWD1)
92. Prior to issuance of a grading permit, the Applicant shall prepare for Ventura County
Waterworks District No. 1 (VCWD1) review and acceptance, a water and sewer
improvement plans. Plans shall be prepared by a California registered Civil Engineer
in accordance with VCWD1 rules and regulations, standards, guidelines, and
requirements. [VCWD1]
93. No hardscaping, other than asphalt, shall be constructed above the VCWD1 sewer
main. [VCWD1]
94. Any proposed work needs to remain clear of the VCWD1’s right of way as indicated
by existing easements. [VCWD1]
95. All planned trees shall remain clear of the VCWD1’s easements at full maturity, as
indicated in related easements. [VCWD1]
96. Prior to issuance of a grading permit, provide an assessment of 300 feet of existing
sewer main extending from manhole in High Street and extending North 300 feet by
a registered Civil Engineer to determine condition of sewer main and any
remediation or relocation necessary to ensure the continued service to the citizens
of Moorpark. [VCWD1]
97. Applicant shall apply for a will serve letter and construction permit for a watered
meter service to serve the proposed library, prior to issuance of a building permit.
Applicant shall provide a plan and complete application package indicating water
demand and proposed meter location. VCWD1 shall determine fees to be paid for
the proposed service [VCWD1].
98. Prior to issuance of a grading or building permit, provide copies of the latest,
including any changes to, of the grading, street, landscape, and storm drain plans.
Plans may be provided in digital format. [VCWD1]
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99. Prior to issuance of a grading or building permit, provide a plan denoting the location
of fire hydrants and copy of approvals by the Ventura County Fire Protection District
for fire hydrant locations. [VCWD1]
100. Prior to issuance of a grading or building permit, provide cost estimates for water
and sewer improvements. [VCWD1]
101. Prior to issuance of grading or building permit, pay all applicable plan check
deposits, construction inspection deposits, capital improvement charges, sewer
connection fees, and meter charges per phase of the project as calculated by the
VCWD1. [VCWD1]
102. Prior to issuance of a will serve letter, all recorded easements dedicated to the
District for water and sewer facility improvements as shown on the recorded final
map or other recorded document. 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. Separate deeds of conveyance for easements and/or
lands in fee if these are not conveyed on the final map. [VCWD1]
103. Prior to issuance of a will serve letter, all easements shall be approved by VCWD1
and be designed to provide sufficient clearances to perform operation and
maintenance activities. No permanent improvements such as buildings, block walls,
monuments, fences, curbs and gutters, parking stalls, large trees and shrubs, and
related appurtenances shall be placed over the easement. [VCWD1]
104. The VCWD1 will provide “Will Serve Letters” upon completed review and
acceptance of the water and sewer improvement plans and payment of applicable
fees and charges. [VCWD1]
105. Following the acceptance of the above items, the Applicant shall enter into an
Agreement to Install improvements and provide a Surety Bond. Template copies of
the Agreement to Install and Surety Bond are available upon request. [VCWD1]
106. The applicant shall at all times comply with all applicable provisions of the Rules and
Regulations of the VCWD1. [VCWD1]
107. Prior to issuance of a grading or building permit, the sewer lateral will not tie into
Trunk Line that runs westerly in High Street. It should tie into the new proposed 10”
Line to the west of the library. [VCWD1]
108. Prior to issuance of a grading or building permit, the sewer line terminal cleanout
should be installed north of the existing sewer later to remain at 601 Moorpark Road.
[VCWD1]
109. Prior to issuance of a grading or building permit, the rear parking lot fire hydrant
should be routed behind fire flow backflow. [VCWD1]
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Resolution No. PC-2024-706
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Parks, Recreation, and Community Services Department (PRCS)
110. Prior to issuance of a building permit, the Applicant shall design trash enclosure(s)
for trash, recycling, organic bins or carts equivalent to: 1 - 3 cubic yards trash, 1 - 3
cubic yards recycle, and a minimum 96-gallon cart for organics/food waste, as
outlined on the “Aerial Waste Enclosure Design Examples”. The Applicant shall
show a detail on building plans to ensure that doors have cane bolts and that the
trash enclosure is ADA accessible with appropriate path of travel. Applicant shall
refer to “Aerial Waste Enclosure Design Examples” provided by Waste Management
for specific design criteria. [PRCS]
Finance and Administrative Services Department (FAS)
111. Prior to issuance of a building permit, the Applicant shall provide two, two-inch
conduits for future fiberoptic cables in the following two locations, as shown on the
Building Plans:
• One between the Telecommunications Room and the High Street right-of-
way for tie-in to future fiber-optic conduit within the High Street right-of-way;
and
• The second between the Telecommunications Room and the existing audio-
video room in the Moorpark Active Adult Center’s Apricot Room. [FAS)
Moorpark Police Department (MPD)
112. Prior to issuance of a building permit, the Applicant shall provide the MPD with a
security plan for review and approval prior to occupancy. The plan should include
details such as door/window sensors, glass break sensors, motion sensors, panic
alarms, camera type/locations, and theft prevention steps. [MPD]
113. Prior to installation of bike racks and/or bike lockers, the Applicant shall provide
details to the MPD regarding the type of bike racks and how the bike lockers will be
issued and secured. [MPD]
114. Prior to installation of landscaping, ensure a landscape maintenance plan is
implemented, to include maintaining tree canopies to a height of no lower than 6’
and all shrubbery no higher than 2’. [MPD]
115. Prior to issuance of a building permit, ensure all exterior doors have, at minimum, a
viewport so patrons and staff can exit safely. [MPD]
116. Applicant should consider placing convex mirrors that allow staff and patrons to see
down each aisle of bookshelves. This adds to staff and patron safety, as they can
see if someone is in an aisle prior to entering the aisle. [MPD]
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Resolution No. PC-2024-706
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Ventura County Air Pollution Control District (VCAPCD)
117. Prior to issuance of a grading permit, and to ensure that fugitive dust and particulate
matter that may result from site preparation, construction and/or grading activities
are reduced, 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), and the Air Quality Assessment
Guidelines. Applicant shall comply with Rule 51 that the construction site installs
temporary signage with the APCD 24-hour Complaints Hotline phone number (805)
303-3700 near the fence entrance/exits. This can be as simple as a plastic-laminated
sign attached to the fence with font large enough for the public to view and in an
easily accessible location. [VCAPCD]
118. Prior to issuance of a grading permit, and to ensure that ozone precursor and
particulate emissions from diesel-powered mobile construction equipment are
reduced to the greatest amount feasible, the applicant shall comply with the
provisions of all applicable California State Laws and APCD Rules and Regulations,
and the Air Quality Assessment Guidelines regarding portable construction
equipment and construction vehicles. [VCAPCD]
119. Prior to issuance of a demolition permit, the applicant shall submit Form AB3205 for
the review and approval of VCAPCD. In addition, the contractor shall notify VCAPCD
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 VCAPCD 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 VCAPCD Rule
62.7- Asbestos Demolition and Renovation. [VCAPCD]
120. Prior to issuance of a zoning clearance for building permit, a Ventura County Air
Pollution Control District (APCD) “Authority to Construct” must be obtained for all
equipment or operations subject to an APCD Permit, pursuant to APCD Rule 10,
Permits Required. Final Certificate of Occupancy will not be granted until compliance
with all applicable APCD Rules & Regulations has been satisfactorily demonstrated.
See http://vcapcd.org/Rulebook/RuleIndex.htm for more information on APCD Rule
10- Permits Required. The condition may apply if the facility proposed to install a
diesel-powered emergency backup generator with a HP rating of 50 or over, or any
other combustion equipment subject to air permits, such as a natural-gas heater or
boiler rated at 1,000,00 BTUs/Hour or greater. [VCAPCD]
Ventura County Watershed Protection District (VCWPD)
121. To comply with the Ventura County Watershed Protection District Ordinance WP-2,
as amended. Requirements: The proposed development shall incorporate mitigation
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Resolution No. PC-2024-706
Page 27
measures to address cumulative impacts due to the proposed increase in
imperviousness. The project shall either reduce the developed condition peaks to
the pre-project condition peaks for the 10-, 25-, 50-, and 100-year storms, or apply
the city standard; whichever is more restrictive. Documentation: 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. Timing: 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. Monitoring and Reporting: Prior to issuance
of the first certificate of occupancy, County staff shall inspect the improvements to
assure that construction was completed in accordance with the approved plans.
[VCWPD]
122. The Permittee shall obtain a Watercourse/Encroachment Permit. The permit
application shall include the following: a. Construction plans prepared, signed, and
stamped by a California licensed civil engineer including but not limited to, a site
plan depicting general drainage trends, existing and proposed topography with
elevations, proposed improvements in both plan and profile, and construction details
that meet the standards of the City of Moorpark and the VCWPD. b. Site specific
hydrology for existing and proposed conditions that conforms to the WP’s Hydrology
Manual. c. Hydraulics using a methodology and/or computer model applicable to the
proposed improvements and acceptable to the VCWPD. The final model shall
confirm there are no adverse impacts to Walnut Canyon, including no loss of storage
volume and no increase in water surface elevation for the 1-percent chance flood
peak discharge on adjacent parcels. d. Any other information or studies required by
the Permit Section to administer the requirements of watershed Ordinance WP-2.
Documentation: A VCWPD Permit application package shall be prepared and signed
by the Permittee or a duly authorized agent and submitted to and logged by the
VCWPD Permit Section. Timing: The applicant shall obtain an encroachment permit
prior to obtaining a Building permit or grading permit or prior to project start date if
no grading or Building permits are required. Monitoring and Reporting: Prior to permit
closure, VCWPD staff shall inspect the improvements to assure that construction
was completed, in accordance with the approved plans and the Permit. [VCWPD]
Ventura County Fire Protection District (VCFPD)
123. 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. [VCFPD]
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124. Building Plan Review (Submit prior to Building & Safety approval) - Building plans of
all A occupancies shall be submitted, with payment for plan check, to the Fire District
for review and approval prior to obtaining a Building permit. [VCFPD]
125. Water System Plans (Submit prior to Building & Safety approval) - Plans for water
systems supplying fire hydrants and / or fire sprinkler systems and not located within
a water purveyor’s easement, shall be submitted to the Fire District for review and
approval prior to issuance of grading and/or Building permits or signing of Mylar
plans, whichever is first. Plans shall reflect only dedicated private fire service lines
and associated appurtenances. Plan shall be design and submitted with the
appropriate fees in accordance with VCFPD Standard 14.7.2. [VCFPD]
126. Access Road Width, Private Roads/Driveways - Private roads shall comply with
Public Road Standards. The access road width of 24 feet shall be required with no
on-street parking permitted, or per Public Road Standards whichever is stricter.
[VCFPD]
127. Building Location on Property - Buildings housing Group A occupancies shall front
directly on or discharge to a public street not less than 20 feet in width. The exit
discharge to the public street shall be a minimum 20-foot wide right of way,
unobstructed and maintained only as exit discharge to the public street. The main
entrance to the building shall be located on a public street or on the exit discharge.
Reference California Building Code Requirements. NOTE: Fire District requires
minimum 25-foot access roads. [VCFPD]
128. Fire Hydrant(s) Required - Fire hydrant(s) shall be provided in accordance with
current adopted edition of the International Fire Code, Appendix C and adopted
amendments. Onsite fire hydrants may be required as determined by the Fire
District. [VCFPD]
129. Fire Flow Verification - Prior to issuance of a Building permit, the applicant shall
provide to the Fire District, verification from the water purveyor that the purveyor can
provide the required fire flow of 2,250 gallons per minute at 20 psi for a minimum (2)
hour duration. [VCFPD]
130. 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. [VCFPD]
131. Fire Alarm System - A fire alarm system shall be installed in all buildings in
accordance with California Building and Fire Code requirements. [VCFPD]
132. Fire Protection Plan (Submit prior to building permit). A fire protection plan shall be
submitted to the Fire Code Official for this project as part of the building permit
application. The Fire Protection Plan (FPP) shall be prepared to determine the
acceptability of fire protection and life safety measures designed to mitigate wildfire
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Resolution No. PC-2024-706
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hazards presented for the property under consideration and reducing the impact on
the community’s fire protection delivery system. The FPP shall address all
requirements of the State Minimum Fire Safe Regulations (Title 14 CCR), and VCFD
Ordinance and Standards, whichever are more restrictive. The FPP shall also
include a wildfire behavior modeling report. The FPP shall be prepared by a
registered design professional, qualified landscape architect, qualified fire safety
specialist or similar specialist acceptable to the fire code official and shall analyze
the wildfire risk of the building, project, premises, or region to recommend necessary
changes. See VCFD Ordinance 32 Section 4903.1 for more information. [VCFPD]
133. The Developer shall comply with all applicable codes, ordinances, and regulations,
including the most current edition of the California Fire Code and the City of
Moorpark Municipal Code, regarding fire prevention and suppression measures; fire
hydrants; fire access; water availability; and other, similar requirements. Prior to
issuance of building permits, the City of Moorpark Community Development
Department and the Ventura County Fire Department shall verify compliance with
applicable codes and that appropriate fire safety measures are included in the
Project design. All such codes and measures shall be implemented prior to
occupancy. [VCFPD]
[END]
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EXHIBIT B
Final Environmental Impact Report, including the
Mitigation Monitoring and Reporting Program
Incorporated By Reference
Civic Center Master Plan Final Environmental Impact Report (State Clearinghouse
Number 2022050175) – www.moorparkca.gov/CivicCenterMasterPlanEIR
(Also On File at City of Moorpark)
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