HomeMy WebLinkAboutRES 1996 318 0207RESOLUTION NO. PC -96 -318
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MOORPARK, CALIFORNIA, RECOMMENDING
APPROVAL OF GENERAL PLAN AMENDMENT NO. 94 -1,
ZONE CHANGE NO. 94 -11 VESTING TENTATIVE MAP
NO. 4928, RESIDENTIAL PLANNED DEVELOPMENT
PERMIT NO. 94 -1, AND CONDITIONAL USE PERMIT
NO. 94 -1, ON THE APPLICATION OF BOLLINGER
DEVELOPMENT CORPORATION
WHEREAS, at a duly noticed public hearing on December 19,
1995, and continued public hearings on January 22 and January 29,
1996, the Planning Commission considered the application filed by
Bollinger Development Corporation for the Moorpark Country Club
Estates Project, consisting of General Plan Amendment No. 94 -1,
Zone Change No. 94 -1, Vesting Tentative Tract Map No. 4928,
Residential Planned Development (RPD) Permit No. 94 -1, and
Conditional Use Permit (CUP) No. 94 -1 for a 655 -acre site located
approximately 2,700 feet south of Broadway , with frontage on both
Walnut Canyon Road (State Route 23) to the east and Grimes Canyon
Road to the west (Assessor Parcel Nos: 500 - 240 -075, 500 - 230 -065,
500 - 230 -125, 500 - 230 -015, 500 - 230 -135, 500 - 230 -095, 500 - 230 -115,
500 - 230 -075, 500 - 260 -015, 500 - 250 -115, 500 - 220 -075, 500 - 430 -015,
500 - 430 -025, 500 - 430 -035, 500 - 430 -045, 500 - 430 -055, 500 - 430 -065,
500 - 430 -075, 500 - 430 -085, 500 - 430 -095, 500 - 440 -015, 500 - 440 -025,
500 - 440 -035, 500 - 440 -045, 500 - 440 -055, 500 - 440 -065, 500 - 440 -075,
500 - 440 -085, 500 - 440 -095, 500 - 440 -105, 500 - 440 -115, 500 - 440 -125,
500 - 440 -135, 500 - 440 -145, 500 - 440 -155, 500 - 440 -165, 500 - 440 -175,
500 - 440 -185); and
WHEREAS, at its meetings of December 19, 1995, and January 22
and 29, 1996, the Planning Commission took testimony from all those
wishing to testify, closed the public hearing on January 29, and
reached its decision on the matter;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. Based upon the project information presented
to the Planning Commission, including but not limited to, the Final
Environmental Impact Report (EIR) and technical appendices, staff
reports, and staff and public testimony, the Planning Commission
hereby makes the following findings:
Resolution No. PC -96 -318
Page 2
CEQA Findings
1. The Final EIR for the Moorpark Country Club Estates
Project reflects the independent judgment of the City of
Moorpark, as lead agency.
2. The Final EIR for the Moorpark Country Club Estates
Project has been completed in compliance with CEQA
(Division 13 of the Public Resources Code of the State of
California) and the City's CEQA Procedures.
3. The Planning Commission has received and considered the
information contained in the Final EIR prior to making
any recommendation decision for the proposed Moorpark
Country Club Estates Project and has found that the Final
EIR adequately addresses the environmental effects of the
proposed project.
Subdivision Map Act Findings
The Planning Commission finds that the Tentative Vesting Map,
with imposition of the attached conditions of approval, meets
the requirements of the Government Code Sections 66412.3,
66473.1, 66473.5, 66474, 66474.6, and 66478.1 et sea, and the
City's Subdivision Ordinance, as follows:
1. The proposed Vesting Tentative Map is consistent with the
intent and provisions of the City's General Plan.
2. The design and improvements of the proposed subdivision
are consistent with the General Plan.
3. The project site is physically suitable for the type of
development proposed.
4. The project site is physically suitable for the proposed
density of development.
5. The design of the subdivision and the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife or their habitat, with
incorporation of Final EIR mitigation measures. (Adoption
of a Statement of Overriding Considerations is required.)
Resolution No. PC -96 -318
Page 3
6. The design of the subdivision and the type of
improvements are not likely to cause serious public
health problems.
7. The design of the subdivision and the type of
improvements would not conflict with easements, acquired
by the public at large, for access through or use of
property within the proposed subdivision.
8. Discharge of waste from the proposed subdivision into the
existing community sewer system would not result in
violation of existing water control requirements under
California Water Code Section 13000 et seq.
9. The proposed subdivision does not contain or front upon
any public waterway, river, stream, coastline, shoreline,
lake or reservoir.
10. The design of the subdivision provides to the extent
feasible, future passive or natural heating or cooling
opportunities.
11. The effect of this action upon the housing needs of the
region has been considered and balanced against the
public service needs of City residents and available
fiscal and environmental resources.
12. The topographic features of the site justify an average
lot depth greater than three times the lot width.
Residential Planned Development Permit Findings
1. The proposed residential project is consistent with the
intent and provisions of the City's General Plan and
Zoning Code.
2. The proposed residential project is compatible with the
character of surrounding development.
3. The proposed residential project would not be obnoxious
or harmful, or impair the utility of neighboring property
or uses.
4. The proposed residential project would not be detrimental
to the public interest, health, safety, convenience, or
welfare.
Resolution No. PC -96 -318
Page 4
5. The proposed residential project is compatible with
existing and planned land uses in the general area where
the development is to be located.
6. The proposed residential project is compatible with the
scale, visual character and design of the surrounding
properties, designed so as to enhance the physical and
visual quality of the community, and the residential
structures will have design features which provide visual
relief and separation between land uses of conflicting
character.
Conditional Use Permit Findings
1. The proposed golf course project is consistent with the
intent and provisions of the City's General Plan and
Zoning Code.
2. The proposed golf course project is compatible with the
character of surrounding development.
3. The proposed golf course project would not be obnoxious
or harmful, or impair the utility of neighboring property
or uses.
4. The proposed golf course project would not be detrimental
to the public interest, health, safety, convenience or
welfare.
5. The proposed golf course project is compatible with
existing and planned land uses in the general area where
the development is to be located. The proposed golf
course project is compatible with the scale, visual
character and design of the surrounding properties,
designed so as to enhance the physical and visual quality
of the community, and the clubhouse structures have
design features which provide visual relief and
separation between land uses of conflicting character.
SECTION 2. The Planning Commission does hereby recommend
approval of General Plan Amendment No. 94 -1 to revise the land use
designation from Rural Low, 1 Dwelling Unit (DU) /5 Acres, to Rural
High, 1 DU /Acre for Lots 1 -220, and to Public Institutional for
Lots 221 -225; and also find that the approval of Vesting Tentative
Tract Map is consistent with the City's General Plan, if the
Resolution No. PC -96 -318
Page 5
following are requirements for approval: 1) a 100 -foot non -
buildable easement is provided around the perimeter of the project
to ensure an agricultural and land use consistency buffer, and 2)
the applicant can provide the City with a guarantee that one or
both golf courses will remain available for public play in
perpetuity, with Moorpark residents given a priority for
reservations, to justify consistency with Policy 5.4 of the Land
Use Element, which specifies when clustering of residential units
may be allowed.
SECTION 3. The Planning Commission hereby recommends approval
of Zone Change No. 94 -1 to revise the zoning from Rural Exclusive
(RE) 5 Acres to Residential Planned Development (RPD) .345 DU /Acre
for Lots 1 -220, and to Institutional for Lots 221 -225.
SECTION 4. The Planning Commission hereby recommends that the
City Council conditionally approve Vesting Tentative Map No. 4928,
subject to compliance with all of the conditions attached hereto as
Attachment 1 and the Mitigation Monitoring Program.
SECTION 5. The Planning Commission hereby recommends that the
City Council conditionally approve RPD Permit No. 94 -1, subject to
compliance with all of the conditions attached hereto as Attachment
2 and the Mitigation Monitoring Program.
SECTION 6. The Planning Commission hereby recommends that the
City Council conditionally approve CUP No. 94 -1, subject to
compliance with all of the conditions attached hereto as Attachment
3 and the Mitigation Monitoring Program.
SECTION 7. The Planning Commission hereby recommends that the
City Council direct the applicant to continue to work with the City
Engineer and the Ventura County Fire Protection District to develop
a frontage road design that will minimize the number of residential
dwelling units that require a curb -cut onto "C" Street.
The action with the foregoing direction was approved by the
following roll call vote:
AYES: Commissioner Martens, May, Miller, Acosta and
Torres.
NOES:
ABSENT:
Resolution No. PC -96 -318
Page 6
PASSED, APPROVED, AND ADOPTED THIS 7TH DAY OF FEBRUARY, 1996.
ohn Torres, Chairman
ATTEST:
Celia La Fleur
Secretary
Attachments:
1. Vesting Tentative Map No. 4928 Draft Conditions of Approval
2. RPD Permit No. 94 -1 Draft Conditions of Approval
3. CUP No. 94 -1 Draft Conditions of Approval
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
VESTING TENTATIVE MAP NO. 4928
CONDITIONS OF APPROVAL
I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
Permitted Uses
1. Vesting Tentative Map No. 4928 is approved for the land and project
identified as Moorpark Country Club Estates: General Plan Amendment
No. 9401, Zone Change No. 94 -1, Residential Planned Development
Permit No. 94 -1, and Conditional Use Permit No. 94 -1. The location
and design of all site improvements shall be as shown or described
in the application (including technical reports), on the approved
Vesting Tentative Map (Sheets 1 -4), and approved mitigation
monitoring program (Attachment 1), except or unless indicated
otherwise herein in the following conditions.
City Reaulations
2. The conditions of approval of Vesting Tentative Map 4928 and all
provisions of the Subdivision Map Act, City of Moorpark Zoning Code
and adopted City policies supersede all conflicting notations,
specifications, dimensions, typical sections and the like which may
be shown on said map.
Other Agency Regulations
3. All applicable requirements of any law or agency of the State,
County, and any other governmental entity shall be met, and all such
requirements and enactments shall, by reference, become conditions
of this entitlement.
4. No condition of this entitlement shall be interpreted as permitting
or requiring any violation of law, or any lawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules, standards, or guidelines
apply, the stricter standard shall take precedence.
Approved Phasina
5. If the Final Map is to record in phases, it shall be recorded in
phases consistent with the approved Vesting Tentative Map Phasing
Plan, Sheet 4.
Acceptance of Conditions
6. Recordation of this subdivision shall be deemed to be acceptance by
the subdivider, and his heirs, assigns, and successors of the
conditions of this Map.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Reference Conditions of Approval on Final Man
7. A notation which references approved Conditions of Approval shall
be included on all phases of any Final Map in a format acceptable
to the Director of Community Development.
Severability
8. If any of the conditions or limitations of this subdivision are held
to be invalid, that holding shall not invalidate the remaining
conditions or limitations set forth.
Expiration of Vesting Tentative Ma
9. This Tentative Map shall expire 3 years from the date of its
approval. The Director of Community Development may, at his
discretion, grant up to three (3) additional one (1) year
extensions for map recordation, if there have been non - significant
changes to adjacent land uses and if the subdivider can document
that due diligence has been extended towards completion of map
recordation during the initial 3 year period of map approval. The
request for extension of this entitlement shall be made in writing,
at least 30 -days prior to the expiration date of the Tentative Map.
Applicant/Developer Defense Costs
10. The subdivider shall defend, indemnify and hold harmless the City
and its agents, officers and employees from any claim, action or
proceeding against the City or its agents, officers or employees to
attack, set aside, void, or annul any approval by the City or any
of its agencies, departments, commissions, agents, officers, or
employees concerning the subdivision, which claim, action or
proceeding is brought within the time period provided therefore in
Government Code Section 66499.37. The City will promptly notify the
subdivider of any such claim, action or proceeding, and, if the City
should fail to do so or should fail to cooperate fully in the
defense, the subdivider shall not thereafter be responsible to
defend, indemnify and hold harmless the City or its agents, officers
and employees pursuant to this condition.
The City may, within its unlimited discretion, participate in the
defense of any such claim, action or proceeding if both of the
following occur:
a. The City bears its own attorney fees and costs;
b. The City defends the claim, action or proceeding in good
faith.
The subdivider shall not be required to pay or perform any
settlement of such claim, action or proceeding unless the settlement
is approved by the subdivider. The subdividers obligations under
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
this condition shall apply regardless of whether a final map or
parcel map is ultimately recorded with respect to the subdivision.
Title Report
11. The subdivider shall submit to the Department of Community
Development and the City Engineer for review and approval a current
title report which clearly states all interested parties and lenders
included within the limits of the subdivision as well as any
easements that affect the subdivision.
Image Conversion
12. Upon recordation and prior to the first occupancy for each phase,
the subdivider shall provide to the City an image conversion of any
associated building, grading, landscape, public improvement and site
plans into an optical format acceptable to the City Clerk.
Asbestos Use Prohibited
13. No asbestos pipe or construction materials shall be used within this
subdivision.
Outstanding City Case Processina Costs
14. The subdivider shall pay all outstanding City case processing and
environmental impact report related costs, prior to approval of a
grading permit, Final Map, or Zoning Clearance for any phase.
Environmental Ouality Assurance Proaram
15. Prior to rough grading permit approval, and approval of a Final Map
for any phase, the subdivider shall submit a deposit for condition
compliance review and mitigation monitoring. The monitoring
program shall be enforced through implementation of an Environmental
Quality Assurance Program (EQAP) as recommended in the approved
mitigation monitoring program. The EQAP shall be implemented
through the City; a contract specialist shall be retained to monitor
construction and mitigation compliance.
Zoning Clearance
16. Prior to submittal of construction plans for plan check or
initiation of any grading or other construction activity, a Zoning
Clearance shall be obtained from the Department of Community
Development. The request for Zoning Clearance shall be accompanied
by three complete sets of all applicable construction plans.
3
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Hold Harmless Agreement
17. Prior to Zoning Clearance approval, construction plans may be
submitted to the Building and Safety Department and City Engineer
for plan check with a City approved Hold Harmless Agreement.
Modifications
18. Any changes to the Vesting Tentative Map, including but not limited
to phasing, lot sizes or dimensions, street layout, and areas to be
graded, shall require the filing of an application for Modification.
The type of Modification permit shall be determined by the Director
of Community Development pursuant to the criteria established in the
Zoning Code and Subdivision Ordinance.
Conditions, Covenants and Restrictions (CC &R's
19. Covenants, Conditions and Restrictions (CC &R's) and By -laws
establishing a Master Owners' Association for the proposed Project
area as well as a separate Homeowners' Association for the
residential development shall be prepared. The CC &R's for the
Master Owner's Association shall identify the maintenance
responsibility for, but not limited to, "C" Street parkway, median,
and entranceway landscaping, bus stops, storm drains and channels,
and any slope directly affecting drainage, or street facilities
(collectively "Common Maintenance Areas "). The CC &R's for the
Homeowners' Association shall also identify all Common Maintenance
Areas for the residential areas, including maintenance of street and
parkway landscaping, any common - shared driveways, all storm drains
and channels, and any slope directly affecting drainage, or street
facilities. Should the Associations fail to maintain the Common
Maintenance Areas, or any portion thereof, in a satisfactory manner,
the Common Maintenance Areas, or portion thereof, shall be annexed,
at the City's option, to an existing City assessment District. The
total cost of the maintenance provided by the Assessment District
shall be borne by the property owners within the entire Vesting Map
No. 4928 area, as applicable.
CC &R's to Include Applicable Conditions of Approval
20. The CC &R's shall also include all Vesting Tentative Map, RPD Permit
and CUP conditions of approval, that have been identified by the
Director of Community Development for inclusion, as well as the
Design Guidelines for the RPD Permit. The final Design Guidelines
for the RPD Permit shall be approved by the Director of Community
Development at the time of review of CC &R's for the residential
development, which review shall occur prior to the submittal of the
CC &R's to the State Department of Real Estate and any residential
lot sales. The Homeowners' Association shall be responsible for
monitoring compliance with the approved Design Guidelines for all
new construction and remodeling within the development. The
Director of Community Development shall ensure compliance with the
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Design Guidelines through review of all Zoning Clearance
applications for residential construction.
Review of Draft CC &R's
21. The draft CC &R's shall be submitted to the Director of Community
Development and the City Attorney for review and approval prior to
approval of the first phase of the Final Map by the City Council.
All applicable conditions of approval shall be highlighted in the
copies of the CC &R's submitted for City review. Prior to sale of
any lots, the CC &R's shall be approved by the State Department of
Real Estate and then recorded. Approval by the City shall not be
construed to mean that the City has any obligation to enforce
CC &R's.
Modification of CC &R's
22. The Master Owners' Association and the Homeowners' Association may
modify the CC &R's only to the extent that they do not conflict with
the terms of approval of the Vesting Tentative Map, RPD Permit and
CUP. Sixty (60) days notice must be given to the City of the intent
to modify CC &R's. Further, it is the sole responsibility of the
Owners' and Homeowners' Associations to enforce the CC &R's.
Reauirements to be Included in CC &R's
23. The following shall be included as requirements for construction in
the CC &R's /Design Guidelines:
a. 100 -Foot Easement: No structures of any kind or size, with
the exception of drainage structures and infrastructure
required by the City or other public agency, shall be allowed
within the 100 -foot non - buildable, restricted -use easement,
shown on the Vesting Tentative Map and required to be recorded
in conjunction with Final Map approval. The landscaping
within such easement shall be consistent with the Fire Hazard
Reduction Program that is required to be prepared prior to
recordation of Phase 1 of the Final Vesting Map (reference
Ventura County Fire Prevention District conditions).
b. California Administrative Code Requirements: All residential
units constructed in the subdivision shall comply with Chapter
2 -53 of Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the
California Administrative Code.
C. Earthquake Related Requirements: All habitable structures
shall be designed according to the most recent UBC
requirements to accommodate structural impacts from ground
acceleration and maximum credible earthquake event.
5
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
d. Drainage Between Lots: No structures, walls, or fences shall
be erected which impede or restrict flow of drainage waters
between lots.
e. Roofing Materials: Use of wood or asphalt shingles as roofing
materials shall be prohibited.
f. Energy Saving Devices: All residential units shall be
constructed employing energy saving devices. These devices
are to include, but are not limited to the following:
i. Ultra low flush toilets (to not exceed three and
one -half gallons);
ii. Low water use shower controllers as required by Title 24
of the Uniform Building Code shall be placed on all
shower facilities;
Natural gas fueled stoves, ovens and ranges shall not
have continuous burning pilot lights;
iv. All thermostats connected to the main space heating
source shall have night set back features;
V. To ensure closure when not in use kitchen ventilation
systems shall have automatic dampers; and
vi. Hot water solar panel stub -outs shall be provided.
g. Exterior Building and Paint Colors: All exterior building
materials and paint colors shall be approved by the Director
of Community Development to ensure compatibility with the
Design Guidelines and with adjacent development.
h. Rain Gutters and Downspouts: Non - corrosive rain gutters and
downspouts shall be provided on all sides of dwelling units.
Water shall be conveyed to the street or drives, as determined
by the drainage plan.
i. Roof Equipment: All roof jacks and metal flashing shall be
painted to match the roof color. Roof mounted equipment shall
be prohibited. All deck drains shall drain to the side, not
the front facing any private or public street.
j. Solar Panels: Solar panels, such as for heating swimming
pool(s), shall be subject to the approval of the Director of
Community Development prior to the issuance of a Zoning
Clearance. All solar panels shall be designed so as to be
part of the overall design of the structure supporting it.
k. Water Heater Vents: Water heater vents shall be located so as
to not be visible from a front elevation viewpoint.
A
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
1. Stucco Finishes: Stucco finishes applied mechanically shall
contain the smallest sand grit sizes feasible. Stucco
finishes shall not be textured. The design objective of
stucco application is to obtain a smooth trowel finish, to the
degree feasible, without requiring hand troweling or
dry - polishing during finish coat application.
M. Parking and Driveway Requirements: A three (3) car garage,
with a minimum inside dimension of 30 feet in width by 20 feet
in length, and a minimum interior height of 8 feet, shall be
provided for all single - family homes with driveway access onto
"C" Street. In addition, every two lots fronting onto "C"
Street shall have a shared curb cut, as reflected on the
Final Map. All other single - family dwellings shall have a
minimum two (2) car garage with a minimum inside dimension of
20 feet in length and 20 feet in width, and a minimum interior
height of 8 feet.
n. Asbestos Prohibited: No asbestos pipe or construction
materials shall be used in the development of homes associated
with this subdivision.
o. Lighting Restrictions: Front and rear yard lighting
restrictions shall be included to ensure compatibility with
the surrounding rural neighborhoods. All exterior lighting
shall be fully hooded and shielded.
p. Graffiti Removal: Any graffiti on Homeowners' Association
maintained property shall be removed within five (5) days from
written notification by the City of Moorpark. All such
graffiti removal shall be completed to the satisfaction of the
City.
q. Maintain Tract and Easement Notification Signage: Any
neighborhood identification signage and any required signs
notifying residents of an easement for future street extension
shall be maintained by the Homeowners' Association in
perpetuity, or in the case of the easement notification sign,
shall be maintained until such time that the road is extended
or the easement is relinquished by the City.
CC &R's Review Cost
24. The subdivider shall be required to pay all costs associated with
City Attorney and Department of Community Development review of the
project CC &R's prior to approval of the first phase of the Final
Vesting Map.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
County of Ventura Computer -Aided Mapping System
25. The Final Map, including phased tract maps, shall be submitted in
accordance with County Ordinance No. 3982, entitled "An Ordinance
of the Ventura County Board of Supervisors Requiring New Subdivision
Records to be Included in the County's Computer -Aided Mapping System
and Establishing Related Fees."
Condition Compliance Costs
26. The subdivider shall pay to the City 100 percent of all City and
consultant costs for condition compliance review and mitigation
monitoring. A deposit for implementation of an Environmental
Quality Assurance Program (mitigation monitoring) shall be submitted
prior to rough grading permit approval and approval of a Final Map
for any phase.
Park (Quimby) Fees
27. Prior to approval of each phase of the Final Vesting Map, the
subdivider shall pay park (Quimby) Fees, consistent with City
Subdivision Ordinance requirements.
School District Fees
28. School District fees shall be paid prior to the issuance of building
permits for individual phases of the project.
Citywide Traffic Mitiaation Fee
29. For all golf course lots, prior to approval of the first phase of
Final Vesting Map No. 4928, the subdivider shall execute a covenant
running with the land, on the behalf of itself and its successors,
heirs, and assigns, agreeing to participate in the formation of an
assessment district or other financing technique, including but not
limited to the payment of a citywide traffic mitigation fee, should
such a mechanism be established by the City. For all single - family
residential lots, the Applicant /Developer shall pay a Citywide
traffic mitigation fee of $3,000 for each dwelling unit, prior to
issuance of a Zoning Clearance to allow plans to be submitted for
building permit plan check.
General Gradina Seauence
30. Rough and fine grading permits shall be required to complete
construction of required residential and golf course infrastructure
and lots: 1) a mass or rough grading permit may be approved prior
to recordation of Phase 1 of the Final Vesting Map, subject to
submittal and approval of a grading agreement, compliance with other
conditions of approval, and provision of surety as required by City
to guarantee "C" Street improvements, reclaimed water and drainage
improvements, mitigation measures, landscaping and erosion control
E�
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
measures, and any other required improvements as determined by the
Director of Community Development and City Engineer; and 2)
subsequent fine or precise grading permits shall be issued for
individual phases of the Final Vesting Map.
Contour Gradina
31. Final precise or fine grading plans must conform with the principals
of contour grading. Manufactured landforms shall be contoured and
daylight grading techniques shall be used to provide a smooth and
gradual transition of graded and natural slopes, while preserving
the basic character of the surrounding ridgelines of the site.
Rough and fine grading plans for lots and golf courses shall be
reviewed for compliance with these principals by the Director of
Community Development and the City Engineer. Also, the grading
plans shall indicate the manner in which the graded slopes shall be
blended with the natural slope of the site.
Stabilize Slopes
32. Planned vegetation, irrigation, structures, roadways, paths, and
continuing maintenance programs shall be used to stabilize
manufactured slopes.
Aesthetic Treatment of Manufactured Slopes
33. Suitable quantities of trees massed near the landform crest and
shrubs of varying sizes on graded slopes shall be used to screen
structures and to soften the visual appearance of the graded slopes.
Grading Restrictions for Easterly Residential Lots
34. For lots 1, 2, 3, 28, and 29, the rough grading plan shall include
a contoured berm that will screen views of homes on these lots from
Walnut Canyon Road. The CC &R's and Design Guidelines for the
residential development shall include a requirement that the homes
on the above referenced lots be one -story with a maximum height of
25 feet, and that the landscape plan for these lots shall emphasize
screening views of homes and project street grading from Walnut
Canyon Road.
Lot Boundary Revisions for Lots 1, _2, 3 and 216
35. The east facing slope areas for lots 1, 2, 3, and 216 shall be
incorporated into golf course lot No. 218 and maintained by the east
golf course operator as a condition of the CUP.
Gateway Entrance Monumentation Streetscape Standards and Neiahborhood
Desian Form
36. Both the eastern and western entrances to the proposed project shall
provide residential and golf course community entry monumentation,
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
appropriate landscaping at entry points, and golf course signage.
A sign program shall be submitted to the Director of Community
Development for review and approval prior to the first residential
or golf course occupancy. An orderly and consistent street tree
planting program shall be required for both entranceways to provide
a landscaping pattern that resembles a rural ranch entry road
design. Trees shall be spaced at equal intervals or clustered as
approved by the Director of Community Development. Recommended tree
plantings for these entry points and along "C" Street shall include
the non - natives typically used in ranch settings for entryways
including pepper, eucalyptus, and olive trees. Other street tree
plantings shall be consistent with the Ventura County Guide to
Landscape Plans. The Director of Community Development shall review
and approve all gateway, streetscape, and street tree planting
programs for the project prior to fine grading permit approval, and
all such landscaping for each approved phase shall be installed
prior to the first occupancy for that phase.
Ridge Setback and Plantina
37. The eastern perimeter of the project shall be set back from the
ridge system visible along Walnut Canyon. Landscaping around this
ridge system, once it is restored, shall emphasize reestablishment
of existing native and non - native habitat (such as naturalized ranch
tree species). The landscaping program on the eastern perimeter
shall emphasize restoration of the existing vegetation and on the
west side, the program shall emphasize the use of variable sized,
tree lined streets to minimize the adverse effects of the urban
design planned along this perimeter.
Temporary Irriaation for Erosion Control Landscapin
38. Temporary irrigation shall be provided for all non permanent erosion
control landscaping until it is replaced with permanent irrigation
unless otherwise approved by the Director of Community Development.
Temporary irrigation must be replaced with permanent irrigation
prior to issuance of a Zoning Clearance for the first building
unless drought tolerant plants selected do not require permanent
irrigation.
Drainaae Structures
39. Concrete drainage structures shall be tan colored concrete and, to
the extent possible, shall incorporate natural structure and
landscape to reduce their visibility.
Use of Berms to Screen Views of Parkina Lots
40. For golf course lots 218 and 220, graded berms shall be constructed
along all parking areas abutting any street or residential lot to
act as a screen. Except as otherwise provided as a condition of
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
CUP -94 -1, the berms shall have a maximum height of 4 feet and a
minimum height of 3 feet and shall be landscaped.
Surety for Rouah Grading
41. A rough grading permit shall not be approved until the City
Engineer, and the Director of Community Development approve the
acceptance of a Performance Bond to guarantee implementation of the
erosion control plan, construction of "C" Street and all related
improvements including landscaping, construction of all required
drainage improvements, implementation and maintenance of habitat
restoration (as required by the mitigation monitoring program),
construction of off -site circulation improvements, and full
recordation of the Final Vesting Map for the entire Project site.
In the case of failure to comply with this condition, the City
Council may by resolution declare the surety forfeited. Upon
completion of rough grading and erosion control plan compliance to
the satisfaction of the City, and following recordation of all
phases of the Final Vesting Map, the City Council may reduce the
amount of the bond; however, the bond must be kept in full effect
for a minimum of one year following rough grading to ensure adequate
erosion control and revegetation.
Surety for Common Maintenance Area Improvements
42. No Zoning Clearance shall be issued for grading or other
construction activities until all on -site improvements specified in
this permit for drainage, "C" Street, and related Common Maintenance
Areas have been provided or the Director of Community Development
approves the acceptance of a Performance Bond to guarantee the
construction, installation, and maintenance of Common Maintenance
Area improvements including, but not limited to perimeter fencing,
parkway landscaping, slope planting, irrigation, and other landscape
improvements. On -site improvements shall be completed prior to
issuance of a Certificate of Occupancy. In case of failure to
comply with any term or provision of this condition, the City
Council may by resolution declare the surety forfeited. Upon
completion of the required improvements to the satisfaction of the
City, the City Council may reduce the amount of the bond; however,
the bond must be kept in full effect for one year after the last
occupancy to guarantee that items such as, but not limited to,
landscaping, fences, slope planting or other landscape improvements
are maintained.
Surety for Reclaimed Water Facilities and Infrastructure
43. Reclaimed water shall be used for all common area landscaping
irrigation. Prior to rough grading permit approval, the City
Engineer shall require a surety bond for the construction of the
reclaimed water facilities and infrastructure.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Tree Report
44. Prior to approval of Phase 1 of the Final Vesting Map, the Tree
Report for the project area shall be completed to provide the health
and replacement value for all mature and oak trees as required by
the City Municipal Code and to clearly identify the location of
trees that will be impacted and any that can be saved.
Landscaping Requirements
45. Prior to rough grading permit approval, complete landscaping and
irrigation plans (2 sets), together with specifications and a
maintenance program shall be prepared by a State Licensed Landscape
Architect for the Common Maintenance Areas for "C" Street. The
landscaping and irrigation plans for the Common Maintenance Areas
for the residential development shall be prepared prior to
recordation of the applicable phase of development. The landscaping
and irrigation plans for the golf courses and clubhouse area shall
be prepared prior to recordation of Phase 1 of the Final Vesting
Map.
All landscaping and irrigation plans shall be generally in
accordance with the Ventura County Guide to Landscape Plans, and
shall be submitted to the Director of Community Development for
review and approval. The subdivider shall bear the cost of the
landscape plan review, installation of the landscaping and
irrigation system, and of final landscape inspection. All tree
replacement, common area landscaping, and permanent erosion control
landscaping shall be installed and receive final inspection prior
to issuance of an occupancy approval for the first residential unit
or golf course in each phase, as applicable, with the exception that
all streetscape landscaping shall be completed within 90 days of
completion of the related course street base.
Planting and irrigation specifications shall be included for all
manufactured slopes over three (3) feet in height, and all Common
Maintenance Areas proposed to be maintained by the Homeowners'
Association. The purpose of the landscaping shall be to control
erosion, prevent aesthetic impacts to adjacent property owners,
mitigate the visual impacts of all manufactured slopes three (3)
feet or more in height, replace mature trees lost as a result of
construction, and provide a landscaping pattern along the streets
and entranceways that resembles a rural ranch design. The
Landscaping and Irrigation Plans shall include landscaping
specifications, planting details, and design specifications
consistent with the following requirements:
a. Irrigation: Irrigation shall be provided for all permanent
landscaping identified in the approved landscape plan. The
subdivider shall be responsible for maintaining the irrigation
system and all landscaping until such time as a Owners'
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Association, maintenance district, or similar entity accepts
the responsibility.
b. Tree Report: The information contained in the Final Vesting
Map No. 4928 Tree Report, regarding which trees are to be
saved or retained on the site, shall be noted on the landscape
plan.
C. Tree Replacement: The landscape plan for "C" Street and the
entranceways at Walnut Canyon and Gabbert Canyon Roads shall
specify how trees removed during the rough and fine grading
phases of the project will be replaced in accordance with
Municipal Code requirements.
d. Streetscape Elements: The landscape plan shall include the
final design of all sidewalks, barrier walls, streetscape
elements, urban landscaping and pedestrian paths within the
project limits.
e. Streetscape Appearance: All landscaped pedestrian walkways
shall be designed to provide an aesthetically pleasing
streetscape appearance. All pedestrian walkway plans shall be
subject to approval of the Director of Community Development.
f. Tree Planting: A sufficiently dense tree planting plan
emphasizing tall growing trees and /or shrubs shall be
designed. Planting shall be planned to achieve shade and
screening in a three (3) to five (5) year time period. A
minimum of 25 percent of the trees shall be 24 -inch box size
and a minimum of 25 percent shall be 36 -inch box size. In
addition, recommendations regarding planting, that are
included in the mitigation monitoring program, shall be
incorporated to the degree feasible into the screening plan.
The size of the trees to be planted shall be subject to
approval of the Director of Community Development.
g. Dominant Street Tree: A coordinated tree planting program
shall be developed which will provide a dominant street tree
within the components of the proposed development. Dominant
street trees shall vary between residential streets to provide
aesthetic diversity within the development.
h. Landscaping Near Intersections: 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.
i. Landscaping Within Median and Parkways: Landscaping within
any median or parkway shall be designed so as to not obstruct
the view of any exterior door or window from the street.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
j. Trees Prohibited Under Street Lights: Landscaping (trees)
shall not be placed directly under any overhead lighting which
could cause a loss of light at ground level.
k. Equipment Screening: Backflow preventers, transformers, or
other exposed above grade utilities shall be shown on the
landscape plan(s) and shall be screened with landscaping
and /or a wall.
1. Maintenance and Replacement: Prior to Owners' Association,
maintenance district, or similar entity's acceptance of
responsibility for the landscaping, the subdivider shall
replace any dead plants and make any necessary repairs to the
irrigation system consistent with the landscape plan approved
for the subdivision.
M. Maintenance Easements: The subdivider shall agree to provide
the necessary maintenance easements to the City for those
designated Common Maintenance Areas. Prior to recordation of
each phase, the Final Map shall indicate all landscape
planting and maintenance easements.
The subdivider shall maintain the right to protest the amount
and spread of any proposed assessment in relation to the
formation of a landscape maintenance assessment district, if
and when created by the City. The subdivider shall record a
covenant to this effect.
n. Irrevocable Offer of Dedication: The subdivider shall provide
an irrevocable offer of dedication of easements adjacent to
public and private roads for all slope areas adjacent to
roadways that are proposed to be landscaped.
o. Native and /or Drought Tolerant Plantings: The use of native
and /or drought - tolerant shrubs and trees shall be utilized for
landscaping purposes in order to stabilize graded slopes and
encourage the return of some wildlife species displaced from
the project site as a result of grading activities. Any turf
plantings shall also be drought tolerant, low water -using
varieties.
p. Exotic Plants Prohibited: Exotic plants which are known to
spread beyond their original plantings and invade native
habitats such as Pampas Grass, Spanish Broom, and Tamarisk
shall not be used.
q. Code Enforcement: The continued maintenance of the Common
Maintenance Areas shall be subject to periodic inspection by
the City. The Applicant /Developer or responsible Homeowners'
Association shall be required to remedy any defects in ground
maintenance, as indicated by the Code Enforcement Officer
within five (5) days after notification.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Reclaimed Water Requirements
46. Reclaimed water shall be used for all common area landscaping
irrigation and for golf course irrigation. The Director of
Community Development shall approve the percent of potable water to
be blended with reclaimed water for the golf course greens. Prior
to rough grading permit approval, the City Engineer shall require
a surety bond for the construction of the reclaimed water facilities
and infrastructure. Reclaimed water shall be available to the golf
courses prior to commencement of irrigation.
Noise Management
47. The interior noise levels of dwelling units on lots adjacent to "C"
Street and Walnut Canyon and Grimes Canyon Roads shall conform with
the noise insulation standards of Chapter 1, Article 4, Section 1092
of Title 25 of the California Administrative Code. Noise source
levels shall be based upon the traffic volumes projected for the
Year 2010 along "C" Street, Walnut Canyon and Grimes Canyon Roads,
as predicted in the traffic technical report in the environmental
document for this project. Determination as to whether the
architectural design for these dwelling units complies with this
condition shall be made by the Building Department and Director of
Community Development prior to the issuance of building permits.
Non - Buildable. Restricted -Use Easement (Agricultural /Land Use Buffer)
48. The developer shall provide a minimum 100 foot width non - buildable,
restricted -use easement, that may be recorded as a conservation
easement, along the entire perimeter of the area covered by Vesting
Tentative Map No. 4928. This easement is to serve as the 100 -foot
fuel modification zone for fire prevention and as an agricultural
and land use buffer. Only landscaping consistent with a required
Fire Hazard Reduction Program (reference Fire Prevention District
conditions) shall be allowed within the easement. No structures of
any kind or size shall be permitted within the easement.
Recordation of said easement shall occur coincidentally with
recordation of Phase 1 of the Final Vesting Map. This easement
shall be illustrated on all subsequent recorded maps for phased
residential development.
Easement Prohibiting Future Residential Development in Golf Course Areas
49. By approving the Moorpark Country Club Estates Project, the City has
allowed the available residential density for the golf course
acreage to be transferred to clustered residential areas, shown as
lots 1 through 216 on the Vesting Tentative Map. To ensure that the
golf courses are not proposed for residential development in the
future, in conjunction with recordation of Phase 1 of the Final
Vesting Map, the subdivider shall record an easement prohibiting
future development of residential dwelling units within any of the
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
golf course acreage, shown as lots 217 through 220 on the Vesting
Tentative Map.
Dedication of Future Road Easement
50. An offer of dedication shall be made for a 56 -foot future road
easement from the terminus of "J" Court to the property line, as
shown on Sheet 2 of the Vesting Tentative Map No. 4928. The
subdivider for that phase shall install a sign notifying residents
that there is a dedicated easement for a future road extension. The
Homeowners' Association is required by a separate condition of
approval to maintain the sign in perpetuity, or until such time that
a future roadway is constructed or the easement is relinquished by
the City.
Shared Driveway Easements
51. For every two lots with direct driveway access onto "C" Street, a
shared curb -cut easement shall be recorded to reduce the number of
curb cuts required.
Deed Restriction
52. The subdivider shall record a deed restriction intended to inform
all prospective buyers of residential lots of the restrictions of
the 100 -foot non - buildable, restricted -use easement and of the
adjacent agricultural operations. Prior to issuance of a Zoning
Clearance for the first residential structure, the
subdivider /developer shall submit to the Director of Community
Development proof of said deed restriction recordation and homebuyer
acknowledgment.
Multi -Use Trail Easement
53. The Final Vesting Map shall identify a 20 -foot width multi -use trail
easement as shown on the Tentative Map, shall include a typical
section, and shall include an offer of dedication. Lots 3, 4, 5,
6, 198, 199, and 200 shall be revised to remove the easement from
the residential lots, and the entire trail easement shall be
included completely within golf course lots 218 and 220. All phases
of the Final Map shall show the location of the multi -use trail
easement.
Parking Requirements
54. To allow compliance with the Zoning Code golf course parking
requirements, the first phase of the Final Map shall reflect a
revision to the lot lines for lots 218 and 220 to provide a minimum
of 50 percent of the parking requirements on -site, within lot 218
(31 parking spaces based on approved site plan /floor plan). In
addition, a recorded lease is required to provide that the off -site
parking will exist as long as the use it serves.
Or;
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Location of Perimeter Property Line Fencing /Walls
55. A perimeter boundary fencing /wall plan is required to be submitted,
for Director of Community Development approval, prior to approval
of the first phase of the Final Vesting Map. Boundary perimeter
fencing or walls shall be installed prior to the first residential
or golf course occupancy in each phase. The perimeter boundary
fencing adjacent to agricultural zoned property shall be chain link,
a minimum of 8 feet in height, and shall represent a substantial
barrier to discourage vandalism and trespassing.
56. All property line walls or fencing shall be constructed consistent
with RPD Permit and CUP requirements, and shall be no further than
one inch from the property line.
Lighting Restrictions
57. All exterior lighting shall be fully hooded and shielded.
Street Lighting Standards
58. Street lighting standards shall be as specified by the City Engineer
and the approved mitigation monitoring program, and shall be
incorporated into the project photometric plans. Entrance lighting
along project access roads shall be compatible with the surrounding
rural neighborhoods. Low intensity night lighting shall be required
within the streetscape; however, at intersections, brighter lighting
complying with County and City intersection safety standards shall
be required.
Water Tanks
59. Prior to approval of Phase 1 of the Final Vesting Map, the
subdivider shall work with Waterworks District 1 to ensure that any
water tank on the project site shall be painted an earthtone color,
such as tan, and screened with landscaping to minimize visual
impacts. The tank color and landscaping plan shall be approved by
the Director of Community Development prior to installation.
Calleauas Municipal Water District
60. Prior to approval of each phase of the Final Vesting Map, the
subdivider shall demonstrate by possession of a District Release
from the Calleguas Municipal Water District that arrangements for
payment of the Construction Charge applicable to the proposed
subdivision have been made. The subdivider shall comply with
Ventura County Waterworks Rules and Regulations, including payment
of all applicable fees for domestic water sources.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Waterworks District No. 1
61. Prior to recordation of any Phase of the Final Vesting Map, an
unconditional availability letter shall be obtained from the County
Waterworks District No. 1 for sewer and water service for each lot.
Said letter shall be filed with the Department of Community
Development or, if said Unconditional Availability Letter in a form
satisfactory to the City cannot be obtained from the County
Waterworks District No. 1, the developer shall execute a Subdivision
Sewer Agreement in a form satisfactory to the City. Said agreement
shall permit deferral of unconditional guarantee for sewer and water
service until issuance of a building permit for each lot in the
subdivision. Said agreement shall include language holding the City
harmless against damages in the event of the ultimate lack of
adequate water or sewer service.
Well Relocation or Modification
62. Relocation and /or modification of the existing wells on the property
shall be subject to the approval of Waterworks District No. 1 and
the Director of Community Development. Screening shall be required
including, but not limited to, walls and landscaping. The well
screening and relocation plan shall be submitted for Waterworks
District No. 1 and Director review and approval prior to City
approval of any grading permit.
Cross Connection Control Devices
63. At the time water service connection is made, cross connection
control devices shall be installed on the water system in a manner
approved by the County Waterworks District No. 1.
Television Cable Service
64. Television cable service shall be provided to all residential units
and the golf course clubhouse(s) consistent with City cable system
requirements. Undergrounding cable wires is required and no lines
shall be allowed to be extended along the exterior walls of
structures.
Undergroundina of Utilities
65. Prior to approval of any phase of the Final Vesting Map, the
subdivider shall post sufficient surety bond to assure that all
proposed utility lines designed to serve the proposed project, both
within and immediately adjacent to the project site, shall be placed
underground to the nearest off -site utility pole. All existing
utilities shall also be undergrounded to the nearest off -site
utility pole with the exception of 66 KV or larger power lines.
This requirement for undergrounding includes all above - ground power
poles on the project site as well as those along the frontage of the
site adjacent to Walnut Canyon and Grimes Canyon Roads. The
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
subdivider shall indicate in writing how this condition will be
satisfied.
Declaration of Public Nuisance
66. The Director of Community Development may declare a development
project or individual property that is not in compliance with the
Conditions of Approval, or for some other just cause, a "public
nuisance ". The subdivider /developer, Owners' Association,
Homeowners' Association, or each individual property owner, as
applicable, shall be liable to the City for any and all costs and
expenses to the City involved in thereafter abating the nuisance and
in obtaining compliance with the Conditions of Approval or
applicable codes. The City may enact special assessment proceedings
against the parcel of land upon which the nuisance existed to pay
all City costs related to abatement of the nuisance (Municipal Code
Section 1.12.080).
Biological Resource Preservation
67. Prior to the first golf course occupancy approval,
replacement /recreation of a total of 3.9 acres of the Valley Needle
Grassland habitat shall be provided within one or more protected
areas of either the east or west golf courses and shall be
maintained by the golf course operator(s).
68. Prior to rough grading permit approval, the project site plan shall
be modified to clearly identify areas of dedicated open space within
which native habitats shall be retained or restored. Approximately
2 acres of lot No. 217 shall be set aside for native habitat
restoration. The restoration shall occur prior to occupancy
approval for either golf course. Any other proposed uses for lot
No. 217 shall require a Modification to CUP -94 -1.
69. Prior to issuance of building permits for golf course construction,
the Applicant /Developer shall fund a $60,000 Venturan Coastal Sage
Scrub Community research program to be managed by the City. The
purposes of this program shall be to accurately map the remaining
distribution of this community, to study its soil requirements,
plant ecology, and wildlife associations, to provide management
advice on the community for agencies and private individuals, to
raise funds for the purpose of acquiring lands where relict stands
of the community exist, and to provide guidance about restoration
or propagation of the community. The research program shall include
a study of the ecological issues related to the management of the
community. Provision must be made for disseminating the results of
the study. Research programs shall be performed only by qualified
professional botanists, wildlife biologists, or other relevant
researchers.
70. Prior to the issuance of building permits for the golf courses, the
Applicant /Developer shall fund a $30,000 sensitive species research
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
program to be managed by the City. The purposes of this program
shall be to study how best to assist in providing adequate
marginalized habitats in areas of urban encroachment for sensitive
species that are predicted to occur within the Moorpark Country Club
Estates property and surrounding area. The program shall include
an updated inventory of sensitive species occurring in the Moorpark
area. Recommendations shall be made to provide modifications to the
Moorpark General Plan Open Space, Conservation, and Recreation
Element to improve the accuracy of the existing inventory of native
fauna. Management suggestions designed to permit at least the
marginal survival of native wildlife shall be provided. The study
shall also provide management advice on native fauna for agencies
and private individuals. Provision must be made for disseminating
the results of the study. Research programs shall be performed only
by qualified professional botanists, wildlife biologists, or other
relevant researchers.
71. Native plants shall be used in the restoration of areas disturbed
by the construction of the project. The City shall monitor the use
of native plants through the review and approval of all project
landscape plans.
72. Prior to issuance of grading or building permits for either golf
course, the City shall verify that provisions are included in the
golf course construction and landscaping plans for the creation of
two artificial freshwater springs, which shall be established along
the western Gabbert Canyon Creek riparian corridor. The location
of these artificial springs shall be designated by a qualified
vertebrate biologist and botanist. These artificial springs shall
be maintained to provide year round flows of appropriate water
volumes (similar to existing springs in the region). The created
spring systems shall be designed to reproduce the conditions present
at the existing natural springs in the region. The springs shall
be appropriately revegetated with native plants (Typha sp., Scirpis
sp., and Salix sp.) and other stream side plants common in the
region. The springs shall not be developed within 500 feet of any
proposed trail system.
73. Prior to the issuance of grading or building permits for the golf
course facilities, the City shall verify that provisions are
included in the construction and landscaping plans for the
restoration of riparian canopy within an area occupying a minimum
of 10 acres of woodland riparian habitat. The landscape plan and
subsequent monitoring shall require the successful establishment of
the following species and plant quantities:
Species Quantity:
Alnus rhombifolia (Alder) 15
Acer negundo Subsp. (Box Elder) 10
Platanus racemosa (Sycamore) 40
Salix lasiolepis (Arroyo Willow) 40
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Sambucus mexicana (Elderberry) 20
Juglans californicus (Walnut) 20
Quercus agrifolia (Live Oak) 30
Trees shall, at a minimum, be 5 gallon container specimens (except
for willows) or bare root at the time of planting with a height of
7 feet from the root crown to the top branch. The restoration
program in drier areas shall be coordinated with the establishment
of artificial springs (required by preceding condition) . A long
term supply of fresh (or reclaimed) water shall be provided to
assure the perpetuity of the plants. Adequate root guard protection
shall be provided to reduce mortality from rodent activity. All
mature riparian species trees identified in the tree report for the
project shall be preserved.
Buffer Zone
74. A buffer zone approximately 25 feet wide, measured from the top of
the bank, shall be maintained adjacent to all protected drainages
identified in the Certified Final EIR Biological Constraints Map.
This buffer is designed to protect these areas from impacts
resulting from the proximity of project - related activities. This
buffer shall be subject to the following policies:
a. The exact location of this buffer zone shall be determined by
the Community Development Director in consultation with an
independent biologist.
b. This buffer zone shall be identified and staked to the
satisfaction of the Director prior to grading operations.
C. No physical alterations other than revegetation shall be
allowed within this buffer zone unless an independent
biologist approved by the City has certified that such work
would not damage the integrity of the buffer. Prohibited
activities generally include: grading, cut, fill, clearing,
landscaping, storage of equipment and materials, vehicular
parking and irrigation (except for the establishment of native
plants). Required flood - control improvements and bank
protection are exempt from this requirement.
Mature Tree Protection Requirements
75. This project shall not initially remove any mature tree protected
under the City Tree Protection Ordinance. Damage or removal of any
protected tree by this project shall be subject to the provisions
of the Tree Protection Ordinance:
a. No grading or other activity (e.g., equipment and material
storage, parking, etc.) shall occur within the driplines on
protected trees. To ensure this, temporary protective fencing
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
shall be installed at least one foot outside the dripline of
every such tree prior to grading.
b. Grading and other activities may occur between the dripline
and 10 feet beyond the dripline of every protected tree only
if the project appointed City Arborist first conducts a field
survey of the situation and certifies to the City that the
protected tree will not be damaged by the proposed activity.
In addition the Arborist shall monitor these activities while
they occur to ensure that the protected tree is not damaged.
C. Prior to grading, the grade subject to review by the Arborist
shall be staked and otherwise marked as off - limits for
activities not previously approved by the Arborist. Also, the
off -limit areas shall show on the approved grading plan with
notes to the grading contractor on the face sheet of the
approved grading plans.
d. Prior to grading, the Arborist shall tag and evaluate the
health of every protected tree on the site, and develop a
program of treatments to ensure the long -term health and
survival of the trees. The results of this study shall be
approved by the Community Development Director prior to start
of grading or land clearing of any kind.
Cultural Resource Mitigation Plannin
76. A cultural resource monitoring program shall be instituted during
the initial vegetation clearance for the project. The purpose of
this monitoring program is to determine if any significant deposits
not identified during the Phase I survey exist within the project
boundary. The monitoring shall be limited to the initial vegetation
clearance phase of the rough grading program. If cultural deposits
meeting the significance criteria defined in CEQA Guidelines are
encountered, limited data recovery shall be conducted. The costs
of this data recovery shall be limited as defined in Appendices to
CEQA Guidelines. Chumash representatives shall be actively involved
in the monitoring and any subsequent phases of the project
mitigation program. Participation shall include monitoring of
archaeological investigations, construction monitoring, and data
analysis.
Paleontological Data Recover
77. Prior to issuance of a Rough Grading Permit, a Paleontological
Mitigation Plan, outlining procedures for paleontological data
recovery, shall be prepared and submitted to the Director of
Community Development for review and approval. The development and
implementation of this Plan shall include consultations with the
Applicant/ Developer's engineering geologist. The monitoring and
data recovery work shall be performed by a qualified paleontologist.
The data recovery should include periodic inspections of excavations
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
and, if necessary, fossil data recovery should be performed to
recover exposed fossil materials. The costs of this data recovery
shall be limited to the recovery of a reasonable sample of available
material. The interpretation of reasonableness shall rest with the
Director of Community Development.
Water Ouality Mitigation Plannina - Integrated Golf Course Management
_(IGCM) Plan
78. Prior to rough grading permit approval, the Applicant /Developer
shall prepare and submit to the City for review and approval an
Integrated Golf Course Management (IGCM) Plan to address water
quality impacts of the golf courses; or preparation of the IGCM Plan
may be deferred to prior to Zoning Clearance for a building permit
for the first golf course, if an interim drainage plan is approved
by the City Engineer. The intent of this requirement is that the
permanent drainage plan shall be designed to be in conformance with
the IGCM Plan. The conditions of approval for CUP -94 -1 specify
further requirements for the IGCM Plan.
II. CITY ENGINEER CONDITIONS OF APPROVAL
PRIOR TO F331AL MAP APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
General Reauirements
79. All areas to be commonly maintained, as determined by the City,
shall be designated as separate lettered lots on each phase of the
subdivision map.
80. Recorded Final Maps for each phase of the Vesting Tentative Tract
Map (reference Sheet 4) for the project shall be permitted.
Each Phase of the Final Map may be filed concurrently or in
sequence. Phasing shall be in substantial conformance with Sheet
4 of the approved Vesting Tentative Map.
81. For each phase of the Final Map, the subdivider shall submit to the
City of Moorpark for review and approval, a rough grading plan,
consistent with the approved Vesting Tentative Map, prepared by a
Registered Civil Engineer. The subdivider shall enter into an
agreement with the City of Moorpark to complete the improvements
required for each Phase of the Map and shall post sufficient surety
guaranteeing completion.
82. The subdivider shall submit for review and approval a staged grading
schedule. The schedule shall have an exhibit which delineates the
rough and fine grading stages and shows the timing associated with
each phase of grading. Any modifications to the schedule must be
approved by the City Council.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
83. Upon approval of the Final Map, requests for rough grading permits
will be granted in accordance with the staged grading schedule, as
required of these conditions and local ordinance.
Subsequent precise or fine grading permits shall be issued upon
completion of rough grading and review and approval of fine grading
plans for individual phases of the Final Map.
This condition is superseded if the subdivider enters into an early
grading agreement, as allowed by the following condition.
84. Requests for a rough grading permit, prior to City Council approval
of a Final Map for recordation, will be permitted provided that the
subdivider enter into an early grading agreement with the City.
85. Concurrent with submittal of the rough grading plan an erosion,
debris/ siltation and dust control plan shall be submitted to the
City for review and approval by the City Engineer. The design shall
include measures for hydroseeding and temporary irrigation on all
graded slopes within 30 days of completion of grading unless
otherwise approved by the City Engineer.
86. The grading plan shall provide that graded slopes be hydroseeded
immediately upon completion of rough grading, consistent with the
landscape concept plan, unless fine grading for subsequent phases
will alter soils within these areas considerably. In the event
final landscape plans are not completed and approved upon completion
of rough grading, then all exposed slope areas shall be stabilized
on an interim basis with soil binders, hydroseeded native plant
materials, or other appropriate materials, as specified by the
grading permit. Any stabilization program shall be consistent with
the environmental management programs outlined in the approved
mitigation monitoring program for the Project. The City may specify
alternate deadlines for completion of all hydroseeding based on the
grading schedule.
87. The subdivider or subsequent developers shall prepare an Erosion and
Sediment Control Plan to address construction impacts and long term
operational effects on downstream environments and watersheds. This
plan shall be prepared by a Certified Erosion and Sediment Control
Professional. Proposed management efforts shall include (but not
be limited to) construction of debris and detention basins in the
Gabbert Canyon watershed, provisions for the use of vegetative
filtering enhanced by creek bed reconstruction, preparation of
detailed erosion control plans, appropriate use of temporary debris
basins, silt fences, sediment traps and other erosion control
practices. The proposed plan shall also address all relevant
National Pollutant Discharge Elimination System (NPDES) requirements
and recommendations for the use of best available technology. The
erosion control plan shall be reviewed and approved by the City
Engineer prior to the issuance of grading permits for rough grading.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
88. The erosion /sediment control plan shall provide that temporary
erosion control measures be used during the construction process to
minimize water quality effects. Specific measures to be applied
shall be identified in the project Erosion and Sediment Control
Plan. The following water quality assurance techniques shall be
included:
a. Minimize removal of existing vegetation.
b. Provide temporary soil cover, such as hydroseeding,
mulch /binder and erosion control blankets, to protect exposed
soil from wind and rain.
c. Incorporate silt fencing, berms, and dikes to protect storm
drain inlets and drainage courses.
d. Rough grade contours to reduce flow concentrations and
velocities.
e. Divert runoff from graded areas, using straw bale, earth, and
sandbag dikes.
f. Phase grading to minimize soil exposure during the October
through April storm period.
g. Install sediment traps or basins.
h. Maintain and monitor erosion /sediment controls.
i. The subdivider (or successors of interest) will ensure that
construction activities include proper management and disposal
of concrete and other masonry wastes, paint solvents and rinse
wastes, vehicle fuel and maintenance wastes (including oil),
and other construction debris. This will minimize exposure of
these materials to storm water and transport to the drainage
system.
89. To minimize the water quality effects of permanent erosion sources,
the following design features shall be incorporated into the project
grading plan to the degree determined necessary by the project civil
engineer. The City Engineer shall review and approve the grading
plan to verify compliance with water quality enhancement features
including:
a. installation of drainage swales, subsurface drains, slope
drains, storm drain inlet /outlet protection, and sediment
traps;
b. installation of check dams to reduce flow velocities;
C. installation of temporary and permanent desilting basins;
25
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
d. planting of permanent vegetation, including grass -lined
swales;
e. Installation of drainage courses and storm drain outlets
designed to reduce scour;
90. Sediment yields in the watersheds within the project boundary shall
be computed for pre - development and post - development conditions in
accord with methods outlined in Erosion and Sediment Yields in the
Transverse Ranges, Southern California (United States Geological
Survey, 1978). These estimates of sediment yield shall be completed
prior to initiating final design of modifications to the existing
debris basin facility situated in the Gabbert Canyon Drainage south
of the project boundary.
91. Improvements to the permanent debris basin in the Gabbert Canyon
watershed shall be made which will be sufficient to reduce estimated
sediment generation to pre - development levels. Modifications to
this debris basin shall be made in conjunction with commencement of
rough grading operations for the proposed golf courses. The design
of modifications to this basin shall be reviewed and approved by the
Ventura County Flood Control District. All improvements to the
basin shall be completed prior to the first rainy season to occur
after rough grading has commenced. Any required offsite City and
County contribution fees for future drainage improvements shall also
be paid at this time. Implementation of these off -site project
drainage mitigation measures and construction of off -site drainage
improvements are subject to review and approval by the City Engineer
and the Ventura County Flood Control District. The City Engineer
and the Ventura County Flood Control District may approve
alternative on -site methods to comply with the impacts which are
proposed to be mitigated by the aforementioned mitigation measures.
92. The grading permits issued for the development shall require
maintenance schedules for earthmoving equipment and documentation
of proper disposal of used oil and other lubricants. The subdivider
shall obtain all necessary NPDES related permits prior to City
issuance of the initial grading permit for the project.
93. A Master Drainage and Flood Control Improvement Plan shall be
prepared which identifies all required drainage and flood control
improvements necessary to implement the proposed project. This plan
shall be prepared in consultation with the Moorpark City Engineer
and the Ventura County Flood Control District to facilitate required
interagency coordination. The plan shall identify all major
improvements and typical drainage facilities for both residential
and golf course portions of the project. The capacity, location,
and size of all culverts, collection devices, energy dissipaters,
and related improvements shall be designed to the satisfaction of
the City Engineer and Flood Control District. Capacity details for
the construction of the on -site detention basin and improvement of
the existing debris basin in Gabbert Canyon shall be included in the
26
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Master Improvement Plan. All necessary permits required to
implement the Improvement Plan shall be obtained from the County
Flood Control District prior to City issuance of a permit for rough
grading. No rough grading permit shall be issued until the Master
Plan is completed. The Master Plan shall identify what improvements
must be completed coincident with the initiation of rough grading.
94. A Bank Protection Plan shall be prepared to address potential
hazards to residences and components of the golf course situated
within the potential hazard limits of Gabbert Canyon Creek. This
Plan shall be prepared after review and approval of the Master
Drainage and Flood Control Improvement Plan. The bank protection
devices incorporated into this Plan shall, to the degree feasible,
emphasize the use of "soft" surface improvements (such as gabions,
erosion control matting, buried retention features, and similar
devices) to minimize modifications to the existing channel.
95. Potential locations for hazard remediation shall be identified on
the Plan. Modifications to the Plan required by the City Engineer
or the Ventura County Flood Control District shall be made as
requested. The Bank Protection Plan shall also be reviewed by the
Department of Fish and Game for compliance with 1603 Permit
requirements. An approved Bank Protection Plan shall be completed
prior to recordation of the first phase of the Final Map and prior
to issuance of any building permits for residential structures.
96. The grading plan shall indicate the locations of all existing
habitat and other sensitive areas required to be protected as part
of the proposed development. A note shall appear on the plan
indicating all areas within the development where grading or
stockpiling is prohibited.
97. All areas where grading is not allowed shall be clearly shown on the
grading plans (all sheets). On site haul routes shall be limited
to graded areas only and shall be discussed at the on -site
pre - grading meeting and delineated on the phased grading plan and
schedule.
98. All off -site soil import /export operations, requiring an excess of
10 total trucks loads, shall require Council approval prior to the
issuance of a grading permit.
99. All requests for modification to the approved staged grading must
be submitted in writing to the City Engineer for review and approval
by the City Council.
100. The subdivider shall indicate in writing to the City the disposition
of any wells that may exist within the project. If any wells are
proposed to be abandoned, or if they are abandoned and have not been
properly sealed, they must be destroyed or abandoned per Ventura
County Ordinance No. 2372 or Ordinance No. 3991 and per Division of
Oil and Gas requirements. Permits for any well reuse (if
27
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
applicable) shall conform with Reuse Permit procedures administered
by the County Water Resources Development Department.
101. The maximum gradient for any slope shall not exceed a 2:1 slope
inclination except where special circumstances exist. In the case
of special circumstances where steeper slopes are warranted, plans
will be reviewed by a certified soils engineer and their
recommendations will be subject to the review and approval of the
City Engineer and the Director of Community Development.
102. New slopes adjacent to roadways and development areas shall be
graded in such a way that a contoured appearance in the graded plane
shall be provided. Contour grading of all slopes shall be provided
to the satisfaction of the Director of Community Development and the
City Engineer.
103. No grading activities shall take place within at least 100 feet
along the perimeter of blue line stream channels before giving
proper notification to the California Department of Fish and Game,
Ventura County Flood Control District and the U.S. Army Corps of
Engineers.
104. All graded slopes shall be planted in a timely manner meeting the
approval of the Director of Community Development with groundcover,
trees and shrubs that will stabilize slopes and minimize erosion.
Interim borrow sites are to be hydroseeded within 30 days of
completion of grading, shall include temporary irrigation until
established and shall minimize rectilinear form when possible.
105. Temporary irrigation, hydroseeding and erosion control measures
shall be implemented on all temporary grading. Temporary grading
is defined to be any grading partially completed and any disturbance
of existing natural conditions due to construction activity. These
measures will apply to temporary grading activity that remains or
is anticipated to remain unfinished or undisturbed in its altered
condition for a period of time greater than sixty days or the
beginning of the rainy season whichever comes first.
106. All development areas and lots shall be designed so that surface
drainage is directed to street frontages or natural or improved
drainage courses as approved by the City Engineer.
107. Manufactured slopes which are greater than ten (10) feet in height
shall be rounded at the top and at the toe of slope to simulate
natural topography. At the discretion of the Director of Community
Development, side slopes may be exempt from this provision if the
height of slope does not exceed 15 percent of the width of the lot
and has a slope height slope of less than ten (10) feet.
108. The grading plans shall depict the methods used during grading
operations which minimizes, to the extent possible, impacts or
28
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
disruptions to trees which must be protected as identified in the
approved oak tree or other applicable tree reports.
a. Grading and /or the placement of structures shall be prohibited
within the dripline or three feet from the trunks of the tree,
whichever is greater. Grading and trenching within this area
is to be prohibited. No fill material shall be placed within
this area.
b. No type of surface, either pervious or impervious, shall be
placed within a six -foot radius of tree trunks. These areas
shall remain uncovered and natural.
C. Alternative pervious types of paving such as gravel, redwood
chips, porous brick with sand joints, etc. shall be utilized.
d. Retaining walls shall be used to protect existing grades
within the driplines of trees. However, these walls shall not
alter drainage from around trees.
e. Drainage shall be directed away from tree trunks to ensure
that water will not stand at the crown. To avoid drowning
trees, water shall not be allowed to pond or collect within
the dripline.
During Construction:
i. Trees within a construction area shall be protected from
damage by equipment by installing temporary barriers
such as fencing at the dripline.
ii. Equipment, debris, building materials and /or excess soil
shall not be stored within the dripline.
iii. Trenches for utilities or irrigation shall be routed
around the dripline where possible.
(1) When not restricted by local building codes only
one trench shall be dug to accommodate all
utilities for lots. Where necessary, the roots
shall be carefully pruned by a specialist in
proportion to the total amount of root zone lost.
The boring of a conduit for underground utilities
shall be used where possible.
(2) The operation of heavy construction equipment shall
avoid the driplines of trees where possible.
109. Interior slopes between building pads shall be designed with up-
slope property lines.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
110. Grading on the perimeter of the site shall not be designed with
perimeter downslopes to property lines, unless a homeowners
association, maintenance district, or similar entity is established
for maintenance of such downslopes.
111. To reduce debris from entering sidewalk and streets, the approved
grading plan shall show a slough wall, approximately 18 inches high,
with curb outlet drainage to be constructed behind the back of the
sidewalk where slopes exceeding 4 feet in height are adjacent to
sidewalk. The subdivider shall use the City's standard wall detail
during design and construction. All material for the construction
of the wall shall be approved by the City Engineer and Director of
Community Development. No retaining wall greater than 18 inches in
height shall be approved immediately adjacent to a sidewalk. A
minimum 2 -foot wide planting area shall be established between the
back of sidewalk and any retaining or other property walls.
Geotechnical /Geoloav Review
112. The subdivider shall submit to the City of Moorpark for review and
approval, detailed Geotechnical Engineering and Engineering Geology
Report certified by a Registered Civil Engineer and Geologist in the
State of California. The geotechnical engineering report shall
include an investigation with regard to liquefaction, expansive
soils, and seismic safety. The report shall also discuss the
contents of the soils as to the presence or absence of any hazardous
waste or other contaminants in the soils.
In addition the engineering soils report shall discuss the contents
of the soils and presence or absence of any hazardous waste or other
contaminants.
Note: Review of the geotechnical engineering and engineering
geology reports, by the City's Geologist and Geotechnical Engineer,
shall be required. The subdivider shall reimburse the City for all
costs including the City's administrative fee for this review.
113. All recommendations included in the approved geotechnical
engineering and engineering geology reports shall be implemented
during project design, grading, and construction in accordance' with
the approved Project. The City Engineer shall review all plans for
conformance with the geologist's and soils engineer's
recommendations.
114. Unless subsequent geotechnical studies direct otherwise, landslides
shall be removed and recompacted during grading. Alternatively, in
some instances, landslides or unstable slopes can potentially be
stabilized by constructing buttress or stabilization fill slopes to
reduce their potential for future down slope movement. All cut and
fill slopes, foundations and structures shall be designed and
constructed to comply with Chapter 70 of the Unified Building Code
(UBC) and applicable City and /or County Grading Ordinances.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Modifications to these standards shall be permitted along golf
course areas only with the written concurrence of the City Engineer
and the City's Geotechnical Engineer or Geologist.
115. Prior to recordation of any Phase of the Final Vesting Map, the
subdivider shall prepare an agreement which indemnifies and holds
harmless the City of Moorpark and its agents from future claims
which may result from any landslide, subsidence, or other adverse
geologic conditions that may occur at this site.
116. The subdivider or subsequent developers shall contract with an
engineering geologist to study any unanticipated faults exposed
during grading to detect any evidence of possible recent activity.
No structure should be placed within 50 feet of any fault trace
which exhibits recent activity. Final grading requirements for
residential and golf course facilities shall be defined by an
engineering geologist. All geological recommendations shall be
reviewed and approved by the City Engineer and the City's consulting
geologist.
117. All habitable structures shall be designed according to the most
recent UBC requirements to accommodate structural impacts from
ground acceleration and maximum credible earthquake event.
Storm Water Runoff and Flood Control Plannina
118. The subdivider shall submit to the City of Moorpark for review and
approval, drainage plans, hydrologic and hydraulic calculations
prepared by a California Registered Civil Engineer; shall enter into
an agreement with the City of Moorpark to complete public
improvements and shall post sufficient surety guaranteeing the
construction of all improvements.
119. The plans shall depict all on -site and off -site drainage structures
required by the City.
120. The drainage plans and calculations shall indicate the following
conditions before and after development:
a. Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps, sump locations, detention
facilities, and drainage courses. Hydrology shall be per the
current Ventura County Standards except as follows:
b. All storm drains shall carry a 50 -year frequency storm;
C. All catch basins shall carry a 50 -year storm;
d. All catch basins in a sump condition shall be sized such that
depth of water at intake shall equal the depth of the approach
flows;
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
e. All culverts shall carry a 100 -year frequency storm;
f. Drainage facilities shall be provided such that surface flows
are intercepted and contained prior to entering collector or
secondary roadways;
g. Under a 50 -year frequency storm, all streets shall be provided
with a minimum of one travel lane in each direction with a
goal that local, residential and private streets shall have
one dry travel lane available in each direction;
h. Drainage to adjacent parcels shall not be increased or
concentrated by this development. All drainage measures
necessary to mitigate storm water flows shall be provided by
the subdivider;
i. All drainage grates shall be designed and constructed with
provisions to provide adequate bicycle safety to the
satisfaction of the City Engineer;
j. If the land to be occupied is in an area of special flood
hazard, the subdivider shall notify all potential buyers in
writing of this hazard condition. The grading plan shall also
show contours indicating the 50 and 100 year flood levels.
k. All flows from brow ditches, ribbon gutters and similar
devices shall be deposited into the storm drain system prior
to entering streets. If necessary, the storm drain shall be
extended beyond the public right -of -way through easements to
eliminate surface flow between parcels. Both storm drain and
easements outside the right -of -way are to be maintained by the
Property- Owners' Association or as required by the City
Engineer;
1. Concrete drainage structures shall be tan colored concrete, as
approved by the Director of Community Development, and to the
extent possible shall incorporate natural structure and
landscape to reduce their visibility.
M. Drainage for the development shall be designed and installed
with all necessary appurtenances to safely contain and convey
storm flows to their final point of discharge, subject to
review and approval of the City Engineer.
n. This hydraulic /hydrology study shall analyze the hydraulic
capacity of Grimes Canyon, Gabbert Canyon and Walnut Canyon
drainage systems, with and without the storm drain system for
the proposed development. The subdivider shall be responsible
for obtaining Ventura County Flood Control District approval
of the analysis of this system, as it relates to the
downstream capacity, and shall make any downstream
32
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
improvements, required by Ventura County Flood Control and
City of Moorpark, to support the proposed development of Tract
No. 4928.
121. The subdivider shall demonstrate for each building pad within every
Phase of the Final Vesting Map that the following restrictions and
protections can be put in place to the satisfaction of the City
Engineer:
a. Adequate protection from a 100 -year frequency storm; and
b. Feasible access during a 50 -year frequency storm.
C. Hydrology calculations shall be per current Ventura County
Standards.
122. The subdivider shall obtain a permit from the State Water Resources
Control Board for "All storm water discharges associated with a
construction activity where clearing, grading, and excavation
results in land disturbances of five or more acres."
123. 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 the 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 revised
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 subdivider will
be responsible for all costs charged by the FEMA and the City's
administrative costs.
124. All structures proposed within the 100 -year flood zone shall be
elevated at least one foot above the 100 -year flood level.
125. The subdivider shall provide for all necessary on -site and off -site
storm drain facilities required by the City to accommodate upstream
and on -site flows. Facilities, as conceptually approved in the EIR
or subsequently required studies and approved by the City, shall be
delineated on the final drainage plans. Either on -site retention
basins or storm water acceptance deeds from off -site property owners
must be specified. These facilities must also be acceptable to the
Ventura County Public Works Agency.
126. Any lot to lot drainage easements and secondary drainage easements
shall be delineated on the final map. Assurance in the form of an
agreement shall be provided to the City that these easements will
be adequately maintained by property owners to safely convey storm
water flows. The CC &R's shall be submitted to the City Engineer for
33
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
review and approval and shall include provisions for the Homeowner's
Association or maintenance district to maintain any private storm
drainage systems.
127. Runoff from developed areas should be diverted to detention basins,
or underground oil and grease traps or other Best Management
Practices, as determined by the City Engineer. These devices should
be designed by a registered civil engineer as part of the drainage
improvement plans for the project.
128. All runoff from man made impervious surfaces such as parking lots
shall be filtered through grease /oil traps before discharge into
drainage facilities leading offsite to minimize surface runoff of
potential water contaminants. The contents of the traps shall be
disposed per local and State regulations.
129. To the degree feasible (given elevation differences in the course
design), drains placed under greens, tees, and fairways shall be
directed into the on -site lakes. Collected water could be recycled
for irrigation use. In areas where drainage to lakes is not
possible, the use of impermeable membranes and other water quality
protection features shall be considered for incorporation into the
course design.
Street Improvement Reauirements
130. The subdivider shall submit to the City of Moorpark for review and
approval, street improvement plans prepared by a Registered Civil
Engineer; shall enter into an agreement with the City of Moorpark
to complete the improvements; and shall post sufficient surety
guaranteeing the construction of the improvements.
131. The street improvements shall include concrete curb and gutter,
sidewalk, parkways, median(s), street lights, traffic signals,
striping and signing, traffic control, paving, and any necessary
transitions to the satisfaction of the City Engineer. All driveway
locations shall be approved by the City Engineer and the Director
of Community Development. The subdivider shall dedicate the
necessary right -of -way to make all of the required improvements.
132. The applicable Ventura County Road Standard Plates are as follows
and have been modified to conform to the cross sections shown on the
proposed tentative map or exhibits shown within the EIR dated
November 1995.
Walnut Canyon Road
133. Walnut Canyon Road shall be per Ventura County Standard Plate B -4A
with right -of -way modified per Sheet 3 of 3 of Vesting Tentative
Tract No. 4928.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
134. The improvements shall provide a 13 foot northbound through lane,
12 foot northbound left turn lane, 12 foot southbound right turn
lane, 13 foot southbound through lane, 12 foot south bound
acceleration lane with 10 foot shoulders on each side.
135. The primary project collector street intersection with Walnut Canyon
Road (State Route 23) shall be designed in consultation with the
City and Caltrans to assure that acceptable turning radii, lane
widths, shoulders, lane tapers, and adequate acceleration and
deceleration improvements are constructed. Modifications to State
Route 23, as required by Caltrans, shall be constructed prior to
issuance of permits for the first residential dwelling unit of golf
course facility occupancy permit. An encroachment permit shall be
obtained from Caltrans prior to construction of any proposed roadway
improvements. Any additional right -of -way required to implement the
Caltrans approved design for this entrance intersection shall be
acquired by the subdivider and dedicated to the State in a manner
acceptable to Caltrans. Entry monumentation that does not interfere
with sight- distance or turning movements shall be incorporated into
the project entrance planning. Landscaping shall be provided
appropriate to the entry that will not interfere with sight- distance
or turning movement operations.
136. The final design for the project entrance shall be reviewed and
approved by the Director of Community Development and City Engineer
prior to the issuance of permits for the first residential dwelling
unit or golf course facility occupancy permit.
137. Prior to occupancy of the first residential unit of Tract 4928 or
the golf course facility, the subdivider shall improve Walnut Canyon
Road.
Grimes Canyon Road
138. The subdivider shall dedicate, along the property frontage, right
of way sufficient to provide any future improvements per Ventura
County Standard Plate B -4A (60 foot ROW).
139. The primary project collector street intersection with Grimes Canyon
Road shall be designed to assure that acceptable turning radii, lane
widths, shoulders, lane tapers, and adequate acceleration and
deceleration improvements are constructed per detail shown on Sheet
3 of the approved Vesting Tentative Map and as approved by the City
Engineer. Modifications to Grimes Canyon Road are required to be
completed coincident with construction of improvements included
within Phase 1 of Final Map No. 4928.
140. Issuance of permits for the first residential dwelling unit or golf
course facility occupancy permit shall not occur until all phased
roadway improvements are completed and inspected to the satisfaction
of the County of Ventura Public Works Agency and the City Engineer,
as appropriate. An encroachment permit shall be obtained from The
35
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
City of Moorpark and County of Ventura (as appropriate) prior to
construction of any proposed roadway improvements. Any additional
right -of -way required to implement the finally approved design for
entrances and intersections shall be acquired by the subdivider and
dedicated to the City in a manner acceptable to the City.
141. Entry monumentation that does not interfere with sight- distance or
turning movements shall be incorporated into the project entrance
planning. Landscaping shall be provided appropriate to the entry
that will not interfere with sight- distance or turning movement
operations.
142. The final design for the project entrance shall be reviewed and
approved by the Director of Community Development and City Engineer
prior to the issuance of permits for the first residential dwelling
unit or golf course facility occupancy permit.
143. Prior to issuance of the first zone clearance for occupancy for any
phase within the approved tentative tract the intersection of Grimes
Canyon Road and Highway 118 (Los Angeles Avenue), shall be modified
to provide a left turn pocket and right turn lane. Modifications
shall also be made at the railroad crossing adjacent to this
intersection to improve the safety of this location. In addition,
as required by Caltrans, a median acceleration lane shall be
provided for southbound traffic turning eastbound along State Route
118. Plans for modification of the Los Angeles Avenue /State Route
118 intersection shall be reviewed and approved by the City and
Caltrans. Plans for modification of the railroad crossing shall be
reviewed and approved by the Southern Pacific Railroad and the City.
Interior Streets
144. "C" Street shall be constructed per Ventura County Standard Plate
B -2B modified to have a seventy -four (74) foot right of way and
shall be configured to provide the following:
2 -five (5) foot sidewalks
2 -five (5) foot parkway /planting strips
2 -eight (8) foot bikelanes
2- twelve (12) foot travel lanes
1- fourteen (14) foot median
A stop sign shall be provided at the intersection of "C" Street and
the clubhouse entry drive. A tunnel shall be constructed under the
"C" Street bridge, connecting the 14th and the 15th holes for the
West golf course.
145. All other interior streets shall be per Ventura County Standard
Plate B -4B having a fifty -six (56) foot right of way, thirty -six
(36) foot pavement width, and ten (10) foot parkways. Sidewalks
shall be five (5) feet in width. Rolled curbs shall be allowed
provided no design /drainage constraints prevent their use.
36
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
146. All cul -de -sacs shall be per Ventura County Standard Plate B -4C
having a fifty -two (52) foot right of way, thirty -two (32) foot
pavement width, and ten (10) foot parkways. Sidewalks shall be five
(5) feet in width. Rolled curbs shall be allowed provided no
design /drainage constraints prevent their use. In conjunction with
147. Prior to Final Map recordation of Phase 1, the subdivider shall
dedicate to the City of Moorpark the access rights for all interior
streets and cul -de -sacs, except for approved access or driveway
locations.
Other Street Improvements
148. The subdivider shall include bus stop turnouts in the final street
improvement plans and provide for their construction, to service the
project.
149. The final location of the bus route and facilities shall be approved
by the Director of Community Development.
150. Street lights shall be provided per Ventura County Standards and as
approved by the City Engineer.
151. Street lighting and rural lot lighting standards specified by
Ventura County Standard Plate F -9 and F -10 shall be incorporated
into the project street /lighting design plans. The subdivider
shall provide a photometric plan showing a point -by -point foot
candle layout to extend a minimum of twenty (20) feet outside the
street boundaries. The layout plan is to be based on a ten (10)
foot grid center.
152. 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 Director of Community
Development.
153. The subdivider shall adhere to Business and Professions Code Section
8771, which requires that all monuments be located and tied out
prior to any construction or relocation of a street.
154. The surveyor shall certify on the proposed street improvement plans
that all recorded monuments in the construction area have been
located and either protected in place or replaced pursuant to State
Assembly Bill 1414.
155. The subdivider shall provide slope easements along all roads where
the top of cut plus 5 feet or the toe of fill plus 5 feet is beyond
the dedicated right of way. Said slope easements shall include the
area covered by the cut slope plus 5 feet and fill slope.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Moorpark Avenue /High Street Intersection Improvements
156. The subdivider shall pay a fair share of the costs to mitigate the
traffic impacts to this intersection. The mitigation fee shall be
based upon the incremental project traffic, as shown in the project
traffic study, added to this intersection. The fair share
allocation shall be apportioned by the City Engineer for each Phase
of the Final Map. Fees shall be paid commensurate with the number
of residential units recorded in each Phase of the Map.
Tierra Rejada /Los Angeles Avenue Intersection Improvements
157. The subdivider shall pay a fair share of the costs to mitigate the
traffic impacts to this intersection. The mitigation fee shall be
based upon the incremental project traffic, as shown in the project
traffic study, added to this intersection. The fair share
allocation shall be apportioned by the City Engineer for each Phase
of the Final Map. Fees shall be paid commensurate with the number
of residential units recorded in each Phase of the Map.
Other Fees and Improvement Design Requirements
158. Prior to recordation of each Phase of the Final Map, the subdivider
shall pay City the Los Angeles Avenue Area of Contribution Fee (the
"AOC Fee "). The AOC Fee shall be calculated based on a 9.18 -acre
commercial site (equivalent average daily traffic) and the dollar
amount in effect at the time of the payment of the fee.
159. Prior to approval of each phase of the Final Map the subdivider
shall pay City the Gabbert /Casey Road Area of Contribution Fee (the
"AOC Fee "). The AOC Fee shall be calculated based on a 9.18 -acre
commercial site (equivalent average daily traffic) and the dollar
amount in effect at the time of payment of the fee.
160. Where roads are to be built requiring 4 or more inches of pavement,
the subdivider shall construct the required street section minus
1 -1/2 inches of paving as an interim condition until all utility
cuts or trenching is completed and the City Engineer grants approval
to accomplish this task. In areas of longitudinal trenching,
paving fabric shall be used to prevent reflective cracking.
161. Any right -of -way acquisition necessary to complete the required
improvements will be acquired by the subdivider at his expense.
162. Publicly dedicated streets shall conform to the design requirements
of the Ventura County Road Standards (most recent revision) except
as follows:
a. Sidewalks to be a minimum of five feet wide at all points.
b. Parkways shall maintain a minimum crossfall of 2% toward the
street for a minimum distance of 10 feet from the curb face.
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VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
163. The subdivider shall submit wall and landscaping plans and a copy
of the CC &R's showing that provisions have been taken to provide for
and maintain proper sight distances.
164. Special intersection treatment designs involving variations in
paving material, where major pedestrian and vehicular circulation
elements intersect, shall be approved by the Director of Public
Works and Director of Community Development.
165. The subdivider shall post sufficient surety guaranteeing completion
of all improvements which revert to the City (i.e., grading, street
improvement, signalization, storm drain improvements, sewer
improvements, landscaping, parks, fencing, bridges, etc.) or which
require removal (i.e., model homes, temporary debris basin, etc.)
in a form acceptable to the City. The subdivision surety agreement
shall also include provisions for all off -site improvements along
the entire frontage of Tract 4928 and other offsite improvements
which require mitigation as described herein.
166. The subdivider shall demonstrate legal access to all parcels to the
satisfaction of the City Engineer.
167. The subdivider shall pay all energy costs associated with street
lighting for a period of one year from the acceptance of the street
improvements.
Utilities
168. Utilities, facilities and services for the project area will be
extended and /or constructed in conjunction with its phased
development by the master developer as the project proceeds.
a. The subdivider will be responsible for the construction of all
onsite and offsite sanitary sewer facilities to serve the
project. The subdivider shall enter into an agreement with
Ventura County Water Works District No. 1 ( VCWWD) to construct
the improvements and the system will be dedicated to VCWWD No.
1 for maintenance.
b. Prior to Final Map recordation of any phase, the City,
Calleguas Municipal Water District and Water District No. 1
shall approve final plans for water distribution. Either the
subdivider shall construct the required distribution
facilities or enter into an agreement with the Calleguas
Municipal Water District and /or County Waterworks District No.
1 stating when and how facilities will be funded and
constructed. The system will be designed and constructed to
meet the requirements of the proposed land uses and applicable
City, Calleguas and VCWWD No. 1 standards.
C. Provisions for electrical, natural gas, telephone and solid
waste collection services and cable television to the Project
Area will be made prior to development of the project area.
39
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
All services can be extended by each respective company to
meet future demands of the Project Area. Natural gas service
will be provided by Southern California Gas. Electric service
will be provided by Southern California Edison. Telephone
service will be provided by Pacific Bell. Solid waste
collection will be provided by private companies as regulated
by the City. These services will be phased in conjunction
with development of the project area.
Infrastructure Planning
169. Alternative infrastructure extension routes outside of major public
right -of -ways shall be developed for City consideration prior to
recordation of the Final Tract Map for the project. A specific
alternative alignment up Gabbert Canyon shall be considered. To the
degree feasible, utility and service extensions shall not be placed
along Grimes Canyon Road.
The City Engineer and Director of Community Development shall
review, comment upon, and approve the alignment of infrastructure
extensions prior to recordation of the Final Map.
170. Prior to Final Map recordation of any Phase, the proposed
infrastructure plan for the project shall be designed to place all
required sewer and reclaimed water conveyance facilities in the
Gabbert Canyon alignment. The subdivider shall obtain all necessary
right -of -way and easements to install the required infrastructure
in this alignment. The City may assist with the acquisition of such
easements.
171. The Director of Community Development and City Engineer shall
review, comment upon, and approve the alignment of infrastructure
extensions prior to recordation of the Final Map.
Acquisition of Easements and Right of Wav
172. If any of the improvements which the subdivider is required to
construct or install is to be constructed or installed upon land in
which the subdivider does not have title or interest sufficient for
such purposes, the subdivider shall do all of the following at least
60 days prior to the filing of any Phase of the Final Map for
approval pursuant to Governmental Code Section 66457.
a. Notify the City of Moorpark (hereinafter "City ") in writing
that the subdivider wishes the City to acquire an interest in
the land which is sufficient for the purposes as provided in
Governmental Code Section 66462.5.
b. Supply the City with (i) a legal description of the interest
to be acquired, (ii) a map or diagram of the interest to be
acquired sufficient to satisfy the requirements of subdivision
(e) of Section 1250.310 of the Code of Civil procedure, (iii)
40
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
a current appraisal report prepared by an appraiser approved
by the City which expresses an opinion as to the fair market
value of the interest to be acquired, and (iv) a current
Litigation Guarantee Report.
C. Enter into an agreement with the City, guaranteed by such cash
deposits or other security as the City may require, pursuant
to which the subdivider will pay all of the City's cost
(including, without limitation, attorney's fees and overhead
expenses) of acquiring such an interest in the land.
173. Subdivider shall pay all County fees related to Computer -aided
Mapping System (CAMS).
Surety, Bonding, Conveyance of Title and Legal Actions
174. The subdivider shall offer to dedicate to the City of Moorpark
public service easements as required by the City.
175. On each Phase of the Final Map, the subdivider shall offer to
dedicate access easements to the City of Moorpark over all private
streets to provide access for all governmental agencies providing
public safety, health and welfare.
176. In conjunction with Final Map recordation of Phase 1, the subdivider
shall offer to dedicate to the City of Moorpark, public use, all
right -of -way for public streets.
177. In conjunction with Final Map recordation of Phase 1, the subdivider
shall dedicate to the City of Moorpark the access rights adjacent
to Walnut Canyon Road, Grimes Canyon Road and "C" Street, except for
approved access or driveway locations.
178. Prior to submittal of each Phase of the Final Map to the City for
review and prior to approval, the subdivider shall transmit by
certified mail a copy of the conditionally approved Tentative Map
together with a copy of Section 66436 of the State Subdivision Map
Act to each public entity or public utility that is an easement
holder of record. Written compliance shall be submitted to the City
of Moorpark.
179. Prior to approval of Phase 1 of the Final Map, the subdivider shall
execute a covenant running with the land on the behalf of itself and
its successors, heirs, and assigns agreeing to participate in the
formation of an assessment district or other financing technique
including, but not limited to, street and sewer improvements
necessitated by this project and other projects within the
assessment district, as approved by the City Engineer. The
subdivider shall retain the right to protest the amount and the
spread of any proposed assessment.
41
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
180. Sufficient surety, as specified by the City Engineer, guaranteeing
all public improvements shall be provided. The sureties shall
remain in place for one year following acceptance of the public
improvements by the City.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVF.NEUTS AND BOND EXONERATION, TB
FOLLOWING CONDITIONS SBALL BE SATISFIED:
181. Reproducible centerline tie sheets shall be submitted to the City
Engineer's office.
182. The subdivider 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.
183. A copy of the recorded Map(s) shall be forwarded to the City
Engineer for filing.
184. Sufficient surety in a form acceptable to the City guaranteeing the
public improvements pertinent to each phase shall be provided.
185. All surety guaranteeing the public improvements shall remain in
place for one year following acceptance by the City. Any surety
bonds that are in effect three years after final map approval or
issuance of the first building permit shall be increased an amount
equal to or greater than the consumers price index (Los Angeles /Long
Beach SMSA) for a period since original issuance of the surety and
shall be increased in like manner each year thereafter.
186. Original "as built" plans will be certified by the '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. series of 22" X 36" mylars (made with
proper overlaps) with a title block on each sheet. Submission of
"as builts" plans is required before a final inspection will be
scheduled.
III. CITY OF MOORPARK POLICE DEPARTMENT CONDITIONS
187. A licensed security guard is required during the construction phase,
unless a 6 foot high chain link fence is erected around the
construction site.
188. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
42
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
189. All golf cart crossings at roadways shall be under the roadway, or
at an intersection with a stop sign or signal if approved by the
Chief of Police and the Director of Community Development.
IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS
Fire Hazard Reduction Program
190. Prior to issuance of a grading permit or Zoning Clearance for any
building permit, the Applicant /Developer shall retain a certified
fire management professional to prepare a Fire Hazard Reduction
Program; this program shall be prepared in consultation with the
County Fire Protection District and shall be approved by the
Director of Community Development. The certified fire management
professional shall be familiar with the objectives of fuel
management in wildland -urban interface. A native plant specialist
shall participate in the development of the fuel management program.
The program shall apply to the 100 -foot non - buildable easement
required by Vesting Tentative Map No. 4928 and all golf course
property within 100 feet of all structures (or as amended by the
certified fire professional based on fuel modification factors).
a. The vegetation management requirements of the plan shall be
clearly defined. The proposed Moorpark Country Club Estates
Homeowners Association shall be responsible for implementing
this program in perpetuity. Fuel modification zones are
proposed to be retained in as natural a state as safety and
fire regulations will permit.
b. The fuel modification zone shall be provided within 100 feet
of all structures. The zone will be designed by and planted
under the supervision of a landscape architect with expertise
in native plant materials and habitat restoration, with the
approval of the Director of Community Development, to appear
as a transition between the built environment and natural open
space.
C. Within the modification zone, native and non - native high -fuel
vegetation will be removed and replaced with low -fuel
vegetation. The height of plant materials will be kept to a
minimum. Planting requirements include a combination of
trees, shrubs, and groundcover. Irrigation will not be
provided, except in established wet zones, unless necessitated
by the plant materials used.
191. During all grading and site clearance activities, earth moving
equipment shall be equipped with spark arrestors and at least two
fire extinguishers. All equipment used in the vegetation clearance
phase shall be equipped with spark arrestors and best available fire
safety technology. The vegetation clearance activities shall be
43
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
coordinated with and approved by the County Fire Prevention
Division.
192. All equipment and material staging activities shall be coordinated
with the County Fire Prevention Division. Fire prone construction
activities shall be prohibited during "Santa Ana" wind conditions.
193. If deemed necessary by the District, prior to recordation of the
first phase of the Final Vesting Map, the project shall include a
helispot and associated fire suppression equipment storage. Any
required heliport facilities shall be indicated on the Final Vesting
Map for the project.
Road and Driveway Requirements
194. Complete circulation shall be provided for each phase of the
development. Each phase shall stand alone, meeting all requirements
for access, without depending on future development of neighboring
phases to complete second access or water requirements.
195. The collector road system proposed for the project shall be reviewed
and approved by the Ventura County Fire Protection District prior
to approval of Phase 1 of the Final Vesting Map.
196. Access roads shall be installed with an all weather surface,
suitable for access by Fire Department apparatus. A minimum clear
street width of 36 feet shall be provided. Cul -de -sacs shall be a
minimum of 32 feet wide.
197. Access roads shall not exceed 15 percent grade.
198. Approved turn around areas for fire apparatus shall be provided
where the access road is 150 feet or more from the main project
collector. Cul -de -sacs shall have a minimum diameter of 80 feet.
199. Any gates to control vehicle access are to be located to allow a
vehicle waiting for entrance to be completely off the public
roadway. The method of gate control shall be subject to review by
the Bureau Fire Prevention. A minimum clear open width of 15 feet
in each direction shall be provided. If gates are to be locked, a
Knox System shall be installed.
200. Prior to recordation of Phase 1 of the Final Map, proposed street
names shall be submitted to the Fire Department Communication Center
for review and comment.
201. Street name signs shall be installed in conjunction with the road
improvements. The type of sign shall be in accordance with Plate
F -4 of the Ventura County Road Standards.
44
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
202. All driveways shall have a minimum vertical clearance of 13 feet 6
inches, and this requirement shall be included in the CC &R's /Design
Guidelines.
Fire Hydrant /Fire Flow Requirements
203. Prior to recordation of the first phase of residential development,
the Applicant /Developer shall provide verification that the water
purveyor can provide the required volume /fire flow for the project.
204. Prior to construction, the Applicant /Developer shall submit plans
to the Ventura County Bureau of Fire Prevention Division for the
approval of the location of fire hydrants; all hydrants shall be
shown on the plan that are situated within 300 feet of the perimeter
of the residential development.
205. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be
provided. The location and capacity of all water storage and
conveyance facilities shall be reviewed and approved by the District
prior to the recordation of the Final Map and prior to the issuance
of building permits.
206. Fire hydrants shall be installed and in service prior to combustible
construction and shall conform to the minimum standards of the
County Water Works Manual. These standards specify:
a. Each hydrant shall be a 6 inch wet barrel design, and shall
have one 4 inch and one 2 '-� inch outlet.
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 set back in from the curb face, 24
inches on center.
207. All grass or brush exposing any structures shall be cleared for a
distance of 100 feet prior to framing.
208. An approved spark arrester shall be installed on all chimneys.
California Administrative Code (Title 24- Section 2.1217 Requirements
209. Address numbers, a minimum of 4 inches high, shall be installed
prior to occupancy, shall be of contrasting color to the background,
and shall be readily visible at night. Where structures are set
back more than 150 feet from the street, larger numbers will be
required so that they are distinguishable from the street. In the
45
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
event the structure(s) is not visible from the street, the address
number(s) shall be posed adjacent to the driveway entrance.
210. Portions of this development may be in a hazardous fire area and
those structures shall meet hazardous fire area building code
requirements.
211. The Design Guidelines shall include a requirement that prior to
preparation of building plans for new residential structures or
additions to existing structures, the architect shall obtain VCFD
Form No. 126, "Requirements for Construction."
V. VENTURA COUNTY WATERWORKS DISTRICT NO. 1 CONDITIONS
212. Prior to City approval of any grading permit for the project, the
Applicant /Developer and the District shall enter into a contract for
the relocation and /or modification of the existing wells on the
property. The relocation plan shall address well locations,
provisions for drilling additional wells if necessary (if existing
wells are damaged during construction), relocation of conveyance
structures, and other matters of mutual concern. A copy of the
approved contract shall be submitted to the City. The
Applicant /Developer shall be responsible for complying with all
terms and conditions of the relocation contract.
213. Prior to issuance of Zoning Clearances for residential construction,
the proposed infrastructure plan for the project shall be designed
to place all required water, sewer, and reclaimed water conveyance
facilities in the Gabbert Canyon alignment. The Applicant /Developer
shall obtain all necessary right -of -way and easements to install the
required infrastructure in this alignment. The City may assist with
the acquisition of such easements.
214. Prior to issuance of a Zoning Clearance for a building permit, the
applicant for service shall comply with the Ventura County
Waterworks District No. 1 "Rules and Regulations" and any
subsequent additions or revisions thereto. Ultra low plumbing
fixtures are required in all new construction. Any requirements by
the Fire Protection District, that are greater than Waterworks
District No. 1 existing facilities are the responsibility of the
Applicant /Developer.
215. Waterworks District No. 1 has an existing water transmission line,
which shall be relocated at Applicant /Developer's cost, as approved
by the District.
216. The Applicant /Developer shall be responsible to construct and pay
for the required in -tract and off -site water, reclaimed water and
sewer improvements necessary to serve the property.
C,ri
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
217. Applicant /Developer shall be required to pay all applicable water
capital improvement fees and sewer connection fees in accordance
with the District's Rules and Regulations.
VI. VENTURA COUNTY FLOOD CONTROL AND WATER RESOURCES DEPARTMENT
CONDITIONS
(The Flood Control District provided no conditions of approval for the
project. Therefore, the following conditions contained in the approved
mitigation monitoring program shall be deemed to satisfy the concerns of
this agency.)
218. Prior to approval of any grading permit and recordation of the first
phase of Final Vesting Map No. 4928, a Master Drainage and Flood
Control Improvement Plan shall be prepared. This Plan shall
identify all required drainage and flood control improvements
necessary to implement the proposed project, and shall be prepared
in consultation with the Moorpark City Engineer and the Ventura
County Flood Control District to facilitate required interagency
coordination. The Plan shall identify all major improvements and
typical drainage facilities for both residential and golf course
portions of the project. The capacity, location, and size of all
culverts, collection devices, energy dissipaters, and related
improvements shall be designed to the satisfaction of the City
Engineer and Flood Control District. Capacity details for the
construction of the on -site detention basin and improvement of the
existing debris basin in Gabbert Canyon shall be included in the
Master Improvement Plan. All necessary permits required to
implement the Master Plan shall be obtained from the County Flood
Control District prior to City issuance of a permit for rough
grading. The Master Plan shall identify what improvements must be
completed coincident with the initiation of rough grading.
Implementation of off -site project drainage mitigation measures and
construction of off -site drainage improvements are subject to review
and approval by the City Engineer and the Ventura County Flood
Control District. The City Engineer and the Ventura County Flood
Control District may approve alternative on -site methods to comply
with the impacts which are proposed to be mitigated by the
aforementioned mitigation measures.
219. A Flood Control Permit is required for any construction work within
Ventura County Flood Control District right -of -way.
220. A Bank Protection Plan shall be prepared to address potential
hazards to residences and components of the golf course situated
within the potential hazard limits of Gabbert Canyon Creek. This
Plan shall be prepared after review and approval of the Master
Drainage and Flood Control Improvement Plan. The bank protection
devices incorporated into this Plan shall, to the degree feasible,
emphasize the use of "soft" surface improvements (such as gabions,
47
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
erosion control matting, buried retention features, and similar
devices) to minimize modifications to the existing channel.
Potential locations for hazard remediation shall be identified on
the Plan. Modifications to the Plan required by the City Engineer
or the Ventura County Flood Control District shall be made as
requested. The Bank Protection Plan shall also be reviewed by the
Department of Fish and Game for compliance with 1603 Permit
requirements. An approved Bank Protection Plan shall be completed
prior to recordation of the first phase of the Final Vesting Map and
prior to issuance of any building permits for residential
structures.
221. Sediment yields in the watersheds within the project boundary shall
be computed for pre - development and post - development conditions in
accord with methods outlined in Erosion and Sediment Yields in the
Transverse Ranges, Southern California (United States Geological
Survey, 1978). These estimates of sediment yield shall be completed
prior to initiating final design of modifications to the existing
debris basin facility situated in the Gabbert Canyon Drainage south
of the project boundary.
222. If required by the Master Drainage and Flood Control Improvement
Plan, improvements to the permanent debris basin in the Gabbert
Canyon watershed shall be made, which will be sufficient to reduce
estimated sediment generation to pre- development levels.
Modifications to this debris basin shall be made in conjunction with
commencement of rough grading operations for the proposed golf
courses. The design of modifications to this basin shall be
reviewed and approved by the Ventura County Flood Control District.
All improvements to the basin shall be completed prior to the first
rainy season to occur after rough grading has commenced.
223. Basin maintenance shall be provided under an agreement satisfactory
to the Flood Control District. An improvement and maintenance cost
agreement between the Applicant/ Developer and the District shall
be required prior to the issuance of initial grading permits or
recordation of the Final Tract Map (whichever occurs first).
224. Prior to the issuance of a rough grading permit, the
Applicant /Developer shall have prepared an Erosion and Sediment
Control Plan to address construction impacts and long term
operational effects on downstream environments and watersheds. This
Plan shall be prepared by a Certified Erosion and Sediment Control
Professional. Proposed management efforts shall include (but not
be limited to) construction of debris and detention basins in the
Gabbert Canyon watershed, provisions for the use of vegetative
filtering enhanced by creek bed reconstruction, preparation of
detailed erosion control plans, appropriate use of temporary debris
basins, silt fences, sediment traps and other erosion control
practices. The proposed plan shall also address all relevant
National Pollutant Discharge Elimination System (NPDES) requirements
48
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
and recommendations for the use of best available technology. The
erosion control plan shall be reviewed and approved by the Community
Development Department Director and City Engineer prior to the
issuance of any grading permit.
225. Prior to issuance of a grading permit, the Final Drainage Study
shall be reviewed and approved by the County of Ventura Flood
Control and Water Resources Department.
VII. CALIFORNIA DEPARTMENT OF FISH AND GAME AND REGIONAL WATER QUALITY
CONTROL BOARD CONDITIONS
226. Runoff from developed areas should be diverted to detention basins,
or underground oil and grease traps or other Best Management
Practices, as determined by the City Engineer. These devices should
be designed by a registered civil engineer as part of the drainage
improvement plans for the project. Because the ponds within the
golf courses could contain pollutants that may be harmful to
wildlife, their design and location should be reviewed by a
concerned conservation agency such as the California Department of
Fish and Game or a City approved biologist, prior to approval of the
improvement plans by the City Engineer and Director of Community
Development. The basins and traps would require periodic
maintenance by the property owner, homeowners association, or other
entities. Provisions shall be made by the applicant to provide for
maintenance in perpetuity prior to Final Vesting Map approval.
227. All runoff from man made impervious surfaces such as parking lots
shall be filtered through grease /oil traps before discharge into
drainage facilities leading offsite to minimize surface runoff of
potential water contaminants. The contents of the traps shall be
disposed per local and State regulations.
228. To the degree feasible (given elevation differences in the course
design), drains placed under greens, tees, and fairways shall be
directed into the on -site lakes. Collected water could be recycled
for irrigation use. In areas where drainage to lakes is not
possible, the use of impermeable membranes and other water quality
protection features shall be considered for incorporation into the
course design.
VIII. ENVIRONMENTAL MITIGATION MEASURES APPLICABLE TO ALL PHASES OF
THE FINAL VESTING MAP
229. The approved Mitigation Monitoring Program is included as Attachment
1, and all mitigation measures are requirements of the Vesting
Tentative Map, as applicable. Some of the adopted mitigation
measures are duplicates or very similar to standard conditions of
approval. In cases where a mitigation condition conflicts with
another condition of approval, the stricter or more specific
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
condition shall apply, as determined by the Director of Community
Development during the condition compliance review for each phase
of development.
50
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
ATTACHMENT 1
MOORPARK COUNTRY CLUB ESTATES PROJECT
MITIGATION MONITORING PROGRAM
(To be added after City Council approves
Final Mitigation Monitoring Program)
51
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. RPD -94 -1
CONDITIONS OF APPROVAL
I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
Permitted Uses
1. The Residential Planned Development (RPD) Permit is granted for the
land and project identified as Moorpark Country Club Estates
Residential Project: General Plan Amendment No. 94 -1, Zone Change
No. 94 -1, Phased Tentative Map No. 4928, and RPD Permit No. 94 -1.
The location and design of all site improvements shall be as shown
or described on the approved Vesting Tentative Map (Sheets 1 -4), RPD
Permit conceptual landscape plans (Sheets 1 -4), Design Guidelines
(Attachment 1), and approved mitigation monitoring program
(Attachment 2), except or unless indicated otherwise herein in the
following conditions.
City and Other Agency Regulations
2. The design, maintenance, and operation of the permit area and
facilities thereon shall comply with all applicable regulations of
the RPD Zone and City Municipal Code, and all requirements and
enactments of Federal, State, County, and City authorities, and all
such requirements and enactments shall, by reference, become
conditions of this permit.
3. No conditions of this entitlement shall be interpreted as permitting
or requiring any violation of law or any unlawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules apply, the stricter ones
shall take precedence.
Use Inauguration
4. Unless the project is inaugurated (rough grading and installation
of major drainage systems, reclaimed water, sewer and potable water
infrastructure, and "C" Street from Walnut Canyon Road to Grimes
Canyon Road completed), not later than three (3) 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, as a Permit Adjustment, if there have been non-
significant changes to adjacent land uses and if the
Applicant /Developer can document that due diligence has been
extended towards inauguration of the project during the initial
three -year period. The request for extension of this entitlement
shall be made at least 30 -days prior to the expiration date of the
permit.
1
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Transfer or Assignment of the Permit
5. A transfer of this Residential Planned Development Permit (RPD)
shall not be effective until the name and address of the transferee
and the date when such transfer shall take place, together with a
letter from the new owner certifying agreement to comply with all
conditions of this permit is filed with, and acknowledged in writing
by the Director of Community Development. No later than ten (10 )
days after change of ownership or lessee of this property, the
Director of Community Development shall be notified in writing, of
the new owner or lessee. The same letter shall state that the new
owner or lessee has read all conditions pertaining to this Permit
and agrees with said conditions.
Prohibited Uses /Modification to Permit
6. All facilities and uses other than those specifically requested in
the application for Vesting Tentative Map No. 4928 and RPD Permit
No. 94 -1 are prohibited. The location and design of all site
improvements shall be as shown or described on the approved Vesting
Tentative Map, and the attached Design Guidelines (Attachment 1).
Other configurations, phasing, lot sizes or dimensions, or designs
are prohibited unless an application for a Modification has been
approved by the City of Moorpark. Any minor changes to this permit
shall require the submittal of an application for a Minor
Modification and any major changes to this permit shall require the
submittal of a Major Modification as determined by the Director of
Community Development.
Severabilitv
7. 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.
Applicant /Developer Defense Costs
8. The subdivider shall defend, indemnify and hold harmless the City
and its agents, officers and employees from any claim, action, or
proceeding against the City or its agents, officers, or employees
to attack, set aside, void, or annul any approval by the City or any
of its agencies, departments, commissions, agents, officers, or
employees concerning the RPD Permit, which claim, action, or
proceeding is brought within the time period provided therefore in
Government Code Section 66499.37. The City will promptly notify the
Applicant /Developer of any such claim, action, or proceeding, and,
if the City should fail to do so, or should fail to cooperate fully
in the defense, the Applicant /Developer shall not thereafter be
responsible to defend, indemnify and hold harmless the City or its
agents, officers, and employees pursuant to this condition.
2
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
The City may, within its unlimited discretion, participate in the
defense of any such claim, action, or proceeding if both of the
following occur:
a. The City bears its own attorney fees and costs;
b. The City defends the claim, action, or proceeding in good
faith.
The Applicant /Developer shall not be required to pay or perform any
settlement of such claim, action, or proceeding, unless the
settlement is approved by the Applicant /Developer. The
Applicant /Developer's obligations under this condition shall apply
regardless of whether a Final Map is ultimately recorded with
respect to the proposed RPD project.
Acceptance of Conditions
9. The acceptance of this permit and /or commencement of construction
and /or operations under this permit by the Applicant /Developer shall
be deemed to be acceptance of all conditions of this permit and all
City Council approved mitigation measures.
Condition Compliance Costs
10. The Applicant /Developer shall pay all outstanding City case
processing and environmental impact report related costs, prior to
issuance of a grading permit, Final Map, and Zoning Clearance for
each phase of development. Prior to approval of any grading,
building encroachment, or other permit related to this entitlement,
the Applicant /Developer shall also submit to the Department of
Community Development a deposit to cover all costs incurred by the
City for Condition Compliance and mitigation monitoring review of
the proposed project.
Environmental Ouality Assurance Proaram
11. The mitigation monitoring program shall be enforced through
implementation of an Environmental Quality Assurance Program (EQAP)
as recommended in the approved mitigation monitoring program. The
EQAP shall be implemented through the City. The Applicant /Developer
shall pay for 100 percent of the City's cost, including
administrative fee, to hire a qualified consulting firm to monitor
grading, construction, and mitigation compliance. General
procedures governing the EQAP, which implement California
Environmental Quality Act (CEQA) Mitigation Monitoring Requirements,
shall govern this monitoring effort.
Zoning Clearance
12. Prior to submittal of construction plans for plan check or
initiation of any grading or other construction activity, a Zoning
3
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Clearance shall be obtained from the Department of Community
Development. Three complete sets of all final construction plans
(including but not limited to grading and drainage plans; plot
plans; signage, fencing, and wall plans; and landscaping and
irrigation plans) shall be submitted to the Director of Community
Development for Zoning Clearance review and approval.
Hold Harmless Agreement
13. Prior to Zoning Clearance approval, construction plans may be
submitted to the Building and Safety Department and City Engineer
for plan check with a City approved Hold Harmless Agreement.
Citywide Traffic Mitigation Fee
14. The Applicant /Developer shall pay a Citywide traffic mitigation fee
of $3,000 per dwelling unit, prior to issuance of a Zoning Clearance
to allow plans to be submitted for building permit plan check.
Homeowners' Association Formation and OiDeration Requirements
15. Consistent with the requirements of Vesting Tentative Map No. 4928,
this permit requires the preparation of Covenants, Conditions and
Restrictions (CC &R's) and By -laws establishing a Homeowners'
Association for the residential development. The CC &R's shall
identify the maintenance responsibility for, but not limited to,
maintenance of all streets, parkway and median landscaping, bus
stops, and any common - shared driveways, all storm drains and
channels, and any slope directly affecting drainage, or street
facilities (collectively "Common Maintenance Areas "). Should the
Association fail to maintain the Common Maintenance Areas, or any
portion thereof, in a satisfactory manner, the Common Maintenance
Areas, or portion thereof, shall be annexed, at the City's option,
to an existing City assessment District. The total cost of the
maintenance provided by the Assessment District shall be borne by
the property owners within the entire Vesting Map No. 4928 area.
CC &R's and Design Guidelines
16. The CC &R's shall also include all Vesting Tentative Map and RPD
Permit conditions of approval, that have been identified by the
Director of Community Development for inclusion, as well as the
Design Guidelines. The final Design Guidelines for this RPD Permit
shall be approved by the Director of Community Development at the
time of review of CC &R's, which shall occur prior to the submittal
of the CC &R' s to the State Department of Real Estate and any lot
sales. The Homeowners' Association shall be responsible for
monitoring compliance with the approved Design Guidelines for all
new construction and remodeling within the development. The
Director of Community Development shall ensure compliance with the
Design Guidelines through review of all Zoning Clearance
applications for residential construction.
4
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
CC &R Reauirements for Construction
The following shall be included as requirements for construction in
the Design Guidelines:
a. 100 -Foot Easement: No structures of any kind or size, with
the exception of drainage structures and infrastructure
required by the City or other public agency, shall be allowed
within the 100 -foot non - buildable, restricted -use easement,
shown on the Vesting Tentative Map and required to be recorded
in conjunction with Final Map approval. The landscaping
within such easement shall be consistent with the Fire Hazard
Reduction Program that is required to be prepared prior to
recordation of Phase 1 of the Final Vesting Map (reference
Ventura County Fire Prevention District conditions).
b. California Administrative Code: All residential units
constructed in the subdivision shall comply with Chapter 2 -53
of Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the
California Administrative Code.
C. Earthquake Design Requirements: All habitable structures
shall be designed according to the most recent UBC
requirements to accommodate structural impacts from ground
acceleration and maximum credible earthquake event.
d. Drainage Between Lots: No structures, walls, or fences shall
be erected which impede or restrict flow of drainage waters
between lots.
e. Roofing Materials: Use of wood or asphalt shingles as roofing
materials shall be prohibited.
f. Energy Saving Devices: All residential units shall be
constructed employing energy saving devices. These devices
are to include, but are not limited to the following:
i. Ultra low flush toilets (to not exceed three and
one -half gallons);
ii. Low water use shower controllers as required by Title 24
of the Uniform Building Code shall be placed on all
shower facilities;
iii. Natural gas fueled stoves, ovens and ranges shall not
have continuous burning pilot lights;
iv. All thermostats connected to the main space heating
source shall have night set back features;
6-1
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
V. To ensure closure when not in use kitchen ventilation
systems shall have automatic dampers; and
vi. Hot water solar panel stub -outs shall be provided.
g. Exterior Building Materials and Colors: All exterior building
materials and paint colors shall be approved by the Director
of Community Development to ensure compatibility with the
Design Guidelines and with adjacent development.
h. Rain Gutters and Downspouts: Non - corrosive rain gutters and
downspouts shall be provided on all sides of dwelling units.
Water shall be conveyed to the street or drives, as determined
by the drainage plan.
i. Roof Equipment: All roof jacks and metal flashing shall be
painted to match the roof color. Roof mounted equipment shall
be prohibited. All deck drains shall drain to the side, not
the front facing any private or public street.
j. Solar Panels: Solar panels, such as for heating swimming
pool(s), shall be subject to the approval of the Director of
Community Development prior to the issuance of a Zoning
Clearance. All solar panels shall be designed so as to be
part of the overall design of the structure supporting it.
k. Water Heater Vents: Water heater vents shall be located so as
to not be visible from a front elevation viewpoint.
1. Stucco Finishes: Stucco finishes applied mechanically shall
contain the smallest sand grit sizes feasible. Stucco
finishes shall not be textured. The design objective of
stucco application is to obtain a smooth trowel finish, to the
degree feasible, without requiring hand troweling or
dry - polishing during finish coat application.
M. Parking and Driveway Requirements: A three (3) car garage,
with a minimum inside dimension of 30 feet in width by 20 feet
in length, and a minimum interior height of 8 feet, shall be
provided for all single - family homes with driveway access onto
"C" Street. In addition, every two lots fronting onto "C"
Street shall have a shared curb -cut, as reflected on the
Final Map. All other single - family dwellings shall have a
minimum two (2) car garage with a minimum inside dimension of
20 feet in length and 20 feet in width, and a minimum interior
height of 8 feet.
n. Asbestos Prohibited: No asbestos pipe or construction
materials shall be used in the development of homes associated
with this permit.
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
o. Lighting Restrictions: Front and rear yard lighting
restrictions shall be included to ensure compatibility with
the surrounding rural neighborhoods. All exterior lighting
shall be fully hooded and shielded.
p. Graffiti Removal: Any graffiti on Homeowners' Association
maintained property shall be removed within five (5) days from
written notification by the City of Moorpark. All such
graffiti removal shall be completed to the satisfaction of the
City.
q. Maintain Tract and Easement Notification Signage: Any
neighborhood identification signage and any required signs
notifying residents of an easement for future street extension
shall be maintained by the Homeowners' Association in
perpetuity, or in the case of the easement notification sign,
shall be maintained until such time that the road is extended
or the easement is relinquished by the City.
r. Fire Protection Features: All structures adjacent to open
space, around the perimeter of the project, shall be designed
to satisfy at least a one hour fire - resistant rating. Such
structures shall incorporate fire retarding features
including, but not limited to, boxed -in eaves, reduced
overhangs, double -paned windows, convection resistant roof
design, non - combustible roofing material, and related design
features. The County Fire Protection District shall review
this component of the Design Guidelines prior to approval by
the Director of Community Development.
Gateway Entrance Monumentation Streetscape Standards and Neiahborhood
Desi n Form
17. Both the eastern and western entrances to the proposed project shall
provide residential community entry monumentation signage and
appropriate landscaping at entry points. A sign program shall be
submitted to the Director of Community Development for review and
approval prior to the first residential occupancy. An orderly and
consistent street tree planting program shall be required for both
entranceways to provide a landscaping pattern that resembles a rural
ranch entry road design. Trees shall be spaced at equal intervals
or clustered as approved by the Director of Community Development.
Recommended tree plantings for these entry points and along "C"
Street shall include the non - natives typically used in ranch
settings for entryways including pepper, eucalyptus, and olive
trees. Other street tree plantings shall be consistent with the
Ventura County Guide to Landscape Plans. The Director of Community
Development shall review and approve all gateway, streetscape, and
street tree planting programs for the project prior to Zoning
Clearance for the first residential unit, and all such landscaping
7
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
for each approved phase shall be installed prior to the first
occupancy for that phase.
Ridae Setback and Planting
18. The eastern perimeter of the project shall be setback from the ridge
system visible along Walnut Canyon. Landscaping around this ridge
system, once it is restored, shall emphasize reestablishment of
existing native and non - native habitat (such as naturalized ranch
tree species). The landscaping program on the eastern perimeter
shall emphasize restoration of the existing vegetation and on the
west side, the program shall emphasize the use of variable sized
tree lined streets to minimize the adverse effects of the urban
design planned along this perimeter.
Bermina
19. For lots 1, 2, 3, 28, and 29 of Vesting Map No. 4928, the rough
grading plan shall include a contoured berm that will screen views
of homes on these lots from Walnut Canyon Road. The Design
Guidelines and CC &R's shall include a requirement that the homes on
the above referenced lots be one -story with a maximum height of 25
feet, and that the landscape plan for these lots shall emphasize
screening views of homes and project grading from Walnut Canyon
Road. A condition of approval for the Vesting Tentative Map No.
4928 requires that the east facing slope areas for lots 1, 2, 3, and
216 shall be incorporated into golf course lot No. 218 and
maintained by the east golf course operator.
Non - Buildable, Restricted -Use Easement (Agricultural /Land Use Buffer)
20. The CC &R's and Design Guidelines shall include reference to the
recorded easement shown on the Vesting Tentative Map as a 100 -foot,
non - buildable, restricted -use easement. No structures of any kind
or size shall be allowed within the 100 -foot easement, and the
landscaping within such easement shall be required to be consistent
with the Fire Hazard Reduction Program that will be prepared prior
to recordation of Phase 1 of the Final Vesting Map.
Deed Restriction
21. The Applicant /Developer shall record a deed restriction intended to
inform all prospective buyers of residential lots of the
restrictions of the 100 -foot non - buildable, restricted -use easement
and of the adjacent agricultural operations. Prior to issuance of
a Zoning Clearance for the first residential structure, the
Applicant /Developer shall submit to the Director of Community
Development proof of said deed restriction recordation and home
buyer acknowledgement.
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Residential Architectural Desian Standards and Guidelines
22. Detailed information about residential project design features for
each residential structure or for each phase of development shall
be submitted to the Director of Community Development for review and
approval. This detailed information shall comply, to the extent
feasible, with the design guidelines and development standards
contained in the City's Hillside Management Ordinance. The
framework for RPD Permit Design Guidelines is provided in Attachment
1 to these conditions. Final details concerning landscaping,
streetscape, the architecture of residential units, lighting, and
all other Design Guideline subjects shall be provided to the
Director of Community Development for review and approval at the
time of review of proposed CC &R's and prior to lot sales. The
street widths, streetscape patterns, lighting, and parkway concept
for the residential areas shall assure a decidedly rural aesthetic.
Accomplishment of this objective may involve providing for rolled
curbs, low intensity decorative lighting along minor streets, a
parkway street section (rather than a typical subdivision pattern),
the use of decorative, rural boundary fencing along streets, and
other features.
Liahtina Restrictions
23. Street lighting and rural lot lighting standards shall be as
specified in the Design Guidelines and approved mitigation
monitoring program and shall be incorporated into the project
photometric plans. Entrance lighting along project access roads
shall be compatible with the surrounding rural neighborhoods.
Low intensity night lighting shall be required within the
streetscape; however, at intersections, brighter lighting complying
with County and City intersection safety standards shall be
required. Front and rear yard lighting restrictions for residential
properties shall be included in the project CC &R's and Design
Guidelines.
Landscaping Requirements for Common Maintenance Areas
24. Prior to the recordation of each applicable phase of development,
two (2) sets of Landscaping and Irrigation Plans, together with a
maintenance program, shall be prepared by a State - licensed Landscape
Architect for the Common Maintenance Areas for the tract. The plans
shall be in accordance with the Ventura County Guide to Landscape
Plans, and applicable City policies, plans and ordinances, and shall
be submitted to the Director of Community Development for review and
approval. The Applicant /Developer shall bear the full cost of plan
review, installation, and final inspection. The landscaping for the
Common Maintenance Areas in each approved phase of development shall
be installed and receive final inspection and approval prior to the
first occupancy in each phase. (The landscaping for "C" Street is
required to be installed prior to the first golf course occupancy;
9
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
however, if residential development precedes golf course
construction, the landscaping for "C" Street shall be installed and
receive final inspection and approval prior to the first residential
occupancy.)
The landscape plan shall include planting and irrigation
specifications for manufactured slopes over three (3) feet in
height, and all common areas proposed to be maintained by the
Homeowners' Association. The purpose of the landscaping shall be
to control erosion, prevent aesthetic impacts to adjacent property
owners, mitigate the visual impacts of all manufactured slopes three
(3) feet or more in height, replace mature trees lost as a result
of construction, and provide a landscaping pattern along the streets
and entranceways that resembles a rural ranch design. The
Landscaping and Irrigation Plans shall include landscaping
specifications, planting details, and design specifications
consistent with the following requirements:
a. Irrigation: All landscaped areas shall have an irrigation
system. The City's landscape architect shall certify in
writing that the landscape and irrigation system have been
installed in accordance with the approved Landscape and
Irrigation Plans.
b. Tree Report: The information contained in the Final Vesting
Map No. 4928 Tree Report, regarding which trees are to be
saved or retained on the site, shall be noted on the landscape
plan.
C. Tree Replacement: The landscape plan for "C" Street and the
entranceways at Walnut Canyon and Gabbert Canyon Roads shall
specify how trees removed during the rough and fine grading
phases of the project will be replaced in accordance with
Municipal Code requirements.
d. Streetscape Elements: The landscape plan shall include the
final design of all sidewalks, barrier walls, streetscape
elements, urban landscaping and pedestrian paths within the
limit of the RPD Permit.
e. Tree Planting: A sufficiently dense tree planting plan
emphasizing tall growing trees and /or shrubs shall be
designed. Planting shall be planned to achieve shade and
screening in a three (3) to five (5) year time period. A
minimum of 25 percent of the trees shall be 24 inch box size
and a minimum of 25 percent shall be 36 inch box size. In
addition, recommendations regarding planting, that are
included in the mitigation monitoring program, shall be
incorporated to the degree feasible into the screening plan.
The size of the trees to be planted shall be subject to
approval of the Director of Community Development.
10
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
f. Dominant Street Tree: A coordinated tree planting program
shall be developed which will provide a dominant street tree
within the components of the proposed development. Dominant
street trees shall vary between residential streets to provide
aesthetic diversity within the development.
g. Landscaping Near Intersections: Landscaping near street
intersections shall not block or screen the view of a seated
driver from another moving vehicle or pedestrian.
h. Landscaping Within Median and Parkways: Landscaping within
any median or parkway shall be designed so as to not obstruct
the view of any exterior door or window from the street.
i. Trees Prohibited Under Street Lights: Landscaping (trees)
shall not be placed directly under any overhead lighting which
could cause a loss of light at ground level.
j. Equipment Screening: Backflow preventers, transformers, or
other exposed above grade utilities shall be shown on the
landscape plan(s) and shall be screened with landscaping
and /or a wall.
k. Maintenance and Replacement: The Applicant /Developer shall be
responsible for maintaining the irrigation system and all
Common Maintenance Area landscaping, and shall replace any
dead plants and make any necessary repairs to the irrigation
system consistent with the approved landscape plan, until such
time that a Homeowner's Association assumes such
responsibilities.
1. Maintenance Easements: The Applicant /Developer shall agree to
provide the necessary maintenance easements to the City for
those designated landscape areas as determined by the City.
The Applicant /Developer shall maintain the right to protest
the amount and spread of any proposed assessment in relation
to the formation of a landscape maintenance assessment
district, if and when created by the City. The
Applicant /Developer shall record a covenant to this effect.
m. Irrevocable Offer of Dedication: The Applicant /Developer
shall provide an irrevocable offer of dedication of easements
adjacent to public and private roads for all slope areas
adjacent to roadways that are proposed to be landscaped.
n. Native and /or Drought Tolerant Plantings: The use of native
and /or drought - tolerant shrubs and trees shall be utilized for
landscaping purposes in order to stabilize graded slopes and
encourage the return of some wildlife species displaced from
the project site as a result of grading activities.
11
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
o. Exotic Plants Prohibited: Exotic plants which are known to
spread beyond their original plantings and invade native
habitats such as Pampas Grass, Spanish Broom, and Tamarisk
shall not be used.
p. Turf Plantings: Any turf plantings shall be drought tolerant,
low water -using varieties.
q. Code Enforcement: The continued maintenance of the Common
Maintenance Areas shall be subject to periodic inspection by
the City. The Applicant /Developer or responsible Homeowners'
Association shall be required to remedy any defects in ground
maintenance, as indicated by the Code Enforcement Officer
within five (5) days after notification.
Surety for Rough Grading
25. A rough grading permit shall not be approved until the City
Engineer and the Director of Community Development approve the
acceptance of a Performance Bond to guarantee implementation of the
erosion control plan, implementation and maintenance of habitat
restoration (as required by the mitigation monitoring program),
construction of "C" Street and drainage improvements, and to
guarantee full recordation of the Final Vesting Map for the entire
Project site. In the case of failure to comply with this condition,
the City Council may by resolution declare the surety forfeited.
Upon completion of rough grading and erosion control plan
compliance, and following recordation of all phases of the Final
Vesting Map, to the satisfaction of the City, the City Council may
reduce the amount of the bond; however, the bond must be kept in
full effect for a minimum of one year following rough grading to
ensure adequate erosion control and revegetation.
Surety for Common Maintenance Area Improvements
26. No Zoning Clearance shall be issued for grading or other
construction activities, until all on -site improvements specified
in this permit have been provided, or the Director of Community
Development approves the acceptance of a Performance Bond to
guarantee the construction, installation, and maintenance of Common
Maintenance Area improvements including, but not limited to
perimeter tract walls (including stucco treatment), fences, median
and parkway landscaping, slope planting, irrigation, and other
landscape improvements. On -site improvements shall be completed
within 120 days of issuance of the first Certificate of Occupancy
for each phase. In case of failure to comply with any term or
provision of this condition, the City Council may by resolution
declare the surety forfeited. Upon completion of the required
improvements to the satisfaction of the City, the City Council may
reduce the amount of the bond; however, the bond must be kept in
12
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
full effect for one year after the last occupancy to guarantee that
items such as, but not limited to, perimeter tract walls, including
stucco treatment, landscaping, fences, slope planting or other
landscape improvements are maintained.
Surety for Reclaimed Water Facilities and Infrastructure
27. Reclaimed water shall be used for all common area landscaping
irrigation. Prior to rough grading permit approval, the City
Engineer shall require a surety bond for the construction of the
reclaimed water facilities and infrastructure.
Landscaping Requirements for Individual Residential Lots
28. The CC &R's and Design Guidelines shall include landscaping
requirements for each residential property. Prior to the issuance
of a Zoning Clearance for each residential unit or phase of
residential development, three sets of Landscaping and Irrigation
Plans shall be submitted to the Director of Community Development
for review and approval.
The Landscaping and Irrigation Plans shall be prepared by a State -
Licensed Landscape Architect and shall be in accordance with the
Ventura County Guide to Landscape Plans, and applicable City
policies, plans and ordinances. The applicant shall bear the full
cost of plan review and final inspection. The Landscaping and
Irrigation Plans shall include landscaping specifications, planting
details, and design specifications consistent with the following
requirements:
a. Landscaping Near Intersections: Landscaping near street
intersections shall not block or screen the view of a seated
driver from another moving vehicle or pedestrian.
b. Security: Landscaping shall be designed so as to not obstruct
the view of any exterior door or window from the street.
C. Trees Prohibited Under Street Lights: Landscaping (trees)
shall not be placed directly under any overhead lighting which
could cause a loss of light at ground level.
d. Irrigation: Irrigation shall be provided for all permanent
landscaping, as identified in the approved landscape plan.
The CC &R's shall include landscape maintenance requirements
for homeowners, including replacement of any dead plants, and
any necessary repairs to the irrigation system, consistent
with the approved landscape plan.
e. Exotic Plants Prohibited: Exotic plants which are known to
spread beyond their original plantings and invade native
13
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
habitats such as Pampas Grass, Spanish Broom, and Tamarisk
shall not be used.
f. Turf Plantings: Any turf plantings shall be drought tolerant,
low water -using varieties.
Height of Perimeter Property Line_Fencina /Walls
29. A perimeter boundary fencing /wall plan is required to be submitted
for the Director of Community Development's approval, prior to
approval of the first phase of Final Vesting Map No. 4928. Boundary
perimeter fencing or walls shall be installed prior to the first
residential occupancy in each phase. The perimeter boundary fencing
adjacent to agricultural zoned property shall be chain -link and a
minimum of 8 feet in height to discourage vandalism and trespassing.
Location of Property Line Fencina /Walls
30. All property line fencing or walls shall be constructed consistent
with the Design Guidelines requirements, and shall be no further
than one inch from the property line.
Noise Manaaement
31. The interior noise levels of dwelling units on lots adjacent to
collector "Street C" shall conform with the noise insulation
standards of Chapter 1, Article 4, Section 1092 of Title 25 of the
California Administrative Code. Noise source levels shall be based
upon the traffic volumes projected along this collector street and
adjacent roadways (Walnut Canyon and Grimes Canyon) as predicted in
the traffic technical report in the environmental document for this
project. Determination as to whether the architectural design for
these dwelling units complies with this condition shall be made by
the Building Department and Director of Community Development prior
to the issuance of building permits.
General Grading Seauence
32. Rough and fine grading permits shall be required to complete
construction of required residential and golf course infrastructure
and lots: 1) a mass or rough grading permit may be approved prior
to recordation of Phase 1 of the Final Vesting Map, subject to
submittal and approval of a grading agreement, compliance with other
conditions of approval, and provision of surety as required by City
to guarantee "C" Street improvements, reclaimed water and drainage
improvements, mitigation measures, landscaping and erosion control
measures, and any other required improvements as determined by the
Director of Community Development and City Engineer; and 2)
subsequent fine or precise grading permits shall be issued for
individual phases of the Final Vesting Map.
14
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Contour Gradina
33. Rough and fine grading plans must conform with the principals of
contour grading. Manufactured landforms shall be contoured and use
daylight grading techniques to provide a smooth and gradual
transition of graded and natural slopes, while preserving the basic
character of the surrounding ridgelines of the site. All grading
plans for lots shall be reviewed for compliance with these
principals by the Director of Community Development and the City
Engineer. Also, the grading plan shall indicate the manner in which
the graded slopes shall be blended with the natural slope of the
site.
Temporary Irriaation for Erosion Control Landscaping
34. Temporary irrigation shall
control landscaping until
unless otherwise approved
Temporary irrigation mus
prior to issuance of a
unless drought tolerant
irrigation.
Stabilize Slopes
be provided for all non permanent erosion
it is replaced with permanent irrigation
by the Director of Community Development.
t be replaced with permanent irrigation
Zoning Clearance for the first building
plants selected do not require permanent
35. Planned vegetation, irrigation, structures, roadways, paths, and
continuing maintenance programs shall be used to stabilize
manufactured slopes.
Aesthetic Treatment of Manufactured Slopes
36. Suitable quantities of trees massed near the landform crest and
shrubs of varying sizes on graded slopes shall be used to screen
structures and to soften the visual appearance of the manufactured
slopes.
Drainaae Structures
37. Concrete drainage structures shall be tan colored concrete and, to
the extent possible, shall incorporate natural structure and
landscape to reduce their visibility.
Water Tanks
38. Prior to approval of Phase 1 of the Final Vesting Map, the
Applicant /Developer shall work with Waterworks District 1 to ensure
that any water tank on the project site shall be painted an
earthtone color, such as tan, and screened with landscaping to
minimize visual impacts. The tank color and landscaping plan shall
be approved by the Director of Community Development prior to
installation.
15
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Calleguas Municipal Water District Release
39. Prior to issuance of the first Zoning Clearance for each Phase of
development permitted under Vesting Map entitlements, the developer
shall demonstrate by possession of a District Release from the
Calleguas Municipal Water District that arrangements for payment of
the Construction Charge applicable to the proposed project have been
made. The Applicant /Developer shall also be required to comply with
Ventura County Waterworks Rules and Regulations, including payment
of all applicable fees.
Cross Connection Control Devices
40. At the time water service connection is made for each project, cross
connection control devices shall be installed for the water system
in a manner approved by the County Waterworks District No. 1.
Television Cable Service
41. Television cable service shall be provided to all residential units
consistent with City cable system requirements. Undergrounding of
cable wires is required and no lines shall be allowed to be extended
along the exterior walls of the residential buildings.
Undergroundina of Utilities
42. All proposed utility lines designed to serve the proposed project,
both within and immediately adjacent to the project site, shall be
placed underground to the nearest off -site utility pole. This
requirement shall not include the high voltage transmission lines
situated in dedicated easements crossing the subject property. All
existing utilities shall also be undergrounded to the nearest
off -site utility pole with the exception of 66 KV or larger power
lines. This requirement for undergrounding includes all
above - ground power poles on the project site as well as those along
the frontage of the site adjacent to Walnut Canyon and Grimes Canyon
Roads.
Declaration of Public Nuisance
43. The Director of Community Development may declare a development
project or individual property that is not in compliance with the
Conditions of Approval, or for some other just cause, a "public
nuisance ". The Applicant /Developer, Homeowners' Association, or
each individual property owner, as applicable, shall be liable to
the City for any and all costs and expenses to the City involved in
thereafter abating the nuisance and in obtaining compliance with the
Conditions of Approval or applicable codes. The City may enact
special assessment proceedings against the parcel of land upon which
the nuisance existed to pay all City costs related to abatement of
the nuisance (Municipal Code Section 1.12.080).
Ev.
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Unconditional Will Serve Letter
44. Prior to issuance of a building permit for any phase of the project,
an "Unconditional Will Serve Letter" for water and sewer service
shall be obtained from the Ventura County Waterworks District No.
1.
School Assessment Fees
45. Prior to issuance of a building permit for any phase of the Project,
the Applicant /Developer shall pay all school assessment fees levied
by the Moorpark Unified School District.
II. CITY ENGINEER CONDITIONS OF APPROVAL
PRIOR TO ISSUANCE OF A GRADING PERMIT FOR ROUGH GRADING, THE FOLLOWING
CONDITIONS SBALL BE SATISFIED:
46. The Applicant /Developer shall have received City Council approval
for all phases of Tract Map 4928 and the staged grading exhibit and
schedule.
General Requirements
PRIOR TO OCCUPANCY OF THE FIRST RESIDENTIAL UNIT, TIE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
47. All phases of Tentative Tract 4928 must be recorded per the approved
phasing plan.
48. All habitable structures shall have been designed according to the
most recent UBC requirements to accommodate structural impacts from
ground acceleration and a maximum credible earthquake event.
49. All FEMA Maps shall have been updated or a letter of Map revision
issued for those areas in the Flood plain altered by construction
of this project.
Street Improvements
50. The final design for the project entrance(s) shall be reviewed and
approved by the Director of Community Development Department and
City Engineer prior to the issuance of a zone clearance for the
first residential dwelling unit.
Walnut Canyon Road
51. Prior to occupancy of the first residential unit of Tract 4928, the
developer shall have improved Walnut Canyon Road.
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RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Grimes Canyon Road
52. Prior to occupancy of the first residential unit of Tract 4928,
construction modifications to Grimes Canyon Road and the Grimes
Canyon Road / "C" street intersection are required to be completed.
53. Prior to occupancy of the first residential unit of Tract 4928, the
intersection improvements to the Grimes Canyon Road and the Grimes
Canyon /Highway 118 (Los Angeles Avenue) intersection shall be
completed.
Interior Streets
54. Prior to occupancy of the first residential unit of Tract 4928, "C"
Street shall be completed.
55. All interior streets shall be completed as the phasing plan requires
and as directed by the City Engineer.
Utilities
56. Utilities, facilities and services for the project area shall have
been extended and /or constructed in conjunction with its phased
development by the master developer as the project proceeds.
57. Installation of all electrical, natural gas, telephone and provision
for solid waste collection services and cable television to the
Project Area will be completed.
Solid waste collection will be provided by private companies as
regulated by the City. These services will be phased in conjunction
with development of the project area.
DURING CONSTRUCTION, = FOLLOWING CONDITIONS SID1LL APPLY:
58. Grading may occur during the rainy season from October 15 to April
15 if approved by the City of Moorpark and subject to installation
of debris and erosion control facilities. Erosion control measures
shall be in place and functional between October 15th and April
15th. Along with the erosion control measures, hydroseeding of all
graded slopes shall be required within 30 days of completion of
grading.
59. That prior to any work being conducted within the State, County, or
City right of way, the subdivider shall obtain all necessary
encroachment permits from the appropriate Agencies.
60. Work conducted during the school year shall be coordinated with the
Moorpark Unified School District and the City Engineer.
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RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
61. All trucks importing or exporting fill to or from the Tract shall
use tarpaulins to cover the load and shall operate between the hours
of 9 a.m. to 5 p.m. on weekdays only. As an option the haul material
may be watered in lieu of covering (if approved by the City
Engineer).
62. All unimproved areas with vehicle traffic shall be watered
periodically and the vehicle speed shall be limited to 15 mph.
63. During site preparation and construction, minimize disturbance of
natural groundcover on the project site until such activity is re-
quired for grading and construction purposes.
64. During clearing, grading, earth moving or excavation operations,
dust emissions should be controlled by regular watering, paving con-
struction roads and other dust prevention measures. The
Applicant /Developer shall submit a dust control plan, acceptable to
the city, concurrently with submittal of the rough (as opposed to
the fine) grading plan. This plan shall include, but is not be
limited to the following measures:
a. Water all site access roads and material excavated or graded
on or off -site to prevent excessive amounts of dust. Watering
shall occur at least two times daily, preferably in the late
morning and after the completion of work for the day.
b. Cease all clearing, grading, earth moving, or excavation
operations during periods of high winds (15 mph or greater in
one hour) . The contractor shall maintain contact with the
APCD meteorologist for current information about average wind
speeds.
C. Water or securely cover all material transported off -site and
on -site to prevent excessive amounts of dust.
d. Minimize the area disturbed at any one time by clearing,
grading, earth moving and excavation so as to prevent exces-
sive amounts of dust.
e. Keep all grading and construction equipment on or near the
site, until these activities are completed.
f. Wash off heavy -duty construction vehicles before they leave
the site.
g. Apply nonhazardous chemical stabilizers to all inactive
portions of the construction site. When appropriate, seed
exposed surfaces with a fast - growing, soil- binding plant to
reduce wind erosion and its contribution to local particulate
levels.
19
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
h. Observe a 15 mile per hour speed limit for the construction
area.
i. Periodically sweep public streets in the vicinity of the site
to remove silt (i.e., fine earth material transported from the
site by wind, vehicular activities, water runoff, etc.) which
may have accumulated from construction activities.
65. The developer shall request that all employees involved in grading
operations on the project wear face masks to reduce the inhalation
of dust which may contain the fungus which causes San Joaquin Valley
Fever.
66. Maintain equipment engines in good condition and in proper tune as
per manufacturers' specifications to prevent excessive emissions.
67. All diesel engines used in construction equipments should use high
pressure injectors.
68. All diesel engines used in construction equipments should use
reformulated diesel fuel.
69. During smog season (May- October) the City shall order that con-
struction cease during Stage III alerts to minimize the number of
vehicles and equipment operating, lower ozone levels and protect
equipment operators from excessive smog levels. The city, at its
discretion, may also limit construction during Stage II alerts.
70. During site preparation and construction, construct temporary storm
water diversion structures per City of Moorpark standards.
71. Designated parking areas for construction worker vehicles and for
materials storage and assembly shall be provided. These areas shall
be set back as far as possible from or otherwise shielded from
existing surrounding rural residential neighborhoods.
72. Immediately surrounding property owners shall be notified in writing
on a monthly basis of construction schedules involving major
grading.
73. Construction activities shall be limited to between the following
hours: a) 7:00 a.m. and 7:00 p.m. Monday through Friday, b) 9:00
a.m. to 5:00 p.m. Saturday. Saturday construction will be permitted
with these hour restrictions if complaints from adjacent
neighborhoods are minimal. No work to be done on Sundays pursuant
to ordinance #149.
74. Truck noise from hauling operations shall be minimized through
establishing hauling routes which avoid residential areas and
requiring that "Jake Brakes" not be used along the haul route within
the City. The hauling plan must be identified as part of the
grading plan and approved by the City Engineer.
20
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
75. The developer shall ensure that construction equipment is fitted
with modern sound - reduction equipment.
76. Equipment not in use for more than ten minutes should be turned off.
77. The fuel injection grading of all diesel engines used in
construction equipment should be retarded two degrees from the
manufacturer's recommendation.
78. Construction grading should be discontinued on days for first stage
ozone alerts (concentration of 0.20 ppm) as indicated at the Ventura
County APCD air quality monitoring station closest to the City of
Moorpark. Grading and excavation operations should not resume until
the first stage smog alert expires.
79. If any hazardous waste is encountered during the construction of
this project, all work shall be immediately stopped and the Ventura
County Environmental Health Department, the Fire Department, the
Sheriff's Department, and the City Construction Observer shall be
notified immediately. Work shall not proceed until clearance has
been issued by all of these agencies.
80. The subdivider shall utilize all prudent and reasonable measures
(including installation of a 6 foot high chain link fence around the
construction sites or provision of a full time licensed security
guard) to prevent unauthorized persons from entering the work site
at any time and to protect the public from accidents and injury.
PRIOR TO ACC.CPTANCE OF PUBLIC ZWROVMO NTS AND BOND EXONERATION, THE
FOLLOWZVG CONDITIONS SBALL BE SATISFIED:
81. Reproducible centerline tie sheets shall be submitted to the City
Engineer's office.
82. The Applicant /Developer 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.
83. A copy of the recorded Map(s) shall be forwarded to the City
Engineer for filing.
84. Sufficient surety in a form acceptable to the City guaranteeing the
public improvements pertinent to each phase shall be provided.
85. All surety guaranteeing the public improvements shall remain in
place for one year following acceptance by the City. Any surety
bonds that are in effect three years after final map approval or
21
issuance of the first building permit shall be increased an amount
equal to of greater than the consumers price index (Los Angeles /Long
Beach SMSA) for a period since original issuance of the surety and
shall be increased in like manner each year thereafter.
86. Original "as built" plans will be certified by the developer'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. series of 22" X 36" mylars
(made with proper overlaps) with a title block on each sheet.
Submission of "as builts" plans is required before a final
inspection will be scheduled.
III. CITY OF MOORPARK POLICE DEPARTMENT CONDITIONS
CONSTRUCTION SITE SECURITY DURING GRADING OPERATIONS AND DURING
CONSTRUCTION OF INDIVIDUAL RESIDENTIAL UNITS:
87. A licensed security guard is required during the construction phase,
unless a 6 foot high chain link fence is erected around the
construction site.
88. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
89. All appliances (microwave ovens, dishwashers, trask compactors,
etc.) shall be properly secured prior to installation during non-
working hours. All serial numbers shall be recorded for
identification purposes.
90. If an alarm system is used, it shall be wired to all exterior doors,
windows, roof vents or other roof openings where access may be made.
91. Contractors and sub - contractors shall contact the Moorpark Police
Department for "Tailgate" meetings regarding loss prevention on the
work site.
PRIOR TO ZONING CLEARANCE /BUXLDING PERMIT:
92. Lighting plans showing the type and location of all lighting devices
shall be submitted to the Police Department for review and approval.
93. At major and minor entrances and any where a wall exists, the area
directly in front of the wall shall be planted with security
planting to prevent graffiti.
94. Front door entrances or entrance areas shall be visible from the
street.
PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITIONS SIDILL
BE SATISFIED:
22
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
95. The address shall be clearly visible to approaching emergency
vehicles, a minimum of 6 inches in height, and illuminated during
hours of darkness.
96. All exterior doors shall be constructed of solid wood core, a
minimum of 1 and three quarters inches thick, or of metal
construction. Front sliding glass doors are acceptable but should
be visible to the street.
97. 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.
98. No easy exterior access to the roof area of any structure, i.e.
ladders, trees, high walls, etc. shall be permitted.
99. 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.
100. Peep holes and secondary locking devices shall be placed on all
entry doors.
101. Upon occupancy by the owner or proprietor, each single unit in the
development constructed under the same Residential Planned
Development, shall have locks using combinations which are
interchanging free from locks used in all other separate
proprietorships or similar distinct occupancies.
IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS
Fire Hazard Reduction Program
102. Prior to issuance of a grading permit or Zoning Clearance for any
building permit, the Applicant /Developer shall retain a certified
fire management professional to prepare a Fire Hazard Reduction
Program; this program shall be prepared in consultation with the
County Fire Protection District and shall be approved by the
Director of Community Development. The certified fire management
professional shall be familiar with the objectives of fuel
management in wildland -urban interface. A native plant specialist
shall participate in the development of the fuel management program.
The program shall apply to the 100 -foot non - buildable easement
required by Vesting Tentative Map No. 4928 and all golf course
property within 100 feet of all structures (or as amended by the
certified fire professional based on fuel modification factors).
a. The vegetation management requirements of the plan shall be
clearly defined. The proposed Moorpark Country Club Estates
Homeowners Association shall be responsible for implementing
23
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
this program in perpetuity for Common Maintenance Areas.
Fuel modification zones are proposed to be retained in as
natural a state as safety and fire regulations will permit.
b. The fuel modification zone shall be provided within 100 feet
of all structures. The zone will be designed by and planted
under the supervision of a landscape architect with expertise
in native plant materials and habitat restoration, with the
approval of the Director of Community Development, to appear
as a transition between the built environment and natural open
space.
C. Within the modification zone, native and non - native high -fuel
vegetation will be removed and replaced with low -fuel
vegetation. The height of plant materials will be kept to a
minimum. Planting requirements include a combination of
trees, shrubs, and groundcover. Irrigation will not be
provided, except in established wet zones, unless necessitated
by the plant materials used.
103. During all grading and site clearance activities, earth moving
equipment shall be equipped with spark arrestors and at least two
fire extinguishers. All equipment used in the vegetation clearance
phase shall be equipped with spark arrestors and best available fire
safety technology. The vegetation clearance activities shall be
coordinated with and approved by the County Fire Prevention
Division.
104. All equipment and material staging activities shall be coordinated
with the County Fire Prevention Division. Fire prone construction
activities shall be prohibited during "Santa Ana" wind conditions.
105. If deemed necessary by the District, prior to recordation of the
first phase of the Final Vesting Map, the project shall include a
helispot and associated fire suppression equipment storage. Any
required heliport facilities shall be indicated on the Final Vesting
Map for the project.
106. All grass or brush exposing any structures shall be cleared for a
distance of 100 feet prior to framing.
107. An approved spark arrester shall be installed on all chimneys.
Road and Driveway Reauirements
108. Complete circulation shall be provided for each phase of the
development. Each phase shall stand alone, meeting all requirements
for access, without depending on future development of neighboring
phases to complete second access or water requirements.
24
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
109. The collector road system proposed for the project shall be reviewed
and approved by the Ventura County Fire Protection District prior
to issuance of grading permits.
110. Access roads shall be installed with an all weather surface,
suitable for access by Fire Department apparatus. A minimum clear
street width of 36 feet shall be provided. Cul -de -sacs shall be a
minimum of 32 feet wide.
111. The access roadway(s) 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 Fire District.
112. Access roads shall not exceed 15 percent grade.
113. Approved turn around areas for fire apparatus shall be provided
where the access road is 150 feet or more from the main project
collector. Cul -de -sacs shall have a minimum diameter of 80 feet.
114. Any gates to control vehicle access are to be located to allow a
vehicle waiting for entrance to be completely off the public
roadway. The method of gate control shall be subject to review by
the Bureau Fire Prevention. A minimum clear open width of 15 feet
in each direction shall be provided. If gates are to be locked, a
Knox System shall be installed.
115. Prior to recordation of Phase 1 of the Final Map, proposed street
names shall be submitted to the Fire Department Communication Center
for review and comment.
116. Street name signs shall be installed in conjunction with the road
improvements. The type of sign shall be in accordance with Plate
F -4 of the Ventura County Road Standards.
117. All driveways shall have a minimum vertical clearance of 13 feet 6
inches, and this requirement shall be included in the CC &R's /Design
Guidelines.
Fire Hydrant /Fire Flow Reauirements
118. Prior to recordation of the first phase of residential development,
the Applicant /Developer shall provide verification that the water
purveyor can provide the required volume /fire flow for the project.
119. Prior to construction, the Applicant /Developer shall submit plans
to the Ventura County Bureau of Fire Prevention Division for the
approval of the location of fire hydrants; all hydrants shall be
shown on the plan that are situated within 300 feet of the perimeter
of the residential development.
25
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
120. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be
provided. The location and capacity of all water storage and
conveyance facilities shall be reviewed and approved by the District
prior to the recordation of the Final Map and prior to the issuance
of building permits.
121. Fire hydrants shall be installed and in service prior to combustible
construction and shall conform to the minimum standards of the
County Water Works Manual. These standards specify:
a. Each hydrant shall be a 6 inch wet barrel design, and shall
have one 4 inch and one 2 li inch outlet.
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 set back in from the curb face, 24
inches on center.
122. All grass or brush exposing any structures shall be cleared for a
distance of 100 feet prior to framing.
123. An approved spark arrester shall be installed on all chimneys.
California Administrative Code (Title 24- Section 2.1217 Requirements
124. Portions of this development may be in a hazardous fire area and
those structures shall meet hazardous fire area building code
requirements.
125. The Design Guidelines shall include a requirement that prior to
preparation of building plans for new residential structures or
additions to existing structures, the architect shall obtain VCFD
Form No. 126, "Requirements for Construction."
V. VENTURA COUNTY WATERWORKS DISTRICT NO. 1 CONDITIONS
126. Prior to City approval of any grading permit for the project, the
Applicant /Developer and the District shall enter into a contract for
the relocation and /or modification of the existing wells on the
property. The relocation plan shall address well locations,
provisions for drilling additional wells if necessary (if existing
wells are damaged during construction), relocation of conveyance
structures, and other matters of mutual concern. A copy of the
approved contract shall be submitted to the City. The
26
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
Applicant /Developer shall be responsible for complying with all
terms and conditions of the relocation contract.
127. Prior to issuance of a grading permit, the proposed infrastructure
plan for the project shall be designed to place all required sewer
and reclaimed water conveyance facilities in the Gabbert Canyon
alignment. The Applicant /Developer shall obtain all necessary
right -of -way and easements to install the required infrastructure
in this alignment. The City may assist with the acquisition of such
easements.
128. Prior to issuance of a Zoning Clearance for a building permit, the
applicant for service shall comply with the Ventura County
Waterworks District No. 1 "Rules and Regulations" and any subsequent
additions or revisions thereto. Ultra low plumbing fixtures are
required in all new construction. Any requirements by the Fire
Protection District, that are greater than Waterworks District No.
1 existing facilities are the responsibility of the
Applicant /Developer.
129. Waterworks District No. 1 has an existing water transmission line,
which shall be relocated at Applicant /Developer's cost, as approved
by the District.
130. The Applicant /Developer shall be responsible to construct and pay
for the required in -tract and off -site water, reclaimed water and
sewer improvements necessary to serve the property.
131. Applicant /Developer shall be required to pay all applicable water
capital improvement fees and sewer connection fees in accordance
with the District's Rules and Regulations.
VI. VENTURA COUNTY FLOOD CONTROL AND WATER RESOURCES DEPARTMENT
CONDITIONS
(The Flood Control District provided no conditions of approval for the
project. Therefore, the following conditions contained in the approved
mitigation monitoring program shall be deemed to satisfy the concerns of
thi s
agency.)
132. Prior to approval of any grading permit and recordation of the first
phase of Final Vesting Map No. 4928, a Master Drainage and Flood
Control Improvement Plan shall be prepared. This Plan shall
identify all required drainage and flood control improvements
necessary to implement the proposed project, and shall be prepared
in consultation with the Moorpark City Engineer and the Ventura
County Flood Control District to facilitate required interagency
coordination. The Plan shall identify all major improvements and
typical drainage facilities for both residential and golf course
portions of the project. The capacity, location, and size of all
27
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
culverts, collection devices, energy dissipaters, and related
improvements shall be designed to the satisfaction of the City
Engineer and Flood Control District. Capacity details for the
construction of the on -site detention basin and improvement of the
existing debris basin in Gabbert Canyon shall be included in the
Master Improvement Plan. All necessary permits required to
implement the Improvement Plan shall be obtained from the County
Flood Control District prior to City issuance of a permit for rough
grading. The Master Plan shall identify what improvements must be
completed coincident with the initiation of rough grading.
133. A Bank Protection Plan shall be prepared to address potential
hazards to residences and components of the golf course situated
within the potential hazard limits of Gabbert Canyon Creek. This
Plan shall be prepared after review and approval of the Master
Drainage and Flood Control Improvement Plan (Mitigation Measure 1
above) . The bank protection devices incorporated into this Plan
shall, to the degree feasible, emphasize the use of "soft" surface
improvements (such as gabions, erosion control matting, buried
retention features, and similar devices) to minimize modifications
to the existing channel.
Potential locations for hazard remediation shall be identified on
the Plan. Modifications to the Plan required by the City Engineer
or the Ventura County Flood Control District shall be made as
requested. The Bank Protection Plan shall also be reviewed by the
Department of Fish and Game for compliance with 1603 Permit
requirements. An approved Bank Protection Plan shall be completed
prior to recordation of the first phase of the Final Vesting Map and
prior to issuance of any building permits for residential
structures.
134. Sediment yields in the watersheds within the project boundary shall
be computed for pre- development and post - development conditions in
accord with methods outlined in Erosion and Sediment Yields in the
Transverse Ranges, Southern California (United States Geological
Survey, 1978). These estimates of sediment yield shall be completed
prior to initiating final design of modifications to the existing
debris basin facility situated in the Gabbert Canyon Drainage south
of the project boundary.
135. If required by the Master Drainage and Flood Control Improvement
Plan, improvements to the permanent debris basin in the Gabbert
Canyon watershed shall be made, which will be sufficient to reduce
estimated sediment generation to pre - development levels.
Modifications to this debris basin shall be made in conjunction with
commencement of rough grading operations for the proposed golf
courses. The design of modifications to this basin shall be
reviewed and approved by the Ventura County Flood Control District.
All improvements to the basin shall be completed prior to the first
rainy season to occur after rough grading has commenced.
Implementation of these off -site project drainage mitigation
W
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
measures and construction of off -site drainage improvements are
subject to review and approval by the City Engineer and the Ventura
County Flood Control District. The City Engineer and the Ventura
County Flood Control District may approve alternative on -site
methods to comply with the impacts which are proposed to be
mitigated by the aforementioned mitigation measures.
136. Basin maintenance shall be provided under an agreement satisfactory
to the Flood Control District. An improvement and maintenance cost
agreement between the Applicant /Developer and the District shall be
required prior to the issuance of initial grading permits or
recordation of the Final Tract Map (whichever occurs first).
137. Prior to the issuance of a rough grading permit, the
Applicant /Developer shall have prepared an Erosion and Sediment
Control Plan to address construction impacts and long term
operational effects on downstream environments and watersheds. This
Plan shall be prepared by a Certified Erosion and Sediment Control
Professional. Proposed management efforts shall include (but not
be limited to) construction of debris and detention basins in the
Gabbert Canyon watershed, provisions for the use of vegetative
filtering enhanced by creek bed reconstruction, preparation of
detailed erosion control plans, appropriate use of temporary debris
basins, silt fences, sediment traps and other erosion control
practices. The proposed plan shall also address all relevant NPDES
requirements and recommendations for the use of best available
technology. The erosion control plan shall be reviewed and approved
by the Community Development Department Director and City Engineer
prior to the issuance of any grading permit.
138. Prior to issuance of a grading permit, the Final Drainage Study
shall be reviewed and approved by the County of Ventura Flood
Control and Water Resources Department.
VII. MITIGATION MEASURES APPLICABLE TO THE RPD PERMIT
139. The approved Mitigation Monitoring Program is included as Attachment
1, and all mitigation measures are requirements of the RPD Permit,
as applicable. Some of the adopted mitigation measures are
duplicates or very similar to standard conditions of approval. In
cases where a mitigation condition conflicts with another condition
of approval, the stricter or more specific condition shall apply,
as determined by the Director of Community Development during the
condition compliance review for each phase of development.
29
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
ATTACHMENT 1
MOORPARK COUNTRY CLUB ESTATES PROJECT
MITIGATION MONITORING PROGRAM
(To be added after City Council approves
Final Mitigation Monitoring Program)
30
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORP.
February 8, 1996
ATTACENENT 2
MOORPARK COUNTRY CLUB ESTATES PROJECT
DRAFT DESIGN GUIDELINES FOR RESIDENTIAL DEVELOPMENT
31
TRACT 4928
MOORPARK COUNTRY CLUB ESTATES
DRAFT
ARCHITECTURAL
DESIGN
GUIDELINES
by:
BOLLINGER DEVELOPMENT CORP.
TABLE OF CONTENTS
STATEMENT OF INTENT ........ ............................... . ...... 1
COMPLIANCE PROCEDURES FOR ARCHITECTURAL REVIEW ...............
2
Howto File: ..................... ...............................
2
Definition of Improvements Requiring Approval ........................
3
Security For Performance .......... ...............................
4
Application for Approval ............ ...............................
4
The Steps of Architectural Committee Process Are . .....................
4
Conceptual Review .......... ...............................
4
Preliminary Review and Approval ..............................
5
Final Review and Approval .... ...............................
5
Progress Reviews ........... ...............................
5
Site Compliance ............ ...............................
5
Site Final Review and Approval . ...............................
5
Preliminary Plans ................. ...............................
5
Requirements for Plot Plan and Grading Plan ....................
5
General Conditions .......... ...............................
6
FinalPlans ...................... ...............................
7
Major Alterations ......
8
Minor Alterations ............ ...............................
8
Reconsideration of the Committee's Ruling ......................
8
Variance and Additions ....... ...............................
8
Guideline Amendments ....... ...............................
8
Fee...................... ...............................
8
Other Approvals ............ ...............................
9
Precise Plan of Design ( "PPD ") Review ...............................
9
Fire Department Review ..... ...............................
10
Building and Safety Department Submittal ......................
10
City Engineer Submittal ...... ...............................
10
Setbacks For Houses and Detached Structures .......................
10
FrontYard ................ ...............................
10
RearYard ................ ...............................
10
Side Yard
11
FlagLots ................. ...............................
11
Arroyos and Slopes ......... ...............................
11
Siting of Structure .......... ...............................
11
Usable Open Space ........ ...............................
11
Minimum Size of Home ...... ...............................
11
Height Limitations .......... ...............................
11
Definitions and Clarifications .............................
12
1
GRADING........................... ............................... 12
GradedLots .................. ............................... 12
ARCHITECTURAL IMPROVEMENTS ..... ............................... 12
Colors........................ ............................... 13
Materials, Masonry and Siding ..... ............................... 13
Simulated Materials .............. ............................... 13
Windows...................... ............................... 14
Roofs......................... ............................... 14
Facias........................ ............................... 15
Chimneys...................... ............................... 15
Skylights, Solariums, and Similar Improvements ....................... 15
SolarPanels ................... ............................... 15
Garages....................... ............................... 15
Detached Garages, Outbuildings, Pavilions, and Other Structures ......... 16
Patio Covers ......................... ....................... 16
Driveways and Hardscape ........................................ 17
WALLS AND FENCING ................ ............................... 17
Privacy Walls ................... ............................... 17
Retaining Wall .................. ............................... 17
Security and Decorative Fencing .... ............................... 18
Fencing Setbacks and Locations .... ............................... 18
Design and Height of Fencing ...... ............................... 18
Golf Course Fencing ............. ............................... 19
DrivewayGates ................. ............................... 19
ACCESSORY IMPROVEMENTS ......... ............................... 19
Mailboxes and Address Numbers ... ............................... 19
Mechanical, Air Conditioning and Pool Equipment ..................... 19
ENERGY CONSERVATION ............. ............................... 19
LANDSCAPING ...................... ............................... 20
ClimateZone ................... ............................... 20
Landscape Intentions ............. ............................... 20
Plant Materials .................. ............................... 21
Ground Cover Materials ........... ............................... 22
Shrub Materials ................. ............................... 22
PalmTrees ..................... ............................... 23
Plant Materials Not Suitable ....... ............................... 23
Vegetation Control ............... ............................... 24
For Native Grass Areas ........... ............................... 24
For Native Shrub Areas ........... ............................... 25
TENNIS COURTS AND SIMILAR IMPROVEMENTS ......................... 25
2
YARD AND SECURITY LIGHTING ....... ............................... 26
Exterior Lighting ................. ............................... 26
Entry Drive Lighting .............. ............................... 27
SafetyLighting .................. ............................... 27
Security Lighting ................ ............................... 27
Landscape Lighting .............. ............................... 27
VACANT LOTS ....................... ............................... 28
WINTERIZATION ..................... ............................... 28
3
EXHIBITS TO GUIDELINES:
EXHIBIT NO.
1 ..................
2 ..................
3 ..................
4 ..................
5 ..................
6 ..................
7 ..................
8 ..................
9 ..................
10 ..................
11 ..................
12 ..................
13 ..................
14 ..................
NAME
WROUGHT IRON FENCING
FENCING ON SLOPES
SETBACKS FOR ENTRY GATES
ENTRY GATE INTERCOM
DESIGN GUIDELINES
GRADING EXAMPLES
HOW TO MEASURE BUILDING HEIGHT
TWO -STORY LOW PROFILE EXAMPLES
UHS -2 BUILDING MASSING
TREE GROUPINGS
APPLICATION CHECKLIST
SCHEDULE OF FEES
CONSTRUCTION PROCEDURES
GLOSSARY OF TERMINOLOGY
STATEMENT OF INTENT
The following Architectural Guidelines have been adopted in accordance with
Residential Planned Development Permit No. RPD -94 -1 and the Covenants, Conditions
& Restrictions (CC &R's) for Tract 4928. They are established for the purpose of creating
a rural type of development in the hills, surrounded by a landscape that merges with the
natural landscape as well as the adjacent golf course. The Guidelines are intended also
to enhance the value and attractiveness of the tract. This will be a community of select
home sites surrounding two championship golf courses. The Architectural Committee
encourages creative and innovative designs which are consistent with the development
program for the Moorpark Country Club Estates as reflected by these Guidelines. These
Guidelines are in addition to and exceed the minimum zoning code requirements of the
City of Moorpark.
More specific policies to be considered in applying these Guidelines are:
(a) To achieve an integrated and harmonious development;
(b) It is the intent of these guidelines to establish a harmonious residential area
by the creative use of tempered traditional architectural designs;
(c) To imitate nature in landscape design in order to best achieve a unifying
landscape throughout these large home sites. This can be accomplished
through use of a limited number of plant types and an informal grouping of
the plant materials. The detailed landscape requirements must be followed;
(d) If the style of a home is to be reminiscent of a cultural or historical style, that
style should be developed using contemporary materials and methods of
construction and be Western European in origin. Highly ornamented
detailing characteristic of some historical styles will not be approved. House
designs that are sympathetic to the terrain and the natural rural beauty of
this development are strongly encouraged. Good architecture is of the
utmost importance. Note that highly contemporary styles will not be
approved.
These Guidelines are intended to provide information concerning the basic criteria
by which the Architectural Committee will evaluate design submissions. It is not the
function of the Architectural Committee to create architectural statements or designs. The
Architectural Committee is charged with the task of evaluating submittals by applicants and
giving direction within the context of these Guidelines. Applicants must conform with the
City of Moorpark Residential Planned Development Permit Conditions, as well as these
Guidelines.
1
From this point,. the guide is written in technical language for use by the
professionals that you retain to assist you.
COMPLIANCE PROCEDURES FOR ARCHITECTURAL REVIEW
How to File:
1. Please obtain and read the Architectural Guidelines, CC &R's (you should
receive from Escrow), Tract Conditions, Building Code and Residential
Planned Development ( "RPD ") Conditions from the City.
2. All plans shall be prepared in accordance with generally accepted standards
of professional practice. Architectural plans shall be prepared by a
registered Architect and landscape plans shall be prepared by a registered
Landscape Architect.
3. (Optional) Meet with a representative of the Architectural Committee to
review the approval process. Bring plot plan and any other design drawings
in for Conceptual Review (provide two copies). Revise the drawings per the
Conceptual Review.
4. Submit to the Architectural Committee two sets of the following for
Preliminary Review: (See detailed requirements pages 4 to 6). Pay
Architectural Review Fee: (Contact Architectural Committee for a current fee
schedule.) Use Exhibit #11 Checklist for each submittal. Plans which do not
conform to the guidelines or other conditions shall be considered a
Conceptual or Progress Review. Conceptual and Progress Reviews are
good for six (6) months. Conceptual or Progress Reviews should be
corrected and resubmitted for review. You should expect a three- to five -
week turn around time.
5. When notified, pick up the review; check it over; make appointment with
Architectural Committee staff if you have any questions. Give them an
opportunity to be of help.
6. Make corrections as per Preliminary Review. Preliminary Approvals are
valid for six (6) months. Submit two (2) complete revised sets to
Architectural Committee for Final Review. Use Exhibit #11 checklist for
submittal requirements.
7. Make final corrections from Final Review. If corrections were noted on your
Final Review, they must be revised and submitted. Resubmit two sets of
revised final plans. Plans must be resubmitted with thirty (30) days from the
Final Review date.
2
8. Submit two (2) sets of plans incorporating any changes required by Final
Review to the City Community Development Department, plus the signed
Final Approval set from the Architectural Committee. Obtain the Zoning
Clearance.
9. Submit the approved Zoning Clearance and two (2) sets of final building
plans to the Building and Safety Department at the City. A copy of the final
building plans should also be submitted to the Fire Department, and any
other required body for review. Obtain the Building Permit. File a copy of
the building permit with the Architectural Committee.
10. Any changes you desire to make after you have received Final Approval
must be resubmitted to the Architectural Committee and City for review and
approval prior to installation.
11. Final Approvals are valid for 180 days. ff work has not commenced within
180 days, the Architectural Committee, at its discretion, shall give written
notice of a time extension. The notice may contain conditions of the
extension. Extensions must be filed within the 180 day period.
12. The Zoning Clearance and Building Permit will also expire after 180 days if
work is not commenced and any extension should be requested prior to
expiration. Refer to Construction Procedures (Exhibit #13) for "how to build"
information.
13. Failure to implement designs submitted by you and as approved by all
applicable parties could result in withholding of occupancy permit, restricting
Association privileges and imposing penalties.
Definition of Improvements Requiring Approval.
Improvements of any nature such as grading, excavating, landscaping, pools,
rerouting of storm water, walling, fencing, bridging or structural construction, including the
establishing of temporary structures or trailers shall not be allowed on any lot without
having received prior Architectural Committee and City approval. Internal changes or
modifications which cannot be viewed from the exterior do not require Architectural
Committee approval.
Services performed by the Architectural Committee include rendering opinions on
questions of aesthetics as well as analysis of architectural plans. The Architectural
Committee shall not render services or opinions regarding, but not limited to any work
done by soils, civil, structural, electrical, mechanical engineering design, nor shall the
Architectural Committee provide services or opinions regarding, but not limited to, any
construction means, methods, sequences or techniques or any defects in plans or
specifications that the Architectural Committee has rendered advisory opinions.
3
Security For Performance:
The Architectural Committee in its reasonable judgment may impose performance
guarantees (such as posting of a surety bond or cash deposit) or require the Applicant to
pay for the cost of an on -site inspector to assure conformance with its approval where the
Applicant or any individual or entity associated with Applicant in the improvement of the
Lot, has previously violated prior approvals by the Committee or the Association. Prior to
Final Approval of a Construction Compliance Deposit shall be required. Refer to the
Construction Procedures (Exhibit #13) for this requirement.
Application for Approval:
This is a three step plan review process if all Conditions are met and presented.
(1) Conceptual Review. Submit two sets of plans. (2) Preliminary Review. Two sets of
sample boards and plans must be submitted for Preliminary Review (3) Final Review.
Two sets of plans must be submitted for Final Review along with corrected color boards.
One meeting may be scheduled with each review step. Contact the Committee to arrange.
Plans which do not adequately satisfy the Committee's previous review comments will not
be considered. (4) Progress Review. Additional steps are required for (5) site compliance
and (6) site Final Review and Approval during and after construction. Refer to
Construction Procedures (Exhibit #13) for information.
One set from each submittal will be returned to the applicant with a stamp signed
by a member of the Architectural Committee indicating the Architectural Committee's
approval at each stage of approval. Any conditions of approval will be noted on the plans.
Approvals are never given verbally. Final Approval is given only after all requirements for
submittal have been satisfied. No construction or alteration may begin prior to receiving
Final Architectural Committee Approval and the City of Moorpark approval. Approvals
shall be based on the plans and drawings depicted only. If other plans and drawings
reflect contradictions or revisions not shown clearly on all plans and drawings, such
contradictions or revisions shall be deemed disapproved. All revisions or contradictions
shall be identified and approved prior to construction.
The Steps of Architectural Committee Process Are:
Conceptual Review: Architectural Committee staff will, upon request, informally
review concept plans prior to completion and submission of Preliminary Plans. The
Conceptual Review is provided only for assistance in the preparation of preliminary
plans and the interpretation of the guidelines to ensure that the project is within the
intent of the guidelines. Conceptual reviews may also be required if a plan does
not conform to the Architectural Guidelines or other Conditions. A plot plan
(including any existing mature tree plotted accurately and a house footprint, existing
and proposed grading and setbacks); floor plans and elevations are required for a
Conceptual Review. This review can be of great assistance in saving time and may
help speed approvals of future submittals. Items discussed or resolved during the
ld
Conceptual Review will not be considered binding on the he part of either the
Applicant or the Committee. No approvals are given with a Conceptual Review.
2. Preliminary Review and Approval: Preliminary plans are to be submitted as early
in the design process as possible. Approval of Preliminary Plans is guidance for
completion of Final Plans to be submitted for final Committee approval; it does not
authorize proceeding with improvements to the property. Once these corrections
cited have been made to preliminary plans it is not to be construed as final until a
final review and approval are executed.
3. Final Review and Approval: One meeting may be scheduled. Final Plans are the
final construction drawings incorporating any changes required to satisfy conditions
of the Committee's approval of Preliminary plans.
4. Progress Reviews: Progress Reviews may be required if a plan does not conform
to the Architectural Guidelines or other Conditions. No approvals are given with a
Progress Review. Progress Reviews shall be surcharged per the fee schedule.
5. Site Compliance: Periodic site compliance visits by the Architectural Committee
staff may occur. Issues which are of concern or in non - compliance with plans.
Architectural Guidelines, or other Conditions may be cited. Refer to the
Construction Procedures (Exhibit #13) "How To Build" information. Contact the
Architectural Committee as stated on the notice of non - compliance.
6. Site Final Review and Approval: Upon completion of all improvements contact the
Architectural Committee to request a site meeting. A review and approval will be
provided to improvements which are consistent with the approved plans. Also
contact City Community Development and Building and Safety Departments to
obtain final building permit/occupancy approval.
Preliminary Plans:
Check Exhibit #11 for the list of the drawings required. Preliminary Plans shall be
sufficiently detailed to describe the general extent and character of the proposed project.
Partial submittals will not be given approvals. Plans submitted for Preliminary Approval
shall consist of the following minimum materials:
Requirements for Plot Plan and Grading Plan: Sit plans are very important to have
verified with site conditions. Survey plans shall be provided for all sites.
(a) The owner's name, address, lot number and tract number will be shown on
all sheets. Copy of the Title Report listing all easements, right -of -way or
other matter of record.
5
(b) Preliminary Plot Plans and Grading Plans shall be drawn at a scale not less
than 1" = 20'0" and shall indicate the location of proposed improvements
relative to the property lines. For large sites 1" = 40'0" may be allowed for
overall site, but 1" = 20'0" shall be provided for areas adjacent to proposed
grading and structures. Plans and sections shall be drawn at equal scales.
(c) The location of proposed improvements relative to the property lines shall
be indicated with setbacks dimensioned. The location of proposed
improvements relative to the adjacent slopes shall be indicated with
setbacks dimensioned.
(d) BE SURE ALL EASEMENTS AND RESTRICTIONS ON THE LOT ARE
SHOWN ACCURATELY.
(e) Existing topography and proposed finish grading shall be shown. Existing
contours shall be solid lines and the proposed shall be dashed lines.
(f) The location and finish floor (F.F.) or finish surface (F.S.) elevation of
buildings, driveways, walks, retaining walls, et cetera, shall be shown on
plans. Indicate top of wall elevations and overall wall height in all cases.
(g) All proposed or existing drainage systems shall be shown. Drainage
systems shall be reviewed and approved by the City.
2. General Conditions:
(a) Each lot must have separate sets of drawings for each submittal. No design
or alternative in plan or elevation may be repeated more than six (6) times
in this tract.
(b) Site Sections: Site sections shall be drawn at a scale equal to the site plan
and survey and shall be sufficiently detailed to indicate the existing and
proposed topography, retaining walls, building siting.
(c) Floor Plans: Preliminary Floor Plans shall be drawn at a scale not less than
1/8" = 1'0" and shall be sufficiently detailed to indicate the proposed use of
interior spaces, location of doors and windows, and overall building
dimensions. This must also include area calculations of each floor level as
required for building massing and setbacks. Please note that two -story
volume is considered floor area on the second floor.
(d) Roof Plan: Preliminary Roof Plans shall be drawn at a scale not less than
1/8" = 1'0" and shall be sufficiently detailed to indicate ridge and valley
locations, roof overhang dimensions, roofing materials, slopes, skylights,
solar panels, and chimneys.
D
(e) Exterior Elevations: Exterior Elevations shall be drawn at a scale not less
than 1/8" = 1'0" and shall be sufficiently detailed and labeled to indicate
proposed exterior materials and finishes, window and door types, floor -to-
floor dimensions, and overall building dimensions, existing and proposed
topography.
(f) Building Sections: Building Sections shall be keyed to plan and drawn at
appropriate scales not less than 1/8" = 1'0" to explain typical and special
details of construction, window are: door types, floor -to- floor, floor -to- plate,
and floor -to -ridge heights as well as overall building dimensions, existing
and proposed topography.
(g) Landscape Plans: Landscape Plans shall be drawn at a scale not less than
1" = 20'0" or 1" = 40'0" for large sites with all work adjacent to slopes and
structures shown at 1" = 10'0 ". The preliminary landscape plan should
consist of accurate existing mature tree locations and any retaining wall
locations with existing and proposed grades. Indicate the location of the
house accurately. In subsequent submittals landscape shall be sufficiently
detailed to indicate the location, kind and size of all proposed planting
materials and other landscape features, including pools, fences, walls,
hardscape, mailbox, equipment enclosures, et cetera.
(h) Materials and Color Samples: Samples of exterior materials and finishes as
noted on the Preliminary Plans shall be affixed to a stiff cardboard sheet not
larger than 8 -1/2" x 11 ". Preliminary proposals for other categories of
exterior improvements (lighting fixtures, et cetera) may be submitted in the
form of photographs or catalog cuts. Photographs must not be smaller than
3" x 4 ". Submit two (2) sets.
(1) Architectural Details: Details showing exterior treatments of roof eaves,
chimneys, window or door trim, specialty details to explain typical and
special details of construction.
Final Plans:
Check Exhibit #11 for the list of the drawings required. Final Plans shall be
sufficiently detailed to describe the general extent and character of the proposed project.
Partial submittals will not be given approvals. Plans submitted for Final Approval shall
include all plans listed for Preliminary Plans and as described below.
Final Plans incorporating revisions required by the conditions of Preliminary
Approval, and including additional details required to fully describe the proposed
improvements, shall be submitted for Final Review. Final plans, sections and elevations
shall be drawn at a scale not less than 114" = 1'0" (composite elevations of large homes
7
may be at 1/8" = 1'0 "). Final Plans must be approved prior to commencement of any
construction. No changes shall be made to any plans or in the construction of any
improvement until such proposed changes are resubmitted to the Architectural Committee
for its written approval. Changes shall be implemented only after receipt of such approval.
Final Approval MUST be obtained prior to acquiring a Zoning Clearance and Building
Permit.
Maior Alterations: Major revisions to approved plans which have not been
constructed, pre - grading of lots, room additions, exterior design concepts, et cetera shall
be reviewed and approved as Major Modifications. Plans and written requests shall be
submitted. You must receive written approval from the Architectural Committee prior to
proceeding with the improvements. The City Community Development Department should
be contacted to determine what City approvals would be required.
Minor Alterations: For minor revisions to approved plans which have not been
constructed such as change in windows, colors and materials, solar panels, et cetera,
plans and a written request shall be submitted to the Architectural Committee and City
Community Development Department. You must get written approval prior to proceeding
with the improvements.
Reconsideration of the Committee's Ruling: An applicant may request
reconsideration of a ruling of the Architectural Committee by resubmitting, in duplicate,
written arguments within sixty (60) days of the date of receipt of the ruling. The committee
will give its final ruling by answering the arguments and by confirming or modifying its
ruling within sixty (60) days of receipt of the applicant's written arguments. No fee is
required to be submitted for a reconsideration. Failure of the Committee to notify the
applicant within sixty (60) days of the date of resubmittal to the Architectural Committee
shall be deemed disapproval.
Variance and Additions: Approval of the Architectural Committee and the City
Director of Community Development shall be required to permit any Owner (without the
consent of other Owners) to deviate from any or all of the buildings and /or landscaping
standards set forth herein, provided that such deviation is necessary in order to carry out
the general purposes of the Declaration and /or the Architectural and Landscape
Guidelines. Any such permission of said Committee and Director shall be in writing and
shall not constitute a waiver of said Committee's or City's powers of enforcement with
respect to any of the Standards as to any other part of parcel of the properties.
Guideline Amendments: These guidelines are subject to revision by amendment.
At such time as the Architectural Committee shall determine that any portion of these
guidelines should be revised, the Committee shall send in written form a proposed
amendment outlining the change(s) and the reason(s) for the changes to the Board of
Directors of the Association and the City Director of Community Development.
Fee: A fee, according to Exhibit #12 which is subject to change, shall accompany
each application for Architectural Committee Review. Fees shall be paid in full upon the
submission. The scheduled fees will be subject to a reasonable surcharge, as determined
by the Architectural Committee, in cases where plan review services exceed the normal
review process. The surcharge will be assessed and payable prior to Final Approval.
Additional meetings or submissions will be subject to a surcharge.
Other Approvals: Approval of your plans by the Architectural Committee does not
automatically mean approval by the Community Development director. The Architectural
Committee will try to inform you of issues they believe the City may have with your plan
(i.e., silhouetting above ridges, height limitations, setbacks, but these are not to be relied
on as completing your review.
When you gain approval from the Community Development Planning Department
(which most likely will contain some conditions you must address in your final design), you
can proceed with your plans for Building and Safety Department and Fire Department
submittals.
If the Community Development Planning Department disapproves your PD
submittal, you do have the option to appeal the decision. This requires a filing fee. Check
with the Community Development Planning Department for the application and filing
requirements.
NOTE: All exterior revisions required after Final Approval must be resubmitted for
review and approval prior to construction.
Precise Plan of Design ( "PPD ") Review:
The planning staff will review your FINAL Design set to see if it complies with Code
and Architectural Guidelines of the City's as well as the Residential Planned Development
( "RPD ") conditions and regulations imposed on your tract. Verify length of time, fees, and
filing requirements for review with City staff.
Submit two (2) sets of final plans along with your approved and signed final set from
the Architectural Committee. The submittal must include:
Site Plan
' Grading Plan
Floor Plans
Roof Plan
Exterior Elevations
Building Section
Color Samples
Landscape Plan
Fire Department Review. The Ventura County Fire Protection District requires that
all single family residences be checked by them. This submittal consist of the following:
Application Form (obtain from Fire Department)
Site Plan
" Floor Plan
Elevations
Plan Check Fee
Facilities Fee
Fire Sprinkler Fee, if applicable (houses, including garages, that exceed
5,000 square feet, require a fire sprinkler system.)
Verify the length of time for this review. The Fire District Department will issue an
approval document that must be submitted to the Building and Safety Department before
a building permit can be issued.
Building and Safety Department Submittal: Once you incorporate all of the
conditions of approval from the Architectural Committee, the Fire Department, and the
Community Development Department, you can finalize your plans and details (construction
document set) and submit two (2) copies to the Building and Safety Department along with
a plan check fee.
Verify the length of time for this review. You can expect that the Building and Safety
Department will have a list of revisions (code violations) which will have to be corrected
prior to issuing a permit.
City Engineer Submittal: At the same time you submit your plans to Building and
Safety, submit two (2) copies of your site plan to the City Engineer for their review of your
grading plan.
Setbacks For Houses and Detached Structures:
All setbacks are minimum requirements and measured from Property Lines, not
curbs. Verify location with tract parcel maps. All residential structures, including
accessory buildings, shall be placed, grouped and shaped within the graded area to
complement one another as well as the natural landscape and to provide visual interests.
All structures must be sited within the Grading Limit Boundary or graded pad.
Front Yard: Overall average 24', minimum 20' front setbacks shall be varied so as
to provide visual variety. Two story masked by one story 30'0" ; two story facades 40'0 ".
(Exception: Residential structures on "C" Street require 30'0" minimum for one story
facades measured from the curbs. On comer lots front yard setbacks shall be required on
both streets.
Rear Yard. One story 20'0 "; two story 260 ".
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Side Yard: One story 10'0' , two story 160 ".
Flag Lots: The front yard is determined to be the face of the property most nearly
parallel to the street from which the drive extends. Exceptions to this rule of "front" should
be requested if you feel the site defines a different properly line as front yard.
Arroyos and Slopes: 20'0" minimum setback for all structures is required from the
tops of any manufactured downslopes (or any natural downslopes adjacent to a public
right -of -way) which are greater than 10'0" in height and which have a slope angle steeper
than 5 to 1 within any portion or section of the slope. Top of slope setbacks for patio
covers, trellis -type features and architectural features which are attached to and
subordinate to the main or principal structure may be reduced to 60 ". Manufactured
downslopes for natural lots will be on a case -by -case basis. This is subject to the review
of the Community Development Department, in accordance with the Tract.
Siting of Structure: Other than House, all golf course buildings will be per drawings
submitted to City and are not part of this CC &R.
Usable Open Space: As a requirement of this tract, homes and detached structures
must be sited within__ the graded pad area with ample open space surrounding all
structures. The natural terrain shall be preserved except for minor passive recreational
amenities where no grading is required. Specific nature and extent of permitted
improvements shall be subject to Community Development Department approval.
Minimum Size of Home: The minimum size of homes shall be 2200 square feet (two
thousand two hundred square feet). Garage and accessory structure shall not be included
in these figures.
Height Limitations: The maximum height of any structure on these tracts must be
based on a mass not to exceed 35' if the sideyard is a minimum of 15'. NOTE: Does not
apply to Golf Course Club House.
One and two stories is maximum building mass, depending on the location of the
graded pad in relationship to a ridge line, the allowable height of the building will vary.
The height of a structure shall be measured from the finished pad or grade elevation to the
highest point of the structure within a specific uniform foundation component. Special
allowances may be given consideration in calculating building height when finished floor
elevations are below natural grade and natural grade elevations are maintained adjacent
to all major exposed building elevations. Roof form such as cupolas, turrets, chimneys
which do not greatly exceed the maximum height may be considered on a case -by -case
basis. NOTE: Dormers to accommodate "third story" space cannot create a "third story"
component on the exterior.
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Definitions and Clarifications:
Cantilevered Areas which overhang the first floor without support to grade shall be
considered a cantilevered area. Areas of cantilever shall be minor in proportion.
All cantilevers shall be detailed with corbels, soffits or other detailed aesthetics.
Dormers: Where dormers provide second story square footage over a single story
with plate heights not exceeding 12'0" to 14'0" in a building element that looks to
be one -story, some allowance for this square footage can be made on a case -by-
case basis. All second story windows on site elevations will be considered two -
story facades.
Footprint is defined as the actual ground level square footage of all spaces
including attached garages and all buildings such as pool houses that are linked
by a substantial structure of similar proportion.
Plate Height: Generally up to 12'0" is accepted as a one -story plate height. Special
elements (not the entire first floor) such as the living room, entry, dining room, or
family room may have plate heights of up to 15'0" and, depending on the
shallowness of the pitch of the roof, still be considered single -story masses.
Roof Heights: Anything over 25'0" (floor to ridge) is generally considered two story.
The intent of these restrictions is to reduce the apparent scale of the proposed
home and is not concerned with whether the two -story volume is used or not.
GRADING
The intent of these grading guidelines is to aid the individual home site owner in
developing creative building footprints which reflect a sensitivity for the existing
topographic characteristics of each site. Every effort should be made to achieve a final
design which conforms closely to the original land form of the lot, while utilizing techniques
in house design which will minimize the amount of grading.
Graded Lots: All lots are pre - graded. Re- grading of pre - graded pads shall be
limited to minor adjustments which do not expand the building site, with any grading plans
prepared by a registered Civil Engineer.
ARCHITECTURAL IMPROVEMENTS
Exterior treatments used on the Residence and all detached or accessory structures
shall use consistent and continuous materials, proportions, detailing on all facades in order
to achieve a uniform and complete architectural design.
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Two -story facades shall be treated in a manner to articulate the flat appearance of
a wall. Facades should incorporate horizontal changes in materials or changes in relief
between first and second story. Trim bands are generally not acceptable but may' be
considered.
Colors: Strong harmonies of color in earth tones will be required. Color intensity
must be kept low for large surfaces. All colors shall be evaluated on a case -by -case basis
to determine compliance with the intent. Samples of appropriate colors are available for
review at the Architectural Committee office. Colors and materials shall be reviewed per
the actual samples.
Materials, Masonry and Siding: Exterior wall materials shall be limited to three in
number. Masonry shall be limited to one type on the house; accent masonry may be
considered on a case -by -case basis. Different materials must meet at inside corners and
the change in wall materials should reflect a consistent approach on all facades of the
building (wainscoting, wall recesses or projections, pilasters, bay windows, detailing, et
cetera). Masonry surfaces which have an exposed edge shall be 8" minimum thickness.
All facades must make consistent use of building materials. This applies to all
structures, landscapes, walls, etcetera. Materials must be used on all facades
consistently as these houses are viewed three - dimensionally. It is critical to design them
with this in mind. Large blank or inconsistent facades on a structure will not be allowed.
Simulated Materials: Materials which are produced to simulate authentic materials
are generally not allowed. Exceptions to the requirement for authentic materials shall be
considered, but are limited to the following conditions:
1. Concrete roof tiles which simulate either wood shake or slate roofing shall
be allowed. Concrete roof tiles shall not be allowed to simulate clay "S" or
barrel tiles. Additional requirements and conditions for roof tiles are
specified in the roof section.
2. Concrete paving and stamped stone or tile paving shall be allowed.
Stamped concrete colors and materials shall be of a quality which faithfully
simulates the actual materials. Joints or gaps between each molded pattern
shall be filled with grout or mortar similar to authentic material installation.
3. Pre -cast concrete or similar cast columns and detailing which simulates cut
stone shall be allowed. Pre -cast concrete shall be cast in a thickness which
is not considered hollow or thin walled. Where thin walled materials are
considered acceptable they shall be filled with a solid core. Pre -cast
concrete shall be of colors and materials which faithfully simulate the actual
materials.
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4. Cast concrete or gunite boulders, water features, et cetera, which simulate
natural rock shall be considered for use in pools, spas, waterscapes and
landscaping only. Cast concrete rocks shall be used for rocks larger than
24" in dimension, smaller rocks shall be authentic and use of mixed natural
and simulated rock is encouraged. Cast concrete rock textures, colors and
materials shall be of a quality which faithfully simulates the authentic rock.
Cast concrete rock shall not be used for gates, bridges,. equipment vaults or
other unreal uses of rock. Use of cast concrete rocks shall be reviewed on
a case -by -case basis.
To be considered, each applicant shall submit a qualified contractor's
proposal and photograph examples of the contractor's previous work. If
approved, the applicant shall be required to post and maintain a construction
compliance deposit in the form of cash, a cash bond, or surety bond, naming
the Association as obligee, in the amount of five thousand dollars
($5,000.00) to ensure quality of the construction. The deposit or any portion
there of is refundable upon completion of the work less the amounts used for
corrective purposes. The Architectural Committee, at its discretion, shall
review and release the deposit after determining the completion and quality
of the improvement. The Architectural Committee shall reserve the right to
refuse and cause the removal, modification or addition of work which is not
completed to the quality of authentic materials. The applicant shall
understand that construction of any cast concrete rock work is solely at their
own risk and that the Architectural Committee may request the applicant
provide additional work requiring greater expense or larger deposits due to
the proposed improvements.
Windows: The proportionality of windows to exterior surfaces will be carefully
considered by the Committee for each elevation of the proposed structure. The style of
window is required to be consistent on all elevations of the proposed structures. Windows
should be placed in thickened, recessed openings or projected or surrounded openings
in walls. No window shall be covered with aluminum foil, paper, reflective tint or other
inappropriate covering.
Roofs: Pitched roofs will be encouraged, minor areas of flat roofs may be
considered. Minor flat roof areas, where allowed, must be secondary to the main roof.
Flat roof areas which are used to resolve roof forms that are not an integral part of the
design or mansard roof designs will NOT be allowed. (NOTE: Roof - mounted mechanical
equipment will not be approved.) Flat roofs should not be visible from other property and
must be colored to match the pitched roofs of the structure. Decks will be allowed and
must be colored to match the pitched roof of the structure. Gravel or painted cap sheet
roofing is not acceptable.
Maximum roof pitch for main roof forms shall be 8:12. Steeper roof pitches for
special roof forms may be considered, and shall be reviewed on a case -by -case basis.
Roof pitches shall be appropriate to the relative style from which they originate.
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Roof overhangs shall be shown on Plot plans indicating dimensions from building
face. Maximum roof overhang may be 2'0" into all required building setbacks. Roof
overhangs greater than 2'0" may be considered, and shall be reviewed on a case -by -case
basis.
Roofs on sloping lots should be sloped in the same direction as the lay of the land
to blend structures with the topography.
Roofs shall be authentic slate, authentic clay "S ", barrel, flat or flat concrete shake
tiles. Applicants must provide manufacturer's specifications and actual samples of all
proposed the colors. Only subtle blends of color on roofs will be considered. If concrete
the is proposed, it must be flat, unglazed tile. No wood, metal, asphalt or fiberglass roofing
is allowed. If the concrete the becomes effloresced within a three -year period, the owner
shall be required to correct the effloresced tiles.
Minor roof areas of authentic copper may be considered. Sheet metal vents,
accessories must be painted to blend with the roof. Metal vents, accessories, and chimney
caps greater than 24" in any dimension shall be authentic copper. Gutters and
downspouts shall be colored to match the surface to which they are attached unless
copper is used.
Facias: Facias should be constructed with materials consistent with the structure.
Facias shall require detailing which is sympathetic to the architectural style of the
structure.
Chimneys: All chimneys should be metal and covered by material such as stucco
or masonry. An exception is made for structures that have a predominately wooden finish
surface on which matching wood may be approved. If any chimneys on a wooden house
are masonry, then all must be. Fireplaces must be equipped with a spark arrester
approved by the City. All chimney caps require detailing other than the spark arrester.
Chimney caps must be painted to match the surface it is mounted to.
Skylights. Solariums, and Similar Improvements: Skylights, solariums and similar
improvements shall be designed consistent with building forms, scale and proportion.
Frames shall be finished to match roof or building colors; glazing shall be flat, non -
reflective glass. Details or manufacturer's information shall be submitted for consideration.
No bubble or dome skylights shall be allowed. No aluminum or similar patio cover shall
be allowed.
Solar Panels: Roof mounted solar panels shall be recessed within the roof tiles and
shall be mounted at the angle of the roof. Solar panels shall be glazed with concealed
piping. All surfaces, except the glazing, shall be painted to match the roof color. No solar
panels will be allowed on the front elevation.
Garages: All garages must be enclosed; carports shall not be allowed. All two -car
garages shall be a minimum interior dimension of 20' wide x 22' deep, and three -car
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garages shall be a minimum of 30'0" wide x 22'0" deep. Houses with five or more
bedrooms and all homes with driveway access on to "C" Street must have a minimum of
a three -car garage. Street parking is prohibited on "C" Street except by special permit.
Garages for R.V.s and similar improvements shall be considered if design is
consistent with building forms, scale and proportion. Garages for R.V.'s shall be sited in
locations which do not directly face streets. All locations shall be screened from visibility
from street and neighboring views with dense, mature landscaping and shall be reviewed
on a case -by -case basis.
Detached Garages Outbuildings Pavilions and Other Structures: For those lots
capable of supporting detached structures, such as vehicle storage buildings, pool houses,
and guest living quarters no more than three accessory structures are allowed.
The architectural character of detached structures shall be consistent with that of
the main structure planned for the lot while not being a miniature replica of the main
structure. These structures must be carefully sited to integrate into the design of the site
and must all be within the building site.
Detached buildings, where allowed, are limited in height to 18'0 ". Any building
element that is attached to the main structure may conform to the same height limit that is
applied to the main structure and conform to one or two story setback as it applies with the
exception of patio covers.
To be considered attached, the portion of the building that is in question must
comply with the following criteria:
The structure must be attached to the main residence be a common wall, or
if the roof of the structure is a continuation of the roof, of the main residence.
The attached structure shall appear to be a part of the main residence.
2. The attachment between the structure and the main residence shall be
constructed of the same scale, materials and detailing of the residence.
3. Two story structures must be attached as required for one story structures.
Design of the two story structures should be verified with the Community
Development Planning Department or conformance with City Conditions.
Patio Covers: Shade, patio, and garden structures should be constructed of
materials of a permanent nature which are the same as those used on the main structure.
For example, if the roof of the main structure is clay tile, then a solid patio roof should also
be made of clay tile. If a lattice sun shade is proposed, it should be wooden and stained
to match the wooden elements of the main structure. Exposed wooden structural members
should be 4" x minimum for rafters, beams and rails, 6" x minimum for posts, and lattice or
trellis materials shall be 2 x 2 minimum. Steel structures, fiberglass, sheet metal, or cloth
awnings will not be approved. The maximum height shall be 12 feet.
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Driveways and Hardscape: Driveways and hardscape shall be constructed and
completed concurrently with construction of the residence.
All drives shall have a minimum vertical clearance of 20'0" and not exceed 15%
grade unless exempted by the City. They should be made of concrete either stamped, salt
finish or punctuated by masonry. Hardscape materials shall be sympathetic to those of the
house. Gravel or asphalt driveways will not be approved.
For all dwellings whose driveways exceed 50'0" in length, at least two extra outdoor
guest parking places with a 260" turnaround shall be provided. For requirements on lots
with driveways exceed 50'0" in length, consult the Fire Department.
WALLS AND FENCING
Privacy Walls: Landscaping is encouraged instead of privacy walls. Privacy walls
may be considered and shall be reviewed on a case -by -case basis. Walls shall be
required to screen trash areas and mechanical equipment. Privacy walls shall be sited to
integrate with the design of the residence. All walls greater than 2'6" in height shall
maintain a minimum setback required for a single story building. Walls to screen trash
areas, mechanical equipment shall maintain a minimum setback of 10'0" from all property
lines and tops of slopes. Privacy walls shall not be allowed on major roads except where
required for safety as determined by the City of Thousand Oaks. Screening along major
roads shall be accomplished using mature landscaping.
Maximum height of privacy walls shall be 60 ". Taller privacy walls for special
design forms may be considered if greater site setbacks are provided and shall be
reviewed on a case -by -case basis. Privacy walls shall be designed to integrate with the
design of the residence. All exposed surfaces of the wall shall be finished to match the
residence. Generally, walls should be an earth tone color. Walls visible from the golf
course, streets or other public areas shall use a decorative cap. Plain or painted concrete
block or slump stone is not allowed. Landscaping shall be required to soften the
appearance of the wall.
Retaining Wall: Retaining walls shall be considered on lots in order to reduce
unsightly grading and to create architectural features which are designed to integrate with
the design of the residence. These shall be reviewed on a case -by -case basis. Walls
which do not exceed 2'6" in height shall maintain a setback equal to the wall height from
all property lines. All walls visible from the golf course, streets, adjacent lots, or other
public areas which are greater than 2'6" in height shall maintain a minimum setback
required for a single story building. Setbacks for retaining walls which are not visible
outside of the property shall maintain a setback equal to the wall height from all properly
lines and shall be reviewed on a case -by -case basis.
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The maximum height of retaining walls visible from the golf course, streets, adjacent
lots, or other public areas shall be 3'6" with decorative surface or screened landscaping
required. The maximum height of retaining walls which are not visible outside of the
property shall be 60 ". Taller retaining walls for special design forms may be considered
if greater site setbacks are provided and shall be reviewed on a case -by -case basis.
Where walls greater than 6'0" are necessary the walls are encouraged to terrace, using
heavily landscaped terraces. Retaining walls shall be designed to integrate with the
design of the residence. Generally walls should be an earth tone color. All exposed
surfaces of the wall shall be finished to match the residence. Walls visible from the golf
course, streets or other public areas shall use a decorative cap. Plain or painted concrete
block or slump stone is not allowed. Landscaping shall be required to soften the
appearance of the wall.
Security and Decorative Fencing: All fencing within any lot is subject to Architectural
Committee approval prior to installation (City approvals may also be required). Fencing
is not required on any lot except where required for pool safety.
Fencing Setbacks and Locations: All fencing over two feet six inches (2'6 ") in height
must maintain the setbacks listed below. All setbacks are measured from lot property
lines. Street property lines generally do not include public rights of way or landscape
zones. Location of property lines should be verified by a surveyor. Fencing which is
located in or over an easement which may require accessibility or maintenance should be
installed with gates or fencing which can be easily removed.
Front yard: 20'0" minimum to property line
Side yard: No setback required for adjoining lots
Side yard (corner lot): 10'0" minimum to property line
Rear yard: No setback required for adjoining lots
Rear yard (abutting street): 5'0" minimum to property line
EXCEPTIONS: Exceptions to defined rear yard and side yard
setbacks shall be considered on lots where hardships due to
topography such as a steep slope and lots where lot size restricts
required usable yard. Exceptions to front yard setbacks shall be
considered where the street curves creating a condition similar to a
side yard. Setbacks may be reduced where slopes descend from
street elevation. Where reduced setbacks are permitted, a 5'0"
landscape screened area shall be required between the fencing and
public view. All exceptions and fencing proposals shall be reviewed
on a case -by -case basis. Refer to Exhibit #4 for methods for
determining setback exceptions.
Design and Height of Fencing: All property line fencing is required to be wrought
iron per the graphic exhibit in the Guidelines. The color is required to be flat black for
property line fencing. Fencing located within the property line fencing may be of differing
style and color, but must be reviewed on a case -by -case basis. The maximum height of
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fencing shall be six feet (60 "). The maximum height of fencing which is located on top of
a free standing or retaining wall shall be a combined height of six feet (6'0 ") measured
from the lowest most adjacent point. Terrain changes must be made by stepping the fence
top with terrain. The top shall remain horizontal with vertical posts. On steeper slopes the
top may slope to match the angle of terrain with vertical posts. Combinations of stepped
and sloped fencing shall not be allowed. Pilasters must be compatible with the building
design and must be used consistently for all fencing. Fencing beneath protected mature
trees shall be installed in hand dug post holes. Verify all mature tree work with the City.
No chain link, wood, canvas, reed or straw like, poultry wire, plastic or fiberglass fencing
is allowed.
Golf Course Fencing: Fencing, if desired, along individual lot property lines which
are contiguous with the golf course shall be located along the property line alignment.
Driveway Gates: All security gates must observe required setback of the building.
Setback exceptions exist in cases of sloped driveways that descend in elevation from the
street (refer to Exhibit #3 and #4).
Entry gates are limited to 14'0" in height; pilasters are limited to 8'0 ". Solid walls
may not extend beyond 20'0 "in any direction from the entry gate structure, may not
encroach in the required setbacks, and are limited to 60" in height. Low driveway entry
pilasters are limited to 2'6" and are allowed at driveway property lines.
ACCESSORYIMPROVEMENTS
Mailboxes and Address Numbers: Mailboxes will be supplied by the post office in
groups of 16 each to be installed by developers in locations required by post office.
Address to be supplied to developer for each lot.
Mechanical, Air Conditioning and Pool Equipment: Mechanical equipment is usually
unsightly and noisy. Heating, ventilating, air conditioning and pool equipment must be
enclosed by walls and solid wood gates of a material which is integrated into the character
and materials of the house design. Landscape screens are not acceptable.
No outdoor speakers of any kind will be permitted.
All alarm system equipment must be concealed from view.
ENERGY CONSERVATION
All residential units shall include site design and building or construction features
and devices which are capable of conserving energy. Measures encouraged in the design
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of all residential structures are: double glazing; size and placement of windows and other
major openings shall take into account prevailing breezes during summer season and
protection from stronger winds during winter season; appropriate design features to deflect
sunlight or allow it to enter the residence, depending on seasonal needs; strategic location
and type of plant materials in areas adjacent to the residences to reduce temperature
building and sun penetration during summer season.
LANDSCAPING
Complete landscape and irrigation plans are required for all developed lots. Plans
shall be prepared at a scale not less than 1" = 20'0'; 1" = 40'0" for large sites with all work
adjacent to slope and structures shall be 1" = 10'0 ". All pad and slope landscaping shall
be installed at the completion of the residence, and prior to occupancy. Revisions to plans
which have been approved must be submitted for review and approval prior to proceeding
with the work. Complete landscaping of the lot is required to be installed prior to
occupancy of residence.
Climate Zone: This area is located within Sunset Garden Book@ Climate Zone 21
(Thermal Belts in Southern California's Sections of Occasional Ocean Influence), however,
micro climate pockets do exist. Plant selection should be adaptable, frost -hardy and heat
resistant species with ability to survive winter frost conditions and summer high
temperatures. Frost in low lying areas will limit plant selection; frost sensitive plants
should not be used. A Landscape Architect should be consulted to determine the
appropriate plant materials for the climate and drought tolerant criteria of this zone. Plant
materials which suffer from frost or drought shall be replaced immediately with quantities
and sizes of materials at time of loss.
Landscape Intentions: Landscape development within this area is intended to reflect
a very rural development which is designed with sensitivity and respect for the beauty of
the natural terrain and vegetation. Preservation and conservation of the indigenous
landscape shall be maintained. Landscaping should strive to reinforce and extend the
indigenous quality of the tract into the proposed home site. Landscape development
should include a means to counteract the adverse forces of nature and shall consider
related items such as erosion control, surface drainage, fire (fuel modification), et cetera.
Grading and retaining walls, where proposed, shall be an integral part of the landscape
design. To encourage low water usage an increase of hardscape areas, the use of
drought resistant plant materials, use of drip and low volume irrigation systems in lieu of
conventional systems and the use of rain shut -off devices, moisture sensors should be
incorporated in landscape plans.
Selections of plant materials shall be zoned to create a transition from natural
undisturbed vegetation to residential garden area. Landscape zones shall meander and
flow from zone to zone without distinct lines such as swales or fencing. Landscape zones
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shall be indicated on each plan to demonstrate the transition from natural to garden per
the following tables:
Zone 1 (natural landscape zone):
The farthest from the residence and adjacent to the natural,
undisturbed vegetation. This is the outer limit of the site development in a
meandering line. Natural landscape with minimum or drip irrigation and
natural landscape without irrigation.
Zone 2 (transition landscape zone):
Transition from natural plant materials and forms to garden zone or
area connecting to natural or golf course. Area 30'0" to 50'0" wide in a
meandering line. Irrigation as required for fire retardation and control (verify
requirements with the Fire Department). Drip irrigation encouraged.
Compatibility of landscape development between zones.
Zone 3 (garden landscape zone):
Area immediately adjacent to the residence or area connecting to the
golf course. All garden areas shall be fully irrigated,
Plant Materials: The selection of plant materials shall compliment and reinforce the
natural characteristics of the existing plant materials. Lots located adjacent to the golf
course are to create an uninterrupted flow of plant materials and grasses as a transition
to the residence and to avoid the use of plants which may create a barrier or wall. Trees
and shrubs shall be grouped in a grove -like arrangement with the greatest density and
largest size at the center and the least density and smallest size at the edges. Designs
showing planting in lines or regular intervals may be considered in areas immediate to the
residence and shall be reviewed on a case -by -case basis. Desert plants, such as cactus
and yucca, shall not be allowed. The use of crushed rock in place of plant materials for
ground cover shall not be allowed.
Each lot shall have a minimum number of trees based on the pad area and slope
area, per the tables. The minimum tree size shall be 15 gallon with use of larger trees per
the tables. The minimum shrub size shall typically be 5 gallons with use of larger shrubs
per the tables. Each lot shall also have one (1) 48" box specimen tree to be located within
the front yard setback area. Trees which are existing in parkways shall remain or be
located within the front yard area. Parkway trees which are removed may be replaced with
new trees of equal size (24" minimum). Woody shrubs shall have a minimum of 5 gallon
size with tuberous shrubs minimum 1 gallon size. Slopes greater than 5'0" shall be
landscaped to exceed the minimum requirements of Ventura County per the table for slope
planting. Trees required for parkways by the City must be verified with the City and should
be shown on planting plans.
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Tree planting requirements on pad:
Pad Area (in square feet)
1. 20,000 and under
2. 20,000 - 30,000
3. 30,000 and over
Minimum Number of Trees
5 (1 - 48"; 2 - 36" box)
10 (1 - 48"; 4 - 36" box)
15 (1 - 48"; 6 - 36" box)
All of the landscape species need to be reviewed by a Landscape Architect to
determine suitability for Moorpark.
Planting requirements on slope-
1 . 1 tree per 500 square foot minimum (1 - 24" box per 4 or less trees required).
2. 1 shrub per 300 square foot minimum; rooted cuttings ground cover.
3. 1 shrub per 125 square foot minimum; hydroseed ground cover (allowed only
in zone areas outside Zone 1, 2, 3 as required by the Fire Department).
Ground Cover Materials: Areas of ground cover and natural or manufactured slopes
shall be planted with a minimum of 50 planters made of 10 different types per acre should
be selected by your Landscape Architect to meet the different zone requirements.
Zone 1 (natural landscape zone):
Ground covers:
1. Hand planted rooted cuttings at 18" o.c. to 24" o.c. maximum spacing,
depending on material selected.
2. Hydroseed mix for native areas - refer to native grass and native shrub
areas.
3. Hydroseed mix "transitional:" mix (i.e., blend native slope with residences).
Zone 2 (transition landscape zone):
1. Hand planted rooted cuttings at 12" o.c. to 18" o.c. maximum spacing.
Zone 3 (garden landscape zone):
1. Hand planted rooted cuttings at 6" o.c. to 12" o.c. maximum spacing.
2. Sod and grass.
Shrub Materials: Massing of shrubs on pads and natural or manufactured slopes
shall be planted with the following plant materials:
Zone 1 (natural landscape zone):
1. Native, drought tolerant materials.
Zone 2 {transition landscape zone):
1. Native, drought tolerant materials.
2. Adaptable ornamental and non - native materials.
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Zone 3 (garden landscape zone):
1. Native, drought tolerant materials.
2. Hedges or formal materials, reviewed on a case -by -case basis.
Palm Trees: Palm trees may be considered in addition to other minimum tree
planting requirements and shall be reviewed on a case -by -case basis. Palm trees shall
be limited to designs which are sympathetic to siting and Architectural characteristics.
Palm trees shall not be allowed on sites which are adjacent to oak trees or other natural
characteristics. Species of palm trees shall be limited to the following: Canary Island
Palm, Feather Palm, Mediterranean Fan Palm, Queen Palm, Sago Palm.
Plant Materials Not Suitable: These materials are in addition to all materials which
are not suitable for the area due to climate zone, temperature, soils, et cetera. Some
materials listed, if used in a unique and /or unobtrusive manner that would not adversely
impact neighbors or off -site views, may be considered on a case -by -case basis.
Common Name
Norfolk Island Pine
Orchid Tree
Bamboo (over 12' high)
Bottle Palm
Horsetail Tree
Carob Tree
Dracaena
Leyland Cypress
Cypress
False Cypress
Dracaena spp.
Coral Tree
Eucalyptus (over 30' high) Wor
Fichus
Juniper (over 8' high)
Palm Trees:
King Palm
Date Palm
California Fan Palm
Mexican Fan Palm
Golden Trumpet Tree
Mulberry
Spruce
Yucca
23
Botanical Name
Araucaria Heterophylla
Bauhinia spp.
Bamboo
Beaucarnea Recurvata
Causarina spp.
Ceratonia Siliqua
Cordyline spp.
Cupressocyparis Leyland
Cupressus spp.
Chamaecyparis spp.
Dracena spp.
Erythrina spp.
Eucalyptus Citriodora
Eucalyptus Cladocalyx
Eucalyptus Globulus
Eucalyptus Rudis
Eucalyptus Viminalis
Fichus spp.
Junipus
Archonto Phoenix
Phoenix Dactylifera
Washington spp.
Tabebuia spp.
Morus Alba
Picea spp.
Yucca spp.
Vegetation Control: The Fire Department should be consulted to satisfy their
requirements for vegetation control. The Fire Department will not permit framing of
structures until their requirements for the control of combustible vegetation has been met.
The applicant's Landscape Consultant shall visit the site to determine the extent and types
of existing vegetation on the lot. The landscape plan shall show the native grasses and
native shrub areas.
For Native Grass Areas: If an applicant's proposed structure lies within a native
grass area, the applicant shall be required by the Fire Department to accomplish the
following:
Prior to framing, all vegetation, excluding plant specimens whose limbs
exceed 1" in diameter, shall be cut within 1" to 2" above grade to a minimum
distance of 100 feet horizontally to a structure. In order to preserve the
erosion control characteristics of the native ground cover plants, care should
be taken to see that they are not removed altogether. The line of cutting
shall meander to appear as a natural line.
2. The meandering line shall be shown on the landscape plan submitted for
Preliminary Review.
3. All debris shall be removed from the site.
4. The applicant may plant oak trees on the meandering line separating the cut
area from the area of natural growth to soften the edge. Approximately one
tree for every twenty lineal feet planted in groups according to Graphic
Exhibit #10 in the Appendix is recommended.
5. Hydro mulch mix shall be applied as follows:
Lbs. /Acre Native Grass Area
6
6
10
6
Zorro Fescue
(Festuca Megalura)
Recommended Minimums
90 purity /germ
85/80
Berkeley Wildrye
(Elymus Glaucus 'Berkeley')
Cucamonga Brome
(Bromus Arizonicus)
Wild Oats
(Avena Sativa)
24
85/80
85/80
85/80
For Native Shrub Areas: If an applicant's proposed structure lies within a native
shrub area, the applicant shall be required by the Fire Department to accomplish the
following:
1. Cut existing vegetation down to 18" from the ground and remove debris.
Specimen trees and shrubs shall be retained and thinned out. Garden
landscape areas shall have all vegetation removed except for oak trees or
other specimens which shall be noted on the drawings. Bare areas shall be
seeded per the "new mix'. In order to preserve the erosion control
characteristics of the native shrubs, care should be taken to see that they
are not removed altogether.
2. Groupings shall be thinned to a minimum spacing of 1 -112 times their height.
For example, ten foot high plants should have a minimum space of 160"
between canopies. The edge of cutting shall meaner, to appear as a natural
line or massing. The meandering line or cluster massing shall be shown on
the landscape plan submitted for Preliminary Review.
3. All debris shall be removed from the site at the end of each week.
4. Hydro mulch mix shall be applied. Contact the Fire Department for the
recommended mix.
TENNIS COURTS AND SIMILAR IMPROVEMENTS
Tennis courts, sports courts, paddle ball, or similar improvements may be permitted
on all lots.
1. Courts shall be located and installed ENTIRELY within the existing graded
pad.
2. Courts shall observe a 20'0" setback to rear property lines and tops of
slopes and 20'0" on side yards.
3. Tennis court fencing shall be a maximum height of 12'0 ". Heights shall be
measured from the court surface and shall include retaining walls in the total
height. All chain link fencing shall be green in color. Fencing in selected
areas rather than a complete court enclosure is preferred. All other fencing
shall be wrought iron per the fencing guidelines.
4. The use of tennis court lighting and solid wind screen devices shall be
prohibited.
25
5. The court shall be softened and screened through the planting of mature
evergreen landscaping. Tree and shrub plantings shall be provided adjacent
to court fencing to soften the visual impact of the fencing from neighboring
property and streets. The minimum number of trees provided for this
purpose shall be 1 per fifteen lineal feet of fencing on all four sides. Trees
should be planted in clusters. Shrubs shall be predominately selected from
those listed in these guidelines. Vary in height and texture so as to create
interest. Screening of the court is of utmost importance, and so additional
planting may be required upon review of the site.
YARD AND SECURITY LIGHTING
All of these lighting systems — safety, security and landscape -- may be used in
conjunction with one another. There are more sophisticated systems available such as TV
camera surveillance systems that require at least two foot candles of illumination to
operate, time clocks, or photo sensors that make your home appear to be occupied by
turning lights on and off through the course of an evening, or infrared motion detectors that
turn lights on when someone enters your property. Any burglar device can also be
connected to your security lighting system so that all lights go on when activated.
Proper maintenance and lamp replacement (prior to burn out) is very important.
One burned out security light could result in an intrusion.
Security lighting should be switched from the area indoors where you spend most
of your evening hours. Low voltage wiring can enable you to switch your system from
numerous locations.
If your house has not been built yet, have your security lighting system planned and
incorporated into the design /construction phase of your project. There are great cost
savings and possibilities open to you in planning ahead for your system.
Exterior Lighting: Yard and exterior wall lighting must be submitted for approval.
Building mounted flood lights will not be approved; all lighting shall be a combination of
decorative wall, ceiling and ground mounted lighting. Exterior lights on buildings may only
be mounted below a 12'0" height, except on second story decks, which may be higher.
The following is a set of general guidelines and recommendations for security
lighting of the homes. It is necessary to shield lights from neighboring property and public
rights of way with landscape. In an effort to prevent disturbing glare, these are approvable
alternative lighting methods rather than the more common placement of floodlights on
eaves that shine into people's eyes and onto others' property. Floodlights will not be
allowed.
26
Ideally each homeowner should seek the advice of a professional to design a
landscape lighting scheme, because this is the most aesthetically pleasing way to deter
intruders. Security lighting must follow the following guidelines which all work to
discourage vandalism and burglary by placing the intruder on stage when he nears your
property.
Entry Drive Lighting: Ground mounted lights at the curb cut are requested. No
continuous driveway lighting will be allowed. One pair of lights may be provided at each
driveway entry. No elements over 2'6" can be in front setback.
Safety Lighting: This refers to the provision of light around stairs, walkways,
driveways, garages and pool areas. These areas should be lit with either low -level path
lights, bollard or step lights. You should consider the use of compact fluorescent sources
that require less frequent relamping for these areas, or low voltage fixtures which are
compact, easy to install and very safe from an electrical standpoint.
Security Lighting: This refers to lighting the zone around your house and most
importantly the vulnerable areas such as entries, house corners, low windows, densely
landscaped areas and possible hiding places. Glowing wall sconces or bracket mounting
cylinders that provide directional up and /or down light can be mounted to the walls
providing a zone of illumination immediately around the house. This is an attractive
alternative to glaring floodlights.
Entries are effectively lit with recessed or surface - mounted downlights, or wall -
mounted sconces (decorative or minimal) that provide even illumination and minimize
shadows. It is wise to keep entry surfaces light in color so that the level of illumination is
as bright as pleasingly possible. You will most likely want to use incandescent sources
at entry locations -- especially your main entry because it is warmer and more inviting to
guests. It is nice to contrast this warmth with cooler sources for landscape lighting. Cooler
High Intensity Discharge (HID) sources such as mercury or metal halide render the
greenery of planted material more attractively than incandescent light. They have very
long lamp lives and consume far less energy than incandescent sources. High Pressure
Sodium or Low Pressure Sodium HID's will not be approved because they produce an
unnatural orange or yellow light that renders plant materials in a very "off' color.
Landscape Lighting: This can create a wonderful nighttime environment by bringing
to life the trees, bushes, flower patches and landscape features on your property. A bonus
effect of this aesthetic enhancement is that of deterrence. The philosophy of landscape
lighting can be quite involved — many stunning effects can be achieved through the
appropriate use of various fixture types, lamp types, colors and beam spreads.
27
VACANT LOTS
Lots which are vacant shall be kept clear of all weeds and debris. To prevent
dumping or stockpiling of dirt or materials, each lot owner may install a barricade using 3-
foot steel pipes and a chain or cable across the access to the lot (not the entire lot.)
Vacant lots shall also be in conformance with all other conditions for parkway and
slope planting and irrigation, winterization and erosion prevention.
WINTERIZATION
Erosion preventative systems, sandbagging, berming, et cetera, shall be provided
on all lots. Provisions to prevent surface water damage to adjacent properties, arroyos,
roadways shall be installed between November 15th and April 15th each rainy season.
28
T X
b a
E
it
i
I
1
I
j
I
I
�
1
f
i
Top and Bottom rails
11/2" x 11/2" square
horizontally set, step
equally with shallow
slopes, slope on
steep slopes
3/4- x 3/4- square
pickets at 4' o.c. -
set plumb
2- x 2- square posts
at 8' -0- max., set in
concrete post base.
hand dug beneath
oaks - verify with c:r/
Cdors shall be
black, unless
otherwise approved.
Wrought Iron Fence Exhibit 1
i;uu reouirea setDacx oer gwaeline _J
Slope ascending from Street
street , orocer.l
vent' auowacte
angle with City
motes:
1 z 6" I
T 5' 0" t. Refer to Guideline for standard rKutred setbacks.
Z Refer to Guideline for required fence style and color
3. suomit sections showing slopes and fencing for
adjusted setbacxs.
Steep Slope descending from Street
Fencing on slopes Exhibit 2
4'- 0' high Speaker
on Stl. Post `
Optional Speaker Pilaster
Refer to Exhibit
2' -6- f �_
max. ht. _
Terraced Planter
Roadway
Entry Gate
T - 0' max.I 8--0- Max.
�L pilaster j
Public l Required Fronryard setback i
Right per Arch. Guidelines
of Way i �\ f
A- Ascending Slope Driveway
Notes:
t. No element over 2'- 6' in
height may be within setbacks,
unless incorporated in a terraced design
conforming to natural topography
2. Refer to exhibits for speaker
and entry gates for additional
information
3. Verify requirements with City
4'-0- high Speaker
on stt. Post 2' -6' max. daylight height
above street level
Roadway — l I r 0- max. Pilaster
Entry Gate
8' - 0' max.
Public IAdjustedsetbackbased
Right on 2' - 6' max. Daylight ,
of Way
Verify required
setback with City ,
B. Decending Slope Driveway
Setbacks for Entry Gates Exhibit 3
T - 0' max. -
A. Custom Speaker Pilatter
Intercom speaker
ul
P
Pipe
)rt - Color
tch w.l.
8. Standard Speaker Support
consistant with house.
Notes:
1. Verity Setback from
Entry Gate with Supplier.
2 No Custom Speaker Pilaster
may excaed Z-b' par Tier.
All Tiars must step with slope.
r
X
E
i
u
Intercom Exhibit 4
DESIGN GUIDELINES
The Prairie style of architecture is characterized by gently sloping roofs,
low proportions, an emphasis on horizontal lines, two -story buildings with one -
story porches or wings, sheltering overhangs, suppressed heavy -set chimneys, and
massive square porch supports.
Other features of this style may include the use of low - pitched hipped
roofs with wide projecting eaves, contrasting wall materials or trim that
emphasizes the upper story, contrasting colors on eaves and cornices, contrasting
caps on porches, piers, balconies and chimneys, contrasting wood trim between
stories and horizontal patterns in wall material or trim. Tall casement windows or
ribbon windows (a continuous band of casement windows) may be used which also
emphasize the top half of the upper story. Geometric patterns of small -pane
window glazing may also be used.
MfSSWE SQUARE
PORCH SUPPORTS
TWO STORIES WITH
ONE -STORY PROCHES COW PITCHED ROOF DETAIL EMPHASIZING
OR.WINGS WITH WIDELY HORIZONTAL LINES
OVERHANGING EAVES
c
I
Design Guidelines Exhibit 5
DESIGN GUIDELINES
The Monterey style of architecture is characterized by having two stories with a
low- pitched gabled roof (occasionally hipped) and a second -story balcony which
may be cantilevered and covered by the principal roof.
Roofs may be covered with wooden shingles or ceramic tiles. Wall materials are
either stucco, brick, or wood (weatherboard, shingle, or vertical board -and-
batten).
The first and second stories frequently have different exterior materials, with wood
over brick being the most common pattern. Paired windows and false shutters
may be found.
Door and window surrounds may be absent or of simple style. Full length
windows may open onto the balcony form.
ffitle.11a;
Low PITCHED
GABLED ROOF
SECOND STORY
BALCONY. USUALLY
CAN11 EVERED
AND COVERED
BY PRINCIPAL ROOF
Design Guidelines Exhibit 5
DESIGN GUIDELINES
The features which characterize Spanish Eclectic architecture include a low -
pitched roof; usually with little or no eave overhang and a red tile toof covering.
One or more prominent arches may be placed above a door or a principal window
or beneath a porch roof. The wall material is usually stucco, and the facade is
normally asymmetrical. Several roof tiles are often used; Mission tiles which are
shaped like half - cylinders, and Spanish tiles which have an S- shaped curve.
Doors may have elements such as adjacent spiral columns, pilasters, carved
stonework, or patterned tiles. Entrance doors of heavy wood panels which are
sometimes arched above may also be used. Doors leading to exterior patios and
balconies may be paired and glazed with multiple panes of rectangular glass.
Windows may be accentuated by the use of one large focal window. These may be
triple -arched or parabolic shape and may contain stained glass. Balconies are often
cantilevered and may be open or roofed with wood or iron railings.
Other typical . details include: tile- roofed (and otherwise decorated) chimney tops;
stucco, brick, or tile decorative vents; fountains; arcaded walkways (usually
leading to a rear garden); and round or square towers.
ELAEORATE CHIMNEY TOPS TOWERS ROUND OR SQUARE
OFTEN WITH SMALL TILED ROOF i
STUCCO OR Tllf
DECORATIVE VENTS
�ISM U. 1 itw
�
RJR
OR ROOFED.
WOOD OR I
RAIUNGS
Design Guidelines Exhibit 5
Hf
DESIGN GUIDELINES
The identifying features of French Eclectic architecture include a tall, steeply
pitched hipped roof with varied hipped roof massing (subordinate gabled sections
may also be used). Roof line height is usually varied. Eaves are often flared at the
roof -wall junction.
Casement windows may be used so that the window top breaks the roof line.
Eaves are commonly flared at the roof -wall junction. Upper stories often are
overhanging, and a massive chimney may be used. Wall materials include brick,
stone, or stucco; decorative half- timbering may also be found. The use of half -
timbering with a variety of different wall materials, as well as roofs of flat tile,
slate, or stone is a distinguishing characteristic of this style.
Doors may be set within simple arched openings. Dormers are often used and
include arched, hipped, and circular types..
Windows may be either double -hung or casement sashes and may contain small
leaded panes. Full - length casement windows with shutters (French doors) are
sometimes used.
VARIED HIPPED ROOF MASSING
(SUBORDINATE GABLED SECTIONS
WINDOW TOP MAY ALSO BE USED)
UPPER STORIES MIXED MATERIALS CASEMENT
(I.E. STONE WrTH BRICK) WINDOWS
Design Guidelines Exhibit 5
DESIGN GUIDELINES
This style is derived from the "Venetian" Country Villa design. The style is noted
by a sense of deep, massive stucco walls, and low roof pitches with little or no
cave overhang. Details are deliberately kept simple and utilitarian in expression.
Building massing may occasionally include tower -like elements to give a strong
sense of identity to the landscape. These homes are usually two stories with hip
roof forms, and roofs may be of clay tile.
Other details may include windows that are banded with continuous trim,
ornamental railings, and deeply recessed doors to indicate more mass.
Design Guidelines Exhibit 5
tiiw��
«iii �.'�+. , y ���i ✓1��
Design Guidelines Exhibit 5
DESIGN GUIDELINES
This style is related to the traditional Mediterranean style found throughout
Southern California in recent years and is called a "Tuscan" cottage. It is
characterized by the following design elements: one or two story homes, often
with stucco walls and the roofs. However, the "Tuscan' cottage is more refined in
proportion and detail - much more aligned with the Renaissance period of art and
architecture.
Details may include slender columns, semi - circular arches, ornamental moldings,
castings, medallions, and the use of marble and granite. Tile accents may be found
on the building facade. Garage doors may be made with heavy timber -like
detailing. Windows may be ornamental/geometric shaped and may be surrounded
with wood slab -type shutters.
Other traits may include ornamental balconies, along with projected walls on
brackets. Double arch arcades may be used to highlight the entryway.
ORNAMENTA L/G EOMETRIC/
SHAPED WINDOWS
V
WOOD/HEAVY TIMBER -
LIKE GARAGE DOORS
e(
WOOD SLAB - TYPE
SHUTTERS
ORNATMENTAL BALCONY AND
PROJECTED WALL ON BRACKETS
it ►t: /i�Iil�
is /N�r DOUBLE
ENTRY WrTH GATES
f l�ti11I 4
CIE
EXPRESSED BUILDING
BASE
Design Guidelines Exhibit 5
Graded Area
S. Steep Slope (18% to 25%)
Notes:
1. Grading shall conform to maximum allowable
requiremants.
2. Building heights and massing shall
conform to the maximum allowable requirements.
3. Second story massing shall be masked by one story
massing. where a level Is buried In grade exceptions
to the maximum area ratios may be considered.
4. All applications should include site sactionswithgrading
and building massing indicated and dlmansioned.
Sloped Sites Grading Examples Exhibit 6
c
0
M
e
`O
lL
_
A. wild Slope
(12% to 18%) .
Graded Area
i
L_
0 3
•20' -T
G
C Q
min.
y
N C
•
r d
� O
One Story
B
Mass
a
3 m
0 3
C4
CL
r=
0
Full Sto:Y
°
P
U-
Overtxp to accomo�
stslr only
S. Steep Slope (18% to 25%)
Notes:
1. Grading shall conform to maximum allowable
requiremants.
2. Building heights and massing shall
conform to the maximum allowable requirements.
3. Second story massing shall be masked by one story
massing. where a level Is buried In grade exceptions
to the maximum area ratios may be considered.
4. All applications should include site sactionswithgrading
and building massing indicated and dlmansioned.
Sloped Sites Grading Examples Exhibit 6
Roof Ridge Height
Slope must be
an extension of
grading design
surrounding
dwelling
x irush Floor—_
M
E r (FF) below
exterior grade\
X
M
E
A. Exterior Finish Surface ` Areas at stairs which overlap do not have to
comply with max. ht., but shall be reviewed
on a case -by -case basis.
- Chimneys and other minor
architectural treatments maybe
allowed to exceed max. ht.
Finish Pad A
E
Finish Grade x
(FG) 6' below EiL
finish pad.
B. Interior Finish Pad
Notes:
1. Maximum heights of buildings are per lot classification or height restrictions.
refer to guidelines.
2. Submittals must include building sections with height measurements
indicated.
3. Designs which do not meet either diagram criteria should be verified with
Architectural Committee and City Planning staff.
How to Measure Building Height Exhibit : 7
Skylights
Flush on roof
2nd Floor
x
A •
L
ist Floor
s
A. 2nd Story Area with Skylights
One story facaae \
B_ 2nd Story Area with Dormers or Balcony
Notes:
1. Refer to conditions of Architectural
Guidelines and City Conditions.
2. Use of dormers and other architectural
treatments is allowed to exceed envelope
requirements, but shall be reviewed on a
case- by -casa basis.
3. Generally, if a facade looks 2 -story it does
not meet the intent of a low profile mass.
2 Story Low Profile Examples Exhibit 8
A. Dormer
S. Tower ,
c
E
C. Loft
`c
E
two story
massing
one story
massing
in
Facade
Notes:
t. Refer to additional conditions and guidelines.
2. Dormer and chimney elements may be permitted to exceed thebuilding envelope
If these features are minor In proportion to the roof and building massing.
3. Two (2) story massing must be masked by one story massing of no less than
2/3 proportion of each facade.
story
sling
i story
ssing
lwo story
passing
one story
-nassing
UHS 2 Building Massing 9
All trees within groves to be
the same species
,mallpr Sizes
i
No Scale.
Tree Groupings Exhibit .10
APPLICATION CHECKLIST
TRACT / LOT:
OWNER:
ARCHITECT:
LANDSCAPE:
BUILDER:
TELEPHONE
TELEPHONE
TELEPHONE
TELEPHONE
TELEPHONE
ILA A IFd 4.1x11 ICF• (• R.auirad for submittal: incom Beta submittal shall be considered a Progress Review
Application Checklist Exhibit 11
Item
Conceptual
Preliminary
Progress
Final
1
Lot Classification
'
2
GLB Calculadons
3
Landscape Plans
(tee chaddist)
4
Plot / Grading
5
Building
Setbacks
_
6
Site Section
7 .
P&rWng / Drive &
Guest
g
Equipment
Endowioe
9
Roof Plans
10
Area
Calculations
11
Exterior
Elevations
12
Sulding Sections
13
Building Height
14
Roof Plan
15
Solar Panels
16
Colors/Mteterials
17
Warranted Roo(
Mtaterisl
18
Fee Per Guideline
*fug fee due
19
Insurenee Con.
refer to guideline
20
Bond
refer to guideiine
Application Checklist Exhibit 11
PAVILIONS AND DETACHED STRUCTURES: (•ReQuird for submittal: incomplete subrnittar_shaq be
considered Progress Rsivow)
Application Checklist Exhibit 11
Item
Conceptual
Preliminary
Progress
Fifia!
1
Plot and Grading
•
'
2
Building
Setbacks
3
Ewiprnent
Enclosures
4
Floor Plan
S
Area
Calculations
'
6
Exterior
Elevations
7
Building Sections
'
g
Roof Plan
'
9
Fee Per Guideline
rza fee due
LANDSCAPE
LAN: (*Rewired foe subtrinal: incomol.te submittal *NW be considered Progress Review)
Item
Conceptual
Preliminary
Progress
Final
1
Plot Plan
2
Setbacks
'
3
Oak Tres Work.
4
fvlinirrxxn l
Trees i Oaks
5
Transition Zones
'
tS
Irrigation Note
'
7
Pool Design
'
8
Pool EQuiprrwnt
Endoeure
9
Shade Structure
.Design
'
10
Colors ftAverisis
'
11
Mailbox
Oesign/Location
'
12
Fence
Deeign/Location
13
Entry Gate
Design / Location
14
Fee Per Guideiin.
*full fee due
Application Checklist Exhibit 11
finale Family Residence Total Fee $2,000.00
3 reviews: conceptual, preliminary and final of residential and landscape plans as
required. All plans must be included in a complete submittal, sudh-itted under one
cover. Plans submitted separately will be reviewed as separate applications and require
separate fees.
Progress Reviews additional fee per review due to incomplete or a non - conforming
submission by the applicant.
Plan extension additional fee per extension request due to applicant's request for
additional time to begin work.
375.00
Landscape and Pool Review Total Fee : -500.00
3 reviews: conceptual, preliminary and final, of landscape and/or pool plans as
required. Review shall include patio covers and fencing if included in submittal. All
plans must be included in a complete submittal submitted under one cover. Plans
submitted separately will be reviewed as separate applications and require separate
fees.
Progress Review - Additional Fee per review Due to incomplete or a non - conforming
submission by the applicant.
Room Addition Review Total Fee 500.00
3 reviews: conceptual, preliminary and final, of a one or two room addition and
Landscape plans as required. All plans must be included in a complete submittal
submitted under one cover. Plans submitted separately will be reviewed as separate
applications and require separate fees.
Additional rooms included in Room Addition additional fee per room up to 4 total 250.00
Progress Review - Additional Fee per review due to incomplete or a non - conforming
submission by the applicant.
Pavilions (Requires separate application) Total Fee 500.00
3 reviews: conceptual, preliminary and final, of detached guest house or pool building
plans as required. All plans must be included in a complete submittal submitted under
one cover. Plans submitted separately will be reviewed as separate applications and
require separate fees.
Progress Review due to incomplete or a non - conforming submission by the applicant,
Schedule of Fees Exhibit 12
Additional Fee per review 150M
Landscape and Pool Review included with submittal
Additional Fee per review 150.00
Patio Cover Review (submitted separately) Total Fee 150.00
One final review of patio cover, gazebo, shade structure plans as required. All plans
must be included in a complete submittal submitted under one cover. Plans submitted
separately will be reviewed as separate applications and require separate fees.
Additional Concept/Preliminary/Progress reviews due to incomplete or a non - conforming
submission by the Applicant.
Additional Fee per review 100.00
FFencino pilasters. driveway pate Review (separate application)
Total Fee 150 -00
One final review of fencing, pilasters, driveway gate plans as required. All plans must
be included in a complete submittal submitted under one cover. Plans submitted
separately will be reviewed as separate applications and require separate fees.
Additional Concept/Preliminary /Progress Reviews due to incomplete or a non-
conforming submission by the Applicant.
Additional Fee 100.00
Tennis Court Review (requires separate application)
Total Fee 500.00
Three reviews: conceptual, preliminary, and final, of tennis court and-related landscape
as required. All plans must be included in a complete submittal submitted under one
cover. Plans submitted separately will be reviewed as separate applications and require
separate fees.
Progress reviews due to incomplete or a non - conforming submission by the applicant.
Additional fee per review 150.00
Major Modification Review (requires separate application)
Total Fee 300.00
One final review of grading plans as required. All plans must be included in a complete
submittal submitted under one cover. Plans submitted separately will be reviewed as
a separate application and require separate fees.
Additional Concept, Preliminary or Progress Reviews due to incomplete or a non-
conforming submission by the applicant.
Additional fee per review 200.00
Schedule of Fees Exhibit 12
Minor Modification Review (requires separate application)
Total Fee 50.00
One final review of plans as required. All plans must be included in a complete
submittal submitted under one cover. Plans submitted separately will be reviewed as
a separate application and require separate fees.
Additional Concept, Preliminary or Progress Reviews due to incomplete or a non-
conforming submission by the applicant.
Additional fee per review 100.00
,Additional Services
Appeal of Architectural Committee Rulings or Conditions 200.00
plus fees for additional services as required, billed hourly.
Staff hourly rates:
Architectural Consultant $75.00 per hour
Administrative Secretary $50.00 per hour
Additional Consultants per their hourly rate
Document rates:
Minutes of meetings $10.00 plus copying costs
Research $50.00 plus copying costs
Recopying of plans or submissions $50.00 plus copying costs
Schedule of Fees Exhibit 12
Site Preparation: Work including cleaning, grubbing, excavation, stockpiling of soil,
compaction and grading shall be performed within the lot area. Mature trees or common
landscaping to be retained shall be protected by a chain link fence during all grading and
construction operations.
Soil being exported for a lot shall be trucked to a site outside of the Tract. No
stockpiling of soil shall be allowed on any lot without specific approval.
Site Maintenance: The General Contractor, Job Superintendent, employees and
subcontractors and suppliers shall maintain the lot in a neat and clean condition at all
reasonable times, neatly stockpiling all materials delivered for or generated by the works
of improvements, and immediately remove any waste material and debris generated by the
work. All streets, gutters, and adjacent property shall remain clean and free of dirt, trash,
debris, or other materials related to or caused by the work. No materials of any type may
be placed on adjacent lots or common areas, including, without limitation, the private
streets.
Washouts: Concrete trucks shall be limited to washout only on the lot where the
residence is being constructed. All cement or concrete residues are to be removed from
the lot.
Dust Control: Each lot owner will provide adequate dust control during the course
of construction.
Use of Adiacent Property: Use of adjacent lot(s) for purposes of access, parking,
equipment or materials storage will not be permitted without the written permission of the
adjacent lot owner(s), which shall be on file with the Architectural Committee prior to use
of the adjacent lot(s) for any purpose.
Compliance: Every effort will be made by the Association, the Architectural
Committee and Declarant to assure an orderly build out of all improvements to the lot. The
Association, the Architectural Committee and Declarant reserve the right to deny site
access to any general contractor, job superintendent, subcontractor, supplier or their
respective employees who are in violation of the construction regulations.
The Homeowner Association and its Architectural Committee further reserve the
right to cause construction activities to stop in the event that:
1. Improvements to the lot are being built contrary to approved plans and
specifications; and
CONSTRUCTION PROCEDURES
EXHIBIT 13
2. These Architectural and Landscape Guidelines, the declaration and security
measures are not being complied with fully.
Parkway Landscaping: All streets and all landscaping, landscaping easements and
curbs adjacent to street must be restored to the original condition within thirty (30) days
of completion of construction. This includes all trees, planting and ground covers which
shall match the existing tract character. Parkway planting shall not be removed and shall
be replaced as necessary.
TEMPORARY CONSTRUCTION FACILITIES
Temporary Toilet: A temporary toilet in good condition shall be provided by the lot
owner for each Lot on which a residence is in the process of construction. They shall be
kept a minimum of six (6) feet off curb at street front and six (6) feet off at all other property
lines. The streets must be kept clear for emergency vehicles and for fire and safety
purposes. These portable toilet units shall be maintained in a clean, sanitary and odorless
condition.
Temporary Construction Fence: A chain link fence shall be installed prior to the
commencement of construction which shall run along all common area frontage and along
the sideyard property lines.
Storage: All construction materials and equipment shall be confined to the lot on
which the residence is being constructed unless specific written authorization is given by
an adjacent landowner for the storage of such materials.
All materials shall be kept a minimum of 6'0" from the back of curb. No deliveries,
stockpiling of materials, et cetera, shall be allowed to remain in the street. Damages to the
street, curb or landscaping, et cetera, shall be returned tot he original condition promptly.
Trash Removal: A steel roll -off dumpster shall be maintained on the lot during
construction. The dumpster shall be emptied regularly. It should be kept a minimum of
six (6) feet off curb at street front and six (6) feet off at all other property lines. The streets
must be kept clear for emergency vehicles and for fire and safety purposes.
Temporary Structure: One construction trailer will be allowed per lot. All trailers
must be in good shape and should be earth tone in color. No trailers used for living on the
site are allowed.
CONSTRUCTION PROCEDURES
EXHIBIT 13
All construction trailers shall be kept a minimum of 60" from the back of curb. No
trailers shall be allowed to remain in the street. Damages to the street, curb or
landscaping, et cetera, shall be returned to the original condition promptly.
EXCEPTION: Applicants who cannot achieve this criteria must submit for
consideration a written request and a site plan specifying the proposed
location.
CONSTRUCTION PROCEDURES
The following shall be conditions of any approval. It shall be the responsibility of
the owner of the residence on which an approval was granted to insure these conditions
are enforced upon all persons or firms used, engaged or employed in carrying out any
operation or trade.
Commencement of Work: Prior to commencement of construction, each Owner must
submit to the Architectural Committee for its files copies of the following documents:
One copy of the Building Permit issued by the City.
2. One set of plans and color boards with the Architectural Committee approval
shall be kept in good condition on the job site during and after construction.
3. A list of all contractors, sub - contractors and suppliers which will remain on
file in the office of the Architectural Committee.
DURING CONSTRUCTION
Commencement of Construction: Construction must commence within 180 days of
the approval of the plans by the Architectural committee and Public Agencies and the
issuance of building permit by the City. A Certificate of Occupancy shall be obtained by
the Owner within twenty -four (24) months of the commencement of construction. If these
conditions have not been satisfied, the Architectural Review Committee shall have the
right, but not the obligation, to demand a re- submission of plans and specifications and
such other documentation as it shall, in its discretion, deem necessary and appropriate.
In the event City Ordinances are more restrictive, such Ordinances shall be controlling.
Hours of Operation: Work hours are 7:00 a.m. to 7:00 p.m. (Winter hours 7:00 a.m.
to dusk). No work on Sundays or major holidays.
CONSTRUCTION PROCEDURES
EXHIBIT 13
Construction Compliance Deposit: Each owner shall post and maintain a
construction compliance deposit in the form of cash, a cash bond or surety bond, naming
Architectural Committee Property Owners Association as obligee, in the amount of five
thousand dollars ($5,000.00) to ensure proper clean up of dirt, debris and repair of any
damage to the landscaping and streets within Architectural Committee or a neighboring
Lot, correcting of security, safety or health risks or hazards resulting from construction
activities on the Lot and such expenses, including attorneys' fees, associated with
enforcing the provisions of these Architectural and Landscape Guidelines and the
Declaration. The deposit or any remaining portion thereof is refundable upon the
completion of the Custom Home Residence less amounts used for corrective purposes.
The Architectural Committee, at its discretion, shall approve the release of the deposit
after determining that any damage caused by the Owner in the modification of this
Residence has been repaired and restored.
CONSTRUCTION PROCEDURES
EXHIBIT 13
GLOSSARY OF TERMINOLOGY
(Also refer to the CC &R's for additional related definitions and glossary terminology.)
ARCHITECT: A licensed professional who must prepare architectural designs and plans to
graphically represent the proposed architectural improvements.
ARCHITECTURAL COMMITTEE: A committee which reviews and discusses your project's
compliance with the Architectural Guidelines.
ARCHITECTURAL PLANS: Plans necessary to graphically represent the proposed
architectural improvements.
ASSOCIATION: The property owners' group which oversees and enforces the common
sense rules by which the aesthetics of your neighborhood are maintained. This group is
involved with the Architectural Committee in the review of house designs and meets to
hear issues of general concern to you and your neighbors.
BUILDING CODE: Rules used by the City Building and Safety Department to control life,
safety and building standards.
CC &R's: Covenants, Conditions and Restrictions which inform the homeowner of
regulations imposed on the property that either have been done, shall be done, or shall
not be done and limits the use of the property or prohibits certain uses subject to
enforcement by such organizations as homeowner associations, local governing
authorities, or the courts.
CANTILEVER STRUCTURE: A form or portion of a building which is supported on a beam or
series of beams which extend beyond a perimeter support point or line and supported by
a downward force behind that perimeter support (fulcrum).
CIVIL ENGINEER: A licensed professional who must prepare grading, drainage, and siting
designs and plans to graphically represent the existing site conditions and the proposed
improvements.
COMMUNITY DEVELOPMENT DEPARTMENT: The City's staff who review the architectural and
planning conditions of the proposed improvements. Although the Conditions of the City
are generally similar to the Architectural Guidelines, you should contact the Community
Development Department.
GLOSSARY OF TERMINOLOGY
EXHIBIT 14
CONTOURS: The dashed lines on a grading plan or survey that indicate the elevation of
the terrain on the site.
DAYLIGHT: The point at which an element of construction, such as an underground drain
pipe, or an imaginary horizontal line below grade, extends to meet natural grade or
"daylight."
FENCE: Any mad -made barrier which you can see through but not pass through.
Examples would include: wrought iron posts, split rail.
FILL: Any dirt, rock material which is two feet or more that is added to the elevation of the
grade.
GRADE: Existing grade refers to the topography of a given lot at the time of purchase. All
lots have been graded.
LANDSCAPE ARCHITECT: A licensed professional who must prepare landscape designs and
plans to graphically represent the proposed landscape improvements.
LANDSCAPE ZONE: The area in which a lot exists. By looking up the landscape zone your
lot is in, you can determine the nature of the plantings allowed. For example: if a lot is on
an upper hillside, drought resistant plants would be recommended and grass would be
restricted to the grading limit boundary. If the lot was located in a valley, a different
grouping of trees and bushes would be allowed to create a more formal look.
NATURAL BENCH: A natural formation within a hillside where the slope decreases
significantly to create a more or less flat area for a distance of 20'0" or more.
PLOT PLAN: This plan includes general information on the way the house and hardscape
are situated on the site. Included in this plan would be the perimeter of the footprint of the
house, the finished floor elevations, the drive and walk locations, any site restrictions, and
topography.
RPD: Residential Planned Development — a document which sets forth the requirements
of the tract, and is a designated zone per City ordinance.
REFRACTORY MATERIAL: Within the context of these Guidelines, this term is used in
reference to chimneys and the materials with which they are clad. It is the intent of the
tract to preserve the original character of the fireplace by requiring its exterior material to
be of rock, brick, plaster, et cetera.
GLOSSARY OF TERMINOLOGY
EXHIBIT 14
SURVEYOR: A licensed professional who must survey the existing topographical and
manmade or natural characteristics of the property prior to design of proposed
improvements. This information is communicated in a survey.
SURVEY: A plan that represents the existing topography, man -made or natural, and
perimeter of a site.
TRACT: A group of lots that have been created within a legal jurisdiction, all subject to the
same characteristic conditions.
TRACT CONDITIONS: Those requirements set on a group of lots by the City.
TREE CONSULTANT: A professional who surveys the accurate tree dripline and health of a
mature tree. This survey is required by the City where there are proposed improvements.
WALLS: Any solid barrier 18" or greater in height, usually employed for retaining privacy
and screening things from view such as mechanical equipment.
GLOSSARY OF TERMINOLOGY
EXHIBIT 14
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
CONDITIONAL USE PERMIT NO. CUP -94 -1
CONDITIONS OF APPROVAL
I. DEPARTMENT OF COLrIIrIMITY DEVELOPMENT CONDITIONS
Permitted Uses
1. Conditional Use Permit No. CUP -94 -1 is granted for the land and
project identified as Moorpark Country Club Estates Golf Course
Project: General Plan Amendment No. 94 -1, Zone Change No. 94 -1,
Phased Tentative Map No. 4928, and CUP -94 -1. The location and
design of all site improvements shall be as shown or described on
the approved Vesting Tentative Map (Sheets 1 -4), Conceptual
Landscape Plans for Streets and Entranceways (Sheets 1 -4), Clubhouse
Plans (Site Plan: Sheet 1, Floor Plan: Sheet 2, East and North
Exterior Elevations: Sheet 3, Exterior Elevations West and South:
Sheet 4, and Clubhouse Entry Drive Plan /Elevation: Sheet 5), and
approved mitigation monitoring program (Attachment 1), except or
unless indicated otherwise herein in the following conditions.
The approved project includes two 18 -hole golf courses (hereinafter
referred to West and East golf courses), driving range, 20,400
square feet of clubhouse facilities for the West golf course, a
1,940 square foot Pro - shop /Office /Storage building for the East golf
course, a 3,500 square foot cart storage building and a 3,500 square
foot maintenance building for the West golf course, and two parking
areas to serve both golf courses and related facilities (total
parking spaces provided is 263, as shown on the site plan).
City and Other Agencv Regulations
2. The design, maintenance, and operation of the permit area and
facilities thereon shall comply with all applicable City Zoning Code
and Municipal Code regulations, and all requirements and enactments
of Federal, State, County, and City authorities, and all such
requirements and enactments shall, by reference, become conditions
of this permit.
3. No conditions of this entitlement shall be interpreted as permitting
or requiring any violation of law or any unlawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules apply, the stricter ones
shall take precedence.
Use Inauguration
4. This CUP is initially approved for a time period of three (3) years
from the date of approval of the permit. At the end of the first
three -year period, the Director of Community Development may grant
a one (1) year continuance of the Permit if use inauguration has not
1
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
occurred; however, the Applicant /Developer must provide evidence of
due diligence towards inauguration of the project. If at the end
of the first three -year period only partial construction of approved
uses has occurred, the Director of Community Development may grant
a five (5) year extension through a Minor Modification process if
due diligence towards completion of construction of the approved
uses has been provided. If at the end of the first three -year
period all approved uses and facilities have been constructed and
full compliance with all conditions has been accomplished, the
Director of Community Development may grant a ten -year extension
through a Permit Adjustment process. Additional ten year extensions
may be granted by the Director through the Permit Adjustment
process.
The Applicant /Developer must file an application for a Permit
Adjustment or Minor Modification, as required above, at least 30
days prior to the approved termination date of the permit.
Discontinuance of Use
5. This CUP shall expire when the uses for which it is granted,
including two golf courses, clubhouse, and driving range, are
abandoned for a period of 180 or more consecutive days. This
section is not intended to apply to occurrences beyond the control
of the property owner. The City reserves the right to modify the
CUP approval if one or more, but not all approved uses are
abandoned.
Prohibited Uses /Modification to Permit
6. All facilities and uses other than those specifically requested in
the application for CUP -94 -1 are prohibited. The location and
design of all site improvements shall be as shown or described on
Vesting Tentative Map No. 4928, and the approved CUP site plan,
elevations, floor plan, and conceptual landscape plans. Other uses,
configurations, or designs are prohibited unless an application for
a Modification has been approved by the City of Moorpark. Any minor
changes to this permit shall require the submittal of an application
for a Minor Modification and any major changes to this permit shall
require the submittal of a Major Modification as determined by the
Director of Community Development.
Transfer or Assignment of the Permit
7. A transfer of this permit shall not be effective until the name and
address of the transferee and the date when such transfer shall take
place, together with a letter from the new owner certifying
agreement to comply with all conditions of this permit is filed
with, and acknowledged in writing by the Director of Community
Development. No later than ten (10) days after change of ownership
or lessee of this property, the Director of Community Development
shall be notified in writing, of the new owner or lessee. The same
letter shall state that the new owner or lessee has read all
2
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
conditions pertaining to this Permit and agrees with said
conditions. Failure to abide by this condition shall render the CUP
null and void and shall cause the cessation of all operations
granted by said CUP.
Severability
8. 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.
Applicant /Developer Defense Costs
9. The subdivider shall defend, indemnify and hold harmless the City
and its agents, officers and employees from any claim, action, or
proceeding against the City or its agents, officers, or employees
to attack, set aside, void, or annul any approval by the City or any
of its agencies, departments, commissions, agents, officers, or
employees concerning the CUP, which claim, action, or proceeding is
brought within the time period provided therefore in Government Code
Section 66499.37. The City will promptly notify the
Applicant /Developer of any such claim, action, or proceeding, and,
if the City should fail to do so, or should fail to cooperate fully
in the defense, the Applicant/ Developer shall not thereafter be
responsible to defend, indemnify and hold harmless the City or its
agents, officers, and employees pursuant to this condition.
The City may, within its unlimited discretion, participate in the
defense of any such claim, action, or proceeding if both of the
following occur:
a. The City bears its own attorney fees and costs;
b. The City defends the claim, action, or proceeding in good
faith.
The Applicant /Developer shall not be required to pay or perform any
settlement of such claim, action, or proceeding, unless the
settlement is approved by the Applicant /Developer. The
Applicant /Developer's obligations under this condition shall apply
regardless of whether a Final Map is ultimately recorded with
respect to the proposed CUP project.
Acceptance of Conditions
10. The acceptance of this permit and /or commencement of construction
and /or operations under this permit by the Applicant /Developer shall
be deemed to be acceptance of all conditions of this permit and all
City Council approved mitigation measures.
3
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Condition Compliance Costs
11. The Applicant /Developer shall pay all outstanding City case
processing and environmental impact report related costs, prior to
issuance of a grading permit or Zoning Clearance for
construction /building permit. Prior to approval of any grading,
building, encroachment or other permit related to this entitlement,
the Applicant /Developer shall also submit to the Department of
Community Development a deposit to cover all costs incurred by the
City for Condition Compliance and mitigation monitoring review of
the proposed project.
Environmental Ouality Assurance Program
12. The mitigation monitoring program shall be enforced through
implementation of an Environmental Quality Assurance Program (EQAP)
by the City. The Applicant /Developer shall pay for 100 percent of
the City's cost, including administrative fee, to hire a qualified
consulting firm to monitor grading, construction, and mitigation
compliance. General procedures governing Environmental Quality
Assurance Programs (EQAP), which implement California Environmental
Quality Act (CEQA) Mitigation Monitoring Requirements, shall govern
this monitoring effort. The selected consultant shall be familiar
with golf course development.
Zoning Clearance for Buildina Permits
13. Prior to submittal of construction plans for plan check or
initiation of any grading or other construction activity, a Zoning
Clearance shall be obtained from the Department of Community
Development. The request for Zoning Clearance shall be accompanied
by three complete sets of all applicable construction plans.
Zonina Clearance for Occupancy Approval and Business Reaistration
14. A Zoning Clearance from the Community Development Department shall
be required for occupancy /final building permit approval for each
golf course, the driving range, each clubhouse building, and all
other maintenance /storage buildings. A Zoning Clearance and
Business Registration shall also be required prior to operation of
each independent business operation in the approved buildings, to
ensure compliance with City Municipal and Zoning Code and CUP
requirements. The Community Development Department may determine
that certain uses will require other types of entitlements or
environmental clearance.
Hold Harmless Aareement
15. Prior to Zoning Clearance approval, construction plans may be
submitted to the Building and Safety Department and City Engineer
for plan check with a City approved Hold Harmless Agreement.
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Citywide Traffic Mitigation Fee
16. For all golf course lots, prior to approval of the first phase of
Final Vesting Map No. 4928, the subdivider shall execute a covenant
running with the land, on the behalf of itself and its successors,
heirs, and assigns, agreeing to participate in the formation of an
assessment district or other financing technique, including but not
limited to the payment of a citywide traffic mitigation fee, should
such a mechanism be established by the City.
Art in Public Places Fee /Obliaation
17. The Applicant /Developer shall contribute to the City of Moorpark's
Art in Public Places Fund, an amount of $10 per each 100 square feet
of building area; or, if approved by the City Council, may install
an art work of equivalent value near or at the clubhouse facilities.
Ordinance 102 Requirement
18. The applicant shall pay a fee established pursuant to Ordinance 102
in the amount of $.05 per square foot of building area to be used
to install, maintain, and replace landscape work on public property
for the purpose of mitigating the removal of the natural landscape
from the property of the new development.
Relationship to Vestina Map No. 4928
19. No Zoning Clearance for golf course construction shall be issued
until Phase 1 of Vesting Map No. 4928 has been recorded.
Non - Compliance with Conditions of Approval Deemed a "Public Nuisance"
20. The Director of Community Development may declare a development
project that is not in compliance with the Conditions of Approval
or for some other just cause, a "public nuisance." The
Applicant /Developer shall be liable to the city for any and all
costs and expenses to the city involved in thereafter abating the
nuisance and in obtaining compliance with the Conditions of Approval
or applicable codes. If the Applicant /Developer fails to pay all
city costs related to this action, the City may enact special
assessment proceedings against the parcel of land upon which the
nuisance exists (Municipal Code Section 1.12.080). Not withstanding
the aforementioned sanctions, non - compliance with conditions of
approval may also be used as justification for cancellation of this
CUP. In such a case, the Director of Community Development shall
schedule a revocation hearing before the City Council.
Provision for Imaae Conversion of Plans into Optical Format
21. Upon recordation and prior to the first occupancy approval, the
builder shall provide to the City an image conversion of any
associated building, landscape, public improvement, elevation, and
site plans into an optical format acceptable to the City Clerk.
5
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Conditions, Covenants and Restrictions (CC &R's)
22. Consistent with the requirements of Vesting Tentative Map No. 4928,
this permit requires the preparation of CC &R's and By -laws
establishing a Master Owners' Association for the proposed Project
area, or annexation of the "C" Street Common Maintenance Areas" into
a City Assessment District. The total cost of the maintenance
provided by either an Owners' Association or an Assessment District
shall be borne by the property owners within the entire Vesting Map
No. 4928 area, as applicable.
Modification of CC &R's
23. If a Master Owners' Association is created, such Association may
modify the CC &R's only to the extent that they do not conflict with
the terms of approval of the Vesting Tentative Map No. 4928, this
CUP, and RPD Permit No. 94 -1. Sixty (60) days notice must be given
to the City of the intent to modify CC &R's. Further, it is the sole
responsibility of the Owners' Association to enforce the CC &R's.
Gateway Entrance Monumentation Streetscape Standards and Neiahborhood
Desian Form
24. Both the eastern and western entrances to the proposed project shall
provide appropriate landscaping and golf course signage at entry
points. A sign program shall be submitted to the Director of
Community Development for review and approval prior to the first
golf course occupancy approval. An orderly and consistent street
tree planting program shall be required for both entranceways to
provide a landscaping pattern that resembles a rural ranch entry
road design. Trees shall be spaced at equal intervals or clustered
as approved by the Director of Community Development. Recommended
tree plantings for these entry points and along "C" Street shall
include the non - natives typically used in ranch settings for
entryways including pepper, eucalyptus, and olive trees. Other
street tree plantings shall be consistent with the Ventura County
Guide to Landscape Plans. The Director of Community Development
shall review and approve all gateway, streetscape, and street tree
planting programs for the project prior to fine grading permit
approval, and all such landscaping for each approved phase shall be
installed prior to the first occupancy for that phase.
Ridae Setback and Plantina
25. A condition of approval for Vesting Tentative Map No. 4928 requires
that the east facing slope areas for lots Nos. 1, 2, 3, and 216
shall be incorporated into golf course lot No. 218 and maintained
by the east golf course operator. Landscaping on the east facing
slope and ridge areas, shall emphasize restoration and enhancement
of existing native and non - native habitat (to include typical ranch
type trees, similar to the planned project entrances).
6
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
General Gradina Seauence
26. Rough and fine grading permits shall be required to complete
construction of required residential and golf course infrastructure
and lots: 1) a mass or rough grading permit may be approved prior
to recordation of Phase 1 of the Final Vesting Map, subject to
submittal and approval of a grading agreement, compliance with other
conditions of approval, and provision of surety as required by City
to guarantee "C" Street improvements, reclaimed water and drainage
improvements, mitigation measures, landscaping and erosion control
measures, and any other required improvements as determined by the
Director of Community Development and City Engineer; and 2)
subsequent fine or precise grading permits shall be issued for
individual phases of the Final Vesting Map.
Contour Gradin
27. Rough and fine grading plans must conform with the principals of
contour grading. Manufactured landforms shall be contoured and
daylight grading techniques shall be used to provide a smooth and
gradual transition of graded and natural slopes, while preserving
the basic character of the surrounding ridgelines of the site.
Rough and fine grading plans for lots and golf courses shall be
reviewed for compliance with these principals by the Director of
Community Development and the City Engineer. Also, the grading
plans shall indicate the manner in which the graded slopes shall be
blended with the natural slope of the site.
Temporary Irriaation for Erosion Control Landscapina
28. Temporary irrigation shall be provided for all non permanent erosion
control landscaping until it is replaced with permanent irrigation,
unless otherwise approved by the Director of Community Development.
Temporary irrigation must be replaced with permanent irrigation
prior to issuance of the first occupancy approval, unless drought
tolerant plants selected do not require permanent irrigation.
Stabilize Slopes
29. Planned vegetation, irrigation, structures, roadways, paths, and
continuing maintenance programs shall be used to stabilize
manufactured slopes.
Aesthetic Treatment of Manufactured Slopes
30. Suitable quantities of trees massed near the landform crest and
shrubs of varying sizes on graded slopes shall be used to screen
structures and to soften the visual appearance of the graded slopes.
Drainaae Between Lots
31. Cross lot drainage shall not be allowed; all lots shall drain
directly to an approved drainage system.
7
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Drainaae Structures
32. Concrete drainage structures shall be tan colored concrete and, to
the extent possible, shall incorporate natural structure and
landscape to reduce their visibility.
Perimeter Fencing /Wall Requirements
33. Perimeter fencing or walls shall be provided in areas where golf
course users could obtain access to surrounding private rural
residential or agricultural lands. Fencing adjacent to agricultural
lands shall be chain -link and a minimum of 8 feet in height. The
location of this perimeter fencing shall be as shown on the
perimeter fencing /wall plan, required to be submitted and approved
prior to approval of the first phase of the Final Vesting Map. The
perimeter golf course fencing shall be installed for each golf
course prior to occupancy approval. All property line walls or
fencing shall be no further than one inch from the property line.
Multi -Use Trail
34. A 20 -foot multi -use trail easement is included within the golf
course lots and dedication of the easement is a requirement of
Vesting Tentative Map No. 4928.
Patterned Pavement
35. Patterned pavement shall be provided for the clubhouse entry drive
near the intersection with "C" Street and shall also be provided at
the entrances to the parking lots, and to emphasize pedestrian
crossing areas in parking lots, subject to the approval of the
Director of Community Development.
Agricultural and Land Use Compatibilitv
36. No structures of any size or type, with the exception of drainage
structures and infrastructure required by the City or other public
agency, shall be allowed within the 100 -foot non - building area,
restricted -use easement, as shown on Vesting Tentative Map No. 4928,
and the landscaping within such easement shall be required to be
consistent with the Fire Hazard Reduction Program that will be
prepared prior to recordation of Phase 1 of the Final Vesting Map.
Landscapina Requirements
37. Complete landscape and irrigation plans (2 sets), together with
specifications and a maintenance program, shall be prepared for the
Common Maintenance Areas (as required for Vesting Tentative Map No.
4928) and all golf course areas prior to rough grading permit
approval. The landscape and irrigation plans shall be prepared by
a State Licensed Landscape Architect, generally in accordance with
the Ventura County Guide to Landscape Plans, and shall be submitted
C
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
to the Director of Community Development for review and approval.
The subdivider shall bear the cost of the landscape plan review,
installation of the landscaping and irrigation system, and of final
landscape inspection. All tree replacement, common area
landscaping, golf course area landscaping, and permanent erosion
control landscaping, shall be installed and receive final inspection
prior to issuance of an occupancy approval for either golf course,
with the exception that all streetscape landscaping shall be
completed within 90 days of completion of the related course street
base.
The Landscaping and Irrigation Plans shall include landscaping
specifications, planting details, and design specifications
consistent with the following requirements:
a. Irrigation: Irrigation shall be provided for all permanent
landscaping identified in the approved landscape plan. The
Applicant /Developer shall be responsible for maintaining the
irrigation system and all landscaping until such time as a
Owners' Association, maintenance district, golf course
operator, or other entity accepts the responsibility.
b. Tree Report: The information contained in the Final Vesting
Map No. 4928 Tree Report, regarding which trees are to be
saved or retained on the site, shall be noted on the landscape
plan.
C. Tree Replacement: The landscape plan for "C" Street and the
entranceways at Walnut Canyon and Gabbert Canyon Roads shall
specify how trees removed during the rough and fine grading
phases of the project will be replaced in accordance with
Municipal Code requirements.
d. Streetscape Elements: The landscape plan shall include the
final design of all sidewalks, barrier walls, streetscape
elements, urban landscaping and pedestrian paths within the
limit of this permit.
e. Streetscape Appearance: All landscaped pedestrian walkways
shall be designed to provide an aesthetically pleasing
streetscape appearance. All pedestrian walkway plans shall be
subject to approval of the Director of Community Development.
f. Tree Planting: A sufficiently dense tree planting plan
emphasizing tall growing trees and /or shrubs shall be designed
for the golf courses and club house area. The percentage of
trees for the clubhouse area shall be as follows: 40 percent -
15 gallon, 30 percent - 24 inch box, and 30 percent - 36 inch
box size in order to provide screening in a three to five year
time period. The percentage of trees and sizes for the golf
courses shall be approved by the Director of Community
Development based on the intent to provide mature trees in a
three to five year time period. Recommendations regarding
9
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
planting, that are included in the mitigation monitoring
program, shall be incorporated to the degree feasible into the
landscaping plan.
g. Landscaping Near Intersections: 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.
h. Landscaping Within Median and Parkways: Landscaping shall be
designed so as to not obstruct the view of any exterior door
or window from the parking area.
i. Trees Prohibited Directly Under Lighting Fixtures:
Landscaping (trees) shall not be placed directly under any
overhead lighting which could cause a loss of light at ground
level.
j. Equipment Screening: Backflow preventers, transformers, or
other exposed above grade utilities shall be shown on the
landscape plan(s) and shall be screened with landscaping
and /or a wall.
k. Shade Coverage: A 50 percent shade coverage shall be provided
within all open parking areas. Shade coverage is described
as: the maximum mid -day shaded area defined by a selected
specimen tree at 50 percent maturity.
1. Raised Planters: Plantings in and adjacent to parking areas
shall be contained within raised planters surrounded by six -
inch concrete curbs. As required by the Zoning Code, the
clubhouse parking lots shall be revised to provide that where
vehicles overhang both sides of a planter, such planter shall
be a minimum of 8 feet wide, and where vehicles overhang one
side of a planter, such planter shall be a minimum of 5 11 feet
wide.
M. Berms: For golf course lots 218 and 220, graded berms shall
be constructed along all parking areas abutting or visible
from any street or residential lot to act as a screen. Such
berms shall have a maximum height of 4 feet and a minimum
height of 3 feet and shall be landscaped.
n. Graffiti Prevention: At major and minor entrances and any
where a wall exists, the area directly in front of the wall
shall be planted with security planting to prevent graffiti.
o. Maintenance and Replacement: Prior to Owners' Association,
maintenance district, golf course operator, or other entity's
acceptance of responsibility for the landscaping, the
Applicant /Developer shall replace any dead plants and make any
necessary repairs to the irrigation system consistent with the
approved landscape and irrigation plans.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
p. Maintenance Easements: The subdivider shall agree to provide
the necessary maintenance easements to the City for those
designated Common Maintenance Areas. Prior to recordation of
each phase, the Final Map shall indicate all landscape
planting and maintenance easements.
The subdivider shall maintain the right to protest the amount
and spread of any proposed assessment in relation to the
formation of a landscape maintenance assessment district, if
and when created by the City. The subdivider shall record a
covenant to this effect.
q. Irrevocable Offer of Dedication: The subdivider shall provide
an irrevocable offer of dedication of easements adjacent to
public and private roads for all slope areas adjacent to
roadways that are proposed to be landscaped.
r. Native and /or Drought Tolerant Plantings: The use of native
and /or drought - tolerant shrubs and trees shall be utilized for
landscaping purposes in order to stabilize graded slopes and
encourage the return of some wildlife species displaced from
the project site as a result of grading activities. Any turf
plantings shall also be drought tolerant, low water -using
varieties.
S. Exotic Plants Prohibited: Exotic plants which are known to
spread beyond their original plantings and invade native
habitats such as Pampas Grass, Spanish Broom, and Tamarisk
shall not be used.
t. Code Enforcement: The continued maintenance of the Common
Maintenance Areas shall be subject to periodic inspection by
the City. The Applicant /Developer or responsible Homeowners'
Association shall be required to remedy any defects in ground
maintenance, as indicated by the Code Enforcement Officer
within five (5) days after notification.
Reclaimed Water Requirements
38. Reclaimed water shall be used for all common area landscaping
irrigation and for golf course irrigation. Blending with potable
water shall be permitted , for golf course greens, as approved by
the Director of Community Development. Prior to rough grading
permit approval, the City Engineer shall require a surety bond for
the construction of the reclaimed water facilities and
infrastructure. Reclaimed water shall be available to the golf
courses prior to commencement of irrigation.
39. After golf course operations have been initiated (subsequent to the
initial landscape establishment period) , the Applicant /Developer (or
successor) shall, renegotiate existing agreements with Waterworks
District No. 1 to reduce contract allotments for potable and
11
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
reclaimed water to correspond with the demonstrated demands of the
project. Entitlements from the District shall be reviewed at the
first CUP consistency review by the Director of Community
Development.
Surety for Rough Grading
40. A rough grading permit shall not be approved until the City
Engineer, and the Director of Community Development approve the
acceptance of a Performance Bond to guarantee implementation of the
erosion control plan, construction of "C" Street and all related
improvements including landscaping, construction of all drainage
improvements, implementation and maintenance of habitat restoration
(as required by the mitigation monitoring program), construction of
off -site circulation improvements, and full recordation of the Final
Vesting Map for the entire Project site. In the case of failure to
comply with this condition, the City Council may by resolution
declare the surety forfeited. Upon completion of rough grading and
erosion control plan compliance to the satisfaction of the City, and
following recordation of all phases of the Final Vesting Map, the
City Council may reduce the amount of the bond; however, the bond
must be kept in full effect for a minimum of one year following
rough grading to ensure adequate erosion control and revegetation.
Surety for Common Maintenance Area Improvements
41. No Zoning Clearance shall be issued for grading or other
construction activities until all "C" Street Common Maintenance
Area improvements specified in the conditions of approval for this
permit and Vesting Tentative Map No. 4928 have been provided or the
Director of Community Development approves the acceptance of a
Performance Bond to guarantee the construction, installation, and
maintenance of "C" Street Common Maintenance Area improvements
including, but not limited to perimeter tract walls (including
stucco treatment), fences, median and parkway landscaping, slope
planting, irrigation, and other landscape improvements. Required
improvements shall be completed prior to issuance of a Certificate
of Occupancy. In case of failure to comply with any term or
provision of this condition, the City Council may by resolution
declare the surety forfeited. Upon completion of the required
improvements to the satisfaction of the City, the City Council may
reduce the amount of the bond; however, the bond must be kept in
full effect for one year after the last occupancy to guarantee that
items such as, but not limited to, perimeter tract walls, including
stucco treatment, landscaping, fences, slope planting or other
landscape improvements are maintained.
Surety for Reclaimed Water Facilities and Infrastructure
42. Reclaimed water shall be used for all common area landscaping
irrigation. Prior to rough grading permit approval, the City
Engineer shall require a surety bond for the construction of the
reclaimed water facilities and infrastructure.
12
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Surety Reauired for Occupancy Prior to Comoletion of all Golf Course
Improvements
43. No occupancy for either golf course shall be approved until all
required golf course improvements specified in this permit have been
completed or the City Engineer and Director of Community Development
approve the provision of a faithful performance bond. Said
improvements shall be completed within 120 days of issuance of the
occupancy approval. In case of failure to comply with any term or
provision of the bond agreement, the City Council may by resolution
declare the surety forfeited. Upon completion of the required
improvements to the satisfaction of the City Engineer and Director
of Community Development, the surety may be exonerated by action of
the Director.
Lot Boundary Revisions and Slope Maintenance Requirement
44. A condition of approval for Vesting Tentative Map No. 4928 requires
that the east facing slope areas for lots 1, 2, 3, and 216 shall be
incorporated into golf course lot No. 218 and maintained by the
east golf course operator.
Bioloaical Resource Preservation
45. Prior to the first golf course occupancy approval,
replacement/ recreation of a total of 3.9 acres of Valley Needle
Grassland habitat shall be provided within one or more protected
areas of either the east or west golf courses and shall be
maintained by the golf course operator(s).
46. Prior to rough grading permit approval, the project site plan shall
be modified to clearly identify areas of dedicated open space within
which native habitats shall be retained or restored. Approximately
2 acres of lot No. 217 shall be set aside for native habitat
restoration. The restoration shall occur prior to occupancy
approval for either golf course. Any other proposed uses for lot
217 shall require a CUP Modification approval as specified in
Condition No. 6.
47. Prior to issuance of building permits for golf course construction,
the Applicant /Developer shall fund a $60,000 Venturan Coastal Sage
Scrub Community research program to be managed by the City. The
purposes of this program shall be to accurately map the remaining
distribution of this community, to study its soil requirements,
plant ecology, and wildlife associations, to provide management
advice on the community for agencies and private individuals, to
raise funds for the purpose of acquiring lands where relict stands
of the community exist, and to provide guidance about restoration
or propagation of the community. The research program shall include
a study of the ecological issues related to the management of the
community. Provision must be made for disseminating the results of
the study. Research programs shall be performed only by qualified
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
professional botanists, wildlife biologists, or other relevant
researchers.
48. Prior to the issuance of building permits for the golf courses, the
Applicant /Developer shall fund a $30,000 sensitive species research
program to be managed by the City. The purposes of this program
shall be to study how best to assist in providing adequate
marginalized habitats in areas of urban encroachment for sensitive
species that are predicted to occur within the Moorpark Country Club
Estates property and surrounding area. The program shall include
an updated inventory of sensitive species occurring in the Moorpark
area. Recommendations shall be made to provide modifications to the
Moorpark General Plan Open Space, Conservation, and Recreation
Element to improve the accuracy of the existing inventory of native
fauna. Management suggestions designed to permit at least the
marginal survival of native wildlife shall be provided. The study
shall also provide management advice on native fauna for agencies
and private individuals. Provision must be made for disseminating
the results of the study. Research programs shall be performed only
by qualified professional botanists, wildlife biologists, or other
relevant researchers.
49. Native plants shall be used in the restoration of areas disturbed
by the construction of the project. The City shall monitor the use
of native plants through the review and approval of all project
landscape plans.
50. Prior to issuance of grading or building permits for either golf
course, the City shall verify that provisions are included in the
golf course construction and landscaping plans for the creation of
two artificial freshwater springs, which shall be established along
the western Gabbert Canyon Creek riparian corridor. The location
of these artificial springs shall be designated by a qualified
vertebrate biologist and botanist. These artificial springs shall
be maintained to provide year round flows of appropriate water
volumes (similar to existing springs in the region). The created
spring systems shall be designed to reproduce the conditions present
at the existing natural springs in the region. The springs shall
be appropriately revegetated with native plants (Typha sp., Scirpis
sp., and Salix sp.) and other stream side plants common in the
region. The springs shall not be developed within 500 feet of any
proposed trail system.
51. Prior to the issuance of grading or building permits for the golf
course facilities, the City shall verify that provisions are
included in the construction and landscaping plans for the
restoration of riparian canopy within an area occupying a minimum
of 10 acres of woodland riparian habitat. The landscape plan and
subsequent monitoring shall require the successful establishment of
the following species and plant quantities:
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Species Quantity:
Alnus rhombifolia (Alder) 15
Acer negundo Subsp. (Box Elder) 10
Platanus racemosa (Sycamore) 40
Salix lasiolepis (Arroyo Willow) 40
Sambucus mexicana (Elderberry) 20
Juglans californicus (Walnut) 20
Quercus agrifolia (Live Oak) 30
Trees shall, at a minimum, be 5 gallon container specimens (except
for willows) or bare root at the time of planting with a height of
7 feet from the root crown to the top branch. The restoration
program in drier areas shall be coordinated with the establishment
of artificial springs (required by preceding condition) . A long
term supply of fresh (or reclaimed) water shall be provided to
assure the perpetuity of the plants. Adequate root guard protection
shall be provided to reduce mortality from rodent activity. All
mature riparian species trees identified in the tree report for the
project shall be preserved.
Habitat Enhancement Planning and Project Design
52. Policies and programs to reduce non - native plants, and encourage
native plants shall be included in the design of both golf courses
and associated clubhouse facilities. At a minimum, the following
program guidelines shall be included:
a. Removal of non - native plants.
b. Planting a variety of native plants to increase biological
carrying capacity.
C. Maintenance programs to ensure the long -term health and
viability of plant and animal communities.
d. Restrictions on the use of chemicals or pesticides which have
documented, detrimental, long -term effects on the biological
communities within oak woodlands, riparian areas, and lakes.
e. Restrictions on any management practices to eliminate any
"pest" species which may live in the oak woodlands, riparian
areas or lakes, unless the Planning Division first approves
such practices. Such approvals should only be granted in
unusual situations such as threats to public health.
f. Assurances that the project will constitute a viable preserve
for at least some locally rare, listed, or endangered plants.
g. Use the on -site lakes for the encouragement of native aquatic
plants and amphibians.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
h. Habitat enhancement planning shall be coordinated with the
California Department of Fish and Game. The plan shall
include a long -term monitoring provision.
Buffer Zone
53. A buffer zone approximately 25 feet wide, measured from the top of
the bank, shall be maintained adjacent to all protected drainages
identified in the Certified Final Environmental Impact Report
Biological Constraints Map. This buffer is designed to protect
these areas from impacts resulting from the proximity of
project - related activities. This buffer shall be subject to the
following policies:
a. The exact location of this buffer zone shall be determined by
the Community Development Director in consultation with an
independent biologist.
b. This buffer zone shall be identified and staked to the
satisfaction of the Director prior to grading operations.
C. No physical alterations other than revegetation shall be
allowed within this buffer zone unless an independent
biologist approved by the City has certified that such work
would not damage the integrity of the buffer. Prohibited
activities generally include: grading, cut, fill, clearing,
landscaping, storage of equipment and materials, vehicular
parking and irrigation (except for the establishment of native
plants). Required flood - control improvements and bank
protection are exempt from this requirement.
Mature Tree Protection Reauirements
54. This project shall not initially remove any mature tree protected
under the City Tree Protection Ordinance. Damage or removal of any
protected tree by this project shall be subject to the provisions
of the Tree Protection Ordinance:
a. No grading or other activity (e.g., equipment and material
storage, parking, etc.) shall occur within the driplines on
protected trees. To ensure this, temporary protective fencing
shall be installed at least one foot outside the dripline of
every such tree prior to grading.
b. Grading and other activities may occur between the dripline
and 10 feet beyond the dripline of every protected tree only
if the project appointed City Arborist first conducts a field
survey of the situation and certifies to the City that the
protected tree will not be damaged by the proposed activity.
In addition the Arborist shall monitor these activities while
they occur to ensure that the protected tree is not damaged.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
C. Prior to grading, the grade subject to review by the Arborist
shall be staked and otherwise marked as off - limits for
activities not previously approved by the Arborist. Also, the
off -limit areas shall show on the approved grading plan with
notes to the grading contractor on the face sheet of the
approved grading plans.
d. Prior to grading, the Arborist shall tag and evaluate the
health of every protected tree on the site, and develop a
program of treatments to ensure the long -term health and
survival of the trees. The results of this study shall be
approved by the Community Development Director prior to start
of grading or land clearing of any kind.
On -Site Tree Nursery to Augment Regionally Depleted Oak Woodlands and
Other Habitats
55. An on -site tree nursery shall be developed and maintained within the
golf course area to propagate plant species for use on site, and for
free public distribution. The Community Development Director shall
approve the location of this nursery. The nursery operational plan
shall be approved prior to occupancy approval for the first golf
course. Plants shall be distributed to the public on an annual
arbor day, or at the Director of Community Development's discretion.
At a minimum, 100 oak seedlings (5 gallon or larger) and 100 other
native broad leaf trees (5 gallon or bare root) shall be made
available annually free of charge to the public. Such events shall
be advertised by the golf course operators.
Intearated Golf Course Management (IGCM) Plan
56. Prior to rough grading permit approval, the Applicant /Developer
shall prepare and submit to the City for review and approval an
Integrated Golf Course Management (IGCM) Plan to address water
quality impacts of the golf courses; or preparation of the IGCM
Plan may be deferred to prior to Zoning Clearance for a building
permit for the first golf course, if an interim drainage plan is
approved by the City Engineer. The intent of this requirement is
that the permanent drainage plan shall be designed to be in
conformance with the IGCM Plan. The management regime recommended
in the IGCM Plan shall be the governing document for the long term
maintenance of water quality associated with development of the
project. The City shall periodically monitor adherence to the
requirements and management guidelines contained in the Plan. The
Plan should require periodic analysis of the nutrients in the
reclaimed water and the nutrient and moisture requirements of the
grass and other landscaping within the golf courses.
The plan shall be developed, at the Applicant /Developer's expense,
by experts in golf course design, surface water and groundwater
hydrology, turf management, mechanical, and biological controls,
arborists, and experts in native California plants. In addition,
the City may, at its sole discretion and at the
17
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Applicant /Developer's expense, use City staff or outside consultants
to review the plan. These costs shall be included in the maximum
annual monitoring cost specified in the Project Mitigation
Monitoring Program.
The Plan shall require that each golf course operator incorporates
the following basic management practices into golf course
operations:
a. Testing of soils and turf conditions at regular intervals.
This will provide information to determine the application
rates for non - potable water, fertilizers and pesticides so
that the following can be accomplished:
b. Nutrient levels between those received from the reclaimed
water irrigation and those applied by the golf course staff
can be balanced.
C. Pesticides can be applied only when necessary to cure a
problem, and in positively identified pre- emergent situations,
not as a preventative measure.
d. Fertilizers in either slow - release forms or in light, frequent
application of soluble forms can be applied to improve
nutrient recovery.
e. Constructing golf course areas (tee boxes, landing areas,
greens, etc.) to collect and drain irrigation /storm water
runoff to on- project first flush basins.
f. Reusing collected irrigation water.
g. Using computer controlled irrigation systems with ground
moisture sensors to control irrigation rates and levels to
match soil moisture and infiltration rates.
h. Using wetting agents to aid infiltration and reduce runoff.
i. Using wells in the area to monitor groundwater quality. A
testing program, implemented as part of the county -wide Storm
Water and Groundwater Monitoring Program, will establish a
benchmark composition of existing groundwater. Water quality
will then be measured on a yearly basis for the first five
years of golf course operation.
j. Late evening application of pesticides;
k. Use of biological controls for insects (such as installing
swallow and bat boxes on the golf course);
1. Use of insect resistant cultivers;
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
M. Development of thresholds to determine when pesticide use
would be appropriate;
n. If 2, 4 -D is used, it should be as a sodium salt (which is
less toxic to nontarget organisms).
57. The IGCM Plan shall also be consistent with the following additional
requirements:
a. The use of chemicals for golf course management shall be
permitted in conjunction with natural systems of turf
management. Natural methods of biological control include
selection of plant materials to minimize the need for
chemicals (e.g., insect and disease resistant plant species,
use of plant species which inhibit plant growth under their
driplines, etc.).
b. Use of mechanical techniques where possible (e.g. manually
removing weeds, rather than using herbicides; installation of
"gopher barriers" (i.e., underground wire mesh) around tees
and greens to discourage gophers in sensitive areas; use of
traps rather than chemical pesticides to control animal pests,
and aeration /filtration of standing water.
C. Use of biological control techniques where possible (e.g. use
of frogs for mosquito larva control, etc.).
58. The use of irrigation water on site shall be minimized where
possible using such techniques such as:
a. Time water irrigation to avoid hot periods of the day (i.e.,
to avoid excess evaporation), or early night (i.e., to avoid
plants being wet throughout the night and thus potentially
being more susceptible to diseases).
b. Extensive monitoring and recording of soil moisture, and daily
evapo- transpiration rates to maximize irrigation efficiency.
C. Establish deep moisture in the soils, avoiding evaporation and
encouraging deep root growth.
d. Hand water only during the day to preclude wilt.
e. Low permeability membranes and /or clay shall be installed
under all lakes to prevent loss of irrigation volume.
f. Procedures shall be developed to monitor turf maintenance,
including anticipated irrigation rates and schedules, and
shall be designed to reduce or eliminate the amount of
irrigation run -off.
59. When chemicals are used they should be selected to the extent
possible for the following characteristics:
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
a. Application of chemicals at the proper time of day to maximize
plant uptake and minimize runoff or underground migration
(e.g., avoid spraying when very hot, before rainstorms, etc.) .
b. They should be specific to the target species (e.g., sex
pheromones to trap insects) rather than be broad spectrum
pesticides.
C. They should not utilize long - lasting residuals compounds.
d. They should not readily evaporate any dangerous compounds or
readily migrate through groundwater.
e. Procedures shall be developed to record and monitor the use of
chemicals, including the type, application rates, and
frequency of use, and methods of handling and storage.
60. A program shall be developed to monitor on -site and off -site surface
and ground water quality to be reviewed by the City and by the
County Public Works Agency.
61. The design and location of all golf course ponds shall be reviewed
by the California Department of Fish and Game or City approved
biologist, prior to approval of the improvement plans by the City
Engineer and Director of Community Development.
62. The most recent applicable Environmental Protection Agency
Stormwater and NPDES regulations shall apply to this project.
63. All runoff from man made impervious surfaces such as parking lots
shall be filtered through grease /oil traps before discharge into
drainage facilities leading offsite to minimize surface runoff of
potential water contaminants. The contents of the traps shall be
disposed per local and State regulations.
64. In the event that significant ground water or surface water
contamination from the project is found to occur by either the
County of Ventura or the Regional Water Quality Control Board, the
Applicant /Developer or golf course operator shall take whatever
steps are deemed necessary by the identifying agency to remove
contamination and prevent future impacts.
65. To the degree feasible (given elevation differences in the course
design), drains placed under greens, tees, and fairways shall be
directed into the on -site lakes. Collected water could be recycled
for irrigation use. In areas where drainage to lakes is not
possible, the use of impermeable membranes and other water quality
protection features shall be considered for incorporation into the
course design.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
66. Measures to reduce water consumption throughout the golf course
operation shall be incorporated into the irrigation plan for the
project. The measures shall include, at a minimum:
a. Use of drought tolerant turf and other plant materials.
b. Use of drip irrigation systems for plants and other low water
irrigation systems for turf. A proposed irrigation system
includes computerized controls, weather stations, and
high -tech distribution systems.
C. Installation of separate metering systems on the domestic and
irrigation supplies to monitor water used for each purpose.
d. Installation of low -flow plumbing fixtures in all buildings
and /or areas in the clubhouse locker rooms, rest areas and
restaurant.
e. Installation of insulation on cold and hot water pipes to
minimize warming of cold water pipes and cooling of hot water
pipes. Such insulation can help conserve water by reducing
unnecessary running of water.
f. Integration of this plan with the Habitat Enhancement Plan.
67. The golf course landscaping and irrigation plans shall be prepared
as a component of the IGCM Plan. In addition to the previously
identified landscaping requirements, the IGCM Plan landscaping
component shall address the following goals and policies:
a. Drought tolerant plant materials shall be used as practical.
b. Plant species which would not attract deer to certain areas
shall be considered along the landscaped golf course
perimeter.
C. California native plants shall be used as much as possible,
with species native to or naturalized in the Moorpark Region
given preference in landscape planning.
d. If non - native species are used, they should be non - invasive
varieties.
e. A long -term maintenance program for the native species shall
include regular monitoring programs.
f. Landscaping within 100 feet of residential properties shall be
consistent with the Fire Hazard Reduction Program prepared in
conjunction with Vesting Map No. 4928.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Cultural Resource Mitigation Plannina
68. A cultural resource monitoring program shall be instituted during
the initial vegetation clearance for the project. The purpose of
this monitoring program is to determine if any significant deposits
not identified during the Phase I survey exist within the project
boundary. The monitoring shall be limited to the initial vegetation
clearance phase of the rough grading program. If cultural deposits
meeting the significance criteria defined in CEQA Guidelines are
encountered, limited data recovery shall be conducted. The costs
of this data recovery shall be limited as defined in Appendices to
CEQA Guidelines. Chumash representatives shall be actively involved
in the monitoring and any subsequent phases of the project
mitigation program. Participation shall include monitoring of
archaeological investigations, construction monitoring, and data
analysis.
Paleontoloaical Data Recover
69. Prior to issuance of a Rough Grading Permit, a Paleontological
Mitigation Plan, outlining procedures for paleontological data
recovery, shall be prepared and submitted to the Director of
Community Development for review and approval. The development and
implementation of this Plan shall include consultations with the
Applicant /Developer's engineering geologist. The monitoring and
data recovery work shall be performed by a qualified paleontologist.
The data recovery should include periodic inspections of excavations
and, if necessary, fossil data recovery should be performed to
recover exposed fossil materials. The costs of this data recovery
shall be limited to the recovery of a reasonable sample of available
material. The interpretation of reasonableness shall rest with the
Director of Community Development.
Air Ouality Mitigation Fee
70. Prior to issuance of a Zoning Clearance for a building permit for
either golf course, the Applicant /Developer shall be required to
make a contribution to the reduction of local and regional air
quality impacts through the payment of an air quality impact fee to
the Moorpark Traffic Systems Management Fund consistent with the fee
recommendations contained in the Ventura County Guidelines to Air
Quality Impact Analysis. Fees shall be paid for emissions in
excess of the 25- pound - per -day ROC /NOx significance threshold.
Sianaae Program
71. Prior to the issuance of an occupancy approval for the first golf
course, a comprehensive sign program for the entire golf course
project shall be submitted along with the construction plans for
Director of Community Development review and approval. The sign
program shall be designed to provide for a uniform on -site sign
arrangement and design.
22
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
a. A maximum of 3 monument signs shall be permitted and located
outside of the public right of way near the following
intersections: Grimes Canyon Road and "C" Street, Walnut
Canyon Road and "C" Street, and "C" Street and the clubhouse
area entry road. Monument signs shall be a maximum of 4 feet
in height.
b. Wall signs shall be permitted consistent with Zoning Code
requirements.
C. A sign permit is required for all signs.
d. All proposed signs shall conform to the approved sign program,
prior to issuance of a sign permit by the Director of
Community Development or his designee.
Earthauake Design Requirements
72. The golf course clubhouses shall be designed according to the most
recent UBC requirements to accommodate structural impacts from
ground acceleration and maximum credible earthquake event.
Utility Room
73. A utility room with common access to all meters and a roof access
ladder shall be provided. No exterior access ladder of any kind
shall be permitted.
Utility Lines and Equipment
74. All proposed utility lines within and immediately adjacent to the
project site (as determined by the Director of Community
Development) shall be placed underground to the nearest off -site
utility pole. All existing utilities shall also be undergrounded
to the nearest off -site utility pole with the exception of 66 KV or
larger power lines. Any above grade utility equipment boxes shall
be placed adjacent to landscaped areas and screened on three sides.
Loadina Area /Turning Radii
75. The required loading area and turning radii shall be depicted on the
plot plan. A 45 foot turning radius shall be provided for loading
zones consistent with the AASHO WB -50 design vehicle.
Downspouts
76. No exposed exterior downspouts shall be permitted on the clubhouse
buildings.
Roof Mounted Equipment
77. All roof mounted equipment (vents, stacks, blowers, air
conditioning equipment, etc.) should be screened by the parapet wall
23
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
on all four sides. Prior to the issuance of a Zoning Clearance, the
location of any roof mounted equipment and the final design of the
roof equipment screening shall be approved by the Director of
Community Development. If the parapet cannot be designed to screen
all required roof equipment, a separate roof screen shall be
designed so as to be tall enough to block all views of equipment and
shall be maintained during the life of the permit. The construction
material shall match the color and material used in the construction
of the building. Colors, materials and building appendages (such
as mechanical equipment on the roof, etc.) of the proposed building
shall be compatible with adjacent development and non - reflective in
nature.
Exterior Ground Level Eauipment
78. Any outdoor ground level equipment and storage (such as loading
docks, shelter docks, maintenance vehicle storage areas, etc.) shall
be screened from view by a masonry wall and landscaping, the design
of which shall be approved by the Director of Community development
or his designee. The wall shall be constructed of materials and
colors consistent with the main building.
Buildina Materials and Colors
79. All exterior building materials and paint colors shall be approved
by the Director of Community Development to ensure compatibility
with adjacent development and consistency with conceptual approved
plans.
Skylights
80. If skylights are proposed, the specific type and model must be
approved by the Director of Community Development to ensure that
they shall be of an opaque type to minimize evening illumination as
viewed from the exterior.
Noise Generation Sources
81. All roof mounted equipment and other noise generation sources
on -site shall be attenuated to 55 dBA at the property line, or to
the ambient noise level at the property line measured at the time
of the occupant request. Prior to the issuance of a zoning
clearance for initial occupancy or any subsequent occupancy, the
Director of Community Development may request that a noise study be
submitted for review and approval which demonstrates that all
on -site noise generation sources would be mitigated to the required
level. The noise study must be prepared by a licensed acoustical
engineer in accordance with accepted engineering standards.
Parking Reauirements
82. The parking areas for both golf courses shall be constructed
consistent with Zoning Code requirements for space size and
24
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
landscaping. A parking/ striping plan shall be submitted to the
Community Development Director for review and approval in
conjunction with Zoning Clearance review. The striping for parking
spaces and loading bays shall be maintained so that it remains
clearly visible. All parking areas shall be surfaced with asphalt
or concrete and shall include adequate provisions for drainage,
striping and appropriate wheel blocks, curbs, or posts in parking
areas adjacent to landscaped areas. All entrance /exit driveways
shall be a minimum of 30 feet in width, with a minimum aisle width
of 25 feet. No overnight parking of any semi - trucks or truck
trailers shall be permitted.
A total of 263 parking spaces have been approved for both golf
courses. The following are specific parking area requirements for
the two golf courses:
a. East Golf Course (Lot No. 218): A minimum of 61 spaces is
required for the East golf course (based on a 1,940 square
foot building), and not more than 50 percent of the parking
requirement can be provided off -site, within 500 feet. If a
portion of the East golf course parking spaces are to be
provided off -site, a recorded lease is required to provide
that the parking will exist as long as the use it serves,
unless the parking is replaced with other spaces.
b. West Golf Course (Lot No. 220): Consistent with the approved
West golf course plans (includes 20,400 square feet of
clubhouse facilities and 40 driving range spaces /tees), a
minimum of 232 parking spaces shall be provided, including 30
spaces for the East golf course, unless those spaces are to be
provided within lot No. 218. One loading zone is also
required, a minimum of 12 feet wide by 40 feet long.
Enforcement of Vehicle Codes
83. Prior to occupancy of either golf course, the Applicant /Developer
shall request the City to enforce appropriate vehicle codes on the
golf course properties as permitted by Vehicle Code Section 21107.7.
Franchise Hauler Usaae Form
84. Prior to issuance of a Zoning Clearance for Occupancy, the Franchise
Hauler Usage Form must be submitted by the Applicant /Developer to
the Community Development Department. The Moorpark Municipal Code
Section 8.36.080 requires that only the City's franchised or
permitted haulers provide residential, commercial, and temporary
drop box /bin solid waste collection services.
Rubbish and Recycling Disposal Areas
85. Rubbish and recycling disposal areas shall be depicted on the final
construction plans. The number and size of the bins required, and
25
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
the space allocation for areas of disposal with enclosures shall be
approved by the Director of Community Development and the City
employee responsible for recycling /solid waste management programs.
a. Rubbish disposal areas shall include adequate, accessible and
convenient areas for collecting and loading recyclable
materials. The dimensions of the recycling area shall
accommodate containers consistent with current methods of
collection in the area in which the project is located.
b. Adequate number of bins or containers shall be provided to
allow for the collection and loading a recyclable materials
generated by the development.
C. The design of the refuse disposal areas shall be compatible in
design with the development and the surrounding area.
d. Disposal areas shall be protected from weather conditions
which might render collected recyclable materials
unmarketable.
e. Driveways or travel aisles shall provide unobstructed access
for collection vehicles and personnel, and provide the minimum
vertical clearance of 30 feet, or other specified clearance
required by the collection methods and vehicles utilized by
the hauler.
f. A sign, approved by the Director of Community Development,
clearly identifying all recycling and solid waste collection
and loading areas, and the materials accepted therein shall be
posted adjacent to all points of access to the recycling
areas.
g. Refuse disposal areas shall not be located in any area
required by the Municipal Code to be constructed or maintained
as unencumbered, according to fire and other applicable
building and /or public safety laws.
h. Recycling area (s) shall be located so they are convenient and
adjacent to regular refuse collection areas.
i. Enclosures: the design of the refuse enclosure shall be
subject to the approval of the Director of Community
Development, prior to the issuance of a zoning clearance:
i. All rubbish disposal areas shall be screened with a six
foot high, solid wall enclosure with metal gates. Pipe
guards shall be eliminated around typical rubbish bin
enclosures.
ii. In cases where space for 2 three cubic yard bins is
required (107" x 84 or 168" x 53.511), the opening of any
bin enclosure must be at least 84 inches (the size of a
26
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
three cubic yard bin). This requirement applies to the
amount of space exposed when the gate is fully opened.
Each refuse \recycling enclosure shall have gates and
should be designed with cane bolts to secure the gates
when in the open position.
iv. Space allocation for rubbish and recycling enclosures
shall be designed in a manner that complies with the
equal access requirements of Title 24 of the American
with Disabilities Act.
Liahtina Restrictions
86. 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 prior to Zoning Clearance for the first golf course. The
lighting plan shall achieve the following objectives: Avoid
interferences with reasonable use of adjoining properties; minimize
on -site and off -site glare; provide adequate on -site lighting; limit
electroliers height to avoid excessive illumination; provide
structures which are compatible with the total design of the
proposed facilities and minimize energy consumption. The lighting
plan shall include the following:
a. A photometric plan showing a point -by -point foot candle layout
to extend a minimum of twenty (20) feet outside the parking
lot and clubhouse boundaries. The layout plan is to be based
on a ten (10) foot grid center. Down lighting and accent
landscape and building lighting shall be employed throughout
the project. Entrance lighting along project access roads
shall be compatible with the surrounding rural neighborhood.
b. Maximum overall height of fixtures in the parking lots shall
not exceed twenty (20) feet, unless otherwise approved by the
Community Development Director. Driving range lighting may
exceed 20 feet in height if evidence is presented to the
Director of Community Development pertaining to the required
height and adequate screening to minimize light and glare
impacts.
C. Fixtures must possess sharp cut -off qualities with a maximum
of one foot candle illumination at property lines.
d. There shall be no more than a seven -to -one (7:1) ratio level
of illumination shown (maximum -to- minimum ratio between
lighting standards).
e. Energy efficient lighting fixtures shall be provided which are
compatible with adjacent properties.
27
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
f. A minimum of one, and a maximum of two foot candle
illumination with a 1.5 foot candle average, or as otherwise
approved by the Director of Community Development to satisfy
concerns of the Police Department for clubhouse exterior door
illumination.
g. No light shall be emitted above the 90 degree or horizontal
plane. No direct light source shall be visible from the
street or adjacent properties.
h. All exterior lighting shall be shielded and directed downward
to avoid light and glare on neighboring properties.
i. Lighting devices shall be high enough to prohibit tampering by
anyone on the ground, unless tamper -proof fixtures are
approved by the Director of Community Development. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface with a minimum maintained
1 -foot candle of light and shall be designed to minimize the
spillage of light onto adjacent properties. All exterior
lighting devices shall be protected by weather and breakage
resistant covers.
Odors
87. No noxious odors shall be generated from any use on the subject
site.
Hours of Operation for Clubhouse Bar Snack Shon Restaurant / Banquet
Rooms, Golf Course and Drivina Ranae and Lightina Restrictions
88. The permitted hours of golf course operation shall be seven days a
week, approximately from sunrise to sunset. Use of the golf course
driving range shall be limited to hours between sunrise and 9:00
p.m. Driving range lights shall, without exception, be shut down
by 9:15 p.m. No night lighting shall be permitted along the golf
courses; golf courses will be for daylight play only. Snack bar
operations shall be limited to from sunrise to 9 p.m. The
restaurant, banquet rooms, and related clubhouse facility operations
shall be limited to the hours between 6:00 a.m. and 2:00 a.m.
Alcoholic beverage service and bar operations shall be restricted
to the hours between 10 a.m. and 2 a.m. The Police Department
conditions should be referenced for further restrictions related to
alcohol sales.
Graffiti Removal
89. Any graffiti on golf course property shall be removed within five
(5) days from written notification by the City of Moorpark. All
such graffiti removal shall be completed to the satisfaction of the
City.
28
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
II. CITY ENGINEER CONDITIONS
PRIOR TO ISSUANCE OF A GRADING PERMIT FOR ROUGH GRADING, TIE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
General Requirements
90. The Applicant /Developer shall have received City Council approval
for all phases of Tract Map 4928 and the staged grading exhibit and
schedule.
PRIOR TO ISSUANCE OF A ZONING CLEARANCE FOR EITHER GOLF COURSE, THE
FOLLOWING CONDITIONS SHALL BE SATISFIED:
Phasing Reguirement
91. Phase 1 and 2 of Final Vesting Map No. 4928 must be recorded per the
approved phasing plan.
Street Improvements
92. The final design for the project entrance(s) shall be reviewed and
approved by the Director of Community Development and City Engineer
prior to the issuance of a zoning clearance for the first golf
course constructed.
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR EITHER GOLF COURSE,
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
Federal Emergency Management Agency (FEMA) Maps
93. All FEMA Maps shall have been updated or a letter of Map revision
issued for those areas in the Flood plain altered by construction
of this project.
Walnut Canyon Road
94. Prior to occupancy of the first golf course of Tract 4928, the
Applicant /Developer shall have improved Walnut Canyon Road.
Grimes Canyon Road
95. Prior to occupancy of the first golf course of Tract 4928,
construction modifications to Grimes Canyon Road and the Grimes
Canyon Road / "C" street intersection are required to be completed.
96. Prior to occupancy of the first golf course of Tract 4928, the
intersection improvements to the Grimes Canyon Road and the Grimes
Canyon /Highway 118 (Los Angeles Avenue) intersection shall be
completed.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Interior Streets
97. Prior to occupancy of the first golf course of Tract 4928, "C"
Street shall be completed. A stop sign shall be provided at the
intersection of "C" Street and the clubhouse entry drive. A tunnel
shall be constructed under "C" Street, north of the west golf course
ninth hold green to allow golf course users to cross under the
roadway.
98. All interior streets shall be completed as the phasing plan requires
and as directed by the City Engineer.
Utilities
99. Utilities, facilities and services for the project area shall have
been extended and /or constructed in conjunction with its phased
development by the master developer as the project proceeds.
100. Installation of all electrical, natural gas, telephone and provision
for solid waste collection services and cable television to the
Project Area will be completed.
Solid waste collection will be provided by private companies as
regulated by the City. These services will be phased in conjunction
with development of the project area.
DURING CONSTRUCTION, 27M FOLLOWING CONDITIONS SXALL APPLY:
101. Grading may occur during the rainy season from October 15 to April
15, if approved by the City of Moorpark and subject to installation
of debris and erosion control facilities. Erosion control measures
shall be in place and functional between October 15th and April
15th. Along with the erosion control measures, hydroseeding of all
graded slopes shall be required within 30 days of completion of
grading.
102. That prior to any work being conducted within the State, County, or
City right of way, the subdivider shall obtain all necessary
encroachment permits from the appropriate Agencies.
103. Work conducted during the school year shall be coordinated with the
Moorpark Unified School District and the City Engineer.
104. All trucks importing or exporting fill to or from the Tract shall
use tarpaulins to cover the load and shall operate between the hours
of 9 a.m. to 5 p.m. on weekdays only. As an option the haul material
may be watered in lieu of covering. (If approved by the City
Engineer)
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
105. All unimproved areas with vehicle traffic shall be watered
periodically and the vehicle speed shall be limited to 15 mph.
106. During site preparation and construction, minimize disturbance of
natural groundcover on the project site until such activity is re-
quired for grading and construction purposes.
107. During clearing, grading, earth moving or excavation operations,
dust emissions should be controlled by regular watering, paving con-
struction roads and other dust prevention measures. The
Applicant /Developer shall submit a dust control plan, acceptable to
the City, concurrently with submittal of the rough (as opposed to
the precise) grading plan. This plan shall include, but is not
limited to, the following measures:
a. Water all site access roads and material excavated or graded
on or off -site to prevent excessive amounts of dust. Watering
shall occur at least two times daily, preferably in the late
morning and after the completion of work for the day.
b. Cease all clearing, grading, earth moving, or excavation
operations during periods of high winds (15 mph or greater in
one hour). The contractor shall maintain contact with the
Ventura County Air Pollution Control District (APCD)
meteorologist for current information about average wind
speeds.
C. Water or securely cover all material transported off -site and
on -site to prevent excessive amounts of dust.
d. Minimize the area disturbed at any one time by clearing,
grading, earth moving and excavation so as to prevent exces-
sive amounts of dust.
e. Keep all grading and construction equipment on or near the
site, until these activities are completed.
f. Wash off heavy -duty construction vehicles before they leave
the site.
g. Apply nonhazardous chemical stabilizers to all inactive
portions of the construction site. When appropriate, seed
exposed surfaces with a fast - growing, soil- binding plant to
reduce wind erosion and its contribution to local particulate
levels.
h. Observe a 15 mile per hour speed limit for the construction
area.
i. Periodically sweep public streets in the vicinity of the site
to remove silt (i.e., fine earth material transported from the
site by wind, vehicular activities, water runoff, etc.) which
may have accumulated from construction activities.
31
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
108. The Applicant /Developer shall request that all employees involved
in grading operations on the project wear face masks to reduce the
inhalation of dust which may contain the fungus which causes San
Joaquin Valley Fever.
109. Maintain equipment engines in good condition and in proper tune as
per manufacturers' specifications to prevent excessive emissions.
110. All diesel engines used in construction equipments should use high
pressure injectors.
111. All diesel engines used in construction equipments should use
reformulated diesel fuel.
112. During smog season (May- October) the City shall order that con-
struction cease during Stage III alerts to minimize the number of
vehicles and equipment operating, lower ozone levels and protect
equipment operators from excessive smog levels. The City, at its
discretion, may also limit construction during Stage II alerts.
113. During site preparation and construction, construct temporary storm
water diversion structures per City of Moorpark standards.
114. Designated parking areas for construction worker vehicles and for
materials storage and assembly shall be provided. These areas shall
be set back as far as possible from or otherwise shielded from
existing surrounding rural residential neighborhoods.
115. Immediately surrounding property owners shall be notified in writing
on a monthly basis of construction schedules involving major
grading.
116. Construction activities shall be limited to between the following
hours: a) 7:00 a.m. and 7:00 p.m. Monday through Friday, b) 9:00
a.m. to 5:00 p.m. Saturday. Saturday construction will be permitted
with these hour restrictions if complaints from adjacent
neighborhoods are minimal. No construction work is to be done on
Sundays pursuant to City Ordinance #149.
117. Truck noise from hauling operations shall be minimized through
establishing hauling routes which avoid residential areas and
requiring that "Jake Brakes" not be used along the haul route within
the City. The hauling plan must be identified as part of the
grading plan and approved by the City Engineer.
118. The Applicant /Developer shall ensure that construction equipment is
fitted with modern sound - reduction equipment.
119. Equipment not in use for more than ten minutes should be turned off.
32
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
120. The fuel injection grading of all diesel engines used in
construction equipment should be retarded two degrees from the
manufacturer's recommendation.
121. Construction grading shall be discontinued on days for first stage
ozone alerts (concentration of 0.20 ppm) as indicated at the Ventura
County APCD air quality monitoring station closest to the City of
Moorpark. Grading and excavation operations shall not resume until
the first stage smog alert expires.
122. If any hazardous waste is encountered during the construction of
this project, all work shall be immediately stopped and the Ventura
County Environmental Health Department, the Fire Department, the
Sheriff's Department, and the City Construction Observer shall be
notified immediately. Work shall not proceed until clearance has
been issued by all of these agencies.
PRIOR TO ACCEPTANCE OF PUBLIC 2NPROVFMITS AND BOND EXONERATION, TIE
FOLLOWING CONDITIONS SHALL BE SATISFIED:
123. Reproducible centerline tie sheets shall be submitted to the City
Engineer's office.
124. The Applicant /Developer 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.
125. A copy of the recorded Map(s) shall be forwarded to the City
Engineer for filing.
126. Sufficient surety in a form acceptable to the City guaranteeing the
public improvements pertinent to each phase shall be provided.
127. All surety guaranteeing the public improvements shall remain in
place for one year following acceptance by the City. Any surety
bonds that are in effect three years after final map approval or
issuance of the first building permit shall be increased an amount
equal to of greater than the consumers price index (Los Angeles /Long
Beach SMSA) for a period since original issuance of the surety and
shall be increased in like manner each year thereafter.
128. Original "as built" plans will be certified by the
Applicant /Developer'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 "as builts" plans is
required before a final inspection will be scheduled.
33
III. CITY OF MOORPARK POLICE DEPARTMENT CONDITIONS
CONSTRUCTION SITE SECURITY DURING GRADING OPERATIONS AND DURING
CONSTRUCTION:
129. A licensed security guard is required during the construction phase,
unless a 6 -foot high chain link fence is erected around the
construction site.
130. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
131. All appliances (microwave ovens, dishwashers, trash compactors,
etc.) shall be properly secured prior to installation during non-
working hours. All serial numbers shall be recorded for
identification purposes.
132. Contractors and sub - contractors shall contact the Moorpark Police
Department for "Tailgate" meetings regarding loss prevention on the
work site.
PRIOR TO ZONING CLEARANCE/BUILDING PERMIT:
133. All golf cart crossings at roadways shall be under the roadway, or
at an intersection with a stop sign or signal, if approved by the
Chief of Police and the Director of Community Development.
134. Lighting plans showing the type and location of all lighting devices
shall be submitted to the Police Department for review and approval.
135. Parking lots shall have a minimum maintained one foot candle of
lighting at ground level. All lights shall be shielded to prevent
light and glare impacts to adjacent residents.
136. All ingress and egresses from the clubhouses shall be provided with
a minimum maintained five (5) foot candles of light.
137. Lighting devices shall be protected against the elements and
constructed of vandal resistant materials.
138. Lighting devices shall be high enough so as to prevent anyone on the
ground from tampering with them.
139. Front door entrances shall be visible from the street or parking
areas.
PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
Address
140. The address shall be clearly visible to approaching emergency
vehicles, a minimum of 6 inches in height, and illuminated during
hours of darkness.
34
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Security
141. The Applicant /Developer shall prepare and submit to the Community
Development Department Director for review and approval a security
plan for the clubhouse operations. This plan shall be oriented to
reducing potential service demands on police. The plan shall be
approved prior to the issuance of a Zoning Clearance for the
clubhouse facilities.
142. An alarm system shall be installed for the clubhouse facilities and
shall be wired to all exterior doors and windows and to any roof
vents or other roof openings where access may be made.
143. 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.
Operation Limitations for Banauet Rooms Bar, and Restaurant
144. At any time that entertainment and /or dancing is to occur at the
clubhouse facilities, a security guard, licensed by the State of
California and approved by the Police Department, shall be provided
to patrol the parking lot and clubhouse facilities. The security
guard shall maintain order and prevent any activity which would
interfere with the quiet enjoyment of adjacent residential
properties.
145. No person under the age of 21 years shall sell, serve, package, or
consume alcoholic beverages.
146. No person who appears intoxicated shall be served alcoholic
beverages.
IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS
Fire Hazard Reduction Program
147. Prior to issuance of a grading permit or Zoning Clearance for any
building permit, the Applicant /Developer shall retain a certified
fire management professional to prepare a Fire Hazard Reduction
Program; this program shall be prepared in consultation with the
County Fire Protection District and shall be approved by the
Director of Community Development. The certified fire management
professional shall be familiar with the objectives of fuel
management in wildland -urban interface. A native plant specialist
shall participate in the development of the fuel management program.
The program shall apply to all lands within 100 feet of residences
(or as amended by the certified fire professional based on fuel
modification factors related to the golf courses).
35
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
a. The vegetation management requirements of the plan shall be
clearly defined. The golf course operators shall be
responsible for implementing this program in perpetuity.
Fuel modification zones are proposed to be retained in as
natural a state as safety and fire regulations will permit.
b. The fuel modification zone shall be provided within 100 feet
of all structures. The zone will be designed by and planted
under the supervision of a landscape architect with expertise
in native plant materials and habitat restoration, with the
approval of the Director of Community Development, to appear
as a transition between the built environment and natural open
space.
C. Within the modification zone, native and non - native high -fuel
vegetation will be removed and replaced with low -fuel
vegetation. The height of plant materials will be kept to a
minimum. Planting requirements include a combination of
trees, shrubs, and groundcover. Irrigation will not be
provided, except in established wet zones, unless necessitated
by the plant materials used.
d. The clubhouse buildings hall be designed to satisfy at least
a one hour fire - resistant rating. Such structures shall
incorporate fire retarding features including boxed -in eaves,
reduced overhangs, double -paned windows, convection resistant
roof design, non - combustible roofing material, and related
design features. Building permits shall not be issued until
review of fire retarding architectural features has been
completed by the County Fire Protection District.
148. During all grading and site clearance activities, earth moving
equipment shall be equipped with spark arrestors and at least two
fire extinguishers. All equipment used in the vegetation clearance
phase shall be equipped with spark arrestors and best available fire
safety technology. The vegetation clearance activities shall be
coordinated with and approved by the County Fire Prevention
Division.
149. All equipment and material staging activities shall be coordinated
with the County Fire Prevention Division. Fire prone construction
activities shall be prohibited during "Santa Ana" wind conditions.
150. If deemed necessary by the District, prior to recordation of the
first phase of the Final Vesting Map, the golf course area shall
include a helispot and associated fire suppression equipment
storage.
151. All grass or brush exposing any structures shall be cleared for a
distance of 100 feet prior to framing.
152. An approved spark arrester shall be installed on all chimneys.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Road and Driveway Requirements
153. Complete circulation shall be provided for each phase of the
development. Each phase shall stand alone, meeting all requirements
for access, without depending on future development of neighboring
phases to complete second access or water requirements.
154. The collector road system proposed for the project shall be reviewed
and approved by the Ventura County Fire Protection District prior
to issuance of grading permits.
155. Access roads shall be installed with an all weather surface,
suitable for access by Fire Department apparatus. A minimum clear
street width of 36 feet shall be provided.
156. A fire protection system or systems shall be installed for the golf
course buildings as required by the Fire Protection District.
157. Access roads shall not exceed 15 percent grade.
158. Approved turn around areas for fire apparatus shall be provided
where the access road is 150 feet or more from the main project
collector.
159. Any gates to control vehicle access are to be located to allow a
vehicle waiting for entrance to be completely off the public
roadway. The method of gate control shall be subject to review by
the Bureau of Fire Prevention. A minimum clear open width of 15
feet in each direction shall be provided. If gates are to be
locked, a Knox System shall be installed.
160. Street name signs shall be installed in conjunction with the road
improvements. The type of sign shall be in accordance with Plate
F -4 of the Ventura County Road Standards.
161. All driveways shall have a minimum vertical clearance of 13 feet 6
inches.
Fire Hydrant /Fire Flow Reauirements
162. Prior to construction, the Applicant /Developer shall submit plans
to' the Ventura County Bureau of Fire Prevention Division for the
approval of the location of fire hydrants; all hydrants shall be
shown on the plan that are situated within 300 feet of the perimeter
of the development.
163. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be
provided. The location and capacity of all water storage and
conveyance facilities shall be reviewed and approved by the District
prior to the recordation of the Final Map and prior to the issuance
of building permits.
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
164. Fire hydrants shall be installed and in service prior to combustible
construction and shall conform to the minimum standards of the
County Water Works Manual. These standards specify:
a. Each hydrant shall be a 6 inch wet barrel design, and shall
have one 4 inch and one 2 4 inch outlet.
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 set back in from the curb face, 24
inches on center.
165. All grass or brush exposing any structures shall be cleared for a
distance of 100 feet prior to framing.
166. An approved spark arrester shall be installed on all chimneys.
California Administrative Code (Title 24- Section 2.1217 Requirements
167. Portions of this development may be in a hazardous fire area and
structures shall meet hazardous fire area building code
requirements.
V. VENTURA COUNTY WATERWORKS DISTRICT NO. 1 CONDITIONS
168. Prior to City approval of any grading permit for the project, the
Applicant /Developer and the District shall enter into a contract for
the relocation and /or modification of the existing wells on the
property. The relocation plan shall address well locations,
provisions for drilling additional wells if necessary (if existing
wells are damaged during construction), relocation of conveyance
structures, and other matters of mutual concern. A copy of the
approved contract shall be submitted to the City. The
Applicant /Developer shall be responsible for complying with all
terms and conditions of the relocation contract.
169. Prior to issuance of a Zoning Clearance for golf course
construction, the proposed infrastructure plan for the project shall
be designed to place all required water, sewer, and reclaimed water
conveyance facilities in the Gabbert Canyon alignment. The
Applicant /Developer shall obtain all necessary right -of -way and
easements to install the required infrastructure in this alignment.
The City may assist with the acquisition of such easements.
170. Prior to issuance of a Zoning Clearance for a building permit, the
applicant for service shall comply with the Ventura County
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Waterworks District No. 1 "Rules and Regulations" and any subsequent
additions or revisions thereto. Ultra low plumbing fixtures are
required in all new construction. Any requirements by the Fire
Protection District, that are greater than Waterworks District No.
1 existing facilities are the responsibility of the
Applicant /Developer.
171. Waterworks District No. 1 has an existing water transmission line,
which shall be relocated at Applicant /Developer's cost, as approved
by the District.
172. The Applicant /Developer shall be responsible to construct and pay
for the required in -tract and off -site water, reclaimed water, and
sewer improvements necessary to serve the property.
173. Applicant /Developer shall be required to pay all applicable water
capital improvement fees and sewer connection fees in accordance
with the District's Rules and Regulations.
VI. VENTURA COUNTY FLOOD CONTROL AND WATER RESOURCES DEPARTMENT
CONDITIONS
(The Flood Control District provided no conditions of approval for the
project. Therefore, the following conditions contained in the approved
mitigation monitoring program shall be deemed to satisfy the concerns of
this agency.)
174. Prior to approval of any grading permit, a Master Drainage and Flood
Control Improvement Plan shall be prepared. This Plan shall
identify all required drainage and flood control improvements
necessary to implement the proposed project, and shall be prepared
in consultation with the Moorpark City Engineer and the Ventura
County Flood Control District to facilitate required interagency
coordination. The Plan shall identify all major improvements and
typical drainage facilities for both residential and golf course
portions of the project. The capacity, location, and size of all
culverts, collection devices, energy dissipaters, and related
improvements shall be designed to the satisfaction of the City
Engineer and Flood Control District. Capacity details for the
construction of the on -site detention basin and improvement of the
existing debris basin in Gabbert Canyon shall be included in the
Master Improvement Plan. All necessary permits required to
implement the Master Plan shall be obtained from the County Flood
Control District prior to City issuance of a permit for rough
grading. The Master Plan shall identify what improvements must be
completed coincident with the initiation of rough grading.
Implementation of off -site project drainage mitigation measures and
construction of off -site drainage improvements are subject to review
and approval by the City Engineer and the Ventura County Flood
Control District. The City Engineer and the Ventura County Flood
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
Control District may approve alternative on -site methods to comply
with the impacts which are proposed to be mitigated by the
aforementioned mitigation measures.
175. Prior to rough grading permit approval, a Bank Protection Plan shall
be prepared to address potential hazards to residences and
components of the golf course situated within the potential hazard
limits of Gabbert Canyon Creek. This Plan shall be prepared after
review and approval of the Master Drainage and Flood Control
Improvement Plan (required by above mitigation measure). The bank
protection devices incorporated into this Plan shall, to the degree
feasible, emphasize the use of "soft" surface improvements (such as
gabions, erosion control matting, buried retention features, and
similar devices) to minimize modifications to the existing channel.
Potential locations for hazard remediation shall be identified on
the Plan. Modifications to the Plan required by the City Engineer
or the Ventura County Flood Control District shall be made as
requested. The Bank Protection Plan shall also be reviewed by the
Department of Fish and Game for compliance with 1603 Permit
requirements. The Bank Protection Plan shall be approved by all
responsible agencies, prior to the issuance of the rough grading
permit for the golf courses.
176. Sediment yields in the watersheds within the project boundary shall
be computed for pre - development and post - development conditions in
accord with methods outlined in Erosion and Sediment Yields in the
Transverse Ranges, Southern California (United States Geological
Survey, 1978). These estimates of sediment yield shall be completed
prior to initiating final design of modifications to the existing
debris basin facility situated in the Gabbert Canyon Drainage south
of the project boundary.
177. If required by the Master Drainage and Flood Control Improvement
Plan, improvements to the permanent debris basin in the Gabbert
Canyon watershed shall be made, which will be sufficient to reduce
estimated sediment generation to pre - development levels.
Modifications to this debris basin shall be made in conjunction with
commencement of rough grading operations for the proposed golf
courses. The design of modifications to this basin shall be
reviewed and approved by the Ventura County Flood Control District.
All improvements to the basin shall be completed prior to the first
rainy season to occur after rough grading has commenced.
178. Basin maintenance shall be provided under an agreement satisfactory
to the Flood Control District. An improvement and maintenance cost
agreement between the Applicant /Developer and the District shall be
required prior to the issuance of initial grading permits or
recordation of the Final Tract Map (whichever occurs first).
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CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
VII. MITIGATION MEASURES APPLICABLE TO THE CUP
179. The approved Mitigation Monitoring Program is included as Attachment
1, and all mitigation measures are requirements of the CUP, as
applicable. Some of the adopted mitigation measures are duplicates
or very similar to conditions of approval already listed herein.
In cases where a mitigation condition conflicts with another
condition of approval, the stricter or more specific condition shall
apply, as determined by the Director of Community Development,
during the condition compliance review.
41
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT CORPORATION
February 8, 1996
ATTACHMENT 1
MOORPARK COUNTRY CLUB ESTATES PROJECT
MITIGATION MONITORING PROGRAM
(To be added after City Council approves
Final Mitigation Monitoring Program)
42