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HomeMy WebLinkAboutRES 1991 242 0617Resolution of Approval for RPD Permit No. 904 Resolution No. PC-91- 2 42 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING APPROVAL OF RPD PERMIT NO. 9D-4 Whereas, at a duly noticed public hearing held on June 3, 1991, the Planning Commission considered the application filed by Westland Company requesting approval RPD Permit 90-4 and related Tentative Tract No. 4726 to allow a 106 lot subdivision of a 24.93 acre site zoned R -1 -13 which is located north of Los Angeles Avenue in the vicinity of Maureen Lane and Goldman Avenue in Moorpark, California; and Whereas, the Planning Commission has reviewed and considered the information contained in the staff report dated June 3,1991; and Whereas, the Planning Commission has reviewed and recommended certification of the Final EIR on the project and furthermore has found that the subject project will have significant effects on the environment but that these impacts have been mitigated to the maximum extent feasible; and Whereas, at its meeting of June 3, 1991, the Planning Commission opened the public hearing, received and considered public testimony from all those present wishing to testify, closed the public hearing, and reached its decision on the application; Now, therefore, the Planning Commission of the City of Moorpark, California, does resolve as follows: SECTION 1. Pursuant to the provisions of the California Environmental Quality Act (Division 13 of the Public Resource Code of the State of California (beginning at Section 21000), the Planning Commission of the City of Moorpark recommends that the City Council certify the Environmental Impact Report and Statement of Overriding Considerations (Exhibit 1) prepared for this project. SECTION 2. The Planning Commission hereby adopts the findings contained in the staff report of June 3, 1991 which state: (1) the applications and related submittals prepared by the applicant for Planned Development Permits, Tentative Maps, a General Plan Amendment, and Zone Changes, adequately describe the proposed project; (2) the recommended Conditions of Approval meet the findings requirements of the Subdivision Map Act (Government Code Sections 66412.3, 66473.5, 66474, 66474.6, and 66475.1 et. seq.); and (3) the environmental effects of the proposed project have been fully described in the EIR on this project. The environmental analysis fully complies with the requirements of the California Environmental Quality Act and Guidelines. The decision - makers have reviewed and considered the information contained in the EIR and recommend that the City Council certify the Final EIR as complete and adequate. -9- Resolution No. PC -91 -242 SECTION 3. The Planning Commission does hereby find that the approval of the Tentative Tract Map is consistent with the City's General Plan (subject to implementation of all Conditions of Approval). SECTION 4. The Planning Commission hereby recommends that the City Council condition the General Plan Amendment and Rezone to be subject to full implementation of the proposed Affordable Housing Agreement. If the terms and conditions of this Agreement are not carried out in full in the implementation of the project, the associated RPD permits shall be revoked and the City shall institute proceedings to revoke the proposed General Plan and Rezone and replace the applicant requested land use designations with the existing designations on the property . SE(RION S. The Planning Commission hereby recommends that the City Council conditionally approve RPD Permit No. 90-4 (and related Tentative Tract Map No. 4726) subject to compliance with all Conditions of Approval (attached as Exhibit 2) and subject to implementation of a Mitigation Monitoring Program. The action with the foregoing direction was approved by the following roll call vote: Ayes: Commissioners Miller, Torres, and Wesner; Noes: Commissioner Brodsky; Absent: (one vacancy) . Passed, approved, and adopted this 17th day of June, 1991. an of e mm�ssion !/V ATTEST: Celia La Fleur Secretary Exhibits: (1) Statement of Overriding Considerations (2) Conditions of Approval -10- EXHIBIT 1 STATEMENT OF OVERRIDING Statement of Overriding Considerations CEQA Findings A Final EIR has been prepared on the proposed Westland development which addresses the environmental effects of the project. Mitigation measures have been conceived for all significant effects. Pursuant to Sections 15043 and 15091 of the State CEQA Guidelines, the following findings are recommended: (1) Changes or alternations have been required in the project which avoid or sabstaaWlly lessee the significant esvionrmental effects of the project related to geologic and flooding hazards impacts on community aesthetics and visual resources, effects on traffic circulation at intersections in the immediate project vicinity, the availability of long term water supplies, the effects of noise generated by traffic on Los Angeles Avenue and traffic within the project, the remediation of hazardous agricultural and petrochemical materials, (2) Changes or alterations in the social or physical environment which could lessen environmental erects but which are within the responsibility and jorisdication of another public agency and not the City of Moorpark include effects wastewater treatment capacity, cumulative effects on traffic circulation, cumulative effects on air quality, and cumulative effects on education. (3) Physical and economic considerations make infeasible the full and complete mitigation of traffic impacts at several intersections in the City and cumulative air quality impacts. Statements of Overriding Consideration are necessary for the following issues: Traffic Ciredation Project specific effects on local intersections, road capacity, and safety can be fully offset through the payment of fees, the installation of off site road improvements, and contributions to eAStiog regional traffic circulation improvement programs. In addition, the project conditions require substantial traffic circulation and flooding remediation in the immediate project vicinity including widening Los Angeles Avenue between Beltramo and Liberty Bell, the extension of Umdos Avenue, signal installation, creation of a bus stop, and the correction of drainage problems at Maureen Lane and Los Angeles Avenue. The applicant has made a conscientious effort to implement the needed improvements. The number of offsite improvements being required by the City would adequately offset all project contributions to cumulative effects on the Citys circulation system. Applicable CEQA findings include Fludiugs 1, 2, and 3. The project's contribution to local air quality improvement through the payment of about $75,000 in fees would partially offset the increased air quality emissions associated with the project. These funds could be used for the purchase of vans, for the development of rideshar ng programs, and related air improvement measures. The construction effects of the project would be offset to the maximum extent feasible through implementation of recommended mitigation measures. Applicable CEQA findings in Findings 1, 2, and 3. Cumulative Weds on Educational Facilities Funding for educational programs and facilities in California is limited by legislation. Given the current growth rate in California, many school districts throughout the state have significant financial problems. The pace of development in Moorpark has the potential to significantly impact the quality of education for the local population. The present school fee program does not provide sufficient funds for the development of school facilities. The applicant would contribute to the solution of this problem through the payment of required fees. No further mitigation planning can be done on the part of the applicant to solve this cumulative problem. Applicable CEQA fmdings include Findings 2 and 3. In adopting a Statement of Overriding Considerations, the decision- makers should also recognize that the proposed project provides affordable moderate income housing for the community and substantial offate transportation improvements. These benefits significantly offset the project's contribution to cumulative traffic, air quality, and educational problems in the City . OF APPROVAL Residential Plose ed Development Permit 90.4 A Side Fad Residential Development Related Applies" and Coaditioos: Tentative Tract No. 4726 Applicant The WcWwW Company Heoria` Date: June 17,1991 Revisions are indicated V bald print. Gen" Regairea ents: 1. Approval of this Residential Planned Development Permit is conditioned upon execution of an Affordable Housing Agreement between the City of Moorpark and the applicant or developer. Compliance with terms and conditions of this agreement is mandatory . If compliance with this Agreement is not achieved, the City Council may nullify this RPD permit. 1(B). The Geaaul Plam Amendasent and Rezone approvals shall be subject to fall implea ntatfon of the proposed Affordable Housing Agreement. U the terms and conditions of this Agreement are not carried ant In full In the lmpleosatathes of the project, the associated RPD permits shall be revolted and the City shag institute pr emallap to revoke the proposed General Plan and Rezone and replace the applicant rcgaested land use designations with the existing designations on the property. 2 The permit is granted for the construction of 110 detached single family residential units (100 market rate and 10 affordable) as shown on the submitted plot plans and elevations. The location and design of all site improvements shall be as shown on the approved plot plan and elevations except or unless indicated otherwise herein. 3. The final design of all buildmgs, open spaces, recreation facilities, walls, landscaping, fences and other design elements (including building materials, finishes, and colors) is subject to the approval of the Director of Community Development prior to issuance of a zoning clearance. 4. This development is subject to all applicable regulations of the RPD Zone and all agencies of the State of California, Ventura County, the City of Moorpark, and any other governmental entities. 5. The permittee agrees to a condition of issuance or renewal of this Permit to defend, at their sole expense, any action brought against the City because of issuance or renewal of this Permit, or in the alternative, to relinquish this Permit. The permittee will reimburse the City for any court costs and /or attorneys fees which the City may be required to pay as a result of any action by a court. The City may at its sole discretion, participate in the defense of any such action, but such participation shall not relieve permittee of the obligations under this condition. -19- 6. No Condition of this Permit shall be interpreted as permitting or requiring any Violation of law, or any unlawful rules or regulations or orders of an authorized goVerumontal agency. In instances where more than one set of rules apply, the strider ones shall take precedence. 7. Unless the project is inaugurated (building foundation slab in place and substantial work in progress) not later than two years after this permit is granted, this permit shall automatically expire on that date. The Director of Community Development may, at his discretion, grant up to one (1) additional year eztenskm 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. 8. Land uses and facilities other than those specifically approved by this Permit shall require a modification to the Permit. 9. Any minor changes to this Permit shall require the submittal of an application for a min modification and any major changes to this Permit shall require the submittal of a major modification. 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. 11. A sign permit is required for all on -site signs and directory boards. 12. Prior to submission of construction plans for plan check or initiation of any construction activity, a zoning clearance shall be obtained from the Department of Community Development. 13. 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. Prior to Issuance of a zoning clearance, the following conditions shall be satisfied 14. Prior to the issuance of a Zoning Clearance, the permtttee shall sign a statement indicating awareness and understanding of all permit conditions, and shall agree to abide by these Conditions. 15. The final construction working drawings shall be submitted to the Director of Community Development for review. 16. Complete landscape plans (2 sets), together with specifications and a maintenance program shall be prepared by a State Licensed Landscape Architect. The landscape plans shall comply with pertinent City Zoning Codes and shall generally be in conformance with the Ventura County Guide to Landscape Plans. The Plans shall be submitted to the Director of Community Development for review and approval. The applicant shall bear the total cost of the landscape plan review and final installation inspection. The landscaping and planting plan submitted for review and approval shall be accompanied by a deposit as specified by the City of Moorpark. Additional funds may subsequently need to be deposited to cover all landscape plan check and inspection fees. The final landscape plans shall be approved by the Director of Community Development prior to issuance of Zoning Clearance. All landscaping and planting shall be accomplished and approved by the Director of Community Development, or his designee, prior to the approval of occupancy. The final project landscape plans shall include landscaping specifications planting details, and design speaficabous for all of the following project components which shall be subject to the following conditions: a. The final design of all sidewalks, barrier walls, streetscape elements, urban landscaping, and pedestrian paths within the project limits are subject to the approval of the Community Development Director. b. Backflow preventers, transformers, or other exposed utilities shall be shown on the landscape plan(s) and shall be screened with landscaping and /or a wall. Q A sufficiently dense tree planting plan emphauzmg tall growing trees and /or shrubs shall be designed slang the western site boundary to minimize quality of life changes said the loss of privacy of the adjacent single- family neighborhood along Maureen Lane. Trees shall be a minimum of 15 gallon or 24 inch box size in order to provide screening in a short time period. Recommendations regarding planting included in the ELR shall be incorporated to the degree feasible into the screening plan The size of trees to be planted shall be subject to approval by the Community Development Department Director. d. All landscaped pedestrian walkways shall be designed to provide an aesthetically pleasing streetscape appearance: all pedestrian walkway plans shall be subject to Director of Community Development design approval. e. Any turf plantings associated with this project shall be drought tolerant, low -water using variety. £ Landscaping at site entrances and exits and at any intersection within the development shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. g. A coordinated street tree planting program shall be developed which will provide a dominant street tree within each of the six cul- de-sac streets in the development. Dominant street trees shall vary between streets to provide aesthetic diversity within the development. h. Multifamily development parking areas along Unidos Avenue which are visible from the single family development shall be screened from view through the use of landscaping and afoot tall berms and /or a low wall. i. Written approval of all landscaping programs within the Caltrans easement along Los Angeles Avenue shall be obtained from this agency prior to approval of the landscape plan by the Director of the Community Development Department. Los Angeles Avenue landscaping improvements (including the proposed barrier wall) shall be implemented. j. A riparian woodland planting program 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). -21- k Temporary irrigation shall be provided for all permanent landscaping, as identified in the approved landscape plan, for a minimum of two years and from the date of installation of the landscaping. The applicant shall be responsible for maintaining the irrigation system and all landscaping until such time as the Homeowners' Association accepts respoost"Idy. Prior to Homeowners Association acceptance of respons&W for the 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 subdivision. 17. No rod mouded equipment (other than required vents) shall be permitted Exceptions to this limitation must be approved by the Director of Community Development. 18. The water heater vent shall be relocated so as to not be visible from a front elevation viewpoia 19. All residential units shall be constructed employing energy saving devices. These are to include, but are not limited to, the following: a. Low flush toilets (not exceed 1.6 gallons of water per flush). b. Shower controllers (which emit a maximum of 2.5 /gallons of water per minute). C. Stoves, amens and ranges, when gas fueled, shall not have continuous burning pilot lights. d. All thermostats connected to the main space heating source shall have night setback features. e. Kitchen ventilation system to have automatic dampers to ensure closure when not in use. 20. Exterior lighting within the development shall be limited street lighting Front yard lighting shall be limited to illumination of entryways and address identification. Excessively bright and /or unshielded front door lighting shall be prohibited 21. Television cable service shall be provided to all residential units consistent with existing city cable system requirements. Undergroundimg of cable wires is required and no lines shall be allowed to be extended along the exterior walls of residential buildings. 22. All existing and proposed utilities are required to be undergrounded to the nearest off -site utility pole except through transmission lines. This requirement for undergrounding includes all above ground power poles on the project site and those along the frontage of the site in the Los Angeles Avenue right -of -way. Prior to the issuance of a zoning clearance, the applicant shall submit a plan for review and approval to the Director of Community Development which identifies how compliance with the undergrounding requirement will be met. 23. Gutters and roof drains for all buildings shall be provided. 24. No asbestos pipe or construction materials shall be used without prior approval of the City Council. -22- 25. Prior to the issuance of a Zoning Clearance, a surety Bond in the amount of $10,00o shall be filed and accepted by the Director of Community Development. The Director of Community Development may, through a public hearing to be heard before the City Council, recommend that any or all of the funds in the Surety Bond be forfeited for noncompliance of the Coaditions of Approval or for same other just cause. This condition shall automatically be superseded by a related resolution ordinance regarding condition compliance for entitlement approvals as adopted by the City Council. 26. If any archaeological or historical artifacts are uncovered during excavation operations the permitter shall assure the preservation of the site, shall obtain the services of a qualified archaeologist to recommend proper disposition of the site, and shall obtain the Director of Community Developments written concurrence of the recommended disposition before resuming development. Should human burial remains be encountered during any grading or excavation activities, the permittee shall cease operation and shall notify the Community Development Department staff. Following notificat ion, the permittee shall obtain the services of a qualified archaeological consultant and Native American Monitor(s) who shall assess the situation and recommend proper disposition of the site as approved by the Director of Community Development. Prior to issuance of a building permit, the following conditions shall be sadsfied: 27. An "Unconditional Will Serve Letter' for water and sewer service will be obtained from Ventura County Waterworks District No. 1. 28. The applicant shall pay all school assessment fees levied by the Moorpark Unified School District. Prior to oocupmK7, the following conditions shall be satisfied. 29. The height of all walls around the perimeter of the project site shall be in substantial conformance with perimeter wall details included in the project Landscape Plans. Sound attenuation requirements referenced in the acoustical report for the development shall be taken into account as necessary (within CNEL contours where attenuation is required). 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 the Community Development Department. Wall elevations along the western boundary of the project shall be adjusted to (adjacent to Maureen Lane) to assure privacy is retained in adjacent backyards. The barrier wall shall be tan colored slumpstone or another material acceptable to the Community Development Department director. Landscaping berms and other planting techniques shall be employed to minimize the visual dominance of any perimeter walls around the development. The entire western perimeter wall between the Arroyo Simi and Umdos shall be constructed and landscaped prior to occupancy of any units situated along the westernmost cul- de-sac within the development. The barrier wall and landscaping along Los Angeles Avenue shall be completed prior to occupancy of any single family dwellings. 30. In all homes included within a distinct phase of construction, all front yard landscaping shall be fully planted prior to occupancy of any unit included within the subject construction phase. For each construction phase, all front yard landscaping shall be fully installed prior to occupancy of the last unit in that phase. 31. Prior to the issuance of an Occupancy Permit, all landscaping and irrigation system installation shall be completed and approved by the Director of Community Development or his designee. 32. No use for which this permit is granted shall be commenced with until a Certificate of Occupancy has been issued by the Building and Safety Division In addition, no Certificate of Occupancy may be issued until all on-site improvements specified in this permit have been completed or the applicant has provided some form of financial security to guarantee the agreement such as a Faithful Performance Bond. Said on site improvements shall be completed within 120 days of issuance of the Certificate of Occupancy. 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 the satisfaction of the Director of Community Development, the surety may be exonerated by action of the Director of Community Development. After h aaanee d a cartiecate of aecapany, the following caeditleas shall be applicable: 33. The continued maintenance of the permit area facilities shall be subject to periodic inspection by the City. The permittee shall be required to remedy any defects in ground maintenance, as indicated by the Code Enforcement Officer within thirty (30) days after notification. Prior to Zone Clearance, the following condition shall apply: 34. All "Prior to Final Map Approval Conditions" included for Tract 4716 are applicable to this RPD permit and shall be complied with prior to zoning clearance, 35. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA), require updating of the National Flood Insurance Program maps for affected areas whenever any alteration of a watercourse is made. If a FIRM map revision is necessary, all materials required by FEMA for a map revision shall be provided to the City Engineer's office. This material will demonstrate the new 10, 50, 100 and 500 year flood plain locations following development. This information will be forwarded by the City Engineer to the FEMA for review and updating of the National Flood Insurance Program maps. A conditional letter of map revision (if required by FEMA) shall be provided to the City prior to zone clearance. The applicant will be responsible for all costs charged by the FEMA and the City s administrative costs. During construction, the following conditions shall apply: 36. Prior to any work being conducted within the State or City right -of -way, the applicant shall obtain an encroachment permit from the appropriate Agency. 37. The applicant shall obtain a Ventura County Flood Control District Watercourse Encroachment Permit for any construction activity within the Ventura County Flood Control District right -of -way and a Streamcourse Alteration Permit for any work within portions of the Arroyo Simi subject to the jurisdiction of the Corps of Engineers . 38. The applicant shall construct all necessary drainage facilities, including brow ditch and slope bench drainage channels, with a permanent earth tone color so as to minimize visual impacts. Said color shall be submitted to and approved by the Planning Director as part of the grading plans- -24- 39. An 1g' sough wall shall be constructed directly behind the back of the sidewalk where dopes over four feet are adjacent to sidewalk so as to reduce debris from entering streets. 40. 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 Sheriffs Department, and the City Construction Observer shall be notified immediately. Work sba11 not proceed until clearance has been issued by all of these agencies. Contaminated or hazardous soil as defined by Department of Health Services may not be used for on -site soil fill or roadway subgrade unless the Department of Health Services determines in writing, that said material has been treated to a level that is no longer considered a public health risk or requires public disclosure by the Department of Real Estate. Any contaminated or hazardous soil shall be removed to an approved landfill 41. Where roads requiring four or more inches of pavement are to be built, the applicant shall construct the required street section minus one -inch of paving as an interim condition until all utility cuts or trenching are completed. The final one -inch cap of asphalt shall be placed after all necessary trenching is completed 42. No trees with a trunk diameter in excess of four inches shall be trimmed or removed without prior approval of the Director of Community Development. Prior to occupancy, the following conditions shall be satisfied: 43. If the land is in a special flood hazard area, the applicant shall notify all potential buyers of this condition. 44. The l.os Angeles Avenue - Goldman Avenue traffic signal shall be operational prior to any occupancy If construction of the signal is not allowed by Cahrans at the time of the applicant's request for occupancy, the applicant shall deposit 125% of the total estimated construction cost with the City. The requited bond for this signal can be exonerated if the cash deposit is provided to the City . This construction cost shall include associated engineering, construction inspection and administration costs. This cash deposit does not relieve the applicant from constructing the signal. The applicant shall construct the signal upon receiving Caltrans permission to do so. 45(A). The construction of the extension of Unidos Avenue east of the project boundary to provide a connection with liberty Bell shall be completed to provide secondary access to the project site from Liberty Bell Road. Any direct expenses incurred by the developer relating to the construction of pavement, curb, gutter, sidewalk, traffic signal or right - of-way acquisition along Unidos Avenue east of the project boundary shall be reimbursed by the future developer of the adjacent property (or properties) where this extension is constructed The City will enter into an agreement with the developer of Tract No. 4726, agreeing to condition the future developer of the adjacent property (or properties) where the Unidos extension is constructed to reimburse the developer of Tract No. 4726 for all expenses related to this extension. The agreement will be prepared by the developer of Tract No. 4726, subject to review and approval by the City. The developer shall pay for the City's legal review and any additional expenses necessary to complete the reimbursement agreement. -25- 67(A). The Musing OWN Improvements aleeg Los Angeles Avenue stall be completed: fall pnveset shall be provided along the south side of Los Angeles Avenue between the easterly waded boundary and Lbeely Bell Road, between the western waded boundary and Belltrame Road, and fail Intersection h■prevements (which sally include curb and ptta and sidewalks west of Maureen Lase) to cenect the dninsge problem that exists at Maureen Lane and Los Angeles Avease. These hnpr'ovemeets my require the acquisition of some right-of-way. Prior to acceptaeee of publk improvements and hoed exoneration, the following conditions shall be satisfied 46. Sufficient surety guaranteeing the public improvements shall be provided. The surety shall remain in piece for one year following acceptance by the City Council. 47. Original "as -built" plans will be certified by the applicant's civil engineer and submitted with two sets of blue prints to the City Eagineer's office. Although grading plans may have been submitted for checking and construction on sheets larger than 22" X 36", they must be resubmitted as "as- builts" in a series of 22" X 36" mylars (madc with proper overlaps) with a title block on each sheet. Submission of "asbuilt" plans is required before a final inspection will be scheduled. 48. Reproducible centerline tie sheets shall be submitted to the City Engineer's office. 49. 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. MOORPARK POLICE DEPARTMENT CONDITIONS During construction, the following conditions shall apply: So. A licensed security guard is recommended during the construction phase, or a 6-foot high chain link fence shall be erected around the construction site. 51. Construction equipment, tools, etc., shall be properly secured during non - working hours. 52. All appliances (microwave ovens, dishwashers, trash compactors, etc.) shall be properly secured prior to installation. All serial numbers shall be recorded for identification purposes. Prior to occupancy, the following conditions shall be satlsfied: 53. Landscaping shall not cover any exterior door. 54. Landscaping at any intersection shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. 55. Doors utilizing a cylinder lock shall have a minimum five (5) pintumbler operation with the locking bar or bolt extending into the receiving guide a minimum of 1 -inch deadbolt. -26- 56. Address shall be dearly visible to approaching emergency vehicles and shall be mounted against a contrasting color. 57. There shag not be any easy exterior access to the roof area of residential units. 58. The number location of individual units shall be displayed at or near each unit entrance and lightod during the hours of darkness. If used, directory boards require a separate sign permit. 59. If an chum system is used, it sha0 be wired to all exterior doors and windows and to any roof vents or other roof openings where access may be made. 60. upon occupancy by the owner or proprietor, each single unit in the development, constructed under the same general plan, shall have locks using combinations which are interchanging free from lode used in all other separate proprietorsbips or similar distinct occupancies. VENTURA COUNTY FIRE DEPARTMENT C ONpITIONC Prior to the issuance of a zoning clearance, the following conditions shall be satisfied 61. Access roads shall be installed with an all weather surface, suitable for access by fire department apparatus. A minimum dear street width of 36 feet shall be provided 62. The access roadway shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. Where the access roadway cannot be provided, approved fire protection system or systems shall be installed as required and acceptable to the Bureau of Fire Prevention. 63. When only one (1) access point is provided, the maximum length of such access shall not exceed 800 feet. 64. A secondary access road shall be provided to the development. 65. Street signs shall be installed prior to occupancy. 66. Address numbers, a minimum of 4 inches (4 ") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Where structures are setback more than 1511 feet (ISO') from the street, larger numbers will be required so that they are distinguishable from the street. in the event the structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance. 67. A minimum fire flow of 1,000 gallons per minute shall be provided at this location. 68. Prior to construction, the applicant shall submit plans to the Ventura County Bureau of Fire Prevention for the approval of the location of fire hydrants. All existing hydrants within 500 feet of the development shall be shown on this plan„ 69. Fie hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standards of the Moorpark Water Works Manual. a. Each hydrant shall be a 6 inch wet barrel design and shall have one 4 inch and one 2- 1/2 inch outlet. -27- b. The required fire flow shall be achieved at no less than 20 psi residual pressure. C. Fire hydrants shall be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant. d. Fire hydrants shall be 24 inches on center, recessed in from the curb face. 70. Any structure greater than 5,000 square feet in area and /or 5 miles from a fire station shall be provided with an automatic fire sprinkler system in accordance with Ventura County Ordinance #14. 71. All grass or brush exposing any structure(s) shall be cleared for a distance of 100 feet prior to framing, according to the Ventura County Fire Protection Ordinance. 72. An Underwriter's IAboratory (UL) approved spark arrestor shall be installed on the chimney of airy dructure(s). General Requirement: 73. The applicant for service shall comply with the Ventura County Waterworks District No. 1 "Rules and Regulations". Prior to issuance of a building persdt, the following conditions shall be sads&&- 74. The District shall be allowed to review the adequacy and level of service for the project when tenant improvements are requested Additional facilities, on -site treatment, or other modifications may be required as a condition of certain tenant improvements. Prior to approval of a zoning clasmu e, the following conditions shall be satisfied:- 75. The Drainage Study shall be reviewed and approved by the County of Ventura Flood Control and Water Resources Department. Eavironinental Protection Conditions to be Implemented During Construction 76. A regular watering program shall be implemented to reduce fugitive dust. Twice during the work day and at the end of the work day, graded portions of the project site shall be watered to create a "crust" surface. This would reduce the amount of dust generated during non -work hours. 77. The applicant(s) shall obtain a grading permit from the City of Moorpark prior to Zoning Clearance. All grading operations shall be subject to compliance with the Ventura County APCD dust control measures as enforced by APCD inspectors. Ki 78. All grading and construction equipment shall be kept on or near the site moil those phases of development are completed. 79. Site access roads shall be covered with gravel or paving. 80. Public streets in the viaoity of the site shall be periodically washed down with water. 81. Construe ion activities shall be limited to between the hours of 7:00 am. to 7 :00 pm, and shall exclude Saturdays and Sundays. 82. During we preparation and construction, construction equipment shall be fitted with modern satmd4eductian equipment. 83. A licensed security guard a required during the construction phase, or a 6-foot high chain fence dhall be constructed around the construction site. 84. Construction equipment, tools, eta, shall be properly secured during non working hours. Other Conditions Related to the Eoviroemeotal Analysis: 85. Quimby fees shall be paid which are consistent with City ordinances designed to mitigate impacts on park facilities created by the addition of new residents to the City. 86. The project applicant shall be required to fund all sewer infrastructure improvements necessary to accommodate the proposed project demand. 87. The applicant shall be required to comply with all pertinent County of Ventura Public Works Department connection regulations. These mitigation measures shall be implemented by the County Public Works Department (Waterworks District No. 1). 88. All street lights shall be fully hooded and back shield to reduce the light "spillage" and glare. Some of the following mitigation conditions have been incorporated into the recommended City Engineer conditions listed above. Duplicated conditions included in noised forest in the City Engineer Conditions (for either this RPD Permit or the associated Traci Map Conditions) are indicated in italics. Environmental Quality Monitoring Program 89. Prior to issuance of any zoning clearance for the Westland project, the applicant shall fund the appointment of an Environmental Quality Assurance Monitor for the project. The monitor shall be selected by and contracted with the City; this monitor shall be financially and professionally independent of the developer. This monitor shall be under contract full time for the duration of the construction period during which all roads, rough and finish grading, and utilities are installed. Monitoring would be periodic following the completion of these phases of construction. Monitoring shall begin with the initiation of pre- construction demolition and be terminated when all landscaping mitigation measures have been implemented and been field verified The monitor shall be responsible for all mitigation measure enforcement and compliance with monitoring reporting requirements. -29- h7I FT= [6.7.. - 77 90. Gbfd* n Av mue/Lar Angeles Avenue Sysithratorh and Imp ovements - A traffic swusi shall be installed at dus laeabon prior to oeatparuy of the proposed project The Westland development shall be responsible Jbr paying for 50% of the cast of this new signal (about $54M0 In addition to this s{ ushreoion, the south side of Los Angeles Avenue shall be mWov rd to ubmate p&mnM md* along the project from t. This segmau shag be striped for lane mantings consistent with casting traffic movements (including a westbound left lum lane). Northbound and souahbamnd Csold man Avenue shall be striped for separate left and right turn lanes. 91. Sprung RoadMm Los Amgeks Avenue - The Cq of Moorpark is currently coordinating an fntethectarh mnp ovement po)ect at this location which would require right-of my acgndsiton, widoung to allow usmilaton of additional northbound and southbound left turn lashes and jinntaom of inklU "eastband and westbound through lanes, (while retaining all other eristng lams). M proposed development shall be sequined to participate in a cost-shanng allocation for dus improvement (estimated to be about $9000 or 4.5% of the total intersection reconstruction cost). 92 Spring Road & Las Angeles Avenue High Street - No feasible mitigation is available to improve Au intersection to acceptable levels of service due to the limits of edsdng rots-of- -way and development. Some improvements to LOS at this location can be achieved by restripng Spring Road to provide 1 northbound right tum lanes and a combined northbound thmuglhdeft turn lane. The pmjeePs prorota share of this improvement is estimated to be about $1500 or 4% of the total improvement cost. 93. Moorpark Avenue at Los Angeles Avenue - The applicant shall contribute to funding improvements at this intesecton to mitigate both project specific and cumulative effects. The intersection should be redesigned to provide a northbound left tam, through and right turn hhne, two eastbound left turn and three through lanes, one left rum and three trough hum westbound, and one left ran, one through -left and one right non lane on the southbound approach. The applicant's contribution to the improvement of this intersection is estimated to be about $15,000. 94. The applicant shall contribute to the Lm Angeles Avenue Area of Contribution. The actual contribution shall be the adopted fee at the time official map approval. Air Quality 95. The applicant shall assure that contractors properly maintain and operate construction equipment and use dived injection diesel engines or gasoline powered engines if feasible. 96. Dust generation produced during grading shall be suppressed by the following activities: a. All exposed soil areas shall be sprinkled with water at least once an hour during grading operations. b. All trucks importing fill to the site shall use tarpaulins to cover the load and shall operate between the hours of 9 am. to 4 p.m. on weekdays only. C. All active portions of the construction sites shall W sufficiently watered to prevent excessive generation of dust. -30- d. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. e. All grading and excavation operations shall cease during periods of high winds. On -site vehicle speed shall be limited to no more than 15 miles per hour. Emissions Associated with New Residences 97. The applicant shall contribute $45,490 in air quality mitigation fees to the City of Moorpark. These funds shall be used at the City's discretion to pay for programs designed to reduce emissions in the local airshed. Flood Haards 9& Channel bank protection along the Arroyo Simi conforming to County Flood Control District requinmentr shall be incorporated into the project design. The channel bank protection plan shall address (1) whether the casting toe rock must be increased if the north or south levees are raised (2) whether there will be any change to the water surface elevation due to the additional rip4op to the toe rock and to the top of the levees, (3) the impact of any change to the water surface elevation on the proposed Arroyo Ytrta Park and High School property on the south side of die Arroyo Simi shall be miagiated in accordance with FEtVA and VCFCD requirements, and (4) how the shallow flooding from the property to the east of the project will be contained and conveyed to Arroyo Simi. All Flood Control District recommendations shall be incorporated into r project building plans prior to issuance of grading permits and the recommended mitigation measures shall conform with City Ordinance No. 100 requirements regarding pad elevations and protection from a 100 year storm. 99. Reinforcement of the existing sewer line (in the vicinity of the proposed levee reconstruction) shall be completed to achieve compliance with County Flood Control and Engineering standards . in consultation with County Flood Control and Waterworks District 1, a fund design solution for this problem shall be decided upon prior to issuance of building permits. The final design configuration shall be acceptable to the sewer line owner of record. Geologic Hazards 100. The design maigruions recommended by the geotechnical consultant shall be incorporated into the project wmiang drawings. The City Engineer shall verify that all design measures are accounted for in the building plans prior to issuance of any Building Permits for the project Specific design measures are provided in the E1R Technical Appendix (Buena Engineers 1990: 9- 12). Biological and Botanical Resources 101. A riparian woodland planting program shall be required along the Arroyo Simi within and adjacent to the project boundary. 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). -31- Public Swims School Facilities 102. The new elementary school currently under construction in the project vicinity shall be completed and operating prior to release of the Certificates of Occupancy for the Westland housing project. 103. The project applicant shall pay required school fees to the Moorpark Unified School District prior to issuance of Building Permits. Long Term Water Supply 104. Low water consumption toilets, showers, faucets and exterior landscaping drip irrigation systems shall be required 105. Kitchen cabinets shall be configured to enable installation of low water demand water conserving dishwashers and washing machines. All hot water lines shall be insulated. 106. Adequate room shall be planned in utility right -of -ways for installation of reclaimed water pipelines to service open space landscaped areas, streetscape landscaping, and open space residential greenbelt areas. Noise 107. Any required noise reduction walls akmg internal circulation roads or along the northern perimeter of the proposed project shall be constructed to conform with requirements presented in the Noise Technical Report (Walker -Celano 1990) prepared for the project. The noise barrier shall be reviewed and approved by the Community Development Department prior to issuance of Zoning Clearance. Hazardous Materials 108. Prior to issuance of grading permits, the applicant shall submit a report to the Community Development Department demonstrating compliance with all remedial actions recommended in the Phase II Hazardous Materials Assessment. In addition, an environmental engineer should monitor the demolition of existing industrial facilities on the property and if significant hazardous material contamination is observed or detected, remedial actions shall be required. -32-