HomeMy WebLinkAboutAGENDA REPORT 1992 0520 CC REG ITEM 08CITEM
8.C.
MOORPAIMA RK_ CAI Me)DNIA
799 Moorpark Avenue Moorpark, California
MW M.
TO: The Honorable City Council
FROM: Patrick J. Richards, Director of Community Development
DATE: May 4, 1992 (CC meeting of May 20, 1992)
SUBJECT: CONDITIONAL USE PERMIT NO. 4089 (MINOR MODIFICATION NO.
1) ON THE APPLICATION OF THE HOLY CROSS CATHOLIC CHURCH
Background
On June 17, 1982, Conditional Use Permit No. 4089, filed by the
Roman Catholic Archbishop of Los Angeles requesting approval to
construct, in phases, a church and classrooms on approximately 4.66
acres of land at the northeast corner of Peach Hill Road and
Moorpark Road (Assessor's Parcel No. 500 -0- 350 -255) was approved by
the Planning Commission of the County of Ventura. The approval was
for a rectory, permanent church, and classrooms for religious
instruction. Approved uses include religious services, instruction
and other church related activities.
On February 19, 1992, the applicant applied for Minor Modification
No. 1, which is for completion of the site master plan approved by
the County of Ventura with the construction of a Parish
Administrative Center, Activity /Religious Education Center, expand
the existing church capacity and provide additional parking.
Discussion
The Minor Modification request is for the relocation of the
Administrative Center (Unit B on the original approved master site
plan) and the Parish Activity /Religious Education Center (Unit A)
to facilitate expanded parking provisions, and the expansion of the
existing church in lieu of constructing another larger church on-
site. According to the applicant none of the facilities on site
are to be used concurrently.
The religious education program at Holy Cross Church Parish
provides religious instruction for children and youth in the
afternoons and evenings, after the students have been released from
public schools.
PP04:21:92 /12:46psA: \PC.HEH
Fl
PAUL W. LAWRASON JR. JOHN E. WOZNIAK SCOTT MONTGOMERY BERNARDO M. PEREZ ROY E. TALLEY JR.
Mayor Mayor Pro Tem Councilmember Councilmember Councilmember
Printed On Recycled Paper
The Director of Community Development determined that the expansion
to the existing church is a Minor Modification to the existing
church because a master plan for the church was previously approved
by the County of Ventura Planning Commission and there will be no
increase in property usage. This matter is presented to the
Planning Commission because the Planning Commission constitutes the
Advisory (original approving authority) Agency for the original
Conditional Use Permit.
The following schedule is anticipated:
Monday, Tuesday, Wednesday and Thursday afternoon:
Students in Kindergarten, and grades 1,2 and 3 arrive at 3:15;
dismissal is at 4:30 p.m.
Students in grades 4,5, and 6 arrive at 4:30 p.m., and
dismissal is at 8:45 p.m.
Monday and Tuesday Evenings:
Junior High (Grades 7 and 8) and High School students arrive
at 7:00 p.m. and dismissal is at 8:45 p.m.
Saturday Mornings:
Students in various grades conduct an activity inside the
various buildings on -site (approximately once each month).
According to the information supplied to staff by the applicant,
the average number of vehicles delivering students according to the
Religious Education program is expected to average 275 per day,
distributed from 3:00 p.m. to 9:00 p.m. on Monday and Tuesday, and
less on Wednesday and Thursday. The expanded instructional space
proposed in this project reduces the number of trips currently
taken by parents with more than one child because of the improved
scheduling.
The County of Ventura Planning Commission approved a church,
rectory and an instruction building which was to be completed in
three phases. Phase 1 consisted of a church and rectory. The
rectory was to be located adjacent to Moorpark Road. Phase 2
consisted of the relocation of the existing church to the existing
parking area and relocation of parking to the easterly portion of
the site. Phase 3 consisted of construction of the classroom
building, which was to be located in the northerly portion of the
parcel.
F"4 :21:92 /12:46paA: \PC.MEM 2
Modification No. 1 to the Conditional Use Permit moves the rectory,
which is now the proposed administrative building to the north end
of the parking lot adjacent to the existing church. Moving this
building farther away from Moorpark Road will open up the site and
present an aesthetically more pleasing design, than the previously
approved plan. The proposed Activity /Religious Education Center
will be located at the northeast portion of the site.
The proposed site development is contained within the original
boundaries approved by Conditional Use Permit No. 4089, and is
modified to provide 235 parking spaces to meet a projected seating
capacity of 930 persons. The City's Zoning Ordinance requires the
following parking standards for churches and similar facilities:
1 space for every 4 fixed seats, plus 1 space per 28 square
feet of area in main auditorium (sanctuary or place of
worship) not occupied by permanent seats. In the case of
benches or pews, 18 linear inches shall be equivalent to one
seat.
Based on the seating capacity alone, the required number of parking
spaces for the church would be 232 spaces, not counting the area of
.— the sanctuary not occupied by permanent seats. Typically, the City
has not been counting the other buildings contained on church
property when computing parking requirements because of the fact
that many uses are not being used at the same time, as has been
demonstrated above.
Pursuant to City Council's policy, churches have not been required
to pay Area of Contribution fees (AOC). Therefore, staff has not
imposed a requirement for this church to pay an AOC fee.
This proposed Minor Modification request has been reviewed by the
Director of Community Development who approved it on May 12, 1992,
with the appeal period ending on May 22, 1992. Pursuant to
Resolution No. 88 -523, the Director of Community Development has
the authority to approve Minor Modifications.
This matter is being presented to the Planning Commission as a
courtesy. Should the Planning Commission, or any other authority,
desire to appeal the Director's decision, a public hearing should
be scheduled. The next available hearing date is June 17, 1992.
If the City Council takes no action, then the Director's decision
stands.
PP01:21s92 /12:46PaA: \PC.HEH 3
Staff Recommendation
Receive and file the report
Exhibits: 1. Conditions for Minor Modification
2. Site Plan and Elevations
cc. The Honorable City Council
Minor Modification Logbook
CUP 4089 Minor Modification No. 1 File
PP04:21:92 /12146PXA: \PC -KLK 4
NOTE: THESE CONDITIONS OF APPROVAL FOR MODIFICATION NO 1 TO
CONDITIONAL USE PERMIT NO. 4089 ARE IN ADDITION TO THOSE
CONDITIONS APPROVED BY THE COUNTY OF VENTURA PLANNING
COMMISSION FOR THIS ENTITLEM NT ON JUNE 17 1982
CONDITIONS FOR MINOR MODIFICATION NO.
GENERAL CONDITIONS•
1. The permit is granted for the land and project as identified
on the entitlement application form and as shown on the
submitted plot plans and elevations. The location and design
of all site improvements shall be as shown on the approved
plot plans and elevations except or unless indicated otherwise
herein in the following conditions.
2. That unless the project is inaugurated (building foundation
slab in place and substantial work in progress) not later than
five (5.) 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 five (5) year extension for project inauguration if
there have been no changes in the adjacent areas and if
applicant can document that he has diligently worked towards
inauguration of the project during the initial five (5) year
period. The request for extension of this entitlement shall
be made in writing, at least 30 -days prior to the expiration
date of the permit.
3. All facilities and uses other than those specifically
requested in the application are prohibited unless an
application for a modification has been approved by the City
of Moorpark. Any minor changes to this permit shall require
the submittal of an application for a Minor Modification and
any major changes to this permit shall require the submittal
of a Major Modification as determined by the Director of
Community Development.
4. The permittee agrees as a condition of issuance and use of
this permit to defend, at his sole expense, any action brought
against the City because of issuance (or renewal) of this
permit or in the alternative to relinquish this permit.
Permittee will reimburse the City for any court costs and /or
attorney's fees which the City may be required by the court to
pay as a result of any such action. The City may, at its sole
discretion, participate in the defense of any such action, but
such participation shall not relieve permittee of his
obligation under this condition.
PM4 :21:92 /12:46pmA: \PC.KEN 5
EXHIBIT 1
5. Prior to approval of construction plans for plan check or
initiation of any construction activity, a Zoning Clearance
shall be obtained from the Department of Community
Development. If a applicant desires, construction plans may
be submitted to the Building and Safety Department with a City
approved Hold Harmless Agreement.
PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED'
6. The applicant shall pay all outstanding case processing
(planning and Engineering), and all City legal service fees
prior to issuance of a Zoning Clearance. The applicant,
permittee, or successors in interest, shall also submit to the
Department of Community Development a fee to cover costs
incurred by the City for Condition Compliance review of the
Conditional Use Permit.
7. Prior to the issuance of a Zoning Clearance, the permittee
shall sign a statement indicating awareness and understanding
of all permit conditions, and shall agree to abide by these
Conditions.
8. No Zoning Clearance may be issued for construction until all
on -site improvements specified in this permit have been
provided a Faithful Performance Bond to guarantee the
construction and maintenance of perimeter walls, including
stucco treatment; landscaping; fences; slope planting or other
landscape improvements not related to grading; private
recreational facilities, etc. Said on -site improvements shall
be completed within 120 days of issuance of a Certificate of
Occupancy. In case of failure to comply with any term or
provision of this condition, the City Council may by
resolution declare the surety forfeited. Upon completion of
the required improvements to the satisfaction of the City, the
City Council may reduce the amount of the bond; however, the
bond must be kept in full effect for one year after the last
occupancy to guarantee that items such as perimeter tract
walls, including stucco treatment; landscaping; fences; slope
planting or other landscape improvements not related to
grading; private recreational facilities, etc. are maintained.
9. All final construction working drawings, grading and drainage
plans, plot plans, final parcel map, sign programs and
landscape and irrigation plans (three full sets) shall be
submitted to the Director of Community Development for review
and approval.
PP04:21:92 /12:4GPMA: \PC.MEM 6
10. For all exterior lighting, a lighting plan shall be prepared
by an electrical engineer registered in the State of
California and submitted to the Department of Community
Development for review and approval. The lighting plan shall
achieve the following objectives: Avoid interferences with
reasonable use of adjoining properties; minimize on -site and
off -site glare; provide adequate on -site lighting; limit
electroliers height to avoid excessive illumination; provide
structures which are compatible with the total design of the
proposed facility and minimize energy consumption.
The lighting plan shall include the following:
a. A photometric plan showing a point -by -point foot candle
layout to extend a minimum of twenty (20) feet outside
the property lines. Layout plan to be based on a to (10)
foot grid center. Down lighting and accent landscape and
building lighting shall be employed throughout the
project.
b. Maximum overall height of fixtures shall be twenty (20)
feet, unless otherwise approved by the Director of
Community Development.
C. Fixtures must possess sharp cut -off qualities with a
maximum of one foot candle illumination at property
lines.
d. There shall be no more than a seven -to -one (7: 1) ratio 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. A minimum of one, and a maximum of two foot candle
illumination with a 1.5 foot candle average, or as
otherwise approved by the Director of Community
Development.
g. No light shall be emitted above the 90 degree or
horizontal plane. No direct light source shall be
visible from the street.
h. Light standards in the parking lot shall be shielded and
directed downward to avoid light and glare on neighboring
properties.
7
PP04:21:92 /12:16pRA: \PC.MEM
i. Lighting devices shall be high enough as to prohibit
anyone on the ground from tampering with them unless
tamper proof fixtures are approved by the Director of
Community Development. All parking areas shall be
provided with a lighting system capable of illuminating
the parking surface with a minimum maintained 1 -foot
candle of light and shall be designed to minimize the
spillage of light onto adjacent properties. All exterior
lighting devices shall be protected by weather and
breakage resistent covers.
11. Complete landscape plans (3 -sets) for all new landscaping
within the church site, together with specifications and a
maintenance program shall be prepared by a State Licensed
Landscape Architect, generally in accordance with the Ventura
Guide to Landscape Plans and in compliance with the City of
Moorpark Ordinance No. 74, and shall be submitted to and
approved by 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 as specified by the City of Moorpark.
Additional funds may subsequently need to be deposited to
cover all landscape plan check and inspection fees.
a. All landscaping and planting shall be accomplished and
approved by the Director of Community Development, or his
designee, prior to the approval of occupancy. The
project landscape plans shall include the following:
b. A 50 percent 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 maturity.
C. Any turf plantings associated with this project shall be
drought tolerant, low water using variety.
d. Landscaping at site entrances and exits and any
intersection within the parking lot shall not block or
screen the view of a seated driver from another moving
vehicle or pedestrian.
e. Plantings in and adjacent to parking areas shall be
contained within raised planters surrounded by six -inch
high concrete curbs.
f. Landscaping shall be designed so as to not obstruct the
view of any exterior door or window from the street.
PP04:21:92 /12:4GPftA: \PC.MEM 8
g. Landscaping (trees) shall not be placed directly under
any overhead lighting which could cause a loss of light
at ground level.
h. Earthen berms or low walls shall be provided to screen
views of parked vehicles from access roads.
i . Landscaping shall be used to screen views of any backf low
preventers.
CITY ENGINEER'S CONDITIONS OF APPROVAL
PRToR To THE ISSUANCE OF A GRADING PERMIT, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
12. a. The applicant shall submit to the City for review and
approval, a grading plan for CUP 4089 signed by a
registered civil engineer; shall apply for 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.
b. At the time an application for a grading permit is
submitted, an erosion control plan shall be submitted for
review and approval if grading is to occur between
October 15th and April 15th. Along with the erosion
control measures, hydroseeding of all graded slopes shall
be required upon completion of grading.
C. All haul routes shall be pre- approved by the Director of
Public Works. on -site haul routes shall be limited to
graded areas only.
13. a. The applicant shall submit to the City for review and
approval, a detailed geologic and geotechnical report
prepared by both a Geologist and a Geotechnical Engineer
registered with the State of California. The report
shall include a geotechnical investigation with regard to
liquefaction, expansive soils, groundwater and seismic
safety. The grading plan shall incorporate the
recommendations of the approved Geology and Geotechnical
Report.
b. Review of the Geology and Geotechnical report by the
City's geology and geotechnical consultant may be
required by the City Engineer. If so, the applicant
shall reimburse the City for all costs including the
City's administrative costs.
9
PP04:21:92 /12:46PMA: \PC.M0M
14. The applicant shall demonstrate to the satisfaction of the
City Engineer that each building pad has adequate protection
from the 100 year storm and feasible access during a 10 year
storm.
15. The applicant shall submit to the City 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 any
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:
a. All new catch basins in slump locations shall be designed
for a 50 year storm;
b. All new catch basins on continuous grades shall be
designed for a 50 year storm;
C. All new 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 new culverts shall be designed for a 100 year storm;
e. Drainage facilities shall be provided or existing
facilities improved, such that on -site flows are
intercepted and contained prior to entering a secondary
or local collector street. As an option, drainage may be
allowed to enter Spring Road, provided the first easterly
downslope drain on Spring Road, north of Peach Hill Road
and Spring Road intersection is shown to be adequate, or
is improved to fully contain the total anticipated flow
for a 50 year storm.
f. For a 10 year storm, any collector street 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;
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.
10
PP04:21:92 /12:A6PWA: \PC.MEM
16. The applicant shall indicate in writing to the City Engineer,
the disposition of any water well or any other well that may
exist within the project, If any wells are proposed to be
abandoned, or if they have been abandoned and have not been
properly sealed, they must be destroyed per Ventura County
ordinance No. 2372 and any applicable Division of Oil and Gas
requirements.
17. The applicant shall post sufficient surety guaranteeing
completion of all improvements which revert to the City (i.e.,
landscaping, parks, fencing, etc.) or which require removal
(ie., temporary debris basins, etc.).
18. An 18" slough wall shall be constructed on Peach Hill Rd.
directly behind the back of the sidewalk where slopes over
four feet are adjacent to sidewalk so as to reduce debris from
entering streets.
19. The applicant shall file for a time extension with the City
Engineer's office at least six weeks in advance of expiration
of the agreement to construct improvements. The fees required
will be in conformance with the applicable ordinance section.
20. Prior to construction work conducted in the City Right -of -Way,
the applicant shall obtain all necessary encroachment permits
from the appropriate Agencies.
DDAMING CONSTRUCTION THE FOLIpDiING CONDITIONS SHALL BF SATISFIED:
21. Dust generation produced during grading shall be suppressed
by the following activities:
a. All active portions of construction site shall be
watered sufficiently to prevent excessive amounts of
dust. Complete coverage watering shall occur at least
twice daily, preferably in the late morning and after
work is done for the day.
b. All material excavation or grading shall be watered to
prevent fugitive dust.
C. If approved by the City Council all trucks importing or
exporting soil to or from the project shall use
tarpaulins to cover the loads and shall operate between
the hours of 9 a.m. to 5 p.m. on weekdays only.
d. 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.
it
PP04:21:92 /12:46P": \PC.ME34
e. All unimproved areas with vehicle traffic shall be
watered per the on -site City inspector and vehicle
speeds shall be limited to 15 mph.
f. Streets adjacent to the area being graded shall be
swept as determined by the City but in no event less
than weekly on Friday afternoon to remove silt which
may have accumulated from construction activities.
g. The area disturbed by clearing , grading, earth
moving, or excavation operations shall be minimized at
all times.
22. Construction activities (any noise making activity including
the operation or movement of equipment) shall be limited to
only the hours of 7:00 a.m. to 7:00 P.M. Monday through
Friday. Work may be performed on Saturdays between the hours
of 9:00 a.m. to 7:00 p.m. if approved by the City Engineer.
No job site activity shall occur before or after these hours
and not at all on Sundays or holidays.
PRIOR TO OCCUPANCY THE FOLLOWING CONDITIO =
23. a. Peach Hill Road shall be improved to its full pavement
width of 40 feet from the most easterly church entrance
on Peach Hill Road to the Middle School property line,
per Ventura County Road Standard Plate B -5A. The
applicant shall also be responsible for the dedication
to the City of any slope easements, beyond the existing
53 feet right -of -way, necessary for these improvements
to be made.
b. The applicant shall submit to the City for review and
approval, street improvement plans prepared by a
registered civil engineer for the project; shall enter
into an agreement with the City to complete the
improvements; and shall post sufficient surety
guaranteeing the construction of the improvements. Any
necessary right -of -way required to complete the
improvements will be required by the applicant at their
expense.
C. The improvements shall include concrete curb and
gutter, sidewalk, striping, paving, drainage outlets
and any necessary transitions to the satisfaction of
the City Engineer.
d. All geometric improvements shall be designed for
service trucks and emergency vehicles.
PP01 :21292 /12246PIOA: \PC.MEM 12
e. During the grading of the roads, soils testing of the
road by a qualified soils engineering firm shall be
performed to determine appropriate road structural
sections.
PRIOR TO SECURITY RELEASE, TH FOLLOWING CONDITIONS SHALL BE
SATISFIED'
24. original "as- built" plans will be certified by the applicant's
civil engineer and submitted with two sets of blue prints to
the City Engineer's office. Although grading plans may have
been submitted for checking and construction on sheets larger
than 22" X 3611, they must be resubmitted as "as- builts" in a
series of 22" X 36" mylars (made with proper overlaps) with a
title block on each sheet. Submission of "as- built" plans is
required before a final inspection will be scheduled.
25. Reproducible centerline tie sheets shall be submitted to the
City Engineer's office.
PP04:21:92 /12:4GPMA: \PC.KEK 13
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