HomeMy WebLinkAboutRES 1986 112 1008RESOLUTION NO. PC -86 -112
A RESOLUTION OF THE MOORPARK PLANNING COMMISSION
OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING
APPROVAL TO THE CITY COUNCIL ON THE APPLICATION
FILED BY U.S. CONDOMINIUM CORPORATION REQUESTING
APPROVAL OF A RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NO. RPD -1057 FOR THE CONSTRUCTION OF 93
SINGLE FAMILY UNITS. ASSESSOR PARCEL NO. 500-
281-13, -14.
WHEREAS, at a duly noticed public hearing on October
10, 1986, the Planning Commission considered the subject application
requesting approval of a Residential Planned Development Permit
No. RPD -1057 for the construction of 93 single family units. The
fifty -eight acre parcel is located west of the terminus of Loyola
Street and Fordham Street bordered by single family residential
on the east, Happy Camp Regional Park on the north, undeveloped
open space to the west and CalTrans right of way to the south. The
assessors parcel map number for the project site is 500- 281 -13, -14.
WHEREAS, the Planning Commission, after
eration of the information contained in the staff
October 8, 1986, and information contained in the
Declaration, has found that this project will not
affect on the environment; and has reached its de
matter;
review and consid-
report dated
Mitigated Negative
have a significant
-ision in the
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. That the findings contained in the staff
report dated October 8, 1986, which report is incorporated by
reference as though fully set forth herein are hereby approved;
SECTION 2. That at its meeting of October 8, 1986,
the Planning Commission took action to direct staff to prepar
a resolution with the attached recommended conditions, recommending
approval of Residential Planned Development Permit No. RPD -3049.
The action with the foregoing direction was approved by the following
roll call vote;
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Planning Commission Minutes Page 3
of October 8, 1986
residential and his recommendations for three way
stop signs placed at Loyola /Colombia,
Loyola /Westwood, Amherst /Westwood , and
Loyola / Amherst /Colombia /Berkley /Yale /Auburn.
(A) MOTION: Moved by Commissioner Keenan, second
by Chairman LaPerch that the City
Engineer consider the Neighborhood
Council's recommendation to require
stop signs at the specified
locations.
Motion passed on a 4 :0 vote.
(B) MOTION: Moved by Commissioner Claf fey, second
by Commissioner Keenan to approve
Resolution No. PC -86 -111 to include
recommended modifications.
Motion passed on a 4:0 vote.
(C) MOTION: Moved by Commissioner Claf fey, second
by Commissioner Keenan to approve
Resolution No. PC -86 -112 to include
recommended modifications.
Motion passed on a 4:0 vote.
B. DP -355 - Moorpark /Los Angeles
Requesting approval to construct an 19,992 sq.ft. industrial
facility. 1,200 sq.ft. of office and 18,792 sq.ft. of
manufacturing. Located on Gabbert Road north of Commerce
Avenue.
C. DP -357 — Moorpark /Los Angeles
Requesting approval to construct a 19,074 sq.ft. industrial
facility. 1,570 sq.ft. of office and 17,504 sq.ft. of
manufacturing. Located on the corner of Gabbert Road and
Commerce Avenue.
Presented by Diane Eaton, reference: Staff Report dated
October 8, 1986.
Testimony received by the following:
(1) Sieole & Associates, Representatives in support of
the development.
SUBJECT:
APPLICANT•
ITEM
CITY OF MOORPARK PLANNING COMMISSION
STAFF REPORT AND RECOMMENDATIONS
MEETING OF OCTOBER 8, 1986
Residential Planned Development 1057 -
Revised Project
U. S. Condominium,
P. O. Box 233
Moorpark, CA
California Corporation
REQUEST: The Applicant is Requesting Approval of a
Residential Planned Development Permit for
the Construction of 93 Single Family Units
1.0 LOCATION
Fifty -eight acre parcel west of the terminus of Loyola
Street and Fordham Street bordered by single family
residential on the east, Happy Camp Regional Park on the
north, undeveloped open space to the west and Cal -Trans
right of way to the south.
Assessors parcel number 500 - 281 -13, 14.
2.0 BACKGROUND
On September 24, 1986 the Planning Commission reviewed
tentative tract 3049 and recreational amenities for this
revised project. The Commission voted 4 -0 to recommend
approval of the tract with recreational amenities to the
City Council. The Applicant is returning to the Commission
for review of the Planned Development for Tract 3049 in
order that the two requested permits may be presented
together to the City Council at its meeting of October 20,
1986. The staff report provided to the Planning Commission
at the September 24, 1986 meeting is attached for reference.
The Planning Commission directed staff to re- classify the
negative declaration to a mitigated negative declaration.
The re- classified mitigated negative declaration will be
properly noticed in connection with the notice for the
public hearing on Tract 3049, Planned Development 1057
before the Moorpark City Council.
3.0 PROJECT DESCRIPTION
The redesigned project subdivides the property into 97 lots.
Lots 1 - 93 are single family units, lot 94 is the
recreational area and the remaining lots are common area.
The project provides two clusters of residential units,
integrated by the circulation systems and provides a
centrally located recreation area. Fifty -six units are
clustered at the northern portion of the site accessible via
the extension of Loyola Street. Thirty seven units are
clustered at the southern end of the site near the extension
of Fordham Street.
The extension of Fordham Street connects to the extension of
Loyola Street providing a circulation pattern which more
equitably distributes traffic generated from this project
throughout the adjacent residential neighborhood. For a
detailed discussion of traffic, circulation, grading and
other issues associated with the tentative tract, please see
the attached September 24th staff report.
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In connection with their action of the tentative tract, the
Planning Commission also reviewed and upheld the
recommendations of the Parks and Recreation Commission.
Required recreational amenities are established in Condition
61 of the Tract Conditions. 400
Lot sizes in a single family project range from 6,000 to
18,000 sq.ft. Rear yards range from 3,000 to 14,000 sq. ft.
The minimum side yard is 5', however, the majority are
greater. The minimum front and rear setback is 20'. The
units themselves range from 1,700 sq. ft. to 2,400 sq. ft.
with a maximum height of 30'.
The plans provide variation of 2 - 3 elevation changes for
each model. The changes consist of framed windows, pop outs
no greater than 18 ", and exterior facade material changes.
In addition, one model is designed with a side entry garage
plan to create a courtyard, providing further variety in the
streetscape.
The project includes two 1 -story models, and two 2 -story
models, ranging from 2 bedrooms with convertible dens to
4- bedrooms plus convertible dens. The models feature powder
rooms and volume ceilings. The project is designed in a New
England style with lap siding and stucco, charcoal grey
concrete tile roofs, wood trim around windows, wood trim
fascia, metal chimney caps, and a range of earth tone
exterior colors. Front yard landscaping and rear and side
yard wood fencing is provided. Wrought iron fencing is
required where there is a view.
The project provides full - width, lighted city streets with V0
curbs, gutters and sidewalks throughout. All cut slopes
will be planted and irrigated per City specifications.
Entries to the project will be designed and landscaped to
provide continuity to the existing neighborhood rather than
strong entry statements implying a separate neighborhood.
Attached are the following exhibits:
Al. Colored site plan showing footprints with driveways and
soft scape minimum setbacks and the model complex;
A2. Four floorplans superimposed on the tentative.
A3. Street elevation showing the 4 model types with 4
varied elevations.
The applicant will provide a material and color board at
the meeting.
4.0 CONFORMANCE TO REQUIRED CITY ORDINANCE FINDINGS
The proposed project is consistent with the following
required findings as established in the referenced sections
of the attached staff report as noted below:
a. The proposed use is compatible with existing and future
land use within the zone and the general area in which
the proposed use is to be located (Section 4.11; in
that the open space buffer area provided adjacent to
the undeveloped properties to the west and north, and
the proposed lot design adjacent to the property to the
east, renders the project compatible with these lands;
b. The proposed use would not be obnoxious or harmful to
adjacent properties (Sections 4.1, 4.2, 4.4 and 4.5);
C. The proposed use would not impact the integrity or
character of the zone in which it is to be located
(Section 4.1);
d. The proposed use would not be detrimental to the public
interest, health, safety convenience or welfare
(Sections 4.2, 4.3, 4.4, 4.5, 4.6).
5.0 RECOMMENDATIONS
As noted in the attached September 24th staff report, under
the subdivision map act, required timelines for processing
Tract 3049 must be acted upon by the City Council prior to
November 4, 1986 or be automatically deemed approved. The
resolution recommending approval of Tentative Tract 3049 is
before the Commission for approval at this meeting. In the
interest of efficient use of the Planning Commission's time,
staff has prepared a resolution for approval of Planned
Development 1057 for action at this meeting should the
Planning Commission wish to approve both resolutions
simultaneously. Therefore, the recommended action for
Planned Development 1057 is as follows:
Adopt a resolution recommending approval of Planned
Development 1057 subject to the conditions of approval
attached as Exhibit B.
Prepared by:
Carol Waldrop
Consultant to the City
of Moorpark
Approved by:
Michael A. Rubin
Senior Planner
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ATTACHMENT 1
City of Moorpark Planning Commission
Staff Report and Recommendation
Meeting of September 24, 1986
Subject: vesting Tentative Tract No. 3049, and
Residential Planned Development 1057
Applicant: U.S. Condominium, California Corporation
P. O. Box 233
Moorpark, CA
Request: The applicant is requesting approval of the
following:
o a vesting tentative tract map to
subdivide the property into 93 single
family lots and 4 common area lots. The
applicant will return to the Planning
Commission at a future date requesting
the approval of:
o a residential planned development permit
for the construction of the single
family units.
1.0 LOCATION AND PARCEL NUMBER
The property is located west of the terminus of Loyola
Street and Fordham Street: and just north of the Cal -Trans
Right of Way. Happy Camp Canyon drainage channel parallels
the east boundary of the site. The undeveloped Happy Camp
Canyon Regional Park is located to the north of the site.
Property to the west is undeveloped and designated OS -1.
Property to the east is developed with single family
homes. The assessors parcel map number for the project site
is 500- 281- 13 -14.
2.0 BACKGROUND
2.1 Project History
In 1979, prior to the incorporation of Moorpark, a tentative
tract map for the project area was approved by the County
Board of Supervisors for single family home units. The map
was not recorded and has expired. Subsequently, in June
1985, the applicant requested a zone change to allow
clustering of the development to conform to the topography
of the site. The zone change was granted by the City
Council in October 1985. The application for this project,
involving a vesting tentative tract map and Planned
Development permit for 93 units, was filed in December of
1985. The original project for 93 townhome units was
recommended for denial by the Planning Commission on June
25, 1986. The Project was approved by the City Council on
July 21, 1986 and then the Council at the August 4, 1986
8 9/18/86
meeting rescinded that action and directed the applicant to
revise the project as necessary to address the remaining
concerns. A time extension was agreed upon extending the
period of time within which the City must take action on the
Project until November 4, 1986.
2.2 Vesting Tentative Ma
In November of 1985 the City Council approved Ordinance 58
relative to provisions for vesting tentative maps. The
approval or conditional approval of a vesting tentative map
shall confer a vested right to proceed with development in
substantial compliance with the ordinances, policies and
standards as described in Government Code Section 66474.2.
The rights conferred by a vesting map shall last for an
initial period of one (1) year beyond the recordation of the
map. Such time period may be extended by action of the City
Council.
3.0 PROJECT DESCRIPTION
3.1 Site Plan (Exhibit A -1)
The applicant is proposing to subdivide the property into
97 lots. Lots 94 -97 are common area lots. Fifty eight
percent of the total site area is proposed for development
Entry to the northern portion (56 units) of the development
is from an extension of Loyola Street which then connects to
the extension of Fordham Drive. Entry from the southern
portion (37 units) is from Fordham Drive. A recreation area
is centrally located at the southwester most portion of the
Loyola cluster. Lot sizes range from 6000 - 18,000 square
feet.
3.2 Project Design
The single family development will consist of 4 different
floor plans, both 1 & 2 story, with 2, 3 & 4 bedroom models.
The minimum pad size is 5000 square feet. The houses
average in size from 1800 to 2500 square feet.
The units are plaster and tile roof with wood fascia, and
metal balcony railings. All rear yards will be fenced.
Conditions of approval require that CC &R's be submitted to
the City for approval. CC &R's will specify standards
regarding accessory structures, patio covers and other
potential owner -added property improvements.
3.3 Recreation and Open Space
The private recreation area will include a recreation
building, with a 1000 square foot meeting room, a 2500
square foot tot lot, a picnic area, a 20' x 40' pool, a
12 -14 person jacuzzi and a full court basketball area. The
private recreational area will be provided for the use of
the residents of the tract, and will be maintained by a
homeowners' association.
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The open space area adjacent to the developed portion of the
property will also be owned and maintained by the
homeowners' association. Should the association neglect its
maintenance responsibilities, City Assessment District No.
65 -1 can provide back -up maintenance. Areas proposed to be
graded or cleared of brush for fire protection purposes are
to be planted with erosion control material.
Under the City's Parkland Dedication (Quimby) Ordinance and
assuming the current number of units proposed, the developer
is required to dedicate approximately 1.2 acres for public
park use, or pay in -lieu fees. The park area originally
shown on the tentative map was a County requirement based on
several hundred units. The Parks and Recreation Commission
recommended that the approximately 2 acre park, originally
proposed be deleted from the plan for the following reasons:
o The City's Park and Recreation Commission policy is to
not accept parks of less than 6 acres because park
development and maintenance is not cost effective below
the 6 acre size.
o The project site is adjacent to Happy Camp Canyon
Regional Park which will ultimately provide abundant
recreational facilities and playfields.
o Previous action by the Council and Parks and Recreation
Commission indicate a priority for directing funding to
developing existing community park areas rather than
creating additional park sites for which facility
development and ongoing maintenance may not be ensured
by the City's level of funds.
The project provides 428 of the site area in open space
which will be the responsibility of the homeowners
association. A private recreational area is provided
within the project. From the standpoint of the City's
overall plan for the location for parks and program of
funding for park development and maintenance, requiring
in lieu fees per the City's Park Land Dedication
Ordinance will further those goals whereas acquiring
additional acres at this location represents a cost
which is not justified by acreage or accessibility.
4.0 EVIDENCE REGARDING REQUIRED SUBDIVISION MAP ACT AND
CITY ZONING ORDINANCE. FINDINGS.
Certain findings must be made in order to determine that the
proposed project is consistent with the State Subdivision
Map Act and the City Code. These findings, and the project
information and evidence to support them, are presented
below.
4.1 Consistency of Tentative Map Design and Improvements
10 9/18/86
4.1.1 General Plan Consistency
An analysis of the project's consistency with the policies
and goals of the City's General Plan (Land Use Element) is
as follows:
Policies and goals addressed under the Residential and
Physical Environment /Hazards sections of the Land Use
Element discouraqe urban development in mountainous areas,
on hillside with slopes in excess of 20 percent or on
ridgelines. The tentative map shows approximately 428
of the site retained in open space which preserves the
most significant land forms. However, a portion of the
project site will be developed on slopes greater than
20 percent.
Clustering the development and the revisions to the site
plan further reduces encroachment into slope areas. In cases
where intrusion occurs in the slope in excess of 208,
primarily only insignificant landforms are affected. The
revised project reduces the incursion from 34% to 21.8%.
The natural slope that parallels the drainage channel will
remain., protecting the viewshed and buffering the visual
effect of new development on the natural landscape. The
most prominent visual features, land forms, and sensitive
view areas on the site have been preserved. In order to
create a gradual incline at the entrance to Loyola and to
Fordham. Drive, the plan shows a contoured variable face
slope which recreates the natural topography.
Development of the property at either the existing land use
designation or any urban density will most likely require
some grading of areas in excess of 20 percent slopes for
building pads or roadways. It should be noted that no
definition of "discourage" is provided in the Land Use
Element. As a result, the Planning Commission and the City
Council may determine that due to the large amount of open
space that will be retained, the relatively small percentage
of the site with excessive slopes that will be developed,
and the difficulty of developing the property without
grading some areas with slopes greater than 20 percent, the
proposed project substantially meets the intent of these
policies and goals. This determination would be consistent
with previous action of the Commission and Council.
4.1.2 Zoninq
The existing RPD 1.6 zone was adopted in October 1965. The
Project conforms to the RPD 1.6 zone.
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4.1.3. Existing Land Use
The property is presently undeveloped and covered with
non - native grass and native sage scrub with some introduced
plants and trees. Existing features on -site include a flood
control channel, two bridge crossings; dirt and gravel
access roads, power poles, fencing. A large drainage
course runs from northwest to southeast through the site.
There is also one Union Oil drill site located within the
property. This site is located where no development is to
occur. it should be noted that since the City incorporated
following the County approval of the entitlement permitting
drilling on the property, the City Council needs to take
Positive action approving a CUP for drilling to be
permitted.
4.1.4 Adjacent Land Uses
North: Undeveloped Happy Camp Canyon regional park
open space.
South: Cal Trans Right of Way
West: Undeveloped open space
East: Existing single family subdivision
The density and land use of the proposed project will
continue the urban land use pattern established to the south
and east of the site. The proposed residential development,
with a density of 1.6 units per acre, is compatible with the
adjacent developed residential tracts which have densities
of approximately 5.5 units per acre.
Implementation of the project will not in itself encourage
the urbanization of the adjacent property to the west, which
would require a general plan amendment from its open space
designation prior to development, or of the Regional park to
the north and Cal Trans right of way to south.
4.2 PHYSICAL SUITABILITY OF THE SITE FOR THE PROPOSED TYPE
AND DENSITY OF DEVELOPMENT
4.2.1 Existing Natural Features
The property consists of a series of gently inclined,
southerly trending ridges and intervening drainage courses.
The property is bounded on the east by an improved drainage
control channel and by an existing residential subdivision.
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The site is presently vacant, with no signs of previous site
usage, and is covered with a moderate to heavy growth of
native grasses, weeds, and low shrubs. A few oak trees
exist at scattered locations. Oak trees are designated on
the tract map (Exhibit A -1). Natural side slopes on the
ridge flanks are predominately about 2:1 or flatter, but are
locally as steep as 1:1.
The site appears to be in its virgin condition with the
exception of a flattened (excavated) ridge line and a cut
slope descending to the improved channel at the northeast
corner of the site. Apparently, this area was used to
borrow soils for the adjoining tract development. No other
signs of grading or filled ground were noted.
The proposed development and related grading activities will
be confined primarily to the valley floor and northerly
upland areas of the project site. Approximately 428 of the
site, including the more prominent hillsides and
steeply- sloped areas, will be left ungraded and preserved in
open space.
In addition, visual impacts can be mitigated by retaining as
many mature trees as possible and by landscaping all
man -made slopes and open space areas. All man -made slopes
will also be required to be contoured to blend in with the
natural topography. The open space areas retained on the
property will mitigate any visual impacts of the project by
forming buffers between on the on -site developed areas and
the undeveloped properties to the west and north.
Project development will necessitate the removal of a
portion of the on -site grassland habitat. However 428 of
the site will be retained in open space, and similar habitat
is located within the undeveloped Happy Camp Canyon Regional
Park areas to the north and open space west of the project
site.
4.2.2 Drainage
The project site is located within the boundaries of the
Arroyo Simi watershed. Arroyo Simi is one of several
tributaries comprising the larger Calleguas Creek drainage
system through western Ventura County.
The site presently drains through a major drainage course in
a southeasterly direction into an improved County flood
control channel which parallels the site on the east
boundary. These drainages collect and convey runoff from
within the site and adjacent upstream areas for discharge.
No flooding problems exist on -site.
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The increase in impervious surfacing is not anticipated to
cause flooding by perceptibly increasing the drainage flow
and, therefore, no negative impacts are anticipated.
4.2.3 Traffic /Circulation - Issues.
The project as revised provides 2 points of access to the
project site. One primary access to the project site will
be provided by the extension of Loyola Street west beyond
its current terminus at Westwood Street providing access
from Campus Park Drive. Loyola Street will extend to connect
with the other primary access, provided from the extension
of Fordham Drive beyond its current terminus at Westwood
Street.This access provides an alternate route to SR118 via
Fordham to Westwood to Amherst to Princeton.
4.2.4 Traffic Study for Revised Project
A traffic study was prepared for this project in December
1985 by Thomas Montgomery and Associates and revised in
August of 1986 to reflect the proposed changes in the
project. The traffic study data was obtained by direct
count, field investigation, Cal Trans data and information
for the EIR prepared for the recently approved Griffin Homes
development north of Campus Park Drive. Existing traffic
conditions are described in Exhibit B. The analysis of
traffic conditions on Princeton Avenue off Campus Park Drive
remain as stated in the original traffic study and indicate
that both are operating at high levels of service during
both commuter peak traffic periods. Princeton Avenue and
Los Angeles Avenue operate at level of service C which is an
acceptable level during the afternoon period. The morning
peak traffic exceeds design capacity by 23.5 percent as a
result of traffic on a westbound 118 being restricted to one
travel lane.
4.2.5 Traffic Generation
The analysis indicates that the 93 unit single family
project would generate less than 500 vehicle trips per day
(VPD) with maximum peak demands of 32 vehicle trips per hour
(VPH) outbound in the morning and inbound in the afternoon
on an average weekday. The diagram of the attached traffic
study indicates how these 32 (VPH) are anticipated to
distribute through neighborhood residential streets to reach
the intersection of Princeton and 118. The traffic study
concludes that traffic from the revised project will be
distributed at less impact on Loyola and more equitable
throughout the residential neighborhood.
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4.2.6 Future Traffic Conditions
The traffic analysis considered related future developments
in the determination of future traffic demand. The
resulting 1990 peak traffic volume estimates discussed on
Exhibit B page 5 indicate that by 1990 both the Campus
Park /Princeton Drive and Princeton Drive /Los Angeles Avenue
intersections would operate at high levels of service (B, C)
with the installation of intersection improvements and
traffic signal controls.
Traffic demands on Loyola Street west of Campus Park Drive
were analyzed (Exhibit B page 7). The carrying capacity of
a low speed two lane roadway is in excess of 5000 VPD.
However, in order to preserve the residential character of
the street an "environmental capacity" of 2000 VPD is a
maximum, capacity figure which considers residents'
perceptions of congestion. Currentiv this residential
collector carries 990 VPD which would increase by 200 VPD to
1,190 VPD upon completion of the project.
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Traffic demands of the Fordham , Westwood, Amherst route
were also analyzed. Amherst carries 900 trips per day which
would increase by 280 to 1,180 VPD upon completion of the
project. Westwood, between Loyola, would change from 500 to
590 VPD. *40
With these increases Loyola Street and Fordham /Westwood/
Amherst would still be operating at well below ever. the
"perceived" level of congestion. The analysis concludes
that the traffic generated by the proposed project will not
have any significantly adverse effect on the operation of
the local street system adjacent to the project or on the
arterial street system serving this area of the city.
The project site is at the end of the developable area
within this neighborhood. Happy Camp Canyon Regional Park
is located directly to the north and the CalTrans Right of
Way to the south. Propertv to the west which, if developed
in the future, would not be accessed through this project
site. Therefore this project represents the last addition
to traffic volumes through the neighborhood bounded by
Westwood, Princeton and Campus Park Drive.
4.3 LIKELIHOOD OF PROPOSED PROJECT TO CAUSE SUBSTANTIAL
ENVIRONMENTAL DAMAGE.
The the impact of the proposed development on on -site
resources, drainage and traffic circulation has been
adequately mitigated by the project design and proposed
conditions of approval. The project will, therefore, not
cause substantial environmental damage. The negative
declaration and initial study is attached as Exhibit D.
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4.4 LIKELIHOOD OF PROPOSED PROJECT TO CAUSE SERIOUS PUBLIC
HEALTH PROBLEMS.
Provisions for services to the subdivision are as follows:
4.4.1 Water and Sanitation
The increased demand in connection with this project is not
anticipated to significantly impact existing water supply
availability, and sufficient water supply currently is
available to meet the demands of cumulative development in
the City.
It shall be the developer's responsibility to determine if
the existing facilities are capable of providing an adequate
supply of water for domestic and fire flow requirements.
Any upgrading of the existing facilities necessary to supply
the subject property shall be the responsibility of the
developer.
The District is in the early stages of planning a sewerage
treatment plant expansion project. Since the cumulative
increase of flow into the existing treatment plant is
directly related to the rate at which new connections to the
sewerage system are made, the currently available plant
capacity could be consumed prior to completion of any plant
expansion. This could cause a delay in issuance of a "will
serve" letter to the applicant to insure the plant expansion
will be complete when sewer service begins.
Any upgrading of the existing facilities necessary to
provide service to the subject property and surrounding
area, shall be the responsibility of the developer.
4.4.2 Fire Prevention.
The County Fire Prevention Department, which provides
service to the City of Moorpark under contract, has
indicated that adequate protection is available to the
project site. The project is proposed for a "high fire
hazard" area due to the topography and vegetation of the
site.
Fire prevention measures, such as clearing natural vege-
tation within 100 feet of any structure, and the use of fire
retardant materials in roofing shall be provided.
The provision of two primary access points to the
development, connected by a private road, satisfies the
County Fire Prevention Department access requirements.
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Under the County Facility Fee Ordinance, fees are ccllected
from developers of residential, commercial and industrial
projects to offset the cost of additional fire stations and
equipment necessitated by the incremental demand from
additional development. However, the fees cannot be used
for operation and maintenance costs, which must be met by
the District's other revenue sources. The applicant will be
required to contribute facility fees.
4.4.3. Law Enforcement.
Police protection in Moorpark is provided by the County
Sheriff's Department under contract to the City. According
to the Sheriff's Department, the proposed project may
require service area adjustments, but is not expected to
significantly impact law enforcement capabilities, provided
that future staffing and equipment needs are met. The
Sheriff's Department reviewed the design of the revised
project, and recommended no additional measures. Their
original measures have been incorporated into the conditions
of approval.
Developer fees are also required
construction of law enforcement f
equipment. Similar to the fees
Protection District, these fees
operations or maintenance costs.
required to contribute these fees
4.4.4 Education.
to be contributed for
acilities and provision of
collected by the Fire
cannot be used for
The developer also is
The proposed project is located within the Moorpark Unified
School District (MUSD) . Capacity is available at all
District schools, with the exception of the Peach Hill
Elementary School, Flory School and the High School.
Relocatable classrooms have been placed at the schools to
accommodate additional students. The MUSD is planning on
adding more relocatable classrooms at its elementary schools
and the high school to expand available capacity. Current
improvement plans also call for the construction of an
elementary school in Planned Community 3 by 1987 and an
elementary school within the Griffin Campus Village project
by 1988. State aid funding opportunities are presently
being explored to provide assistance in the development of a
relocated high school to be located in Planned Community No.
3. Completion of this school is proposed for 1988 or 1989
with an initial capacity of 885 students and expansion
capabilities to 1,500.
The proposed project is expected to generate approximately
46 elementary, 14 junior high, and 15 high school students. +40
17 9/18/86
The developer will be required
future construction of school
based on an overall student
students per unit.
to contribute fees for the
facilities. These fees are
generation, factor of .7
The Planning Commission and the City Council in reviewing
the impacts of the proposed project, must make one of the
following findings consistent with Section 8941 of the
School Facilities Fee /Dedication Ordinance. Findings (a)
and (c) can be made for the project, since school facility
fees will be paid by the developer.
a) That the school district has entered into an agreement
with the applicant or some other person which agreement
provides a feasible means for mitigating any
aggravation of such conditions of over - crowding which
would otherwise be caused by the residential
development;
b) where the application is for a building permit, that
the applicant has paid the facilities fee specified in
Section 8942 and, where applicable, the land fee
specified in Section 8943;
c) Where the application is for an approval which does not
include the grant of a building permit, that such
approval is conditioned upon the dedication of land (if
any) required of the applicant pursuant to Section
8943, and, further, that the map, variance or permit so
approved contains notice that the issuance of any
building permit for residential development of the
property shall be subject to the payment for such fees
as may be required pursuant to this Chapter;
d) That there are specific, overriding physical, economic,
social or environmental factors which justify approval
of the residential development without requiring the
payment of fees or the dedication of land which would
otherwise be required pursuant to this Chapter;
e) where the application is for a building permit, that
the permit will be for the repair, alteration or
replacement of a lawfully constructed residential unit
which was lawfully occupied as a residential unit at
some time within the one year period immediately
preceding the date on which the application is
accepted.
4.4.5 Air Quality.
Air quality impacts in connection with this development are
considered to be an acceptable level.
18 9/18/86
4.4.6 Noise.
Noise levels in the immediate project vicinity are presently
not significant. Further, noise from traffic generated by
the proposed development is not anticipated to significantly
impact existing noise levels.
4.5 POTENTIAL CONFLICT OF PROPOSED PROJECT WITH PUBLIC
EASEMENTS OR WATERWAYS
No public access easements exist on the property. Further
the subdivision does not contain nor front on any public
waterways.
5.0 SUBDIVISION MAP ACT AND CODE COMPLIANCE;
Based upon the evidence and conclusions set forth above, it
is determined that the proposed project, with the attached
conditions, meets the requirements of Government Code
Section 66473.5 66474.6 and 66478.1 et, seq. and City Code
Section 8163 -3. The findings that were discussed in the
previous section are summarized below. The section of this
staff report in which the evidence supporting these findings
is presented is shown in parentheses.
1. Subdivision Map Act Findings
a. The proposed map is consistent with the applicable
general and specific plans (Section 4.1);
b. The design and improvement of the proposed subdivision
are consistent with the applicable general and specific
plans (Section 4.1);
C. The site is physically suitable for the type of
development proposed (Section 4.2) , in that the visual
impacts of grading on the project site are adequately
mitigated by the retention of 428 of the site in open
space and contour grading;
d. The design of the subdivision and the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife or their habitats (Section
4.3) ;
e. The design of the subdivision and the type of
improvements are not likely to cause serious public
health problems (Section 4.4);
f. The design of the subdivision and the type of
improvements would not conflict with easements,
19 9/18/86
r
acquired by the public at large, for access through or
use of property within the proposed subdivision
(Section 4.5);
g. There would be no discharge of waste from the proposed
subdivision into an existing community sewer system in
violation of existing water quality control
requirements under Water Code Sections 13000 et seq.
(Section 4.5).
2. City Ordinance Code Findia2f
a. The proposed use is compatible with existing and future
land use within the zone and the general area in which
the proposed use is to be located (Section 4.1) ; In
that the open space buffer area provided adjacent to
the undeveloped properties to the west and north, and
the proposed lot design adjacent to the property to the
east, renders the project compatible with these lands;
b. The proposed use would not be obnoxious or harmful to
adjacent properties (Sections 4.1, 4.2, 4.4 and 4.5);
C. The proposed use would not impact the integrity or
character of the zone in which it is to be located
(Section 4.1);
d. The proposed use would not be detrimental to the public
interest, health, safety convenience or welfare
(Sections 4.2, 4.3 , 4.4, 4.5, 4.6).
6.0 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE:
SAGE Institute, Inc., under contract to the City of Moorpark
Department of Community Development, conducted an initial
study to evaluate the potential impact of this project upon
the environment. Based upon the findings contained in the
initial study, it was determined that the proposal would not
have a significant impact on the environment.
A Negative Declaration (Exhibit D) was prepared and publicly
noticed for fourteen (14) days. No comments have been
received.
7.0 DEVELOPMENT ADVISORY COMMITTEE
A development Advisory Committee meeting was held during the
week of June 2, 1986 and again regarding the revised
project on September 3, 1986- Representatives of the City
Engineer, County Fire Department and Sage Institute Inc.
(consultant to the City Community Development Department)
met with a representative of U.S. Condo and the project
engineer to discuss the proposed conditions of approval.
20 9/18/86
8.0 PUBLIC COMMENTS
No written comments on the revised project have been
received to date.
9.0 RECOMMENDED ACTION
1. Recommend to the City Council that it approve the
Negative Declaration.
2. Direct staff to prepare a resolution recommending
approval of the negative declaration, and the APPROVAL
of the tentative tract map, subject to the proposed
conditions of approval (Exhibit "C "), for consideration
by the Planning Commission at the next regular meeting.
Prepared by:
Reviewed by:
Carol Waldrop Michael A. Rubin
SAGE Institute, Inc. Senior Planner
Attachments:
1. Exhibit A -1 Tentative Tract
A -2 Shaded Areas of Slope Intrusion
2.
Exhibit
B
Traffic Study
3.
Exhibit
C
Conditions of Approval
4.
Exhibit
D
Negative Declaration, Initial Study
21 9/18/86
Im
M
In
EXHIBITS
Exhibit Al - Colored site plan showing footprints with
driveways and softscape minimum setbacks and
the model complex
Exhibit A2 - Four floorplans superimposed on the tentative
Exhibit A3 - Street elevation showing the 4 model types
with 4 varied elevations
Exhibit B - 1057 Conditions
Exhibits Al, A2, A3
To be provided by Developer.
rr%
m
Exhibit B
CONDITIONS FOR: Planned Development Permit No. 1057
APPLICANT: U.S. Condominiums
COM14UNITY DEVELOPMENT DEPARTMENT CONDITIONS
That the permit is granted for the land as described in
the application and any attachments thereto, and as
shown on the plot plan submitted.
2. That the permit is granted for all of the buildings,
fences, signs, roadways, parking areas, landscaping and
other features which shall be located substantially as
shown on Exhibits A -1 and A -2, except or unless
indicated otherwise herein.
3. That the elevations and floor plans of all buildings
shall be substantially in conformance with the
elevation plans and floor plans labeled Exhibit A -3.
4. That subsequent to occupancy, minor changes or
additions to approved structures, fences, etc, or the
construction of patio covers and accessory structures
may be approved by the Community Development Director
through issuance of a zone clearance provided that the
minor change a) is consistent with the conditions,
Covenants and Restrictions (CC and R's) for the
project; b) has been approved by the applicable
Homeowners Association; c) clearly does not affect the
design, integrity, or quality of the development; and
d) is consistent with the regulations of the City
Zoning ordinance. Minor changes which do not meet
these criteria will require a minor modification of the
permit to be considered by the Community Development
Director. Any changes determined to be major by the
Community Development Director will require the filing
of a modification application to be considered by the
Planning Commission.
5. That the final design of all buildings, communal open
spaces, recreational facilities, walls and fences
including materials and colors, is subject to the
approval of the Community Development Director.
6. That all requirements of any law or agency of the
State, Ventura County, and City of Moorpark, and any
other governmental entity shall be met.
0
7. That applicant agrees as a condition of issuance (or
renewal) the use of this permit, to defend, at his sole
expense, any action brought against the City because of
issuance (or renewal) of this permit, or in the
alternative, to relinquish this permit. Applicant will
reimburse the City for any court costs and /or
attorney's fees which the City may be required by a
court to pay as a result of any such action. City may,
at its sole discretion, participate in the defense of
any such action, but such participation shall not
relieve applicant of his obligations under the
condition.
8. That prior to construction, a zone clearance shall be
obtained from the Community Development Department and
a building permit shall be obtained from the Building
and Safety Division.
9. That no zoning clearance shall be issued for this
permit until the Tract Map No. 3049 has been recorded.
10. That unless a zone clearance for a unit is issued
within thirty -six (36) months after the date the permit
is granted, this permit shall automatically expire on
that date. The Community Development Director may, in
his discretion, grant two separate 12 month extensions
for issuance of a zone clearance for a unit in each
phase, provided: a) the application for extension is
made prior to the expiration of the initial thirty -six
(36) months; b) there has been no change in the
approved plans; c) there has been no change of
circumstance which will prevent the preservation of the
integrity, character, utility or value of the property
in the zone and the general area in which the use is
proposed to be located or will be detrimental to the
public health, safety or welfare; and d) the permittee
has diligently worked toward initiation of construction
of each phase of the development during the .initial
thirty -six (36) month period.
11. That signs are subject to the regulations of Article 25
of the Moorpark Ordinance Code.
12. That a transfer of this permit shall not be effective
until the name and address of the transferee and date
when such transfer shall be effective, together with a
letter from the new owner certifying agreement to
comply with all conditions of the permit is filed with
the Community Development Director.
13. That the development is subject to all applicable
regulations of the "R- P- D -1.6" (Residential Planned
Development) zone.
14. That prior to issuance of the zone clearance, a
landscaping, planting and irrigation plan for that Viso
phase, together with specifications and a maintenance
program, shall be prepared by a state - licensed
landscape architect. The Ventura County Guide to
Landscape Plans, dated July 1982, shall be used. The
landscaping plan shall show planting within the front
yards of all residential lots in the sub - division;
within the open space areas within the private
recreational areas along the man -made slopes adjacent
to the developed areas and along interior streets.
Landscaping in these areas shall incorporate drought
resistant and native plant materials as feasible, and
shall be chosen to insure adequate erosion control, and
to mitigate the visual impacts of all man -made slopes
three feet or more in height. Landscaping shall not
cover any door or window. Landscaping at entrances and
exits and intersections will not block or screen the
view of a seated driver from another moving vehicle or
pedestrian, nor be placed directly under overhead
lights which could cause a loss of light at ground
level. Landscaping shall also be provided at the
entrance to the project to buffer the projects visual
impact on the adjacent residential development to the
east. All of the landscaping described above, with the
exception of that within individual lots, shall be
maintained by a homeowners association.
Prior to preparation of the landscaping plan, the
landscape architect shall consult with the Director of
Community Development regarding species to be planted
and the overall landscape concept to be used.
Three sets of plans shall be submitted for approval to
the Director of Community Development.
The applicant shall bear the total cost of such review
and of final installation inspection. All landscaping
installation described above (with the exception of
the private recreational facilities) shall be completed
prior to issuance of the last certificate of occupancy.
Hydroseeding of brush cleared areas is subject to the
standards of the Ventura County Fire Protection
District.
15. That prior to issuance of the first zone clearance, the
developer shall submit a plan showing fencing along the
side and rear yards of each residential lot. Said
fencing plan shall identify the location and materials
to be used and shall be approved by the Planning
Commission. Said fencing shall be completed prior to
the issuance of a certificate of occupancy for the
affected lot. Wrought iron fencing shall be provided
where a view is available.
16. Prior to the issuance of the first zone clearance for
each phase, a plan showing the location of mail boxes
shall be submitted to the Community Development
Director for approval upon review by the Moorpark
Postmaster.
17. That all residential units shall be constructed
employing energy saving devices as may be appropriate
to the State of the Art. These are to include, but are
not limited to, the following:
1) Low flush toilets (not to exceed 1 -1/2 gallons).
2) Shower controllers.
3) Stoves, ovens and ranges, when gas fueled, shall
not have continuous burning pilot lights.
4) All thermostats connected to the main space
heating source to have night setback features.
5) Kitchen ventilation system to have automatic
dampers to insure closure when not in use.
6) Solar panel stubouts.
7) Floor plans to demonstrate reservation of space
for solar equipment adjacent to furnace.
18. That gutters and downspouts shall be provided over all
garage doors and front entryways, unless covered.
19. If a model home complex is to be constructed prior to
first phase it shall be permitted within the tract
boundaries, subject to issuance of a zone clearance. A
site plan shall be submitted which indicates the
location of dwelling units, sidewalks, landscaping,
fencing, patios, directional and advertising signs,
parking and lighting.
20. That the undeveloped areas within Tract 3049 shall be
retained in open space, and shall be dedicated to the
Homeowners Association.
21. That prior to issuance of a zone clearance for any
phase, an "Unconditional" Will -Serve Letter for water
and sewer service for that phase shall be obtained from
Ventura County Waterworks District No.l.
22. That construction equipment, tools, etc., will be
properly secured during non - working hours.
23. That all appliances (microwave ovens, dishwashers,
trash compactors, waterheaters, etc.) will be properly
secured prior to installation during non - working hours.
All serial members shall be recorded for identification
purposes.
24. That addresses will be clearly visible to approaching
emergency vehicles and mounted against a contrasting
color.
'> 25. That address numbers will be a minimum of 6" in height
and capable of being illuminated during hours of
J)`,�` darkness.
26. That front door entrances will be visible from the
street.
28. That doors utilizing a cylinder lock shall have a
minimum five (5) pin tumbler operation with the locking
bar or bolt extending into the receiving guide a
minimum of one inch.
29. That all exterior sliding glass doors or windows will
be equipped with metal guide tracks at the top and
bottom and will be constructed so that the window
cannot be lifted from the track when in the closed or
locked position.
30. That prior to occupancy by the owner or proprietor,
each single unit in a tract or apartment complex shall
have locks using combinations which are interchanged
free from locks used in all other separate dwellings,
proprietorships, or similar distinct occupancies.
31. If an alarm system is used, it should be wired to all
exterior doors and windows and to any roof vents or
other roof openings where access may be made.
32. Lighting devices shall be high enough to eliminate
anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system
capable of illuminating the parking surface with a
minimum of 1 -foot candle of light and shall be designed
to minimize the spillage of light onto adjacent
properties. All exterior lighting devices shall be
protected by weather and breakage- resistant covers.
M
Directory boards
s.h-&n indicating
locations of the
various buildings
and individual
units shall be
'"
displayed at each
entrance to the
complex and lighted
itibb i
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during the hours of
darkness.
�1 °c :fig.
27.
That all exterior
doors will be constructed of solid
wood core with a minimum
thickness
of 1 -3/4 ".
28. That doors utilizing a cylinder lock shall have a
minimum five (5) pin tumbler operation with the locking
bar or bolt extending into the receiving guide a
minimum of one inch.
29. That all exterior sliding glass doors or windows will
be equipped with metal guide tracks at the top and
bottom and will be constructed so that the window
cannot be lifted from the track when in the closed or
locked position.
30. That prior to occupancy by the owner or proprietor,
each single unit in a tract or apartment complex shall
have locks using combinations which are interchanged
free from locks used in all other separate dwellings,
proprietorships, or similar distinct occupancies.
31. If an alarm system is used, it should be wired to all
exterior doors and windows and to any roof vents or
other roof openings where access may be made.
32. Lighting devices shall be high enough to eliminate
anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system
capable of illuminating the parking surface with a
minimum of 1 -foot candle of light and shall be designed
to minimize the spillage of light onto adjacent
properties. All exterior lighting devices shall be
protected by weather and breakage- resistant covers.
M
33. Lighting plans showing type and location of all
lighting devices shall be submitted to the Sheriff's
Department for review and approval.
34. All entrance /exit driveways shall be a minimum of 30
feet in width with radius curb returns.
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