HomeMy WebLinkAboutRES PC 2005 0478 0614RESOLUTION NO. PC- 2005 -478
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF COMMERCIAL PLANNED
DEVELOPMENT NO. 2004 -02 TO ALLOW CONSTRUCTION OF A
18,353 SQUARE FOOT RETAIL COMMERCIAL SHOPPING
CENTER ON APPROXIMATELY 1.62 ACRES ON THE
SOUTHEAST CORNER OF LOS ANGELES AVENUE AND PARK
LANE ON THE APPLICATION OF KYLEXA ENTERPRISES, LLC
WHEREAS, at a duly noticed public hearing on April 26, 2005,
the Planning Commission considered Commercial Planned Development
No. 2004 -02 for construction of a 18,353 square -foot shopping
center on 1.62 acres on the southeast corner of Los Angeles
Avenue and Park Lane on the application of Kylexa Enterprises
LLC; and
WHEREAS, at its meeting of April 26, 2005 the Planning
Commission considered 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, closed the public hearing, appointed an ad -hoc
committee to work with the applicant on revisions to the
architecture and continued the matter to it May 25, 2005 special
meeting and subsequently to its June 14, 2005 special meeting;
and
WHEREAS, at its special meeting of June 14, 2005 the
Planning Commission considered the agenda report and reached a
decision on the matter; and
WHEREAS, the Planning Commission concurs with the Community
Development Director's determination that this project is
Categorically Exempt from the provisions of CEQA pursuant to
Section 15332 as a Class 32 exemption for in -fill development
projects
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. COMMERCIAL PLANNED DEVELOPMENT PERMIT FINDINGS:
Based upon the information set forth in the staff report(s),
accompanying studies, and oral and written public testimony, the
Planning Commission makes the following findings in accordance
with City of Moorpark, Municipal Code Section 17.44.030:
\ \mor— pri_sery \City Share \Community Development \ADMIN \COMMISSION \Final Reso \pc 478 cpd 04 -02
(Kylexa).doc
Resolution No. PC- 2005 -478
Page 2
A. The site design, including structure location, size, height,
setbacks, massing, scale, architectural style and colors,
and landscaping, is consistent with the provisions of the
general plan, any applicable specific plans, zoning
ordinance, and other applicable regulations in that the
proposed project meets or exceeds the Ordinance requirements
for setbacks, parking, landscaping, and height, and meets or
exceeds the existing General Plan and zoning designation
requirements for the property.
B. The site design would not create negative impacts on or
impair the utility of properties, structures, or uses in the
surrounding area in that the design includes provisions for
reciprocal access with the property to the east and does not
affect the use of the existing bank building west of the
project site.
C. The proposed uses are compatible with existing and permitted
uses in the surrounding area in that the proposed building
colors and architecture are designed to blend in with the
other existing commercial buildings and the proposed
buildings are located in such a manner so as not to cause
problems with the use of the adjacent properties.
SECTION 2. PLANNING COMMISSION RECOMMENDATION: The
Planning Commission recommends to the City Council approval of
Commercial Planned Development Permit No. 2004 -02 subject to the
special and standard Conditions of Approval included in Exhibit A
(Special and Standard Conditions of Approval), attached hereto
and incorporated herein by reference.
SECTION 3. CERTIFICATION OF ADOPTION: The Community
Development Director shall certify to the adoption of this
resolution and shall cause a certified resolution to be filed in
the book of original resolutions.
Resolution No. PC- 2005 -478
Page 3
The action of the foregoing direction was approved by the
following vote:
AYES: Commissioners Landis, Taillon and Vice -Chair
Peskay
NOES: Commissioner DiCecco
ABSTAIN:
ABSENT: Chair Pozza
PASSED, AND ADOPTED this 14th day of June, 2005.
T:
ty kUptielopment Director
/'i08 0
Scott Pozza, 4air
Exhibit A - Special and Standard Conditions of Approval
Resolution No. PC- 2005 -478
Page 4
EXHIBIT A
SPECIAL AND STANDARD CONDITIONS OF APPROVAL
FOR COMMERCIAL PLANNED DEVELOPMENT 2005 -02
SPECIAL CONDITIONS
1. The landscape plan shall incorporate specimen size trees and
other substantial features subject to the review and
approval of the Community Development Director.
2. Earthen berms, hedges and /or low walls shall be provided
where needed to screen public views of parked vehicles from
adjacent streets subject to the satisfaction of the
Community Development Director.
3. The applicant shall architecturally enhance the rear
elevations (elevations facing Park Crest and Park Lane) to
the satisfaction of the Community Development Director.
4. Prior to issuance of a grading permit, the Applicant shall
provide an Irrevocable Offer of Dedication to the City of an
easement for the purpose of providing ingress /egress access,
drainage and parking to the adjacent property to the east.
The City of Moorpark shall not assume any responsibility for
the offered property or any improvements to the property
until this action has been accepted by the City Council. If
accepted by the City of Moorpark, this easement may be fully
assignable to the property owner to the east of this
property, as an easement appurtenant for parking,
ingress /egress access purposes and all uses appurtenant
thereto. The form of the Irrevocable Offer of Dedication and
other required appurtenant documents required to satisfy the
above requirements shall be to the satisfaction of the
Community Development Director, City Engineer and the City
Attorney.
5. On -site sale of alcoholic beverages without prior approval
of a Conditional Use Permit is prohibited.
6. The Applicant shall dedicate and /or vacate and improve the
street frontage on Los Angeles Avenue, Park Lane and Park
Crest Lane in accordance with the City's ultimate
improvements for that location. Any required vacations
shall be subject to review and approval by the Community
Development Director and City Engineer. Prior to issuance
of a grading permit, the applicant shall submit all
necessary application material and shall reimburse the City
of Moorpark for all costs involved.
Resolution No. PC- 2005 -478
Page 5
7. Prior to or concurrently with the issuance of a grading
permit the Applicant shall provide the City with an
agreement that will assure the City that the easement
required as part of Condition No. 3 above shall be
adequately maintained by property owners to safely convey
storm water flows. Said agreement shall be submitted to the
City Engineer and City Attorney for review and approval. The
agreement shall be a durable agreement, binding upon any
future property owner or each lot of the development. The
agreement shall include provisions for the owners to
maintain any private storm drain or National Pollutant
Discharge Elimination System (NPDES).
8. Lighting fixtures shall be architecturally compatible with
the buildings and landscaping. Security and parking lot
lighting shall not be attached to the buildings.
9. Visible roof ladders, equipment, vents, exterior drains and
scuppers shall be prohibited subject to the review and
approval of the Community Development Director.
10. Ground mounted utility boxes and equipment shall be screened
with landscaping subject to the review and approval of the
Community Development Director.
11. All gas, electric, water and any other utility meters or
boxes shall be screened to the degree allowable by the
utility companies, and subject to the review and approval of
the Community Development Director.
12. Regardless of the tenant mix or future modifications, the
parking ratio shall not be less than five (5) parking spaces
per one - thousand (1000) square feet of gross floor area.
13. The proposed pergola shall be constructed no closer than
fifteen (151) feet from the front (Los Angeles Avenue)
property line. The precise design and location of the
pergola shall be subject to review and approval of the
Community Development Director.
14. Signs within the required thirty (301) foot front (Los
Angeles Avenue) setback shall be permitted in accordance
with the City's sign ordinance.
15. The applicant shall obtain all necessary permits from the
California Department of Transportation Office of Permits
for work within the Highway 118 right -of -way.
16. Convenience stores open to the public during hours of
darkness shall have a drop safe, and the cashier will
maintain a minimum amount of cash in the register drawer,
Resolution No. PC- 2005 -478
Page 6
and shall have close circuit television recording actions of
customers and cashiers. The television system must be of a
quality that the persons caught on video can easily be
identifiable and shall be capable of recording a twenty -four
(24) hour time frame. The business shall maintain a thirty
(30) day library of tapes.
STANDARD CONDITIONS
A. The following conditions shall be required of all projects:
GENERAL REQUIREMENTS
1. Within thirty (30) calendar days of approval of this
entitlement, the applicant shall sign and return to the
Planning Division an Affidavit of Agreement and Notice of
Entitlement Permit Conditions of Approval, indicating that
the applicant has read and agrees to meet all Conditions of
Approval of this entitlement. The Affidavit of
Agreement /Notice shall include a legal description of the
subject property, and have the appropriate notary
acknowledgement suitable for recordation.
2. This planned development permit shall expire one (1) year
from the date of its approval unless the use has been
inaugurated by issuance of a building permit for
construction. The Community Development Director may, at
his /her discretion, grant up to two (2) additional one -year
extensions for use inauguration of the development permit,
if there have been no changes in the adjacent areas and if
the applicant can document that he /she has diligently worked
towards use inauguration during the initial period of time.
The request for extension of this planned development permit
shall be made in writing, at least thirty (30) days prior to
the expiration date of the permit and shall be accompanied
by applicable entitlement processing deposits.
3. The Conditions of Approval of this entitlement and all
provisions of the Subdivision Map Act, City of Moorpark
Municipal Code and adopted City policies at the time of the
entitlement approval, supersede all conflicting notations,
specifications, dimensions, typical sections and the like
which may be shown on said Map and /or plans.
4. Conditions of this entitlement shall not be interpreted as
permitting or requiring any violation of law or any unlawful
rules or regulations or orders of an authorized governmental
agency.
Resolution No. PC- 2005 -478
Page 7
5. All mitigation measures required as part of an approved
Mitigation Monitoring Report and Program (MMRP) for this
project are hereby adopted and included as requirements of
this entitlement. Where conflict or duplication between the
MMRP and the Conditions of Approval occurs the Community
Development Director shall determine compliance.
6. If any archeological or historical finds are uncovered
during grading or excavation operations, all grading or
excavation shall cease in the immediate area and the find
shall be left untouched. The applicant shall assure the
preservation of the site and immediately contact the
Community Development Director informing the Director of the
find. The applicant shall be required to obtain the services
of a qualified paleontologist or archeologist, whichever is
appropriate to recommend disposition of the site. The
paleontologist or archeologist selected shall be approved by
the Community Development Director. The applicant shall pay
for all costs associated with the investigation and
disposition of the find.
7. The applicant shall defend, indemnify and hold harmless the
City and its agents, officers and employees from any claim,
action or proceeding against the City or its agents,
officers or employees to attack, set aside, void, or annul
any approval by the City or any of its agencies,
departments, commissions, agents, officers, or employees
concerning this entitlement approval, which claim, action or
proceeding is brought within the time period provided
therefore in Government Code Section 66499.37 or other
sections of state law as applicable. The City will promptly
notify the applicant of any such claim, action or
proceeding, and, if the City should fail to do so or should
fail to cooperate fully in the defense, the applicant shall
not thereafter be responsible to defend, indemnify and hold
harmless the City or its agents, officers and employees
pursuant to this condition.
a. The City may, within its unlimited discretion,
participate in the defense of any such claim, action or
proceeding if both of the following occur:
i. The City bears its own attorney fees and costs;
ii. The City defends the claim, action or proceeding
in good faith.
b. The applicant shall not be required to pay or perform
any settlement of such claim, action or proceeding
Resolution No. PC- 2005 -478
Page 8
unless the settlement is approved by the applicant. The
applicant's obligations under this condition shall
apply regardless of whether a Final Map is ultimately
recorded with respect to the subdivision or a building
permit is issued pursuant to the planned development
permit.
8. If any of the conditions or limitations of this approval are
held to be invalid, that holding shall not invalidate any of
the remaining conditions or limitations set forth.
9. All facilities and uses, other than those specifically
requested in the application and those accessory uses
allowed by the Municipal Code, are prohibited unless
otherwise permitted through application for Modification
consistent with the requirements of the zone and any other
adopted ordinances, specific plans, landscape guidelines, or
design guidelines.
FEES
10. Entitlement Processing: Prior to the issuance of any Zoning
Clearance, entitlement, building permit, grading permit, or
advanced grading permit the applicant shall submit to the
Community Development Department all outstanding entitlement
case processing fees, including all applicable City legal
service fees. This payment shall be made within sixty (60)
calendar days of approval of this entitlement.
11. Condition Compliance: Prior to the issuance of any Zoning
Clearance, building permit, grading permit, or advanced
grading permit, the applicant shall submit to the Community
Development Department the Condition Compliance review
deposit.
12. Capital Improvements and Facilities, and Processing: Prior
to the issuance of any Zoning Clearance, the applicant shall
submit to the Community Development Department, capital
improvement, development, and processing fees at the current
rate in effect. Said fees include, but are not limited to
building and public improvement plan checks and permits.
Unless specifically exempted by City Council, the applicant
is subject to all fees imposed by the City as of the
issuance of the first permit for construction and such
future fees imposed as determined by City in its sole
discretion so long as said fee is imposed on similarly
situated properties.
13. Parks: Prior to issuance of a Zoning Clearance for a
building permit, the applicant shall submit to the Community
Resolution No. PC- 2005 -478
Page 9
Development Department Park and Recreation Fees of $0.50 per
square foot of building area.
14. Tree and Landscape: Prior to or concurrently with the
issuance of a building permit the Tree and Landscape Fee
shall be paid to the Building and Safety Division. The fee
shall be paid in accordance with City Council adopted Tree
and Landscape Fee requirements in effect at the time of
building permit application.
15. Fire Protection
the issuance of
Facilities Fees
Division. The
Council adopted
in effect at the
Facilities: Prior to or concurrently with
a building permit, current Fire Protection
shall be paid to the Building and Safety
fee shall be paid in accordance with City
Fire Protection Facilities Fee requirements
time of building permit application.
16. Library Facilities: Prior to or concurrently with the
issuance of a building permit the Library Facilities Fee
shall be paid to the Building and Safety Division. The fee
shall be paid in accordance with City Council adopted
Library Facilities Fee requirements in effect at the time of
building permit application.
17. Police Facilities: Prior to or concurrently with the
issuance of a building permit the Police Facilities Fee
shall be paid to the Building and Safety Division. The fee
shall be paid in accordance with City Council adopted Police
Facilities Fee requirements in effect at the time of
building permit application.
18. Traffic Systems Management: Prior to the issuance of a
Zoning Clearance for each building permit, the applicant
shall submit to the Community Development Department the
established Moorpark Traffic Systems Management (TSM) Fee
for the approved development consistent with adopted City
policy for calculating such fee.
19. Intersection Improvements: Prior to issuance of the first
Zoning Clearance for a building permit, the applicant shall
submit to the Community Development Department a fair -share
contribution for intersection improvements relating to the
project. The level of fair -share participation will be to
the satisfaction of the City Engineer based on the traffic
report prepared for the project and the extent of the impact
to these intersections.
20. Citywide Traffic: Prior to issuance of a Zoning Clearance
for each building permit, the applicant shall submit to the
Community Development Department the Citywide Traffic Fee.
Resolution No. PC- 2005 -478
Page 10
The fee shall be calculated per dwelling unit for
residential projects, or by use for commercial and
industrial projects, based upon the effective date of
approval of the entitlement. Commencing on the first of the
year of this approval, and annually thereafter, the fee
shall be increased to reflect the change in the Caltrans
Highway Bid Price (OR Engineering News Record Construction
Index) for the twelve (12) month period available on
December 31 of the preceding year ( "annual indexing "). In
the event there is a decrease in the referenced Index for
any annual indexing, the current amount of the fee shall
remain until such time as the next subsequent annual
indexing which results in an increase.
21. Area of Contribution: Prior to the issuance of a Zoning
Clearance for each building permit, the applicant shall pay
to the Community Development Department the Area of
Contribution (AOC) Fee for the area in which the project is
located. The fee shall be paid in accordance with City
Council adopted AOC fee requirements in effect at the time
of building permit application.
22. Street Lighting Energy Costs: Prior to recordation of Final
Map, or issuance of a building permit, whichever occurs
first the applicant shall pay to the Community Development
Department all energy costs associated with public street
lighting for a period of one year from the acceptance of the
street improvements.
23. Schools: Prior to issuance of building
building, the applicant shall provide wri
Community Development Department that all
school impact fees applicable at the time
building permit have been paid to the
School District.
permits for each
tten proof to the
legally mandated
of issuance of a
Moorpark Unified
24. Art in Public Places: Prior to or concurrently with the
issuance of a Zoning Clearance for building permit, the
applicant shall contribute to the Art in Public Places Fund
in the amount of $0.10 per each square foot of building
area, to be submitted to the Community Development
Department. If the applicant is required to provide a public
art project on or off -site in lieu of contributing to the
Art in Public Places Fund the art work shall have a value
corresponding to or greater than the contribution, and shall
be constructed prior to Final Occupancy of the first
building. All art shall require approval by the Arts
Committee prior to construction.
Resolution No. PC- 2005 -478
Page 11
25. Electronic Conversion: In accordance with City policy, the
applicant shall submit to the Community Development
Department, City Engineer and the Building and Safety
Division the City's electronic image conversion fee for
entitlement /condition compliance documents; Final Map/
engineering improvement plans /permit documents; and building
plans /permit documents, respectively.
26. Fish and Game: Within two (2) business days after the City
Council adoption of a resolution approving this project, the
applicant shall submit to the City of Moorpark two separate
checks for Negative Declaration or Environmental Impact
Report, and Administrative Fee, both made payable to the
County of Ventura, in compliance with Assembly Bill 3158 for
the management and protection of Statewide Fish and Wildlife
Trust Resources. Pursuant to Public Resources Code Section
21089, and Fish and Game Code Section 711.4, the project is
not operative, vested or final until the filing fees are
paid.
27. Storm Drain Discharge Maintenance Fee: Prior to or
concurrently with the issuance of a Zoning Clearance for
building permit, the applicant shall pay to the Community
Development Department citywide Storm Drain Discharge
Maintenance Fee. The fee shall be paid in accordance with
City Council adopted Storm Drain Discharge Maintenance Fee
requirements in effect at the time of building permit
application.
B. Please contact the PLANNING DIVISION for compliance with the
following conditions:
DEVELOPMENT REQUIREMENTS
28. Prior to the issuance of a certificate of occupancy for any
building, the applicant shall submit a Master Sign Program
to the Community Development Director for review and
approval. The Master Sign Program shall be designed to
provide comprehensive on -site sign arrangement and design
consistent with the commercial /industrial center
architecture and the City's Sign Ordinance requirements.
29. For all flat roofed portions of buildings, a minimum
eighteen -inch (18 ") parapet wall above the highest point of
the flat roof shall be provided on all sides.
30. Skylights are prohibited unless approved through the Planned
Development Permit process or as a Modification to the
Planned Development Permit.
Resolution No. PC- 2005 -478
Page 12
31. Exterior downspouts shall not be permitted unless designed
as an integral part of the overall architecture and approved
by the city as part of the planned development permit.
32. Ground - mounted equipment is preferred. Roof - mounted
equipment that cannot be ground- mounted may be approved by
the Community Development Director. In no event shall roof -
mounted equipment (vents, stacks, blowers, air conditioning
equipment, etc.) be allowed unless architecturally screened
from view on all four sides and painted to match the roof.
All screening shall be maintained for the life of the
permit.
33. Roof - mounted equipment and other noise generation sources
on -site shall be attenuated to 45 decibels (dBA) or to the
ambient noise level at the property line measured at the
time of the occupancy, whichever is greater. Prior to the
issuance of a Zoning Clearance for initial occupancy or any
subsequent occupancy, the Community Development Director may
request the submittal of a noise study for review and
approval. The noise study would need to show that the
current project attenuates all on -site noise generation
sources to the required level or provide recommendations as
to how the project could be modified to comply. The noise
study must be prepared by a licensed acoustical engineer in
accordance with accepted engineering standards.
34. Any outdoor ground level equipment, facilities or storage
areas including, but not limited to loading docks, trash
enclosures, cooling towers, generators, shall be
architecturally screened from view with masonry wall and /or
landscaping as determined by the Community Development
Director.
35. A utility room with common access to house all meters and
the roof access ladder shall be provided unless an
alternative is approved by the Community Development
Director.
36. No exterior access ladders of any kind to the roof shall be
permitted.
37. Parking areas shall be developed and maintained in
accordance with the requirements of the Moorpark Municipal
Code. All parking space and loading bay striping shall be
maintained so that it remains clearly visible during the
life of the development.
38. Prior to any re- striping of the parking area a Zoning
Clearance shall be required. All disabled parking spaces
Resolution No. PC- 2005 -478
Page 13
and paths of travel shall be re- striped and maintained in
their original approved locations unless new locations are
approved by the Community Development Director.
39. All parking areas shall be surfaced with asphalt or concrete
and shall include adequate provisions for drainage, National
Pollution Discharge Elimination System (NPDES) compliance,
striping and appropriate wheel blocks, curbs, or posts in
parking areas adjacent to landscaped areas. All parking and
loading areas shall be maintained at all times to insure
safe access and use by employees, public agencies and
service vehicles.
40. The Building Plans shall be in substantial conformance to
the plans approved under this entitlement and shall
specifically reflect the following:
a. Transformer and cross connection water control devices
(subject to approval by Ventura County Waterworks
District No. 1) shall be shown on the site plan and
landscaping and irrigation plan and screened from
street view with masonry wall and /or landscaping as
determined by the Community Development Director.
b. Bicycle racks or storage facilities, in quantities as
required by the Community Development Director.
C. Required loading areas with 45 -foot turning radii shall
be provided for loading zones consistent with the AASHO
WB -50 design vehicle and as required by the Community
Development Director. If drains from the loading area
are connected to the sewer system, they are subject to
the approval of Ventura County Waterworks District No.
1.
d. Final exterior building materials and paint colors
shall be consistent with the approved plans under this
permit. Any changes to the building materials and
paint colors are subject to the review and approval of
the Community Development Director.
e. All exterior metal building surfaces, including
roofing, shall be coated or sealed with rust inhibitive
paint to prevent corrosion and release of metal
contaminants into the storm drain system.
f. Trash disposal and recycling areas shall be provided in
a location which will not interfere with circulation,
parking or access to the building. Exterior trash areas
and recycling bins shall use impermeable pavement, be
Resolution No. PC- 2005 -478
Page 14
designed to have a cover and so that no other area
drains into it, The trash areas and recycling bins
shall be depicted on the final construction plans, the
size of which shall be approved by the Community
Development Director, City Engineer and the City's
Solid Waste Management staff. When deemed appropriate,
drains from the disposal and recycling areas shall be
connected to the sewer system, and are subject to the
approval of Ventura County Waterworks District No. 1.
Review and approval shall be accomplished prior to the
issuance of a Zoning Clearance for building permit.
41. Prior to issuance of a Zoning Clearance for final building
permit (occupancy) , the applicant shall install U.S. Postal
Service approved mailboxes in accordance with the
requirements of the local Postmaster.
42. Any expansion, alteration or change in architectural
elements requires prior approval of the Community
Development Director. Those changes in architectural
elements that the Director determines would visible from
abutting street(s) shall only be allowed, if, in the
judgment of the Community Development Director such change
is compatible with the surrounding area. Any approval
granted by the Director shall be consistent with the
approved Design Guidelines (if any) for the planned
development and applicable Zoning Code requirements.
43. When required by Title 15 of the Moorpark Municipal Code,
rain gutters and downspout shall be provided on all sides of
the structure for all structures where there is a
directional roof flow. Water shall be conveyed to an
appropriate drainage system, consistent with NPDES
requirements, as determined by the City Engineer.
OPERATIONAL REQUIREMENTS
44. Loading and unloading operations are allowed only between
the hours of 6:00 a.m. and 10:00 p.m. unless additional
hours are approved by the City Council. 44. All uses and
activities shall be conducted inside the building(s) unless
otherwise authorized by the Community Development Director
and consistent with applicable Zoning Code provisions.
45. Prior to the issuance of a Zoning Clearance for any use
which requires handling of hazardous or potentially
hazardous materials, the applicant shall provide proof that
he /she has obtained the necessary permits from Ventura
County Environmental Health Division. Should the Community
Resolution No. PC- 2005 -478
Page 15
Development Director determine that a compatibility study is
required; the applicant shall apply for a Modification to
the entitlement.
46. The applicant agrees not to protest the formation of an
underground Utility Assessment District.
47. The continued maintenance of the subject site and facilities
shall be subject to periodic inspection by the City. The
Applicant and his /her successors, heirs, and assigns shall
be required to remedy any defects in ground or building
maintenance, as indicated by the City within five (5) days
from written notification.
48. No noxious odors shall be generated from any use on the
subject site.
49. The applicant and his /her successors, heirs, and assigns
shall remove any graffiti within five (5) days from written
notification by the City of Moorpark. All such graffiti
removal shall be accomplished to the satisfaction of the
Community Development Director. Should continued compliance
with these Conditions of Approval not be met the Community
Development Director may declare the project to be out of
compliance, or the Director may declare, for some other just
cause, the project to be a public nuisance. The applicant
shall be liable to the City for any and all costs and
expenses to the City involved in thereafter abating the
nuisance and in obtaining compliance with the Conditions of
Approval or applicable codes. If the applicant fails to pay
all City costs related to this action, the City may enact
special assessment proceedings against the parcel of land
upon which the nuisance existed (Municipal Code Section
1.12.080) . Prior to the issuance of a Zoning Clearance for
tenant occupancy, the prospective tenant shall obtain a
Business Registration Permit from the City of Moorpark. All
contractors doing work in Moorpark shall have or obtain a
current Business Registration Permit. Prior to or
concurrently with the issuance of a Zoning Clearance for
occupancy of any of the buildings, the applicant shall
request that the City Council approve a resolution to
enforce Vehicle Codes on the subject property as permitted
by the Vehicle Code.
50. Prior to or concurrently with the issuance of a Zoning
Clearance for a grading permit, the applicant shall submit
the construction phasing plan for approval by the Community
Development Director and City Engineer. Phasing shall avoid,
to the extent possible, construction traffic impacts to
Resolution No. PC- 2005 -478
Page 16
existing adjacent residential, commercial and industrial
areas, if any.
51. Prior to issuance of Zoning Clearance for the first building
permit, the applicant shall submit a Waste Reduction and
Recycling Plan to the City's Solid Waste Management staff
and the Community Development Director for review and
approval. The Plan shall include a designated building
manager, who is responsible for initiating on -site waste
materials recycling programs, including acquiring storage
bins for the separation of recyclable materials and
coordination and maintenance of a curbside pickup schedule.
52. The building manager or designee shall be required to
conduct a routine on -site waste management education program
to educating and alerting employees and /or residents to any
new developments or requirements for solid waste management.
This condition shall be coordinated through the City's Solid
Waste Management staff.
LANDSCAPING, LIGHTING AND MAINTENANCE REQUIREMENTS
53. Prior to the issuance of a Zoning Clearance for building
permits the applicant shall submit to the Community
Development Director for review and approval, with the
required deposit, three full sets of Landscaping and
Irrigation Plans prepared by a licensed landscape architect
and drawn on a plan that reflects final grading
configuration, in conformance with the City of Moorpark
Landscape Standards and Guidelines, policies and NPDES
requirements; including, but not limited to, all
specifications and details and a maintenance plan. Fences
and walls shall be shown on the Landscape and Irrigation
Plans, including connection, at the applicant's expense, of
property line walls with existing fences and or walls on any
adjacent residential, commercial or industrial properties.
The plan shall maintain proper vehicle sight distances
subject to the review of the City Engineer, and encompass
all required planting areas consistent with these Conditions
of Approval. Review by the City's Landscape Architect
Consultant and City Engineer, and approval by the Community
Development Director prior to issuance of a Zoning Clearance
for building permit, is required.
54. Prior to or concurrently with the submittal of the landscape
and irrigation plan, a lighting plan, along with required
deposit, shall be submitted to the Community Development
Director for review and approval. The lighting plan,
prepared by an electrical engineer registered in the State
Resolution No. PC- 2005 -478
Page 17
of California, shall be in conformance with the Moorpark
Municipal Code.
55. Unless otherwise stipulated in the Special Conditions of
Approval, the applicant shall be responsible for the
maintenance of any and all parkway landscaping constructed
as a requirement of the project, whether said parkway
landscaping is within the street right -of -way or outside of
the street right -of -way. Any parkway landscaping outside of
the street right -of -way shall be within a landscape
easement.
56. All required landscape easements shall be clearly shown on
the Final Map or on other recorded documents if there is no
Final Map.
57. Tree pruning, consisting of trimming to limit the height
and /or width of tree canopy and resulting in a reduction of
required shade coverage for the parking lot area, is
prohibited and will be considered a violation of the
Conditions of Approval.
58. When available, use of reclaimed water shall be required for
landscape areas subject to the approval of the Community
Development Director, the City Engineer and Ventura County
Waterworks District No. 1.
59. Landscaped areas shall be designed with efficient irrigation
to reduce runoff and promote surface filtration and minimize
the use of fertilizers and pesticides, which can contribute
to urban runoff pollution. Parking and associated drive
areas with five (5) or more spaces shall be designed to
minimize degradation of storm water quality. Best Management
Practice landscaped areas for infiltration and biological
remediation or approved equals, shall be installed to
intercept and effectively prohibit pollutants from
discharging to the storm drain system. The design shall be
submitted to the Community Development Director and City
Engineer for review and approval prior to the issuance of a
building permit.
60. All landscaping shall be maintained in a healthy and
thriving condition, free of weeds, litter and debris.
61. Prior to the issuance of Zoning Clearance for occupancy all
fences /walls along lot boundaries shall be in place, unless
an alternative installation is approved by the Community
Development Director.
Resolution No. PC- 2005 -478
Page 18
C. Please contact the ENGINEERING DEPARTMENT for compliance
with the following conditions:
GENERAL
62. Grading, drainage and improvement plans and supporting
reports and calculations shall be prepared in conformance
with the "Land Development Manual" and "Road Standards" as
promulgated by Ventura County; "Hydrology Manual" and
"Design Manual" as promulgated by Ventura County Watershed
Protection District; "Standard Specifications for Public
Works Construction" as published by BNI (except for signs,
traffic signals and appurtenances thereto; for signs,
traffic signals and appurtenances thereto, the provisions of
Chapter 56 for signs and Chapter 86 for traffic signals, and
appurtenances thereto, of the "Standard Specifications,"
most recent edition, including revisions and errata thereto,
as published by the State of California Department of
Transportation); "Engineering Policies and Standards" of the
City of Moorpark, "Policy of Geometric Design of Highways
and Streets," most recent edition, as published by the
American Association of State Highway and Transportation
Officials. In the case of conflict between the standards,
specifications and design manuals listed above, the criteria
that provide the higher lever of quality and safety shall
prevail. Any standard specification or design criteria that
conflicts with a Standard or Special Condition of Approval
of this project shall be modified to conform with the
Standard or Special Condition to the satisfaction of the
City Engineer.
63. The applicant and /or property owner shall provide
verification to the City Engineer 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. The City Engineer may require additional
cleaning depending upon site and weather conditions.
64. All paved surfaces; including, but not limited to, the
parking area and aisles, drive - through lanes, on -site
walkways shall be maintained free of litter /debris.
Walkways, parking areas and aisles and drive - through lanes
shall be swept, washed or vacuumed regularly. When swept or
washed, debris shall be trapped and collected to prevent
entry to the storm drain system in accordance with NPDES
requirements.
Resolution No. PC- 2005 -478
Page 19
65. Prior to improvement plan
obtain the written approval
sheets for the location of
County Fire Prevention
improvements plans shall k
Waterworks District No. 1 fc
approval the applicant shall
on the improvement plans Mylare
fire hydrants by the Ventura
Division. (Water and Sewer
submitted to Ventura County
- approval.)
66. 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.
67. Reactive organic compounds, Nitrogen oxides (ozone /smog
precursor), and particulate matter (aerosols /dust) generated
during construction operations shall be minimized in
accordance with the City of Moorpark standards and the
standards of the Ventura County Air Pollution Control
District (APCD). When an air pollution Health Advisory has
been issued, construction equipment operations (including
but not limited to grading, excavating, earthmoving,
trenching, material hauling, and roadway construction) and
related activities shall cease in order to minimize
associated air pollutant emissions.
68. The applicant shall comply with Chapters 9.28, 10.04, 12.24,
17.53 of the Moorpark Municipal Code standard requirements
for construction noise reduction.
69. The applicant shall utilize all prudent and reasonable
measures (including installation of a 6 -foot high chain link
fence around the construction sites or provision of a full
time licensed security guard) to prevent unauthorized
persons from entering the work site at any time and to
protect the public from accidents and injury.
70. The applicant shall post in a conspicuous location the
construction hour limitation and make each construction
trade aware of the construction hour limitations.
GRADING
71. Prior to the issuance of a grading permit (should an early
grading agreement be approved for this project) or prior to
Final Map the applicant shall post sufficient surety, in a
form acceptable to the City Engineer, guaranteeing
completion of all onsite and offsite improvements required
by these Conditions of Approval or the Municipal Code
including, but not limited to grading, street improvements,
storm drain improvements, temporary and permanent Best
Resolution No. PC- 2005 -478
Page 20
Management Practice (BMP) for the control of non -point water
discharges, landscaping, fencing, and bridges. Grading and
improvements shall be designed, bonded and constructed as a
single project.
72. Prior to the issuance of a grading permit (should an early
grading agreement be approved for this project) or prior to
Final Map, whichever occurs first, the applicant shall
provide written proof to the City Engineer that any and all
wells that may exist or have existed within the project have
been properly sealed or have been destroyed or abandoned per
Ventura County Ordinance No. 2372 or Ordinance No. 3991 and
per Division of Oil and Gas requirements.
PUBLIC AND PRIVATE STREETS
73. Prior to construction of any public improvement the
applicant shall submit to the City Engineer, for review and
approval, street improvement plans prepared by a California
Registered Civil Engineer, enter into an agreement with the
City of Moorpark to complete public improvements and post
sufficient surety guaranteeing the construction of all
improvements. Unless specifically noted in these Standard
Conditions or Special Conditions of Approval.
74. Prior to issuance of the first building permit all existing
and proposed utilities that are less than 67Kv shall be
under - grounded as approved by the City Engineer.
DRAINAGE AND HYDROLOGY
75. For a 10 -year frequency storm, local, residential and
private streets shall be designed to have one dry travel
lane available on interior residential streets. Collector
streets shall be designed to have a minimum of one dry
travel lane in each direction.
76. Drainage and improvement plans shall be designed so that
after - development, drainage to adjacent parcels would not be
increased above pre - development drainage quantities for any
stormwater model between and including the 10 year and 100
year storms, nor will surface runoff be concentrated by this
project. Acceptance of storm drain waters by the project and
discharge of storm drain waters from the project shall be in
type, kind and nature of predevelopment flows unless the
affected upstream and /or downstream owners provide permanent
easement to accept such changed storm drainage water flow.
All drainage measures necessary to mitigate stormwater flows
shall be provided to the satisfaction of the City Engineer.
The applicant shall make any on -site and downstream
Resolution No. PC- 2005 -478
Page 21
improvements, required by the City, to support the proposed
development.
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM ( NPDES)
77. The applicant shall submit to the City Engineer a Stormwater
Pollution Control Plan (SWPCP) and a Stormwater Pollution
Prevention Plan (SWPPP) in accordance with requirements of
the Ventura Countywide Stormwater Quality Management
Program, Technical Guidance Manual for Stormwater Quality
Control Measures, NPDES Permit No. CAS004002. The Plans
shall identify potential pollutant sources that may affect
the quality of discharges to stormwater and shall include
the design and placement of recommended Best Management
Practice (BMP) to effectively prohibit the entry of
pollutants from the construction site into the storm drain
system streets and water courses. The Plans shall be
implemented as part of the grading, improvements and
development of the project.
78. Prior to the issuance of any construction /grading permit
and /or the commencement of any clearing, grading or
excavation, the applicant shall submit a Notice of Intent
(NOI) to the California State Water Resources Control Board,
Stormwater Permit Unit in accordance with the NPDES
Construction General Permit (No. CASQ00002): Waste Discharge
Requirements for Discharges of Stormwater Runoff Associated
with Construction Activities). The applicant shall also
provide a copy of the Notice of Intent (NOI) to the City
Engineer as proof of permit application. The improvement
plans and grading plans shall contain the WDID number for
the project.
79. Prior to the starting of grading or any ground disturbance
the applicant shall identify a qualified superintendent for
NPDES compliance. The NPDES superintendent shall be present,
on the project site Monday through Friday and on all other
days when the probability of rain is 40% or higher and prior
to the start of and during all grading or clearing
operations until the release of grading bonds. The NPDES
superintendent shall have full authority to rent equipment
and purchase materials to the extent needed to effectuate
Best Management Practice. The NPDES superintendent shall
provide proof of attendance and satisfactory completion of
courses satisfactory to the City Engineer totaling no less
than 8 hours directed specifically to NPDES compliance and
effective use of Best Management Practice. In addition, an
NPDES superintendent shall be designated to assume NPDES
Resolution No. PC- 2005 -478
Page 22
compliance during the
drainage systems, all
landscaping of the site.
MAINTENANCE
construction of streets, storm
utilities, buildings and final
80. Unless otherwise stipulated in the Special Conditions of
Approval, any median landscaping constructed by the project
shall be maintained by the City. An Assessment District
shall be formed to fund the City maintenance costs for any
such median landscaping.
81. Unless otherwise stipulated in the Special Conditions of
Approval, parkway landscaping shall be maintained by a Home
Owners' Association, a Property Owners' Association or by
the property owner [collectively herein "Private Responsible
Party "] . In such case, any required landscape easements,
shall be conveyed to the Private Responsible Party.
82. Unless otherwise stipulated in the Special Conditions of
Approval, all required on -site drainage improvements and /or
stormwater quality [NPDES] features or facilities shall be
maintained by the Private Responsible Party.
83. When, and if stipulated in the Special Conditions of
Approval, that certain identified parkway landscaping and /or
drainage improvements are to be maintained by the City, an
Assessment District shall be formed to fund City costs for
such maintenance. In such event, any required landscaping
and /or drainage improvements shall be conveyed to the City
in easements for such purposes.
84. Any Final Map identifying any landscape easement or drainage
easement granted to a Private Responsible Party shall also
be irrevocably offered for dedication to the City and shown
on said Final Map. The City reserves the right to assume
the maintenance of parkway landscaping, median landscaping
or drainage improvements being maintained by a Private
Responsible Party, should it be determined by the City, at
its sole discretion, that the maintenance being provided by
the Private Responsible Party is inadequate.
85. If required by a Special Condition of Approval, an
Assessment District [herein "Back -Up District "] shall be
formed to fund future City costs, should they occur, for the
maintenance of parkway landscaping, median landscaping or
drainage improvements previously maintained by a Private
Responsible Party and then assumed by the City. If a Back -Up
District is formed, it shall be the intent of the City to
approve the required assessment each year, but to only levy
Resolution No. PC- 2005 -478
Page 23
that portion of the assessment necessary to recover any past
City costs or any anticipated City costs for the following
fiscal year. In the event the City is never required to
assume the maintenance of any such improvements maintained
by a Private Responsible Party, the amount of the annual
assessment actually levied upon the affected properties
would be minor amount, possibly zero. The City shall
administer the annual renewal of the Back -Up District and
any costs related to such administration shall be charged to
the Fund established for such district revenues and
expenses.
86. When it has been determined that it is necessary to form an
Assessment District (including a Back -Up District), the
applicant shall be required to undertake and complete the
following:
a. At least one - hundred - twenty (120) days prior to the
planned recordation of any Final Map or the issuance of
any zoning clearance for building permit, which ever
comes first:
i. submit the final draft plans for any irrigation,
landscaping or Drainage Improvements [herein
"Maintained Areas "] to be maintained by the
Assessment District (including a required Back -Up
District), along with any required plan checking
fees;
ii. submit a check in the amount of $5,000 as an
advance to cover the cost of Assessment
Engineering for the formation of the Assessment
District [Note: Developer shall be required to pay
for all final actual assessment engineering costs
related to the Assessment District formation along
with City administrative costs.];
b. At least sixty (60) days prior to the planned
recordation of any Final Map or the issuance of any
zoning clearance for building permit, which ever comes
first, submit to the City the completed, "City
approved" plans for the Maintained Areas (landscaping,
irrigation and NPDES Drainage Improvements);
C. Prior to the planned recordation of any Final Map or
the issuance of any zoning clearance for building
permit, which ever comes first, submit to the City a
signed Petition and Waiver requesting formation of the
Assessment District [Note: The Petition and Waiver
Resolution No. PC- 2005 -478
Page 24
shall have attached to it as Exhibit `A' the City
approved final draft Engineer's Report prepared by the
Assessment Engineer retained by the City.]
D. Please contact the BUILDING DIVISION for compliance with the
following conditions:
87. Prior to the issuance of a Building Permit, the applicant
shall provide written proof that an "Unconditional Will
Serve Letter" for water and sewer service has been obtained
from the Ventura County Waterworks District No. 1.
E. Please contact the VENTURA COUNTY AIR POLLUTION CONTROL
DISTRICT for compliance with the following conditions:
88. Prior to issuance of a Zoning Clearance for building permit,
a Ventura County Air Pollution Control District (APCD)
"Authority to Construct" shall be obtained for all equipment
subject to APCD Permit (see APCD Questionnaire, AB3205) .
Final Certificate of Occupancy shall not be granted until
compliance with all applicable APCD Rules & Regulations has
been satisfactorily demonstrated.
89. Facilities shall be operated in accordance with the Rules
and Regulations of the Ventura County Air Pollution Control
District, with emphasis on Rule 51, Nuisance. Rule 51
states: "A person shall not discharge from any source
whatsoever such quantities of air contaminants or other
material which cause injury, detriment, nuisance or
annoyance to any considerable number of persons or to the
public or which endangers the comfort, repose, health or
safety of any such persons or the public or which cause or
have a natural tendency to cause injury or damage to
business or property."
F. Please contact the VENTURA COUNTY FIRE PROTECTION DISTRICT
for compliance with the following conditions:
GENERAL
90. Prior to combustible construction, an all weather access
road /driveway and the first lift of the access road pavement
shall be installed. Once combustible construction starts a
minimum twenty -foot (20') clear width access road /driveway
shall remain free of obstruction during any construction
activities within the development. All access
roads /driveways shall have a minimum vertical clearance of
thirteen feet -six inches (13' -6 ") and a minimum outside
turning radius of forty feet (401).
Resolution No. PC- 2005 -478
Page 25
91. Approved turnaround areas for fire apparatus shall be
provided when dead -end Fire District access roads /driveways
exceed 150 -feet. Turnaround areas shall not exceed a five
percent cross slope in any direction and shall be located
within one - hundred -fifty feet (1501) of the end of the
access road /driveway.
92. The access road /driveway shall be extended to within one -
hundred -fifty feet (1501) of all portions of the exterior
wall of the first story of any building and shall be in
accordance with Fire District access standards. Where the
access roadway cannot be provided, approved fire protection
system or systems shall be installed as required and
acceptable to the Fire District.
93. When only one (1) access point is provided, the maximum
length shall not exceed eight- hundred feet (800').
94. Public and private roads shall be named if serving more than
four (4) parcels or as required by the Fire District.
95. Approved walkways shall be provided from all building
openings to the public way or Fire District access
road /driveway.
96. Structures exceeding three stories or forty- eight -feet (481)
in height shall meet current VCFPD Ordinance for building
requirements. Structures exceeding seventy- five -feet (75')
in height shall be subject to Fire District high rise
building requirements.
97. Structures greater than 5,000 square feet and /or five (5)
miles from a fire station shall be provided with an
automatic fire sprinkler system in accordance with current
Ventura County Fire Protection District Ordinance.
98. Commercial trash dumpsters and containers with an individual
capacity of 1.5 cubic yards or greater shall not be stored
or placed within five feet of openings, combustible walls,
or combustible roof eave lines unless protected by approved
automatic sprinklers.
DEVELOPMENT REQUIREMENTS
99. Prior to the issuance of a certificate of occupancy by the
Building Division the applicant shall submit a plan to the
Fire District for review and approval indicating the method
by which this project will be addressed.
100. Minimum six -inch (611) high address numbers shall be
installed prior to occupancy, shall be contrasting color to
Resolution No. PC- 2005 -478
Page 26
the background, and shall be readily visible at night Brass
or gold plated number shall not be used. Where structures
are set back more that one - hundred -fifty feet (150') from
the street, larger numbers will be required so that they are
distinguishable from the street. In the event a structure(s)
is(are) not visible from the street, the address numbers(s)
shall be posted adjacent to the driveway entrance on an
elevated post.
101. Prior to combustible construction, fire hydrants shall be
installed to the minimum standards of the City of Moorpark
and the Fire District, and shall be in service.
102. Prior to occupancy of any structure, blue reflective hydrant
location markers shall be placed on the access roads in
accordance with Fire District standards. If the final
asphalt cap is not in place at time of occupancy, hydrant
location markers shall still be installed and shall be
replaced when the final asphalt cap is completed.
103. Prior to the issuance of a building permit, building plans
for all A, E, H, I, R -1 and R -2 Occupancies shall be
submitted, with payment for plan check, to the Fire District
for review and approval. Prior to issuance of a building
permit the applicant shall submit a phasing plan and two (2)
site plans (for the review and approval of the location of
fire lanes) to the Fire District.
104. Prior to occupancy the fire lanes shall be posted "NO
PARKING FIRE LANE TOW- AWAY" in accordance with California
Vehicle Code and the Fire District.
105. Prior to or concurrently with the issuance of a building
permit the applicant shall submit plans to the Fire District
showing the location of the existing hydrants within three -
hundred feet (300') of the proposed project and showing the
location, type and number of proposed hydrants, and the size
of the outlets. Fire hydrant(s) shall be provided in
accordance with current adopted edition of the Uniform Fire
Code, Appendix 111 -B and adopted amendments. On -site fire
hydrants may be required as determined by the Fire District.
Fire hydrants, if required, shall be installed and in
service prior to combustible construction and shall conform
to the minimum standard of the Ventura County Waterworks
Manual and the Fire District.
106. Prior to installation of any fire protection system;
including, but not limited to sprinklers, dry chemical, hood
systems, the applicant shall submit plans, along with the
Resolution No. PC- 2005 -478
Page 27
required fee for plan check, to the Fire District for review
and approval. Fire sprinkler systems with one - hundred or
more heads shall be supervised by a fire alarm system in
accordance with Fire District requirements.
107. Prior to installation of the fire alarm system (if
required), the applicant shall submit plans, along with the
required fee for plan check, to the Fire District for review
and approval. The fire alarm system shall be installed in
all buildings in accordance with California Building and
Fire Code.
108. Prior to the issuance of a certificate of occupancy by the
Building Division the applicant shall obtain all applicable
Uniform Fire Code (UFC) permits.
109. Prior to the issuance of a building permit the applicant
shall obtain a copy of Ventura County Fire District Form No.
126 "Requirements for Construction."
110. Prior to the issuance of a certificate of occupancy by the
Building Division the applicant shall install fire
extinguishers in accordance with the Uniform Fire Code. The
placement of extinguishers shall be subject to review and
approval by the Fire District
111. Prior to framing the applicant shall clear for a distance of
one hundred feet all grass or brush exposing any
structure(s) to fire hazards.
G. Please contact the VENTURA COUNTY WATERWORKS DISTRICT NO. 1
for compliance with the following conditions:
112. The applicant shall comply with the applicable provisions of
Ventura County Waterworks District No. 1 standard
procedures for obtaining domestic water and sewer services
for applicant's projects within the District.
113. Prior to issuance of a building permit, provide Ventura
County Waterworks District:
a. Water and sewer improvement plans in the format
required.
b. Hydraulic analysis by a registered Civil Engineer to
determine the adequacy of the proposed and existing
water and sewer lines.
C. Copy of approval of fire hydrant locations by Ventura
County Fire Protection District.
d. Copy of District Release and Receipt from Calleguas
Municipal Water District.
Resolution No. PC- 2005 -478
Page 28
e. Cost estimates for water and sewer improvements.
f. Plan check, construction inspection, capital
improvement charge, sewer connection fee and water
meter charge.
g. Signed Contract to install all improvements and a
Surety Bond.
114. At the time water service connection is made, cross
connection control devices shall be installed on the water
system in a manner approved by the Ventura County Waterworks
District No. 1.
H. Please contact the VENTURA COUNTY WATERSHED PROTECTION
DISTRICT for compliance with the following conditions:
115. Direct storm drain connections to Ventura County Flood
Control District facilities are subject to Ventura County
Watershed Protection District permit requirements.
I. Please contact the POLICE DEPARTMENT for compliance with the
following condition:
116. Prior to initiation of the building plan check process for
the project, the applicant shall submit plans in sufficient
detail to the Police Department for review and approval of
defensible space concepts to reduce demands on police
services. To the degree feasible and to the satisfaction of
the Community Development Director and the Police Chief,
public safety planning recommendations shall be incorporated
into the project plans. The applicant shall prepare a list
of project features and design components that demonstrate
responsiveness to defensible space design concepts.
- END -