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HomeMy WebLinkAboutAGENDA REPORT 2014 1105 CCSA REG ITEM 08B ITEM 8.B. CITY OF MOORPARK,CALIF07-',' City Council Meeting of _ ACTION: • . dO MOORPARK CITY COUNCIL AGENDA REPORT aL TO: Honorable City Council /7 v-- rt- c FROM: David A. Bobardt, Community Development Diftelicctor Prepared By: Joseph Fiss, Principal Planner jfi,7 DATE: September 15, 2014 (CC Meeting of 11/5/2014j SUBJECT: Consider Resolution Approving Modification No. 1 to Planned Development Permit No. 1010, a Request for Approval of a Redesigned Entrance, Larger Fitness Center, New Community Recreational Room, Improvements to the Pool Areas, New Exterior Lighting, Canopies over Trash Enclosures, Redesigned Recreational and Open Space Areas, and Carport Structures over 148 Parking Spaces at an Existing 370-Unit Apartment Complex at 51 Majestic Court (Fountains at Moorpark); and Finding the Project Categorically Exempt from Environmental Review under a Class 1, Existing Facilities Exemption, on the Application of Daniel N. Nagel for Decron Properties Corporation BACKGROUND On September 16, 1985, the City Council adopted Resolution No. 85-226 approving a Planned Development Permit for 370 apartment units on 19.75 acres, including a density bonus of 35%, located at 51 Majestic Court. The project was originally built as Le Club apartments, but has more recently been re-named Fountains at Moorpark. On August 26, 2014, Daniel N. Nagel for Decron Properties Corporation, submitted an application for a modification to the Planned Development Permit to allow for a substantial remodel to the apartment complex, including redesigning the vehicle entrance, enlarging the fitness center, building a new community recreation room, improving the four pool areas, replacing exterior lighting, adding new gates and canopies to the trash enclosures, redesigning the recreation and open space areas and constructing carports over 148 parking spaces that are currently uncovered. Interior improvements to the fixtures and flooring in the units are also proposed, but these do not require review under the Planned Development Permit. 33 Honorable City Council November 5, 2014 Page 2 Project Description: The property encompasses two city blocks bounded by Los Angeles Avenue, Moorpark Avenue, the Arroyo Simi, and the Regal Park Condominiums. It is divided by Majestic Court. The site includes 37 ten-unit buildings for a total of 370 units. Each building is two stories. All units have either two or three bedrooms. There is a combination of covered garage and open surface parking stalls for residents. All visitors park in open surface stalls. Existing amenities include one tennis court, an open green area, and a basketball court, all of which are located within in the Ventura County Watershed Protection District easement. In addition, the complex includes one tot lot, four pools, and four spas. A leasing office and fitness room are located on the north side of Majestic Court. DISCUSSION The architecture and site planning for Planned Development Permit No. 1010 was originally approved by the City Council in 1985. Resolution No. 85-226 approved construction of 370 dwelling units on 19. 75 acres. The applicant is proposing to make a variety of changes to the apartment complex that individually are relatively minor, but cumulatively create a more substantial change. Condition of Approval No. 9 of the original approval states, "That any minor changes may be approved by the Director of Community Development upon the filing of a Minor Modification application, but any Major Modification to be considered by the City Council". In 2003, the Zoning Code was amended to simplify the review process. "Minor Modifications" and "Major Modifications" were combined into a single "Modification" process. At that time, the Permit Adjustment process was also revised to apply to any change which would not alter any of the project findings and would not have any adverse impact on surrounding properties. The applicant is proposing to make the following changes to the apartment complex: 1. Redesign the project entrance off of Moorpark Avenue to increase visibility from the street and create a new entry to the project. This includes removing the existing pavement, curb, gutter, and landscaped median from the driveway entrance and installing new decorative paving, landscaping, lighting, a water element, signage, curb, gutter, and sidewalks on both sides (which currently do not exist) allowing safe pedestrian access into the project and encourages walking traffic to the commercial uses across the street. 2. Increase the size of the leasing office/fitness center from 415 square feet to 1,285 square feet. 3. Remodel the existing leasing offices. 34 Honorable City Council November 5, 2014 Page 3 4. Develop a new 700 square-foot community room, which will contain a kitchen, coffee bar, fireplace, Wi-Fi lounge area, and outdoor seating area. 5. Construct improvements to the pool areas. This includes new showers, enhanced landscaping, larger pool deck surfaces (three out of four locations), creation of fire pits (two out of four pool areas), BBQs, and expansive seating areas with trellises. 6. Construct solid flat roofs over existing trash enclosures. 7. Redesign recreation area within the Ventura County Flood Control District. This includes repurposing the basketball court into a single large tot lot area and inclusion of two off-leash dog parks (one for large dogs and one for small dogs), while maintaining an open play area of approximately 29,000 square feet. 8. Construct flat-roof cantilevered carport structures over 148 existing open parking spaces. 9. Change the color scheme of the existing buildings and redesign existing patio fences. Because the proposed changes would require amendments to some of the original project conditions, a Modification is the appropriate application, with consideration by the original decision maker (City Council) through the same process (public hearing). ANALYSIS Issues Staff analysis of the proposed project has identified the following area for consideration by the City Council: • Architecture/Design o Refuse/Recycling Facilities • Prior Conditions of Approval Arch itectu re/Design: The applicant proposes to maintain the overall architecture and design of the complex while refreshing the site by introducing a new color scheme, architectural details, and site improvements. The buildings will still be finished with stucco and the tile roofs will remain, so that there will be no change to the overall massing. From the public streets, the changes will appear negligible. Over the last few years, several sites have been refreshed in a similar manner, including the Woodcreek Apartments, Mission Bell Plaza, and Moorpark Town Center. These improvements extend the useable life of buildings and properties and help to maintain architectural viability and diversity. 35 Honorable City Council November 5, 2014 Page 4 The improvements to this complex represent a large investment from the new property owner, done in order to provide a more livable community with stable rents. The applicant has indicated that they have not made a final decision on whether or not to proceed with the carports. A condition of approval is recommended, should the applicant decide to proceed. The proposal is for 25 flat-roofed structures (12 8-space structures, and 13 4-space structures) spread throughout the project site. Most would be in the interior of the project site and would not be visible from the public right-of-way. Two of the 4-space structures are proposed adjacent to Moorpark Avenue. Enhanced landscaping would be needed to soften the appearance of the structures adjacent to Moorpark Avenue. As a whole, the fully cantilevered structures have substantial supports with massing that is appropriate for the project. The supports should be painted a dark color to minimize attention to them and to complement the building colors. The fascia on the structures should be of sufficient size to screen lighting fixtures underneath the canopy. Refuse/Recycling Facilities: The project currently has 11 walled enclosures used for 15 refuse and 5 recycling bins. Of the 11 enclosures, 9 hold two bins, while 2 are only large enough for one bin. At the direction of City staff, the applicant has incorporated the covering of the 11 refuse enclosures into this remodeling project. The proposals call for flat-roofed covers, tall enough to allow for the full opening of the bins. One current concern is that some residents are throwing their refuse or recyclables into the enclosures from the outside, creating an unsanitary condition within and around the enclosures. The proposed design would still allow for this practice to continue. A condition is recommended for the applicant to provide a final design for the cover to the satisfaction of the Community Development Director and City Engineer/Public Works Director that prevents residents from throwing refuse or recyclables into the enclosure areas from outside the walls. A condition is also recommended for the new gates to be able to open 120 degrees and to include cane poles to allow the enclosure gates to stay open when bins are being emptied by the waste hauler. At the time the apartment complex was originally built, the design was sufficient to accommodate the needs of the residents. However, with recycling at apartment complexes recently becoming mandatory under State law, additional bins were needed to accommodate recycling. The property manager has been working with City staff and Waste Management staff to adjust the types of bins within each enclosure and pick-up schedules to minimize the overfilling of the refuse bins or the leaving of refuse outside the enclosures. At the present time, 12 of the 15 refuse bins are emptied 3 days per week, and 3 are emptied 4 days per week. The 5 recycling bins are emptied once per week. Co-mingling of refuse and recyclables is an on-going concern at this complex, as not all residents recycle, and some dump refuse in the recycling bins. A condition is 36 Honorable City Council November 5, 2014 Page 5 recommended for the applicant to enlarge the 2 smaller enclosures so that all enclosures can accommodate 2 bins, and to continue to work with the Public Works Department and waste hauler to provide adequate refuse and recycling service and to encourage proper separation and disposal of refuse and recyclables from residents. Prior Conditions of Approval (COA): Several prior conditions of approval of the original project are proposed to be modified by this application, as follows: 30. That subject to final approval by the Park and Recreation Commission prior to recordation: a) The developer shall provide at least four "tot lots", with at least two located on each side of Majestic Drive. b) The developer shall provide at least two barbeque/picnic areas on each side of Majestic Drive. c) The developer shall provide an active play area to adequately accommodate ball playing and similar active use recreational functions. d) The developer shall add an approximate 1,600 square foot recreation building to serve the entire project. Siting of the building should not cause deletion of the currently proposed open space areas, tot lots or pool areas. e) That the developer shall provide two pools north and two pools south of Majestic Drive. All pools are to be a minimum of 20 x 40 feet with spa facilities. At least one pool on each side of Majestic Drive to have a sufficient depth to permit spring board diving. f) That prior to the issuance of a zone clearance for the first building permit, the developer shall satisfy the need for park and recreation facilities generated by this project by the payment of a fee. For purpose of calculating the fee, said fee shall be consistent with the formula set forth in Sections 8297-4 et seq. of the Moorpark Municipal Code. Payment of a fee pursuant to Section 8297-4 et seq. of the Moorpark Municipal Code as part of a subdivision encompassed by the Planned Development Permit shall satisfy this condition. Neither the cost for design and construction of the bridge nor the on-site facilities shall be credited to this required fee. Response: Although they are shown on the original plans, it is not clear if the tot lots were ever built, or if they were built, and subsequently eliminated without City approval. The applicant is proposing to construct a 7,350 square foot tot Jot/playground area within the area where there is currently a basketball court. This area would include play equipment, picnic benches, and a bocce ball court. The areas currently designated for tot lots would be reincorporated into the pool areas as seating/conversation areas. 37 Honorable City Council November 5, 2014 Page 6 There are currently no barbecue areas on the site. As above, it is unclear as to how or when they were eliminated. The applicant is proposing to create two new barbecue areas, one north of Majestic Court, and one south. The applicant's concept is to provide two "active" pool areas and two "quiet" pool areas. The active play area is proposed to be maintained and is discussed in the response to COA No. 31 below. The existing 1, 600 square foot recreation room is currently being used as a combination of a small workout room and leasing offices. The applicant is proposing to add 1, 500 square feet to this building to create a more modem and functional gym and recreation room, which includes a kitchen, coffee station, Wi-Fi, fireplace, and patio seating. All four existing pools will remain. The applicant is proposing to upgrade them with amenities such as fire pits, seating areas, upgraded furnishings, and increased landscaping. 31. That the developer shall provide tennis court and combination basketball/volleyball court facility in the area of the flood control easement or other area as approved by the Planning Commission. The combination court shall be fenced and lighted. Barbeques and picnic tables shall be provided to complement the active play areas. These facilities shall be shown on the exhibit replacing Exhibit "A'' dated September 3, 1985. Response: The applicant is proposing to maintain the tennis court, but convert the basketball court to an expanded tot lot and playground, as discussed above. The applicant has indicated that the basketball courts draw non-residents into the complex, creating security issues. The previous owner had actually removed the hoops and nets to discourage trespassing; however, they were re-installed by the current owner when directed by City staff to maintain compliance with the condition of approval. Additionally, the applicant is proposing to construct two dog parks in this area, one for large dogs, and one for small dogs. Approximately 29, 000 square feet of existing grassy area between and behind the proposed tot lot/playground and dog parks is proposed to continue to be available as open play area. 36. That 40 to 50 cubic foot storage lockers are to be provided in carports or garages or attached to the exterior of each unit. Response: Lockers currently do not exist in the carports. The garages assigned to three bedroom apartments have a storage area as part of the garage. Each building currently has 38 Honorable City Council November 5, 2014 Page 7 underutilized storage rooms. The applicant is proposing to redesign these rooms to provide a total of at least five storage units for each ten unit building. These five storage units, combined with the garage storage, will provide sufficient storage to meet the needs of the project. 37. That the developer shall provide solar heating for all spas. Response: Solar heating for the spas currently does not exist. The applicant is requesting to eliminate this condition completely. Staff has reviewed the applicant's changes to the conditions of approval and agrees that the changes are appropriate and do not significantly alter the original approval. Findings The following findings are offered for the proposed Modification No. 1 to Planned Development No. 1010: 1. The proposed project site design, including structure location, size, height, setbacks, massing, scale, architectural style, and colors and materials are consistent with the provisions of the City's General Plan, and Zoning Ordinance, in that the proposed project will provide for the orderly development of land identified in the City's General Plan, and Zoning Ordinance as appropriate for residential development within Planned Development No. 1010, to be compatible with the adjacent properties, and; 2. 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 modification is consistent with the approved project and the existing adjacent residential development; and 3. The proposed project is compatible with existing and permitted uses in the surrounding area, in that the surrounding existing development includes a variety of density of multi-family homes and retail commercial property. PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3). Under the applicable 39 Honorable City Council November 5, 2014 Page 8 provisions of these regulations, the following timelines have been established for action on this project: Date Application Determined Complete: September 25, 2014 Planning Commission Action Deadline: Not Applicable City Council Action Deadline: December 25, 2014 Upon agreement by the City and Applicant, one 90-day extension can be granted to the date action must be taken on the application. ENVIRONMENTAL DETERMINATION In accordance with the City's environmental review procedures adopted by resolution, the Community Development Director (Director) determines the level of review necessary for a project to comply with the California Environmental Quality Act (CEQA). Some projects may be exempt from review based upon a specific category listed in CEQA. Other projects may be exempt under a general rule that environmental review is not necessary where it can be determined that there would be no possibility of significant effect upon the environment. A project which does not qualify for an exemption requires the preparation of an Initial Study to assess the level of potential environmental impacts. Based upon the results of an Initial Study, the Director may determine that a project will not have a significant effect upon the environment. In such a case, a Notice of Intent to Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be sufficient environmental documentation. If the Director determines that a project has the potential for significant adverse impacts and adequate mitigation cannot be readily identified, an Environmental Impact Report (EIR) is prepared. The Community Development Director has determined that the proposed project associated with Modification No. 1 to Planned Development Permit No. 1010 qualifies for a Class 1 categorical exemption under State CEQA Guidelines Section 15301 (Existing Facilities) in that approval of this project would allow minor alterations and additions to an existing apartment complex and these alterations and additions are consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. In addition, there is no substantial evidence that the project will have a significant effect on the environment. FISCAL IMPACT None. 40 Honorable City Council November 5, 2014 Page 9 NOTICING Public Notice for this meeting was given consistent with Chapter 17.44.070 of the Zoning Ordinance as follows: 1. Publication. The notice of the public hearing was published in the Ventura County Star on October 25, 2014. 2. Mailing. The notice of the public hearing was mailed on October 25, 2014, to owners of real property, as identified on the latest adjusted Ventura County Tax Assessor Rolls, within one-thousand (1,000) feet of the exterior boundaries of the assessor's parcel(s) subject to the hearing. 3. Sign. Three 32 square-foot signs are to be placed on the street frontage by October 25, 2014. STAFF RECOMMENDATION 1. Open the public hearing, take public testimony, and close the public hearing; 2. Adopt Resolution No. 2014-__ , approving Modification No. 1 to Planned Development No. 1010 subject to Conditions of Approval and finding the previously adopted Environmental Impact Report applicable. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Conceptual Design Package 4. Draft Resolution Approving Modification No. 1 to Planned Development No. 1010. 41 A iS. 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't,, ,e oar -.....-°'` a -' .e . . • .1 NORTH CC ATTACHMENT 2 4 3 CONCEPTUAL DESIGN PACKAGE (UNDER SEPARATE COVER) COPIES OF THE EXHIBITS ARE AVAILABLE AT THE FRONT COUNTER CC ATTACHMENT 3 44 RESOLUTION NO. 2014- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING MODIFICATION NO. 1 TO PLANNED DEVELOPMENT PERMIT NO. 1010, A REQUEST FOR APPROVAL OF A REDESIGNED ENTRANCE, LARGER FITNESS CENTER, NEW COMMUNITY RECREATIONAL ROOM, IMPROVEMENTS TO THE POOL AREAS, NEW EXTERIOR LIGHTING, CANOPIES OVER TRASH ENCLOSURES, REDESIGNED RECREATIONAL AND OPEN SPACE AREAS, AND CARPORT STRUCTURES OVER 148 PARKING SPACES AT AN EXISTING 370- UNIT APARTMENT COMPLEX AT 51 MAJESTIC COURT (FOUNTAINS AT MOORPARK); AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW UNDER A CLASS 1, EXISTING FACILITIES EXEMPTION, ON THE APPLICATION OF DANIEL N. NAGEL FOR DECRON PROPERTIES CORPORATION WHEREAS, at a duly noticed public hearing on October 15, 2013, the City Council considered Modification No. 1 to Planned Development No. 1010 on the application of Daniel N. Nagel of Decron Properties Corporation for a redesigned entrance, larger fitness center, new community recreational room, improvements to the pool areas, new exterior lighting, canopies over trash enclosures, redesigned recreational and open space areas, and carport structures over 148 parking spaces at an existing 370-unit apartment complex at 51 Majestic Court (Fountains at Moorpark); and WHEREAS, at its meeting of October 15, 2013 the City Council 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; and WHEREAS, the Community Development Director has determined that the proposed project associated with Modification No. 1 to Planned Development Permit No. 1010 qualifies for a Class 1 categorical exemption under State CEQA Guidelines Section 15301 (Existing Facilities) in that approval of this project would allow minor alterations and additions to an existing apartment complex and these alterations and additions are consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. In addition, there is no substantial evidence that the project will have a significant effect on the environment. CC ATTACHMENT 4 45 Resolution No. 2014- Page 2 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council concurs with the Community Development Director's determination that the proposed project associated with Modification No. 1 to Planned Development Permit No. 1010 qualifies for a Class 1 categorical exemption under State CEQA Guidelines Section 15301 (Existing Facilities) in that approval of this project would allow minor alterations and additions to an existing apartment complex and these alterations and additions are consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. In addition, there is no substantial evidence that the project will have a significant effect on the environment. The City Council has reviewed the Community Development Director's determination of exemption, and based on its own independent judgment, concurs in staff's determination of exemption. 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 City Council makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.030: A. The proposed project site design, including structure location, size, height, setbacks, massing, scale, architectural style, and colors and materials are consistent with the provisions of the City's General Plan, and Zoning Ordinance, in that the proposed project will provide for the orderly development of land identified in the City's General Plan, and Zoning Ordinance as appropriate for residential development within Planned Development No. 1010, to be compatible with the adjacent properties, and; 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 modification is consistent with the approved project and the existing adjacent residential development; and C. The proposed project is compatible with existing and permitted uses in the surrounding area, in that the surrounding existing development includes a variety of density of multi-family homes and retail commercial property. SECTION 3. CITY COUNCIL APPROVAL: The City Council hereby approves Modification No. 1 to Planned Development No. 1010 subject to the Special Conditions of Approval included in Exhibit A, attached hereto and incorporated herein by reference. 46 Resolution No. 2014- Page 3 SECTION 4. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions. PASSED AND ADOPTED this _th day of November, 2014. Janice S. Parvin, Mayor ATTEST: Maureen Benson, City Clerk Exhibit A -Special Conditions of Approval 47 Resolution No. 2014- Page 4 EXHIBIT A SPECIAL CONDITIONS OF APPROVAL FOR MODIFICATION NO. 1 TO PLANNED DEVELOPMENT No. 1010 1. This Modification No. 1 to Planned Development Permit No. 1010 will expire one year from the date of its approval unless the use has been inaugurated by issuance of a building permit for construction. The Community Development Director may, at his/her discretion, grant up to two (2) additional one-year extensions for use inauguration of the Modification to the Planned Development Permit, if there have been no changes in the adjacent areas and if the applicant can document that he/she has diligently worked towards use inauguration during the initial period of time. The request for extension shall be made in writing, at least thirty (30) days prior to the expiration date of this Modification and shall be accompanied by applicable entitlement processing deposits. 2. The applicant's acceptance of this approval of the Modification No. 1 to Planned Development Permit No. 1010 and/or commencement of construction and/or operations under this Modification is deemed to be acceptance of all conditions of this permit, as amended by Modification No. 1. If any of the conditions or limitations of this approval are held to be invalid, that holding will not invalidate any of the remaining conditions or limitations set forth. 3. Conditions of this entitlement may not be interpreted as permitting or requiring any violation of law or any unlawful rules or regulations or orders of an authorized governmental agency. 4. The development shall be in substantial conformance with the plans presented in conjunction with the application for Modification No. 1 to Planned Development Permit No. 1010, except any modifications as may be required to meet specific Code standards or other conditions stipulated herein. 5. All other conditions of approval of Planned Development Permit No. 1010 shall continue to apply, except as revised herein. Should there be any conflict between the conditions of this Modification No. 1 and the conditions of Planned Development Permit No. 1010, the conditions of this Modification No. 1 shall prevail. 6. The applicant 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 permit, which claim, action or proceeding is brought within the time period provided by the California Code of Civil Procedure Section 1094.6 and Government Code Section 65009. The City will promptly notify the applicant 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 shall not thereafter be 48 Resolution No. 2014- Page 5 responsible to defend, indemnify and hold harmless the City or its agents, officers and employees pursuant to this condition. a. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding, if both of the following occur: 1. The City bears its own attorney fees and costs; ii. The City defends the claim, action or proceeding in good faith. b. The applicant shall not be required to pay or perform any settlement of such claim, action or proceeding unless the settlement is approved by the applicant. The applicant's obligations under this condition shall apply regardless of whether a building permit is ultimately obtained, or final occupancy is ultimately granted with respect to the permit. 7. 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. 8. The Applicant shall submit landscaping and irrigation plans for review and approval to the satisfaction of the Community Development Director and Parks and Recreation Director prior to the issuance of building permits. 9. All necessary permits must be obtained from the Building and Safety Department and all construction shall be in compliance with the Moorpark Building Code and all other applicable regulations. Approval of a Zoning Clearance is required prior to the issuance of building permits. All other permit and fee requirements must be met. 10. All contractors doing work in Moorpark shall have or obtain a current Business Registration prior to initiation of work. 11. All new outdoor lighting is subject to review and approval by the Community Development Director and must comply with Chapter 17.30 of the Zoning Code. 12. The redesigned entry driveway at Moorpark Avenue shall be a minimum of 25 feet in width curb-to-curb to allow for two-way traffic. 13. All refuse and recycling bins for the complex shall be maintained in enclosures screened with solid walls and decorative gates that have cane poles and open at least 120 degrees for waste hauler access and are covered with roofs designed to keep stormwater out of the enclosures, allow for bin doors to be fully opened, and prevent residents from throwing refuse or recyclables into the enclosures, to the satisfaction of the Community Development Director and City Engineer/Public Works Director. 14. All 11 enclosures in the project shall be designed to accommodate a minimum of 2 bins each. The amount and mix of refuse and recycling containers 49 Resolution No. 2014- Page 6 and the level of service shall be to the satisfaction of the City Engineer/Public Works Director and consistent with the Moorpark Municipal Code, City Refuse Franchise Agreements, and City Council Policies. The applicant shall work with the City and waste hauler to reduce co-mingling of refuse and recyclables and to encourage additional recycling. 15. The kitchen/lounge and fitness center may not be rented to groups other than residents of the apartment complex. 16. Should the applicant proceed with the construction of the carport structures, the final design shall incorporate dark colors on the supports and a fascia of sufficient size to screen lighting under the canopy to the satisfaction of the Community Development Director. Enhanced landscaping shall be provided to screen the two structures adjacent to Moorpark Avenue to the satisfaction of the Community Development Director and Parks and Recreation Director. Any lighting shall be fully shielded to avoid light spillover. 17. Condition of Approval 30 from Resolution No. 85-226 is amended as follows: That subject to final approval by the Park and Recreation Commission prior to recordationThe following shall be constructed and maintained on the project site subject to review and approval of the Community Development Director and Parks and Recreation Director prior to the issuance of building permits: a) The developer shall provide at least four "tot lots", with at least two located on each side of Majestic Drive. The project shall incorporate an outdoor tot lot/active play area of at least 7.350 square feet in a location as shown in the approved plans for Modification No. 1 to PD 1010. b) The developer shall provide at least twe one barbeque/picnic areas on each side of Majestic Drive. c) The developer shall provide an active play area to adequately accommodate ball playing and similar active use recreational functions. d) The developer shall provide a minimum of 2.000 square feet of indoor recreational space with kitchen/lounge/restrooms for use by residents of the complex add an approximate 1,600 square foot recreation building to serve the entire project. Siting of the building should not cause deletion of the currently proposed open space areas, tot lots or pool areas. e) That t Ihe developer shall provide two pools north and two pools south of Majestic Drive. All pools are to be a minimum of 20 x 40 feet with spa facilities. At least one pool on each side of Majestic Drive to have a sufficient depth to permit spring board diving. f) That prior to the issuance of a zone clearance for the first building permit, the developer shall satisfy the need for park and recreation facilities generated by this project by the payment of a fee. For purpose of calculating the fee, said fee shall be consistent with the formula set forth in Sections 829(-4 et seq. of the Moorpark Municipal Code. Payment of a fee pursuant to Section 8297-4 et seq. of the Moorpark Municipal Code as part of a subdivision encompassed 50 Resolution No. 2014- Page 7 by the Planned Development Permit shall satisfy this condition. Neither the cost for design and construction of the bridge nor the on-site facilities shall be credited to this required fee. 18. Condition of Approval 31 from Resolution No. 85-226 is amended as follows: That t Ihe developer shall provide and maintain a full-sized tennis court, an expanded tot lot and playground of at least 7,350 square feet, and a grass area for play of approximately 29,000 square feet as shown on the approved plans for Modification No. 1 to PD 1010 combination basketball/volleyball court facility in the area of the flood control easement or other area as approved by the Planning Commission. The combination court shall be fenced and lighted. Barbeques and 13:Picnic tables shall be provided to complement the active play areas. These facilities shall be shovm on the exhibit replacing Exhibit "A" dated September 3, ~ 19. Condition of Approval 36 from Resolution No. 85-226 is amended as follows: That 40 to 50 cubic foot storage lockers are to be provided in carports or garages or attached to the exterior of each unit. 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