HomeMy WebLinkAboutRES 1999 365 0222RESOLUTION NO. PC -99 -365
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NO. 97 -1 CONSTRUCTION OF 312 APARTMENT UNITS
ON APPROXIMATELY 19.2 ACRES OF LAND LOCATED
SOUTHERLY OF LOS ANGELES AVENUE BORDERED BY THE
FLOOD CONTROL CHANNEL TO THE SOUTH, UNDEVELOPED
LAND ON THE WEST AND MOORPARK AVENUE TO THE EAST
(APN. 506 -0- 050 -275) ON THE APPLICATION OF
ARCHSTONE COMMUNITIES (SECURITY CAPITAL PACIFIC
TRUST)
WHEREAS, at a duly noticed public hearing on January 25, 1999,
the Planning Commission considered the application filed by
Archstone Communities (Security Capital Pacific Trust) for approval
of Residential Planned Development Permit No. 97 -1- for approval of
a Residential Planned Development consisting of 312 residential
apartment units.
WHEREAS, at its meeting of January 25, 1999, the Planning
Commission opened the public hearing, took testimony from all those
wishing to testify and continued the hearing to February 8, 1999,
and then to February 22, 1999, and close the public hearing on
February 22, 1999;
WHEREAS, the Planning Commission, after review and
consideration of the information contained in the staff reports
dated January 25, 1999 and February 8, 1999, and February 22, 1999,
and testimony, has made a recommendation to the City Council.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission hereby adopts the
following findings:
C.E.O.A. Findings
1. That the Mitigated Negative Declaration /Initial Study for the
project is complete and has been prepared in compliance with the
California Environmental Quality Act (CEQA), and CEQA Guidelines,
and City policy.
2. The contents in the Mitigated Negative Declaration/ Initial
�^ Study have been considered in the various decisions on these
projects.
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RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 2
3. In order to reduce the potential adverse impacts of this
project, mitigation measures discussed in the environmental
document have been incorporated into the proposed project.
4. A Mitigation Reporting and Monitoring Program has been
prepared in compliance with Assembly Bill 3180 and considered in
the various decisions regarding these projects.
Residential Planned Development Permit Findings
1. The proposed project is consistent with the intent and
provisions of the City's General Plan and Zoning Ordinance.
2. The proposed project is compatible with the character of
surrounding development.
3. The proposed project would not be obnoxious or harmful, or
impair the utility of neighboring property or uses.
4. The proposed project would not be detrimental to the public
interest, health, safety, convenience, or welfare.
5. The proposed project is compatible with existing and planned
land uses in the general area where the development is to be
located.
6. The proposed project is compatible with the scale, visual
character and design of the surrounding properties, designed so as
to enhance the physical and visual quality of the community, and
the structure (s) have design features which provide visual relief
and separation between land uses of conflicting character.
SECTION 2. The Planning Commission does hereby find that the
aforementioned project will be consistent with the City's General
Plan.
SECTION 3. That the Planning Commission hereby recommends to
the City Council conditional approval of Residential Planned
Development Permit No. 97 -1 (Alternative Site Plan No. 3) on the
application of Archstone Communities (Security Capital Pacific
Trust) subject to compliance with all of the following conditions:
Approval of Residential Planned Development Permit No. 97 -1 subject
�^ to compliance with the following conditions:
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 3
GENERAL REQUIREMENTS:
Permitted Uses
1. The permit is granted for the land and project as identified
on the entitlement application form and as shown on the approved
plot plans and elevations. The location and design of all site
improvements shall be as shown on the approved plot plans and
elevations except or unless indicated otherwise herein in the
following conditions. Any change from the submitted product mix
shall require approval of a modification to the Residential Planned
Development Permit.
Requirement for Affordable Housing Agreement
2. Approval of the Residential Planned Development Permit and
Tentative Tract Map is conditioned upon execution of a Affordable
Housing Agreement between the City of Moorpark and the applicant or
i1 developer. Compliance with the terms and conditions of this
Agreement shall address affordable housing provisions. The
Agreement is subject to the approval of the City Council, and if
compliance of the Agreement is not achieved, the City Council may
initiate a Reversion to Acreage or other procedure, and nullify the
Residential Planned Development Permit. The required provisions
may be incorporated into the proposed Agreement.
Use Inauguration
3. Unless the project is inaugurated (building foundation slab in
place and substantial work in progress) not later than one year
after this permit is granted, this permit shall automatically
expire on that date. The Director of Community Development may, at
his discretion, grant one (1) year extension for project
inauguration if there have been no changes in the adjacent areas
and if applicant can document that he has diligently worked towards
inauguration of the project during the initial two year period and
the applicant has concurrently requested a time extension. The
request for extension of this entitlement shall be made at least
30 -days prior to the expiration date of the permit.
Modification to Permit
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
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4. All facilities and uses other than those specifically
requested in the application are prohibited unless an application
for a modification has been approved by the City of Moorpark. Any
minor changes to this permit shall require the submittal of an
application for a Minor Modification and any major changes to this
permit shall require the submittal of a Major Modification as
determined by the Director of Community Development.
Other Regulations
5. The design, maintenance, and operation of the permit area and
facilities thereon shall comply with all applicable regulations of
the RPD zone and all requirements and enactments of Federal, State,
County, and City authorities, and all such requirements and
enactment's shall, by reference, become conditions of this permit.
Graffiti Removal
6. The applicant or his successors and assigns, or the
Homeowners' Association shall remove any graffiti within five (5)
(� days from written notification from the City of Moorpark. All
graffiti removal shall be accomplished to the satisfaction of the
Director of Community Development.
Dedication of Access Rights
7. Prior to issuance of a Zoning Clearance for construction, the
applicant shall dedicate all access rights over any access
easements on private streets within the site in order to provide
access for all governmental agencies providing the public safety,
health and welfare services.
Phasing
8. Any phasing shall be approved by the Director of Community
Development. The Director shall avoid to the extent possible any
impacts to existing residential areas from construction traffic.
9. No conditions of this entitlement shall be interpreted as
permitting or requiring any violation of law or any unlawful rules
or regulations or orders of an authorized governmental agency. In
r instances where more than one set of rules apply, the stricter ones
shall take precedence.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
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Severability
10. If any of the conditions or limitations of this permit are
held to be invalid, that holding shall not invalidate any of the
remaining conditions or limitations set forth.
Permittee Defense Costs
11. The permittee agrees as a condition of issuance and 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. Permittee will
reimburse the City for any court costs and /or attorney's fees which
the City may be required by the court to pay as a result of any
such action. The City may, at its sole discretion, participate in
the defense of any such action, but such participation shall not
relieve permittee of his obligation under this condition.
Acceptance of Conditions
(—' 12. The permittee's acceptance of this permit and /or commencement
of construction and/ or operations under this permit shall be
deemed to be acceptance of all conditions of this permit.
Surety for Utilities
13. Prior to issuance of a Zoning Clearance for construction,
approval, the developer shall post sufficient surety to assure
that all proposed utility lines within and immediately adjacent to
the project site shall be placed underground to the nearest off -
site utility pole. Prior to the issuance of an occupancy permit for
the phase of this project, all existing utilities shall also be
underground to the nearest off -site utility pole with the exception
of 69 KVA or larger power lines. This requirement for
undergrounding includes all above - ground power poles on the project
site as well as those along the frontage roads of the site.
14. Rain gutters and downspout shall be provided on all sides of
the structures where there is a directional roof flow. Water shall
be conveyed to the street or drives in non - corrosive devices as
determined by the City Engineer.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
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Roof Mounted EauiBment
15. No roof mounted equipment (other than required vents) shall be
permitted. Exceptions to this limitation must be approved by the
Director of Community Development.
Lighting Plan
16. A lighting plan which includes all of the information outlined
herein shall be submitted for approval by the Director of Community
Development prior to the start of any work required information
shall include the type and wattage of bulbs used with pole fixtures
or any fixtures. High pressure sodium bulbs are required in
fixtures placed higher than eight feet above ground level where the
resulting light may be seen from a public right -of -way or adjoining
property. Details as to the design of all standards and fixtures is
also required. Ornamental fixtures shall be required where visible
from the public right -of -way.
For all exterior lighting, a lighting plan shall be prepared by
electrical engineer registered in the State of California and
submitted to the Department of Community Development for review and
approval. The lighting plan shall achieve the following objectives:
Avoid interference's with reasonable use of adjoining properties;
minimize on -site and off -site glare; provide adequate on -site
lighting; limit electroliers height; provide structures which are
compatible with the total design of the proposed facility and
minimize energy consumption.
The lighting plan shall include the following:
a. A photometric plan showing a point -by -point foot candle layout
to extend a minimum of twenty (20) feet outside the property lines.
Layout plan to be based on a ten (10) foot grid center. Down
lighting and accent landscape and building lighting shall be
employed throughout the project.
b. Maximum overall height of fixtures shall be twenty five (25)
feet, unless otherwise approved by the Director of Community
Development.
C. Fixtures must possess sharp cut -off qualities with a maximum
of one foot candle illumination at or beyond property lines.
r
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
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d. Energy efficient lighting devices shall be provide.
e. A minimum of one, and a maximum of two foot candle
illumination with a 1.5 foot candle average, or as otherwise
approved by the Director of Community Development.
f. No light shall be emitted above the 90 degree or horizontal
plane. No direct light source shall be visible from the street.
g. Lighting devices shall be high enough as to prohibit anyone on
the ground from tampering with them unless tamper proof fixtures
are approved by the Director of Community Development. All exterior
lighting devices shall be protected by weather and breakage
resistant covers.
h. Lighting devices in the parking lot shall be shielded and
directed downward to avoid light and glare on neighboring
properties.
i. Prior to the issuance of a Building Permit, a copy of the
(" lighting plans shall also be submitted to the Police for review.
Dedication of Access Rights
17. Prior to issuance of building permits, the developer shall pay
fees in accordance with City's parks and Recreation Facilities
requirements, but in no case less than $3,000.00 per dwelling unit.
Energy Saving Devices
18. That all residential units shall be constructed employing
energy saving devices. These devices are to include, but are not
limited to the following:
a. Ultra low flush toilets (to not exceed 1.6 gallons);
b. Low water use shower controllers as required by Title 24 of
the Uniform Building Code shall be placed on all shower facilities;
C. Natural gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
d. All thermostats connected to the main space heating source
shall have night set back features;
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 8
e. To ensure closure when not in use, kitchen ventilation systems
shall have automatic dampers; and
Maintenance of Permit Area
19. The continued maintenance of the permit area and facilities
shall be subject to periodic inspection by the City. The permittee
or owner shall be required to remedy any defects in ground
maintenance, as indicated by the Code Enforcement Officer within
five (5) days after notification.
Archaeological or Historical Finds
20. If any archaeological or historical finds are uncovered during
excavation operations, all grading or excavation shall cease in the
immediate area, and the find left untouched. The permittee shall
assure the preservation of the site; shall obtain the services of
a qualified paleontologist or archaeologist, whichever is
appropriate to recommend disposition of the site; and shall obtain
the Director of Community Development's written concurrence of the
recommended disposition before resuming development. The developer
shall be liable for the costs associated with the professional
investigation.
..
21. The applicant shall indicate where the export of dirt from the
site will be taken. If import dirt is to be brought to the site,
the applicant shall state the number of cubic yards and location of
the borrow site. The City shall approve the haul routes.
PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FALLOWING CONDITIONS
SHALL BE SATISFIED:
Citywide Traffic Mitigation Fee
22. Prior to the issuance of a Zoning Clearance for each unit, the
applicant shall pay a Citywide Traffic Mitigation Fee of $3,000 for
each of the 312 residential units.
Submittal of Landscape Plans
23. Prior to issuance of a Zoning Clearance for construction, a
r complete landscape plan, together with specifications shall be
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 9
submitted to the Director of Community Development. The plans
shall conform to the following:
a. Three sets of plans shall be submitted for each plan check.
b. Each sheet of the plans shall be wet stamped and signed by the
project landscape architect. The project landscape architect shall
be licensed by the State of California.
C. The plans shall include the following landscape components as
appropriate: demolition, construction, irrigation, planting,
details and specifications.
d. Unless otherwise specified in these project conditions, the
plans shall be prepared in general conformance with the Submittal
Requirements and Landscape Standards described in the Ventura
County Landscape Design Criteria.
e. A separate Maintenance Plan shall be prepared in accordance
with the Approval /Installation Verification standards described in
the Ventura County Landscape Design Criteria.
f. Unless otherwise specified in these project conditions, the
plans shall be prepared in substantial conformance with the
approved conceptual plans for the project.
g. The applicant shall bear the full cost of landscape plan
reviews, installation and inspections as deemed necessary by the
Director of Community Development.
h. Prior to initial review of the landscape plans, the applicant
shall deposit funds for plan review in an amount specified by the
Director of Community Development. The applicant shall deposit
additional funds upon request as needed to cover all landscape plan
check and inspection fees. Any deposit balance remaining following
final approval of the installation shall be refunded to the
applicant.
i. The following notes shall be included on the plans and shall
be project conditions:
i. All plant material shall conform to the current issue of the
American Standard for Nursery Stock published by the American
Association of Nurserymen.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 10
ii. Prior to final inspection by the City of Moorpark, the
applicant's landscape architect shall provide written certification
to the City, stating that the installation is in substantial
conformance with the approved landscape plans.
iii. Prior to final inspection by the City of Moorpark, the
applicant shall provide a written certification for the operation
of the backflow device.
j. Unless otherwise approved, all open parking areas shall have
fifty percent (50 %) shade coverage by broad leaf canopy shade tree.
Shade coverage is defined as the maximum shade area created by a
tree at fifty percent (50% at maturity).
k. The planting plan shall indicate the proposed locations of
light standards. The lighting and tree locations shall be designed
to avoid conflicts.
1. All backflow preventers, transformers, and other above -grade
utilities shall be appropriately screened with walls and /or
plantings.
M. The planting and irrigation design shall comply with the State
of California Model Water Efficient Landscape Ordinance.
n. Prior to occupancy, the landscape installation shall be
approved by the Director of Community Development. This approval
shall be based upon written certification of the landscape
installation by the City Landscape Consultant.
o. Subsequent to occupancy, the landscaping shall be maintained
in accordance with the approved Maintenance Plan.
P. The landscape plan shall include planting and irrigation
specifications for manufactured slopes and all common areas.
q. A hedge, low wall, or mounding shall be constructed around the
perimeter of the parking area to provide screening of the parking
area from the surrounding streets.
r. In the area of future buildings not under construction, turf
and irrigation shall be installed.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archatone Communities
Page 11
S. The final landscape plans shall include landscaping
specifications, planting details, and design specifications
consistent with the following requirements:
i. The landscape plan shall include the final design of all
sidewalks, barrier walls, streetscape elements, urban landscaping
and pedestrian paths within the project limits.
ii. All plant species utilized shall not exceed the
Irrigation Water Allowance, as discussed in the State Model Water
Efficient Landscape Ordinance.
iii. Landscaping at site entrances and exits and any
intersection within the parking lot shall not block or screen the
view of a seated driver from another moving vehicle or pedestrian
(PD).
iv. Plantings in and adjacent to parking areas shall be
contained within raised planters surrounded by six -inch high
concrete curbs.
V. Landscaping shall be designed so as to not obstruct the
view of any exterior door or window from the street (PD).
vi. Earthen berms and /or low walls shall be provided to
screen views of parked vehicles from access roads.
vii. Backflow preventers, transformers, or other exposed above
grade utilities shall be shown on the landscape plan(s).
viii.A coordinated tree planting program shall be developed
which will provide a dominant theme tree within the components of
the proposed development.
ix. Irrigation shall be provided for all permanent
landscaping, as identified in the approved landscape plan. The
applicant shall be responsible for maintaining the irrigation
system and all landscaping. The applicant shall replace any dead
plants and make any necessary repairs to the irrigation system
consistent with the landscape plan approved for the development.
X. Exotic plants which are known to spread beyond their
original plantings and invade native habitats such as Pampus Grass,
Spanish Broom, and Tamarisk shall not be used.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 12
xi. Unless specifically excluded by letter received from
Ventura County Flood Control District a riparian woodland planting
program (or other planting program as approved by the Community
Development Director) along the Arroyo Simi shall be included in
the landscape plan. This planting plan should be designed to
provide a nearly continuous canopy of local riparian woodland trees
along the Arroyo margin within the project limits. Trees to be
planted should include native California broadleaf trees (Sycamore,
Box Elder, Elderberry, Cottonwood, Alder, and other selected
species).
xii. The applicant shall install purple pipe in all common
areas for the purpose of using reclaimed water when available.
xiii.Additional landscaping shall be added to the site to
compensate for the dollar value loss of the existing trees to be
removed from the site. The landscaping proposed to compensate for
that removed must be specifically described in a separate written
report including the function it will serve beyond a general
landscape theme, and shall include specimen size materials. The
Director of Community Development must approve this report and the
materials including their size prior to approval of the landscape
plan.
Construction Access Plan
24. The applicant shall submit a construction access plan to the
Department of Community Development for review and approval by the
Director of Community Development.
Zoning Clearance
25. Prior to submittal of construction plans for plan check or
initiation of any construction activity, a Zoning Clearance shall
be obtained from the Department of Community Development. If an
applicant desires, construction plans may be submitted to the
Building and Safety Department with a City approved Hold Harmless
Agreement. A zoning Clearance shall be obtained prior to
initiation of any grading or construction activity. If the
applicant desires, grading may be initiated upon obtaining a
grading permit and providing a City approved "Hold Harmless
Agreement ".
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 13
Enforcement of Vehicle Codes
26. Prior to Issuance of a Zoning Clearance for Construction, the
applicant shall request the City to enforce appropriate vehicle
codes on subject property as permitted by Vehicle Code Section
21107.7.
27. Prior to Issuance of a Zoning Clearance for Construction, the
applicant shall submit written verification from VCFCD that the
area required by the VCFCD for the Arroyo Simi Flood Control
Channel has been dedicated to the VCFCD in fee.
Submittal of Construction Drawings
28. All final construction working drawings, grading and drainage
plans, plot plans, final map (if requested by the Director of
Community Development), sign programs, and landscaping and
irrigation plans (three full sets) shall be submitted to the
Director of Community Development for review and approval.
Revisions to Plans
29. Where necessary the proposed plans shall be revised by the
applicant to reflect changes or conditions required for approval.
The following revisions shall be made subject to approval by the
Director of Community Development.
a. The windows on all building elevations shall be provided with
surrounds or other architectural features.
b. All garage doors shall be of the roll -up sectional type and
have automatic garage door openers.
C. Entryways to the project as well as the courts and the walkway
to the recreational area shall include decorative stamped concrete
or other decorative surface.
d. In order to provide visual relief along the flood control
channel, the site plan and elevations shall be modified along the
southern property line that the landscaping and landscaping is
�- similar to the garages shown along the west property line which
provides varying setbacks with landscaping and architectural
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 14
treatments to soften the building fagade adjacent to Flood Control
Channel.
e. The entrance at the northwest corner of the project providing
access to the east /west street connecting Moorpark Avenue to Park
Lane shall be noted for resident egress only and access for
emergency vehicles in both directions. A Knox Box or other method
to gain emergency access acceptable to the Fire and Police
Department shall be in place when the gate is placed. No gate
opening mechanism available to residents or non - safety services may
be placed that could allow access at this location.
f. Amend plans as necessary to reflect the additional
architectural features required where the ends of proposed
structures are visible from existing or proposed public rights -of-
way.
g. Submit details (Manufacture Specifications acceptable)
concerning the Children's Play equipment proposed for the Tot -lot
which must be equal to or better than the equipment detailed to the
Planning Commission on February 8, 1999.
Trees
30. Any removal of trees and the method of tree replacement shall
be approved by the Director of Community Development as part of the
landscape plan submitted by the applicant.
Outstanding Case Processina Fees
31. The applicant shall pay all outstanding case processing
(Planning and Engineering), and all City legal service fees prior
to issuance of a Zoning Clearance. The applicant, permittee, or
successors in interest, shall also submit to the Department of
Community Development a fee to cover costs incurred by the City for
Condition Compliance review of the RPD.
Fish and Game Reauirem
32. Within two days after the City Council adoption of a
resolution approving the Planned Development Permit, the applicant
shall submit to the City of Moorpark a check for $1,250 plus a $
25.00 filing fee payable to the County of Ventura, to comply with
Assembly Bill 3158, for the management and protection of statewide
rI'—
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 15
fish and wildlife trust resources. Pursuant to Publi c
Code section 21089 (b) and Fish and Game Code section
the project is not operative, vested or final until the
are paid.
Traffic System Management Contribution
Resources
711.4 (c),
filing fees
33. Prior to the issuance of a Zoning Clearance for construction,
the permittee shall make a total contribution to the Moorpark
Traffic Systems Management Fund (TSM) of $1,517.19 per unit to fund
TSM programs or clean -fuel vehicles programs as determined by the
City.
Performance Bond
34. No Zoning Clearance may be issued for construction until all
on -site improvements specified in this permit have been provided or
the Director of Community Development approves the acceptance of a
Certificate of Deposit (CD)to guarantee the construction and
maintenance of exterior improvements including, but not limited to
perimeter tract walls (including stucco treatment), fences, slope
planting or other landscape improvements not related to grading,
private recreational facilities, etc. Said on -site improvements
shall be completed within 60 days of issuance of a Certificate of
Occupancy within a phase. In case of failure to comply with any
term or provision of this condition, the City Council may by
resolution declare the surety forfeited. Upon completion of the
required improvements to the satisfaction of the City, the City
Council may reduce the amount of the deposit; however, the
Certificate of Deposit must be kept in full effect for one year
after the last occupancy to guarantee that items such as perimeter
tract walls, including stucco treatment; landscaping; fences; slope
planting or other landscape improvements not related to grading;
private recreational facilities, etc. are maintained.
Vents and Metal Flashing
35. All roof vents and metal flashing shall be painted to match
the roof color. All deck drains shall drain to the side and not to
a sidewalk or driveway.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 16
Swimming Pool
36. A six (6) foot high wrought iron fence with pilasters shall be
provided around the swimming pool area. All fences and walls shall
be approved by the Director of Community Development. The height
of the walls around the perimeter of the project shall be in
substantial conformance with perimeter walls or fence details
included in the project landscape plans. Sound attenuation
referenced in any acoustical report prepared for the project shall
be taken into account as necessary. All wall heights shall be in
substantial conformance with preliminary architectural and
landscape plans; the final wall design shall be prepared in
consultation with the Director of Community Development.
Landscaping berms and other planting techniques shall be employed
to minimize the visual dominance around the development.
37. The location proposed for Solar panels for heating any
swimming pool constructed within the development shall be subject
to the approval of the Director of Community Development prior to
the issuance of a Zoning Clearance for construction. All solar
panels shall be designed so as to be part of the overall design of
the structure supporting it.
Garage Size
38. Prior to the placement of any permanent signage on the site,
a Master Sign Program consistent with the Zoning Ordinance criteria
must be approved by the Director of Community Development. A
signage program that exceeds Zoning Ordinance criteria shall be
approved by the City Council throughout the submittal of a Minor
Modification. Entrance and project identification signs are
restricted to a monument design and must incorporate the
architectural features, materials and coloration approved for the
project.
39. Individual garages shall be a minimum inside dimensions of 20
feet in length and 10 feet in width with a minimum interior height
of 8 feet.
Adjacent Property Walls and Fences
40. All property line garden walls or wrought iron fences shall be
placed in proximity to a property line such that maintenance of
areas that may be created may take place.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 17
Provision for Image Conversion of Plans into Optical F
41. Prior to issuance of the first Certificate of Occupancy, the
builder shall provide to the City an image conversion of building,
landscape, public improvement and site plans and elevations into an
optical format acceptable to the City Clerk.
Cable Service
42. Television cable service shall be provided to all residential
units consistent with existing cable system requirements.
Undergrounding of cable wires is required and no lines shall be
allowed to be extended along the exterior walls of the residential
buildings.
Color of Exterior Building Materials
43. All exterior building materials and paint colors shall be
those that were approved per the exhibits to the Department of
Community Development.
44. No asbestos pipe or construction materials shall be used.
Public Nuisance
45. The Director of Community Development may declare a
development project that is not in compliance with the Conditions
of Approval or for some other just cause, 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).
Tree Removal Permit
46. The applicant shall obtain a Tree Removal Permit for any trees
to be removed.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 18
Will Serve Letter
47. An "Unconditional Will Serve Letter" for water and sewer
service shall be obtained from the Ventura County Waterworks
District No. 1.
PRIOR TO OCCUPANCY. THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
Acceptance of On -Site Improvements
48. No Final Inspection approval shall be granted prior to
acceptance of site improvements such as perimeter and retaining
walls, landscaping, fences, slopes, private recreation areas, and
other improvements not related to grading, etc., or the applicant
has provided sufficient security as approved by the Director of
Community Development to guarantee completion of the improvements.
Said on -site improvements shall be completed within 60 days of
issuance of Final Inspection approval. In case of failure to
comply with any term or provision of this agreement, the City
Council may by resolution declare the surety forfeited. Upon
completion of the required improvements to satisfaction of the
City, the City Council may reduce the amount of the surety.
However, the surety must be kept in full effect for one year after
initial occupancy to guarantee the items such as perimeter and
retaining walls, landscaping, fences, slopes, private recreation
areas, and other improvements not related to grading, etc. are
maintained.
49. All related perimeter and garden walls shall be constructed
prior to the issuance of a Zoning Clearance for occupancy.
00160MMM091" 44
50. Construction Site Security Provisions. All new construction,
shall comply with the following security measures until the
utilities have been released by the City:
Perimeter lighting shall be installed at a minimum of 150 foot
intervals and at a height not less than 15 feet from the ground.
The light source used shall have a minimum light output of 2000
lumens, be protected by a vandalism resistant cover, and be lighted
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 19
during the hours of darkness. Additional lighting shall be required
if the construction site exceeds four acres in area. Lighting shall
be installed at locations designated by the Chief of Police.
Except as otherwise provided in this section, owners or operators
of controlled vehicle parking areas and private streets which use
mechanical parking gates to control motor vehicle ingress or egress
shall install and maintain an emergency override control device on
each gate. Said device shall be a master key- operated type switch
which shall comply with City of Moorpark Police Department
standards (Knox System). Provision of this Section shall not apply
to a vehicle parking area or private street without mechanical
gates.
" Knox Box" key vaults shall be placed on pedestrian gates leading
into the property. Key vaults will also be installed at pool
pedestrian gates. Knox company type vaults shall be used and keyed
for both Ventura County Fire and Ventura County Sheriff.
Requirements for Locks Upon occupancy by the owner or proprietor,
each single unit in the same residential project or commercial
building development constructed under the same development plan,
shall have locks using combinations which are interchange free from
locks used in all other separate dwellings, proprietorships or
similar distinct occupancies within such residential project or
commercial building development.
Frames. Jambs. Strikes and Hinges Except for vehicular access
doors, all exterior swinging doors of any residential building and
attached garages, including the door leading from the garage area
into the dwelling unit, shall be equipped as follows:
Door jambs shall be installed with solid backing in such a manner
that no voids exist between the strike side of the jamb and the
frame opening for a vertical distance of six (6) inches each side
of the strike.
In wood framing, horizontal blocking shall be placed between studs
at door lock height for three (3) stud spaces each side of the door
openings.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archatone Communities
Page 20
Door stops on wooden jambs for in- swinging doors shall be one piece
construction with the jamb. Jambs for all doors shall be
constructed or protected so as to prevent violation of the strike.
The strike plate for deadbolts on all wood framed doors shall be
constructed of minimum sixteen (16) U.S. gauge steel, bronze, or
brass and secured to the jamb by a minimum of two screws, which
must penetrate at least two (2) inches into solid backing beyond
the surface to which the strike is attached.
Hinges for out - swinging doors shall be equipped with nonrenewable
hinge or a mechanical interlock to preclude removal of the door
from the exterior by removing the hinge pins.
Windows The following requirements must be met for windows and
sliding glass doors:
All windows and sliding glass doors will be designed so that when
they are closed they cannot be lifted out of the tract.
Louvered windows shall not be used when a portion of the window is
less than 12 feet vertically or 6 feet horizontally from an
accessible surface or any adjoining roof, balcony, landing, stair
tread, platform, or similar structure.
Garage -type doors All garage doors shall conform to the following
standards:
Wood doors shall have panels a minimum density of six ounces per
square foot from the bottom of the door to a height of seven (7)
feet. Panels above seven (7) feet and panels in residential
structures shall have a density not less than five (5) ounces per
square foot.
Doors utilizing a cylinder lock shall have a minimum five -pin
tumbler operation with the locking bar or bolt extending into the
receiving guide a minimum of one (1) inch.
Doors that exceed 16 feet in width, but not exceeding 19 feet in
width, shall have the following options as to locking devices:
Two lock- receiving points or one garage- door -type slide bolt may be
used if mounted no higher than 26 inches from the bottom of the
�^ door.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 21
A single bolt may be used if placed in the center of the door with
the locking point located either at the floor or door frame header.
Torsion spring counter balance type hardware may be used if
hardware substantially complies with the requirements of this
chapter.
Except in a residential building, doors secured by electrical
operation shall have a keyed switch to open the door when in a
closed position, or shall have a signal locking device to open the
door.
Doors with slide bolt assemblies shall have frames of a minimum of
.120 inches in thickness, with a minimum bolt diameter of one -half
inch and protrude at least 1 -1/2 inches into the receiving guide.
A bolt diameter of 3/8 inch may be used in a residential building.
The slide bolt shall be attached to the door with nonremovable
bolts from the outside. Rivets shall not be used to attach slide
bolt assemblies.
Except in a residential building, padlock(s) used with exterior
mounted slide bolt (s) shall have a hardened steel shackle locking
both a heal and toe and a minimum five pin tumbler operation with
nonremovable key when in an unlocked position. Padlock(s) used
with interior mounted slide bolt(s) shall have a hardened steel
shackle with a minimum four -pin tumbler operation.
Special Building Provisions - Residential
Except for vehicular access doors, all exterior swinging doors of
any residential building and attached garages, including the door
leading from the garage area into the dwelling unit, shall be
equipped as follows:
All wood doors shall be of solid core construction with a minimum
thickness of 1 -3/4 inches, or with panels not less than 9/16 inch
thick.
A single or double door shall be equipped with a single cylinder
deadbolt lock. The bolt shall have a minimum projection of one (1)
inch and be constructed so as to repel cutting tool attack. The
deadbolt shall have an embedment of at least # inch into the strike
receiving the projected bolt. The cylinder shall have a cylinder
guard, a minimum of five (5) pin tumblers, and shall be connected
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 22
to the inner portion of the lock by connecting screws of at least
34 inch in diameter. A duel locking mechanism constructed so that
both deadbolt and latch can be retracted by a single action of the
inside door knob, or lever may be substituted, provided it meets
all other specifications for locking devices.
Door jambs shall be installed with solid backing in such a manner
that no voids exist between the strike side of the jamb and the
frame opening for a vertical distance of six (6) inches on each
side of the strike.
Door stops on wooden jambs in swing doors shall be of one piece
construction with the jamb. Jambs for all doors shall be
constructed or protected so as to prevent the violation of the
strike.
The strike plate for the deadbolts on all wood framed doors shall
be constructed of minimum sixteen (16) U.S. gauge steel, bronze or
brass and secured to the jamb by a minimum of two (2) screws, which
must penetrate at least two (2) inches into solid backing beyond
the surface to which the strike is attached.
Hinges for out - swinging doors shall be equipped with nonremovable
hinge pins or a mechanical interlock to prevent removal of the
hinge pins from the exterior of the door.
The inactive leaf of double door(s) shall be equipped with metal
flush bolts having a minimum embedment of 5/8 inch into the head
and threshold of the door frame.
Glazing in exterior doors, or within 12 inches of any locking
mechanism, shall be of fully tempered glass or rated burglary
resistant glazing.
Except where clear vision panels are installed, all front exterior
doors shall be equipped with a wide angle (180 degree) door viewer
not to be mounted more than 58 inches from the bottom of the door.
Street number and other identifying data shall be displayed as
follows:
All residential dwellings shall display a street number in a
prominent location on the street side of the residence in such a
r" position that the number is easily visible to approaching emergency
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 23
vehicles. The numeral shall be no less than six (6) inches in
height and shall be of a contrasting color to the background to
which they are attached. Dwellings shall have these numerals
illuminated during the hours of darkness.
There shall be, positioned at each entrance of a multiple family
dwelling complex, an illuminated diagrammatic representation of the
complex which shows the location of the viewer and the unit
designations within the complex. In addition, each individual unit
within the complex shall display a prominent identification number,
not less than four (4) inches in height, which is easily visible to
approaching vehicular and /or pedestrian traffic.
Lighting in multiple family dwellings shall be as follows:
Aisles, passageways and recesses to and within the building complex
shall be illuminated with an intensity of at least twenty -five one
hundredths (.25) foot - candles at the ground level during hours of
darkness. Lighting devices shall be protected by weather and
vandalism resistant covers.
r" Breezeways and stairwells shall be provided with adequate lighting
to clearly make visible any and all persons in or near the
hallways, stairwells and landings. Transitional lighting be
utilized from five (5) foot candles in the breezeways and stairwell
to one foot - candle in the parking lots.
Garages and or parking areas required to be covered, shall have
vehicular access door (s) which conform to the provisions of this
chapter.
EXCEPTION: A vehicular access door will not be required when the
inside of a garage, including the entire rear wall, is visible from
floor level to a height of five (5) feet. Visibility shall
constitute an unobscured line of vision, not to exceed 80 feet,
from the window of a dwelling unit to the inside of the garage.
The window is to have a clear vision panel with the dimensions not
less than three (3) feet either horizontally or vertically, and the
window sill to be not more than four (4) feet from the floor. The
visibility factor shall apply to those garages and windows of the
same family dwelling complex.
I-
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 25
hydroseeding on all graded areas within 30 days of completion of
grading unless otherwise approved by the City Engineer. Reclaimed
water shall be used for dust control during grading, if available
from Waterworks District No. 1 at the time of grading permit
approval.
b. Project proposes 10,000 cu. yds. of import. Unanticipated
off -site import /export operations requiring an excess of 10 total
truck loads shall require Council approval prior to the
commencement of hauling or staged grading operations. A haul route
is to be submitted to the City Engineer for review and approval.
Additional surety for the cleaning and /or repair of the streets may
be required as directed by the City Engineer.
C. All requests for staged grading must be submitted in writing
to the City Engineer for review and approval by the City Council.
d. Temporary irrigation, hydroseeding and erosion control
measures shall be implemented on all temporary grading. Temporary
grading is defined to be any grading partially completed and any
r disturbance of existing natural conditions due to construction
activity. These measures will apply to temporary grading activity
that remains or is anticipated to remain unfinished or undisturbed
in its altered condition for a period of time greater than thirty
(30) days or the beginning of the rainy season whichever comes
first.
e. The maximum gradient for any slope shall not exceed a 2:1
slope inclination except where special circumstances exist. In the
case of special circumstances where steeper slopes are warranted,
plans will be reviewed by a certified soils engineer and their
recommendations will be subject to the review and approval of the
City Engineer and the Director of Community Development.
f. All graded slopes shall be planted in a timely manner meeting
the approval of the Director of Community Development with
groundcover, trees and shrubs that will stabilize slopes and
minimize erosion.
g. All development areas and lots shall be designed so that
surface drainage is collected by the on -site storm drain system
prior to connecting to the existing flood control channel to the
south of the property.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 26
h. So as to reduce debris from entering sidewalk and streets, the
approved grading plan shall show a slough wall, approximately 18
inches high, with curb outlet drainage to be constructed behind the
back of the sidewalk where slopes exceeding 4 feet in height are
adjacent to sidewalk. The Developer shall use the City's standard
slough wall detail during the design and construction. All
material for the construction of the wall shall be approved by the
City Engineer and Director of Community Development.
Geotechnical /Geology Review
53. The Developer shall submit to the City of Moorpark for review
and approval, detailed Geotechnical Engineering Report certified by
a California Registered Civil Engineer. The geotechnical
engineering report shall include an investigation with regard to
liquefaction, expansive soils, and seismic safety. In addition,
the report shall discuss the contents of the soils as to the
presence or absence of any hazardous waste or other contaminants in
the soils.
!� Note: Review of the geotechnical engineering report, by the City's
Geotechnical Engineer, may be required. The Developer shall
reimburse the City for all costs including the City's
administrative fee for this review.
54. All recommendations included in the approved geotechnical
engineering report shall be implemented during project design,
grading, and construction in accordance with the approved project.
The City's geotechnical consultant shall review all plans for
conformance with the soils engineer's recommendations. Prior to the
commencement of grading plan check, the Developer's geotechnical
engineer shall sign the plans confirming that the grading plans
incorporate the recommendations of the approved soils report(s).
Storm Water Runoff and Flood Control Planning:
55. The Developer shall submit to the City of Moorpark for review
and approval, drainage plans, hydrologic and hydraulic calculations
prepared by a California Registered Civil Engineer; shall enter
into an agreement with the City of Moorpark to complete public
improvements and shall post sufficient surety guaranteeing the
construction of all improvements.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 27
The plans shall depict all on -site and off -site drainage structures
required by the City.
The drainage plans and calculations shall indicate the following
conditions before and after development:
a. Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems, flood
hazard areas, sumps, sump locations, detention facilities, and
drainage courses. Hydrology shall be per the current Ventura
County Standards except as follows:
b. All storm drains shall carry a 10 -year frequency storm;
C. All catch basins shall carry a 10 -year storm;
d. All catch basins in a sump condition shall be sized such that
depth of water at intake shall equal the depth of the approach
flows;
(10"` e. All culverts shall carry a 100 -year frequency storm;
f. Drainage facilities shall be provided such that surface flows
are intercepted and contained in a storm drain system prior to
entering collector or secondary roadways;
g. Under a 10 -year frequency storm, local, residential and
private streets shall have one dry travel lane available on
interior residential streets. Collector streets shall have a
minimum of one dry travel lane in each direction;
h. Drainage to adjacent parcels shall not be increased or
concentrated by this development. All drainage measures necessary
to mitigate storm water flows shall be provided by the Developer;
i. All drainage grates shall be designed and constructed with
provisions to provide adequate bicycle safety to the satisfaction
of the City Engineer;
j. If the land to be occupied is in an area of special flood
hazard, the Developer shall notify all potential buyers in writing
of this hazard condition. The grading plan shall also show
contours indicating the 50- and 100 -year flood levels.
t'"
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 28
k. All flows from brow ditches, ribbon gutters and similar
devices shall be deposited into the storm drain system prior to
entering streets. If necessary, the storm drain system shall be
extended beyond the public right -of -way through easements to
eliminate surface flow between parcels. Both storm drain and
easements outside the right -of -way are to be maintained by the
owners unless otherwise approved by the City Council.
1. Concrete drainage structures shall be tan colored concrete, as
approved by the Director of Community Development, and to the
extent possible shall incorporate natural structure and landscape
to reduce their visibility.
M. Drainage for the development shall be designed and installed
with all necessary appurtenances to safely contain and convey storm
flows to their final point of discharge, subject to review and
approval of the City Engineer.
n. A hydraulic /hydrology study shall be prepared which analyzes
the hydraulic capacity of the drainage system, with and without the
(— storm drain system for the proposed development. The Developer
shall make any downstream improvements, required by Ventura County
Flood Control and The City of Moorpark, to support the proposed
development.
o. Improvements shall be constructed to detain drainage on -site
when the drainage amount is between the ten year and fifty year
storm event. A rainfall intensity zone K shall be utilized in the
design unless an alternate design intensity is approved by the City
Engineer.
The applicant shall demonstrate that surface drainage from the site
shall not drain over the sidewalk or driveways.
56. The Developer shall demonstrate for each building pad within
the development area that the following restrictions and
protections can be put in place to the satisfaction of the City
Engineer:
a.
Adequate
protection from
a 100 -year frequency storm; and
b.
Feasible
access during a
50 -year frequency storm.
t'^
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 29
c. Hydrology calculations shall be per current Ventura County
Standards.
57. All structures proposed within the 100 -year flood zone shall
be elevated at least one foot above the 100 -year flood level.
58. The Developer shall provide for all necessary on -site and off -
site storm drain facilities required by the City to accommodate
upstream and on -site flows. Facilities, as shown on existing
drainage studies and approved by the City, shall be delineated on
the final drainage plans. Either on -site retention basins or storm
water acceptance deeds from off -site property owners must be
specified. These facilities (if applicable) must also be
acceptable to the Ventura County Flood Control District.
National Pollutant Discharge Elimination System (NPDES)
59. Prior to the issuance of any construction /grading permit
and /or the commencement of any clearing, grading or excavation, the
applicant /owner shall submit a Stormwater Pollution Control Plan
( SWPCP), on the form provided by the City for the review and
approval of the City Engineer.
60. The SWPCP shall be developed and implemented in accordance
with requirements of the Ventura Countywide Stormwater Quality
Management Program, NPDES Permit No. CAS063339.
61. The SWPCP 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 Practices
(BMPs) to effectively prohibit the entry of pollutants from the
construction site into the storm drain system during construction.
62. Improvement plans shall note that the contractor shall comply
to the "California Storm Water Best Management Practice Handbooks"
63. Prior to the issuance of any construction /grading permit
and /or the commencement of any clearing, grading or excavation, the
applicant /owner shall also submit a Notice of Intent (NOI) to the
California State Water Resources Control Board, Storm Water Permit
Unit in accordance with the NPDES Construction General Permit (No.
CASQ00002) : Waste Discharge Requirements for Discharges of Storm
Water Runoff Associated with Construction Activities). The
applicant /owner shall comply with all additional requirements of
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 30
this General Permit including preparation of a Stormwater Pollution
Prevention Plan (SWPPP)
64. The Subdivider /Developer shall obtain a permit from the State
Water Resources Control Board for "All storm water discharges
associated with a construction activity where clearing, grading,
and excavation results in land disturbances of five or more acres."
The Developer shall submit a Notice of Intent (NOI) to the City
Engineers office as proof of permit application.
65. The Subdivider /Developer shall also comply with NPDES
objectives as outlined in the "Stormwater Pollution Control
Guidelines for Construction Sites ". This handout is available at
the City Engineer's office and a copy will be attached to the
approved grading permit.
66. Development shall be undertaken in accordance with conditions
and requirements of the Ventura Countywide Stormwater Quality
Management Program, NPDES Permit No. CAS063339.
`^ 67. The project construction plans shall incorporate Best
Management Practices (BMPs) applicable to the development for the
review and approval of the City Engineer.
Street Improvement Requirements:
68. The Developer shall submit to the City of Moorpark for review
and approval, street improvement plans prepared by a Registered
Civil Engineer; and shall post sufficient surety guaranteeing the
construction of the improvements. Street improvements and median
and parkway landscaping shall not be accepted by the City for
maintenance until completion, unless otherwise determined by the
City Engineer.
The Developer shall improve the intersection of Los Angeles
Avenue /Moorpark Avenue to maintain the existing Level of Service C.
A more detailed traffic analysis of the intersection with design
shall be submitted to and approved by the City Traffic Engineer
demonstrating acceptable improvements. Any of the proposed
improvements which will conform with the ultimate buildout of this
intersection shall be credited against the required intersection
mitigation fees.
0
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 31
69. Publicly dedicated streets shall conform to the design
requirements of the Ventura County Road Standards (most recent
revision) .
70. The street improvements shall include concrete curb and
gutter, parkways, street lights, and signing, striping, interim
striping and traffic control, paving, and any necessary
transitions, to the satisfaction of the City Engineer. All
driveway locations shall be approved by the City Engineer and the
Director of Community Development. The Developer shall dedicate
any additional right -of -way necessary to make all of the required
improvements.
New Street
71. The proposed east -west connector street along the northerly
property line shall extend west to the alignment of Park Lane and
shall conform to the Ventura County Road Standard Plate B -3C at a
half width standard. The Developer shall irrevocably offer to
dedicate to the City prior to occupancy or any units half of the
required right -of -way (34 feet) for street improvement. The
proposed sidewalk adjacent to the street shall not be meandering.
All street and right -of -way improvements as required connecting
Moorpark Avenue with Park Lane shall be installed and inspected for
compliance with Ventura County Standards as specified for this
improvement prior to occupancy of the 200`h unit. Completion of
these improvements may be required before occupancy of the 200th
unit depending upon approved phasing or occupancy of any units r
the need for emergency access to units located within 300 feet of
the emergency access gate at the northwest corner of the site.
Moorpark Avenue
72. The section of Moorpark Avenue, from the northerly property
line through the intersection of Majestic Court, must conform to
the Ventura County Road Standard Plate B -3B with an overall right -
of -way width of 84 feet and have a sidewalk width of 5 feet. An
appropriate transition from 84 feet to 60 feet right -of -way is
required south of Majestic Court to the cul -de -sac. The proposed
sidewalk adjacent to the street shall not be meandering.
73. The subdivider shall provide slope easements for road
maintenance purposes only along all roads where the top of cut plus
5 feet or the toe of fill plus 5 feet is beyond the dedicated
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 32
right -of -way. Said slope easements shall include the area covered
by the cut slope plus 5 feet and fill slope plus 5 feet.
74. Streetlights shall be provided on the improvement plans per
Ventura County Standards and as approved by the City Engineer.
The Developer shall pay all energy costs associated with public
street lighting for a period of one year from the acceptance of the
street improvements.
75. Above ground obstructions (utility cabinets, mailboxes, etc.)
are to be placed within the right -of -way landscaping areas whenever
possible. When above ground obstructions are to be placed within
the sidewalk, a minimum five (5) foot clear sidewalk width must be
provided around the obstruction.
76. Additional surety shall be provided for resurfacing and /or
repair of the full width portion of Moorpark Avenue located
adjacent to the project. The surety shall be used to secure the
curb replacement and overlay or slurry of the street, as a result
(� of damage from construction work or utility trenching. The City may
require restoration of the street before occupancy of the building.
Surety will be returned upon the City Engineer accepting the
condition of the street.
Other:
77. The Developer shall indicate in writing to the City the
disposition of any wells that may exist within the project. If any
wells are proposed to be abandoned, or if they are abandoned and
have not been properly sealed, they must be destroyed or abandoned
per Ventura County Ordinance No. 2372 or Ordinance No. 3991 and per
Division of Oil and Gas requirements. Permits for any well reuse
(if applicable) shall conform with Reuse Permit procedures
administered by the County Water Resources Development Department.
78. The applicant shall comply with all pertinent County of Ventura
Public Works Department water and sewer connection regulations.
These measures shall be implemented by the County of Ventura Public
Works Department (Waterworks District No. 1)
79. All existing and proposed utilities shall be undergrounded as
approved by the City Engineer.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 33
80. The final design and location of all walls and fences,
streetscape elements, urban landscaping are subject to the approval
of the Director of Community Development.
81. In accordance with Business and Professions Code 8771 the
street improvement plans shall, provide for a surveyors statement
on the plans, certifying that all recorded monuments in the
construction area have been located and tied out or will be
protected in place during construction.
82. Any right -of -way acquisition necessary to complete the
required improvements will be acquired by the Developer at his
expense.
83. If any of the improvements which the applicant is required to
construct or install is to be constructed or installed upon land in
which the applicant does not have title or interest sufficient for
such purposes, the applicant shall do all of the following at least
60 days prior to the filling of the final or parcel map for
approval pursuant to Governmental Code Section 66457.
a. Notify the City of Moorpark (hereinafter "City ") in writing
that the applicant wishes the City to acquire an interest in the
land which is sufficient for the purposes as provided in
Governmental Code Section 66462.5.
b. Supply the City with (I) a legal description of the interest
to be acquired, (ii) a map or diagram of the interest to be
acquired sufficient to satisfy the requirements of subdivision (e)
of Section 1250.310 of the Code of Civil procedure, (iii) a current
appraisal report prepared by an appraiser approved by the City
which expresses an opinion as to the fair market value of the
interest to be acquired, and (iv) a current Litigation Guarantee
Report.
C. Enter into an agreement with the City, guaranteed by such cash
deposits or other security as the City may require, pursuant to
which the applicant will pay all of the City's cost (including,
without limitation, attorney's fees and overhead expenses) of
acquiring such an interest in the land.
84. The Developer shall submit wall and landscaping plans showing
that provisions have been taken to provide for and maintain proper
sight distances. All fences, walls and other structures over six
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 34
(6) feet high are to be submitted to and approved by the Director
of Community Development.
85. The subdivider shall offer to dedicate access easements to the
City of Moorpark over all private streets to provide access for all
governmental agencies providing public safety, health and welfare.
86. The subdivider shall offer to dedicate to the City of Moorpark,
public use, all riqht- of -wav easements for public streets.
87. The Developer shall post sufficient surety guaranteeing
completion of all site improvements within the development and
other offsite improvements required by the conditions as described
herein (i.e., grading, street improvements, storm drain
improvements, landscaping, fencing, bridges, etc.) or which require
removal (i.e., accessways, temporary debris basins, etc.) in a form
acceptable to the City.
88. The Developer shall execute a covenant running with the land
(or pay a traffic mitigation fee) on the behalf of itself and its
successors, heirs, and assigns agreeing to participate in the
formation of an assessment district or other financing technique
including, but not limited to, the payment of traffic mitigation
fees, which the City may implement or adopt, to fund public street
and traffic improvements directly or indirectly affected by the
development.
89. The applicant shall make a special contribution to the City
representing the Developers pro- rata share of the cost of
improvements at the following intersection:
Los Angeles Ave. /Moorpark Ave.(estimated cost of improvement
$165,000)
Los Angeles Ave. /Spring Road (estimated cost of improvement
$150,000)
Los Angeles Ave. /Tierra Rejada(estimated cost of improvement
$100,000)
Moorpark Ave. /Poindexter Ave
$120,000)
Los Angeles Ave. /Maureen
$165,000)
(estimated cost of improvement
(estimated cost of improvement
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 35
The actual contribution (pro -rata share) shall be based upon the
additional traffic added to the intersection. The Developer's
traffic engineer shall provide the City Engineer an estimate of the
projected traffic numbers for calculation of the pro -rata share.
• h .• � • •. •gin •. _ _
90. Grading may occur during the rainy season from October 15th to
April 15th subject to installation of erosion control facilities.
Erosion control measures shall be in place and functional between
October 15th and April 15th.
91. Prior to any work being conducted within the State, County, or
City right of way, the Developer shall obtain all necessary
encroachment permits from the appropriate Agencies.
92. During site preparation and construction, the contractor shall
minimize disturbance of natural groundcover on the project site
until such activity is required for grading and construction
purposes.
93. During clearing, grading, earth moving or excavation
operations, dust shall be controlled by regular watering. In
addition the following measures shall apply:
a. Water all site access roads and material excavated or graded
on or off -site to prevent excessive amounts of dust. Watering
shall occur a minimum of at least two times daily, preferably in
the late morning and after the completion of work for the day.
Additional watering for dust control shall occur as directed by the
City. The grading plan shall indicate the number of water trucks
which will be available for dust control at each phase of grading.
b. Cease all clearing, grading, earth moving, or excavation
operations during periods of high winds (greater than 20 mph
averaged over one hour). The contractor shall maintain contact
with the Air Pollution Control District (APCD) meteorologist for
current information about average wind speeds.
C. Water or securely cover all material transported off -site and
on -site to prevent excessive amounts of dust.
d. Keep all grading and construction equipment on or near the
site, until these activities are completed.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
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e. Face masks shall be used by all employees involved in grading
or excavation operations during dry periods to reduce inhalation of
dust which may contain the fungus which causes San Joaquin Valley
Fever.
f. The area disturbed by clearing, grading, earth moving, or
excavation operations shall be minimized to prevent excessive dust
generation.
g. Wash off heavy -duty construction vehicles before they leave
the site.
94. After clearing, grading, earth moving, or excavation
operations, and during construction activities, fugitive dust
emissions should be controlled using the following procedures:
a. Apply non - hazardous chemical stabilizers to all inactive
portions of the construction site. When appropriate, seed exposed
surfaces with a fast- growing, soil- binding plant to reduce wind
erosion and its contribution to local particulate levels.
b. Periodically, or as directed by the City Engineer, sweep
public streets in the vicinity of the site to remove silt (i.e.,
fine earth material transported from the site by wind, vehicular
activities, water runoff, etc.) which may have accumulated from
construction activities.
95. All diesel engines used in construction equipment shall use
reformulated diesel fuel.
96. During smog season (May- October) the City shall order that
construction cease during Stage III alerts to minimize the number
of vehicles and equipment operating, lower ozone levels and protect
equipment operators from excessive smog levels. The City, at its
discretion, may also limit construction during Stage II alerts.
97. Construction activities shall be limited to between the
following hours: a) 7:00 a.m. and 7:00 p.m. Monday through Friday,
and b) 9:00 a.m. to 6:00 p.m. Saturday. Construction work on
Saturdays will require payment of a premium for City inspection
services, and may be further restricted or prohibited should the
City receive complaints from adjacent property owners. No
construction work is to be done on Sundays, pursuant to Section
15.26.010 of the Municipal Code.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 37
98. Truck noise from hauling operations shall be minimized through
establishing hauling routes which avoid residential areas and
requiring that "Jake Brakes" not be used along the haul route
within the City. The hauling plan must be identified as part of
the grading plan and shall be approved by the City Engineer.
99. The Developer shall ensure that construction equipment is
fitted with modern sound- reduction equipment.
100. Equipment not in use for more than ten minutes shall be
turned off.
101. If any hazardous waste is encountered during the construction
of this project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
Department, the Sheriff's Department, and the City Construction
Observer shall be notified immediately. Work shall not proceed
until clearance has been issued by all of these agencies.
102. The Developer 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.
103. Equipment engines shall be maintained in good condition and
in proper tune as set forth in manufacturers specifications.
104. Backfill of any pipe or conduit shall be in 4" fully compacted
layers unless otherwise specified by the City Engineer.
105. Soil testing for trench compaction is to be performed on all
trenches for pipe or conduit placement. The interval of testing
shall be less than once every 4 feet of lift and 100 lineal feet of
trench excavated.
106. Observe a 15 mile per hour speed limit for the construction
area.
107. During site preparation and construction, construct temporary
storm water diversion structures per City of Moorpark standards.
r
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 38
108. Prior to issuance of a building permit, the Developer shall
pay to the City the Los Angeles Avenue Area of Contribution (AOC)
Fee, which shall be the dollar amount in effect at the time the fee
is paid.
109. If previous payment of this contribution can be demonstrated,
to the City's satisfaction upon concurrence of the City Manager,
the Developer would not have to pay the AOC fee.
110. Prior to issuance of a building permit, all habitable
structures shall be designed to current UBC requirements or the
City approved geotechnical report requirements for the project,
whichever standard is most restrictive.
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
111. Construction of Moorpark Avenue and the new street /parkway
improvements and /or repairs shall be completed to the satisfaction
of the City Of Moorpark.
112. If directed by the City, the Developer shall have repaired,
overlayed or slurried that portion of Moorpark Avenue adjacent the
development. The repairs, curb replacement, parkways, sidewalks,
and overlay or slurry of the street, as a result of damage from
construction work or utility trenching shall be along the entire
length of the project including transitions unless otherwise
approved and shall be completed to the satisfaction of the City
Engineer.
113. Reproducible centerline tie sheets shall be submitted to the
City Engineer's office.
114. Sufficient surety in a form and in an amount acceptable to the
City guaranteeing the public improvements shall be provided, and
shall remain in place for one year following acceptance by the
City.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 39
115. If necessary, the applicant shall file for a time extension
with the City Engineer's office at least six weeks in advance of
expiration of the agreement to construct subdivision improvements.
The fees required will be in conformance with the applicable
ordinance section.
116. Original "as built" plans will be certified by the Developer's
Registered Civil Engineer and submitted with two sets of blue
prints to the City Engineer's office. Although grading plans may
have been submitted for checking and construction on sheets larger
than 22" X 3611, they must be resubmitted as "record drawings" in a
series of 22" X 36" mylars (made with proper overlaps) with a title
block on each sheet. Submission of "as built" plans is required
before a final inspection will be scheduled.
117. During the construction phase, or a 6' high chain link fence
shall be erected around the construction site.
WATERWORKS DISTRICT NO 1 CONDITION:
118. Applicant for service shall comply with the Ventura County
Waterworks District No. 1 Rules and Regulations.
Vertical Clearance of Driveways
119. All driveways shall have a minimum vertical clearance of 13
feet 6 inches.
Gates
120. Gates used to control vehicle access shall be designed as
required by the Fire Department Gate Guidelines. Design criteria
includes, stacking method of gate control, clear widths, and Knox
systems for secured gates. Gate plan details shall be submitted to
the Fire Prevention Division for review and approval prior to
construction or map recordation.
Fire Hydrants
121. Prior to construction, the applicant shall submit plans to the
Fire District for approval of the location of the hydrants. On
�- plans, show existing hydrants within 300 feet of the development.
Proposed hydrant is not acceptable.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 40
122. Fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum standard
of the Moorpark Water Works Manual.
123. Each hydrant shall be a 6 inch wet barrel design and shall
have one 4 inch and two 2 % inch outlet(s).
124. The required fire flow shall be achieved at no less than 20
psi residual pressure.
125. Fire hydrants shall be spaced 300 feet on center and so
located that no structure will be farther than 150 feet from any
one hydrant.
126. Fire hydrants shall be set back in from the curb face 24
inches on center.
Fire Flow
127. The minimum fire flow requirement required shall be determined
by the type of building construction, proximity to other
structures, fire walls, and fire protection devices provided, as
specified by the 1994 Uniform Fire Code Appendix III -A and adopted
Amendments. Given the present plans and information, the required
fire flow is approximately 1,750 gallons per minute at 20 psi. The
applicant shall verify that the water purveyor can provide the
required volume at the project.
Review of Plans for Fire Lanes
128. Prior to construction the applicant shall submit two (2) site
plans to the Fire District for review and approval of the location
of the fire lanes. The fire lanes shall be in accordance with
California Vehicle Code, Section 22500.1 and Article 10 of the
Uniform Fire Code prior to occupancy.
Address Numbers
129. Address numbers, a minimum of 6 inches high shall be installed
prior to occupancy, shall be of contrasting color to the
background, and shall be readily visible at night. Where structures
are set back more than 150 feet from the street, larger numbers
will be required so that they are distinguishable from the street.
(" In the event the structure(s) is not visible from the street, the
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RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 41
address number(s) shall be posted adjacent
entrance.
130. A plan shall be submitted
approval indicating method in
by address numbers.
Fire Sprinklers
to the driveway
to the Fire District for review and
which buildings are to be identified
131. All buildings shall be protected by an automatic sprinkler
system. Plans shall be submitted with payment to the Fire District
for review and approval to the Fire District.
Grass and Brush Removal
132. All grass or brush exposing any structure (s) to fire hazards
shall be cleared for a distance of 100 feet prior to framing,
according to the Ventura County Fire Protection Ordinance.
Spark Arrestor
133. An approved spark arrestor shall be installed on the chimney
of any structure(s).
134. Applicant shall obtain VCFD Form No. 126 "Requirements For
Construction" prior to obtaining a building permit for any new
structures or additions to existing structures.
Trash Dumpsters
135. Commercial trash dumpsters and containers with an individual
capacity of 1.5 cubic yards or greater shall not be stored or
placed within 5 feet of openings, combustible walls, or combustible
roof eave lines unless protected by approved automatic fire
sprinklers. (Uniform Fire Code, Article 11.)
Fire Extinguishers
136. Fire extinguishers shall be installed in apartment buildings
in accordance with National Fire Protection Association Pamphlet
#10. The placement of extinguishers shall be subject to the review
of the Fire District.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 42
Fire Alarm System
137. A manual and automatic fire alarm system shall be installed in
apartment houses three (3) or more stories in height or containing
more than 15 dwelling units.
138. Plans for any fire alarm system shall be submitted to the Fire
District for plan review and approval.
Hazardous Fire Area Building Code Requirements
139. Portions of this development may be in a high fire hazard area
and those structures shall meet hazardous fire area building code
requirements.
Public Assembly Areas
140. The building plans of public assembly areas which have an
occupancy load of 50 or more, shall be submitted to the Fire
District for plan review and approval.
Access Road
141. Prior to combustible construction, all weather access
road /driveway suitable for use by a 20 ton Fire District vehicle
shall be installed.
142. Access roads shall not exceed 15% grade.
Street Names and Signs
143. Prior to recordation of street names, proposed names shall be
submitted to the Fire District's Communications Center for review.
144. Street name signs shall be installed in conjunction with the
road improvements. The type of sign shall be in accordance with
Plate F -4 of the Ventura County Road Standards.
MOORPARK UNIFIED SCHOOL DISTRICT CONDITIONS
145. Applicant shall pay the current developer fee of $1.93 per
square foot and funds beyond the minimum to mitigate K -12 student
facilities housing needs.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 43
146. The applicant shall establish a safe student pedestrian
thoroughfare.
AIR POLLU'T'ION CONTROL DISTRICT CONDITIONS
147. All clearing, grading, earth moving, or excavation activities
shall cease during periods of high winds (ie., greater than 20
miles per hour averaged over one hour) to prevent excessive amounts
of fugitive dust.
148. All trucks that will haul excavated or graded material off -
site shall comply with State Vehicle Code Section 23114, with
special attention to Sections 23114 (b)(F), (e)(2) and (e)(4) as
amended, regarding the prevention of such material spilling onto
public streets and roads.
149. All unpaved on -site roads shall be periodically watered or
treated with environmentally safe dust suppressants to prevent
excessive amounts of dust.
150. The area disturbed by clearing, grading, earth moving, or
excavation operations shall be minimized to prevent excessive
amounts of fugitive dust.
151. All active portions of the site shall be either periodically
watered or treated with environmentally safe dust suppressants to
prevent excessive amounts of dust.
152. On -site vehicle speeds shall not exceed 15 miles per hour.
153. Equipment engines shall be maintained in good condition and in
proper tune as per manufacturers specifications.
154. Face masks are to be used by all employees involved in grading
or excavation operations during dry periods to reduce inhalation of
dust which may contain the fungus that causes San Joaquin Valley
Fever. Dust also acts as a lung irritant and can cause lung
damage.
VENTURA COUNTY FLOOD CONTROL DISTRICT CONDITIONS (VCFCD)
155. Dedicate in fee the area required by the VCFCD for the Arroyo
Simi Flood Control Channel.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 44
156. No development will be allowed within the limits of the Arroyo
Simi Flood Control Channel right -of -way.
157. A vertical barrier shall be constructed between the property
boundary and the Arroyo Simi Flood Control Channel. The vertical
barrier shall not be less than a 5 -foot high chain link fence.
158. All drainage connections to the flood control channel will
require a permit from VCFCD. The project shall meet all applicable
NPDES requirements prior to the issuance of a VCFCD permit.
159. All proposed landscape areas adjacent to the Arroyo Simi Flood
Control Channel shall be sloped away from the channel boundary.
Sloping the landscaped areas away from the channel will prevent
irrigation runoff from collecting and eroding the VCFCD maintenance
road and levee proposed along the north side of the channel.
MOORPARK UNIFIED SCHOOL DISTRICT CONDITIONS
160. The developer shall fully mitigate school facility needs to
house the student population growth generated from the proposed
development. This includes elementary, middle and high school
facilities.
161. Assist in the placement of safe bus turnouts and bus stop
locations for student pickup /drop off.
162. Provide funds for crossing guards at Los Angeles and Moorpark
Avenues and study the need for guards at other locations near the
project.
163. Provisions for construction traffic mitigation near the
project and along Moorpark Avenue.
164. The storage, handling, and disposal of any potentially
hazardous material shall be in compliance with applicable state
regulations.
165. Prior to issuance of a Building Permit to the recreation area
of the project, the applicant shall obtain plan check approval of
the swimming pool from the County of Ventura Environmental Health
`— Division.
RESOLUTION NO. PC -99 -365
RPD 97 -1 Archstone Communities
Page 45
The action of the foregoing direction was approved by the following
roll call vote:
AYES: PARVIN, HALLER, OTTO, LANDIS, DICECCO
NOES:
PASSED, APPROVED, AND ADOPTED THIS 22, DAY OF FEBRUARY, 1999
ATTEST:
d� /6- �
Celia— LaFle r, Secretary
to the Planning Commission
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