HomeMy WebLinkAboutAGENDA REPORT 1992 0108 CC SPC ITEM 09Avi ,ra
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799 Moorpark Avenue Moorpark, California
M E M O R A N D U M
of
199
ACTION: 51
TO: The Honorable City Council
BY
FROM: Patrick J. Richards, Director of Community Development
DATE: December 30, 1991 (CC meeting of January 8, 1992)
SUBJECT: RESIDENTIAL PLANNED DEVELOPMENT (RPD) 91 -2 0
ZONE CHANGE 91 -1
TENTATIVE TRACT MAP NO. 4792
------------------------------------------------------------ - - - - --
I. Background:
The applicant is requesting approval of Residential Planned
Development No. 91 -2, Zone Change No. 91 -1, and Tentative Tract Map
No. 4792. The proposed entitlements will be for the following:
Tentative Tract 4792 on 11.64 acres. As proposed, this site will
contain 196 multi - family residential townhouse units. The proposed
development, known as the Villas at West Ranch, represents the
final phase of development by Urban West Communities under the PC-
3, Specific Plan 3 from 1981.
Zone Change No. 91 -1 is a requested zone change from PC (Planned
Community) designation to the Residential Planned Development (RPD)
designation (RPD 16.83 DU /Acre).
Residential Planned Development (RPD 91 -2) is the planned
construction of 196 multi - family two story townhouse units ranging
in size from 1,095 square feet to 1,405 square feet.
On December 2, 1991, the above project was heard by the Planning
Commission at a public hearing. The matter was continued to
December 16, 1991 to:
1. Reach resolution with the applicant regarding the number of
homeowners associations proposed within the development.
(Planning Commission Condition)
2. Condition project to provide a crossing guard at the corner of
Mountain Trail Street and Countyhill Road. (Planning
Commission Condition)
3. Negotiate language regarding the timing of the Countryhill
Road connection. (RPD NO. 49)
PAUL W. LAWRASON JR. JOHN E. WOZNIAK SCOTT MONTGOMERY BERNARDO M. PEREZ ROY E. TALLEY JR.
Mayor Mayor Pro Tern Councilmember Councilmember Councilmember
-- The Honorable City Council, Jan. 8, 1992
RPD 91 -2, ZC 91 -1, Tentative Tract Map No. 4792
January 2, 1992
Page 2
4. Reach resolution regarding the following conditions of
approval:
a. The use of wood fencing within the proposed development.
(RPD NO. 4)
b. The payment of the $3,000 per unit for the Citywide
Traffic Mitigation fee. (TT NO. 28)
C. Performance bond for landscaping and all exterior walls.
(TT NO. 49)
d. The expansion of recreational areas. (RPD NO. 31)
e. Provide for an easement and landscape fallback district
in the event the HOA fails to maintain the landscaping.
(RPD NO. 28) (TT NO. 23)
As the applicant did not agree to the above mentioned conditions of
approval and did not wish to implement project design modifications
recommended by the Planning Commission, no negotiations or
scheduled meetings took place between the applicant and staff.
However, phone conversations did take place between Urban West
Communities representatives and staff. The above disputed
conditions of approval remain unacceptable to Urban West
Communities.
On December 16, 1991 the entitlement request was again heard by the
Planning Commission to discuss recommendations made by the
Commission at their December 2, 1991 meeting. On December 16, 1991
the Planning Commission voted to approve the Urban West Communities
proposed multi - family development based upon imposition of revised
conditions concerning the above plus additional conditions as
follows:
a. The applicant shall be responsible for the payment of
city incurred fees related to the employment of a
crossing guard at the corner of Mountain Trail Street and
Countryhill Road for a 5 year period.
b. At 50% occupancy the applicant shall be required to
construct a 4 -way stop sign at the intersection of
Mountain Trail Street and Countyhill Road.
3
The Honorable City Council, Jan. 8, 1992
RPD 91 -2, ZC 91 -1, Tentative Tract Map No. 4792
December 30, 1991
Page 3
II. Discussion:
General Plan /Planned Community (PC -3)
The General Plan Land Use Element designates the subject property
as Density C and D (8 -15 Units Per Acre (U.P.A.) and 15 -25 U.P.A.).
Prior to the City of Moorpark's incorporation, the County of
Ventura approved a Specific Plan which provides for specific land
uses and development criteria as well as standards for the 848.5
acres known as Mountain Meadows, Specific Plan Area 3 (PC -3). The
RPD 91 -2, ZC 91 -1, and Tentative Tract Map No. 4792 are considered
consistent with the General Plan and Specific Plan approved by the
County in 1981 for the subject area.
The proposed site will be built in phases starting with Phase 1 and
2 then continuing on to the construction of Phase 3, 4, 5, and then
completing the final development by constructing Phase 6.
No problems related to public service connections are anticipated
for the proposed development.
1. Environmental Review:
Staff reviewed the Environmental Impact Report (EIR) prepared in
1981 for the overall Planned Community (PC -3) and determined that
an Initial Study was warranted due to changes in environmental
regulation and age of the certified EIR, 1981. The Initial Study
(see Attachment No. 3) analyzed and identified potential
environmental impacts associated with this project. The Initial
Study prepared identified that a Mitigated Negative Declaration
(MND) would be needed for the proposed development. From the MND,
a Mitigation Monitoring Program was established for the project
site ( See Attachment No. 4). Based upon the Initial Study staff
has determined that environmental impacts associated with
development of this project will be limited; in the likelihood that
environmental impact should occur they will be mitigated to a level
of insignificance (see Attachment No. 4, Mitigation Monitoring
Program) . Urban West Communities has identified that they object to
the mitigation measure identified in the Transportation /Circulation
section of the Mitigated Negative Declaration, in which the
applicant shall make a contribution of $3,000 per unit to the City
which will be used to fund public street or traffic improvements
which would be directly or indirectly impacted by project generated
traffic. The above mitigation measure is the only measure in which
there is disagreement by staff and Urban West Communities.
The Honorable City Council, Jan. 8, 1992
RPD 91 -2, ZC 91 -1, Tentative Tract Map No. 4792
January 2, 1992
Page 4
2. Product Mix:
This attached multi - family townhouse complex consists of
essentially three basic building types, and several garage
variations for each. A total of 13 different building footprints
can be found. Information on each building type can be seen on the
Illustrative Site Plan (included in the Council packet portion of
this item) and below:
Building Type: Square Footage (sq. ft.): Quantity:
Plan A (1BR. DEN) 1,095 sq. ft. 61
Plan B (2 BR.) 1,300 sq. ft. 74
Plan C (2 BR. DEN) 1,405 sq. ft. 61
Total Units: 196
Each of the building types will contain from between two and five
residential units.
3. Site Coverage:
Square Footage:
Building Coverage: 184,346 sq. ft.
Road Coverage:
Parking Coverage:
103,070 sq. ft.
Square Footage:
10,337 sq. ft.
Landscape Coverage:
Recreation Areas:
(Areas 1, 2 and 3)
187,063 sq. ft.
24,400 sq. ft.
Percentage:
36.2%
20.3%
Percentage:
2.0%
36.7%
4.8%
Total: 509,216 sq. ft. 100%
4. External Circulation:
A Traffic Impact Study prepared by Urban West Communities' traffic
consultant in May 1991, by Linscott, Law and Greenspan Engineers,
for the proposed development identifies the following traffic
conditions. Traffic impacts will be sufficiently mitigated at the
5
The Honorable City
RPD 91 -2, ZC 91 -1,
January 2, 1992
Page 5
Council, Jan. 8, 1992
Tentative Tract Map No. 4792
intersection of Tierra Rejada Road and Mountain Trail Street for
the proposed townhouse development if the conditions of project
approval, mitigation measures, are implemented. The intersection of
Tierra Rejada Road and Mountain Trail Street will operate at Level
of Service "B" (LOS B) during both the AM and PM peak hours
provided that the recommended mitigation measures are implemented.
According to the League of California Cities, Planners Guidebook,
Level of Service B Roadway Operation can be defined as, "Stable
flow conditions, driver's maneuverability restricted to some
extent" (pg. 81). Level of Service B Description of Intersection
Operation can be defined as, "Good, light to moderate traffic on
approach, stable queues, little additional delay" (pg. 81).
Once the adjacent Urban West Communities residential project is
built (Tract 4637), the commercial project is complete (LDM 90 -2)
and occupancy begins at Tract 4792, levels of traffic may warrant
traffic mitigation. The Planning Commission and the public
indicated concern over the amount of traffic at the intersection of
Mountain Trail Street and Mountain Meadow Drive which led to a
condition of project approval requiring that "At 50% Occupancy of
Tract 4792, a 4 -way stop sign shall be installed at the corner of
Mountain Trail Street and Mountain Meadow Road.
5. Recreational Areas:
The proposed complex contains three recreational areas which will
provide both active and passive recreation amenities. Active
Recreation can be defined as recreation that affords the
participant activity. Passive Recreation is defined as recreation
amenities that are quiet in nature. Recreational Area No. 1 can be
classified as the main recreation building at the project site.
Centrally located to enable equal access for everyone, this
recreational area will contain a spa, a pool with adjacent shower
facilities, wading pool, patio areas with trellis, and community
room available for use or temporary rental by residents of the
project.
Functionally, the design and uses proposed at the recreational
facilities cater to a diverse age group. Considering the size of
the units and the number of bedrooms, it is wise that provisions
are made for recreational facilities appealing to various age
groups.
6. Floor Plans and Elevations:
Ranging in size from 1,095 to 1,405 square feet, the A Type Units,
called Carriage Units, will have a garage on the ground floor with
the second story as functioning as living area. Unit Types B and C
are functionally two story units; all of the units are of the
0
The Honorable City Council, Jan. 8, 1992
RPD 91 -2, ZC 91 -1, Tentative Tract Map No. 4792
January 2, 1992
Page 6
Mediterranean style. The height of the multi - family buildings are
approximately 28' to the top of the roof from the front and
approximately 28' from ground level from the rear of the project
site.
The townhouses have several relief features such as upper level
balconies from bedroom and inset windows with a substantial amount
of trim which adds visual interest to the structures. The second
story balconies are not of sufficient width to be functional as a
sitting area, but are designed to add variety to the building
elevations. Patio areas have been provided on all of the units. Six
color schemes are proposed for the buildings to provide
differentiation and the roof tiles will be multi- colored for
variety. The roof color will be compatible wit those of the
adjacent projects.
7. Walls and Fencin
The complex will be surrounded on three sides along the perimeter
with a six foot wall with stone pilasters. A 2 to 3 foot wall with
wrought iron on top will extend along the Peach Hill drain property
line. A six foot ( 6' ) high wrought iron fence will enclose the
Recreational areas for safety and security purposes. The project
will contain a stucco finish masonry wall located along the entries
to the complex. As a preventative measure, the proposed development
has been conditioned to coat all stucco with a product which will
help eliminate the degree of "clean -up" associated with graffiti
removal and repair.
Ingress and egress will be visually identifiable with a stucco
finished masonry wall and rock pilaster serving as landmarks for
entrance or exit to the site. The entire site will be enclosed with
a 6 foot (6') high stucco masonry wall with such relief features as
rock pilaster pylons every 100' to provide visually relief in the
appearance of the wall.
8. Landscaping:
The proposed rock pilaster at the front entryways will be
consistent with the theme of the previous Urban West Communities
phases; thus integrating the development with adjacent residential
complexes. The planting scheme around the walls has been designed
to provide seasonal color. Most of the color within the complex
will be located around the residents entryways. The planting of
trees and vegetation adjacent to the 6 foot (61) high stucco wall
along the perimeter of the site will aesthetically screen the
amount of wall space seen from the roadway. Drought tolerant
xeriscape plants will be used.
The Honorable City
RPD 91 -2, ZC 91 -1,
January 2, 1992
Page 7
Council, Jan. 8, 1992
Tentative Tract Map No. 4792
Within the living areas, there is a large list of plant species
which will provide an interesting variety. Such plants are all
xeriscaped plants and are proposed to be strategically placed to
eliminate growth into pedestrian walkways, view sheds and foliage
elimination. The plant list for the common areas is limited since
these areas will be seen by automobile passengers traveling along
the outer perimeter of the complex. Since the parking areas are not
capable of handling large trees, large hearty shrubs are proposed.
Enhanced landscape treatment will be provided at the ends of the
private driveways near the ingress and egress of the project site.
9. Applicant Concerns:
Urban West Communities has indicated that they do not agree with
some of the conditions of approval. For example:
1. Urban West Communities (UWC) would like to use wood fencing
within the proposed development;
2. UWC disagrees that there should only be one homeowners
association within the proposed development;
3. Staff's language related to the construction of the
Countryhill Road extension (over the Peach Hill Watercourse)
is not acceptable to UWC;
4. UWC does not agree to pay the $3,000 per unit at the time of
final map approval in order to mitigate citywide traffic
impacts associated with the development of this project;
5. UWC does not agree to pay for the costs of a crossing guard at
the corner of Mountain Trail Street and Mountain Meadow Drive;
6. UWC does not agree to participate in a Landscape Assessment
District for Mountain Trail Street and Countryhill Road;
7. UWC does not agree to the imposition of performance bonds as
guarantee for completion of necessary improvements.
III. Recommendation:
1. Open the public hearing.
2. Make the appropriate findings (see Attachment No. 1)
3. -That the City Council direct staff to prepare resolutions
recommending approval of Tentative Tract Map No. 4792,
Residential Planned Development 91 -2, Zone Change 91 -1 subject
to recommended changes by the Planning Commission at the
December 16, 1991 Planning Commission meeting.
The Honorable City Council, Jan. 8, 1992
RPD 91 -2, ZC 91 -1, Tentative. Tract Map No. 4792
January 2, 1992
Page 8
ATTACHMENTS:
1. Findings
2. Initial Study
3. Mitigation Monitoring Program
4. Conditions of Approval
5. Planning Commission Resolution No. PC -91 -255
6. December 16, 1991 Staff Report
7. November 18, 1991 Staff Report
EXHIBITS:
1. Site Plan and Elevations (3, 4, and 6 Plex)
2. Conceptual Landscape Plan
3. Floor Plan (First and Second Story)
4. Grading Plan
5. Stop Sign Plan
6. Vesting Tentative Map
7. Conceptual Lighting Plan
8. Recreation Amenities
9. Parking Plan
10. Building Plans (6 -flex)
11. Recreational Building, Plans and Elevations
12. Building Sections
13. Traffic Study prepared by Linscott, Law and Greenspan,
Engineers in May 1991.
ATTACHMENT 1
If the City Council chooses to recommend approval of the proposed
development, the following findings may be used:
1. Zone Change Findings:
Based upon the information set forth, it is determined that the
zone change request is justifiable in terms of public convenience,
general welfare, and good zoning practice. It has been ascertained
that the project is consistent with the Moorpark General Plan, and
Planned Community No. 3. The current "PC" (planned Community) zone
is a holding zone which is held in place until a specific
development is proposal is filed. Once a development proposal is
filed, the zoning ordinance requires the placement of a specific
zone - in this case the placement of RPD -16.83 (Residential Planned
Development 16.83 units to the acre).
2. Subdivision Map Act Compliance:
Based upon the information set forth above, it is determined that
the subject Vesting Tentative Tract Map, with the attached
conditions, meets the requirements of Government Code Sections
66473.5, 66474, 66474.6 and 66478.1 et seq., in that:
a. The proposed map is consistent with the applicable general
plan and specific plans:
b. That the design and improvements of the proposed subdivision
is consistent with the applicable general and specific plans;
C. That the site is suitable for the type of development
proposed;
d. That the site is physically suitable for the proposed density
of development;
e. That the design of the subdivision and the proposed
improvements are not likely to cause substantial environmental
damage;
f. That the design of the subdivision and the type of
improvements are not likely to cause serious public health
problems;
g. That 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 the use of property
within the proposed subdivision;
h. That there would be no discharge of waste from the proposed
subdivision into an existing community sewer system in
violation of existing water quality control requirements under
Water Code Section 13000 et sect., and
/D
i. That the proposed subdivision does not contain or front upon
any public waterway, river, stream, coastline, shoreline, lake
or reservoir.
3. Planned Development Permit:
Based upon the information set forth above, it is determined that
this application with the attached conditions, meets the
requirements of the City of Moorpark Ordinance Code Section 8163 -3
in that:
a. The proposed use would be compatible with existing and future
uses within the zone and the general area in which the
proposed use is located;
b. That the proposed uses would not be obnoxious or harmful to
adjacent properties;
C. That the proposed uses would not impair the integrity and
character of the zone in which it is located;
d. That the proposed uses would not be detrimental to the public
interest health, safety, convenience, or welfare.
Prepared by:
Approved by:
�1, Y • � �' � ^l ^' �
,� 1 �I r
Kathleen Mallory Phi ��/ Patri k J. Richards
Associate Planner Diector of Community Development
A:STFRECC.Jan
MOORPARK
0
799 Moorpark Avenue Moorpark, California 93021 (805) 529.6864
ATTACHMENT 2
CITY OF MOORPARK
DEPARTMENT OF COMMUNITY DEVELOPMENT
INITIAL STUDY
Entitlement: RPD 91 -2 -
ZC 91 -1
Tentative Tract Map No. 4792
Date of Initial Study: September 13,.1991
Name of Applicant: Urban West Communities i
Location of Project: Northeast corner of Countryhill Road and
Mountain Trail Street.
Assessor's Parcel No(s).: 505- 012 -40
General Plan
Land Use Designation: ML - Medium LOW Density (2.1 -3 DU /Acre)
Proposed General Plan
Land Use Designation: VH - Very High7Density (15.0 DU /Acre)
Present Land Use:. Vacant
Exist in Z
g-
oning:
PC
(Planned Community)
Proposed
Zoning:
RPD
(Res'd
Agency Staff Contact:
i ential Planned Development)
(16.83 DU /Acre)
City of Moorpark
Kathleen Mallory Phipps
799 Moorpark Avenue
Moorpark, CA 93021
(805) 529 -6864
Initial Study - RPD -91 -2; ZC. -91 -1; TT -4792
November 15, 1991
Page 2
I. PROJECT LOCATION AND DESCRIPTION:
Location: The proposed development is located on the
Northeast corner of Countryhill Road and
Mountain Trail Street.
Project: The applicant is requesting a zone change (ZC)
from Planned Community (PC) to Residential
Planned Development (RPD 16.83) and approval
for Tentative Tract Map No. 4792 which
represents the final phase of PC -3. This
subdivision, known as the villas at West
Ranch, is to construct 196 residential multi -
family townhouse units on approximately 11.64
acres (approximately 507,038 sq. ft. ).
Project: Acres/ Sq. Ft.: Percent of lot area covered
by-buildings:
196 11.64 (507,038 sq. ft.) 4.232 (36 %)
multi - family
units
Site Description:
1. (Describe the project site as it exists at the present
time, including information on topography, vegetation,
and any cultural, historical or scenic aspects. Describe
any existing structures on the site, and use of the
structures.)
Currently, the project site remains undeveloped, or vacant;
the site presently remains in its natural state. The project
site reflects flat topographic terrain (2% grade). vegetation
consists of weeds, brush, and wild grass (non- native plant
species). Furthermore, there are no cultural or historical
aspects on the proposed project site.
The project site sits amongst gently rolling hills; which are
generally oriented to the North and South of the site and can
be considered view sheds of minor aesthetic value. Specific
design details will need to be incorporated into the project
design in order to ensure that the proposed development does
not significantly hinder views enjoyed by surrounding
residents.
II. IS THE PROPOSED PROJECT CONSISTENT WITH:
Yes No N/A
Moorpark General Plan X
Applicable Specific Plan: X
PC -3 (Mountain Meadow)-
Moorpark Zoning Ordinance X
III- ARE ANY OF THE FOLLOWING STUDIES REQUIRED:
Noise Study
Tree Study
Archaeological Report
Biology Report
Geotechnical Report
Soil borings and assessment for liquefaction
potential
Traffic Study
Other (identify below)
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 3
2. Surrounding Land Uses:
North:
Peach Hill Watercourse
and single family
residential development
(currently under
construction).
South:
Single Family residential - existing and
vacant.
East:
Neighborhood shopping
center - under
construction.
West:
Elementary school.
II. IS THE PROPOSED PROJECT CONSISTENT WITH:
Yes No N/A
Moorpark General Plan X
Applicable Specific Plan: X
PC -3 (Mountain Meadow)-
Moorpark Zoning Ordinance X
III- ARE ANY OF THE FOLLOWING STUDIES REQUIRED:
Noise Study
Tree Study
Archaeological Report
Biology Report
Geotechnical Report
Soil borings and assessment for liquefaction
potential
Traffic Study
Other (identify below)
.t
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 4
IV. INITIAL STUDY CHECKLIST AND RESPONSES:
A. Earth
1. Does the parcel contain slopes of 20% or greater which
will be affected by project construction?
Yes Maybe No N/A
X
Response:
No slopes over 20% are present on the project site; the maximum
existing gradient on the site is 2 percent (2 %). According to the
applicant, approximately 55 cubic yards of earth will be excavated
on the project site. The entire site will be graded with import of
fill material from South Village Tract 4637. The highest finished
slope will be 8 feet.
Geotechnical /Grading Mitigation:
Prior to Final Mao Approval:
* A grading plan shall be prepared by a registered Civil
Engineer. The applicants shall obtain a grading permit; and
shall post sufficient surety guaranteeing completion. Cut and
fill slopes shall be no steeper than 2:1 (horizontal to
vertical). Contour grading of all slopes shall be provided to
the satisfaction of the Director of Community Development and
the City Engineer.
* All haul routs shall be approved by the City Engineer. On -site
haul routes shall be limited to graded areas only.
* The applicant shall submit to the City for review and
approval, a detailed soils, geotechnical, and hydrology
report, prepared by both a civil engineer and a geotechnical
engineer registered in the State of California. The report
shall include a geotechnical investigation with regard to
liquefaction, expansive soils, and seismic safety. The grading
plan shall incorporate the recommendations of the approved
soils report.
/3
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 5
Geotechnical /grading Monitoring
Prior to Final Map Approval:
* The Community Development Department and the City Engineer's
Office will review the submitted grading plan, soils and
geotechnical report, and the comments from the City's
geotechnical report. The Community Development Department
shall ensure that all aspects of grading including site
preparation, grading and fill placement, keying and benching
will be done in accordance with the City of Moorpark's Grading
Ordinance and in accordance with Building Code requirements.
2. Is any significant modification of major landforms
proposed?
Yes Maybe No N/A
X
Response:
Based upon studies and field investigations conducted by staff and
evidenced in the geotechnical report, the land sits upon relatively
flat topography; no significant landforms exists on the project
site.
Mitigation
* Please refer to Response No. 1, above.
Monitoring-
* Please refer to Response No. 1, above.
3. Will the project result in the exposure of people or
Property to geologic hazards such as earthquakes,
landslides, mudslides, ground failure, or similar
hazards?
Yes Maybe No N/A
X
Response:
A soils engineering report, prepared by Medall, Aragon, Worswick
and Associates, Incorporated, indicates that the soils found on-
site are expected to be suitable for the intended development,
provided that undercutting and recompaction of bearing soils is
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 6
conducted. Pursuant to City Building Code requirements, the
building pad areas for the proposed multi - family residential
development would be compacted in order to support the residential
units. No geologic or seismic hazards are known to exist on -site or
within the immediate vicinity. The construction of the proposed
residential buildings is, therefore, not expected to result in
exposure of people or property to geologic or seismic hazards.
4. Does the site include any unique geological features or
paleontological resources of significance?
Yes Maybe No N/A
Response:
Based upon field investigations and Geotechnical studies prepared
by Medall, Aragon, Worswick and Associates, Incorporated, no unique
geologic features or paleontological resources have been identified
within the project limits.
Mitigation:
* If any archaeological, paleontological, or historical finds
are uncovered during excavation operations, the permittee
shall assure the preservation of the site; shall obtain the
services of a qualified archaeologist to recommend disposition
of the site; and shall obtain the Director of Community
Development's written concurrence of the recommended
disposition before resuming development.
Monitoring:
During Grading:
* The City Engineer's office shall conduct field inspections
during the grading phase of the proposed development, to
document that no cultural or paleontological resources have
been encountered; and that the grading and fill placement are
to the City's acceptance in regard to the City's Grading
Ordinance and Building Code requirements.
U
Initial Study - RPD -91 -2; ZC =91 -1; TT -4792
November 15, 1991
Page 7
Iq
S. Will the project result in a significant increase in wind
or water erosion or siltation either off- or on -site
beyond the construction phase of the project?
Response:
Yes Maybe No N/A
Due to the extensive grading associated with a residential project,
there is a potential for soil erosion and /or soil siltation.
However, standard site preparation and grading conditions of
approval will ensure that no significant-impacts result. Mitigation
measures found in responses to questions No. 1, 2, 4, and 5 will
help ensure that the proposed project will not result in negative
erosion impacts.
Erosion Control Mitigation
Prior to Final Map Approval:
* An erosion control plan shall be submitted to the City
Engineer for review and approval if grading is to occur
between October 15th and April 15th.
Monitoring
Prior to Final MAP-Approval:
* The City Engineer will make a determination as to whether an
erosion control plan is required prior to final map approval.
6. Will the project result in changes in siltation,
deposition, or erosion which may modify the channel of a
river or stream?
Yes Maybe No N/A
R
1
Response:
* Please refer to Response, No. 5, above.
Initial Study - RPD- 91- 2 ;.ZC -91 -1; TT -4792
November 15, 1991
Page 8
B. Air
1. Will the project result in a significant adverse air
quality impact (based on the estimated date of project
completion), as identified in the Ventura County Air
Pollution Control District's Guidelines for the
Preparation of Air Quality Impact Analyses?
Yes Maybe No N/A
X
Response:
Based upon calculations conducted by the Community Development
Department, this project will produce 28.616 pounds of ROC
(Reactive Organic Compounds) and 24.892 pounds of NOx (Nitrogen
Oxides) per day based upon an analysis year of 1993. According to
the Ventura County Air Pollution Control District (APCD) Guidelines
for Air Quality Impact Analyses, development projects capable of
daily emissions greater than 25 pounds per day of Reactive Organic
Compounds or Nitrogen Oxides should be required to pay a fee to
reduce air quality impacts both individually and cumulatively
(exceeding standards of 25 lbs. is considered significant and
requires mitigation. One means of mitigation is the payment of a
contribution to a City TDM fund. The applicant will be required to
pay air emission fees for 1993, 1994, and 1995 based upon the
current Air Pollution Control District (APCD) fees at the time of
Final Map Approval. Based upon 1990 APCD Guidelines, the air impact
fees associated with this project, total $31,645.00. The funds paid
will help mitigate possible adverse cumulative and individual air
quality impacts created as a result of the development.
The anticipated construction time schedule is: to begin
construction in Spring of 1992; delivery of the first family unit
in 1993 and the last family unit will be constructed in early 1995.
Mitigation*
Prior to Final Map Approval:
* The applicant is required to pay emission fees to the City for
the mitigation of possible increases in individual and
cumulative levels of ROC in the ambient environment caused as
a result of the development.
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 9
Monitoring
Prior to Certificate of Occupancy:
* Prior to issuance of the certificate of occupancy the
necessary TDM fees must be paid.
2. Will the project result in a significant cumulative
adverse air quality impact based on inconsistency with
the Ventura County Air Quality Management Plan?
Yes Maybe No N/A
—X
—
Response:
Please refer to Response No. 1, above.
3. Will the project result in the creation of objectionable
odors?
Yes Maybe No N/A
X
Response:
Since this is a residential project, there is little potential for
odor impacts. The storage and /or production of odorous substances
is prohibited in a residential zone by the City of Moorpark.
4. Will the project result in the exposure of sensitive
receptors to substantial pollutant concentrations?
Yes Maybe No N/A
X
Response:
Grading improvements necessary to prepare the project site for
construction would generate a considerable volume of total
suspended particulates. This is not considered a potentially
significant impact due to the short duration of the effect. During
and after project construction, measures reducing pollutant
concentrations will be imposed as conditions of project approval
(Please see response No. 1 under section B, "Air ", for
specification of fees to be paid for cumulative air quality
impacts).
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 10
Air Ouality Mitigation
During Grading and Construction:
* The applicant shall ensure that contractors properly maintain
and operate construction equipment and use direct injection
diesel or gasoline powered engines if feasible.
* All active portions of construction sites shall be watered
sufficiently to prevent excessive amounts of dust generated.
Complete coverage watering shall occur at least twice daily, `-
preferably in the late morning and after work is done for the
day.
* All trucks importing fill to the site shall use tarpaulins to
cover the load and shall operate per the terms of the required
encroachment permit.
* So as to prevent excessive amounts of dust, all clearing,
grading, earth moving, or excavation activities shall cease
during periods of high winds greater than 20 miles per hour
(mph) averaged over one hour.
* All unimproved areas with vehicle traffic shall be watered 2
times a day and vehicle speed shall be limited to 15 mph.
* So as to prevent excessive amounts of dust, streets adjacent
to the area being graded shall be swept as needed to remove
silt which may have accumulated from construction activities.
* The areas distributed by clearing, grading, earth moving, or
excavation operations shall be minimized at all times.
Monitorin
During Grading and Construction:
* Dust control mitigation measures will be enforced by the Air
Pollution Control District (APCD) and by the City Engineer's
Office during the construction period.
C. Water
1. Does the project involve a major natural drainage course
or flood control channel?
Yes Maybe No N/A
X
�1
l�
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 11
Response:
The PC -3 project site lies entirely within the Peach Hill Wash
watershed, which is a relatively narrow, elongated water shed
tending to run from east to west. Proposed channel diversion and
suggested new dam locations are anticipated to mitigate any
potential negative impact associated with the construction of homes
in the watershed.
2. Will the project result in changes in absorption rates,
drainage patterns, or the rate and amount of surface
runoff?
Yes Maybe No N/A
A
Response:
Please refer to Response No. 1, above.
Drainage Impact Mitigation
Prior to Final Man Approval:
* The applicant shall: submit to the City Engineer for review
and approval, drainage plans, hydrologic and hydraulic
calculations prepared by a registered civil engineer; shall
enter into an agreement with the City to complete the
improvement and shall post sufficient surety guaranteeing the
construction of the improvements.
* The applicant shall demonstrate, to the satisfaction of the
City Engineer, that each building pad has adequate protection
from a 100 -year storm and feasible access during a 10 -year
storm.
* Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps and drainage courses shall be to the
acceptance of the City Engineer.
* Hydrology shall be pursuant to current Ventura County
standards except as follows:
-^ a. All catch basins in sump locations shall be designed for
a 50 -year storm;
Initial Study - RPD -91 -2; ZC 791 -1; TT -4792
November 15, 1991
Page 12
b. All catch basins on continuous "grades shall be designed
for a 10 -year storm;
C. All catch basins in a sump condition shall be designed
such that the depth of water at intake shall equal the
depth of the approach flows;
d. All culverts shall be designed for a 50 year storm;
e. Drainage facilities shall be provided such that surface
flows are intercepted and contained prior to entering
collector or secondary roadways;
f. For a 10 -year storm, all public street shall be provided
with a minimum of one travel lane with a goal that the
local residential streets shall have one travel lane
available where possible;
g. 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 applicant.
Drainage Impact Monitoring
Prior to Final Map Approval:
* The applicant shall delineate areas subject to flooding as
"Flowage Easement" and then, on the final map, offer the
easements for dedication to the City of Moorpark. Lot to lot
drainage easements, flood hazard areas and secondary drainage
easements shall also be delineated on the map. Assurance shall
be provided to the City that these easements will be
adequately maintained by property owners to safely contain
storm water flows.
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
Drainage Impact Mitigation
During Construction:
* If necessary, the applicant shall obtain a Ventura County
Flood Control District Watercourse Encroachment Permit.
* The applicant shall construct all necessary drainage
facilities, including brow ditch and slope bench drainage
Initial Study - RPD -91 -2;
November 15, 1991
Page 13
ZC =91 -1; TT -4792
17
channels, with a permanent earth tone color as to minimize
visual impacts. Said color shall be submitted to and approved
by the Planning Director as part of the grading plans.
Drainage impact Monitoring
During Construction:
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
3. Is the project within a 100 -year flood hazard area as
identified on the Federal Emergency Management Agency
Flood Insurance Rate Map for the City of Moorpark?
Yes Maybe No N/A
X
Response:
Based upon a letter received by the City on August 27, 1990, from
the Federal Emergency Management Agency (FEMA), flood improvements
to the Peach Hill Wash have improved the drainage such that a
.. "100 -year flood discharge is contained in an underground storm
sewer from Brookwood Drive to Peach Hill Road ". Approval of PC -3,
the 10 -phase Urban West Planned Development, was based upon
accomplishment of said improvements prior to completion of the
final townhouse development, herein known as the Villas at West
Ranch.
4. Will the project result in alterations to the course or
flow of flood waters?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 3, above.
.�-- Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 14
5. Will the project result in a change in the quantity of
ground waters, either through direct additions or
withdrawals, or through interception of an aquifer by
cuts or excavations?
Yes Maybe No N/A
X
Response:
No ground water impact is expected and no water wells are located
on the project site.
6. Will the project result in degradation of ground or
surface water quality?
Yes Maybe No N/A
X
--,
Response:
Please refer to Response No. 5, above.
7. Will the project change the amount of surface water in
any water body?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 2, 5, and 6, above.
8. Will the project result in substantial reduction in the
amount of water otherwise available for public water
supplies?
Yes Maybe No N/A
X
Response:
Construction of the proposed residential buildings would change the
existing absorption rate and the drainage for the project site.
Impacts on water availability as a result of the 10 -phase Planned
Development were anticipated and therefore in 1986 construction of
a 2 million gallon water tank was completed. This tank more than
13
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 15
satisfied the increased water demand as a result of the 10- phased
Planned Developments. Therefore, water availability is not
considered an impact.
D. Plant Life
1. Will the project result in a substantial change in the
diversity or number of any species of plants (including
trees, shrubs, grass, crops, and aquatic plants)?
Yes Maybe No N/A
R
Response:
No rare or endangered plant or large animal species were observed
or are expected to exist on the project site. Plant impacts consist
of removal of non - native grass land species. Considering that the
existing vegetation is rather barren, the loss of vegetation
associated with the proposed project is not considered significant.
Zero (0) trees have been identified on the project site.
Landscaping, as a result of project development, will be required
as a condition of approval.
Biological Mitigation
Prior to Issuance of a Zoning Clearance:
* A 50 percent (50%) shade coverage shall be provided within all
parking areas. Shade coverage is described as the maximum mid-
day shaded area defined by a selected specimen tree at 50
percent (50 %) maturity.
* All landscaping associated with this project shall be drought
tolerant, and of the low water using variety.
Biological Monitorincy:
* The final construction working drawings and a final
landscaping plan shall be submitted to the Director of
Community Development for review and approval.
* All landscaping and irrigation shall be installed and receive
final inspection prior to occupancy approval.
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 16
2. Are any unique, rare, or endangered species of plants
present on the project site? (See State and Federal
listings, California Native Plant Society Inventory of
Rare and Endangered Vascular Plants, and /or General Plan
EIR.)
Yes Maybe No N/A
X
Response-
Please refer to Response-No. 1, above.
3. Will the project result in the introduction of new plant
species that may cause increased competition and
displacement of existing native vegetation patterns?
Yes Maybe No N/A
X
Response:
At present, the vegetation on the project site is of the non - native
grassland species.
Standard Conditions Require:
* The applicant shall submit a landscape plan stating what types
of vegetation shall be used on the project site.
4. Will the proposal result in the reduction in acreage of
any agricultural crop?
Yes Maybe No N/A
X
Response-
The project site is not used for the growing of any agricultural
crop and is not considered farmland of prime or statewide
importance.
/9
Initial Study - RPD -91 -2; ZC =91 -1; TT -4792
November 15, 1991
Page 17
E. Animal Life
1- Will the project result in a reduction in the diversity
of any species of animals (birds; land animals, including
reptiles; fish and shellfish, benthic organisms;. or
insects) which currently occupy or utilize the project
site in some way?
Yes Maybe No N/A
X
Response:
Please refer to Response No. D1, above.
2. Will the project restrict the range of or otherwise
affect any rare or endangered animal species?
Yes Maybe No N/A
X
Response:
No rare or endangered animal species have been identified within
the project limits or within the immediate vicinity of the project
site.
3. Will the project result in a deterioration of any
significant wildlife habitat?
Yes Maybe No N/A
Response: X
Refer to Response No. 2, above.
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 18
F. Department of Fish and Game, "Notice of Determination ":
Will the project have an adverse effect, either individually or
cumulatively, on fish and wildlife resources? Wildlife is defined
as "all wild animals, birds, plants, fish, amphibians, and related
ecological communities, including the habitat upon which the
wildlife depends for its continued viability" (Section 711.2, Fish
and game Code).
Yes Maybe No N/A
X
Response:
Based upon substantial evidence, the Department of Community
Development has found that the proposed development would result in
a loss of open land and vegetation which would result in a loss of
habitat for small species. Therefore, a Notice of Determination
(NOD) will be prepared by staff and filed with the County of
Ventura. All lead agencies who prepare and file a Notice of
Determination (NOD) must pay, or cause to be paid, a fee for
projects for which Negative Declarations have been prepared.
Payment of fees, discussed below, will be paid by the applicant.
Mitigation:
* Within two days after the City Council adoption of resolutions
approving Tentative Tract Map 4792 and related entitlements,
the applicant shall submit to the City of Moorpark a check for
$1275.00 payable to the County of Ventura, to comply with
Assembly Bill 3158. Pursuant to Public Resources Code Section
21089(b) and Fish and Game Code Section 711.4(c), the project
is not operative, vested, or final until the filing fees are
paid.
Monitoring
* Prior to approval of occupancy, written record must be
received by the Department of Community Development that these
fees, discussed above, have been paid in full.
G. Noise
1. Will the project result in increases to existing noise
levels?
,. Yes Maybe No N/A
X
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 19
Response:
To the North and South, the proposed development is in close
vicinity to existing and proposed residential developments. To the
West is the Arroyo West Elementary School and to the East a
commercial development is proposed (Ralph's Grocery Store). The
noise associated with the proposed development is compatible with
the levels and types of noise produced to both the North and South.
Noise on the West and East side of the development will be
partially mitigated by landscaping, and retaining walls.
The proposed residential project is not expected to significantly
increase the ambient noise level in the area because noise levels
compatible were planned for during development of this Specific
Plan Area (PC -3).
2. Will the project result in the exposure of people to
conditionally acceptable or unacceptable noise levels
based on the City's Noise Element?
Yes Maybe No N/A
X
Response:
The project will not result in the exposure of people to
conditionally acceptable or unacceptable noise levels. Industrial
Planned Developments have been sufficiently distanced from the
project site so as to mitigate differential noise levels.
* Refer to Response No. 1, above.
H. Light and Glare
1. Will the project result in a significant new source of
.light or glare?
Yes Maybe No N/A
X
Response:
The proposed residential development would introduce lighting
associated with illumination of new homes. To mitigate the
potential glare impacts, the following conditions of approval will
be imposed.
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 20
Lighting Mitigation
Prior to Issuance of Zone Clearance:
The lighting plan shall show and be required to abide by the
following conditions:
a. A photometric plan showing a point -by -point foot candle
layout to extend a minimum of twenty fee (201) outside
the property lines. The layout plan should be based on a
ten foot (10') grid center.
b. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines.
c . There shall be no more than a seven -to -one (7: 1) ratio of
level of illumination shown (maximum -to- minimum ratio
between lighting standards).
d. Energy efficient lighting fixtures shall be provided
which are compatible with adjacent properties.
e. No light shall be emitted above the 90 degree or
horizontal plane.
f. All parking lights shall be fully hooded and backshielded
to prevent light "spillage" and glare.
Lighting Monitoring
Prior to Issuance of Zone Clearance:
* For the purposes of City review and approval, a lighting plan
showing the dimension, type and light illumination of all
exterior lighting shall be prepared by an electrical engineer
registered in the State of California. The lighting plan shall
achieve the following objectives: avoid interferences with
reasonable uses of adjoining properties; minimize on -site and
off -site glare; provide adequate on -site lighting; limit
electroiler height to avoid excessive illumination; and
provide structures which are compatible with the total design
of the proposed facility.
Initial Study - RPD -91 -2;
November 15, 1991
Page 21
I. Land Use
ZC -91 -1; TT -4792
a/
1. Will the proposal result in a substantial alteration of
the present or planned land use of an area?
Yes Maybe No N/A
X
Response:
No land use impacts are expected to result from the Planned
Development since it is consistent with the current General Plan
use designation, the current zoning and is the final phase in the
PC -3, specific plan area.
2. Are adjoining or planned land uses incompatible with the
proposed project, so that a substantial or potentially
substantial interface problem would be created?
Yes Maybe No N/A
X
Response:
The proposed development is considered to compliment the adjacent
land uses because to the North of the proposed development is the
Peach Hill Water course; to the South is an existing single family
residential development; to the East is a neighborhood shopping
center, which is currently under construction; and to the West is
a newly opened elementary school, Arroyo West. The proposed
Residential Planned Development, coupled with the other community
minded land uses, nicely complements the surrounding area and adds
to the overall cohesive living environment in the project area.
3. Could the project serve to encourage the development of
presently undeveloped areas or result in increases in the
development intensity of existing developed areas
(examples include the introduction of new or expanded
public utilities, and new industrial, commercial, or
recreational facilities?
Yes Maybe No N/A
X
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 22
Response:
The proposed project will not result in a significant increase in
the rate or use of any natural resources, and would not result in
substantial depletion of any non - renewable resources. Since this is
the final phase of the Specific Plan area, PC -3, all of the public
utilities have been expanded to facilitate services to all phases
of the Specific Plan area.
J. Natural Resources
1. Will the project result in substantial depletion of any
nonrenewable resource?
Yes Maybe No N/A
X
Response:
The proposed project will not result in a significant increase in
the rate or use of any natural resources, and would not result in
substantial depletion of any non - renewable resources.
2. Will the project result in the conversion of agricultural
land to nonagricultural use or impairment of the
agricultural productivity of agricultural land?
Yes Maybe No N/A
X
Response:
Refer to Response No. 1, above.
R. Risk of Upset and Human Health
1. Will the project involve or be subject to a risk of an
explosion or the release of hazardous substances
(including, but not limited to, oil, pesticides,
chemicals or radioactive materials) in the event of an
accident or upset condition?
Yes Maybe No N/A
X
as
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 23
Response:
Since the project is a residential development there is low risk of
upset or human health impacts.
2. Is the project within or adjacent to a high fire hazard
area as defined by the Ventura County Fire Protection
District?
Yes Maybe No N/A
X
Response:
The project site is not considered to be located in a high fire
hazard area. The Ventura Country Fire Protection District has
identified that the proposed development has sufficient access to
allow for fire protection.
3. Will the proposal result in the creation of any health
hazard or potential health hazard and /or the exposure of
people to potential health hazards?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 2, above.
L. Population
1. Will the project alter the location, distribution,
density, or growth rate of the human population of an
area?
Yes Maybe No N/A
X
Response:
The proposed project could possibly alter the location,
distribution, density, or growth rate of human population in the
City of Moorpark. The proposed Residential Planned Development is
part of a Planned Development and will be required to make the
necessary fee contributions to help mitigate increases in:
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 24
localized transportation demand; cumulative transportation demand;
recreation facility uses; and school facilities.
Mitigation:
* The applicant will be required to pay all fees, per Planned
Development Permit conditions, associated with increases in
traffic impacts, school impacts, parks, public utilities
impacts, and environmental impacts.
Monitoring:
* The Department of Community Development shall not grant
occupancy approval until all fees associated with increases in
traffic impacts, school impacts, parks, public utilities, and
environmental impacts.
M. Housing
1. Will the proposal require the removal of any housing
unit(s)?
Yes Maybe' No N/A
X
Response:
There are no existing residential units on the project site;
therefore, no demolition or displacement of housing units is
needed.
2. Will the proposal reduce currently available low and
very -low income housing through changes in use or
demolition?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
3. Will the proposal require the displacement of people from
the project site?
Yes Maybe No N/A
X
d-3
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 25
Response:
Please refer to Response No. 1, above.
N. Transportation /Circulation
1. Will the proposal result in the generation of substantial
additional vehicular movement? (Identify estimated a.m.
and p.m. peak hour trips and average daily vehicle trips
generated by the project.)
Yes Maybe No N/A
Response:
Exterior Circulation:
A Traffic Impact Study prepared in May 1991, by Linscott, Law and
Greenspan Engineers, for the proposed development identifies the
following traffic conditions. Traffic impacts will be sufficiency
mitigated at the intersection of Tierra Rejada Road and Mountain
Trail Street for the proposed townhouse development if the
conditions of project approval (mitigation measures). The
intersection of Tierra Rejada Road and Mountain Trail Street will
operate at Level of Service "B" (LOS B) during both the AM and PM
peak hours provided that the recommended mitigation measures are
implemented. According to the League of California Cities, Planners
Guidebook, Level of Service B (LOS) roadway operation can be
defined as, "Stable flow conditions, driver's maneuverability
restricted to some extent" (pg. 81) . Level. of Service B description
of intersection operation can be defined as, "Good, light to
moderate traffic on approach, stable queues, little additional
delay" (pg. 81).
Interior Circulation:
A total of 362 parking spaces are required for the proposed 196
multi - family townhouse development. On the illustrative Site Plan,
Urban West Communities indicates that there will be 377 spaces of
tenant parking within. garages (a surplus of 15 garage parking
spaces). A total of 98 spaces of guest parking will be provided.
No uncovered tenant parking will be provided.
The proposed development consists of three types of units; all of
the units will have a two car garage.
Initial Study - RPD -91 -2;
November 15, 1991
Page 26
Required
A Units
92
B Units
148
C Units
122
Guest
98
Total Spaces: 460
Handicapped 2
ZC -91 -1; TT -4792
Parking Plan:
Provided
107
148
122
98
475
4
On the project site, 18 units have a single car garage with the
another garage space in a different location. To get to their
second car garage, eighteen (18) residents must walk a minimum
distance away of 55' (feet) and a maximum distance away of 130 feet
(130').
The required dimensions of a parking space is 9' by 201. The
proposed townhouse development is unique in its design of
driveways. Based upon an analyses by the City Traffic Engineer,
the proposed roadway width (27, from tenant to tenant right of way)
will enable a driver a sufficient amount of back up area. Thus, the
street width coupled with conditions of approval will provide
adequate safety for the visitor, or resident.
Since the majority of roadway infrastructure has been built, no
alteration to present patterns of circulation would result. The
required building setbacks and compliance with sight distance
criteria would minimize potential traffic hazards.
The proposed project is not expected to result in an increased
demand for other new parking off -site.
Traffic /Parking Mitigation
Prior to Final Map Approval:
External Circulation only:
* The applicant shall dedicate, to the City of Moorpark for
public use, all right -of -way for public streets; tentatively,
these streets will be Mountain Trail Street and Countryhill
Road.
Prior to the Issuance of the Final Building Permit:
* The applicant shall make a contribution of $3,000 per unit to
the City which will be used to fund public street or traffic
improvements which would be directly or indirectly impacted by
project generated traffic.
Initial Study - RPD -91 -2; ZC =91 -1; TT -4792
November 15, 1991
Page 27
* All garage doors shall have automatic door openers. Parking
spaces shall be nine ( 9 ) feet in width and twenty ( 20 ) feet in
length. Drive aisles shall be a minimum of 25 feet in width.
Traffic /Parking Monitoring
Prior to the Issuance of the Final Building Permit:
* A required $3,000.00 per unit traffic impact fee will be
collected by the Community Development Department.
Prior*to Zoning Clearance-
* The Community Development Department will collect TSM
(Transportation Systems Management) contributions, city wide
traffic impact fees.
2. Will the proposal result in a cumulative impact to the
existing or planned transportation systems?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
3. Will the proposal result in an increased demand for off -
site parking?
Yes Maybe No N/A
X
Response-
Please refer to Response No. 1, above.
4. Will the proposal result in an increase in traffic
hazards to motor vehicles, bicyclists, or pedestrians?
Yes Maybe No N/A
X
Response:
x
es onse-
Please refer to Response No. 1, above.
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 28
O. Public Services
Will the proposal have an effect upon, or result in a need for
new or altered governmental services such as police and fire
protection, schools, parks or recreational facilities, or
other governmental services?
Yes Maybe No N/A
X
Response:
According to the Environmental Impact Report (EIR) for PC -3, the
proposed project would not require the need for additional fire
protection or police protection personnel. The applicant will be
required to pay necessary impositions of developer fees; and
adopted school fees would have to be paid prior to the issuance of
a building permit. Schools are expected to be impacted slightly by
the proposed development. To help meet the increased need for
education facilities, the Moorpark Unified School District has
built an elementary school on the West side of the proposed
development known as Arroyo West. Thus, the additional school will
help mitigate increased school attendance.
The applicant will not be required to contribute fees to the City's
future and current park system. The PC -3 area is a Planned
Development, also known as a Master Plan Community. Approval of the
Master Plan was based upon the construction and dedication to the
City, three (3) eight (8) acre (or larger) parks located throughout
the Planned Communities. Additionally Urban West Communities
donated to the City a 69 acre park area known as Arroyo Vista
Community Park.
P. Energy
Will the proposal result in the use of excessive amounts of
fuel or energy?
Yes Maybe No N/A
X
a5
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 29
Response:
The proposed development is not expected to use substantial amounts
of fuel or energy, and would not substantially increase demand upon
existing sources of energy or require the development of new
sources of energy.
Energy Mitigation
Prior to the Issuance of a Zoning Clearance:
* All buildings shall be constructed using energy saving
devices. These shall include those devices required by the
California Administrative Code, Title 24.
* The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
Energy Monitoring
Prior to the Issuance of a Building Permit:
* The Department of Building and Safety will review the proposed
electrical devices for energy efficiency, and cost.
Q. utilities
Will the proposal result in a need for new systems, or
substantial alterations to utilities, including power or
natural gas, communications systems, water, sewer, storm water
drainage, solid waste disposal, and street lighting annexation
and /or improvements?
Yes Maybe No N/A
Response:
The proposed project would result in the need for new connections
to existing electrical, natural gas, telephone, water, sewer, and
storm water drainage facilities, but would not create excessive
demands on the existing system. Solid waste collection and disposal
will be provided by the City's contracted collection service.
,.� Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 30
Utility Mitigation
Prior to Acceptance of Public Improvements and Bond Exonerations
(or Occupancy):
* All proposed utilities shall be undergrounded to the nearest
off -site utility pole. All existing utilities shall also be
undergrounded to the nearest off -site utility pole.
* Prior to recordation, applicant shall enter into a subdivision
improvement agreement to assure that all utility lines from
the property line shall be placed underground and work shall
be completed prior to certificate of occupancy.
Utility monitoring
Prior to Grading Permit:
* The applicant shall submit a plan for review and approval of
the Director of Community Development which identifies how
compliance with the utilities undergrounding requirements will
�. be met.
Prior to Final Map Approval-
* The applicant shall transmit (by certified mail) a copy of the
conditionally approved Tentative Tract 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
Engineer.
* Tentative Tract 4792 will be required to participate in the
City's recycling program. Collection of trash and recycled
materials will occur at individual units.
R. Aesthetics
1. Will the proposal result in the obstruction of any scenic
vista or view open to the public, or will the proposal
result in the creation of an aesthetically offensive site
open to public view?
Yes Maybe No N/A
Response.
The proposed development would be visible from some existing
a�
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 31
residences, Tract No. 4142, south of the project site. However, the
proposed development is considerably lower in elevation compared to
the Southerly residences. The proposed maximum elevation for the
project site is 29, (feet). Combined with low glare lighting
fixtures, and specific light fixture design guidelines the proposed
development should not significantly interfere with any view sheds.
General Mitigation Reguirements-
* An approved sign permits (for lit or unlit signs) must be
obtained from the Director of Community Development for all
on -site signs. No off -site signs are permitted.
* All individual trash disposal areas shall be provided in a
location which will not interfere with circulation, parking or
access to the building. Adequate space must be provided for
individual recycling containers. Adequacy shall be determined
by the City of Moorpark Recycling Coordinator. If adequate
space for individual recycling containers in unattainable,
community trash disposal and on -site recycling center areas
shall be provided in a location which will not interfere with
circulation, parking or access to any of the buildings, and
shall be screened with a six foot high wall enclosure with
metal gates. Adequacy shall be determined by the City of
Moorpark Recycling Coordinator.
* Prior to approval of the Final Map, the applicant shall submit
for review and approval to the City a detailed landscaping
plan.
Aesthetic 14onitorincr
Prior to a Zonin Clearance and Occu an
* Complete landscape plans (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans, and in
compliance with City of Moorpark Zoning Code and shall be
submitted to the Director of Community Development. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit to cover all landscape plan check and
inspection fees. The final landscape plans shall be approved
by the Director of Community Development prior to issuance of
Zoning Clearance. All landscaping and planting shall be
accomplished and approved by the Director of Community
Development, or his designee, prior to the approval of
occupancy.
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 32
Monitoring
Prior to Approval of the First Occupancy
* The Community Development Department will ensure that
landscaping has been installed and has received final
inspection.
* The Community Development Department staff will determine
whether the developer must replace any dead landscaping.
2. Will the project result in the loss, covering, or
modification of any t�ni unique geologic or physical features
such as a natural canyon, rock outcrop, ridgeline, or
hillside with a slope in excess of 25 percent?
Yes Maybe No N/A
Rem: X
As discussed under Item No. A, . "Earth ", of this Initial Study, the
project does not involve grading of slopes in excess of 20 percent
(20 %).
3. Will the project result in the loss of a distinctive
landmark tree or stand of mature trees?
Yes Maybe No N/A
X
Res onse:
As discussed under Item No. D, "Plant life", of this Initial
the proposed project does not involve the removal of trees,Study,
S. Archaeological /Historical
1. Is there a potential that the proposal will result in the
alteration or destruction of an archaeological or
historical site?
Yes Maybe No N/A
X
Initial Study - RPD -91 -2;
November 15, 1991
Page 33
Response-
ZC -91 -1; TT -4792
a`7
As discussed under Item No. A 4, of this Initial Study, no
archaeological or historical sites have been identified within the
vicinity of the project site, and there are no existing historical
structures.
2. Will the proposal result in adverse physical or aesthetic
effects to an archaeological site or historic building,
structure, or object?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
T. Mandatory Findings of Significance
1. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self - sustaining levels,
threaten to eliminate a plant or animal community, reduce
the number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of the
major periods of California history or prehistory?
Yes Maybe No N/A
X
Response:
As previously discussed under Items No. E and S, "Animal Life" and
Archeological /Historical, no biological or cultural resources exist
on the site and therefore, would not be impacted as a result of the
proposed development.
2. Does the project have the potential to achieve short-
. term, to the disadvantage of long -term, environmental
goals? (A short -term impact on the environment is one
which occurs in a relatively brief, definitive period of
time while long -term impacts will endure well into the
future.)
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991 •
Page 34
Yes Maybe No
X
Response:
N/A
The proposed project will provide long term housing for Moorpark
residents. The proposed development is consistent with the City's
General Plan. Short -term impacts may result from construction
activities, but are not expected to be significant. Possible long-
term impacts will be mitigated through the payment of fees and
dedications.
3. Does the project have impacts which are individually
limited, but cumulatively considerable? (A project may
impact on two or more separate resources where the impact
on each resource is relatively small, but where the
effect of the total of those impacts on the environment
is significant. The term "cumulatively considerable"
means that the incremental effects of an individual
project are considerable when viewed in connection with
the effects of past projects, the effects of other
current projects, and the effects of probable future
projects.)
Yes Maybe No N/A
X
Response:
The proposed residential development is not expected to result in
significant cumulative traffic and air quality impacts when
considered with other past, present and reasonably foreseeable
future projects. The additional traffic generated by the subject
development is not expected to significantly contribute to
projected future adverse traffic conditions nor is it expected to
significantly affect the air quality of the region.
Please refer to the discussion under item B (Air) of the Initial
Study, Response No. 1 and 4 for clarification of mitigation
proposed to minimize the potential for significant cumulative air
quality and traffic impacts.
Initial Study - RPD -91 -2; ZC- -91 -1; TT -4792
November 15, 1991
Page 35
4. Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
Yes Maybe No N/A
X
Response:
Please refer to the discussion under item R (Risk of Human Health)
of the Initial Study, Response No. 1.
V. REFERENCES:
The references used in responding to this questionnaire
include the following:
1. EIR for Ventura County General Plan- -Land Use Element for
the Moorpark Area (1980).
2. Federal Emergency. Management Agency, Flood Insurance Rate
Map, Community Panel Number 060712 0005 A, September 29,
1986.
3. General Plan of the City of Moorpark.
4. Institute of Transportation Engineers, Trip Generation,
1987.
5. U.S.G.S. Topographic Quadrangle Maps for Moorpark.
6. Ventura County Air Pollution Control District, Guidelines
for the Preparation of Air Quality Impact Analyses, 1989.
7. Ventura County Air Pollution Control District, Ventura
County Air Ouality Management Plan, 1988.
8. Zoning Ordinance of the City of Moorpark.
9. Environmental Impact Report (EIR) for PC -3 (1981).
supplemental EIR, 1986.
10. Traffic Impact Study prepared by Linscott, Law and
Greenspan, Engineers ( May 13, 1991)
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 36
VI. DETERMINATION:
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION
will be prepared.
X I find that although the proposed project COULD have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures, described in this initial study, could be
applied to the project. A MITIGATED NEGATIVE DECLARATION
should be prepared.
I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONMENTAL IMPACT REPORT is
required.
I find the proposed project MAY have a significant effect
on the environment, and an ADDENDUM to an existing
certified ENVIRONMENTAL IMPACT REPORT is required.
Dat Kathleen Mallory Ph' s, As iate Planner
Date Pa rick J. "chards, Director of
Cohimunity development
a9 -1*
MOORPARK
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
ATTACHMENT 3
URRAN WEST COMMUNITIES
MITIGATION MONITORING PROGRAM
TENTATIVE TRACT MAP NO. 4792
RPD 91 -2
ZC 91 -1
A. Eart h
Geotechnical /Grading Mitigation: !:
Prior to Final Map Approval: �?
* A grading plan shall be prepared by a registered Civil
Engineer. The applicants shall obtain a grading permit; and
shall post sufficient surety guaranteeing completion. Cut and
fill slopes shall be no steeper than 2:1 (horizontal to
vertical). Contour grading of all slopes shall be provided to
the satisfaction of the Director of Community Development and
the City Engineer.
* All haul routs shall be approved by the City Engineer. On -site
haul routes shall be limited to graded areas only.
* The applicant shall submit to the City for review and
approval, a detailed soils, ! geotechnical, and hydrology
report, prepared by both a civil engineer and a geotechnical
engineer registered in the State of California. The report
shall include a geotechnical investigation with regard to
liquefaction, expansive soils, and seismic safety. The grading
plan shall incorporate the *'recommendations of the approved
soils report.
Geotechnical /grading Monitoring
Prior to Final Map Approval:
* The Community Development Department and the City Engineer's
Office will review the submitted grading plan, soils and
geotechnical report, and the comments from the City's
geotechnical report. The Community Development Department
PAUL 'rV LAAZAk;4 .R 0Fr%A.;p0 4.4 FErEZ
.,G.'T UG4rGCUERY Gnr r -ai.cv n r..., C .,n.
shall ensure that all aspects of grading including
sitepreparation, grading and fill placement, keying and
benching will be done in accordance with the City of
Moorpark's Grading Ordinance and in accordance with Building
Code requirements.
During Grading
Mitigation:
* If any archaeological, paleontological, or historical finds
are uncovered during excavation operations, the permittee
shall assure the preservation of the site; shall obtain the
services of a qualified archaeologist to recommend disposition
of the site; and shall obtain the Director of Community
Development's written concurrence of the recommended
disposition before resuming development.
Monitoring:
During Grading:
* The City Engineer's office shall conduct field inspections
during the grading phase of the proposed development, to
document that no cultural or paleontological resources have
been encountered; and that the grading and fill placement are
to the City's acceptance in regard to the City's Grading
.Ordinance and Building Code requirements.
Erosion Control Mitigation
Prior to Final Map Approval:
* An erosion control plan shall' be submitted to the City
Engineer for review and approval if grading is to occur
between October 15th and April 15th.
Monitoring
Prior to Final map Approval_
* The City Engineer will make a determination as to whether an
erosion control plan is required prior to final map approval.
3�)
B. Air -
Mitigation
Prior to Final May Approval:
* The applicant is required to pay .emission fees to the City for
the mitigation of possible increases in individual and
cumulative levels of ROC in the ambient environment caused as
_ a_result of the development.
Monitoring
Prior to Certificate of Occupancy-
* Prior to issuance of the certificate of occupancy the
necessary TDM fees must be paid.
Air Ouality Mitigation _-
During Grading and Construction:
* The applicant shall ensure that contractors properly maintain
and operate construction equipment and use direct injection
diesel or gasoline powered engines if feasible.
*
All active portions of construction sites shall be watered
sufficiently to prevent excessive amounts of dust generated.
Complete coverage watering shall occur at least twice daily,
preferably in the late morning and after work is done for the
day.
* All trucks importing fill to the site shall use tarpaulins to
cQ.ver the load and shall operate between the hours of 9 a.m.
to- 5 p.m. on weekdays only.
* So as to prevent excessive amounts of dust, all clearing,
grading, earth moving, or excavation activities shall cease
during periods of high winds greater than 20 miles per hour
(mph) averaged over one hour.
* All unimproved areas with vehicle traffic shall be watered 2
times a day and vehicle speed shall be limited to 15 mph.
* So as to prevent excessive amounts of dust, streets adjacent
to the area being graded shall be swept as needed to remove
silt which may have accumulated from construction activities.
* The areas distributed by clearing, grading, earth moving, or
excavation operations shall be minimized at all times.
Monitorin
During Grading and Construction:
* Dust control mitigation measures will be enforced by the Air
Pollution Control District (APCD) and by the City Engineer's
Office during the construction period.
C. Water
Drainage Impact Mitigation
Prior to Final Map Approval:
* The applicant shall: submit to the City Engineer for review
and approval, drainage plans, hydrologic and hydraulic
calculations prepared by a registered civil engineer; shall
enter into an agreement with. the City to complete the
improvement and shall post sufficient surety guaranteeing the
construction of the improvements.
* -The applicant shall demonstrate, to the satisfaction of the
City Engineer, that each building pad has adequate protection
from a 100 -year storm and feasible access during a 10 -year
storm. ,
* Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps and drainage courses shall be to the
acceptance of the City Engineer.
* Hydrology shall be pursuant to current Ventura County
standards except as follows:
a. All catch basins in sump locations shall be designed for
a 50 -year storm;
b. All catch basins on continuous grades shall be designed
-- for a 10 -year storm;
3/
�1
C. All catch basins in a sump condition shall be designed
such that the depth of water at intake shall equal the
depth of the approach flows;
d.. All.culverts shall be designed for a 50 year storm;
e. Drainage facilities shall be provided such that surface
flows are intercepted and contained prior to entering
collector or secondary roadways;
f. For a 10 -year storm, all, collector street shall be
provided with a minimum of; one travel lane with a goal
that the local residential streets shall have one travel
lane available where possible;
g. 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 applicant.
Drainage Impact Monitoring
Prior to Final Map Approval:
* The applicant shall delineate areas subject to flooding as
"Flowage Easement" and then, on the final map, offer the
easements for dedication to the City of Moorpark. Lot to lot
drainage easements, flood hazard areas and secondary drainage
easements shall also be delineated on the map. Assurance shall
be provided to the City that these easements will be
adequately maintained by property owners to safely contain
storm water flows.
* Tb.e City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
Drainage Impact Mitigation
During Construction-
* If necessary, the applicant shall obtain a Ventura County
Flood Control District Watercourse Encroachment Permit.
* The applicant shall construct all necessary drainage
facilities, including brow ditch and slope bench drainage
channels, with a permanent earth tone color as to minimize
visual impacts. Said color shall be submitted to and approved
by the Planning Director as part of the grading plans.
Drainage Impact Monitoring
During Construction:
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
D. Plant Life
Biological Mitigation
.. Prior to Issuance of a Zoning Clearance:
* A 50 percent (50%) shade coverage shall be provided within all
parking areas. Shade coverage is described as the maximum mid-
day shaded area defined by a selected specimen tree at 50
percent (50 %) maturity.
* All landscaping associated with this project shall be drought
.tolerant, and of the low water using variety.
Biological Monitorin
* The final construction working drawings and a final
landscaping plan shall be submitted to the Director of
Community Development for review and approval.
* All landscaping and irrigation shall be installed and receive
final inspection prior to occupancy approval.
Standard Conditions Require:
* The applicant shall submit a landscape plan stating what types
of vegetation shall be used on the project site.
E. Animal Life
,_ Does not call for the need for mitigation monitoring programs.
34;,
F. Department of Fish and Game "De Mini_mis Finding"
Mitigation-
* Within two days after the City Council adoption of resolutions
approving Tentative Tract Map 4792 and related entitlements,
the applicant shall submit to the City of Moorpark a check for
$1275.00 payable to the County of Ventura, to comply with
Assembly Bill 3158. Pursuant to Public Resources Code Section
21089(b) and Fish and Game Code Section 711.4(c), the project
is not operative, vested, or final until the filing fees are
paid. ;
Monitoring ;
* Prior to approval of occupancy, written record must be
received by the Department of Community Development that these
fees, discussed above, have been paid in full.
G. Noise
Does not call for the need for mitigation monitoring programs.
H. Light and Glare
Lighting Mitigation
Prior to Issuance of Zone Clearance:
The lighting plan shall show and be required to abide by the
following conditions:
a. A photometric plan showing a point -by -point foot candle
layout to extend a minimum of twenty fee (20') outside
the property lines. The layout plan should be based on a
ten foot (10') grid center.
b. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines.
C. There shall be no more than a seven -to -one (7:1) ratio of
level of illumination shown (maximum -to- minimum ratio
between lighting standards).
d. Energy efficient lighting fixtures shall be provided
which are compatible with adjacent properties.
e. No light shall be emitted above the 90 degree or
horizontal plane.
f. All parking lights shall be fully hooded and backshielded
to prevent light "spillage" and glare.
Lighting Monitoring
Prior to Issuance of Zone Clearance:
* For the purposes of City review and approval, a lighting plan
showing the dimension, type and light illumination of all
exterior lighting shall be prepared by an electrical engineer
registered in the State of California. The lighting plan shall
achieve the following objectives: avoid interferences with
reasonable uses of adjoining properties; minimize on -site and
off -site glare; provide adequate on -site lighting; limit
electroiler height to avoid excessive illumination; and
provide structures which are compatible with the total design
of the proposed facility.
I. Land Use
Does not call for the need for mitigation monitoring programs.
J. Natural Resources
Does not call for the need for mitigation monitoring programs.
K. Risk of Upset and Human Health
Does not call for the need for mitigation monitoring programs.
L. Population
Mitigation:
* The applicant will be required to pay all fees associated with
increases in traffic impacts, school impacts, parks, public
utilities impacts, and environmental impacts.
Monitoring:
* The Department of Community Development shall not grant
occupancy approval until all fees associated with the proposed
development have been paid.
33
M. Housing
Does not call for the need for mitigation monitoring programs.
N. Transportation /Circulation '
Traffic /Parking Mitigation
Prior to the Issuance of a Zoning Clearance:
* The applicant shall dedicate, to the City of Moorpark for
public use, all right -of -way for public streets.
Prior to Occupancy Approval for Each Unit:
* The applicant shall make a contribution of $3,000 per unit to
the City which will be used to fund public street or traffic
improvements which would be directly or indirectly impacted by
project generated traffic.
* All garage doors shall have automatic door openers. Parking
spaces shall be nine ( 9 ) feet in width and twenty ( 20 ) feet in
length. Drive aisles shall be a.minimum of 25 feet in width.
Traffic /Parking Monitoring
Prior to Occupancy of Each Unit:
* A required $3,000.00 per unit traffic impact fee will be
collected by the Community Development Department.
Prior to Zoning Clearance-
* The Community Development Department will collect TSM
(Transportation Systems Management) contributions, a city wide
traffic impact fee.
O. Public Services
Does not call for the need for mitigation monitoring programs.
P. Energy
Energy Mitigation
Prior to the Issuance of a Zoning Clearance:
* All buildings shall be constructed using energy saving
devices. These shall include those devices required by the
California Administrative Code, Title 24.
* The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
Energy Monitoring
Prior to the Issuance of a Building Permit:
* The Department of Building and Safety will review the proposed
electrical devices for energy efficiency, and cost.
Q. utilities
Utility Mitigation
Prior to Acceptance of Public Improvements and Bond Exonerations
(or Occupancy):
*
All proposed utilities shall be_�undergrounded to the nearest
off -site utility pole. All existing utilities shall also be
undergrounded to the nearest off -site utility pole.
* Prior to recordation, all utility lines from the property line
shall be placed underground or shall be bonded for and work
shall be completed prior to certificate of occupancy.
Utility Monitoring
Prior to Grading Permit:
* The applicant shall submit a plan for review and approval of
the Director of Community Development which identifies how
compliance with the utilities undergrounding requirements will
be met.
Prior to Final Map Approval:
* The applicant shall transmit (by certified mail) a copy of the
conditionally approved Tentative Tract 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
Engineer.
R. Aesthetics
General Mitigation Requirements:
*. An approved sign permits
_(for lit or unlit signs) must be
obtained from the Director of Community Development for all
on -site signs. No off -site signs are permitted.
* All trash disposal areas shall be provided in a location which
will not interfere with circulation, parking or access to the
building, and shall be screened with a six foot high wall
enclosure with metal gates.
* Prior to approval of the Final Map, the applicant shall submit
for review and approval to the City a detailed landscaping
plan.
Aesthetic Monitoring
Prior to a Zoning Clearance and occupancy:
* Complete landscape 'plans' (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans, and in
compliance with City of Moorpark Zoning Code and shall be
submitted to the Director of Community Development. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit to cover all landscape plan check and
inspection fees. The final landscape plans shall be approved
by the Director of Community Development prior to issuance of
Zoning Clearance. All landscaping and planting shall be
accomplished and approved by the Director of Community
-� Development, or his designee, prior to the approval of
occupancy.
Monitoring
Prior to Approval of the First Occupancy:
* The Community Development Department will ensure that
landscaping has been installed and has received final
inspection.
* The Community Development Department staff will determine
whether the developer must replace any dead landscaping.
S. Archaeological /Historical
Does not call for a need for mitigation monitoring programs.
T. Mandatory Findings of Significance
State Law does not require a mitigation monitoring program to be
established for FINDINGS.
ATTACHMENT 4
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 20, 1991
Page 1
COMMUNITY DEVELOPMENT DEPARTMENT:
1. The Conditions of Approval of this Vesting Tentative Map
supersede all conflicting notations, specifications,
dimensions, typical sections and the like which may be shown
on said map.
2. All applicable requirements of any law or agency of the State
or City of Moorpark, and any other governmental entity shall
be met, and all such requirements and enactments shall, by
reference, become conditions of this entitlement.
3. The developer's recordation of this map and /or commencement of
construction and /or operations as a result of this map shall
be deemed to be acceptance of all conditions of this map by
the applicant.
4. The development shall be subject to all applicable regulations
of the Residential Planned Development Zone.
5. No Zoning Clearance shall be issued for residential
construction until the final map has been recorded. Prior to
the issuance of any permit, a Zoning Clearance shall be
`obtained from the Department of Community Development and a
building permit shall be obtained from the Department of
Building and Safety after the granting of a Zoning Clearance.
6. Prior to recordation, 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 subdivision
have been made.
7. The Vesting Tentative Map shall expire three years from the
date of its approval. Failure to.record a final map with the
Ventura County Recorder prior to the expiration of the
Tentative Map shall terminate all proceedings, and any
subdivision of the land shall require the filing and
processing of a new Tentative Map. This tentative map expires
three years after approval of the tentative map by the City
Council.
8. Prior to the approval of the Final Map or issuance of a
grading permit, grading plans shall be submitted to the
Director of Community Development and the City Engineer for
the review to insure that such plans are in accordance with
the purpose and the intent expressed in the Engineer's
conceptual plans and /or Vesting Tentative Map.
360
=woo
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 20, 1991
Page 2
9. Prior to approval of the Final Map, an unconditional
availability letter shall be obtained from the County
Waterworks District No. 1 for sewer and water service for each
lot. Such 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 and sewer service.
10. At the time water service connection is made, cross connection
control devices shall be installed in a manner approved by the
County Water Works District No. 1.
11. That prior to the approval of the Final Map, agreements to
install water and sewer improvements shall be executed by the
Board of Directors of the Waterworks District as approved by
the District Engineer Manager.
12. Building Standards for residential structures as provided
under Chapter 2 -53 of Part 2 and Chapter 4 -10 of Part 4, of
Title 24 of the California Administrative Code, shall be
imposed on any future residential units constructed on the
subdivision.
13. At the time of recordation, the access easements shown on the
Tentative Map shall be recorded as non - exclusive easements
insuring all property owners the right of ingress and egress
at all times.
14. That 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,
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT:
DATE:
Page 3
37
4792
Urban West Communities
December 20, 1991
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; and
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 subdivider's
obligations under this condition shall apply regardless of
whether a final map or parcel map is ultimately recorded with
respect to the subdivision.
15. No Zoning Clearance shall be issued for RPD 91 -2 until all
conditions required prior to map approval are completed.
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
16. The applicant shall submit to the City of Moorpark for review
and approval, a grading plan prepared by a Registered Civil
Engineer; shall obtain a Grading Permit; and shall post
sufficient surety guaranteeing project completion.
17. The applicant shall submit to the City of Moorpark for review
and approval, a detailed Soils Report certified by a
registered professional Engineer and Certified Engineering
Geologist in the State of California. The report shall include
a geotechnical investigation with regard to liquefaction
expansive soils, and seismic safety. The applicant shall be
responsible for all costs associated with the review and
approval of the Soils Report by an outside consultant. The
grading plan shall incorporate the recommendations of the
approved Soils Report.
18. The applicant shall demonstrate for each building pad to the
satisfaction of the City of Moorpark as follows:
a. Adequate protection from 100 -year frequency storm;
b. Feasible access during a 10 -year frequency storm.
3E
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 20, 1991
Page 4
Hydrology calculations shall be per current Ventura County,
standards.
19. The applicant shall submit to the City of Moorpark for review
and approval, drainage plans, hydrologic, and hydraulic
calculations prepared by a Registered Civil Engineer; shall
enter into an agreement with the City of Moorpark to complete
the improvement and shall post sufficient surety guaranteeing
the construction of the improvements. The drainage plans and
calculations shall indicate the following conditions before
and after development:
Quantities of water, water flow rates, major water courses,
drainage area and patterns, diversions, collection systems,
flood hazard areas, slumps and drainage courses. Hydrology
shall be per current Ventura County Standards except as
follows:
a. All sumps shall carry a 50 -year frequency storm;
b. All street catch basins in a sump condition shall be
sized such that depth of water at intake shall equal
depth of approach flows;
c. All culverts shall carry a 100 -year frequency storm;
d. Drainage facilities shall be provided such that
surface are intercepted and contained prior to entering
collector or secondary roadways;
e. Under a 10 -year frequency storm, all public collector
streets shall be provided with a minimum of one travel
lane with a goal that local, residential streets shall
have one travel lane available where possible.
20. The applicant shall indicate in writing to the City of
Moorpark the disposition of any water well(s) and any other
water that may exist within the site. If any wells are
proposed to be abandoned, or if they are abandoned and have
not been properly sealed, they must be destroyed pursuant to
Ventura County Ordinance No. 2372.
21. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provisions
for maintenance of the on -site private storm drainage system,
sidewalks, intersection sight distance, and driveways.
22. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provision
3cl
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 20, 1991
Page 5
that future owners agree to participate in the formation of a
Landscape Assessment District for Mountain Trail Street and
Countryhill Road.
23. The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
24. The applicant shall post sufficient surety guaranteeing
completion of all improvements which revert to the City (ie.,
landscaping, parks, fencing, etc.) or which require removal
(ie., model homes, temporary debris basins, etc.).
25. For any Final Map, or a Parcel Map (containing five or more
parcels), or any Parcel Map whereupon dedications are required
to be offered, the applicant shall transmit by certified mail,
• copy of the conditional approved Tentative Map together with
• 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.
26. If any of the improvements which the applicant is required to
construct or install upon land in which the applicant does not
have title or interest sufficient for such purposes, the
applicant shall do all of the following at least 60 days prior
to the filing of final or parcel map for approval pursuant to
Government Code Section 66457.
a. Notify the City of Moorpark (Hereinafter known as
"City) in writing that the applicant wishes the City to
acquire an interest in the land which is sufficient for
such purposes as provided in Government Code 66462.5;
b. Supply the City with (i) a legal description of
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) a current appraisal
report prepared by an appraiser approved by the City
which expresses an opinion as to the current 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 applicant will pay all of
yo
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 20, 1991
Page 6
the City's costs (including, without limitation,
attorney's fees and overhead expenses) of acquiring such
an interest in the land.
IN CONJUNCTION WITH APPROVAL OF THE FINAL MAP, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
27. On the Final Map the applicant shall offer to dedicate to the
City of Moorpark, access easements over all private streets
shown on the Final Map to provided access for all governmental
agencies assuring the residences of public safety, health and
welfare.
28. On the Final Map, the applicant shall dedicate to the City of
Moorpark the access rites adjacent to Mountain Trail Street,
and Countryhill Road along the entire frontage of the parent
parcel except for approved access roads as delineated on the
approved Tentative Map.
FIRE DEPARTMENT CONDITIONS:
29. That an internal driveway width no less than 25 feet shall be
provided.
30. That prior to construction the applicant shall submit two (2)
site plans to the Fire District for approval of the location
of fire lanes. The fire lanes shall be posted in accordance
with California Vehicle Code Section 22500.1 and Article 10 of
the Uniform Fire Code prior to occupancy.
31. That access roads shall be installed with an all weather
surface, suitable for access by a 20 ton Fire District vehicle
shall be installed.
32. That all drives shall have a minimum vertical clearance of 13-
feet, 6- inches (131611).
33. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of any building. Where access roadway cannot be provide,
an approved fire protection system or systems shall be
installed as required and acceptable by the Bureau of Fire
Prevention.
34. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (1501) or further
from the main thoroughfare.
P /
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 20, 1991
Page 7
35. That when only one (1) access point is provided, the maximum
length of such access shall not exceed 800 feet (8001).
36. That prior to recordation of street names, proposed names
shall be submitted to the Fire District's Communications
Center for review with final approval made by the City
Council.
37. That prior to construction, the applicant shall submit plans
to the Ventura County Bureau of Fire Prevention for the
approval of the location of the fire hydrants. Show existing
hydrants on the plan within 300 feet (3001) of the
development.
38. That fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Water Works Manual:
a. Each hydrant shall be a 6 inch wet barrel design
and shall have 1 -four inch and 2 -two inch and one
half 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 (3001) on
center, and so located that no structure will be
farther than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall be 24 inch (2411) on center,
recessed in from the curb face.
39. That the minimum fire flow required shall be determined by the
type of building construction, proximity to other structures,
fire walls, and fire protection devices provided, as specified
by the ISO Guide For Determining Required Fire Flow. Given the
present plans and information, the required fire flow is
approximately 2,250 gallons per minute at 20 psi. The
applicants shall verify that the water purveyor can provide
the required quantity at the project.
40. Any building which is to be protected by an automatic
sprinkler system, plans shall be submitted, with payment for
plan, check to the Fire District for review.
41. A five foot (51) unobstructed pathway area shall be provided
- around each townhouse grouping. If this cannot be provided,
townhouses shall be fire sprinklered.
VESTING TENTATIVE
APPLICANT:
DATE:
Page 8
TRACT MAP NO.:
4792
Urban West
December
Communities
20, 1991
42. That building plans of public assembly areas which have a
occupant load of 50 or more, shall be submitted to the Fire
District for review and approval.
COMMUNITY DEVELOPMENT DEPARTMENT:
43. Prior to the approval of the Final Map, one Homeowners
Association shall be created. Copies of the bylaws, covenants,
conditions and restrictions (CC &R's) shall be submitted to the
City for review and approval.
44. That the location and plans, including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development and Post Master.
45. The Final Map shall indicate that each structure has rear and
side yard drains as to facilitate drainage at each structure
on site.
PRIOR TO ISSUING A BUILDING PERMIT
46. The applicant shall deposit with the City of Moorpark a
contribution for the Spring Road /Tierra Rejada Road
Improvement Area of Contribution. The actual deposit shall be
the then current Spring Road /Tierra Rejada Road Improvement
Area of Contribution applicable rate at the time of Final Map
approval.
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
47. All grading shall be limited to the project area only. If
import of export of fill becomes necessary, any haul routes
shall be approved by the City Engineer. All dust control
measures including, but not limited to hydroseeding, shall be
installed to the City Engineer's satisfaction.
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
48. Prior to Final Map approval, no Certificate of Occupancy may
be issued until all on -site improvements within each phase
specified in this permit have been completed or the applicant
has provided some form of financial security to guarantee the
completion of the improvements such as a Performance Bond.
Prior to issuance of a certificate of occupancy, the applicant
VESTING TENTATIVE
APPLICANT:
DATE:
Page 9
TRACT MAP NO.:
4792
Urban West
December
Y3
qw�
Communities
20, 1991
shall place a Surety Bond in the amount of 150% of the
valuation of the landscaping and exterior wall maintenance.
Said on -site improvements shall be completed within 120 days
of issuance of the Certificate of Occupancy. In case of
failure to comply with any term or provision of this
agreement, the City Council may by resolution declare the
surety forfeited. A surety shall be kept in place for a
period of 3 years after the last occupancy.
49. A meandering sidewalk on Mountain Trail Street, and
Countryhill Road, along the property frontage shall be
constructed, with the precise design and location approved by
the City Engineer and Director of Community Development. The
following criteria for the design of the meandering sidewalk
shall be met:
a. Sidewalks crossfall shall not excess 2 %;
b. Sidewalks to be a minimum of 5 feet (51) wide at all
points;
c. The meandering sidewalk shall be contained either
within street right -of -way or within an access easement
offered to the City;
d. The applicant /homeowner's association shall agree to
maintain the sidewalk and any related landscaping.
50. Prior to Issuance of a Certificate of Occupancy, all exterior
walls on the project site shall be treated with an anti -
graffiti spray as approved by the Director of Community
Services.
CITY ENGINEER CONDITION:
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
51. Prior to Issuance of the Certificate of Occupancy for the
first unit, signage and stripping, as determined by the
Director of Public Works, shall be installed.
52. At 50% Occupancy of Tract 4792, a 4 -way stop sign shall be
installed at the corner of Mountain Trail and Mountain Meadow
Road.
yy
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -10-
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
GENERAL REQUIREMENTS:
1. The permit is granted for the construction of 196 multi - family
townhouse units as shown on the submitted plot plans and
elevations. The location and design of all site improvements -
shall be shown on the approved plot plan and elevations except
or unless indicated otherwise herein.
2. That the permit is granted for all of the buildings, fences,
signs, roadways, parking areas, landscaping and other features
which are located as shown on Exhibits 1 through 12, except or
unless otherwise herein and subsequently submitted for final
City approval.
3. That the elevation of all buildings shall be in conformance
with the elevation plans labeled Exhibit 1 and 11, except as
otherwise noted herein.
4. The final design of all buildings, communal open spaces,
recreation facilities, walls and fences, including materials
and colors is subject to the approval of the Director of
Community Development prior to the Issuance of a Zoning
Clearance.
5. That any minor changes may be approved by the Director of
Community Development. However, any major changes will require
the filing of a modification application to be considered by
the City Council.
6. The development is subject to all applicable regulations of
the Residential Planned Development (RPD) Zone and all
agencies of the State of California, Ventura County, the City
of Moorpark, and any other governmental entities.
7. The permittee agrees as a condition of issuance of this
Permit, to defend, at their sole expense, any action brought
against the City because of issuance of this Permit, or in the
alternative, to relinquish this permit. The permittee will
reimburse the City for any court costs and /or attorney's fees
which the City may be required to pay as a result of any
action by a court. The City may, at its sole discretion,
participate in the defense of any such action, but such
participation shall not relieve the permittee of the
obligations under this condition.
7�
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -11-
8. No condition of this permit shall be interpreted as permitting
or requiring any violation of law, or any unlawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules apply, the stricter
ones shall take precedence.
9. Unless the project is inaugurated (building foundation slab in
place and substantial work in progress) not later than three
years after this permit is granted, this permit shall
automatically expire on that date. The Director of Community
Development may, at his discretion, grant up to one (1)
additional year extension for project inauguration if there
have been no changes in the adjacent areas and if the
applicant can document that they have diligently worked toward
inauguration of the project during the initial three -year
period. The request for extension of this entitlement shall be
made 30 -days prior to the three year expiration date. The use
of the entitlement shall expire three years after approval by
the City Council.
10. That all landscaping and planting in and adjacent to parking
in vehicular areas, shall be contained within raised planters
surrounded by 6" (inch) high concrete curbs.
11. Land uses and facilities other than specifically approved by
the permit shall require either a major or minor modification
to the permit as determined by the Director of Community
Development.
12. If any of the Conditions of limitations of this Permit are
held to be invalid, that holding shall not invalidate any of
the remaining conditions or limitations set forth.
13. That all utilities shall be placed underground. Any above
grade utility fixtures shall be placed adjacent to landscaped
areas and screened on three sides.
14. A sign permit is required for all lit or un -lit on -site signs.
15. That a transfer of this Residential Planned Development (RPD)
Permit shall not be effective until the name and address of
the transferee and the date when such transfer shall be
effective, together with a letter from the new owner
certifying agreement to comply with all conditions of the
- permit is filed with and acknowledged by the Director of
Community Development.
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -12-
4�
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
16. That the development is subject to all applicable regulations
of the RPD (Residential Planned Development) Zone.
17. Prior to issuance of a Zoning Clearance, construction plans
may be submitted to the Department of Building and Safety with
an approved hold harmless letter submitted to the City and as
approved by the Director of Community Development.
18. That all residential units shall be constructed employing
state of the art energy saving devices as may be appropriate.
These devices are to include, but are not limited to the
following:
a. Ultra low flush toilets (to not exceed three and one -half
gallons);
b. Shower controllers;
C. When gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
d. All thermostats connected to the main space heating
source shall have night set back features;
e. To insure closure when not in use kitchen ventilation
systems shall have automatic dampers ;
f. Hotwater solar panel stub -outs.
19. That patio covers and accessory structures shall conform to
the "R -1" (single - family) zone setbacks. No new secondary
story decks shall be permitted to the original structure.
20. The gutters and downspouts shall be provided for all units.
Water shall be conveyed to the street or drives in non-
corrosive devices.
21. Landscaping shall not obstruct any exterior door or window.
22. In the event of unforeseen encounter or subsurface materials
suspected to be of an archaeological or paleontological
nature, all grading or excavation shall cease in the immediate
area, and the find left untouched until a qualified
professional archaeologist or paleontologist, whichever is
appropriate, is contacted and called in to evaluate and make
recommendations as to disposition, mitigation and /or salvages.
The developer shall be liable for costs associated with the
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -13-
professional investigation.
23. The permittee's acceptance of this Permit and /or operations
under this permit shall be deemed to be acceptance of all this
Permit.
24. All "sleeves" on recreational property must have caps on them
in order for the sleeve pocket to be closed when not in use.
25. No wood fencing shall be used within the proposed development.
26. All phases of development shall enter into agreement to
participate in the one homeowners association. The purpose of
the Homeowner's Association shall be to oversee and maintain
all recreation facilities, front yard landscaping, landscaped
common areas, interior private streets and storm drains, and
to assure architectural compatibility with any new
construction and remodeling within the project. The applicant
shall pay all costs associated with the City Attorney and
staff's review of the CC &R's prior to the recordation of the
Final Map.
27. The applicant shall agree to pay for costs associated with a
crossing guard at the corner of Mountain Trail Street and
Countryhill Road. The applicant shall agree to pay $30,273.75
to cover costs associated with a crossing guard at the above
location for 5 years and staff's administrative costs. Payment
of the $30,273.74 may take the form of a surety bond or
payment in full.
PRIOR TO THE ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS OF APPROVAL SHALL BE SATISFIED:
28. The applicant shall execute a covenant running with the land
on behalf of itself and its successors, heirs, and assigns
agreeing to participate in the formation of an assessment
district or other financing techniques including, but not
limited to, the payment of traffic mitigation fees, which the
City may implement or adopt, to fund public streets and
traffic improvements directly or indirectly affected by the
development. Tentative mitigation fees shall be used for
projects such as, but not limited to, New Los Angeles Avenue
or prior to Final Map approval, the applicant shall make a
contribution of $3,000.00 per unit to the City which will be
used to fund public street or traffic improvements which would
be directly or indirectly impacted by project generated
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -14-
traffic.
29. Prior to the Issuance of a Zoning Clearance, the applicant
shall execute a covenant running with the land on behalf of
itself and its successors, heirs, and assigns agreeing to
participate in the formation of an assessment district or
other financing techniques including but not limited to the
payment of traffic mitigation fees, which the City may
implement or adopt, to fund public street and traffic
improvements directly or indirectly affected by the
development. Traffic mitigation fees shall be used for project
such as, but not limited to, the extension of new Los Angeles
Avenue.
30. That the final design of all buildings, common open space,
recreational facilities, walls and fences, including material
and colors shall be submitted to the Director of Community
r Development for final review and approval.
31. The final construction drawings shall be submitted to the
Director of Community Development for review and approval.
32. Complete landscape plans (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed Landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans and in
compliance with the City of Moorpark Ordinance No. 137, and
shall be submitted to the Director of Community Development.
The final landscape plans shall be in substantial conformance
to the conceptual landscape plan submitted with the
application, except or unless otherwise indicated herein. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit as specified by the City of Moorpark.
Additional funds may subsequently be deposited to cover all
landscape plan check and inspection fees. The final
landscapeplans shall be approved by the Director of Community
Development. All landscaping and planting for each phase of
development shall be accomplished and approved by the Director
Of Community Development, or his designee, prior to the first
occupancy of the Phase.
a. The applicant shall agree to provide the necessary
maintenance easements to the City for those designated
common landscaped areas. The subdivider shall maintain
the right to protest the amount and the spread of any
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2 —�
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -15-
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.
33. Prior to the Issuance of a Zoning Clearance, any transformer
location shall be shown on the plot plan and shall be screened
with landscaping or a wall approved by the Director of
Community Development or his desginee. The location of utility
meters such as gas and electric shall be approved by the
Director of Community Development and shall be placed in an
exterior closet. Gas meters shall be painted to match the
buildings.
34. Cross connection control devices shall be shown on the plot
plan and shall be screened with landscaping or a wall, as
approved by the Director of Community Development prior to
issuance of a Zoning Clearance.
-- 35. Prior to the issuance of a Zoning Clearance, the design of all
recreational facilities shall be included as part of the
issuance of a Zoning Clearance.
36. That patio covers and accessory buildings shall be reviewed
and approved by the Homeowners' Association prior to the
issuance of a Zoning Clearance.
37. In the sales office, the developer shall prominently display
a copy of the Mountain Meadows specific plan under which this
Planned Development (PD) permit is granted.
38. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans indicating architectural
treatment of all sides of the multi - family townhouse units for
review and approval by the Director of Community Development.
39. That the location and plans,including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development.
40. All trash disposal, recycling areas and dumpster areas shall
be shown on the plot plan and shall be provided in a location
which will not interfere with circulation, parking or access
to any of the buildings and said disposal areas shall be
screened with a six foot high, solid wall enclosure with self-
closing metal gates. The final design of all trash enclosures
(or individual trash pick up areas) shall be subject to the
RESIDNETIAL PLANNED DEVELOPMENT:
RPD 91 -2
ZONE CHANGE:
91 -1
APPLICANT:
Urban West Communities
DATE:
December 19, 1991
PAGE -16-
approval
of
the Director of Community Development prior to the
issuance
of
a Zoning Clearance.
41. In order
to
ensure compatibility with
adjacent developments
all exterior
building materials and
paint colors shall be
approved
by
the Director of Community
Development.
42. Any solar panels for heating the swimming pools shall be
located on the recreation buildings or structures subject to
the approval of the Director of Community Development prior to
the issuance of a Zoning Clearance. Such panels shall be
designed as an integral part of the design of the building,
and not added to the exterior.
43. All sectional (rollup) garage doors shall have automatic door
openers. Uncovered parking spaces shall be nine feet (91) in
width and twenty feet (201) in length. An additional one -half
foot in width must be provided for parking spaces located
adjacent to a wall. Drive aisles between parking spaces shall
be a minimum of 25 feet (251) in width.
44. Pullover parking (overhangs) shall be limited to 24 inches
(241) maximum. No vehicles shall be allowed to encroach onto
walkways or into the required landscape setbacks along public
roadways.
45. For all exterior lighting, a lighting plan shall be prepared
by an electrical engineer registered in the State of
California and submitted to the Director of Community
Development and the City Police Department for review and
approval. The lighting plan shall achieve the following
objectives: Avoid interference with reasonable use of
adjoining properties; minimize on -site and off -site glare;
provide adequate on -site lighting; limit electroliers height
in order to avoid excessive illumination and provide
structures which are compatible with the total design of the
facilities.
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 feet (201) outside
of the property lines. Layout plan to be based on a ten
foot (10') grid center;
b. Maximum overall height of fixtures shall be fourteen feet
(14');
61
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2 �-
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -17-
c. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines;
d. There shall be no more than seven -to -one (7:1) ratio of
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;
f. No light shall be emitted above the 90 degree or
horizontal plane;
g. In order to prevent light "spillage" and glare all
parking lights shall be fully hooded and backshielded.
46. Television cable service shall be provided consistent with
existing city cable system requirements. Undergrounding of
-- cable wires is required and no lines shall be permitted to
extend along the exterior walls of the residential buildings.
47. Gutters and roof drains for all buildings shall be provided
and directed to an approved drainage area.
48. No asbestos pipe or construction materials shall be used
without prior approval of the City Council.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
49. An "Unconditional Will Serve Letter" for water and sewer
services will be obtained from Ventura County Waterworks
District No. 1.
50. The applicant shall pay all school assessment fees levied by
the Moorpark Unified School District.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
51. Prior to the issuance of an Occupancy Permit, all parking
areas within the phase 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.
�a
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -18-
52. No use for which the permit is granted shall be commenced
until a Certificate of Occupancy within the phase has been
issued by the Building and Safety Division. In addition, no
Certificate of Occupancy may be issued until all on -site
improvements have been completed or the applicant has provided
some form of financial security to guarantee completion of the
improvements such as a Performance Bond. Said on -site
improvements shall be completed within 120 days of issuance of
the Certificate of Occupancy. If failure to comply occurs
with any term or provision of this agreement, the City Council
may, by resolution, declare the surety forfeited. Upon
completion of the required improvements to the satisfaction of
the Director of Community Development, the surety may be
exonerated by action of the Director of Community Development.
53. No Building Permits shall be issued until written concurrence
occurs between the City and the County of Ventura regarding
the maintenance agreement of the Peach Hill Wash area.
AFTER THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, THE FOLLOWING
CONDITIONS SHALL BE APPLICABLE:
54. The continued maintenance of the permit and facilities shall
be subject to periodic inspection by the City. Within thirty
(30) days after notification, the permittee shall be required
to remedy any defects in ground maintenance, as indicated by
the Code Enforcement Officer.
55. The striping for parking spaces shall be maintained so that it
remains clearly visible.
56. The applicant and its successors, heirs, and assigns shall
remove any graffiti within ten (10) days from the written
notification by the City of Moorpark. All such graffiti
removal shall be accomplished to the satisfaction of the City.
CITY ENGINEER CONDITIONS
DURING CONSTRUCTION:
57. That prior to any work being conducted within the State or
City right -of -way an encroachment permit shall be obtained by
the applicant from the appropriate agency.
58. That the applicant shall construct any necessary drainage
facilities, including brow ditch and slope bench drainage
channels, with permanent earth tone color(s) so as to minimize
RESIDNETIAL
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -19-
PLANNED DEVELOPMENT:
53
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
visual impacts. Said color(s) shall be submitted to and
approved by the Director of Community Development as part of
the grading plans.
59. An 18 inch (1811) slough wall shall be constructed directly
behind the back of the sidewalks where slopes over 4 feet (41)
are adjacent to sidewalk so as to reduce debris from entering
streets.
60. If any hazardous waste is encountered during the construction
of the project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
Department, the Sheriff's Department, and the City Inspector
shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
61. Where roads are to be built requiring four (4) or more inches
of pavement, the applicant shall construct the required street
section minus a 1 -inch cap of asphalt which shall be placed
after all the necessary trenching is completed.
62. No trees with a trunk diameter in excess of 4 inches (411)
shall be trimmed or removed without prior approval of the City
Council.
63. If grading is to take place during the rainy season (October -
April 15), an erosion control plan shall be submitted for
review and approval along with the grading plan. Along with
the erosion control measures, hydroseeding of all graded
slopes shall be required within 30 -days of completion of
grading.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
64. As directed by the City Engineer, all adjacent street tie -ins
of utilities, driveways, etc. shall be repaired in such a
manner that no trench lines or other construction indicators
appear.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
65. Sufficient surety guaranteeing the public improvements for a
period of one year shall be provided.
-_ RESIDNETIAL
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -20-
PLANNED DEVELOPMENT:
5�f
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
66. Original "as built" plans on standard size sheets shall be
certified by the Civil Engineer and returned to the City
Engineer's office.
67. Reproducible centerline tie sheets shall be submitted to the
City Engineer's office.
VENTURA COUNTY FIRE DEPARTMENT CONDITIONS:
68. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans to the Ventura County Bureau of
Fire Prevention for the approval of fire hydrant locations.
Plans must show the existing hydrants within 300 feet (3001)
of the development.
PRIOR TO FINAL MAP APPROVAL:
69. The applicant shall submit two site plans to the Ventura
County Bureau of Fire Prevention for approval of the location
of fire lanes.
70. That all drives shall have a minimum vertical clearance of 13
feet, 6 inches (1316 ").
71. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of the building. Where the access roadway cannot be
provided, approved fire protection system or systems shall be
installed as required and acceptable to the Bureau of Fire
Prevention.
72. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (1501) or farther
from the main thoroughfare.
73. Any gates, to control vehicular access, are to be located to
allow a vehicle waiting for entrance to be completely out of
the public roadway. If applicable, it is recommended that the
gates(s) swing in both directions. The method of gate control
shall be subject to the review of the Bureau of Fire
Prevention. The Fire Department shall have access to the
residential complex through the gates.
74. That building plans of public assemble areas which have an
occupancy load of 50 or more, shall be submitted to the
Ventura County Bureau of Fire Prevention for review and
approval.
�J
-- RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -21-
75. That 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 Ventura County Road Standards.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION
SHALL BE SATISFIED:
76. That the minimum fire flow required shall be determined by the
type of building construction, fire walls, and fire protection
devices provided, as specified by the ISO Guide for
Determining Required Fire Flow.
Given the present plans and information, the required fire
flow is approximately 2250 gallons per minute. The applicant
shall verify that the water purveyor can provide the required
quantity at the project.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
77. That address numbers, a minimum of 6 inches (61') high, shall
be installed, shall be of contrasting color to the background,
and shall be readily visible at night. Where structures are
set back more than 150 feet (1501) from the street, larger
numbers will be required so that they are distinguishable from
the street. In the event that they are not visible from the
street, the address number shall be posted adjacent to the
driveway entrance.
78. The applicant shall provide sufficient proof of the ability to
prevent vehicular parking in the "No Parking" areas and that
enforcement shall be secured so that emergency vehicles are
not obstructed.
79. That a minimum individual hydrant flow of 1,250 gallons per
minute shall be provided at this location.
80. That a U.L. approved spark arrester shall be installed on the
chimney of any structure(s).
81. That portions of this development may be in a high fire hazard
area and those structures shall meet building code
requirements.
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -22-
5�
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
PRIOR TO FINAL APPROVAL, THE FOLLOWING CONDITIONS SHALL APPLY:
82. Access roads shall be a minimum of 25 feet (251) in width and
shall be installed with an all weather surface, suitable for
access by fire department apparatus.
83. Fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Waterworks Manual. That is:
a. Each hydrant shall be a 6 inch (6 ") wet barrel design and
shall have 1 -four inch and 2 -two and one -half inch (2
1/211) 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 (3001) on center,
and so located that no structures will be farther away
than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall 24 inch (2411) on center, recessed in
front curb face.
84. That a manual and automatic fire alarm system (smoke detector)
shall be submitted to the Fire District for plan check.
85. That a 5 pound fire extinguisher shall be installed in each
townhouse unit.
VENTURA COUNTY WATERWORKS DISTRICT NO. 1, CONDITIONS:
GENERAL REQUIREMENTS:
86. The applicant requesting services shall comply with the
Ventura County Waterworks District No. 1, "Rules and
Regulations" including all provisions of or relating to the
existing residential waste discharge requirements and
subsequent additions or revisions thereto. Ultra low plumbing
fixtures are required in all new construction.
RESIDNETIAL PLANNED
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -23-
PRIOR TO THE ISSI
CONDITIONS SHALL BE
GS
DEVELOPMENT: RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
IANCE OF A BUILDING PERMIT, THE FOLLOWING
SATISFIED:
87. The developer shall be required to enter into an agreement to
install all necessary water and sewer improvements, pay all
applicable fees and comply with the Water District's Rules and
Regulations.
MOORPARK POLICE DEPARTMENT CONDITIONS
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
88. Either a licensed security guard is required during the
construction phase, or a 6 -foot high chain link fence shall be
erected around the construction site.
89. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
90. All appliances (microwave ovens, dishwashers, trash
compactors, etc.) shall be properly secured during the non-
working hours. All serial numbers shall be recorded for iden-
tification purposes.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
91. Lighting devices located on poles shall be high enough to
eliminate anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface 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.
92. Landscaping shall not obstruct any exterior door or window.
93. Landscaping at entrances /exists or at any intersection within
the visitor parking area shall not block or screen the view of
a seated driver from another moving vehicle or pedestrian.
94. Landscaping (trees) shall not be places under any overhead
lighting which could cause a loss of light at ground level.
95. -Addresses shall be clearly visible to approaching emergency
vehicles and mounted against a contrasting color.
RESIDNETIAL
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -24-
PLANNED DEVELOPMENT:
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
96. Address numbers shall be a minimum of 6 inches (611) in height
and illuminated during the hours of darkness. Directory boards
indicating locations of the various buildings and individual
units shall be displayed at each entrance to the complex and
lighted during the hours of darkness.
97. All exterior doors shall be constructed of solid wood core a
minimum of one and three quarter inches thick or of metal
construction. Front glass door(s) commonly used for entry are
acceptable but should be visible from the street.
98. Doors utilizing a cylinder lock shall have a minimum five (5)
pin tumbler operation with the locking bar or bolt extending
into the receiving guide a minimum of 1 inch (111).
99. Upon occupancy by the owner or proprietor, each single unit in
a tract or commercial development, constructed under the same
general plan, shall have locks using combinations which are
interchange free from locks used in all other separate
dwellings, proprietorships, or similar distinct occupancies.
100. All residential sliding glass doors or windows shall be
equipped with metal guide tracts at the top and bottom and be
constructed so that the window cannot be lifted from the tract
when in the closed position.
101. There shall not be any easy exterior access to the road area,
ie., ladders, trees, high walls, etc.
102. All garages must be totally enclosed.
103. A Knox Box keyed for fire /police assess shall be placed next
to the recreational pool area allowing emergency access if
needed.
ENVIRONMENTAL HEALTH
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
104. The applicant shall submit pool /spa design specifications for
review and approval to the Community Services Section of the
Environmental Health Division.
A:CONDITION
ATTACHMENT 5
9
RESOLUTION NO. PC -92 -255
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA RECOMMENDING APPROVAL TO THE CITY
COUNCIL OF RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 91-
2, VESTING TENTATIVE TRACT MAP NO. 4792, AND ZONE CHANGE
NO. 91 -1 (URBAN WEST COMMUNITIES).
WHEREAS, at a duly noticed public hearing held on
November 18, 1991, December 2, 1991, and December 16, 1991 the
Planning Commission considered an application filed by Urban West
Communities, requesting approval of Residential Planned Development
Permit No. 91 -2 for the construction of 196 townhouse units with
three recreational areas, Vesting Tentative Tract Map No. 4792 for
the residential townhouse lots and common open space areas, and
Zone Change 91 -1 to change the existing zoning from PC (Planned
Community) to RPD (Residential Planned Development) 16.83 dwelling
units per acre located on the Northeast corner of Countyhill Road
and Mountain Trail Street in the City of Moorpark. The Assessor's
Parcel Number is 505 - 012 -40.
WHEREAS, at its meetings of November 18, 1991, December
2, 1991, and December 16, 1991 the Planning Commission opened the
public hearing, took testimony from all those wishing to testify
and closed the public hearing; and
WHEREAS, the Planning Commission after review and
consideration of the information contained in the Staff Reports
dated November 18, 1991, December 2, 1991, and December 16, 1991
and the Initial Study prepared for the development site, has
reached a decision on this matter; and
WHEREAS, a Certified Environmental Impact Report was
prepared for the entire Specific Plan Area (PC -3) in 1981, staff
determined that an Initial Study was warranted in order to
establish appropriate Mitigation Measures for the Mitigation
Monitoring Program pursuant to Assembly Bill 3180 (which became
effective on January 1, 1989).
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. Pursuant to the provisions of the
California Environmental Quality Act (Division 13 of the Public
Resources Code of the State of California {beginning at Section
2100}) and the requirements under Section 21081.6, the Planning
Commission of the City of Moorpark recommends that the City Council
approve the Mitigated Negative Declaration and the Mitigation
Monitoring Program.
Resolution No. PC -92 -255
SECTION 2. On'_ December 16, 1991 the Planning
Commission voted to recommend to the City Council adoption of the
findings contained in the Planning Commission Staff Report dated
November 18, 1991, which is incorporated herein by reference as
though fully set forth.
SECTION 3. That the Planning Commission recommends
that the City Council find the proposed project is consistent with
the City's General Plan.
SECTION 4. That the Planning Commission recommends
that the City Council conditionally approve:
a. Zone Change No. 91 -1 pursuant to the findings in
the Staff Report dated November 18, 1991.
b. Vesting Tentative Tract Map No. 4792 based upon
the findings in the staff report dated November 18,
1991
C. Residential Planned Development No. 91 -2 pursuant
to the findings in the Staff Report dated November
18, 1991 and December 2, 1991 with additional
conditions attached as Attachment 2 and based upon
the following project modifications:
* No wood fencing within the project.
* The establishment of only one Homeowners
Association within the Tract.
* The applicant shall agree to pay for crossing
guard services at the corner of Mountain Trail
Street and Countyhill Road for a period of 5
years
The action with the foregoing direction was approved by the
following roll call vote;
AYES: Commissioners Wesner, Mays, Torres, and Brodsky;
NOES: None;
ABSTAIN: None;
ABSENT: Miller
PASSED, APPROVED AND ADOPTED THIS 16TH DAY OF DECEMBER, 1991
Chairman
Michael H. Wesner, Jr.
4)0
WW0--1-
Resolution No. PC -92 -255
ATTEST:
Celia LaFleur, Secretary
STATE OF CALIFORNIA )
SS
COUNTY OF VENTURA )
I, Celia LaFleur, do hereby certify that I am the secretary of the
Planning Commission of the City of Moorpark, California and that
the foregoing resolution was duly adopted at a regular meeting
thereof held on January 6, 1992 by the following vote:
Ayes:
Noes:
ATTEST:
Celia LaFleur, Secretary
ATTACHMENT 1
r Findings:
If the Planning Commission chooses to recommend approval to the
City Council, the following - findings may be used:
1. Zone Change Findings:
Based upon the information set forth, it is determined that the
zone change request is justifiable in terms of public convenience,
general welfare, and good zoning practice. It has been ascertained
that the project is consistent with the Moorpark General Plan, and
Planned Community No. 3. The current "PC" (planned Community) zone
is a holding zone which is held in place until a specific
development is proposal is filed. Once a development proposal is
filed, the zoning ordinance requires the placement of a specific
zone -.in this case the placement of RPD- 16,83 (Residential. Planned
Development 16.83 units to the acre).-
2. —Subdivision Map Act Compliance:
Based upon the information set forth above, it is determined that'..
the subject Vesting 'Tentative Tract Map,. -wth 'the -attached
conditions, meets the requirements of Government Code Sections
66473.5, 66474, 66474.6 and 66478.1 et seq., in that:
a. The proposed map is consistent with the applicable general
plan and specific plans:
b. That the design and improvements of the proposed subdivision
is consistent with the applicable general and specific plans;
C. That the site is suitable for the type of development
proposed;
d. That the site is physically suitable for the proposed density
of development;
e. That the design of the subdivision and the proposed
improvements are not likely to cause substantial environmental
damage;
f. That the design of the subdivision and the. type of
improvements are not likely to cause serious public health
problems;
g. That 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 the use of property
within the proposed subdivision;
h. That there would be no discharge of waste from the proposed
subdivision into an existing community sewer system in
violation of existing water quality control requirements under
Water Code Section 13000 et seq., and
6l
i. That the proposed subdivision does not contain or front upon
any public waterway, river, stream, coastline, shoreline, lake
or reservoir.
3. Planned Development Permit:
Based upon the information set forth above, it is determined that
this application with the attached conditions, meets the
requirements of the City of Moorpark Ordinance Code Section 8163 -3
in that:
a. The proposed use would be compatible with existing and future
uses within the zone and the general area in which the
proposed use is located;
b. That the proposed uses would.not be obnoxious or harmful to
adjacent properties;
C. That the proposed uses would' not impair the integrity and
- character of the zone in which it is located;
d. That the proposed uses would not*be detrimental to the public
interest health, safety, convenience, or welfare.
Prepared by: Approved by:
athleen a ory P pps
Associate Planner
A:STFREPCC
Patri . Richards
Direct of Community Development
F,
VESTING TENTATIVE
APPLICANT:
DATE:
Page 1
ATTACHMENT 2
TRACT MAP NO.: 4792
Urban West Communities
December 19, 1991
COMMUNITY DEVELOPMENT DEPARTMENT:
1. The Conditions of Approval of this Vesting Tentative Map
supersede all conflicting notations, specifications,
dimensions, typical sections and the like which may be shown
on said map.
2. All applicable requirements of any law or agency of the State
or City of Moorpark, and any other governmental entity shall
be met, and all such requirements and enactments shall, by
reference, become conditions of this entitlement.
3. The developer's recordation of this map and /or commencement of
construction and /or operations as a result of this map shall
be deemed to be acceptance of all conditions of this map by
the applicant.
4. The development shall be subject to all applicable regulations
of the Residential Planned Development Zone.
5. No Zoning Clearance shall be issued for residential
_- construction until the final map has been recorded. Prior to
the issuance of any permit, a Zoning Clearance shall be
obtained from the Department of Community Development and a
building permit shall be obtained from the Department of
Building and Safety after the granting of a Zoning Clearance.
6. Prior to recordation, 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 subdivision
have been made.
7. The Vesting Tentative Map shall expire three years from the
date of its approval. Failure to record a final map with the
Ventura County Recorder prior to the expiration of the
Tentative Map shall terminate all proceedings, and any
subdivision of the land shall require the filing and
processing of a new Tentative Map. This tentative map expires
three years after approval of the tentative map by the City
Council.
8. Prior to the approval of the Final Map or issuance of a
grading permit, grading plans shall be submitted to the
Director of Community Development and the City Engineer for
-the review to insure that such plans are in accordance with
the purpose and the intent expressed in the Engineer's
conceptual plans and /or Vesting Tentative Map.
�a
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 19, 1991
Page 2
9. Prior to approval of the Final Map, an unconditional
availability letter shall be obtained from the County
Waterworks District No. 1 for sewer and water service for each
lot. Such 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 and sewer service.
10. At the time water service connection is made, cross connection
control devices shall be installed in a manner approved by the
County Water Works District No. 1.
11. That prior to the approval of the Final Map, agreements to
install water and sewer improvements shall be executed by the
Board of Directors of the Waterworks District as approved by
the District Engineer Manager.
12. Building Standards for residential structures as provided
under Chapter 2 -53 of Part 2 and Chapter 4 -10 of Part 4, of
Title 24 of the California Administrative Code, shall be
imposed on any future residential units constructed on the
subdivision.
13. At the time of recordation, the access easements shown on the
Tentative Map shall be recorded as non - exclusive easements
insuring all property owners the right of ingress and egress
at all times.
14. That 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,
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT:
DATE:
Page 3
4792
Urban West Communities
December 19, 1991
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; and
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 subdivider's
obligations under this condition shall apply regardless of
whether a final map or parcel map is ultimately recorded with
respect to the subdivision.
15. No Zoning Clearance shall be issued for RPD 91 -2 until all
conditions required prior to map approval are completed.
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
16. The applicant shall submit to the City of Moorpark for review
and approval, a grading plan prepared by a Registered Civil
Engineer; shall obtain a Grading Permit; and shall post
sufficient surety guaranteeing project completion.
17. The applicant shall submit to the City of Moorpark for review
and approval, a detailed Soils Report certified by a
registered professional Engineer and Certified Engineering
Geologist in the State of California. The report shall include
a geotechnical investigation with regard to liquefaction
expansive soils, and seismic safety. The applicant shall be
responsible for all costs associated with the review and
approval of the Soils Report by an outside consultant. The
grading plan shall incorporate the recommendations of the
approved Soils Report.
18. The applicant shall demonstrate for each building pad to the
satisfaction of the City of Moorpark as follows:
a. Adequate protection from 100 -year frequency storm;
b. Feasible access during a 10 -year frequency storm.
63
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 19, 1991
Page 4
Hydrology calculations shall be per current Ventura County
standards.
19. The applicant shall submit to the City of Moorpark for review
and approval, drainage plans, hydrologic, and hydraulic
calculations prepared by a Registered Civil Engineer; shall
enter into an agreement with the City of Moorpark to complete
the improvement and shall post sufficient surety guaranteeing
the construction of the improvements. The drainage plans and
calculations shall indicate the following conditions before
and after development:
Quantities of water, water flow rates, major water courses,
drainage area and patterns, diversions, collection systems,
flood hazard areas, slumps and drainage courses. Hydrology
shall be per current Ventura County Standards except as
follows:
a. All sumps shall carry a 50 -year frequency storm;
b. All street catch basins in a sump condition shall be
-. sized such that depth of water at intake shall equal
depth of approach flows;
c. All culverts shall carry a 100 -year frequency storm;
d. Drainage facilities shall be provided such that
surface are intercepted and contained prior to entering
collector or secondary roadways;
e. Under a 10 -year frequency storm, all public collector
streets shall be provided with a minimum of one travel
lane with a goal that local, residential streets shall
have one travel lane available where possible.
20. The applicant shall indicate in writing to the City of
Moorpark the disposition of any water well(s) and any other
water that may exist within the site. If any wells are
proposed to be abandoned, or if they are abandoned and have
not been properly sealed, they must be destroyed pursuant to
Ventura County Ordinance No. 2372.
21. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provisions
for maintenance of the on -site private storm drainage system,
- sidewalks, intersection sight distance, and driveways.
22. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provision
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: December 19, 1991
Page 5
that future owners agree to participate in the formation of a
Landscape Assessment District for Mountain Trail Street and
Countryhill Road.
23. The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
24. The applicant shall post sufficient surety guaranteeing
completion of all improvements which revert to the City (ie.,
landscaping, parks, fencing, etc.) or which require removal
(ie., model homes, temporary debris basins, etc.).
25. For any Final Map, or a Parcel Map (containing five or more
parcels), or any Parcel Map whereupon dedications are required
to be offered, the applicant shall transmit by certified mail,
• copy of the conditional approved Tentative Map together with
• 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.
26. If any of the improvements which the applicant is required to
construct or install upon land in which the applicant does not
have title or interest sufficient for such purposes, the
applicant shall do all of the following at least 60 days prior
to the filing of final or parcel map for approval pursuant to
Government Code Section 66457.
a. Notify the City of Moorpark (Hereinafter known as
"City) in writing that the applicant wishes the City to
acquire an interest in the land which is sufficient for
such purposes as provided in Government Code 66462.5;
b. Supply the City with (i) a legal description of
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) a current appraisal
report prepared by an appraiser approved by the City
which expresses an opinion as to the current 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 applicant will pay all of
mop,
VESTING TENTATIVE TRACT MAP NO.: 4792
f' APPLICANT: Urban West Communities
DATE: December 19, 1991
Page 6
the City's costs (including, without limitation,
attorney's fees and overhead expenses) of acquiring such
an interest in the land.
IN CONJUNCTION WITH APPROVAL OF THE FINAL MAP, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
27. On the Final Map the applicant shall offer to dedicate to the
City of Moorpark, access easements over all private streets
shown on the Final Map to provided access for all governmental
agencies assuring the residences of public safety, health and
welfare.
28. On the Final Map, the applicant shall dedicate to the City of
Moorpark the access rites adjacent to Mountain Trail Street,
and Countryhill Road along the entire frontage of the parent
parcel except for approved access roads as delineated on the
approved Tentative Map.
FIRE DEPARTMENT CONDITIONS:
29. That an internal driveway width no less than 25 feet shall be
provided.
30. That prior to construction the applicant shall submit two (2)
site plans to the Fire District for approval of the location
of fire lanes. The fire lanes shall be posted in accordance
with California Vehicle Code Section 22500.1 and Article 10 of
the Uniform Fire Code prior to occupancy.
31. That access roads shall be installed with an all weather
surface, suitable for access by a 20 ton Fire District vehicle
shall be installed.
32. That all drives shall have a minimum vertical clearance of 13-
feet, 6- inches (1316 ").
33. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of any building. Where access roadway cannot be provide,
an approved fire protection system or systems shall be
installed as required and acceptable by the Bureau of Fire
Prevention.
34. That approved turn around areas for fire apparatus shall be
- provided where the access road is 150 feet (1501) or further
from the main thoroughfare.
VESTING TENTATIVE
APPLICANT:
DATE:
Page 7
TRACT MAP NO.:
4792
Urban West Communities
December 19, 1991
35. That when only one (1) access point is provided, the maximum
length of such access shall not exceed 800 feet (8001).
36. That prior to recordation of street names, proposed names
shall be submitted to the Fire District's Communications
Center for review with final approval made by the City
Council.
37. That prior to construction, the applicant shall submit plans
to the Ventura County Bureau of Fire Prevention for the
approval of the location of the fire hydrants. Show existing
hydrants on the plan within 300 feet (3001) of the
development.
38. That fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Water Works Manual:
a. Each hydrant shall be a 6 inch wet barrel design
and shall have 1 -four inch and 2 -two inch and one
half 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 (3001) on
center, and so located that no structure will be
farther than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall be 24 inch (2411) on center,
recessed in from the curb face.
39. That the minimum fire flow required shall be determined by the
type of building construction, proximity to other structures,
fire walls, and fire protection devices provided, as specified
by the ISO Guide For Determining Required Fire Flow. Given the
present plans and information, the required fire flow is
approximately 2,250 gallons per minute at 20 psi. The
applicants shall verify that the water purveyor can provide
the required quantity at the project.
40. Any building which is to be protected by an automatic
sprinkler system, plans shall be submitted, with payment for
plan, check to the Fire District for review.
41. -A five foot (51) unobstructed pathway area shall be provided
around each townhouse grouping. If this cannot be provided,
townhouses shall be fire sprinklered.
VESTING TENTATIVE
APPLICANT:
DATE:
Page 8
TRACT MAP NO.:
4792
Urban West
December
65
Communities
19, 1991
42. That building plans of public assembly areas which have a
occupant load of 50 or more, shall be submitted to the Fire
District for review and approval.
COMMUNITY DEVELOPMENT DEPARTMENT:
43. Prior to the approval of the Final Map, one Homeowners
Association shall be created. Copies of the bylaws, covenants,
conditions and restrictions (CC &R's) shall be submitted to the
City for review and approval.
44. That the location and plans, including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development and Post Master.
45. The Final Map shall indicate that each structure has rear and
side yard drains as to facilitate drainage at each structure
on site.
PRIOR TO ISSUING A BUILDING PERMIT
46. The applicant shall deposit with the City of Moorpark a
contribution for the Spring Road /Tierra Rejada Road
Improvement Area of Contribution. The actual deposit shall be
the then current Spring Road /Tierra Rejada Road Improvement
Area of Contribution applicable rate at the time of Final Map
approval.
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
47. All grading shall be limited to the project area only. If
import of export of fill becomes necessary, any haul routes
shall be approved by the City Engineer. All dust control
measures including, but not limited to hydroseeding, shall be
installed to the City Engineer's satisfaction.
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
48. Prior to Final Map approval, no Certificate of Occupancy may
be issued until all on -site improvements within each phase
-specified in this permit have been completed or the applicant
has provided some form of financial security to guarantee the
completion of the improvements such as a Performance Bond.
Prior to issuance of a certificate of occupancy, the applicant
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT:
DATE:
Page 9
4792
Urban West Communities
December 19, 1991
shall place a Surety Bond in the amount of 150% of the
valuation of the landscaping and exterior wall maintenance.
Said on -site improvements shall be completed within 120 days
of issuance of the Certificate of Occupancy. In case of
failure to comply with any term or provision of this
agreement, the City Council may by resolution declare the
surety forfeited. A surety shall be kept in place for a
period of 3 years after the last occupancy.
49. A meandering sidewalk on Mountain Trail Street, and
Countryhill Road, along the property frontage shall be
constructed, with the precise design and location approved by
the City Engineer and Director of Community Development. The
following criteria for the design of the meandering sidewalk
shall be met:
a. Sidewalks crossfall shall not excess 2 %;
b. Sidewalks to be a minimum of 5 feet (51) wide at all
points;
-` c. The meandering sidewalk shall be contained either
within street right -of -way or within an access easement
offered to the City;
d. The applicant /homeowner's association shall agree to
maintain the sidewalk and any related landscaping.
50. Prior to Issuance of a Certificate of Occupancy, all exterior
walls on the project site shall be treated with an anti -
graffiti spray as approved by the Director of Community
Services.
CITY ENGINEER CONDITION:
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
51. Prior to Issuance of the Certificate of Occupancy for the
first unit, signage and stripping, as determined by the
Director of Public Works, shall be installed.
52. At 50% Occupancy of Tract 4792, a 4 -way stop sign shall be
installed at the corner of Mountain Trail and Mountain Meadow
Road.
�J
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -10-
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
GENERAL REOUIREMENTS:
1. The permit is granted for the construction of 196 multi - family
townhouse units as shown on the submitted plot plans and
elevations. The location and design of all site improvements
shall be shown on the approved plot plan and elevations except
or unless indicated otherwise herein.
2. That the permit is granted for all of the buildings, fences,
signs, roadways, parking areas, landscaping and other features
which are located as shown on Exhibits 1 through 12, except or
unless otherwise herein and subsequently submitted for final
City approval.
3. That the elevation of all buildings shall be in conformance
with the elevation plans labeled Exhibit 1 and 11, except as
otherwise noted herein.
4. The final design of all buildings, communal open spaces,
recreation facilities, walls and fences, including materials
and colors is subject to the approval of the Director of
Community Development prior to the Issuance of a Zoning
Clearance.
5. That any minor changes may be approved by the Director of
Community Development. However, any major changes will require
the filing of a modification application to be considered by
the City Council.
6. The development is subject to all applicable regulations of
the Residential Planned Development (RPD) Zone and all
agencies of the State of California, Ventura County, the City
of Moorpark, and any other governmental entities.
7. The permittee agrees as a condition of issuance of this
Permit, to defend, at their sole expense, any action brought
against the City because of issuance of this Permit, or in the
alternative, to relinquish this permit. The permittee will
reimburse the City for any court costs and /or attorney's fees
which the City may be required to pay as a result of any
action by a court. The City may, at its sole discretion,
participate in the defense of any such action, but such
participation shall not relieve the permittee of the
--. obligations under this condition.
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -11-
8. No condition of this permit shall be interpreted as permitting
or requiring any violation of law, or any unlawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules apply, the stricter
ones shall take precedence.
9. Unless the project is inaugurated (building foundation slab in
place and substantial work in progress) not later than three
years after this permit is granted, this permit shall
automatically expire on that date. The Director of Community
Development may, at his discretion, grant up to one (1)
additional year extension for project inauguration if there
have been no changes in the adjacent areas and if the
applicant can document that they have diligently worked toward
inauguration of the project during the initial three -year
period. The request for extension of this entitlement shall be
made 30 -days prior to the three year expiration date. The use
of the entitlement shall expire three years after approval by
the City Council.
10. That all landscaping and planting in and adjacent to parking
in vehicular areas, shall be contained within raised planters
surrounded by 6" (inch) high concrete curbs.
11. Land uses and facilities other than specifically approved by
the permit shall require either a major or minor modification
to the permit as determined by the Director of Community
Development.
12. If any of the Conditions of limitations of this Permit are
held to be invalid, that holding shall not invalidate any of
the remaining conditions or limitations set forth.
13. That all utilities shall be placed underground. Any above
grade utility fixtures shall be placed adjacent to landscaped
areas and screened on three sides.
14. A sign permit is required for all lit or un -lit on -site signs.
15. That a transfer of this Residential Planned Development (RPD)
Permit shall not be effective until the name and address of
the transferee and the date when such transfer shall be
effective, together with a letter from the new owner
certifying agreement to comply with all conditions of the
permit is filed with and acknowledged by the Director of
r Community Development.
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -12-
16. That the development is subject to all applicable regulations
of the RPD (Residential Planned Development) Zone.
17. Prior to issuance of a Zoning Clearance, construction plans
may be submitted to the Department of Building and Safety with
an approved hold harmless letter submitted to the City and as
approved by the Director of Community Development.
18. That all residential units shall be constructed employing
state of the art energy saving devices as may be appropriate.
These devices are to include, but are not limited to the
following:
a. Ultra low flush toilets ( to not exceed three and one -half
gallons);
b. Shower controllers;
C. When gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
d. All thermostats connected to the main space heating
source shall have night set back features;
e. To insure closure when not in use kitchen ventilation
systems shall have automatic dampers ;
f. Hotwater solar panel stub -outs.
19. That patio covers and accessory structures shall conform to
the "R -1" (single - family) zone setbacks. No new secondary
story decks shall be permitted to the original structure.
20. The gutters and downspouts shall be provided for all units.
Water shall be conveyed to the street or drives in non-
corrosive devices.
21. Landscaping shall not obstruct any exterior door or window.
22. In the event of unforeseen encounter or subsurface materials
suspected to be of an archaeological or paleontological
nature, all grading or excavation shall cease in the immediate
area, and the find left untouched until a qualified
professional archaeologist or paleontologist, whichever is
appropriate, is contacted and called in to evaluate and make
recommendations as to disposition, mitigation and /or salvages.
The developer shall be liable for costs associated with the
RESIDNETIAL
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -13 -'
PLANNED DEVELOPMENT:
professional investigation.
RPD 91 -2
91 -1
Urban West
December
Communities
19, 1991
23. The permittee's acceptance of this Permit and /or operations
under this permit shall be deemed to be acceptance of all this
Permit.
24. All "sleeves" on recreational property must have caps on them
in order for the sleeve pocket to be closed when not in use.
25. No wood fencing shall be used within the proposed development.
26. All phases of development shall enter into agreement to
participate in the one homeowners association. The purpose of
the Homeowner's Association shall be to oversee and maintain
all recreation facilities, front yard landscaping, landscaped
common areas, interior private streets and storm drains, and
to assure architectural compatibility with any new
construction and remodeling within the project. The applicant
shall pay all costs associated with the City Attorney and
staff's review of the CC &R's prior to the recordation of the
Final Map.
27. The applicant shall agree to pay for costs associated with a
crossing guard at the corner of Mountain Trail Street and
Countryhill Road. The applicant shall agree to pay $30,273.75
to cover costs associated with a crossing guard at the above
location for 5 years and staff's administrative costs. Payment
of the $30,273.74 may take the form of a surety bond or
payment in full.
PRIOR TO THE ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS OF APPROVAL SHALL BE SATISFIED:
28. The applicant shall execute a covenant running with the land
on behalf of itself and its successors, heirs, and assigns
agreeing to participate in the formation of an assessment
district or other financing techniques including, but not
limited to, the payment of traffic mitigation fees, which the
City may implement or adopt, to fund public streets and
traffic improvements directly or indirectly affected by the
development. Tentative mitigation fees shall be used for
projects such as, but not limited to, New Los Angeles Avenue
-or prior to Final Map approval, the applicant shall make a
contribution of $3,000.00 per unit to the City which will be
_used to fund public street or traf f is improvements which would
be directly or indirectly impacted by project generated
69
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE:
PAGE -14- December 19, 1991
traffic.
29. Prior to the Issuance of a Zoning Clearance, the applicant
shall execute a covenant running with the land on behalf of
itself and its successors, heirs, and assigns agreeing to
participate in the formation of an assessment district or
other financing techniques including but not limited to the
payment of traffic mitigation fees, which the City may
implement or adopt, to fund public street and traffic
improvements directly or indirectly affected by the
development. Traffic mitigation fees shall be used for project
such as, but not limited to, the extension of new Los Angeles
Avenue.
30. That the final design of all buildings, common open space,
recreational facilities, walls and fences, including material
and colors shall be submitted to the Director of Community
Development for final review and approval.
31. The final construction drawings shall be submitted to the
Director of Community Development for review and approval.
32. Complete landscape plans (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed Landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans and in
compliance with the City of Moorpark Ordinance No. 137, and
shall be submitted to the Director of Community Development.
The final landscape plans shall be in substantial conformance
to the conceptual landscape plan submitted with the
application, except or unless otherwise indicated herein. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit as specified by the City of Moorpark.
Additional funds may subsequently be deposited to cover all
landscape plan check and inspection fees. The final
landscapeplans shall be approved by the Director of Community
Development. All landscaping and planting for each phase of
development shall be accomplished and approved by the Director
of Community Development, or his designee, prior to the first
occupancy of the Phase.
a. The applicant shall agree to provide the necessary
maintenance easements to the City for those designated
common landscaped areas. The subdivider shall maintain
the right to protest the amount and the spread of any
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -15-
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.
33. Prior to the Issuance of a Zoning Clearance, any transformer
location shall be shown on the plot plan and shall be screened
with landscaping or a wall approved by the Director of
Community Development or his desginee. The location of utility
meters such as gas and electric shall be approved by the
Director of Community Development and shall be placed in an
exterior closet. Gas meters shall be painted to match the
buildings.
34. Cross connection control devices shall be shown on the plot
plan and shall be screened with landscaping or a wall, as
approved by the Director of Community Development prior to
issuance of a Zoning Clearance.
35. Prior to the issuance of a Zoning Clearance, the design of all
recreational facilities shall be included as part of the
issuance of a Zoning Clearance.
36. That patio covers and accessory buildings shall be reviewed
and approved by the Homeowners' Association prior to the
issuance of a Zoning Clearance.
RESIDNETIAL
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -16-
PLANNED DEVELOPMENT:
RPD 91 -2
91 -1
Urban West
December
69
Communities
19, 1991
37. In the sales office, the developer shall prominently display
a copy of the Mountain Meadows specific plan under which this
Planned Development (PD) permit is granted.
38. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans indicating architectural
treatment of all sides of the multi - family townhouse units for
review and approval by the Director of Community Development. -__ --
39. That the location and plans,including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development.
40. All trash disposal, recycling areas and dumpster areas shall
be shown on the plot plan and shall be provided in a location
which will not interfere with circulation, parking or access
to any of the buildings and said disposal areas shall be
screened with a six foot high, solid wall enclosure with self -
closing metal gates. The final design of all trash enclosures
(or individual trash pick up areas) shall be subject to the
approval of the Director of Community Development prior to the
issuance of a Zoning Clearance.
41. In order to ensure compatibility with adjacent developments
all exterior building materials and paint colors shall be
approved by the Director of Community Development.
42. Any solar panels for heating the swimming pools shall be
located on the recreation buildings or structures subject to
the approval of the Director of Community Development prior to
the issuance of a Zoning Clearance. Such panels shall be
designed as an integral part of the design of the building,
and not added to the exterior.
43. All sectional (rollup) garage doors shall have automatic door
openers. Uncovered parking spaces shall be nine feet (91) in
width and twenty feet (20') in length. An additional one -half
foot in width must be provided for parking spaces located
adjacent to a wall. Drive aisles between parking spaces shall
be a minimum of 25 feet (251) in width.
44. Pullover parking (overhangs) shall be limited to 24 inches
(241) maximum. No vehicles shall be allowed to encroach onto
walkways or into the required landscape setbacks along public
roadways.
45. For all exterior lighting, a lighting plan shall be prepared
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -17-
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
by an electrical engineer registered in the State of
California and submitted to the Director of Community
Development and the City Police Department for review and
approval. The lighting plan shall achieve the following
objectives: Avoid interference with reasonable use of
adjoining properties; minimize on -site and off -site glare;
provide adequate on -site lighting; limit electroliers height
in order to avoid excessive illumination and provide
structures which are compatible with the total design of the
facilities.
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 feet (201) outside
of the property lines. Layout plan to be based on a ten
foot (101) grid center;
b. Maximum overall height of fixtures shall be fourteen feet
(14');
C. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines;
d. There shall be no more than seven -to -one (7:1) ratio of
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;
f. No light shall be emitted above the 90 degree or
horizontal plane;
g. In order to prevent light "spillage" and glare all
parking lights shall be fully hooded and backshielded.
46. Television cable service shall be provided consistent with
existing city cable system requirements. Undergrounding of
cable wires is required and no lines shall be permitted to
extend along the exterior walls of the residential buildings.
47. Gutters and roof drains for all buildings shall be provided
and directed to an approved drainage area.
48. No asbestos pipe or construction materials shall be used
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -18-
�0
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
without prior approval of the City Council.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
49. An "Unconditional Will Serve Letter" for water and sewer
services will be obtained from Ventura County Waterworks
District No. 1.
50. The applicant shall pay all school assessment fees levied by
the Moorpark Unified School District.
~ RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -19-
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
51. Prior to the issuance of an Occupancy Permit, all parking
areas within the phase 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.
52. No use for which the permit is granted shall be commenced
until a Certificate of Occupancy within the phase has been
issued by the Building and Safety Division. In addition, no
Certificate of Occupancy may be issued until all on -site
improvements have been completed or the applicant has provided
some form of financial security to guarantee completion of the
improvements such as a Performance Bond. Said on -site
improvements shall be completed within 120 days of issuance of
the Certificate of Occupancy. If failure to comply occurs
with any term or provision of this agreement, the City Council
may, by resolution, declare the surety forfeited. Upon
completion of the required improvements to the satisfaction of
the Director of Community Development, the surety may be
exonerated by action of the Director of Community Development.
53. No Building Permits shall be issued until written concurrence
occurs between the City and the County of Ventura regarding
the maintenance agreement of the Peach Hill Wash area.
AFTER THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, THE FOLLOWING
CONDITIONS SHALL BE APPLICABLE:
54. The continued maintenance of the permit and facilities shall
be subject to periodic inspection by the City. Within thirty
(30) days after notification, the permittee shall be required
to remedy any defects in ground maintenance, as indicated by
the Code Enforcement Officer.
55. The striping for parking spaces shall be maintained so that it
remains clearly visible.
56. The applicant and its successors, heirs, and assigns shall
remove any graffiti within ten (10) days from the written
notification by the City of Moorpark. All such graffiti
removal shall be accomplished to the satisfaction of the City.
CITY ENGINEER CONDITIONS
DURING CONSTRUCTION:
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -20-
57. That prior to any work being conducted within the State or
City right -of -way an encroachment permit shall be obtained by
the applicant from the appropriate agency.
58. That the applicant shall construct any necessary drainage
facilities, including brow ditch and slope bench drainage
channels, with permanent earth tone color(s ) so as to minimize
visual impacts. Said color(s) shall be submitted to and
approved by the Director of Community Development as part of
the grading plans.
59. An 18 inch (18 ") slough wall shall be constructed directly
behind the back of the sidewalks where slopes over 4 feet (4')
are adjacent to sidewalk so as to reduce debris from entering
streets.
60. If any hazardous waste is encountered during the construction
of the project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
-- Department, the Sheriff's Department, and the City Inspector
shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
61. Where roads are to be built requiring four (4) or more inches
of pavement, the applicant shall construct the required street
section minus a 1 -inch cap of asphalt which shall be placed
after all the necessary trenching is completed.
62. No trees with a trunk diameter in excess of 4 inches (411)
shall be trimmed or removed without prior approval of the City
Council.
63. If grading is to take place during the rainy season (October-
April 15), an erosion control plan shall be submitted for
review and approval along with the grading plan. Along with
the erosion control measures, hydroseeding of all graded
slopes shall be required within 30 -days of completion of
grading.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
64. As directed by the City Engineer, all adjacent street tie -ins
of utilities, driveways, etc. shall be repaired in such a
manner that no trench lines or other construction indicators
appear.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
I ' _4,
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -21-
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
65. Sufficient surety guaranteeing the public improvements for a
period of one year shall be provided.
66. Original "as built" plans on standard size sheets shall be
certified by the Civil Engineer and returned to the City
Engineer's office.
67. Reproducible centerline tie sheets shall be submitted to the
City Engineer's office.
RESIDNETIAL
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -22-
PLANNED DEVELOPMENT:
VENTURA COUNTY FIRE DEPARTMENT CONDITIONS:
RPD 91 -2
91 -1
Urban West
December
?a
go-
Communities
19, 1991
68. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans to the Ventura County Bureau of
Fire Prevention for the approval of fire hydrant locations.
Plans must show the existing hydrants within 300 feet (3001)
of the development.
PRIOR TO FINAL MAP APPROVAL:
69. The applicant shall submit two site plans to the Ventura
County Bureau of Fire Prevention for approval of the location
of fire lanes.
70. That all drives shall have a minimum vertical clearance of 13
feet, 6 inches (1316 ").
71. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of the building. Where the access roadway cannot be
provided, approved fire protection system or systems shall be
installed as required and acceptable to the Bureau of Fire
Prevention.
72. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (150') or farther
from the main thoroughfare.
73. Any gates, to control vehicular access, are to be located to
allow a vehicle waiting for entrance to be completely out of
the public roadway. If applicable, it is recommended that the
gates(s) swing in both directions. The method of gate control
shall be subject to the review of the Bureau of Fire
Prevention. The Fire Department shall have access to the
residential complex through the gates.
74. That building plans of public assemble areas which have an
occupancy load of 50 or more, shall be submitted to the
Ventura County Bureau of Fire Prevention for review and
approval.
75. That 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 Ventura County Road Standards.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION
SHALL BE SATISFIED:
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -23-
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
76. That the minimum fire flow required shall be determined by the
type of building construction, fire walls, and fire protection
devices provided, as specified by the ISO Guide for
Determining Required Fire Flow.
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -24-
73
RPD 91 -2 ��-
91-1
Urban West Communities
December 19, 1991
Given the present plans and information, the required fire
flow is approximately 2250 gallons per minute. The applicant
shall verify that the water purveyor can provide the required
quantity at the project.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
77. That address numbers, a minimum of 6 inches (611) high, shall
be installed, shall be of contrasting color to the background,
and shall be readily visible at night. Where structures are
set back more than 150 feet (1501) from the street, larger
numbers will be required so that they are distinguishable from
the street. In the event that they are not visible from the
street, the address number shall be posted adjacent to the
driveway entrance.
78. The applicant shall provide sufficient proof of the ability to
prevent vehicular parking in the "No Parking" areas and that
enforcement shall be secured so that emergency vehicles are
not obstructed.
79. That a minimum individual hydrant flow of 1,250 gallons per
minute shall be provided at this location.
80. That a U.L. approved spark arrester shall be installed on the
chimney of any structure(s).
81. That portions of this development may be in a high fire hazard
area and those structures shall meet building code
requirements.
PRIOR TO FINAL APPROVAL, THE FOLLOWING CONDITIONS SHALL APPLY:
82. Access roads shall be a minimum of 25 feet (251) in width and
shall be installed with an all weather surface, suitable for
access by fire department apparatus.
83. Fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Waterworks Manual. That is:
a. Each hydrant shall be a 6 inch (6") wet barrel design and
shall have 1 -four inch and 2 -two and one -half inch (2
1/2 ") outlet.
-- b. The required fire flow shall be achieved at no less than
20 psi residual pressure.
v �
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -25-
c. Fire hydrants shall be spaced 300 feet (300') on center,
and so located that no structures will be farther away
than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall 24 inch (2411) on center, recessed in
front curb face.
84. That a manual and automatic fire alarm system (smoke detector)
shall be submitted to the Fire District for plan check.
85. That a 5 pound fire extinguisher shall be installed in each
townhouse unit.
VENTURA COUNTY WATERWORKS DISTRICT NO. 1, CONDITIONS:
GENERAL REQUIREMENTS:
86. The applicant requesting services shall comply with the
Ventura County Waterworks District No. 1, "Rules and
Regulations" including all provisions of or relating to the
existing residential waste discharge requirements and
subsequent additions or revisions thereto. Ultra low plumbing
fixtures are required in all new construction.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
87. The developer shall be required to enter into an agreement to
install all necessary water and sewer improvements, pay all
applicable fees and comply with the Water District's Rules and
Regulations.
MOORPARK POLICE DEPARTMENT CONDITIONS
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
88. Either a licensed security guard is required during the
construction phase, or a 6 -foot high chain link fence shall be
erected around the construction site.
89. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
90. All appliances (microwave ovens, dishwashers, trash
compactors, etc.) shall be properly secured during the non -
working hours. All serial numbers shall be recorded for iden-
tification purposes.
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -26-
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
91. Lighting devices located on poles shall be high enough to
eliminate anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface 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.
92. Landscaping shall not obstruct any exterior door or window.
RESIDNETIAL PLANNED DEVELOPMENT: RPD 91 -2
ZONE CHANGE: 91 -1
APPLICANT: Urban West Communities
DATE: December 19, 1991
PAGE -27-
93. Landscaping at entrances /exists or at any intersection within
the visitor parking area shall not block or screen the view of
a seated driver from another moving vehicle or pedestrian.
94. Landscaping (trees) shall not be places under any overhead
lighting which could cause a loss of light at ground level.
95. Addresses shall be clearly visible to approaching emergency
vehicles and mounted against a contrasting color.
96. Address numbers shall be a minimum of 6 inches (611) in height
and illuminated during the hours of darkness. Directory boards
indicating locations of the various buildings and individual
units shall be displayed at each entrance to the complex and
lighted during the hours of darkness.
97. All exterior doors shall be constructed of solid wood core a
minimum of one and three quarter inches thick or of metal
construction. Front glass door(s) commonly used for entry are
acceptable but should be visible from the street.
98. Doors utilizing a cylinder lock shall have a minimum five (5)
pin tumbler operation with the locking bar or bolt extending
into the receiving guide a minimum of 1 inch (111).
99. Upon occupancy by the owner or proprietor, each single unit in
a tract or commercial development, constructed under the same
general plan, shall have locks using combinations which are
interchange free from locks used in all other separate
dwellings, proprietorships, or similar distinct occupancies.
100. All residential sliding glass doors or windows shall be
equipped with metal guide tracts at the top and bottom and be
constructed so that the window cannot be lifted from the tract
when in the closed position.
101. There shall not be any easy exterior access to the road area,
ie., ladders, trees, high walls, etc.
102. All garages must be totally enclosed.
103. A Knox Box keyed for fire /police assess shall be placed next
to the recreational pool area allowing emergency access if
needed.
ENVIRONMENTAL HEALTH
J
RESIDNETIAL PLANNED DEVELOPMENT:
ZONE CHANGE:
APPLICANT:
DATE:
PAGE -28-
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
�5
RPD 91 -2
91 -1
Urban West Communities
December 19, 1991
104. The applicant shall submit pool /spa design specifications for
review and approval to the Community Services Section of the
Environmental Health Division.
A:CONDITION
ATTACHMENT 6
MOORPARK I T E In y R
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
M E M O R A N D U M
TO: The Planning Commission
FROM: Patrick J. Richards, Director of Community Development
DATE: December 12, 1991 (Meeting of 12- 16 -91)
SUBJECT: Urban West Communities, Residential Planned Development
No. 91 -2, Zone Change 91 -1, and Tentative Tract Map No.
4792
Staff has contacted Tom Zanic with Urban West Communities. Urban
West Communities has not changed their position, they will not
consent to design modifications.
Attached you will find a resolution of approval and denial for
consideration at the December 16, 1991 Planning Commission meeting.
Please refer to the Staff Report dated November 18, 1991 and
December 2, 1991. Should you no longer have these staff reports,
please contact Celia LaFleur.
To comply with the Subdivision Map Act, this entitlement request
must be approved or denied by the City Council by February 9, 1992.
Attachments: Resolution of approval.
Resolution of denial.
Letter from Tom Zanic dated 12/13/91
A:RESMEM.PC
MOORPARK, CALIFORNIA
Planning Commission Meeting
ofd 19 1 /
'1
ACTION
BY
- t
PAUL W LAWRASCN JR. JOHN E. WOZNIAK SCOTT MONTGOMERY BERNARDO M PEREZ ROY E TALLEY JR
RESOLUTION NO PC -91-
A RESOLUTION OF THE. PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, RECOMMENDING DENIAL TO THE CITY COUNCIL
ON THE APPLICATION OF RESIDENTIAL PLANNED DEVELOPMENT NO. 91-
2, TENTATIVE TRACT MAP NO. 4792, ZONE CHANGE 4792, ASSESSOR'S
PARCEL NO. 505 - 012 -40.
WHEREAS, at a duly notice public hearing on November 18, 1991
and December 2, 1991, the Planning Commission considered the
application filed by Urban West Communities, requesting approval of
a: 1) Residential Planned Development Permit No. 91 -2 for the
construction of 196 multi - family townhouse units with three
recreational areas; 2) Vesting Tentative Tract Map No. 4792 for the
residential townhouse lots and common open space areas; and 3 ) Zone
Change 91 -1 to change the existing zoning from PC (Planned
Community) to RPD (Residential Planned Development) of 16.83
dwelling units per acre. The proposed location is on the Northeast
corner of Countyhill Road and Mountain Trail Street in the City of
Moorpark. The Assessor's parcel Number is 505 - 012 -40.
WHEREAS, at it meetings of November 18, 1991 and December 2,
1991 the Planning Commission opened the public hearing, took
testimony from all those wishing to testify and closed the public
hearing; and
WHEREAS, a Certified Environmental Impact Report was prepared
for the entire Specific Plan Area (PC -3) in 1981, staff determined
that an Initial Study was warranted in order to establish
appropriate Mitigation Measures for the Mitigation Monitoring
Program pursuant to Assembly Bill 3180 (which became effective on
January 1, 1989).
WHEREAS, the Planning Commission after review and
consideration of the information contained in the Staff Reports,
the Mitigated Negative Declaration, the Mitigation Monitoring
Program, and testimony; and has found that the project will have a
significant adverse impact on the public health and safety which
can not be satisfactorily mitigated; and
WHEREAS, Pursuant to the provisions of the California
Environmental Quality Act (Division 13 of the Public Resource Code
of the State of California {beginning at Section 2100 }) and the
requirements under Section 21081.6, the Planning Commission of the
City of Moorpark has determined that the Mitigated Negative
Declaration and Mitigation Monitoring Program prepared for this
project has been completed in compliance with CEQA and State
Guidelines. The Planning Commission has received and considered the
information contained in the Mitigated Negative Declaration prior
to acting on the proposed project and has found that this document
adequately addresses the environmental effects of the proposed
project.
qe
WHEREAS, the Planning Commission has determined that denial of
the Residential Planned Development Permit is necessary because the
applicant has indicated an unwillingness to comply with conditions
of approval pursuant to the Mitigation Measures in the negative
Declaration which are necessary in order to comply with CEQA
(California Environmental Quality Act) and AB 3180, thus creating
an adverse hazardous safety and health situation; and has reached
its decision on this matter; and
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. (a) The proposed zone change is inconsistent
with the City of Moorpark's General Plan.
(b) The public convenience, general welfare, or
good zoning practices do not justify the change at this time.
Furthermore, the project as designed lacks general open space to
insure privacy.
SECTION 2. As proposed, the density of the project will
cause impacts relating to traffic and will be in conflict with the
General Plan goal to provide for the safe and efficient movement of
people within the City. Conflict with the General Plan goals is due
to: density of dwelling units per acre as proposed; width of
internal streets which will impact internal circulation; vehicular
ingress and egress which will impact the existing street system.
Furthermore, the applicant has failed to consent to an
environmental mitigation which is intended to improve citywide
traffic impacts resulting with incremental development.
SECTION 3. Subdivision Map Act Compliance:
Based upon the information set forth above, it is determined that
the subject Vesting Tentative Tract Map, with the attached
conditions does not meet the requirements of Government Code
Section 66474.61:
a. That the site is not suitable for the type of development
proposed; and
b. That the design of the subdivision and the type of
improvements are likely to cause serious public safety
problems.
The action and th
following roll call
AYES:
NOES:
ABSTAIN:
ABSENT:
79
e foregoing direction was approved by the
vote;
Commissioners Wesner, Mays, Torres, Brodsky and
Miller;
None;
None;
None
PASSED, APPROVED AN ADOPTED THIS 16TH DAY OF DECEMBER, 1991
Chairman presiding:
Michael H. Wesner, Jr.
ATTEST:
-- Celia LaFleur, Secretary
EO
RESOLUTION NO. PC -91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA RECOMMENDING APPROVAL TO THE CITY COUNCIL RESIDENTIAL
PLANNED DEVELOPMENT PERMIT NO. 91 -2, VESTING TENTATIVE TRACT MAP
NO. 4792, AND ZONE CHANGE NO. 91 -1 (URBAN WEST COMMUNITIES)
WHEREAS, a duly noticed public hearing on November 18, 1991
and December 2, 1991, the Planning Commission considered the
application filed by Urban West Communities, requesting approval of
Residential Planned Development Permit No. 91 -2 for construction of
196 townhouse units with three recreational areas, Vesting
Tentative Tract Map No. 4792 for the residential townhouse lots and
common open space areas, and Zone Change 91 -1 to change the
existing zoning from PC (Planned Community) to RPD 16.83 dwelling
units per acre (Residential Planned Development) located on the
Northeast corner of Countyhill Road and Mountain Trail Street in
the City of Moorpark. The Assessor's Parcel Number is 505 - 012 -40.
WHEREAS, at its meetings of November 18, 1991 and December 2,
1991, the Planning Commission opened the public hearing, took
testimony from all those wishing to testify and closed the public
hearing; and
WHEREAS, the Planning Commission after review and
-- consideration of the information contained in the Staff Reports
dated November 18, 1991 and December 2, 1991 and the Initial Study
prepared for the development site, has reached a decision on this
matter; and
WHEREAS, a Certified Environmental Impact Report was prepared
for the entire Specific Plan Area (PC -3) in 1981, staff determined
that an Initial Study was warranted in order to establish
appropriate Mitigation Measures for the Mitigation Monitoring
Program pursuant to Assembly Bill 3180 (which became effective on
January 1, 1989).
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. Pursuant to the provisions of the California
Environmental Quality Act (Division 13 of the Public Resources Code
of the State of California {beginning at Section 2100}) and the
requirements under Section 21081.6, the Planning Commission of the
City of Moorpark recommends that the City Council approve the
Mitigated Negative Declaration and the Mitigation Monitoring
Program.
-SECTION 2. The Planning Commission recommends to the City
Council adoption of the findings contained in the Planning
Commission Staff Report dated November 18, 1991, which is
incorporated herein by reference as though fully set forth.
SECTION 3. That the Planning Commission recommends that
the City Council find the proposed project is consistent with the
City's General Plan.
SECTION 4. That the Planning Commission recommends that
the City Council conditionally approve:
a. Zone Change No. 91 -1 pursuant to the findings in the
Staff Report dated November 18, 1991.
b. Vesting Tentative Tract Map No. 4792 based upon the
following project design modifications:
* No wood fencing within the project
* The establishment of only one Homeowners
Association within the Tract
* A density of 11.59 dwelling units per acre
(a maximum of 135 dwelling units on the
project site)
C. Residential Planned Development No. 91 -2 pursuant to the
findings in the Staff Report dated November 18, 1991 and
December 2, 1991 with additional conditions attached as
Attachment A.
The action with the foregoing direction was approved by the
following roll call vote;
AYES: Commissioners Wesner, Mays, Torres, Brodsky and
Miller;
NOES: None;
ABSTAIN: None;
ABSENT: None
PASSED, APPROVED AND ADOPTED THIS 16TH DAY OF DECEMBER, 1991
Chairman presiding:
Michael H. Wesner, Jr.
ATTEST:
Celia LaFleur, Secretary
ATTACHMENT A
VESTING TENTATIVE TRACT MAP NO.; 4792
APPLICANT:
DATE: Urban West
Page 1 December
COMMONITY DEVELOPMENT DEPARTMENT:
Communities
12, 1991
1• The Conditions of Approval of this Vesting Tentative Map
supersede all conflicting notations, specifications,
dimensions, typical sections and the like which may be shown
on said map.
2• All applicable requirements of any law or agency of the State
or City of Moorpark, and any other governmental entity shall
be met, and all such requirements and enactments shall, by
reference, become conditions of this entitlement.
3. The developer's recordation of this map and /or commencement of
construction and /or operations as a result of this map shall
be deemed to be acceptance of all conditions of this map by
the applicant.
4. The development shall be subject to all applicable regulations
of the Residential Planned Development Zone.
5. No Zoning Clearance shall be issued for residential
construction until the final map has been recorded. Prior to
the issuance of any permit, a Zoning Clearance shall be
obtained from the Department of Community Development and a
building permit shall be obtained from the Department of
Building and Safety after the granting of a Zoning Clearance.
6. Prior to recordation, 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 subdivision
have been made.
7. The Vesting Tentative Map shall expire three years from the
date of its approval. Failure to record a final map with the
Ventura County Recorder prior to the expiration of the
Tentative Map shall terminate all proceedings, and any
subdivision of the land shall require the filing and
processing of a new Tentative Map. This tentative map expires
three years after approval of the tentative map by the City
Council.
8. Prior to the approval of the Final Map or issuance of a
_grading permit, grading plans shall be submitted to the
Director of Community Development and the City Engineer for
the review to insure that such plans are in accordance with
the purpose and the intent expressed in the Engineer's
conceptual plans and /or Vesting Tentative Map.
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT:
DATE: Urban West Communities
Page 2 December 12, 1991
9. Prior to approval of the Final Map, an unconditional
availability letter shall be obtained from the County
Waterworks District No. 1 for sewer and water service for each
lot. Such 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 and sewer service.
10. At the time water service connection is made, cross connection
control devices shall be installed in a manner approved by the
County Water Works District No. 1.
11. That prior to the approval of the Final Ma
install water and sewer improvements shall be�execut d by the
'Board of Directors of the Waterworks District as approved by
the District Engineer Manager.
12. Building Standards for residential structures as provided
under Chapter 2 -53 of Part 2 and Chapter 4 -10 of Part 4, of
Title 24 of the California Administrative Code, shall be
imposed on any future residential units constructed on the
subdivision.
13. At the time of recordation, the access easements shown on the
Tentative Map shall be recorded as non - exclusive easements
insuring all property owners the right of ingress and egress
at all times.
14. That 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
defense, the subdivider shall dnot responsible the
defend, indemnify and hold harmless the City or its agents,
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT:
DATE:
Page 3
4792
Urban West Communities
December 12, 1991
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; and
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 subdivider's
obligations under this condition shall apply regardless of
whether a final map or parcel map is ultimately recorded with
respect to the subdivision.
15. No Zoning Clearance shall be issued for RPD 91 -2 until all
conditions required prior to map approval are completed.
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
16. The applicant shall submit to the City of Moorpark for review
and approval, a grading plan prepared by a Registered Civil
Engineer; shall obtain a Grading Permit; and shall post
sufficient surety guaranteeing project completion.
17. The applicant shall submit to the City of Moorpark for review
and approval, a detailed Soils Report certified by a
registered professional Engineer and Certified Engineering
Geologist in the State of California. The report shall include
a geotechnical investigation with regard to liquefaction
expansive soils, and seismic safety. The applicant shall be
responsible for all costs associated with the review and
approval of the Soils Report by an outside consultant. The
grading plan shall incorporate the recommendations of the
approved Soils Report.
18. The applicant shall demonstrate for each building pad to the
satisfaction of the City of Moorpark as follows:
r
a. Adequate protection from 100 -year frequency storm;
b. Feasible access during a 10 -year frequency storm.
16
VESTING TENTATIVE TRACT MAP NO,:
APPLICANT: 4792
DATE: Urban West Communities
Page 4 December 12, 1991
Hydrology calculations shall be per current Ventura County
standards.
19. The applicant shall submit to the City of Moorpark for review
and approval, drainage plans, hydrologic, and hydraulic
calculations prepared by a Registered Civil Engineer; shall
enter into an agreement with the City of Moorpark to complete
the improvement and shall post sufficient surety guaranteeing
the construction of the improvements. The drainage plans and
calculations shall indicate the following conditions before
and after development:
Quantities of water, water flow rates, major water courses,
drainage area and patterns, diversions, collection systems,
flood hazard areas, slumps and drainage courses. Hydrology
shall be per current Ventura County Standards except as
follows:
a. All sumps shall carry a 50 -year frequency storm;
b. All street catch basins in a sump condition shall be
sized such that depth of water at intake shall equal
depth of approach flows;
C. All culverts shall carry a 100 -year frequency storm;
d. Drainage facilities shall be provided such that
surface are intercepted and contained prior to entering
collector or secondary roadways;
e. Under a 10 -year frequency storm, all public collector
streets shall be provided with a minimum of one travel
lane with a goal that local, residential streets shall
have one travel lane available where possible.
20. The applicant shall deposit with the City of Moorpark
contribution for the S rin a
Improvement Area of Contribution. he actual deposit shall Road
the then current Spring Road /Tierra Rejada Road Improvement
Area of Contribution applicable rate at the time of Final Map
approval.
21. The applicant shall indicate in writing to the City of
Moorpark the disposition of any water well(s) and any other
water that may exist within the site. If any wells are
proposed to be abandoned, or if they are abandoned and have
not been properly sealed, they must be destroyed
Ventura County Ordinance No. 2372, pursuant to
96
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT: 4792
DATE: Urban West Communities
Pace 5 December 12, 1991
22. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provisions
for maintenance of the on -site private storm drainage system,
sidewalks, intersection sight distance, and driveways.
23. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provision
that future owners agree to participate in the formation of a
Landscape Assessment District for Mountain Trail Street and
Countryhill Road.
24. The applicant shall pay all energy
street lighting for a period of oe yearsfromo the ti nitial
energizing of the street lights.
25. The applicant shall post sufficient surety
completion of all improvements which revert to theCity(ie guaranteeing
landscaping, parks, fencing, (ie.,
(ie., model homes, temporary debris basins, etc.). removal
26. For any Final Map, or a Parcel Map (containing five or more
parcels), or any Parcel Map whereupon dedications are required
to be offered, the applicant shall transmit by certified mail,
a copy of the conditional 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.
27. If any of the improvements which the applicant is required to
construct or install upon land in which the applicant does not
have title or interest sufficient for such purposes, the
applicant shall do all of the following at least 60 days prior
to the filing of final or parcel map for approval pursuant to
Government Code Section 66457.
a. Notify the City of Moorpark (Hereinafter known as
"City) in writing that the applicant wishes the City to
acquire an interest in the land which is sufficient for
such purposes as provided in Government Code 66462.5;
bnterestl to be acquired, (
the City with ii) a legal description of
interest to be acquired sufficient to diagram
the
requirements of subdivision (e) of Section 1250.310 of
the Code of Civil - Procedure, (iii) a current a
ppraisal
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT:
DATE: Urban West Communities
Page 6 December 12, 1991
report prepared by an appraiser approved by the City
which expresses an opinion as to the current 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 applicant will pay all of
the City's costs (including, without limitation,
attorney's fees and overhead expenses) of acquiring such
an interest in the land.
28. The applicant shall execute a covenant running with the land
on behalf of itself and its successors, heirs, and assigns
agreeing to participate in the formation of an assessment
district or other financing techniques including, but not
limited to, the payment of traffic mitigation fees, which the
City may implement or adopt, to fund public streets and
traffic improvements directly or indirectly affected by the
development. Tentative mitigation fees shall be used for
projects such as, but not limited to, New Los Angeles Avenue
or prior to Final Map approval, the applicant shall make a
contribution of $3,000.00 per unit to the City which will be
used to fund public street or traffic improvements which would
be directly or indirectly impacted by project generated
traffic.
IN CONJUNCTION WITH APPROVAL OF THE FINAL, MAP, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
29. On the Final Map the applicant shall offer to dedicate to the
City of Moorpark, access easements over all private streets
shown on the Final Map to provided access for all governmental
agencies assuring the residences of public safety, health and
welfare.
30. On the Final Map, the applicant shall dedicate to the City of
Moorpark the access rites adjacent to Mountain Trail Street,
and Countryhill Road along the entire frontage of the parent
parcel except for approved access roads as delineated on the
approved Tentative Map.
FIRE DEPARTME NT CONDITIONS:
31. That an internal driveway width no less than 25 feet shall be
provided.
VESTING TENTATIVE
APPLICANT:
DATE:
Page 7
TRACT MAP NO.:
4792
Urban West
December
Communities
12, 1991
32. That prior to construction the applicant shall submit two (2)
site plans to the Fire District for approval of the location
Of fire lanes. The fire lanes shall be posted in accordance
with California Vehicle Code Section 22500.1 and Article 10 of
the Uniform Fire Code prior to occupancy.
33. That access roads shall be installed with an all weather
surface, suitable for access by a 20 ton Fire District vehicle
shall be installed.
34. That all drives shall have a minimum vertical clearance of 13-
feet, 6- inches (13'611).
35. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of any building. Where access roadway cannot be provide,
an approved fire protection system or systems shall be
installed as required and acceptable by the Bureau of Fire
Prevention.
36. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (1501) or further
from the main thoroughfare.
37. That when only one (1) access point is provided, the maximum
length of such access shall not exceed 800 feet (800').
38. That prior to recordation of street names, proposed names
shall be submitted to the Fire District's Communications
Center for review with final approval made by the City
Council.
39. That prior to construction, the applicant
to the Ventura County Bureau of Fire Preventionmfor lthe
approval of the location of the fire hydrants. Show existing
hydrants on the plan within 300 feet (3001) of the
development.
40. That fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Water Works Manual:
a. Each hydrant shall be a 6 inch wet barrel design
and shall have 1 -four inch and 2 -two inch and one
half inch outlet.
b. The required fire flow shall be achieved at no less
than 20 psi residual pressure.
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT: 4792
DATE: Urban West Communities
Page 8 December 12, 1991
C. Fire hydrants shall be spaced 300 feet (300') on
center, and so located that no structure will be
farther than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall be 24 inch (24 ") on center,
recessed in from the curb face.
41. That the minimum fire flow required shall be determined by the
type of building construction, proximity to other structures,
fire walls, and fire protection devices provided, as specified
by the ISO Guide For Determining Required Fire Flow. Given the
present plans and information, the required fire flow is
approximately 2,250 gallons per minute at 20 psi. The
applicants shall verify that the water purveyor can provide
the required quantity at the project.
42. Any building which is to be protected by an automatic
sprinkler system, plans shall be submitted, with payment for
plan, check to the Fire District for review.
43. A five foot (51) unobstructed pathway area shall be provided
around each townhouse grouping. If this cannot be provided,
townhouses shall be fire sprinklered.
44. That building plans of public assembly areas which have a
occupant load of 50 or more, shall be submitted to
District for review and approval. the Fire
COMMUNITY DEVELOPMENT DEPARTMENT:
45. Prior to the approval of the Final Map, a Homeowner
Association shall be created. Copies of the bylaws, covenantss
conditions and restrictions (CC &R's) shall be submitted to the
City for review and approval. The purpose of the Homeowner's
Association shall be to oversee and maintain all recreation
facilities, front yard landscaping, landscaped common areas,
interior private streets and storm drains, and to assure
architectural compatibility with any new construction and
remodeling within the project. The applicant shall pay all
costs associated with the City Attorney and staff's review of
the CC &R's prior to the recordation of the Final Map.
46. That the location and plans, including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development and Post Master.
47. The Final Map shall indicate that each structure has rear and
side yard drains as to facilitate drainage at each structure
on site.
VESTING TENTATIVE TRACT MAP NO.:
APPLICANT: 4792
DATE: Urban West Communities
Page 9 December 12, 1991
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MEP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
48. All grading shall be limited to the project area only. If
import of export of fill becomes necessary, any haul routes
shall be approved by the City Engineer. All dust control
measures including, but not limited to hydroseeding, shall be
installed to the City Engineer's satisfaction.
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
49. Prior to Final Map approval, no Certificate of Occupancy may
be issued until all onsite improvements within each phase
specified in this permit have been completed or the applicant
has provided some form of financial security to guarantee the
completion of the improvements such as a Performance Bond.
Prior to issuance of a certificate of occupancy, the applicant
shall place a Surety Bond in the amount of 150% of the
valuation of the landscaping and exterior wall maintenance.
Said onsite improvements shall be completed within 120 days of
issuance of the Certificate of Occupancy. In case of failure
to comply with any term or provision of this agreement, the
City Council may by resolution declare the surety forfeited.
A surety shall be kept in place for a period of 3 years after
the last occupancy.
50. A meandering sidewalk on Mountain Trail Street, and
Countryhill Road, along the property frontage shall be
constructed, with the precise design and location approved by
the City Engineer and Director of Community Development. The
following criteria for the design of the meandering sidewalk
shall be met:
a. Sidewalks crossfall shall not excess 2 %;
b. Sidewalks to be a minimum of 5 feet
points; (5') wide at all
C. The meandering sidewalk shall be contained either
within street right -of -way or within an access easement
offered to the City;
d. The applicant /homeowner's association shall agree to
maintain the sidewalk and any related landscaping.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 10
q1
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
51. Prior to Issuance of a Certificate of Occupancy, all exterior
walls on the project site shall be treated with an anti -
graffiti spray as approved by the Director of Community
Services.
CITY ENGINEER CONDITION:
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
51. Prior to Issuance of the Certificate of Occupancy for the
first unit, signage and stripping, as determined by the
Director of Public Works, shall be installed.
52. At 80% Occupancy of Tract 4792, a 4 -way stop sign shall be
installed at the corner of Mountain Trail and Mountain Meadow
Road.
RESIDENTIAL
APPLICANT:
DATE:
Page 11
PLANNED DEVELOPMENT:
qa
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
GENERAL REQUIREMENTS
1• The permit is granted for the construction of 196 multi - family
townhouse units as shown on the submitted plot plans and
elevations. The location and design of all site improvements
shall be shown on the approved plot plan and elevations except
or unless indicated otherwise herein.
2. That the permit is granted for all of the buildings, fences,
signs, roadways, parking areas, landscaping and other features
which are located as shown on Exhibits 1 through 12, except or
unless otherwise herein and subsequently submitted for final
City approval.
3. That the elevation of all buildings shall be in conformance
with the elevation plans labeled Exhibit 1 and 11, except as
otherwise noted herein.
4. The final design of all buildings, communal open spaces,
recreation facilities, walls and fences, including materials
and colors is subject to the approval of the Director of
Community Development prior to the Issuance of a Zoning
Clearance.
5. That any minor changes may be approved by the Director of
Community Development. However, any major changes will require
the filing of a modification application to be considered by
the City Council.
6. The development is subject to all applicable regulations of
the Residential Planned Development RPD ) Zone and all
agencies of the State of California, Ventura County, the City
Of Moorpark, and any other governmental entities.
7. The permittee agrees as a condition of issuance of this
Permit, to defend, at their sole expense, any action brought
against the City because of issuance of this Permit, or in the
alternative, to relinquish this permit. The permittee will
reimburse the City for any court costs and /or attorney's fees
which the City may be required to pay as a result of any
action by a court. The City may, at its sole discretion,
participate in the defense of any such action, but such
participation shall not relieve the permittee of the
obligations under this condition.
93
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT: PERMIT NO. RPD -91 -2, ZC -91 -1
DATE: URBAN WEST COMMUNITIES
Page 12 December 12, 1991
8. No condition of this permit shall be interpreted as permitting
or requiring any violation of law, or any unlawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules apply, the stricter
ones shall take precedence.
9. Unless the project is inaugurated (building foundation slab in
place and substantial work in progress) not later than three
years after this permit is granted, this permit shall
automatically expire on that date. The Director of Community
Development may, at his discretion, grant up to one (1)
additional year extension for project inauguration if there
have been no changes in the adjacent areas and if the
applicant can document that they have diligently worked toward
inauguration of the project during the initial three -year
period. The request for extension of this entitlement shall be
made 30 -days prior to the three year expiration date. The use
of the entitlement shall expire three years after approval by
the City Council.
10. That all landscaping and planting in and adjacent to parking
in vehicular areas, shall be contained within raised planters
surrounded by 6" (inch) high concrete curbs.
11. Land uses and facilities other than specifically approved by
the permit shall require either a major or minor modification
to the permit as determined by the Director of Community
Development.
12. If any of the Conditions of limitations of this Permit are
held to be invalid, that holding shall not invalidate any of
the remaining conditions. or limitations set forth.
13. That all utilities shall be placed underground. Any above
grade utility fixtures shall be placed adjacent to landscaped
areas and screened on three sides.
14. A sign permit is required for all lit or un -lit on -site signs.
15. That a transfer of this Residential Planned Development (RPD)
Permit shall not be effective until the name and address of
the transferee and the date when such transfer shall be
effective, together with a letter from the new owner
certifying agreement to comply with all conditions of the
permit is filed with and acknowledged by the Director of
Community Development.
Rif
.W��
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT: PERMIT NO. RPD -91 -2, ZC -91 -1
DATE: URBAN WEST COMMUNITIES
Page 13 December 12, 1991
16. That the development is subject to all applicable regulations
of the RPD (Residential Planned Development) Zone.
17. Prior to issuance of a Zoning Clearance, construction plans
may be submitted to the Department of Building and Safety with
an approved hold harmless letter submitted to the City and as
approved by the Director of Community Development.
1S. That all residential units shall be constructed employing
state of the art energy saving devices as may be appropriate.
These devices are to include, but are not limited to the
following:
a. Ultra low flush toilets (to not exceed three and one -half
gallons) ;
b. Shower controllers;
C. When gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
d. All thermostats connected to the main space heating
source shall have night set back features;
e. To insure closure when not in use kitchen ventilation
systems shall have automatic dampers ;
f. Hotwater solar panel stub -outs.
19. That patio covers and accessory structures shall conform to
the "R -1" (single - family) zone setbacks. No new secondary
story decks shall be permitted to the original structure.
20. The gutters and downspouts shall be provided for all units.
Water shall be conveyed to the street or drives in non-
corrosive devices.
21. Landscaping shall not obstruct any exterior door or window.
22. In the event of unforeseen encounter or subsurface materials
suspected to be of an archaeological or paleontological
nature, all grading or excavation shall cease in the immediate
area, and the find left untouched until a qualified
professional archaeologist or paleontologist, whichever is
appropriate, is contacted and called in to evaluate and make
recommendations as to disposition, mitigation and /or salvages.
The developer shall be liable for costs associated with the
professional investigation.
S
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT: PERMIT NO. RPD -91 -2, ZC -91 -1
DATE: URBAN WEST COMMUNITIES
Page 14 December 12, 1991
23. The permittee•s acceptance of this Permit and /or operations
under this permit shall be deemed to be acceptance of all this
Permit.
24. All "sleeves" on recreational property must have caps on them
in order for the sleeve pocket to be closed when not in use.
PRIOR TO THE ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS OF APPROVAL SHALL BE SATISFIED:
25. Prior to the Issuance of a Zoning Clearance, the applicant
shall execute a covenant running with the land on behalf of
itself and its successors, heirs, and assigns agreeing to
participate in the formation of an assessment district or
other financing techniques including but not-limited to the
payment of traffic mitigation fees, which the City may
implement or adopt, to fund public street and traffic
improvements directly or indirectly affected by the
development. Traffic mitigation fees shall be used for project
such as, but not limited to, the extension of new Los Angeles
Avenue.
26. That the final design of all buildings, common open space,
recreational facilities, walls and fences, including material
and colors shall be submitted to the Director of Community
Development for final review and approval.
27. The final construction drawings shall be submitted to the
Director of Community Development for review and approval.
28. Complete landscape plans (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed Landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans and in
compliance with the City of Moorpark Ordinance No. 137, and
shall be submitted to the Director of Community Development.
The final landscape plans shall be in substantial conformance
to the conceptual landscape plan submitted with the
application, except or unless otherwise indicated herein. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit as specified by the City of Moorpark.
Additional funds may subsequently be deposited to cover all
landscape plan check and inspection fees. The final landscape
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT: PERMIT N0. RPD -91 -2, ZC -91 -1
DATE: URBAN WEST COMMUNITIES
Page 15 December 12, 1991
plans shall be approved by the Director of Community
Development. All landscaping and planting for each phase of
development shall be accomplished and approved by the Director
Of Community Development, or his designee, prior to the first
occupancy of the Phase.
a. The applicant shall agree to provide the necessary
maintenance easements to the City for those designated
common landscaped areas. The subdivider shall maintain
the right to protest the amount and the 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.
29. Prior to the Issuance of a Zoning Clearance, any transformer
location shall be shown on the plot plan and shall be screened
with landscaping or a wall approved by the Director of
Community Development or his desginee. The location of utility
meters such as gas and electric shall be approved by the
Director of Community Development and shall be placed in an
exterior closet. Gas meters shall be painted to match the
buildings.
30. Cross connection control devices shall be shown on the plot
Plan and shall be screened with landscaping or a wall, as
approved by the Director of Community Development prior to
issuance of a Zoning Clearance.
31. Prior to the issuance of a Zoning Clearance, the design of all
recreational facilities shall be included as part of the
issuance of a Zoning Clearance.
32. That patio covers and accessory buildings shall be reviewed
and approved by the Homeowners' Association prior to the
issuance of a Zoning Clearance.
33. In the sales office, the developer shall prominently display
a copy of the Mountain Meadows specific plan under which this
Planned Development (PD) permit is granted.
34. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans indicating architectural
treatment of all sides of the multi - family townhouse units for
review and approval by the Director of Community Development.
35. That the location and plans,including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development.
'37
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: December 12, 1991
Page 16
36. All trash disposal, recycling areas and dumpster areas shall
be shown on the plot plan and shall be provided in a location
which will not interfere with circulation, parking or access
to any of the buildings and said disposal areas shall be
screened with a six foot high, solid wall enclosure with self -
closing metal gates. The final design of all trash enclosures
(or individual trash pick up areas) shall be subject to the
approval of the Director of Community Development prior to the
issuance of a Zoning Clearance.
37. In order to ensure compatibility with adjacent developments
all exterior building materials and paint colors shall be
approved by the Director of Community Development.
38. Any solar panels for heating the swimming pools shall be
located on the recreation buildings or structures subject to
the approval of the Director of Community Development prior to
the issuance of a Zoning Clearance. Such panels shall be
designed as an integral part of the design of the building,
and not added to the exterior.
39. All sectional (rollup) garage doors shall have automatic door
openers. Uncovered parking spaces shall be nine feet (9') in
width and twenty feet (201) in length. An additional one -half
foot in width must be provided for parking spaces located
adjacent to a wall. Drive aisles between parking spaces shall
be a minimum of 25 feet (251) in width.
40. Pullover parking (overhangs) shall be limited to 24 inches
(241) maximum. No vehicles shall be allowed to encroach onto
walkways or into the required landscape setbacks along public
roadways.
41. For all exterior lighting, a lighting plan shall be prepared
by an electrical engineer registered in the State of
California and submitted to the Director of Community
Development and the City Police Department for review and
approval. The lighting plan shall achieve the following
objectives: Avoid interference with reasonable use of
adjoining properties; minimize on -site and off -site glare;
provide adequate on -site lighting; limit electroliers height
in order to avoid excessive illumination and provide
structures which are compatible with the total design of the
facilities.
The lighting plan shall include the following:
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 17
99
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
a. A photometric plan showing a point -by -point foot candle
layout to extend a minimum of twenty feet (201) outside
of the property lines. Layout plan to be based on a ten
foot (10') grid center;
b. Maximum overall height of fixtures shall be fourteen feet
(14');
C. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines;
d. There shall be no more than seven -to -one (7:1) ratio of
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;
f. No light shall be emitted above the 90 degree or
horizontal plane;
g. In order to prevent light "spillage" and glare all
parking lights shall be fully hooded and backshielded.
42. Television cable service shall be provided consistent with
existing city cable system requirements. Undergrounding of
cable wires is required and no lines shall be permitted to
extend along the exterior walls of the residential buildings.
43. Gutters and roof drains for all buildings shall be provided
and directed to an approved drainage area.
44. No asbestos pipe or construction materials shall be used
without prior approval of the City Council.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
45. An "Unconditional Will Serve Letter" for water and sewer
services will be obtained from Ventura County Waterworks
District No. 1.
46. The applicant shall pay all school assessment fees levied by
the Moorpark Unified School District.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 18
N
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
47. Prior to the issuance of an Occupancy Permit, all parking
areas within the phase 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.
48. No use for which the permit is granted shall be commenced
until a Certificate of Occupancy within the phase has been
issued by the Building and Safety Division. In addition, no
Certificate of Occupancy may be issued until all on -site
improvements have been completed or the applicant has provided
some form of financial security to guarantee completion of the
improvements such as a Performance Bond. Said on -site
improvements shall be completed within 120 days of issuance of
the Certificate of Occupancy. If failure to comply occurs
with any term or provision of this agreement, the City Council
may, by resolution, declare the surety forfeited. Upon
completion of the required improvements to the satisfaction of
the Director of Community Development, the surety may be
exonerated by action of the Director of Community Development.
49. No Building Permits shall be issued until written concurrence
occurs between the City and the County of Ventura regarding
the maintenance agreement of the Peach Hill Wash area.
AFTER THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, THE FOLLOWING
CONDITIONS SHALL BE APPLICABLE:
50. The continued maintenance of the permit and facilities shall
be subject to periodic inspection by the City. Within thirty
(30) days after notification, the permittee shall be required
to remedy any defects in ground maintenance, as indicated by
the Code Enforcement Officer.
51. The striping for parking spaces shall be maintained so that it
remains clearly visible.
52. The applicant and its successors, heirs, and assigns shall
remove any graffiti within ten (10) days from the written
notification by the City of Moorpark. All such graffiti
removal shall be accomplished to the satisfaction of the City.
RESIDENTIAL
APPLICANT:
DATE:
Page 19
PLANNED DEVELOPMENT:
CITY ENGINEER CONDITIONS
DURING CONSTRUCTION:
/DO
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
53. That prior to any work being conducted within the State or
City right -of -way an encroachment permit shall be obtained by
the applicant from the appropriate agency.
54. That the applicant shall construct any necessary drainage
facilities, including brow ditch and slope bench drainage
channels, with permanent earth tone color(s) so as to minimize
visual impacts. Said color(s) shall be submitted to and
approved by the Director of Community Development as part of
the grading plans.
55. An 18 inch (1811) slough wall shall be constructed directly
behind the back of the sidewalks where slopes over 4 feet (41)
are adjacent to sidewalk so as to reduce debris from entering
streets.
,._ 56. If any hazardous waste is encountered during the construction
of the project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
Department, the Sheriff's Department, and the City Inspector
shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
57. Where roads are to be built requiring four (4) or more inches
of pavement, the applicant shall construct the required street
section minus a 1 -inch cap of asphalt which shall be placed
after all the necessary trenching is completed.
58. No trees with a trunk diameter in excess of 4 inches (4 ")
shall be trimmed or removed without prior approval of the City
Council.
59. If grading is to take place during the rainy season (October -
April 15), an erosion control plan shall be submitted for
review and approval along with the grading plan. Along with
the erosion control measures, hydroseeding of all graded
slopes shall be required within 60 -days of completion of
grading.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
60. As directed by the City Engineer, all adjacent street tie -ins
Of utilities, driveways, etc. shall be repaired in such a
manner that no trench lines or other construction indicators
appear.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 20
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
61. Sufficient surety guaranteeing the public improvements for a
period of one year shall be provided.
62. Original "as built" plans on standard size sheets shall be
certified by the Civil Engineer and returned to the City
Engineer's office.
63. Reproducible centerline tie sheets shall be submitted to the
City Engineer's office.
VENTURA COUNTY FIRE DEPARTME NT CONDITIONS:
64. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans to the Ventura County Bureau of
Fire Prevention for the approval of fire hydrant locations.
Plans must show the existing hydrants within 300 feet (300')
of the development.
PRIOR TO FINAL MAP APPROVAL:
65. The applicant shall submit two site plans to the Ventura
County Bureau of Fire Prevention for approval of the location
of fire lanes.
66. That all drives shall have a minimum vertical clearance of 13
feet, 6 inches (131611).
67. That the access roadway shall be extended to within 150 feet
(150') of all portions of the exterior walls of the first
story of the building. Where the access roadway cannot be
provided, approved fire protection system or systems shall be
installed as required and acceptable to the Bureau of Fire
Prevention.
68. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (1501) or farther
from the main thoroughfare.
69. Any gates, to control vehicular access, are to be located to
allow a vehicle waiting for entrance to be completely out of
t the public roadway. If applicable, it is recommended that the
gates(s) swing in both directions. The method of gate control
/0a
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: December 12, 1991
Page 21
shall be subject to the review of the Bureau of Fire
Prevention. The Fire Department shall have access to the
residential complex through the gates.
70. That building plans of public assemble areas which have an
occupancy load of 50 or more, shall be submitted to the
Ventura County Bureau of Fire Prevention for review and
approval.
71. That 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 Ventura County Road Standards.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION
SHALL BE SATISFIED:
72. That the minimum fire flow required shall be determined by the
type of building construction, fire walls, and fire protection
devices provided, as specified by the ISO Guide for
Determining Required Fire Flow.
Given the present plans and information, the required fire
flow is approximately 2250 gallons per minute. The applicant
shall verify that the water purveyor can provide the required
quantity at the project.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
73. That address numbers, a minimum of 6 inches (611) high, shall
be installed, shall be of contrasting color to the background,
and shall be readily visible at night. Where structures are
set back more than 150 feet (150' ) from the street, larger
numbers will be required so that they are distinguishable from
the street. In the event that they are not visible from the
street, the address number shall be posted adjacent to the
driveway entrance.
74. The applicant shall provide sufficient proof of the ability to
prevent vehicular parking in the "No Parking" areas and that
enforcement shall be secured so that emergency vehicles are
not obstructed.
75. That a minimum individual hydrant flow of 1,250 gallons per
minute shall be provided at this location.
76. That a U.L. approved spark arrester shall be installed on the
"" chimney of any structure(s).
/0:3
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: December 12, 1991
Page 22
77. That portions of this development may be in a high fire hazard
area and those structures shall meet building code
requirements.
PRIOR TO FINAL APPROVAL, THE FOLLOWING CONDITIONS SHALL APPLY:
78. Access roads shall be a minimum of 25 feet (251) in width and
shall be installed with an all weather surface, suitable for
access by fire department apparatus.
79. Fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Waterworks Manual. That is:
a. Each hydrant shall be a 6 inch ( 6 " ) wet barrel design and
shall have 1 -four inch and 2 -two and one -half inch (2
1/211) 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 (3001) on center,
and so located that no structures will be farther away
than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall 24 inch (2411) on center, recessed in
front curb face.
80. That a manual and automatic fire alarm system (smoke detector)
shall be submitted to the Fire District for plan check.
81. That a 5 pound fire extinguisher shall be installed in each
townhouse unit.
VENTURA COUNTY WATERWORKS DISTRICT NO. 1 CONDITIONS:
GENERAL REQUIREMENTS:
82. The applicant requesting services shall comply with the
Ventura County Waterworks District No. 1, "Rules and
Regulations" including all provisions of or relating to the
existing residential waste discharge requirements and
subsequent additions or revisions thereto. Ultra low plumbing
fixtures are required in all new construction.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 23
loq
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
83. The developer shall be required to enter into an agreement to
install all necessary water and sewer improvements, pay all
applicable fees and comply with the Water District's Rules and
Regulations.
MOORPARK POLICE DEPARTMENT CONDITIONS
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
84. Either a licensed security guard is required during the
construction phase, or a 6 -foot high chain link fence shall be
erected around the construction site.
85. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
86. All appliances (microwave ovens, dishwashers, trash
compactors, etc.) shall be properly secured during the non-
working hours. All serial numbers shall be recorded for iden-
tification purposes.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
87. Lighting devices located on poles shall be high enough to
eliminate anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface 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.
88. Landscaping shall not obstruct any exterior door or window.
89. Landscaping at entrances /exists or at any intersection within
the visitor parking area shall not block or screen the view of
a seated driver from another moving vehicle or pedestrian.
90. Landscaping (trees) shall not be places under any overhead
lighting which could cause a loss of light at ground level.
91. Addresses shall be clearly visible to approaching emergency
vehicles and mounted against a contrasting color.
92. Address numbers shall be a minimum of 6 inches (611) in height
and illuminated during the hours of darkness. Directory boards
indicating locations of the various buildings and individual
RESIDENTIAL PLANNED
APPLICANT:
DATE:
Page 24
units shall be
lighted during
10,5
DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
December 12, 1991
displayed at each entrance to the complex and
the hours of darkness.
93. All exterior doors shall be constructed of solid wood core a
minimum of one and three quarter inches thick or of metal
construction. Front glass door(s) commonly used for entry are
acceptable but should be visible from the street.
94. Doors utilizing a cylinder lock shall have a minimum five (5)
pin tumbler operation with the locking bar or bolt extending
into the receiving guide a minimum of 1 inch (1 ").
95. Upon occupancy by the owner or proprietor, each single unit in
a tract or commercial development, constructed under the same
general plan, shall have locks using combinations which are
interchange free from locks used in all other separate
dwellings, proprietorships, or similar distinct occupancies.
96. All residential sliding glass doors or windows shall be
equipped with metal guide tracts at the top and bottom and be
constructed so that the window cannot be lifted from the tract
when in the closed position.
97. There shall not be any easy exterior access to the road area,
ie., ladders, trees, high walls, etc.
98. All garages must be totally enclosed.
99. A Knox Box keyed for fire /police assess shall be placed next
to the recreational pool area allowing emergency access if
needed.
ENVIRONMENTAL HEALTH
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
100. The applicant shall submit pool /spa design specifications for
review and approval to the Community Services Section of the
Environmental Health Division.
A:CONDITIO
I- 1:91 10:"
Z 1217,71946871' UFBAN WEST COMM
Urban West Communities kn }d
}: ollIt..'c►I € -;1! if()1'i'lI:!
December I3, 1991
Mr. Mi0ael H. u'esner, Jr., Chairman
City Planning Commission
MOORPARK CITN' HALL
799 Moorpark Avenue
:Moorpark, CA 93021
Re: RPD 91 -2, zone Change 91 -1, Vesting Tentative Map No. 4792
Dear Chairman Wesner:
%� 91
This letter is to bring your Commission tip to date on our actions and position regarding
the above project since the •last Planning Commission meeting on December 2nd.
First, we have spoken at length with Staff about the few remaining issues, particularly
the possibility of reducing the number of units. We indicated to staff that we do not
believe a reduction of units is warranted and that we request the Commission to consider
and act on the applied for number of units which have been planned for over the last ten
years.
Second, since the Commission hearing, we have also contacted representatives of the
Mountain Meadows Neighborhood Council and the Buttercreek Estates III Homeowners
Association and offered to meet again to discuss the project and answer any questions
any member might have.
We believe that approval, with conditions, of the project as submitted for 190 units is
appropriate and proper based on its consistency with the Specific Plan and the fact that
it meets or exceeds all city planning policies, regulations and ordinance requirements.
Furthermore, our Settlement Agreement with the City clearly allows for the project, at
an even higher density. All infrastructure needs and impacts of the project have been
planned for, and most required improvements have already been built. Finally, all of the
submitted materials and our experience in the community clearly demonstrate that the
project will be a quality project.
Therefore, since the project is consistCnL with all plans and requirements, we
respectfully request your Commission's consideration and approval of the project.
Sinc�erjel y,
/U �
Tom Zanic
Vice President
Tz:rasjpc- ltrcomin
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CC: Members of the Planning Commissi_
Steve Kueny, City Manager
Cheryl Kane, City Attorney
Patrick Richards, Director of Community Development
Kathleen Mallory Phipps, Associate Senior [Tanner
ATTACHMENT 7 10%
-ter a
MOORPARKITEM • �•
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
CITY OF MOORPARK
PLANNING COMMISSION STAFF REPORT
NOVEMBER 18, 1991
APPLICANT: Urban West Communities
520 Broadway, Suite No. 100
Santa Monica, Ca. 90401
Case No.: Tentative Tract 4792
Zone Change 91 -1
Residential Planned Development 91 -2
I. Background:
The applicant is requesting approval of Residential Planned
Development No. 91 -2, Zone Change No. 91 -1, and Tentative Tract Map
No. 4792. The proposed entitlements will be for the following:
Tentative Tract 4792 on 11.64 acres. As proposed, this site will
contain 196 multi - family residential townhouse units. The proposed
development, known as the Villas at West Ranch, represents the
final phase of development by Urban West Communities under the PC-
3, Specific Plan 3 from 1981.
Zone Change No. 91 -1 is a requested zone change from PC (Planned
Community) designation to the Residential Planned Development (RPD)
designation (RPD 16.83 DU /Acre).
Residential Planned Development (RPD 91 -2) is the planned
construction of 196 multi- family two story townhouse units ranging
in size from 1,095 square feet to 1,405 square feet.
II. Requested Action and Staff Recommendation
1. Open the public hearing and accept public testimony.
2. Make the appropriate findings (see Attachment No. 1).
PAUL W. LAWRASON JR. BERNARDO M. PEREZ SCOTT MONTGOMERY ROY E. TALLEY JR
JOHN E. WOZNIAK
avor Mavnr a.n Ta,., -.. - ... - - --- -
Tentative Tract Map No. 4792; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 2
3. That the Planning Commission direct staff to prepare
resolutions recommending to the City Council approval of
Tentative Tract Map No. 4792, Residential Planned Development
91 -2, and Zone Change 91 -1 subject to recommended changes by
the Planning Commission at the December 2, 1991 Planning
Commission meeting
III. Existing Conditions:
General Plan /Planned Community (PC 31
The General Plan Land Use Element designates the subject property
as Density C and D (8 -15 Units Per Acre (U.P.A.) and 15 -25 U.P.A.).
Prior to the City of Moorpark's incorporation, the County of
Ventura approved a Specific Plan which provides for specific land
uses and development criteria as well as standards for the 848.5
acres known as Mountain Meadows, Specific Plan Area 3 (PC -3). The
RPD 91 -2, ZC 91 -1, and Tentative Tract Map No. 4792 are considered
consistent with the General Plan and Specific Plan approved by the
County in 1981 for the subject area.
There is an interest by the applicant to create two separate
density areas within this development. Overall, the project site
has a density of 16.83 dwelling units per acre. The area allocation
of Density C (8 -15 U.P.A) and the area allocated as Density D, (15-
25 units /acre) are both consistent with the recommended density, as
specified in the Specific Plan (PC -3). The proposed site will be
built in phases starting with Phase 1 and 2 then continuing on to
the construction of Phase 3, 4, 5, and then completing the final
development by constructing Phase 6.
Zoning:
The existing Planned Community (PC) zoning was established as a
holding zone when PC -3 was approved by Ordinance No. 3571, in
November, 1981 by the County of Ventura. Once a portion of the
Planned Community is approved for development, the land is rezoned
to conform to the specific use of the land being developed. In this
case, it is proposed that the land be rezoned to RPD 16.83
units /acre.
(Oq
Tentative Tract Map No. 4792.; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 3
Adjacent Zoning and Land Uses:
The zoning of adjacent properties is urban in nature and includes:
LAND USE
ZONING
North: Single - Family Residential under construction RPD 3.1
South: Single - Family Residential,
existing and vacant
East: Neighborhood shopping center
West: Elementary school, Arroyo West
Natural Features and Existing Uses:
RPD 2.2
CPD
PC
At present the site is flat and undeveloped; however, the site has
been roughly graded and has received imported fill soil from Tract
No. 4142 (an adjacent Urban West Communities Residential
Development).
IV. Project Location:
The project is located on the Northeast corner of Countryhill Road
and Mountain Trail Street. The Assessor's Parcel Number is 505 -012-
40.
//0
Tentative Tract Map No. 4792; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 4
V. Services:
The proposed provisions for public services to the subject property
are as follows:
A.) Water and Sanitation
The Ventura County Waterworks District 1 has indicated that water
and sanitation services are available for the proposed project,
provided that the developer enters into an agreement to install all
necessary water and sewer improvements, pay all applicable fees and
comply with the District's Rules and Regulations.
The existing sewer lines in Mountain Trial Street, and Countryhill
Road, and Mountain Meadow Drive will be used to service this multi-
family residential development.
B.) Fire
The Fire Department has stated that as conditioned and with the
imposition of developer fees and tract improvements, that adequate
service can be provided to the proposed development.
C.) Police
The Moorpark Police Department has reviewed this project and has
determined that adequate police protection is available for the
subject project. Conditions of approval imposed on the project will
ensure that concerns identified by the Police Department are
addressed.
D.) Schools
The Moorpark Unified School District will be serving the
development based upon the imposition of developer fees. The
Moorpark Unified School District has built an elementary school in
the area known as Arroyo West Elementary School, which will serve
elementary aged children in the area. Children eligible to attend
Junior High, will attend Chaparral Intermediate School and High
School aged children will attend Moorpark High School.
E.) Public Easements and Access
Based upon an examination of the preliminary title report, the
applicant has certified that.there are no public easements on the
property. Moreover, the subdivision does not contain or front any
Tentative Tract Map No. 4792; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 5
public waterways, rivers, streams, coastlines, shorelines, lakes,
or reservoirs. Therefore, the proposed subdivision design and
improvements would not conflict with any public easements.
VI. Environmental Review:
Staff reviewed the Environmental Impact Report (EIR) prepared in
1981 for the overall Planned Community (PC -3) and determined that
an Initial Study was warranted due to changes in environmental
regulation and age of the certified EIR, 1981. The Initial Study
(see Attachment No. 2) analyzed and identified potential
environmental impacts associated with this project. The Initial
Study prepared identified that a Mitigated Negative Declaration
(MND) would be needed for the proposed development. From the MND,
a Mitigation Monitoring Program was established for the project
site ( See Attachment No. 3). Based upon the Initial Study staff
has determined that environmental impacts associated with
development of this project will be limited; in the likelihood that
environmental impact should occur they will be mitigated to a level
of insignificance (see Attachment No. 3, Mitigation Monitoring
Program) . Urban West Communities has identified that they object to
the mitigation measure identified in the Transportation /Circulation
section of the Mitigated Negative Declaration, in which the
applicant shall make a contribution of $3,000 per unit to the City
which will be used to fund public street or traffic improvements
which would be directly or indirectly impacted by project generated
traffic. The above mitigation measure is the only measure in which
there is disagreement by staff and Urban West Communities.
VII. Staff Review and Comments:
1. Utility Easements:
An instrument recorded June 10, 1983 as document No. 61657 of
Official Records indicated that there are easements on the Urban
West Communities proposed development site for utilities,
television cable, pipelines, and incidental purposes.
2. Product Mix:
This attached multi - family townhouse complex consists of
essentially three basic building types, and several garage
variations for each. A total of 13 different building footprints
can be found. Information on each building type can be seen on the
Illustrative Site Plan (included in the Commission packets) and
below:
I s
Tentative Tract Map No. 4792; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 6
Building Type: Square Footage (sq. ft.): Quantity:
Plan A 1,095 sq. ft. 61
Plan B 1,300 sq. ft. 74
Plan C 1,405 sq. ft. 61
Total Units: 196
Each of the building types will contain from between two and five
residential units.
3. Site Coverage:
Building Coverage:
Road Coverage:
Parking Coverage:
Square Footage:
184,346 sq. ft.
103,070 sq. ft.
Square Footage:
10,337 sq. ft.
Landscape Coverage: 187,063 sq. ft.
Recreation Areas: 24,400 sq. ft.
(Areas 1, 2 and 3)
Percentaae:
36.2%
20.3%
Percentaae:
2.0%
36.7%
4.8%
Total: 509,216 sq. ft. 100%
External Circulation:
A Traffic Impact Study prepared by Urban West Communities, traffic
consultant in May 1991, by Linscott, Law and Greenspan Engineers,
for the proposed development identifies the following traffic
conditions. Traffic impacts will be sufficiently mitigated at the
intersection of Tierra Rejada Road and Mountain Trail Street for
the proposed townhouse development if the conditions of project
approval, mitigation measures, are implemented. The intersection of
Tierra Rejada Road and Mountain Trail Street will operate at Level
of Service "B" (LOS B) during both the AM and PM peak hours
provided that the recommended mitigation measures are implemented.
According to the League of California Cities, Planners Guidebook,
Level of Service B Roadway Operation can be defined as, "Stable
flow conditions, driver's maneuverability restricted to some
113
Tentative Tract Map No. 4792; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 7
extent" (pg. 81). Level of Service B Description of Intersection
Operation can be defined as, "Good, light to moderate traffic on
approach, stable queues, little additional delay" (pg. 81).
Once the adjacent Urban West Communities residential project is
built (Tract 4637), the commercial project is complete (LDM 90 -2)
and occupancy begins at Tract 4792, levels of traffic may warrant
traffic mitigation. Concerns over the amount of traffic at the
intersection of Mountain Trail Street and Mountain Meadow Drive
have lead to a condition of project approval requiring that a
traffic study be conducted: "At 80% Occupancy of Tract 4792, a
traffic study shall be conducted by the applicant to determine if
a 4 -way stop sign or signal is needed at the corner of Mountain
Trail Street and Mountain Meadow Drive. Such traffic study shall
include an analysis of traffic, and pedestrian impacts from Tract
4792, Tract 4637, the Arroyo West Elementary School and LDM 90 -2.
Traffic improvements identified as needed at this intersection,
shall be completed prior to 100% occupancy of Tract 4792. The total
traffic and pedestrian impacts associated with completion of Tract
4792, 4637 and LDM 90 -2, are not known at this time; therefore, a
�- study at the appropriate time will ensure that the appropriate
mitigation measures are put in place.
Internal Circulation:
A total of 362 parking spaces are required for the proposed 196
multi - family townhouse development. On the illustrative site plan,
Urban West Communities indicates that there will be 377 spaces of
covered tenant garage spaces (a surplus of 15 garage spaces). A
total of 98 spaces of guest parking will be provided. No uncovered
tenant parking will be provided. Parking space requirements for
Unit Type A total 1.5 garage spaces for every dwelling unit; Unit
B and C parking space requirements specify the need for 2.0 garage
spaces for every dwelling unit.
The proposed development consists of three types of units; all of
which have a two car garage: however, 18 A type units will have the
two second enclosed garage spaces in another location. Eighteen
(18) units of Unit Type A have separated second car garage. The
minimum travel distance to the second car garage is 35' and the
maximum travel distance is 1751.
Tentative Tract Map
Development 91 -2.
November 13, 1991
Page 8
A Units
B Units
C Units
Guests
Total Spaces:
Handicapped
No. 4792; Zone Change 91 -1; Residential Planned
Parking Plan:
Required
92
148
122
98
460
2
Provided
107
148
122
98
475
4
The required length of a parking space is 9' by 201. In some cases
the parking appears to overhang onto the walkways which effectively
reduces the width of the walkways to approximately 216 ". Staff has
conditioned the project to provide 9' by 20' parking spaces so as
to eliminate this problem.
The turning radius for vehicle turnaround at the entrance has been
designed with ample turning radius at the gated entry should a
vehicle or delivery truck decide to enter the complex. Urban West
Communities has confirmed that there is sufficient turning radius
to allow vehicles to maneuver.
Recreational Areas:
The proposed complex contains three recreational areas which will
provide both active and passive recreation amenities. Active
Recreation can be defined as recreation that affords the
participant activity. Passive Recreation is defined as recreation
amenities that are quite in nature. Recreational Area No. 1 can be
classified as the main recreation building at the project site.
Centrally located to enable equal access for everyone, this
recreational area will contain a spa, a pool with adjacent shower
facilities, wading pool, patio areas with trellis, and community
room available for use or temporary rental.
Located on the Southwest project site is Recreation Area No. 2
which will provide such recreational amenities as 2 picnic tables
and a barbecue with an overhead trellis. Serving as a functional
area, the recreational area will have a large grassy open area that
will- provide ample room for active or passive recreation
activities. The large grassy areas can be seen as a community
recreation asset. It is recommended that a "removable sleeve" be
located on this recreation site. Sleeves will function as horseshoe
posts and for safety purposes, will be removable while not in use.
Tentative Tract Map No.
Development 91 -2.
November 13, 1991
Page 9
II5
4792; Zone Change 91 -1; Residential Planned
A "sleeve" could be obtained from the community center during
normal hours of operation, the homeowners association will have the
opportunity to decide on this matter. Furthermore, recreational
area 2 is amenable to small aged children by providing a sand tot
lot with play equipment.
The design of Recreational Area No. 3 is unique because active and
passive recreational areas are separated but integrated by a grass
area between two complexes. The active recreation area is planned
to have "springing animals ", a sand box with climbing posts and
tires, and a seated wall around the plaza area. Meandering to the
South affords the resident a serene passive recreational area with
such amenities as date palms, accent trees and a seating wall for
relaxing, reading, or talking.
Functionally, the design and uses proposed at the recreational
facilities cater to a diverse age group. Considering the size of
the units and the number of bedrooms, it is wise that provisions
are made for recreational facilities appealing to various age
groups.
Floor Plans and Elevations:
Ranging in size from 1,095 to 1,405 square feet, the A Type Units,
called Carriage Units, will have a garage on the ground floor with
the second story as functioning as living area. Unit Types B and C
are functionally two story units; all of the units are of the
Mediterranean style. The height of the multi - family buildings are
approximately 28' to the top of the roof from the front and
approximately 28' from ground level from the rear of the project
site.
The smallest - of the units, Unit Type A, will contain one master
bedroom with master bath, den, dining area, kitchen, and second
powder room on the second floor. In comparison the largest units,
Unit Type C, will have the garage, dining area, living area, nook,
kitchen, utility and storage area on the first floor. The second
story will have a master bedroom with bath, a second bedroom,
powder room, and den. The first floor of Unit Type B will have a
garage, dining area, living area, nook, kitchen, and powder room.
The second story will have a master bedroom with bath, a second
bedroom and second bath.
The townhouses have several relief features such as upper level
balconies from bedroom and inset windows with a substantial amount
of trim which adds visual interest to the structures. The second
story balconies are not of sufficient width to be functional as a
sitting area, but are designed to add variety to the building
elevations. Patio areas have been provided on all of the units. Six
))G
Tentative Tract Map No. 4792; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 10
color schemes are proposed for the buildings to provide
differentiation and the roof tiles will be multi - colored for
variety. The roof color will be compatible wit those of the
adjacent projects.
Walls and Fencing:
The entire complex will be surrounded along the perimeter with a
six foot wall with stone pilasters. A six foot (61) high wrought
iron fence will enclose the Recreational areas for safety and
security purposes. The project will contain a stucco finish masonry
wall located along the entries to the complex. As a preventative
measure, the proposed development has been conditioned to coat all
stucco with a product which will help eliminate the degree of
"clean -up" associated with graffiti removal and repair.
Ingress and egress will be visually identifiable with a stucco
finished masonry wall and rock pilaster serving as landmarks for
entrance or exit to the site. The entire site will be enclosed with
a 6 foot (6') high stucco masonry wall with such relief features as
rock pilaster pylons every 100' to provide visually relief in the
appearance of the wall.
Landscaping:
The proposed rock pilaster at the front entryways. will be
consistent with the theme of the previous Urban West Communities
phases; thus integrating with development with adjacent residential
complexes. The planting scheme around the walls has been designed
to provide seasonal color. Most of the color within the complex
will be located around the residents entryways. The planting of
trees and vegetation adjacent to the 6 foot (61) high stucco wall
along the perimeter of the site will aesthetically screen the
amount of wall space one car see.
Within the living areas., there is a large list of plant species
which will provide an interesting variety. Such plants are all
xeriscaped. plants and are proposed to be strategically placed to
eliminate growth into pedestrian walkways, view sheds and foliage
elimination. The plant list for the common areas is limited since
these areas will be seen by automobile passengers traveling along
the outer perimeter of the complex. Since the parking areas are not
capable of handling large trees, large hearty shrubs are proposed.
Enhanced landscape treatment will be provided at the ends of the
private driveways near the ingress and egress of the project site.
117
Tentative Tract Map No. 4752; Zone Change 91 -1; Residential Planned
Development 91 -2.
November 13, 1991
Page 11
Section VIII - Attachments and Exhibits
ATTACHMENTS:
1. Findings
2. Initial Study
3. Mitigation Monitoring Program
4. Conditions of Approval
EXHIBITS:
1. Site Plan and Elevations (3, 4, and 6 Plex)
2. Conceptual Landscape Plan
3. Floor Plan (First and Second Story)
4. Grading Plan
5. Stop Sign Plan
6. Vesting Tentative Map
7. Conceptual Lighting Plan
8. Recreation Amenities
9. Parking Plan
10. Building Plans (6 -flex)
11. Recreational Building, Plans and Elevations
12. Building Sections
MOORPARK, CALIFUNnipt
Planning I mission Meeting
Of d 19
ACTION
BY
1 i
1 I
ATTACHMENT 1
Findings:
If the Planning Commission chooses to recommend approval to the
City Council, the following findings may be used:
1. Zone Change Findings:
Based upon the information set forth, it is determined that the
zone change request is justifiable in terms of public convenience,
general welfare, and good zoning practice. It has been ascertained
that the project is consistent with the Moorpark General Plan, and
Planned Community No. 3. The current "PC" (planned Community) zone
is a holding zone which is held in place until a specific
development is proposal is filed. Once a development proposal is
filed, the zoning ordinance requires the placement of a specific
zone - in this case the placement of RPD -16.83 (Residential Planned
Development 16.83 units to the acre).
2. Subdivision Map Act Compliance:
Based upon the information set forth above, it is determined that
the subject Vesting Tentative Tract Map, with the attached
conditions, meets the requirements of Government Code Sections
66473.5, 66474, 66474.6 and 66478.1 et seq., in that:
a. The proposed map is consistent with the applicable general
plan and specific plans:
b. That the design and improvements of the proposed subdivision
is consistent with the applicable general and specific plans;
C. That the site is suitable for the type of development
proposed;
d. That the site is physically suitable for the proposed density
of development;
e. That the design of the subdivision and the proposed
improvements are not likely to cause substantial environmental
damage;
f. That the design of the subdivision and the type of
improvements are not likely to cause serious public health
problems;
g. That 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 the use of property
_within the proposed subdivision;
h. That there would be no discharge of waste from the proposed
subdivision into an existing community sewer system in
violation of existing water quality control requirements under
Water Code Section 13000 et seq., and
i. That the proposed subdivision does not contain or front upon
any public waterway, river, stream, coastline, shoreline, lake
or reservoir.
3. Planned Development Permit:
Based upon the information set forth above, it is determined that
this application with the attached conditions, meets the
requirements of the City of Moorpark Ordinance Code Section 8163 -3
in that:
a. The proposed use would be compatible with existing and future
uses within the zone and the general area in which the
proposed use is located;
b. That the proposed uses would not be obnoxious or harmful to
adjacent properties;
C. That the proposed uses would not impair the integrity and
character of the zone in which it is located;
d. That the proposed uses would not be detrimental to the public
interest health, safety, convenience, or welfare.
Prepared by:
JA &P - - -
athleen Mallory P pps
Associate Planner
A:STFREPCC
Approved by:
Patri Richards
Direct of Community Development
/04-10
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November 15, 1991
Page 5
Geotechnical /grading Monitoring
Prior to Final Map Approval:
* The Community Development Department and the City Engineer's
Office will review the submitted grading plan, soils and
geotechnical report, and the comments from the City's
geotechnical report. The Community Development Department
shall ensure that all aspects of grading including site
preparation, grading and fill placement, keying and benching
will be done in accordance with the City of Moorpark's Grading
Ordinance and in accordance with Building Code requirements.
2. Is any significant modification of major landforms
proposed?
Yes Maybe No N/A
X
Response:
.Based upon studies and field investigations conducted by staff and
evidenced in the geotechnical report, the land sits upon relatively
flat topography; no significant landforms exists on the project
site.
Mitigation
* Please refer to Response No.
Monitoring:
* Please refer to Response'No.
3. Will the project resul
property to geologic
landslides, mudslides,
hazards?
Response:
1, above.
1, above.
t in the exposure of people or
hazards such as earthquakes,
ground failure, or similar
Yes Maybe No N/A
X
A soils engineering report, prepared by Medall, Aragon, Worswick
and Associates, Incorporated, indicates that the soils found on-
site are expected to be suitable for the intended development,
provided that undercutting and recompaction of bearing soils is
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November 15, 1991
Page 6
conducted. Pursuant to City Building 'Code requirements, the
building pad areas for the proposed multi - family residential
development would be compacted in order to support the residential
units. No geologic or seismic hazards are known to exist on -site or
within the immediate vicinity. The construction of the proposed
residential buildings is, therefore, not expected to result in
exposure of people or property to geologic or seismic hazards.
4. Does the site include any unique geological features or
paleontological resources of significance?
Yes Maybe No N/A
X
Response:
Based upon field investigations and Geotechnical studies prepared
by Medall, Aragon, Worswick and Associates, Incorporated, no unique
geologic features or paleontological resources have been identified
within the project limits.
Mitigation:
* If any archaeological, paleontological, or historical finds
are uncovered during excavation operations, the permittee
shall assure the preservation of the site; shall obtain the
services of a qualified archaeologist to recommend disposition
of the site; and shall obtain the Director of Community
Development's written concurrence of the recommended
disposition before resuming development.
Monitoring-
Du_ ring Gradins:
* The City Engineer's office shall conduct field inspections
during the - grading phase of the proposed development, to
document that no cultural or paleontological resources have
been encountered; and that the grading and fill placement are
to the City's acceptance in regard to the City's Grading
Ordinance and Building Code requirements.
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November 15, 1991
Page 7
5. Will the project result in a significant increase in wind
or water erosion or siltation either off- or on -site
beyond the construction phase of the project?
Yes Maybe No N/A
X
Response:
Due to the extensive grading associated with a residential project,
there is a potential for soil erosion and /or soil siltation.
However, standard site preparation and grading conditions of
approval will ensure that no significant impacts result. Mitigation
measures found in responses to questions No. 1, 2, 4, and 5 will
help ensure that the proposed project will not result in negative
erosion impacts.
Erosion Control Mitigation
Prior to Final Map Approval:
* An erosion control plan shall be submitted to the City
Engineer for review and approval if grading is to occur
between October 15th and April 15th.
Monitoring
Prior to Final map Approval:
* The City Engineer will make a determination as to whether an
erosion control plan is required prior to final map approval.
6. Will the project result in changes in siltation,
deposition, or erosion which may modify the channel of a
river or stream?
Yes Maybe No N/A
X
Response:
* Please refer to Response, No. 5, above.
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November 15, 1991
Page 8
B. Air
1. Will the project result in a significant adverse air
quality impact (based on the estimated date of project
completion), as identified in the Ventura County Air
Pollution Control District's Guidelines for the
Preparation of Air Quality Impact Analyses?
Yes Maybe No N/A
X
Response:
Based upon calculations conducted by the Community Development
Department, this project will produce 28.616 pounds of ROC
(Reactive Organic Compounds) and 24.892 pounds of NOx (Nitrogen
Oxides) per day based upon an analysis year of 1993. According to
the Ventura County Air Pollution Control District (APCD) Guidelines
for Air Quality Impact Analyses, development projects capable of
daily emissions greater than 25 pounds per day of Reactive Organic
Compounds or Nitrogen Oxides should be required to pay a fee to
reduce air quality impacts both individually and cumulatively
(exceeding standards of 25 lbs. is considered significant and
requires mitigation. One means of mitigation is the payment of a
contribution to a City TDM fund. The applicant will be required to
pay air emission fees for 1993, 1994, and 1995 based upon the
current Air Pollution Control District (APCD) fees at the time of
Final Map Approval. Based upon 1990 APCD Guidelines, the air impact
fees associated with this project, total $31,645.00. The funds paid
will help mitigate possible adverse cumulative and individual air
quality impacts created as a result of the development.
The anticipated construction time schedule is: to begin
construction in Spring of 1992; delivery of the first family unit
in 1993 and the last family unit will be constructed in early 1995.
Mitigation
Prior to Final Map Approval:
* The applicant is required to pay emission fees to the City for
the mitigation of possible increases in individual and
cumulative levels of ROC in the ambient environment caused as
a result of the development.
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November 15, 1991
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Monitoringr
Prior to Certificate of Occupancy:
* Prior to issuance of the certificate of occupancy the
necessary TDM fees must be paid.
2. Will the project result in a significant cumulative
adverse air quality impact based on inconsistency with
the Ventura County Air Ouality Management Plan?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
3. Will the project result in the creation of objectionable
odors?
Yes Maybe No N/A
X
Response:
Since this is a residential project, there is little potential for
odor impacts. The storage and /or production of odorous substances
is prohibited in a residential zone by the City of Moorpark.
4. Will the project result in the exposure of sensitive
receptors to substantial pollutant concentrations?
Yes Maybe. No N/A
X
Response:
Grading improvements necessary to prepare the project site for
construction would generate a considerable volume of total
suspended particulates. This is not considered a potentially
significant impact due to the short duration of the effect. During
and -after project construction, measures reducing pollutant
concentrations will be imposed as conditions of project approval
.-. (Please see response No. 1 under section B, "Air ", for
specification of fees to be paid for cumulative air quality
impacts).
Entitlement:
MOORPARK
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
ATTACHMENT 2
CITY OF MOORPARK
DEPARTMENT OF COMMUNITY DEVELOPMENT
INITIAL STUDY
Date of Initial Study:
Name of Applicant:
Location of Project:
RPD 91 -2
ZC 91 -1
Tentative Tract Map No. 4792
September 13,.1991
Urban West Communities
Northeast corner of Countryhill Road and
Mountain Trail Street.
Assessor's Parcel No(s).: 505- 012 -40
General Plan
Land Use Designation:
Proposed General Plan
Land Use Designation:
Present Land Use:
Existing`-Zoning:
Proposed Zoning:
ML - Medium Low Density (2.1 -3 DU /Acre)
VH - Very High.-Density (15.0 DU /Acre)
Vacant
PC (Planned Community)
RPD (Residential Planned Development)
(16.83 DU /Acre)
Agency Staff Contact: City of Moorpark
Kathleen Mallory Phipps
799 Moorpark Avenue
Moorpark, CA 93021
(805) 529 -6864
PAUL W LAWRASON JR BERNARDO m PEREZ SCOTT MONTGOMERY ROY E. TALLEY JR JOHN E WOZNIAK
r.la�sr u,,,.,, o, e. - - — -- - --
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Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 2
I. PROJECT LOCATION AND DESCRIPTION:
Location: The proposed development is located on the
Northeast corner of Countryhill Road and
Mountain Trail Street.
Project: The applicant is requesting a zone change (ZC)
from Planned Community (PC) to Residential
Planned Development (RPD 16.83) and approval
for Tentative Tract Map No. 4792 which
represents the final phase of PC -3. This
subdivision, known as the Villas at West
Ranch, is to construct 196 residential multi-
family townhouse units on approximately 11.64
acres (approximately 507,038 sq. ft. ).
Project: Acres/ Sq. Ft.: Percent of lot area covered
by buildings:
196 11.64 (507,038 sq. ft.) 4.232 (36 %)
multi - family
units
Site Description:
1. (Describe the project site as it exists at the present
time, including information on topography, vegetation,
and any cultural, historical or scenic aspects. Describe
any existing structures on the site, and use of the
structures.)
Currently, the project site remains undeveloped, or vacant;
the site presently remains in its natural state. The project
site reflects flat topographic terrain (2% grade). Vegetation
consists of weeds, brush, and wild grass (non- native plant
species) . Furthermore, there are no cultural or historical
aspects on the proposed project site.
The project site sits amongst gently rolling hills; which are
generally oriented to the North and South of the site and can
be considered view sheds of minor aesthetic value. Specific
design details will need to be incorporated into the project
design in order to ensure that the proposed development does
not significantly hinder views enjoyed by surrounding
residents.
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November 15, 1991
Page 3
2. Surrounding Land Uses:
North: Peach Hill Watercourse and single family
residential development (currently under
construction).
South: Single Family residential - existing and
vacant.
East: Neighborhood shopping center - under
construction.
West: Elementary school.
II. IS THE PROPOSED PROJECT CONSISTENT WITH:
Yes No N/A
Moorpark General Plan X
Applicable Specific Plan: X
PC -3 (Mountain Meadow)
Moorpark Zoning Ordinance X
III. ARE ANY OF THE FOLLOWING STUDIES REQUIRED:
Noise Study
Tree Study
Archaeological Report
Biology Report
Geotechnical Report
Soil borings and assessment for liquefaction
potential
Traffic Study
Other (identify below)
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November 15, 1991
Page 4
IV. INITIAL STUDY CHECKLIST AND RESPONSES:
A. Earth
1. Does the parcel contain slopes of 20% or greater which
will be affected by project construction?
Yes Maybe No N/A
X
Response:
No slopes over 20% are present on the project site; the maximum
existing gradient on the site is 2 percent (2 %). According to the
applicant, approximately 55 cubic yards of earth will be excavated
on the project site. The entire site will be graded with import of
fill material from South Village Tract 4637. The highest finished
slope will be 8 feet.
Geotechnical /Grading Mitigation-
Prior to Final Map Approval:
* A grading plan shall be prepared by a registered Civil
Engineer. The applicants shall obtain a grading permit; and
shall post sufficient surety guaranteeing completion. Cut and
fill slopes shall be no steeper than 2:1 (horizontal to
vertical). Contour grading of all slopes shall be provided-to
the satisfaction of the Director of Community Development and
the City Engineer.
* All haul routs shall be approved by the City Engineer. On -site
haul routes shall be limited to graded areas only.
* The applicant shall submit to the City for review and
approval, a detailed soils, geotechnical, and hydrology
report, prepared by both a civil engineer and a geotechnical
engineer registered in the State of California. The report
shall include a geotechnical investigation with regard to
liquefaction, expansive soils, and seismic safety. The grading
plan shall incorporate the recommendations of the approved
soils report.
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November 15, 1991
Page 10
Air Quality Mitigation
During Grading and Construction:
* The applicant shall ensure that contractors properly maintain
and operate construction equipment and use direct injection
diesel or gasoline powered engines if feasible.
* All active portions of construction sites shall be watered
sufficiently to prevent excessive amounts of dust generated.
Complete coverage watering shall occur at least twice daily,
preferably in the late morning and after work is done for the
day.
* All trucks importing fill to the site shall use tarpaulins to
cover the load and shall operate per the terms of the required
encroachment permit.
* So as to prevent excessive amounts of dust, all clearing,
grading, earth moving, or excavation activities shall cease
during periods of high winds greater than 20 miles per hour
(mph) averaged over one hour.
* All unimproved areas with vehicle traffic shall be watered 2
times a day and vehicle speed shall be limited to 15 mph.
* So as to prevent excessive amounts of dust, streets adjacent
to the area being graded shall be swept as needed to remove
silt which may have accumulated from construction activities.
* The areas distributed by clearing, grading, earth moving, or
excavation operations shall be minimized at all times.
Monitoring
During Grading and Construction-
* Dust control mitigation measures will be enforced by the Air
Pollution Control District (APCD) and by the City Engineer's
Office during the construction period.
C. Water
1. Does the project involve a major natural drainage course
or flood control channel?
Yes Maybe No N/A
X
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November 15, 1991
Page 11
Response:
The PC -3 project site lies entirely within the Peach Hill Wash
watershed, which is a relatively narrow, elongated water shed
tending to run from east to west. Proposed channel diversion and
suggested new dam locations are anticipated to mitigate any
potential negative impact associated with the construction of homes
in the watershed.
2. Will the project result in changes in absorption rates,
drainage patterns, or the rate and amount of surface
runoff?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
Drainage Impact Mitigation
Prior to Final Map Approval-
* The applicant shall: submit to the City Engineer for review
and approval, drainage plans, hydrologic and hydraulic
calculations prepared by a registered civil engineer; shall
enter into an agreement with the City to complete the
improvement and shall post sufficient surety guaranteeing the
construction of the improvements.
* The applicant shall demonstrate, to the satisfaction of the
City Engineer, that each building pad has adequate protection
from a 100 -year storm and feasible access during a 10 -year
storm.
* Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps and drainage courses shall be to the
acceptance of the City Engineer.
* Hydrology shall be pursuant to current Ventura County
standards except as follows:
a. All catch basins in sump locations shall be designed for
a 50 -year storm;
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November 15, 1991
Page 12
b. All catch basins on continuous-grades shall be designed
for a 10 -year storm;
C. All catch basins in a sump condition shall be designed
such that the depth of water at intake shall equal the
depth of the approach flows;
d. All culverts shall be designed for a 50 year storm;
e. Drainage facilities shall be provided such that surface
flows are intercepted and contained prior to entering
collector or secondary roadways;
f. For a 10 -year storm, all public street shall be provided
with a minimum of one travel lane with a goal that the
local residential streets shall have one travel lane
available where possible;
g. 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 applicant.
Drainage.Impact Monitorinq
Prior to Final Map Approval:
* The applicant shall delineate areas subject to flooding as
"Flowage Easement" and then, on the final map, offer the
easements for dedication to the City of Moorpark. Lot to lot
drainage easements, flood hazard areas and secondary drainage
easements shall also be delineated on the map. Assurance shall
be provided to the City that these easements will be
adequately maintained by property owners to safely contain
storm water flows.
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
Drainage Impact Mitigation
During Construction:
* If necessary, the applicant shall obtain a Ventura County
Flood Control District Watercourse Encroachment Permit.
* The applicant shall construct all necessary drainage
facilities, including brow ditch and slope bench drainage
/aa
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November 15, 1991
Page 13
channels, with a permanent earth tone color as to minimize
visual impacts. Said color shall be submitted to and approved
by the Planning Director as part of the grading plans.
Drainage Impact Monitorinci
Durincr Construction:
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
3. Is the project within a 100 -year flood hazard area as
identified on the Federal Emergency Management Agency
Flood Insurance Rate Map for the City of Moorpark?
Yes Maybe No N/A
X
Response:
Based upon a letter received by the City on August 27, 1990, from
the Federal Emergency Management Agency (FEMA) I flood improvements
to the Peach Hill Wash have improved the drainage such that a
.. "100 -year flood discharge is contained in an underground storm
sewer from Brookwood Drive to Peach Hill Road ". Approval of PC -3,
the 10 -phase Urban West Planned Development, was based upon
accomplishment of said improvements prior to completion of the
final townhouse development, herein known as the Villas at West
Ranch.
4. Will the project result in alterations to the course or
flow of flood waters?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 31 above.
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November 15, 1991
Page 14
5. Will the project result in a change in the quantity of
ground waters, either through direct additions or
withdrawals, or through interception of an aquifer by
cuts or excavations?
Yes Maybe No N/A
X
Res onse:
No ground water impact is expected and no water wells are located
on the project site.
6. Will the project result in degradation of ground or
surface water quality?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 5, above.
7. Will the project change the amount of surface water in
any water body?
Yes Maybe No N/A
X
Res onse•
Please refer to Response No. 2, 5, and 6, above.
8. Will the project result in substantial reduction in the
amount of water otherwise available for public water
supplies?
Yes Maybe No N/A
X
Response-
Construction of the proposed residential buildings would change the
existing absorption rate and the drainage for the project site.
Impacts on water availability as a result of the 10 -phase Planned
Development were anticipated and therefore in 1986 construction of
a 2 million gallon water tank was completed. This tank more than
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November 15, 1991
Page 15
satisfied the increased water demand as a result of the 10- phased
Planned Developments. Therefore, water availability is not
considered an impact.
D. Plant Life
I. Will the project result in a substantial change in the
diversity or number of any species of plants (including
trees, shrubs, grass, crops, and aquatic plants)?
Yes Maybe No N/A
X
Response:
No rare or endangered plant or large animal species were observed
or are expected to exist on the project site. Plant impacts consist
of removal of non - native grass land species. Considering that the
existing vegetation is rather barren, the loss of vegetation
associated with the proposed project is not considered significant.
Zero (0) trees have been identified on the project site.
Landscaping, as a result of project development, will be required
as a condition of approval.
Biological Mitigation
Prior to Issuance of a Zoning Clearance:
* A 50 percent (50%) shade coverage shall be provided within all
parking areas. Shade coverage is described as the maximum mid-
day shaded area defined by a selected specimen tree at 50
percent (50 %) maturity.,
* All landscaping associated with this project shall be drought
tolerant, and of the low water using variety.
Biological Monitorina:
* The final construction working drawings and a final
landscaping plan shall be submitted to the Director of
Community Development for review and approval.
* All landscaping and irrigation shall be installed and receive
final inspection prior to occupancy approval.
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November 15, 1991
Page 16
2. Are any unique, rare, or endangered species of plants
present on the project site? (See State and Federal
listings, California Native Plant Society Inventory of
Rare and Endangered Vascular Plants, and /or General Plan
EIR.)
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
3. Will the project result in the introduction of new plant
species that may cause increased competition and
displacement of existing native vegetation patterns?
Yes Maybe No N/A
X
Response:
At present, the vegetation on the project site is of the non - native
grassland species.
Standard Conditions Require:
* The applicant shall submit a landscape plan stating what types
of vegetation shall be used on the project site.
4. Will the proposal result in the reduction in acreage of
any agricultural crop?
Yes Maybe No N/A
X
Response:
The project site is not used for the growing of any agricultural
crop and is not considered farmland of prime or statewide
importance.
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November 15, 1991
Page 17
E. Animal Life
I. Will the project result in a reduction in the diversity
of any species of animals (birds; land animals, including
reptiles; fish and shellfish, benthic organisms; or
insects) which currently occupy or utilize the project
site in some way?
Yes Maybe No N/A
X
Response:
Please refer to Response No. D1, above.
2. Will the project restrict the range of or otherwise
affect any rare or endangered animal species?
Yes Maybe No N/A
X
Response:
No rare or endangered animal species have been identified within
the project limits or within the immediate vicinity of the project
site.
3. Will the project result in a deterioration of any
significant wildlife habitat?
Response:
Refer to Response No. 2, above.
Yes Maybe No N/A
X
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November 15, 1991
Page 18
F. Department of Fish and Game, "Notice of Determination"
Will the project have an adverse effect, either individually or
cumulatively, on fish and wildlife resources? Wildlife is defined
as "all wild animals, birds, plants, fish, amphibians, and related
ecological communities, including the habitat upon which the
wildlife depends for its continued viability" (Section 711.2, Fish
and game Code).
Yes Maybe No N/A
X
Res onse:
Based upon substantial evidence, the Department of Community
Development has found that the proposed development would result in
a loss of open land and vegetation which would result in a loss of
habitat for small species. Therefore, a Notice of Determination
(NOD) will be prepared by staff and filed with the County of
Ventura. All lead agencies who prepare and file a Notice of
Determination (NOD) must pay, or cause to be paid, a fee for
projects for which Negative Declarations have been prepared.
Payment of fees, discussed below, will be paid by the applicant.
Mitigation:
* Within two days after the City Council adoption of resolutions
approving Tentative Tract Map 4792 and related entitlements,
the applicant shall submit to the City of Moorpark a check for
$1275.00 payable to the County of Ventura, to comply with
Assembly Bill 3158. Pursuant to Public Resources Code Section
21089(b) and Fish and Game Code Section 711.4(c), the project
is not operative, vested, or final until the filing fees are
paid.
Monitoring
* Prior to approval of occupancy, written record must be
received by the Department of Community Development that these
fees, discussed above, have been paid in full.
G. Noise
1. Will the project result in increases to existing noise
levels?
Yes Maybe No N/A
X
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 19
Response:
To the North and South, the proposed development is in close
vicinity to existing and proposed residential developments. To the
West is the Arroyo West Elementary School and to the East a
commercial development is proposed (Ralph's Grocery Store). The
noise associated with the proposed development is compatible with
the levels and types of noise produced to both the North and South.
Noise on the West and East side of the development will be
partially mitigated by landscaping, and retaining walls.
The proposed residential project is not expected to significantly
increase the ambient noise level in the area because noise levels
compatible were planned for during development of this Specific
Plan Area (PC -3).
2. Will the project result in the exposure of people to
conditionally acceptable or unacceptable noise levels
based on the City's Noise Element?
Yes Maybe No N/A
X
Response:
The project will not result in the exposure of people to
conditionally acceptable or unacceptable noise levels. Industrial
Planned Developments have been sufficiently distanced from the
project site so as to mitigate differential noise levels.
* Refer to Response No. 1, above.
H. Light and Glare
1. Will the project result in a significant new source of
light or glare?
Yes Maybe No N/A
X
Response:
The proposed residential development would introduce lighting
associated with illumination of new homes. To mitigate the
potential glare impacts, the following conditions of approval will
-- be imposed.
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November 15, 1991
Page 20
Lighting Mitigation
Prior to Issuance of Zone Clearance:
The lighting plan shall show and be required to abide by the
following conditions:
a. A photometric plan showing a point -by -point foot candle
layout to extend a minimum of twenty fee (201) outside
the property lines. The layout plan should be based on a
ten foot (101) grid center.
b. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines.
c . There shall be no more than a seven -to -one (7: 1) ratio of
level of illumination shown (maximum -to- minimum ratio
between lighting standards).
d. Energy efficient lighting fixtures shall be provided
which are compatible with adjacent properties.
e. No light shall be emitted above the 90 degree or
horizontal plane.
f. All parking lights shall be fully hooded and backshielded
to prevent light "spillage" and glare.
Lighting Monitoring
Prior to Issuance of Zone Clearance:
* For the purposes of City review and approval, a lighting plan
showing the dimension, type and light illumination of all
exterior lighting shall be prepared by an electrical engineer
registered in the State of California. The lighting plan shall
achieve the following objectives: avoid interferences with
reasonable uses of adjoining properties; minimize on -site and
off -site glare; provide adequate on -site lighting; limit
electroiler height to avoid excessive illumination; and
provide structures which are compatible with the total design
of the proposed facility.
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November 15, 1991
Page 21
I. Land Use
1. Will the proposal result in a substantial alteration of
the present or planned land use of an area?
Yes Maybe No N/A
X
Response:
No land use impacts are expected to result from the Planned
Development since it is consistent with the current General Plan
use designation, the current zoning and is the final phase in the
PC -3, specific plan area.
2. Are adjoining or planned land uses incompatible with the
proposed project, so that a substantial or potentially
substantial interface problem would be created?
Yes Maybe No N/A
X
Response:
The proposed development is considered to compliment the adjacent
land uses because to the North of the proposed development is the
Peach Hill Water course; to the South is an existing single family
residential development; to the East is a neighborhood shopping
center, which is currently under construction; and to the West is
a newly opened elementary school, Arroyo West. The proposed
Residential Planned Development, coupled with the other community
minded land uses, nicely complements the surrounding area and adds
to the overall cohesive living environment in the project area.
3. Could the project serve to encourage the development of
presently undeveloped areas or result in increases in the
development intensity of existing developed areas
(examples include the introduction of new or expanded
public utilities, and new industrial, commercial, or
recreational facilities)?
Yes Maybe No N/A
X
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Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 22
Response:
The proposed project will not result in a significant increase in
the rate or use of any natural resources, and would not result in
substantial depletion of any non - renewable resources. Since this is
the final phase of the Specific Plan area, PC -3, all of the public
utilities have been expanded to facilitate services to all phases
of the Specific Plan area.
J. Natural Resources
1. Will the project result in substantial depletion of any
nonrenewable resource?
Yes Maybe No N/A
X
Response:
The proposed project will not result in a significant increase in
-- the rate or use of any natural resources, and would not result in
substantial depletion of any non - renewable resources.
2. Will the project result in the conversion of agricultural
land to nonagricultural use or impairment of the
agricultural productivity of agricultural land?
Yes Maybe No N/A
X
Response:
Refer to Response No. 1, above.
K. Risk of Upset and Human Health
1. Will the project involve or be subject to a risk of an
explosion or the release of hazardous substances
(including, but not limited to, oil, pesticides,
chemicals or radioactive materials) in the event of an
accident or upset condition?
Yes Maybe No N/A
X
/ q4Z
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 23
Response:
Since the project is a residential development there is low risk of
upset or human health impacts.
2. Is the project within or adjacent to a high fire hazard
area as defined by the Ventura County Fire Protection
District?
Yes Maybe No N/A
X
Response:
The project site is not considered to be located in a high fire
hazard area. The Ventura Country Fire Protection District has
identified that the proposed development has sufficient access to
allow for fire protection.
3. Will the proposal result in the creation of any health
hazard or potential health hazard and /or the exposure of
people to potential health hazards?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 2, above.
L. Population
1. Will the project alter the location, distribution,
density, or growth rate of the human population of an
area?
Yes Maybe No N/A
X
Response:
The proposed project could possibly alter the location,
distribution, density, or growth rate of human population in the
City of Moorpark. The proposed Residential Planned Development is
part of a Planned Development and will be required to make the
necessary fee contributions to help mitigate increases in:
lq3
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 24
localized transportation demand; cumulative transportation demand;
recreation facility uses; and school facilities.
Mitigation:
* The applicant will be required to pay all fees, per Planned
Development Permit conditions, associated with increases in
traffic impacts, school impacts, parks, public utilities
impacts, and environmental impacts.
Monitoring:
* The Department of Community Development shall not grant
occupancy approval until all fees associated with increases in
traffic impacts, school impacts, parks, public utilities, and
environmental impacts.
M. Housina
1. Will the proposal require the removal of any housing
unit(s)?
Yes' Maybe No N/A
X
Response:
There are no existing residential units on the project site;
therefore, no demolition or displacement of housing units is
needed.
2. Will the proposal reduce currently available low and
very -low income housing through changes in use or
demolition?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
3. Will the proposal require the displacement of people from
the project site?
Yes Maybe No N/A
X
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 26
Parking Plan:
Required
A Units
92
B Units
148
C Units
122
Guest
98
Total Spaces: 460
Handicapped 2
Provided
107
148
122
98
475
4
IV5
On the project site, 18 units have a single car garage with the
another garage space in a different location. To get to their
second car garage, eighteen (18) residents must walk a minimum
distance away of 55' (feet) and a maximum distance away of 130 feet
(130').
The required dimensions of a parking space is 9' by 201. The
proposed townhouse development is unique in its design of
driveways. Based upon an analyses by the City Traffic Engineer,
the proposed roadway width (27' from tenant to tenant right of way)
will enable a driver a sufficient amount of back up area. Thus, the
street width coupled with conditions of approval will provide
adequate safety for the visitor, or resident.
Since the majority of roadway infrastructure has been built, no
alteration to present patterns of circulation would result. The
required building setbacks and compliance with sight distance
criteria would minimize potential traffic hazards.
The proposed project is not expected to result in an increased
demand for other new parking off -site.
Traffic /Parking Mitigation
Prior to Final May Approval:
External Circulation only:
* The applicant shall dedicate, to the City of Moorpark for
public use, all right -of -way for public streets; tentatively,
these streets will be Mountain Trail Street and Countryhill
Road.
Prior to the Issuance of the Final Buildina Permit:
* The applicant shall make a contribution of $3,000 per unit to
the City which will be used to fund public street or traffic
improvements which would be directly or indirectly impacted by
project generated traffic.
14
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 27
* All garage doors shall have automatic door openers. Parking
spaces shall be nine ( 9 ) feet in width and twenty ( 20 ) feet in
length. Drive aisles shall be a minimum of 25 feet in width.
Traffic /Parking Monitoring
Prior to the Issuance of the Final Building Permit-
* A required $3,000.00 per unit traffic impact fee will be
collected by the Community Development Department.
Prior to Zoning Clearance:
* The Community Development Department will collect TSM
(Transportation Systems Management) contributions, city wide
traffic impact fees.
2. Will the proposal result in a cumulative impact to the
existing or planned transportation systems?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
3. Will the proposal result in an increased demand for off -
site parking?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
4. Will the proposal result in an increase in traffic
hazards to motor vehicles, bicyclists, or pedestrians?
Yes Maybe No N/A
X
Response-
Please refer to Response No. 1, above.
-1q7
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 28
O. Public Services
Will the proposal have an effect upon, or result in a need for
new or altered governmental services such as police and fire
protection, schools, parks or recreational facilities, or
other governmental services?
Yes Maybe No N/A
X
Response:
According to the Environmental Impact Report (EIR) for PC -3, the
proposed project would not require the need for additional fire
protection or police protection personnel. The applicant will be
required to pay necessary impositions of developer fees; and
adopted school fees would have to be paid prior to the issuance of
a building permit. Schools are expected to be impacted slightly by
the proposed development. To help meet the increased need for
education facilities, the Moorpark Unified School District has
built an elementary school on the West side of the proposed
development known as Arroyo West. Thus, the additional school will
help mitigate increased school attendance.
The applicant will not be required to contribute fees to the City's
future and current park system. The PC -3 area is a Planned
Development, also known as a Master Plan Community. Approval of the
Master Plan was based upon the construction and dedication to the
City, three ( 3 ) eight ( 8 ) acre ( or larger) parks located throughout
the Planned Communities. Additionally Urban West Communities
donated to the City a 69 acre park area known as Arroyo Vista
Community Park.
P. Energy
Will the proposal result in the use of excessive amounts of
fuel or energy?
Yes Maybe No N/A
X
Initial Study - PPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 29
Response:
The proposed development is not expected to use substantial amounts
of fuel or energy, and would not substantially increase demand upon
existing sources of energy or require the development of new
sources of energy.
Energy Mitigation
Prior to the Issuance of a_Zonina Clearance:
* All buildings shall be constructed using energy saving
devices. These shall include those devices required by the
California Administrative Code, Title 24.
* The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
Energy Monitoring
Prior to the Issuance of a Building Permit:
* The Department of Building and Safety will review the proposed
electrical devices for energy efficiency, and cost.
Q. utilities
Will the proposal result in a need for new systems, or
substantial alterations to utilities, including power or
natural gas, communications systems, water, sewer, storm water
drainage, solid waste disposal, and street lighting annexation
and /or improvements?
Yes Maybe No N/A
X
Response:
The proposed project would result in the need for new connections
to existing electrical, natural gas, telephone, water, sewer, and
storm water drainage facilities, but would not create excessive
demands on the existing system. Solid waste collection and disposal
will be provided by the City's contracted collection service.
149
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 30
Utility Mitigation
Prior to Acceptance of Public Improvements and Bond Exonerations
(or Occupancy):
* All proposed utilities shall be undergrounded to the nearest
off -site utility pole. All existing utilities shall also be
undergrounded to the nearest off -site utility pole.
* Prior to recordation, applicant shall enter into a subdivision `-
improvement agreement to assure that all utility lines from
the property line shall be placed underground and work shall
be completed prior to certificate of occupancy.
Utility Monitoring
Prior to Grading Permit:
* The applicant shall submit a plan for review and approval of
the Director of Community Development which identifies how
compliance with the utilities undergrounding requirements will
be met.
Prior to Final Map Approval:
* The applicant shall transmit (by certified mail) a copy of the
conditionally approved Tentative Tract 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
Engineer.
* Tentative Tract 4792 will be required to participate in the
City's recycling program. Collection of trash and recycled
materials will occur at individual units.
R. Aesthetics
1. Will the proposal result in the obstruction of any scenic
vista or view open to the public, or will the proposal
result in the creation of an aesthetically offensive site
open to public view?
Yes Maybe No N/A
X
Response:
The proposed development would be visible from some existing
150
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 31
residences, Tract No. 4142, south of the project site. However, the
proposed development is considerably lower in elevation compared to
the Southerly residences. The proposed maximum elevation for the
project site is 29' (feet). Combined with low glare lighting
fixtures, and specific light fixture design guidelines the proposed
development should not significantly interfere with any view sheds.
General Mitigation Requirements-
* An approved sign permits (for lit or unlit signs) must be
obtained from the Director of Community Development for all
on -site signs. No off -site signs are permitted.
* All individual trash disposal areas shall be provided in a
location which will not interfere with circulation, parking or
access to the building. Adequate space must be provided for
individual recycling containers. Adequacy shall be determined
by the City of Moorpark Recycling Coordinator. If adequate
space for individual recycling containers in unattainable,
community trash disposal and on -site recycling center areas
shall be provided in a location which will not interfere with
circulation, parking or access to any of the buildings, and
shall be screened with a six foot high wall enclosure with
metal gates. Adequacy shall be determined by the City of
Moorpark Recycling Coordinator.
* Prior to approval of the Final Map, the applicant shall submit
for review and approval to the City a detailed landscaping
plan.
Aesthetic Monitoring
Prior to a Zoning Clearance and Occupancy:
* Complete landscape plans (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans, and in
compliance with City of Moorpark Zoning Code and shall be
submitted to the Director of Community Development. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit to cover all landscape plan check and
inspection fees. The final landscape plans shall be approved
by the Director of Community Development prior to issuance of
Zoning Clearance. All landscaping and planting shall be
accomplished and approved by the Director of Community
Development, or his designee, prior to the approval of
occupancy.
X51
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 32
Monitoring
Prior to Approval of the First Occupancy-
* The Community Development Department will ensure that
landscaping has been installed and has received final
inspection. °--
* The Community Development Department staff will determine
whether the developer must replace any dead landscaping.
2. Will the project result in the loss, covering, or
modification of any unique geologic or physical features
such as a natural canyon, rock outcrop, ridgeline, or
hillside with a slope in excess of 25 percent?
Yes Maybe No N/A
Response: X
As discussed under Item No. A, "Earth ", of this Initial Study, the
project does not involve grading of slopes in excess of 20 percent
(20 %).
3. Will the project result in the loss of a distinctive
landmark tree or stand of mature trees?
Yes Maybe No N/A
X
Response:
As discussed under Item No. D, "Plant life ", of this Initial Study,
the proposed project does not involve the removal of trees.
S. Archaeological /Historical
1. Is there a potential that the proposal will result in the
alteration or destruction of an archaeological or
historical site?
Yes Maybe No N/A
X
15a
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 33
Response:
As discussed under Item No. A 4, of this Initial Study, no
archaeological or historical sites have been identified within the
vicinity of the project site, and there are no existing historical
structures.
2. Will the proposal result in adverse physical or aesthetic
effects to an archaeological site or historic building,
structure, or object?
Yes Maybe No N/A
X
Response:
Please refer to Response No. 1, above.
T. Mandatory Findings of Significance
1. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self - sustaining levels,
threaten to eliminate a plant or animal community, reduce
the number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of the
major periods of California history or prehistory?
Yes Maybe No N/A
X
Response:
As previously discussed under Items No. E and S, "Animal Life" and
Archeological /Historical, no biological or cultural resources exist
on the site and therefore, would not be impacted as a result of the
proposed development.
2. Does the project have the potential to achieve short -
term, to the disadvantage of long -term, environmental
goals? (A short -term impact on the environment is one
which occurs in a relatively brief, definitive period of
time while long -term impacts will endure well into the
future.)
/53
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 34
Yes Maybe No N/A
X
Response:
The proposed project will provide long term housing for Moorpark
residents. The proposed development is consistent with the City's
General Plan. Short -term impacts may result from construction
activities, but are not expected to be significant. Possible long-
term impacts will be mitigated through the payment of fees and
dedications.
3. Does the project have impacts which are individually
limited, but cumulatively considerable? (A project may
impact on two or more separate resources where the impact
on each resource is relatively small, but where the
effect of the total of those impacts on the environment
is significant. The term "cumulatively considerable"
means that the incremental effects of an individual
project are considerable when viewed in connection with
the effects of past projects, the effects of other
current projects, and the effects of probable future
projects.)
Yes Maybe No N/A
X
Response:
The proposed residential development is not expected to result in
significant cumulative traffic and air quality impacts when
considered with other past, present and reasonably foreseeable
future projects. The additional traffic generated by the subject
development is not expected to significantly contribute to
projected future adverse traffic conditions nor is it expected to
significantly affect the air quality of the region.
Please refer to the discussion under item B (Air) of the Initial
Study, Response No. 1 and 4 for clarification of mitigation
proposed to minimize the potential for significant cumulative air
quality and traffic impacts.
X54
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 35
4. Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
Yes Maybe No N/A
x
Response:
Please refer to the discussion under item K (Risk of Human Health)
of the Initial Study, Response No. 1.
V. REFERENCES:
The references used in responding to this questionnaire
include the following:
1. EIR for Ventura County General Plan - -Land Use Element for
the Moorpark Area (1980).
2. Federal Emergency Management Agency, Flood Insurance Rate
Map, Community Panel Number 060712 0005 A, September 29,
1986.
3. General Plan of the City of Moorpark.
4. Institute of Transportation Engineers, Trip Generation,
1987.
5. U.S.G.S. Topographic Quadrangle Maps for Moorpark.
6. Ventura County Air Pollution Control District, Guidelines
for the Preparation of Air Quality Impact Analyses, 1989.
7. Ventura County Air Pollution Control District, Ventura
County Air Ouality Management Plan, 1988.
8. Zoning Ordinance of the City of Moorpark.
9. Environmental Impact Report (EIR) for PC -3 (1981).
supplemental EIR, 1986.
10. Traffic Impact Study prepared by Linscott, Law and
Greenspan, Engineers ( May 13, 1991)
155
Initial Study - RPD -91 -2; ZC -91 -1; TT -4792
November 15, 1991
Page 36
VI. DETERMINATION:
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION
will be prepared.
X I find that although the proposed project COULD have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures, described in this initial study, could be
applied to the project. A MITIGATED NEGATIVE DECLARATION
should be prepared.
I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONMENTAL IMPACT REPORT is
required.
I find the proposed project MAY have a significant effect
on the environment, and an ADDENDUM to an existing
certified ENVIRONMENTAL IMPACT REPORT is required.
Dat Kathleen Mallory Phipps, As ciate Planner
Date Pa rick J. Wichards, Director of
C unity development
15�
MOORPARK
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
ATTACHMENT 3
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
799 MOORPARK AVENUE
MOORPARK, CALIFORNIA 93021
NEGATIVE DECLARATION
% MITIGATED NEGATIVE DECLARATION
I. PROJECT DESCRIPTION: {
1. Entitlement: RPD 91 -2
ZC 91 -1
Tentative Tract Map No. 4792
2. Applicant: Urban West Communities
3. Proposal: The applicant is requesting a zone change
(ZC) from Planned Community (PC) to
Residential Planned Development (RPD) for
Tentative Tract Map No. 4792 which
represents the final phase of PC -3,
Planned Community 3. This subdivision,
known as the Villas at West Ranch, is t
construct '196 residential multi - family
townhouse units on approximately 11.64
acres (approximately 507,038 sq. ft.).
4. Location &
Parcel
Number(s): The proposed development is located on
the Northeast corner of Countryhill Road
and Mountain Trail Street (APN: 505 -012-
40).
5.
Responsible
Agencies: Caltrans
PAUL W LA'6RASCN _R BEPN;v;oo &.4 PEacz SCOTT VCNTGC!+ERY PCY E TALLEY :R
157
II. STATEMENT OF ENVIRONMENTAL FINDINGS:
An Initial Study was conducted by the Community Development
Department to evaluate the potential effects of this project
upon the environment. Based upon'the findings contained in
the attached Initial Study, it has been determined that this
project could not have a significant effect upon the
environment.
Mitigated Negative Declaration Only:
Potentially significant impacts can be satisfactorily
mitigated through adoption of the mitigation measures _
identified in the attached Mitigation Monitoring Program.
III. PUBLIC REVIEW:
1. Public Notice: Publication-of a notice in a newspaper of
general circulation in the area.
2. Document Posting Period:
3. Mailing of notices to all property owners within 1,000
feet of the project site.
Prepared by:
Kathleen al ory PlApps
Associate Planner
Date
Approved by:
latrick ,/Richards, Director
of C unity Development
��— /4- v
Date
iss
0-00
MOORPARK
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
URBAN WEST COMMUNITIES
MITIGATION MONITORING PROGRAM
TENTATIVE TRACT MAP NO. 4792
RPD 91 -2
ZC 91 -1
A. Earth
Geotechnical /Grading Mitigation:
Prior to Final Map Approval_ �?
* A grading plan shall be prepared by a registered Civil
Engineer. The applicants shall obtain a grading permit; and
shall post sufficient surety guaranteeing completion. Cut and
fill slopes shall be no steeper than 2:1 (horizontal to
vertical). Contour grading of all slopes shall be provided to
the satisfaction of the Director of Community Development and
the City Engineer.
* All haul routs shall be approved by the City Engineer. On -site
haul routes shall be limited to graded areas only.
* The applicant shall submit to the City for review and
approval, a detailed soils, geotechnical, and hydrology
report, prepared by both a civil engineer and a geotechnical
engineer registered in the State of California. The report
shall include a geotechnical investigation with regard to
liquefaction, expansive soils, and seismic safety. The grading
plan shall incorporate the ''recommendations of the approved
soils report.
Geotechnical /grading Monitoring
Prior to Final Man Approval:
* The Community Development Department and the City Engineer's
Office will review the submitted grading plan, soils and
geotechnical report, and the comments from the City's
geotechnical report. The Community Development Department
PACE W 1. Iry RCN _A E?ERHAPDO 1.1 PEF
EZ rnrr unn,rcru. av on,. r ,,, , 11
/59
shall ensure that all aspects of grading including
sitepreparation, grading and fill placement, keying and
benching will be done in accordance with the City of
Moorpark's Grading Ordinance and in accordance with Building
Code requirements.
During Grading
Mitigation-
* If any archaeological, paleontological, or historical finds
are uncovered during excavation operations, the permittee
shall assure the preservation of the site; shall obtain the
services of a qualified archaeologist to recommend disposition
of the site; and shall obtain the Director of Community
Development's written concurrence of the recommended
disposition before resuming development.
Monitoring:
During Grading:
* The City Engineer's office shall conduct field inspections
during the grading phase of the proposed development, to
document that no cultural or paleontological resources have
been encountered; and that the grading and fill placement are
to the City's acceptance in regard to the City's Grading
.Ordinance and Building Code requirements.
Erosion Control Mitigation
Prior to Final Map Approval-
* An erosion control plan shall be submitted to the City
Engineer for review and approval if grading is to occur
between October 15th and April 15th.
Monitoring
Prior to Final man Approval-
* The City Engineer will make a determination as to whether an
erosion control plan is required prior to final map approval.
160
B. Air
Mitigation
Prior to Final Map Approval-
* The applicant is required to pay emission fees to the City for
the mitigation of possible increases in individual and
cumulative levels of ROC in the ambient environment caused as
a result of the development.
Monitoring
Prior to Certificate of Occupancy: ;
* Prior to issuance of the certificate of occupancy the
necessary TDM fees must be paid.
Air Quality Mitigation
During Grading and Construction:
* The applicant shall ensure that contractors properly maintain
and operate construction equipment and use direct injection
diesel or gasoline powered engines if feasible.
* All active portions of construction sites shall be watered
sufficiently to prevent excessive amounts of dust generated.
Complete coverage watering shall occur at least twice daily,
preferably in the late morning and after work is done for the
day.
* All trucks importing fill to the site shall use tarpaulins to
cover the load and shall operate between the hours of 9 a.m.
to- 5 p.m. on weekdays only.
* So as to prevent excessive amounts of dust, all clearing,
grading, earth moving, or excavation activities shall cease
during periods of high winds greater than 20 miles per hour
(mph) averaged over one hour.
* All unimproved areas with vehicle traffic shall be watered 2
times a day and vehicle speed shall be limited to 15 mph.
* So as to prevent excessive amounts of dust,
to the area being graded shall be swept as
silt which may have accumulated from constru
* The areas distributed by clearing, grading,
excavation operations shall be minimized at
Monitoring
IGI
streets adjacent
needed to remove
ction activities.
earth moving, or
all times.
During Grading and Construction:
* Dust control mitigation measures will be enforced by the Air
Pollution Control District (APCD) and by the City Engineer's
Office during the construction period.
C. Water
Drainage Impact Mitigation
Prior to Final Man Approval-
* The applicant shall: submit to the City Engineer for review
and approval, drainage plans, hydrologic and hydraulic
calculations prepared by a registered civil engineer; shall
enter into an agreement with, the City to complete the
improvement and shall post sufficient surety guaranteeing the
construction of the improvements.
* The applicant shall demonstrate, to the satisfaction of the
City Engineer, that each building pad has adequate protection
from a 100 -year storm and feasible access during a 10 -year
storm.
* Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps and drainage courses shall be to the
acceptance of the City Engineer.
* Hydrology shall be pursuant to current Ventura County
standards except as follows:
a. All catch basins in sump locations shall be designed for
a 50 -year storm;
b. All catch basins on continuous grades shall be designed
for a 10 -year storm;
1�2
C. All catch basins in a sump condition shall be designed
such that the depth of water at intake shall equal the
depth of the approach flows;
d. All culverts shall be designed for a 50 year storm;
e. Drainage facilities shall be provided such that surface
flows are intercepted and contained prior to entering
collector or secondary roadways;
f. For a 10 -year storm, all.- collector street shall be
provided with a minimum of one travel lane with a goal
that the local residential streets shall have one travel
lane available where possible;
g. 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 applicant.
Drainage Impact Monitoring
Prior to Final Map Approval-
* The applicant shall delineate areas subject to flooding as
"Flowage Easement" and then, on the final map, offer the
easements for dedication to the,City of Moorpark. Lot to lot
drainage easements, flood hazard areas and secondary drainage
easements shall also be delineated on the map. Assurance shall
be provided to the City that these easements will be
adequately maintained by property owners to safely contain
storm water flows.
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
Drainage Impact Mitigation
During Construction-
* If necessary, the applicant shall obtain a Ventura County
Flood Control District Watercourse Encroachment Permit.
/G3
* The applicant shall construct all necessary drainage
facilities, including brow ditch and slope bench drainage
channels, with a permanent earth tone color as to minimize
visual impacts. Said color shall be submitted to and approved
by the Planning Director as part of the grading plans.
Drainage Im act Monitorin
During Construction:
* The City Engineer will ensure that drainage plans are
adequate, that required contributions have been received and
that the requirements pursuant to each building are adequate
to maintain on -site and off -site drainage facilities.
D. Plant Life
Biological Mitigation
Prior to Issuance of a Zoning Clearance:
* A 50 percent (50 %) shade coverage shall be provided within all
parking areas. Shade coverage is described as the maximum mid-
day shaded area defined by a selected specimen tree at 50
percent (50 %) maturity.
* All landscaping associated with this project shall be drought
.tolerant, and of the low water using variety.
Biological Monitoring-
* The final construction working drawings and a final
landscaping plan shall be submitted to the Director of
Community Development for review and approval.
* All landscaping and irrigation shall be installed and receive
final inspection prior to occupancy approval.
Standard Conditions Require-
* The applicant shall submit a landscape plan stating what types
of vegetation shall be used on the project site.
E. Animal Life
Does not call for the need for mitigation monitoring programs.
/ q
F. Department of Fish and Game "De Minim.is Finding"
Mitigation-
* Within two days after the City Council adoption of resolutions
approving Tentative Tract Map 4792 and related entitlements,
the applicant shall submit to the City of Moorpark a check for
$1275.00 payable to the County of Ventura, to comply with
Assembly Bill 3158. Pursuant to Public Resources Code Section
21089(b) and Fish and Game Code Section 711.4(c), the project
is not operative, vested, or final until the filing fees are
paid.
Monitorinci
* Prior to approval of occupancy, written record must be
received by the Department of Community Development that these
fees, discussed above, have been paid in full.
G. Noise
Does not call for the need for mitigation monitoring programs.
H. Light and Glare
Lighting Mitigation
Prior to Issuance of Zone Clearance:
The lighting plan shall show and be required to abide by the
following conditions:
a. A photometric plan showing a point -by -point foot candle
layout to extend a minimum of twenty fee (20') outside
the property lines. The layout plan should be based on a
ten foot (10') grid center.
b. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines.
C. There shall be no more than a seven -to -one (7:1) ratio of
level of illumination shown (maximum -to- minimum ratio
between lighting standards).
d. Energy efficient lighting fixtures shall be provided
which are compatible with adjacent properties.
e. No light shall be emitted above the 90 degree or
horizontal plane.
f. All parking lights shall be fully hooded and backshielded
to prevent light spillage �� and glare.
Lightinr Monitorinq
Prior to Issuance of Zone Clearance:
* For the purposes of City review and approval, a lighting plan
showing the dimension, type and light illumination of all
exterior lighting shall be prepared by an electrical engineer
registered in the State of California. The lighting plan shall
achieve the following objectives: avoid interferences with
reasonable uses of adjoining properties; minimize on -site and
off -site glare; provide adequate on -site lighting; limit
electroiler height to avoid 'excessive illumination; and
provide structures which are compatible with the total design
of the proposed facility.
I. Land Use
Does not call for the need for mitigation monitoring programs.
J. Natural Resources
Does not call for the need for mitigation monitoring _ g Programs.
K. Risk of nns-t and Human Health
Does not call for the need for mitigation monitoring programs.
L. Population
Mitigation•
* The applicant will be required to pay all fees associated with
increases in traffic impacts, school impacts, parks, public
utilities impacts, and environmental impacts.
Monitorinq•
r * The Department of Community Development shall not grant
occupancy approval until all fees associated with the proposed
development have been paid.
1�6
M. Housing
Does not call for the need for mitigation monitoring programs.
N. Transportation /Circulation
Traffic /Parking Mitigation
Prior to the Issuance of a Zoning Clearance:
* The applicant shall dedicate, to the City of Moorpark for
public use, all right -of -way for public streets.
Prior _to Occupancy Approval for Each Unit
* The applicant shall make a contribution of $3,000 per unit to
the City which will be used to fund public street or traffic
improvements which would be directly or indirectly impacted by
project generated traffic.
* All garage doors shall have automatic door openers. Parking
spaces shall be nine ( 9 ) feet in width and twenty ( 20 ) feet in
length. Drive aisles shall be a,minimum of 25 feet in width.
Traffic /Parking Monitoring
Prior to Occupancy of Each Unit:
* A required $3,000.00 per unit traffic impact fee will be
collected by the Community Development Department.
Prior to Zoning Clearance-
* The Community Development Department will collect TSM
(Transportation Systems Management) contributions, a city wide
traffic impact fee.
O. Public Services
Does not call for the need for mitigation monitoring programs.
/(O7
P. EnerQy
Energy Mitigation
Prior to the Issuance of a Zonin Clearance:
* All buildings shall be constructed using energy saving
devices. These shall include those devices required by the
California Administrative Code, Title 24.
* The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
Energy Monitorin
Prior to the Issuance of a Buildincr Permit:
* The Department of Building and Safety will review the proposed
electrical devices for energy efficiency, and cost.
Q. utilities
Utility Mitigation
Prior to Acceptance of Public Im rovements and Bond Exonc' rations
for Occupancy)-
* All proposed utilities shall be undergrounded to the nearest
off -site utility pole. All existing utilities shall also be
undergrounded to the nearest off -site utility pole.
* Prior to recordation, all utility lines from the property line
shall be placed underground or shall be bonded for and work
shall be completed prior to certificate of occupancy.
Utility Monitoring
Prior to Grading P_t_
* The applicant shall submit a plan for review and approval of
the Director of Community Development which identifies how
compliance with the utilities undergrounding requirements will
be met.
/68
Prior to Final Map Approval:
* The applicant shall transmit (by certified mail) a copy of the
conditionally approved Tentative Tract 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
Engineer.
R. Aesthetics
General Mitigation Requirement s:
* An approved sign PP g permits. (for lit or unlit signs) must be
obtained from the Director of Community Development for all
on -site signs. No off -site signs are permitted.
* All trash disposal areas shall be provided in a location which
will not interfere with circulation, parking or access to the
building, and shall be screened with a six foot high wall
enclosure with metal gates.
* Prior to approval of the Final Map, the applicant shall submit
for review and approval to the City a detailed landscaping
plan.
Aesthetic Monitoring
Prior to a Zoning Clearance and Occu
* Complete landscape
specifications and a maintenance pogram shall bee prepared lby
a State Licensed landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans, and in
compliance with City of Moorpark Zoning Code and shall be
submitted to the Director of Community Development. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit to cover all landscape plan check and
inspection fees. The final landscape plans shall be approved
by the Director of Community Development prior to issuance of
Zoning Clearance. All landscaping and planting shall be
accomplished and approved by the Director of Community
Development, or his designee, prior to the approval of
occupancy.
Ih9
Monitoring
Prior to ADnroval of the First Occupancy
* The Community Development Department will ensure that
landscaping has been installed and has received final
inspection.
* The Community Development Department staff will determine
whether the developer must replace any dead landscaping.
S. Archaeological /Historical
Does not call for a need for mitigation monitoring programs.
T. Mandatory Findings of Significance
State Law does not require a mitigation monitoring program to be
established for FINDINGS.
I70
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: ATTACHMENT 4 November 8, 1991
Page 1
COMMUNITY DEVELOPMENT DEPARTMENT:
1. The Conditions of Approval of this Vesting Tentative Map
supersede all conflicting notations, specifications,
dimensions, typical sections and the like which may be shown
on said map.
2. All applicable requirements of any law or agency of the State
or City of Moorpark, and any other governmental entity shall
be met, and all such requirements and enactments shall, by
reference, become conditions of this entitlement.
3. The developer's recordation of this map and /or commencement of
construction and /or operations as a result of this map shall
be deemed to be acceptance of all conditions of this map by
the applicant.
4. The development shall be subject to all applicable regulations
of the Residential Planned Development Zone.
5. No Zoning Clearance shall be issued for residential
construction until the final map has been recorded. Prior to
the issuance of any permit, a Zoning Clearance shall be
obtained from the Department of Community Development and a
building permit shall be obtained from the Department of
Building and Safety after the granting of a Zoning Clearance.
6. Prior to recordation, 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 subdivision
have been made.
7. The Vesting Tentative Map shall expire three years from the
date of its approval. Failure to record a final map with the
Ventura County Recorder prior to the expiration of the
Tentative Map shall terminate all proceedings, and any
subdivision of the land shall require the filing and
processing of a new Tentative Map. This tentative map expires
three years after approval of the tentative map by the City
Council.
8. Prior to the approval of the Final Map or issuance of a
grading permit, grading plans shall be submitted to the
Director of Community Development and the City Engineer for
the review to insure that such plans are in accordance with
the purpose and the intent expressed in the Engineer's
conceptual plans and /or Vesting Tentative Map.
�l
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: November 13, 1991
Page 2
9. Prior to approval of the Final Map, an unconditional
availability letter shall be obtained from the County
Waterworks District No. 1 for sewer and water service for each
lot. Such 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 and sewer service.
10. At the time water service connection is made, cross connection
control devices shall be installed in a manner approved by the
County Water Works District No. 1.
' 11. That prior to the approval of the Final Map, agreements to
install water and sewer improvements shall be executed by the
Board of Directors of the Waterworks District as approved by
the District Engineer Manager.
12. Building Standards for residential structures as provided
under Chapter 2 -53 of Part 2 and Chapter 4 -10 of Part 4, of
Title 24 of the California Administrative Code, shall be
imposed on any future residential units constructed on the
subdivision.
13. At the time of recordation, the access easements shown on the
Tentative Map shall be recorded as non - exclusive easements
insuring all property owners the right of ingress and egress
at all times.
14. That 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,
1701.
VESTING TENTATIVE TRACT MAP. NO.: 4792
APPLICANT: Urban West Communities
DATE: November 13, 1991
Page 3
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; and
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 subdivider's
obligations under this condition shall apply regardless of
whether a final map or parcel map is ultimately recorded with
respect to the subdivision.
15. No Zoning Clearance shall be issued for RPD 91 -2 until all
.r
conditions required prior to map approval are completed.
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
16. The applicant shall submit to the City of Moorpark for review
and approval, a grading plan prepared by a Registered Civil
Engineer; shall obtain a Grading Permit; and shall post
sufficient surety guaranteeing project completion.
17. The applicant shall submit to the City of Moorpark for review
and approval, a detailed Soils Report certified by a
registered professional Engineer and Certified Engineering
Geologist in the State of California. The report shall include
a geotechnical investigation with regard to liquefaction
expansive soils, and seismic safety. The applicant shall be
responsible for all costs associated with the review and
approval of the Soils Report by an outside consultant. The
grading plan shall incorporate the recommendations of the
approved Soils Report.
18. The applicant shall demonstrate for each building pad to the
satisfaction of the City of Moorpark as follows:
a. Adequate protection from 100 -year frequency storm;
b. Feasible access during a 10 -year frequency storm.
3
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: November 13, 1991
Page 4
Hydrology calculations shall be per current Ventura County
standards.
19. The applicant shall submit to the City of Moorpark for review
and approval, drainage plans, hydrologic, and hydraulic
calculations prepared by a Registered Civil Engineer; shall
enter into an agreement with the City of Moorpark to complete
the improvement and shall post sufficient surety guaranteeing
the construction of the improvements. The drainage plans and
calculations shall indicate the following conditions before
and after development:
Quantities of water, water flow rates, major water courses,
drainage area and patterns, diversions, collection systems,
flood hazard areas, slumps and drainage courses. Hydrology
shall be per current Ventura County Standards except as
follows:
a. All sumps shall carry a 50 -year frequency storm;
b. All street catch basins in a sump condition shall be
sized such that depth of water at intake shall equal
depth of approach flows;
C. All culverts shall carry a 100 -year frequency storm;
d. Drainage facilities shall be provided such that
surface are intercepted and contained prior to entering
collector or secondary roadways;
e. Under a 10 -year frequency storm, all public collector
streets shall be provided with a minimum of one travel
lane with a goal that local, residential streets shall
have one travel lane available where possible.
20. The applicant shall deposit with the City of Moorpark a
contribution for the Spring Road /Tierra Rejada Road
Improvement Area of Contribution.
The actual deposit shall be the then current Spring
Road /Tierra Rejada Road Improvement Area of Contribution
applicable rate at the time of Final Map approval.
21. The applicant shall indicate in writing to the City of
Moorpark the disposition of any water well(s) and any other
water that may exist within the site. If any wells are
proposed to be abandoned, or if they are abandoned and have
not been properly sealed, they must be destroyed pursuant to
Ventura County Ordinance No. 2372.
I?q
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT:
DATE: Urban West Communities
Page 5 November 13, 1991
22. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provisions
for maintenance of the on -site private storm drainage system,
sidewalks, intersection sight distance, and driveways.
23. The applicant shall submit to the City of Moorpark for review
and approval, evidence that the CC &R's will include provision
that future owners agree to participate in the formation of a
Landscape Assessment District for Mountain Trail Street and
Countryhill Road.
24. The applicant shall pay all energy costs associated with
street lighting for a period of one year from the initial
energizing of the street lights.
25. The applicant shall post sufficient surety
completion of all improvements which revert to theuCCity t(ieng
landscaping, parks, fencing, etc.) or which require removal
(ie., model homes, temporary debris basins, etc.).
26. For any Final Map, or a Parcel Map (containing five or more
parcels), or any Parcel Map whereupon dedications are required
to be offered, the applicant shall transmit by certified mail,
• copy of the conditional approved Tentative Map together with
• 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.
27. If any of the improvements which the applicant is required to
construct or install upon land in which the applicant does not
have title or interest sufficient for such purposes, the
applicant shall do all of the following at least 60 days prior
to the filing of final or parcel map for approval pursuant to
Government Code Section 66457.
a. Notify the City of Moorpark (Hereinafter known as
"City) in writing that the applicant wishes the City to
acquire an interest in the land which is sufficient for
such purposes as provided in Government Code 66462.5;
b. Supply the City with (i) a legal description of
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) a current appraisal
I'75
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT:
Urban West Communities
DATE: November 13, 1991
Page 6
report prepared by an appraiser approved by the City
which expresses an opinion as to the current 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 applicant will pay all of
the City's costs (including, without limitation,
attorney's fees and overhead expenses) of acquiring such
an interest in the land.
28. The applicant shall execute a covenant running with the land
on behalf of itself and its successors, heirs, and assigns
agreeing to participate in the formation of an assessment
district or other financing techniques including, but not
limited to, the payment of traffic mitigation fees, which the
City may implement or adopt, to fund public streets and
traffic improvements directly or indirectly affected by the
development. Tentative mitigation fees shall be used for
projects such as, but not limited to, New Los Angeles Avenue
or prior to Final Map approval, the applicant shall make a
contribution of $3,000.00 per unit to the City which will be
used to fund public street or traffic improvements which would
be directly or indirectly impacted by project generated
traffic.
IN CONJUNCTION WITH APPROVAL OF THE FINAL MAP, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
29. On the Final Map the applicant shall offer to dedicate to the
City of Moorpark, access easements over all private streets
shown on the Final Map to provided access for all governmental
agencies assuring the residences of public safety, health and
welfare.
30. On the Final Map, the applicant shall dedicate to the City of
Moorpark the access rites adjacent to Mountain Trail Street,
and Countryhill Road along the entire frontage of the parent
parcel except for approved access roads as delineated on the
approved Tentative Map.
FIRE DEPARTMENT CONDITIONS:
31. That an internal driveway width no less than 25 feet shall be
provided.
/7(o
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE:
Page 7 November 13, 1991
32. That prior to construction the applicant shall submit two (2)
site plans to the Fire District for approval of the location
of fire lanes. The fire lanes shall be posted in accordance
with California Vehicle Code Section 22500.1 and Article 10 of
the Uniform Fire Code prior to occupancy.
33. That access roads shall be
surface, suitable for access
shall be installed.
installed with an all weather
by a 20 ton Fire District vehicle
34. That all drives shall have a minimum vertical clearance of 13-
feet, 6- inches (131611).
35. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of any building. Where access roadway cannot be provide,
an approved fire protection system or systems shall be
installed as required and acceptable by the Bureau of Fire
Prevention.
36. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (1501) or further
from the main thoroughfare.
37. That when only one (1) access point is provided, the maximum
length of such access shall not exceed 800 feet (8001).
38. That prior to recordation of street names, proposed names
shall be submitted to the Fire District's Communications
Center for review with final approval made by the City
Council.
39. That prior to construction, the applicant shall submit plans
to the Ventura County Bureau of Fire Prevention for the
approval of the location of the fire hydrants. Show existing
hydrants on the plan within 300 feet (300') of the
development.
40. That fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Water Works Manual:
a. Each hydrant shall be a 6 inch wet barrel design
and shall have 1 -four inch and 2 -two inch and one
half inch outlet.
b. The required fire flow shall be achieved at no less
than 20 psi residual pressure.
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: November 13, 1991
Page 8
C. Fire hydrants shall be spaced 300 feet (3001) on
center, and so located that no structure will be
farther than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall be 24 inch (2411) on center,
recessed in from the curb face.
41. That the minimum fire flow required shall be determined by the
type of building construction, proximity to other structures,
fire walls, and fire protection devices provided, as specified
by the ISO Guide For Determining Required Fire Flow. Given the
present plans and information, the required fire flow is
approximately 2,250 gallons per minute at 20 psi. The
applicants shall verify that the water purveyor can provide
the required quantity at the project.
42. Any building which is to be protected by an automatic
sprinkler system, plans shall be submitted, with payment for
plan, check to the Fire District for review.
43. A five foot (51) unobstructed pathway area shall be provided
around each townhouse grouping. If this cannot be provided,
townhouses shall be fire sprinklered.
44. That building plans of public assembly areas which have a
occupant load of 50 or more, shall be submitted to the Fire
District for review and approval.
COMMUNITY DEVELOPMENT DEPARTMENT:
45. Prior to the approval of the Final Map, a Homeowners
Association shall be created. Copies of the bylaws, covenants,
conditions and restrictions (CC &R's) shall be submitted to the
City for review and approval. The purpose of the Homeowner's
Association shall be to oversee and maintain all recreation
facilities, front yard landscaping, landscaped common areas,
interior private streets and storm drains, and to assure
architectural compatibility with any new construction and
remodeling within the project. The applicant shall pay all
costs associated with the City Attorney and staff's review of
the CC &R's prior to the recordation of the Final Map.
46. That the location and plans, including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development and Post Master.
47. The Final Map shall indicate that each structure has rear and
side yard drains as to facilitate drainage at each structure
on site.
/78
VESTING TENTATIVE TRACT MAP NO.: 4792
APPLICANT: Urban West Communities
DATE: November 13, 1991
Page 9
CITY ENGINEER CONDITIONS
PRIOR TO APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
48. All grading shall be limited to the project area only. If
import of export of fill becomes necessary, any haul routes
shall be approved by the City Engineer. All dust control
measures including, but not limited to hydroseeding, shall be
installed to the City Engineer's satisfaction.
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
49. Prior to Final Map approval, no Certificate of Occupancy may
be issued until all onsite improvements within each phase
specified in this permit have been completed or the applicant
has provided some form of financial security to guarantee the
completion of the improvements such as a Performance Bond.
Said onsite improvements shall be completed within 120 days of
issuance of the Certificate of Occupancy. In case of failure
to comply with any term or provision of this agreement, the
City Council may by resolution declare the surety forfeited.
Upon completion of the requited improvement to the
satisfaction of the Director of Community Development, the
surety may be exonerated by action of the Director of
Community Development.
50. A meandering sidewalk on Mountain Trail Street, and
Countryhill Road, along the property frontage shall be
constructed, with the precise design and location approved by
the City Engineer and Director of Community Development. The
following criteria for the design of the meandering sidewalk
shall be met:
a. Sidewalks crossfall shall not excess 2 %;
b. Sidewalks to be a minimum of 5 feet (51) wide at all
points;
c. The meandering sidewalk shall be contained either
within street right -of -way or within an access easement
offered to the City;
d. The applicant /homeowner's association shall agree to
maintain the sidewalk and any related landscaping.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 10
19q
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
51. Prior to Issuance of a Certificate of Occupancy, all exterior
walls on the project site shall be treated with an anti -
graffiti spray as approved by the Director of Community
Services.
CITY ENGINEER CONDITION:
PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
51. Prior to Issuance of the Certificate of Occupancy for the
first unit, signage and stripping, as determined by the
Director of Public Works, shall be installed.
52. At 80% Occupancy of Tract 4792, a 2 -way stop sign shall be
installed at the corner of Mountain Trail and Mountain Meadow
Road.
N
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 11
DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
GENERAL REOUIREMENTS:
1. The permit is granted for the construction of 196 multi - family
townhouse units as shown on the submitted plot plans and
elevations. The location and design of all site improvements
shall be shown on the approved plot plan and elevations except
or unless indicated otherwise herein.
2. That the permit is granted for all of the buildings, fences,
signs, roadways, parking areas, landscaping and other features
which are located as shown on Exhibits 1 through 12, except or
unless otherwise herein and subsequently submitted for final
City approval.
3. That the elevation of all buildings shall be in conformance
with the elevation plans labeled Exhibit 1 and 11, except as
otherwise noted herein.
4. The final design of all buildings, communal open spaces,
recreation facilities, walls and fences, including materials
and colors is subject to the approval of the Director of
Community Development prior to the Issuance of a Zoning
Clearance.
5. That any minor changes may be approved by the Director of
Community Development. However, any major changes will require
the filing of a modification application to be considered by
the City Council.
6. The development is subject to all applicable regulations of
the Residential Planned Development (RPD) Zone and all
agencies of the State of California, Ventura County, the City
of Moorpark, and any other governmental entities.
7. The permittee agrees as a condition of issuance of this
Permit, to defend, at their sole expense, any action brought
against the City because of issuance of this Permit, or in the
alternative, to relinquish this permit. The permittee will
reimburse the City for any court costs and /or attorney's fees
which the City may be required to pay as a result of any
action by a court. The City may, at its sole discretion,
participate in the defense of any such action, but such
participation shall not relieve the permittee of the
obligations under this condition.
181
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 12
8. No condition of this permit shall be interpreted as permitting
or requiring any violation of law, or any unlawful rules or
regulations or orders of an authorized governmental agency. In
instances where more than one set of rules apply, the stricter
ones shall take precedence.
9. Unless the project is inaugurated (building foundation slab in
place and substantial work in progress) not later than three
years after this permit is granted, this permit shall
automatically expire on that date. The Director of Community
Development may, at his discretion, grant up to one (1)
additional year extension for project inauguration if there
have been no changes in the adjacent areas and if the
applicant can document that they have diligently worked toward
inauguration of the project during the initial three -year
period. The request for extension of this entitlement shall be
made 30 -days prior to the three year expiration date. The use
of the entitlement shall expire three years after approval by
the City Council.
10. That all landscaping and planting in and adjacent to parking
in vehicular areas, shall be contained within raised planters
surrounded by 6" (inch) high concrete curbs.
11. Land uses and facilities other than specifically approved by
the permit shall require either a major or minor modification
to the permit as determined by the Director of Community
Development.
12. If any of the Conditions of limitations of this Permit are
held to be invalid, that holding shall not invalidate any of
the remaining conditions or limitations set forth.
13. That all utilities shall be placed underground. Any above
grade utility fixtures shall be placed adjacent to landscaped
areas and screened on three sides.
14. A sign permit is required for all lit or un -lit on -site signs.
15. That a transfer of this Residential Planned Development (RPD)
Permit shall not be effective until the name and address of
the transferee and the date when such transfer shall be
effective, together with a letter from the new owner
certifying agreement to comply with all conditions of the
permit is filed with and acknowledged by the Director of
__ Community Development. .
f 30Z
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 13
16. That the development is subject to all applicable regulations
of the RPD (Residential Planned Development) Zone.
17. Prior to issuance of a Zoning Clearance, construction plans
may be submitted to the Department of Building and Safety with
an approved hold harmless letter submitted to the City and as
approved by the Director of Community Development.
18. That all residential units shall be constructed employing
state of the art energy saving devices as may be appropriate.
These devices are to include, but are not limited to the
following:
a. Ultra low flush toilets ( to not exceed three and one-half
gallons);
b. Shower controllers;
C. When gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
d. All thermostats connected 'to the main space heating
source shall have night set back features;
e. To insure closure when not in use kitchen ventilation
systems shall have automatic dampers ;
f. Hotwater solar panel stub -outs.
19. That patio covers and accessory structures shall conform to
the 11R -1" (single - family) zone setbacks. No new secondary
story decks shall be permitted to the original structure.
20. The gutters and downspouts shall be provided for all units.
Water shall be conveyed to the street or drives in non-
corrosive devices.
21. Landscaping shall not obstruct any exterior door or window.
22. In the event of unforeseen encounter or subsurface materials
suspected to be of an archaeological or paleontological
nature, all grading or excavation shall cease in the immediate
area, and the find left untouched until a qualified
professional archaeologist or paleontologist, whichever is
appropriate, is contacted and called in to evaluate and make
recommendations as to disposition, mitigation and /or salvages.
The developer shall be liable for costs associated with the
professional investigation.
183
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 14
23. The permittee's acceptance of this Permit and /or operations
under this permit shall be deemed to be acceptance of all this
Permit.
24. All "sleeves" on recreational property must have caps on them
in order for the sleeve pocket to be closed when not in use.
PRIOR TO THE ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING
CONDITIONS OF APPROVAL SHALL BE SATISFIED:
25. Prior to the Issuance of a Zoning Clearance, the applicant
shall execute a covenant running with the land on behalf of
itself and its successors, heirs, and assigns agreeing to
participate in the formation of an assessment district or
other financing techniques including but not limited to the
payment of traffic mitigation fees, which the City may
implement or adopt, to fund public street and traffic
improvements directly or indirectly affected by the
development. Traffic mitigation fees shall be used for project
r- such as, but not limited to, the extension of new Los Angeles
Avenue.
26. That the final design of all buildings, common open space,
recreational facilities, walls and fences, including material
and colors shall be submitted to the Director of Community
Development for final review and approval.
27. The final construction drawings shall be submitted to the
Director of Community Development for review and approval.
28. Complete landscape plans (2 sets), together with
specifications and a maintenance program shall be prepared by
a State Licensed Landscape Architect, generally in accordance
with the Ventura County Guide to Landscape Plans and in
compliance with the City of Moorpark Ordinance No. 137, and
shall be submitted to the Director of Community Development.
The final landscape plans shall be in substantial conformance
to the conceptual landscape plan submitted with the
application, except or unless otherwise indicated herein. The
applicant shall bear the total cost of the landscape plan
review and final installation inspection. The landscaping and
planting plan submitted for review and approval shall be
accompanied by a deposit as specified by the City of Moorpark.
Additional funds may subsequently be deposited to cover all
-landscape plan check and inspection fees. The final landscape
I8µ
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 15
plans shall be approved by the Director of Community
Development. All landscaping and planting for each phase of
development shall be accomplished and approved by the Director
of Community Development, or his designee, prior to the first
occupancy of the Phase.
29. Prior to the Issuance of a Zoning Clearance, any transformer
location shall be shown on the plot plan and shall be screened
with landscaping or a wall approved by the Director of
Community Development or his desginee . The location of utility
meters such as gas and electric shall be approved by the
Director of Community Development and shall be placed in an
exterior closet. Gas meters shall be painted to match the
buildings.
30. Cross connection control devices shall be shown on the plot
plan and shall be screened with landscaping or a wall, as
approved by the Director of Community Development prior to
issuance of a Zoning Clearance.
31. Prior to the issuance of a Zoning Clearance, the design of all
recreational facilities shall be included as part of the
issuance of a Zoning Clearance.
32. That patio covers and accessory buildings shall be reviewed
and approved by the Homeowners' Association prior to the
issuance of a Zoning Clearance.
33. In the sales office, the developer shall prominently display
a copy of the Mountain Meadows specific plan under which this
Planned Development (PD) permit is granted.
34. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans indicating architectural
treatment of all sides of the multi - family townhouse units for
review and approval by the Director of Community Development.
35. That the location and plans,including enclosures, for postal
mail boxes shall be submitted for review and approval by the
Director of Community Development.
36. All trash disposal, recycling areas and dumpster areas shall
be shown on the plot plan and shall be provided in a location
which will not interfere with circulation, parking or access
to any of the buildings and said disposal areas shall be
screened with a six foot high, solid wall enclosure with self-
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 16
1�5
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
closing metal gates. The final design of all trash enclosures
(or individual trash pick up areas) shall be subject to the
approval of the Director of Community Development prior to the
issuance of a Zoning Clearance.
37. In order to ensure compatibility with adjacent developments
all exterior building materials and paint colors shall be
approved by the Director of Community Development.
38. Any solar panels for heating the swimming pools shall be
located on the recreation buildings or structures subject to
the approval of the Director of Community Development prior to
the issuance of a Zoning Clearance. Such panels shall be
designed as an integral part of the design of the building,
and not added to the exterior.
39. All sectional (rollup) garage doors shall have automatic door
openers. Uncovered parking spaces shall be nine feet (91) in
width and twenty feet (201) in length. An additional one -half
foot in width must be provided for parking spaces located
adjacent to a wall. Drive aisles between parking spaces shall
be a minimum of 25 feet (251) in width.
40. Pullover parking (overhangs) shall be limited to 24 inches
(241) maximum. No vehicles shall be allowed to encroach onto
walkways or into the required landscape setbacks along public
roadways.
41. For all exterior lighting, a lighting plan shall be prepared
by an electrical engineer registered in the State of
California and submitted to the Director of Community
Development and the City Police Department for review and
approval. The lighting plan shall achieve the following
objectives: Avoid interference with reasonable use of
adjoining properties; minimize on -site and off -site glare;
provide adequate on -site lighting; limit electroliers height
in order to avoid excessive illumination and provide
structures which are compatible with the total design of the
facilities.
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 feet (201) outside
of the property lines. Layout plan to be based on a ten
foot (101) grid center;
b. Maximum overall height of fixtures shall be fourteen feet
(14');
— 13
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 17
C. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at the property
lines;
d. There shall be no more than seven -to -one (7:1) ratio of
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;
f. No light shall be emitted above the 90 degree or
horizontal plane;
g. In order to prevent light "spillage" and glare all
parking lights shall be fully hooded and backshielded.
42. Television cable service shall be provided consistent with
existing city cable system requirements. Undergrounding of
cable wires is required and no lines shall be permitted to
^ extend along the exterior walls of the residential buildings.
43. Gutters and roof drains for all buildings shall be provided
and directed to an approved drainage area.
44. No asbestos pipe or construction materials shall be used
without prior approval of the City Council.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
45. An "Unconditional Will Serve Letter" for water and sewer
services will be obtained from Ventura County Waterworks
District No. 1.
46. The applicant shall pay all school assessment fees levied by
the Moorpark Unified School District.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
47. Prior to the issuance of an Occupancy Permit, all parking
areas within the phase 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.
48. No use for which the permit is granted shall be commenced
until a Certificate of Occupancy within the phase has been
issued by the Building and Safety Division. In addition, no
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 18
I g�
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
Certificate of Occupancy may be issued until all on -site
improvements have been completed or the applicant has provided
some form of financial security to guarantee completion of the
improvements such as a Performance Bond. Said on -site
improvements shall be completed within 120 days of issuance of
the Certificate of Occupancy. If failure to comply occurs
with any term or provision of this agreement, the City Council
may, by resolution, declare the surety forfeited. Upon
completion of the required improvements to the satisfaction of
the Director of Community Development, the surety may be
exonerated by action of the Director of Community Development.
49. No Building Permits shall be issued until written concurrence
occurs between the City and the County of Ventura regarding
the maintenance agreement of the Peach Hill Wash area.
AFTER THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, THE FOLLOWING
CONDITIONS SHALL BE APPLICABLE:
50. The continued maintenance of the permit and facilities shall
be subject to periodic inspection by the City. Within thirty
(30) days after notification, the permittee shall be required
to remedy any defects in ground maintenance, as indicated by
the Code Enforcement Officer.
51. The striping for parking spaces shall be maintained so that it
remains clearly visible.
52. The applicant and its successors, heirs, and assigns shall
remove any graffiti within ten (10) days from the written
notification by the City of Moorpark. All such graffiti
removal shall be accomplished to the satisfaction of the City.
CITY ENGINEER CONDITIONS
DURING CONSTRUCTION:
53. That prior to any work being conducted within the State or
City right -of -way an encroachment permit shall be obtained by
the applicant from the appropriate agency.
54. That the applicant shall construct any necessary drainage
facilities, including brow ditch and slope bench drainage
channels, with permanent earth tone color(s) so as to minimize
- visual impacts. Said color(s) shall be submitted to and
approved by the Director of Community Development as part of
the grading plans.
55. An 18 inch (1811) slough wall shall be constructed directly
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 19
I�
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
behind the back of the sidewalks where slopes over 4 feet (4 1 )
are adjacent to sidewalk so as to reduce debris from entering
streets.
56. If any hazardous waste is encountered during the construction
of the project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
Department, the Sheriff's Department, and the City Inspector
shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
57. Where roads are to be built requiring four (4) or more inches
of pavement, the applicant shall construct the required street
section minus a 1 -inch cap of asphalt which shall be placed
after all the necessary trenching is completed.
58. No trees with a trunk diameter in excess of 4 inches (411)
shall be trimmed or removed without prior approval of the City
Council.
59. If grading is to take place during the rainy season (October -
April 15), an erosion control plan shall be submitted for
review and approval along with the grading plan. Along with
the erosion control measures, hydroseeding of all graded
slopes shall be required within 60 -days of completion of
grading.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
60. As directed by the City Engineer, all adjacent street tie -ins
of utilities, driveways, etc. shall be repaired in such a
manner that no trench lines or other construction indicators
appear.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
61. Sufficient surety guaranteeing the public improvements for a
period of one year shall be provided.
62. Original "as built" plans on standard size sheets shall be
certified by the Civil Engineer and returned to the City
Engineer's office.
63. Reproducible centerline tie sheets shall be submitted to the
City Engineer's office.
18'q
0--001-
RESIDENTIAL PLANNED DEVELOPMENT: PERMIT NO. RPD -91 -2, ZC -91 -1
APPLICANT: URBAN WEST COMMUNITIES
DATE: November 13, 1991
Page 20
VENTURA COUNTY FIRE DEPARTMENT CONDITIONS:
64. That prior to the issuance of a Zoning Clearance, the
applicant shall submit plans to the Ventura County Bureau of
Fire Prevention for the approval of fire hydrant locations.
Plans must show the existing hydrants within 300 feet (3001)
of the development.
PRIOR TO FINAL MAP APPROVAL:
65. The applicant shall submit two site plans to the Ventura
County Bureau of Fire Prevention for approval of the location
of fire lanes.
66. That all drives shall have a minimum vertical clearance of 13
feet, 6 inches (13'6 ").
67. That the access roadway shall be extended to within 150 feet
(1501) of all portions of the exterior walls of the first
story of the building. Where the access roadway cannot be
provided, approved fire protection system or systems shall be
installed as required and acceptable to the Bureau of Fire
Prevention.
68. That approved turn around areas for fire apparatus shall be
provided where the access road is 150 feet (150') or farther
from the main thoroughfare.
69. Any gates, to control vehicular access, are to be located to
allow a vehicle waiting for entrance to be completely out of
the public roadway. If applicable, it is recommended that the
gates(s) swing in both directions. The method of gate control
shall be subject to the review of the Bureau of Fire
Prevention. The Fire Department shall have access to the
residential complex through the gates.
70. That building plans of public assemble areas which have an
occupancy load of 50 or more, shall be submitted to the
Ventura County Bureau of Fire Prevention for review and
approval.
71. That 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 Ventura County Road Standards.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 21
IRS
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION
SHALL BE SATISFIED:
72. That the minimum fire flow required shall be determined by the
type of building construction, fire walls, and fire protection
devices provided, as specified by the ISO Guide for
Determining Required Fire Flow.
Given the present plans and information, the required fire
flow is approximately 2250 gallons per minute. The applicant
shall verify that the water purveyor can provide the required
quantity at the project.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
73. That address numbers, a minimum of 6 inches (611) high, shall
be installed, shall be of contrasting color to the background,
and shall be readily visible at night. Where structures are
set back more than 150 feet (1501) from the street, larger
numbers will be required so that they are distinguishable from
the street. In the event that they are not visible from the
street, the address number shall be posted adjacent to the
driveway entrance.
74. The applicant shall provide sufficient proof of the ability to
prevent vehicular parking in the "No Parking" areas and that
enforcement shall be secured so that emergency vehicles are
not obstructed.
75. That a minimum individual hydrant flow of 1,250 gallons per
minute shall be provided at this location.
76. That a U.L. approved spark arrester shall be installed on the
chimney of any structure(s).
77. That portions of this development may be in a high fire hazard
area and those structures shall meet building code
requirements.
PRIOR TO FINAL APPROVAL, THE FOLLOWING CONDITIONS SHALL APPLY:
78. Access roads shall be a minimum of 25 feet (251) in width and
shall be installed with an all weather surface, suitable for
access by fire department apparatus.
79. Fire hydrants shall be installed and in service prior to
combustible construction and shall conform to the minimum
standards of the Moorpark Waterworks Manual. That is:
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 22
191
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
a. Each hydrant shall be a 6 inch ( 6 " ) wet barrel design and
shall have 1 -four inch and 2 -two and one -half inch (2
1/2 ") 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 (3001) on center,
and so located that no structures will be farther away
than 150 feet (1501) from any one hydrant.
d. Fire hydrants shall 24 inch (2411) on center, recessed in
front curb face.
80. That a manual and automatic fire alarm system (smoke detector)
shall be submitted to the Fire District for plan check.
81. That a 5 pound fire extinguisher shall be installed in each
townhouse unit.
VENTURA COUNTY WATERWORKS DISTRICT NO. 1, CONDITIONS:
GENERAL REQUIREMENTS:
82. The applicant requesting services shall comply with the
Ventura County Waterworks District No. 1, "Rules and
Regulations" including all provisions of or relating to the
existing residential waste discharge requirements and
subsequent additions or revisions thereto. Ultra low plumbing
fixtures are required in all new construction.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
83. The developer shall be required to enter into an agreement to
install all necessary water and sewer improvements, pay all
applicable fees and comply with the Water District's Rules and
Regulations.
MOORPARK POLICE DEPARTMENT CONDITIONS
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
84. Either a licensed security guard is required during the
construction phase, or a 6 -foot high chain link fence shall be
erected around the construction site.
85. Construction equipment, tools, etc., shall be properly secured
during non - working hours.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 23
19 Cpl..,
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
86. All appliances (microwave ovens, dishwashers, trash
compactors, etc.) shall be properly secured during the non-
working hours. All serial numbers shall be recorded for iden-
tification purposes.
PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
87. Lighting devices located on poles shall be high enough to
eliminate anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface 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.
88. Landscaping shall not obstruct any exterior door or window.
89. Landscaping at entrances /exists or at any intersection within
the visitor parking area shall not block or screen the view of
a seated driver from another moving vehicle or pedestrian.
90. Landscaping (trees) shall not be places under any overhead
lighting which could cause a loss of light at ground level.
91. Addresses shall be clearly visible to approaching emergency
vehicles and mounted against a contrasting color.
92. Address numbers shall be a minimum of 6 inches (611) in height
and illuminated during the hours of darkness. Directory boards
indicating locations of the various buildings and individual
units shall be displayed at each entrance to the complex and
lighted during the hours of darkness.
93. All exterior doors shall be constructed of solid wood core a
minimum of one and three quarter inches thick or of metal
construction. Front glass door(s) commonly used for entry are
acceptable but should be visible from the street.
94. Doors utilizing a cylinder lock shall have a minimum five (5)
pin tumbler operation with the locking bar or bolt extending
into the receiving guide a minimum of 1 inch (1 ").
95. Upon occupancy by the owner or proprietor, each single unit in
a tract or commercial development, constructed under the same
general plan, shall have locks using combinations which are
interchange free from locks used in all other separate
dwellings, proprietorships, or similar distinct occupancies.
RESIDENTIAL PLANNED DEVELOPMENT:
APPLICANT:
DATE:
Page 24
IR3
PERMIT NO. RPD -91 -2, ZC -91 -1
URBAN WEST COMMUNITIES
November 13, 1991
95. All residential sliding glass doors or windows shall be
equipped with metal guide tracts at the top and bottom and be
constructed so that the window cannot be lifted from the tract
when in the closed position.
97. There shall not be any easy exterior access to the road area,
ie., ladders, trees, high walls, etc.
98. All garages must be totally enclosed.
99. A Knox Box keyed for fire /police assess shall be placed next
to the recreational pool area allowing emergency access if
needed.
ENVIRONMENTAL HEALTH
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
100. The applicant shall submit pool /spa design specifications for
review and approval to the Community Services Section of the
Environmental Health Division.
A:CONDITIO