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HomeMy WebLinkAboutRES 1991 244 0617Resolutiom of Approval for RPD Permits 90-2 sad 90.3 Resolution No. PC- 91.244 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPAI K, CALIFORNIA, RECOMMENDING APPROVAL OF RPD PERMIT NOS. 90-2 AND 90-3 Wham, at a duly noticed public hearing held on June 3, 1991, the Planning Commission considered the application filed by Westland Company requesting approval of RPD Nos. 90-2 and 90-3 and related Tentative Tract No. 4738 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 Phoning 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 66478.1 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. -13- Resolution No. PC -91 -244 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. SECTION S. The Planning Commission hereby recommends that the City Council conditionally approve 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 f t)) �in mission ATTEST: Celia la Fleur Secretary Exhibits: (1) Statement of Overriding Considerations (2) Conditions of Approval -14- EXHIBIT I STATEMENT OF OVERRIDING CONSIDERATIONS m 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 CEOA Guidelines, the following findings are recommended: (1) Chaos or alternations have been required is the pr*d which avoid or substantially lessor the sigui6ant environmental effKb 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 effects but which are within the responsibility and jarisdication 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 toll 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 Circulation Project specific effects on local intersections, road capacity, and safety can be fully offsU through the payment of fees, the installation of off site road improvements, and contributions to existing regional traffic circulation improvement programs. In addition, the project conditions require substantial traffic circulation and flooding remediation in the immediate project vicinity including widening Loa 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 City's circulation system. Applicable CEQA findings include Railings 1, 2, and 3. Air Quality 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 ridesharing 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 to Findings 1, 2, and 3. Cumulative Effects 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 findings include Findiags 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 offsite transportation improvements. These benefits significantly offset the projects contribution to cumulative traffic, air quality, and educational problems in the City. CONDITIONS OF APPROVAL Residential Planned Development Permits 90-2 and 90-3 A Malt) -Family Residential Development Related Application and Conditions: Tentative Tract No. 4738 Applicant: The Westland Company Date.. June 17,1991 Revisions are indicated to bold print. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS GENERAL REQUIREMENTS: 1(A). Approval of these RPD permits are conditioned upon execution of an Affordable Housing Agreement between the City of Moorpark and the applicant or project developer. Compliance with terms and conditions of this agreement is mandatory. If compliance with terms and conditions of the Agreement is not achieved, the City Council may act to rescind the RPD permits. 1(B). The General Plan Amendment and Rezone approvals shall be subject to full hapkmentation of the proposed Affordable Housing Agreement. H the terms and conditions of this Agreement are not carried out in fail in the implementation of the project, the associated RPD permits shall be revolted and the City shall Institute proceedings to revoke the Proposed General Ilan and Rezone and replace the applicant requested land use designations with the existing designations on the properly. 2. The permit is granted for the construction of 175 multi- family residential units (85 market rate and 90 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 buildings, 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 attorney's 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 pernuttee of the obligations under this condition. -52- 6. No Condition of Ibis Permit 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 instances where more than one set of rules apply, the strider ones shall take precedence. 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 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. 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 minor 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 permittee 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, which shall generally be in conformance with the Ventura County Guide to Landscape Plans and in compliance with the City of Moorpark Ordinance No. 74, 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 -53- laodreapiog specifications, planting details, and design specifications 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 plaa(s) and shall be screened with landscaping and /or a wall. Q The final deep of all recrcabomd features shall be included as part of the final landscape plans submittal, and shall be subject to the approval of the Community Development Director. d. A sufficiently dense tree planting plan emphasizing tall growing trees and /or shrubs shall be designed along the western site boundary to nummize quality of life changes and 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 EIR 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 Director of Community Development. e. 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. g. Landscaping at site entrances and exits, parking lot entrances or 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. h. A coordinated tree planting program shall be developed which will provide a dominant street tree within each component of the development. Dominant street trees shall vary between residential buildings to provide aesthetic diversity within the development. i. Plantings in parking areas shall be contained within raised planters surrounded by six - inch high concrete curbs. j. Parking areas shall be screened from view through the use of landscaping and 3 -foot tall berms and /or a low wall. k. 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. L The applicant shall dedicate a ten foot landscaping easement along the western perimeter of the proposed project to provide a buffer from adjacent development along Maureen Lane. The fee ownership of this easement shall be transferred to the individual ownerships along Maureen Lane. The easement shall include restrictions to prevent any use of this dedicated area other than landscaping. M! m. 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 responsibility . Prior to Homeowners Association acceptance of responsibility 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. Roof mounted equipment shall be prohibited Exceptions to this requirement shall be subject to approval by the Director of Community Development. 18. Water beater vents shall be located so as to not be visible from a front elevation viewpoint. 19. Any community recycling or trash disposal areas shall be provided in a location which will not interfere with circulation, parking or access to individual homes and shall be screened with a six foot high, solid wall enclosure with self closing metal gates. The final design of all such enclosures shall be subject to the approval of the Director of Community Development prior to the issuance of a zoning clearance. 20. All exterior building materials, finishes, and paint colors shall be approved by the Director of Community Development Department to ensure compatibility with adjacent developments. 21. All roof jacks and metal flashing shall be painted to match the buildings or roof color. All deck drains shall drain to the side not the front. 22. Wrought iron fencing with pilasters shall be provided around any swimming pool areas. All fences and walls shall be approved by the Director of Community Development. 23. Solar panels for heating any swimming pool(s) constructed within the development shall be subject to the approval of the Director of Community Development prior to the issuance of a zoning clearance. 24. The height of all walls around the perimeter of the project site shall be designed to conform with sound attenuation requirements referenced in the acoustical report for the development. All wall heights shall be designed 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 slunpstone or another material acceptable to the Community Development Department director. 25. Bullnose stucco molding shall be used to soften edges of residential buildings. 26. Individual garages shall be a minimum of 20 feet in length and 20 feet in width with a minimum interior height of 8 feet. 27. All garage doors shall have automatic door openers. -55- 28. Parking spaces shall be nice (9) feet in width and twenty (20) feet in length. An additional one -half foot width must be provided for parking spaces located adjacent to a wall. Pullover parking (overhangs) shall be limited to 24 inches maximum. No vehicles shall be allowed to encroach onto walkways or into the required landscaped setbacks along roadways. Drive aisles between parking spaces shall be thirty (30) feet in width. 29. A parking plan shall be approved by the Director of Community Development prior to zoning clearance approval. 30. The windows along the front and rear elevations of the residential buildings shall be double pane glass with a small pane appearance. 31. All residential units shall be constructed employing energy saving devices. These are to include, but are not limited to, this following: a. Low flush toilets (not exceed 1.6 gallons of water per flush). b. Shower controllers (which emit a maximum of 25 gallons of water per minute). C. Stoves, ovens 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. 32. For all exterior lighting, a lighting plan shall be prepared by an 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 with reasonable use of adjoining properties; minimize on -site and off -site glare; provide adequate on -site lighting; limit ele troliers height to avoid excessive illumination; and provide structures which are compatible with the total design of the proposed facility. The lighting plans 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 to be based on a ten (10) foot grid center. b. Maximum overall height of fixtures shall be fourteen (14) feet c. Mures must possess sharp cut -off qualities with a maximum of one -half foot candle illumination at property lines. d. There shall be no more than seven -to-one (7:1) ratio of level of illumination shown (maximum- to-maximum ratio between lighting standards). C. Energy efficient lighting fixtures shall be provided which are compatible with adjacent properties. E Average minimum maintained one -half foot candle illumination. -56- g. No light shall be emitted above the 90 degree or horizontal plane. h. All parting lot pole lights shall be folly hooded and back shickled to reduce the light 'spillage" and glare. 33. Television cable service shall be provided to all residential units consistent with existing city cable system requirements. Undergrouodmg of cable wires is required and no lines shall be allowed to be extended along the extow walls of residential buildings. 34. All existing and proposed utilities are required to be undergroumded to the nearest off -site utility pole except through transmission lines. This requirement for underrurni ing mchides all above ground pouter poles an 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 ideati6es how compliance with the uodergrounding requirement will be met. 35. Gutters and roof drains for all buildings shall be provided. 36. No asbestos pipe or construction materials shall be used without prior approval of the City Council. 37. The applicant shall make a contribution of $3000 per unit to the City which will be used to fund public street or traffic improvements which would be directly or indirectly impacted by project generated traffic. 38. Prior to the issuance of a Zoning Clearance, a surety Bond in the amount of $10,000 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 Conditions of Approval or for some 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. 39. If any archaeological or historical artifacts are uncovered during excavation operations the permittee 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 Development's 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 notification, 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 satisfied: 40. An "Unconditional Will Serve Letter" for water and sewer service will be obtained from Ventura County Waterworks District No. 1. 41. The applicant shall pay all school assessment fees levied by the Moorpark Unified School District. sire Prior to ocapoty, tie frhrwl" conditions shall be satisfied: 42. 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. 43. All parking areas shall be surfaced with asphalt or concrete and shall include adequate provisiaos for drainage, striping, and appropriate wheel blocks, curbs, or posts in parking areas adjacent to landscaped areas. 44. 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-see improvements specified in this permit have been completed or the applicant has provided some form of financial security to guaran tee 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. Alter issuance of a certificate of occupancy, the following conditions shall be applicable: 45. 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. 46. The striping for any parking spaces shall be maintained so that it remains clearly visible. 47. The applicant and subsequently, once formed, the Homeowner's Association shall remove any graffiti within ten (10) days from written notification by the City of Moorpark. AD such graffiti removal shall be accomplished to the satisfaction of the City. This requirement shall be included in the CC&Rs for the development. CITY ENGINEER CONDITIONS Prior to Zone Clearance, the following condition shall be apply: 48. All "Prior to Final Map Approval Conditions" included for Tract 4738 are applicable to this RPD permit and shall be complied with prior to zoning clearance. 49. 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 cosslawdon, she fallowing caoditlons shall appty: 50. 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. 51. The applicant shall obtain a Ventura County Flood Control District Watercourse Encroachment Permit for any construcbm within Ventura County Flood Control District rgbt -of -way. 52 The applicant shall caostruct 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 PIJUIL 53. An 18' sough wall shall be constructed directly behind the beck of the sidewalk where slopes over four feet are adjacent to sidewalk so as to reduce debris from entering streets. 54. 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 (Sty Construction Observer shall be notified immediately. Work shall 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. 55. 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. 56. 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: 57. If the land is in a special flood hazard area, the applicant shall notify all potential buyers of this condition. 58. The Los 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 required 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. M3 59(A). To provide for secondary access, the applicant shall construct Umdos Avenue improvements to owned the project site with Liberty Bell Road The right- of-way and improvements shall be designed and constructed as an interim measure with additional right- of-way and improvements to be provided by the adjacent developer in the future. The applicant shall execute a reimbursement agreement with the City to receive reimbursement from the developer of the adjacent parcel at the time of development of the adjacent parcel. 59(B). T4 fiBdwing offdb Improvements oleng Los Angeles Avenue shall be c mpkted: fail poveaut dhall be provWed along the south die of Los Amgdes Avenme between the easterly prgjeet Mudary mud L orly BeB Bond, beh"m the western predeet boundary and Beat umi Bid, mud %M imtemeeUon Improvements (which may hrdude cub and pUer and sidamYn wet of Mammm Lame) to eanstt the draim ile problem 69 exists at Maureen Lane and Lea Angeles Avenue. Time Improvements may require lbe acquisition of some right-OF-Way. Prior to acceptance of public improvements and bond exoneration, the following conditions shall be satisfied 60. Sufficient surety guaranteeing the public improvements shall be provided. The surety shall remain in place for one year following acceptance by the City Council. 61. Original "as- built" plans will be certified by the applicant's 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 36 ", they must be resubmitted as "as- builts" in a series of 22" X 36" mylars (made with proper overlaps) with a title block on each sheet. Submission of "asbuilt" plans is required before a final inspection will be scheduled. 62. Reproducible centerline tie sheets shall be submitted to the City Engineer's office. 63. 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 CONDITIONC Durlmg construction, the following conditions shall apply: 64. 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. 65. Construction equipment, took etc., shall be properly secured during non - working hours. 66. All appliances (microwave ovens, dishwashers, trash compactors, etc.) shall be properly secured prior to installation. All serial numbers shall be recorded for identification purposes. -60- Prior to oocwpocy, the rellowiog conditions shall be saddled. 67. I ighting devices shall be high enough so as to prevent anyone on the ground from tampering with them. All parking areas shall be provided with a lighting system capable of illuminating the parking surface with a minimum of one -hall foot candle of light and shall be designated to minimize the spillage of light onto adjacent properties. All exterior lighting devices shall be protected by weather and breakage - resistant covers. 68. landscaping shall not cover any exterior door. 69. landscaping at entrances /exits or at any intersection within the parking lot shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. 70. All entrance/exit driveways shall be a minimum of 30 feet in width, 71. 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. 72. Address shall be clearly visible to approaching emergency vehicles and shall be mounted against a contrasting color. 73. There shall not be any easy exterior access to the roof area of residential units. 74. The number location of individual units shall be displayed at or near each unit entrance and lighted during the hours of darkness. If used, directory boards require a separate sign permit. 75. If an alarm system is used, it shall be wired to all exterior doors and windows and to any roof vents or other roof openings where access may be made. 76. 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 locks used in all other separate proprietorships or similar distinct occupancies. VENTURA COUNTY FIRE DEPARTMENT CONDITIONS Prior to the issuance of a zoning clearance, the following conditions shall be satisfied 77. All access streets or drives that are 25 feet wide or less shall be posted firehmes, both aides, in accordance with the California Vehicle Code Section 22500.1, and Article 10 of the Uniform Fire Code. 78. The applicant shall provide sufficient proof of the: ability to prevent vehicle parking in "No Parking" areas and that enforcement can be secured in order that access by emergency vehicles will not be obstructed. 79. Any gates, to control vehicle access, are to be located to allow a vehicle waiting for entrance to be completely off the public roadway. If applicable, it is recommended that the gate(s) swing in both directions. Plans for the method of gate control shall be subject to review by the Fire Prevention Division prior to installation. Gate control shall also be reviewed and approved by the Direction of the Community Development Department. -61- 80. Prior to recordation of street names, names shall be submitted to the Fire Prevention Division for review. All street names shall be approved by the City Council after review by the Fire Department. 81. Street signs shall be installed prior to occupancy. 82. Prior to construction, the applicant shall submit plans to the Ventura County Fire Prevention Division for the approval of the location of fire hydrants. Existing hydrants within 300 feet of the development shall be shown on these plans . 83. That fire 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 14 inch and 2 2-1/2 inch outlets. b. The required fire flow shall be achieved at no less than 20 psi residual pressure. C. 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. d. Fire hydrants shall be 24 inch on center, recessed in from the curb face. 84. The minimum fire flow required shall be determined by the type of building construction, fire walls, and fire protection devices provided, as specified by the ISO Guide for Determi " squired Fire Flow. Given the present plans and information, the required fire flow is approximately 2,250 gallons per minute. The applicant shall verify that the water purveyor can provide the required quantity at the project. 85. A minimum individual hydrant flow of 1,250 gallons per minute shall be provided at this location. 86. All grass or brush exposing any structures shall be cleared for a distance of 100 feet prior to framing, according to the Ventura County Weed Abatement Ordinance. 87. An approved Underwriters Laboratory (UL) spark arrester shall be installed on the chimney of any structure. 88. 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 setback more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance. Condo units shall be addressed at front door and at garage. 89. A plan shall be submitted to the Ventura County Fire Prevention Division for review indicating the method in which buildings are to be identified. 90. Building plans of public assembly areas, winch have an occupant load of 50 or more, shall be submitted to the Ventura County Fire Prevention Division for review. 91. 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. -62- 92. Commercial trash dumpsters and containers with an individual capacity of 13 cubic yards or greater shall not be stored or placed with 5 feet of combustible walls, openings, or combustible roof cave lines, unless protected by approved automatic fire sprinklers. 93. An address directory map shall be placed at every entrance into the complex. Maps shall show all streets, driveways, building numbers, unit numbers and additional information that would assist in locating individual units. Gears al Rat: 94. The applicant for service shall comply with the Ventura County Waterworks District No. 1 "Ruin and Regulations ". Prior to issuance of a building permit, the following conditions shall be satiseed: 95. 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 clearance, the following conditions shall be satlaf ed 96. The Final Drainage Study shall be reviewed and approved by the County of Ventura Flood Control and Water Resources Department. COMMONS GENERATED AS A RESULT OF THE ENVIRONMENTAL ANALYSI C 97. 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. 98. Construction activities shall be limited to between the hours of 7:00 a.m. to 7 :00 p.m., and shall exclude Saturdays and Sundays. 99. During site preparation and construction, construction equipment shall be fitted with modem sound - reduction equipment. 100. A licensed security guard is required during the construction phase, or a 6-foot high chain fence shall be constructed around the construction site. 101. The project applicant shall be required to fund all sewer infrastructure improvements necessary to accommodate the proposed project demand. -63- 102. 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). 103. To encourage future residents and tenants of the proposed project to contribute materials for recycling, design coorideratieas shall be inducts in each development component that would provide adequate space and facilities for the storage and transfer of recyclable materials. 104. All parking lot pole lights and 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 condition listed above. DiVilcated cond arms included in revised format in the City Engineer Conditions are indicated in italics. Enviroameetal Quality Monitoring Program 105. 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 Citr, 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. Traffic and Circulation 106. Goldman Avenue /Las Angeles Avenue Sigralaotion and Improvements - A traffic signal shall be installed at this location prior to occupancy of the proposed project. The Westland development shall be responsible for paying for 50% of the cost of this new signal (about $50,000). In addition to this signalization, the south side of Los Angeles Avenue shall be improved to ultimate planned width along the project frontage. This segment shall be sinped for lane markings consistent with existing traffic movements (including a westbound left turn lane). Northbound and southbound Goldman Avenue shall be sbiped for separate left and right turn lanes. 107 Spring Road/New Los Angeles Avenue - The City of Moorpark is curnntly coordinating an intersection improvement project at this location which would require nghtof -way acquisition, widening to allow installation of additional northbound and southbound left turn lanes and provision of additional eastbound and westbound through lanes, (while retaining all other existing lanes). The proposed development shall be required to participate in a cost - sharing allocation for this improvement (estimated to be about $90W or 4.5% of the total intersection reconstruction cost). -64- 108 Sp W Road di Los Angeles Avenue High Steel - No feasible mitig onion is available to improve this intersection to acceptable leveir of service due to the limits of existing rights -of -way and development Some imprnvanaib to LOS at this location can be achieved by resiriping Spring Road to provide 1 northbound right turn lams and a combined northbound through -left turn lane. 711ur pnjeet's prorota sham of this improvement is estimated to be about $1500 or 4% of the total improvernera cost 109 Mompak Avenue at Los Angekr Avenue - The applicant shall cm& ttk to funding imp overnehts at this inte coon to mitfgwa both project specific and cumulative effects. The intnsecdon should be nedepped to provide a northbound left don, Wrotngin and mght dun /any two earlbound kJl dam and Am Amh&* l onus, one kft tan and tfinr through lanes wes&ound, and one kjl tan, one tbrotg 4* and one right dam lane on the southbound approach. The appftanes contribution to the irnprovemert of this intersection is estimated to be about $4000. 110. The applicant shall contribute to the Los Angeles Avenue Area of Contribution. The actual contribution shall be the adopted fee at the time official map approval. Air Q=Hty Construction Emissions 111. The applicant shall assure that contractors properly maintain and operate construction equipment and use direct injection diesel engines or gasoline powered engines if feasible. 112. The applicant shall assure that contractors water exposed graded areas on a daily basis. 113. 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 how during grading operations. b. All trucks importing fill to the site shall use tarpaulins to cover the load and shall operate between the horns of 9 am. to 4 pm. on weekdays only. C. All active portions of the construction sites shall be sufficiently watered to prevent excessive generation of dust. d. All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. C. All grading and excavation operations shall cease during periods of high winds. f. On -site vehicle speed shall be limited to no more than 15 miles per hour. Emissions Associated with New Residences 114. The applicant shall contribute $30,327 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. -65- 115 C mad bank pnofection along the Arroyo Simi conforming to County Flood Control District mquiremertc shall be incorporated into the project design The channel bank protection plan shall address (1) whether the urds ft We rock must be increased if the north or south levers are roueu; (2) whether there will be only chmtge to the water surface elevation due W the additional rip-rap W the toe rock and to the top of the kewvA (3) the impact of any change to the wafer surface elevation on the proposed Arroyo Vida Pant and High School property on the south side of the Anoyn Simi shall be ma gored in accordance with FEAfA 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 Candol Distinct recommendations shall be incorporated into project Niloiitg plans pnor W issuance of grading permits and the recommended mitigation measures shall conform with City Orolnmace No. 100 requirements regarding pad elevations and protection from a 100yearstomt. 116 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 final design solution for this Problem shall be decided upon prior to issuance of building pennies. Tine final design configuration shall be acceptable to the sewer line owner of record 117. The design mitigations recommended by the geo technical consultants shall be incorporated into the project working drawings. The City Engineer shall verify that all design measures are accounted for in the building plans prim to issuance of any Building Permits for the project Specific design measures are provided in the FIR Technical Appendix (Buena Engineers 1990.• 9- 12). School Facilities 118. 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. 119. The project applicant shall pay required school fees to the Moorpark Unified School District prior to issuance of Building Permits. Long Term Water Supply 120. Low water consumption toilets, showers, faucets and exterior landscaping drip irrigation systems shall be required 121. 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. 122. All landscaping in private areas shall be serviced by drip irrigation systems. Turf areas shall be minimized in the landscaping design. Low water demand /drought tolerant native plants shall constitute the majority of the landscaping programs for private areas. W 123. 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 124. A noise reduction wall shall be required along the northern perimeter of the proposed project and along other portions of the development perimeter specified by the noise consultants (e.g., along project internal circulation roads near their intersection with Los Angeles Avenue). The design of this barrier shall conform to requirements presented in the Noise Technical Report (Walter- 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. W. Interior noise reduction wustruction techniques shall be required for condominium units exposed to exterior noise levels in excess of 65 dB. The construction specifications computed by the noise consultant for the EIR (Walker- Celano, 1990) shall be incorporated into the project working drawings. Building permits shall not be issued until the City Building Department verifies compliance with Noise reduction specifications. 126. Design standards considered to reduce noise annoyances related to plumbing, party walls, and floor -ceiling construction in two story structures shall be incorporated into project working drawings. Specifications in the Noise report for the EIR (Walker- Celano, 1990) shall be the standards adopted for these noise reduction requirements. Building permits shall not be issued until the City Building Department verifies compliance with noise reduction specifications. Hazardous Materials 127. 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. -67-