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HomeMy WebLinkAboutRES PC 2013 579 2013 0226 RESOLUTION NO. PC-2013-579 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 2012-02 ON A 10.57 ACRE PARCEL, LOCATED AT 150 CASEY ROAD, ON THE APPLICATION OF ESSEX PROPERTY TRUST, INC. WHEREAS, at its meeting of July 18, 2007, the City Council adopted Resolution No. 2007-2611, adopting a Mitigated Negative Declaration and approving General Plan Amendment No. 2004-05, to amend the General Plan land-use designations from Specific Plan 9 (SP-9) — School Overlay to Very High Density Residential (VH); and adopted Ordinance No. 354, approving Zone Change No. 2004-04, changing zoning of the property from Rural Exclusive (RE) to Residential Planned Development — 19.0 units per acre (RPD-19.0u); and Resolution No. 2007-2612, approving Residential Planned Development Permit No. 2004-06 for a two-hundred (200) unit apartment complex on 10.57 acres located south of Casey Road and west of Walnut Canyon Road, on the application of Essex Portfolio, L.P.; WHEREAS, at a duly noticed public hearing on February 26, 2013, the Planning Commission considered Residential Planned Development Permit (RPD) No. 2012-02 for construction of a 200-unit apartment project on approximately 10.57 acres, located at 150 Casey Road, on the application of Andrew Baker, Essex Property Trust, Inc.; and WHEREAS, at its meeting of February 26, 2013 the Planning Commission considered the agenda report and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal; and reached a decision on this matter. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTION: On July 18, 2007, the City Council adopted a mitigated negative declaration for a 200-unit apartment project, located at 150 Casey Road. As the project under Residential Planned Development Permit No. 2012-02 is not substantially different than the previous project, no new avoidable significant effects have been identified, no new mitigation measures or project revisions are necessary, and the previously identified mitigation measures will reduce the potential effects of the project under Residential Planned Development Permit No. 2012-02 to a less-than significant level. Therefore, no further environmental documentation is required. Resolution No. PC-2013-579 Page 2 SECTION 2. PLANNED DEVELOPMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.030: The following findings are offered for the Residential Planned Development Permit: A. The proposed project site design, including structure location, size, height, setbacks, massing, scale, architectural style and colors, and landscaping is consistent with the provisions of the City's General Plan and Zoning Ordinance, in that the proposed project will provide an appropriate density development for the site given its proximity to the downtown area and that the project will contribute substantially toward the City's Housing Element goal to expand and protect housing opportunities for lower income households and special needs groups. The proposed project, including the proposed incentive to allow parking at an average of 2.0 spaces per unit, is consistent with the provisions of the City's General Plan and Zoning Ordinance, in that the project will increase housing opportunities for lower income households and special needs groups. B. The site design of the proposed project would not create negative impacts on or impair the utility of properties, structures or uses in the surrounding area, in that the buildings proposed are appropriate in height, scale, and setback given the proximity of the site to the downtown area and the traffic improvement conditions of approval will avoid negative traffic impacts. C. The proposed project is compatible with existing and permitted uses in the surrounding area, in that the surrounding existing and future development includes a variety of housing types, along with public and school uses. SECTION 3. PLANNING COMMISSION RECOMMENDATION: A. The Planning Commission recommends to the City Council approval of Residential Planned Development Permit No. 2012-02 subject to the special and standard Conditions of Approval included in Exhibit A (Special and Standard Conditions of Approval), attached hereto and incorporated herein by reference. Resolution No. PC-2013-579 Page 3 SECTION 4. FILING OF RESOLUTION: The Community Development Director shall cause a certified resolution to be filed in the book of original resolutions. The action of the foregoing direction was approved by the following vote: AYES: Commissioners Di Cecco, Hamous, Landis, Vice Chair Groff, and Chair Gould. NOES: None ABSTAIN: None ABSENT: None PASSED, AND ADOPTED this 26th day of February, 2013. , ter-, Diana . Go Id, Chair 1-‘,42//iii, r V David A. Bobardt, Community Development Director Exhibit A— Standard and Special Conditions of Approval Resolution No. PC-2013-579 Page 4 EXHIBIT A STANDARD AND SPECIAL CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT PERMINT NO. 2012-02 STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Planned Development Permits and Conditional Use Permits as adopted by City Council Resolution No. 2009-2799 (Exhibits A and B), except as modified by the following Special Conditions of Approval. In the event of conflict between a Standard and Special Condition of Approval, the Special Condition shall apply. SPECIAL CONDITIONS 1. Prior to the issuance of a Zoning Clearance for the first building permit, a plan for the improvements of Casey Road with an extended left-turn lane at Walnut Canyon Road, a left turn lane into the project driveway off of Casey Road, and right turn only egress from the project driveway onto Casey Road, must be submitted for review and approval by the City Engineer and Community Development Director. The street improvement plans must include provisions for the minimization of impacts to Walnut Canyon School as a result of street construction activities. Prior to the issuance of a zoning clearance for the first final building permit that would allow for occupancy, the improvements must be installed to City public road standards to the satisfaction of the City Engineer and Community Development Director. The improvements may include, but not be limited to curb, gutter, sidewalk, raised median, restriping, moving of and reinstallation of traffic sensors, tree wells and landscaping. 2. Prior to the issuance of a Zoning Clearance for a grading permit, a construction traffic and staging plan must be provided for review and approval by the City Engineer and Community Development Director. Access to the site for grading and construction must be through High Street. No construction traffic may be permitted on Casey Road, except as needed to improve Casey Road. Temporary construction fencing must be installed prior to the commencement of grading with a safe path of pedestrian travel and maintained until construction is complete and occupancy has been given. 3. Prior to issuance of a Zoning Clearance for the first building permit, any gates to control vehicle access must be located in a manner that would allow a vehicle waiting for entrance to be completely off the intersecting roadway and consistent with city standards. A minimum clear open width of fifteen (15') feet in each direction must be provided for separate entry/exit gates and a minimum twenty feet (20') for combined entry/exit gates. If gates are to be locked, a Knox Box system must be installed or an EKey system, subject to the approval of the Community Development Director and the City Engineer. The method of gate control, including operation during power failure, is subject to review by the Fire Resolution No. PC-2013-579 Page 5 Protection District. Gate plan details must be submitted to the Fire Protection District for approval prior to installation. A final acceptance inspection by the Fire Protection District is required prior to placing any gate into service. 4. Prior to the issuance of a Zoning Clearance for a grading permit, plans showing two-way emergency vehicular access from High Street to the southwestern corner of the property must be provided in substantial conformance to the design as shown on the entitlement plans, for review and approval by the City Engineer, Fire Protection District, and Community Development Director. All improvements must be installed prior to the issuance of a Zoning Clearance for the first final building permit that would allow for occupancy, including acquisition of the square parcel at the south property line, identified as APN 511-0-020-072, which must be acquired by the developer as part of the required emergency access and must be provided and accepted as an in fee to the City, to the satisfaction of the Community Development Director. Any emergency access to High Street must meet all Fire Protection District and City requirements. Any improvements to High Street to meet Fire Protection District access requirements must be completed at the applicant's expense and must be within the existing High Street rig ht-of-way. 5. A maximum of one gate is allowed on the emergency vehicular access unless an alternative is agreed upon by the Ventura County Fire Protection District, the Community Development Director and City Engineer/Public Works Director. Prior to the issuance of a Zoning Clearance for the first building permit, the applicant shall obtain approval from the Fire Prevention District for the emergency only vehicular access connection, to be gated and locked with a Knox box, or other approved mechanism and provide Fire Protection District verification that this update is acceptable to the satisfaction of the Community Development Director. 6. Prior to the issuance of a Zoning Clearance for a grading permit, all pedestrian paths crossing the drive aisles on the project site must be colored decorative concrete or other durable decorative material to the satisfaction of the Community Development Director. 7. Prior to issuance of a Zoning Clearance for the first building permit, parking spaces must be assigned to the individual apartment units or reserved for guests in a manner to the satisfaction of the Community Development Director. Individual garage units must have automatic garage door openers and must be maintained to be accessible for parking operable vehicles at all times. 8. Prior to issuance of a Zoning Clearance for the first building permit, two color schemes are required for each building type that is used more than once. Colors on the various stucco planes and cornices must be distinct, but compatible with the building colors. Changes of color should generally take place on the inside corners. The applicant shall submit all of the proposed colors, materials and building finish textures for review and approval to the satisfaction of the Community Development Director prior to the issuance of building permits. Resolution No. PC-2013-579 Page 6 9. Prior to issuance of a Zoning Clearance for the first building permit, roof appurtenances must be limited to necessary vents, and must be the same color as the roofing material and must be to the satisfaction of the Community Development Director. 10. Prior to issuance of a Zoning Clearance for the first building permit, construction plans must show that all windows on the apartment buildings and accessory buildings must have decorative trim. Window surrounds on the first floor of all buildings and accessible areas above the first floor on the southern side of the four (4) 20-unit buildings along the southern property line must be constructed out of durable materials and may not have foam cores and must be to the satisfaction of the Community Development Director. 11. Prior to issuance of a Zoning Clearance for the first building permit, construction plans must show that window design must be consistent with the plans as submitted. Any mullions must be external. 12. Prior to issuance of a Zoning Clearance for the first building permit, construction plans for accessory buildings, including but not limited to the leasing office, recreation building, trash/recycling structures, and carports must incorporate compatible design and materials, including roof design and materials, as the apartment buildings to the satisfaction of the Community Development Director. The leasing office must have enhanced design elements as it is the closest building to Casey Road, and a sidewalk must be provided around this building. The pool must be of sufficient size to serve all residents of the complex as determined by the Community Development Director. The pool must be open and ready for use prior to the final building permit for the third residential building. If possible, the common landscape areas should include a sport court. Plans for these buildings and other improvements must be reviewed and approved prior to the issuance of a Zoning Clearance for the first building permit for any construction under this entitlement. 13. Prior to the issuance of a Zoning Clearance for a grading permit, all ground mounted utility boxes must be screened with landscaping and all gas, electric, and water meters must also be screened to the degree allowable by the utility companies, to the satisfaction of the Community Development Director. The Community Development Director may require that the meters and/or boxes be painted to match the exterior color of the building. 14. Prior to the issuance of a Zoning Clearance for a grading permit, any required railing at the top of slopes or retaining walls must be decorative, with detailed plans to be submitted for review and approval of the Community Development Director prior to issuance of building permits. Resolution No. PC-2013-579 Page 7 15. Prior to the issuance of a Zoning Clearance for the first building permit, the construction plans for the balconies must include a solid wall design that is compatible with the existing architecture, to the satisfaction of the Community Development Director. Storage on the balconies, except for that which is integral to the design of the unit, must be prohibited and enforced by the apartment manager. 16. Prior to the issuance of a Zoning Clearance for the first building permit, the construction plans for the apartment buildings must include the provision of suitable conduits and mounting locations within the central roof wells of each building to allow for mounting individual satellite dishes and/or antennas and residents will be offered the ability to setup personal satellite television service accounts utilizing these facilities, to the satisfaction of the Community Development Director. 17. Native trees, including but not limited to sycamores and other native trees, must be incorporated into the landscape plan. None of the prohibited plants indicated in the Provisionally Acceptable Plant List and the Invasive and Prohibited Plant List contained in the city's Landscape Guidelines may be used in this development. 18. Prior to issuance of a Zoning Clearance for the first building permit, a plan must be provided for review and approval by the Community Development Director for covering of the existing flood control channel through the project site boundaries. 19. All requirements of the Development Agreement 2012-03 shall apply. If there is a conflict in the requirements of the Development Agreement and these conditions of approval the requirements of the Development Agreement shall take precedence. 20. Prior to issuance of a Zoning Clearance for the first building permit, an Assessment District shall be formed to fund future City costs, for the maintenance of parkway landscaping on Casey Road and Walnut Canyon Road, landscaping and irrigation of the landscaped area above the retaining wall along the southern perimeter of the property, storm water quality basin and drainage improvements, including basin landscaping and irrigation, and maintenance of the basin access drive and emergency access drive. It shall be the intent of the City to approve the required assessment each year, but to only levy that portion of the assessment necessary to recover any past City costs or any anticipated City costs for the following fiscal year. The City shall administer the annual renewal of the Assessment District and any costs related to such administration shall be charged to the Fund established for such district revenues and expenses. 21. Prior to the issuance of a Zoning Clearance for the first building permit, the applicant shall be required to form an Assessment District; the applicant shall be required to undertake and complete the following: Resolution No. PC-2013-579 Page 8 a. At least one-hundred-twenty (120) days prior to the planned recordation of any Final Map or the issuance of any zoning clearance for building permit, whichever comes first: submit the final draft plans for any irrigation, landscaping or Drainage Improvements [herein "Maintained Areas"] to be maintained by the Assessment District, along with any required plan checking fees; ii. submit a check in the amount of $5,000 as an advance to cover the cost of Assessment Engineering for the formation of the Assessment District [Note: Developer shall be required to pay for all final actual assessment engineering costs related to the Assessment District formation along with City administrative costs.]; b. At least sixty (60) days prior to the planned recordation of any Final Map or the issuance of any zoning clearance for building permit, whichever comes first, submit to the City the completed, "City approved" plans for the Maintained Areas (landscaping, irrigation and NPDES Drainage Improvements); c. Prior to the planned recordation of any Final Map or the issuance of any zoning clearance for building permit, whichever comes first, submit to the City a signed Petition and Waiver requesting formation of the Assessment District [Note: The Petition and Waiver shall have attached to it as Exhibit `A' the City approved final draft Engineer's Report prepared by the Assessment Engineer retained by the City.] 22. The applicant shall provide improvement plans and construct a 12" recycled water pipeline on Casey Road, along the frontage of the Essex property, to the satisfaction of the Ventura County Waterworks District No. 1. 23. Prior to the issuance of a Zoning Clearance for the first building permit, the applicant shall submit a plan demonstrating pedestrian access connection(s), to the adjacent Civic Center, to the satisfaction of the Community Development Director. -END-