HomeMy WebLinkAboutAGENDA REPORT 1990 1017 CC REG ITEM 09D MOORPARK ITEM.
BERNARDO M. PEREZv>"" STEVEN KUENY
Mayor gait, City Manager
SCOTT MONTGOMERY Age, CHERYL J. KANE
Mayor Pro Tem tat
�.00RPARK, CALIFORNIA City Attorney
ELOISE BROWN �L etCCity Council MeetnWATRICK RICHARDS,A.I.C.P.
Councilmembero° of /O// 7 199 O Director of
oo� ! Community Development
CLINT HARPER, Ph.D.
Councilmember a,go ACTIONS R. DENNIS DELZEIT
PAUL W. LAWRASON,Jr. , GNP •. City Engineer
Zu Aa-ac ,!- JOHN V.GILLESPIE
Councilmember , • !;P' •. ,
w Chief of Police
LILLIAN KELLERMAN l U
CityClerk \ar -
RICHARD T. HARE
MEMORANDUM i City Treasurer
TO: The Honorable City Council
FROM: Patrick J. Richards, Director of Community Development
DATE: October 3, 1990 (CC meeting of October 17, 1990)
SUBJECT: PLANNED DEVELOPMENT PERMIT NO. 897 (MAJOR MODIFICATION
NO. 1)
Background
On September 17, 1990 the Planning Commission considered the
application filed by George Shakibam requesting a major
modification to expand an existing neighborhood shopping center by
adding two free-standing buildings of 3, 300 square feet each in
size on the northeast and southeast quadrants of the 3 . 1 acre
commercial site located at the southwest corner of Campus Park
Drive and Princeton Avenue between Campus Park Drive and Amhurst
Street in the northeastern portion of the City.
The Planning Commission approved and adopted Resolution No. PC-90-
223 on September 17 , 1990 recommending to the City Council the
following: 1) Certification of the Mitigated Negative Declaration
and Mitigation Reporting and Monitoring Program as adequate for the
proposed project, 2 ) That the City Council approve the Major
Modification to PD897 as conditioned.
Discussion
At the Planning Commission hearing held on September 17, 1990, the
applicant indicated that he was in agreement with the conditions of
approval with the exception of condition No. 44 relating to the
removal of the existing pole sign. The project has been
conditioned to replace the pole sign with a monument sign so as to
be in conformance with all of the requirements of the Master Sign
Program.
1
799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864
The Planning Commission discussed the following issues :
▪ There was a concern that the construction of the free
standing buildings would interfere with the sight
distance at the intersection. In response, the City
Engineer stated that there would not be a sight distance
problem.
▪ Parking
The additional 15 parking spaces located to the rear of
the existing buildings should be used for employee
parking. No tenant shall restrict any parking area.
• Existing pole sign (Planning Commission supports the
modification to provide a monument sign)
▪ Location of trash area (Planning Commission recommends
that the trash area be located away from the proposed
buildings, perhaps at the northwest portion of the
center)
▪ Condition No. 23 - deleted
▪ Condition 27 - Revised
a. No separate tenant parking shall be allowed.
b. Employee and tenant operation shall utilize the
parking spaces to the west of the existing main
building.
▪ Condition No 33 - Correction
33 . That the applicant shall have satisfied all
requirements of the Ventura County Waterworks
District No. 1 from annexation and will be provided
with both water and sewer or provided temporary
water service from Ventura County Waterworks
District No. 1 to the satisfaction of the County
Waterworks District.
▪ Condition No. 41 - modified
41 . That all operations authorized by this permit shall
be restricted to the hours between 7:00 a.m. to
5 :30 p.m.
2
That Condition Nos. 23 and 44 be combined to read as
follows:
44 . The applicant shall remove the existing pole sign
and replace it with a monument sign externally
lighted in conformance with all the requirements of
a Master Sign Program to be prepared by the
applicant prior to Zoning Clearance. That signs
are subject to the Moorpark Municipal Code, Chapter
50, of Title 9, Sign Ordinance. A sign permit is
required. The applicant shall create a Master Sign
Program which will cover a common sign letter type
and color to be used throughout the site. Such
program to be approved by the Director of Community
Development.
Whether the Los Angeles Avenue Area of Contribution fee
has been determined, and whether or not the fee has been
previously paid.
Staff has reviewed this issue and has found that the
Public Works for the County of Ventura collected $7,725
prior to issuance of a Zone Clearance for development of
the shopping center, as a contribution for the Los
Angeles Avenue Street Improvement Area of Benefit. Said
deposit was based upon $2,500 per acre.
Recommendation
1. Open the hearing and accept public testimony;
2 . Review and consider the information in the Mitigated Negative
Declaration and certify that this document prepared for the
project has been prepared in accordance with CEQA and it is
adequate and complete for the aforementioned project;
3. Make the appropriate findings;
4. Direct staff to prepare a Resolution, to appear on the next
regular agenda, approving Planned Development Permit No. 897
(Major Modification No. 1) based on the findings and
recommended conditions of approval.
Attachments:
1 . Resolution No. PC-90-222 (recommending approval and revised
conditions) .
2 . Planning Commission Staff Report dated September 17, 1990 .
3 . Site Plan & Elevation.
3
RESOLUTION NO. PC-90-222
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF MOORPARK, CALIFORNIA
RECOMMENDING APPROVAL OF PLANNED
DEVELOPMENT PERMIT NO. 897 MAJOR
MODIFICATION NO. 1 ON THE APPLICATION
OF GEORGE SHAKIBAM.
Whereas, at a duly notice public hearing on
September 17, 1990, the Planning Commission considered the
application filed by George Shakibam requesting approval to
expand an existing neighborhood shopping center by adding
two free-standing buildings approximately 3,300 sq. ft. each
in size in the northeast and southeast quadrants of the 3. 1
acre site.
Whereas, the Planning Commission after review and
consideration of the information contained within the staff
report dated September 17, 1990, and the Mitigated Negative
Declaration has found that the subject project will not have
a significant effect on the environment, and has reached its
decision in the matter; and
Whereas, at its meeting of September 17, 1990 the
Planning Commission opened the public hearing, took
testimony from those wishing to testify.
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 210001 the Planning Commission of the City of
Moorpark recommends that the City Council approve the
Mitigated Negative Declaration.
Section 2 . that the Planning Commission hereby
adopts the findings contained in the staff report dated
September 17, 1990, said reports are incorporated herein by
reference as though fully set forth.
ATTACHMENT L
Section 3. That the Planning Commission hereby
recommends that the City Council conditionally approve
Planned Development Permit No. 897 Major Modification No. 1
subject to compliance with all of the conditions attached
hereto.
The action with the forgoing direction was approved by the
following roll call vote:
Ayes: Commissioners Scullin, Schmidt, Talley,
Lanahan and Wozniak
Noes: None;
Absent: None.
Passed, approved and adopted on September 17, 1990 .
Chairman:
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 September 17,
1990 by the following vote
Ayes: Commissioners Scullin, Schmidt, Talley,
Lanahan and Wozniak.
Noes: None;
Absent: None.
ATTEST:
Celia LaFleur, Secretary
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 1
The following conditions supersede the existing conditions for
Planned Development Permit No. 897 approved by the City Council
on May 3, 1979 .
Community Development Conditions:
1. That the permit is granted for the land and project as shown
on the plot plans and elevations except or unless indicated
otherwise herein.
2 . That the development is subject to all applicable regulations
of the CPD zone and all agencies of the State, Ventura County,
the City of Moorpark and any other governmental entities .
3 . That the location and design of all buildings, fences, signs,
roadways, parking areas, landscaping and other facilities or
features shall be as shown on the plot plans and elevations,
except or unless indicated otherwise herein.
4 . That unless the use is inaugurated not later than two years
after the date the permit is granted, this permit shall
automatically expire on that date. The Planning Director may,
in his discretion, grant one additional 6-month extension for
use inauguration if there have been no changes in the proposed
plot plans, if there have been no changes in the adjacent
areas, and if permittee has diligently worked toward
inauguration of use during the initial one-period.
5 . That any minor changes may be approved by the Director of
Community Development upon the filing of a Minor Modification
application. A restaurant use can be accomplished with a
minor modification provided that the parking requirements for
PD-897 are met. Any major changes will require the filing of
a Major Modification application to be considered by the City
Council .
6 . That all facilities and uses other that those specifically
requested in the application are prohibited unless a
modification application has been approved by the Director of
Community Development.
7 . That the design, maintenance, and operation of the permit area
and facilities thereon shall comply with all applicable
requirements and enactments of Federal, State, and County and
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 2
City authorities, and all such requirements and enactments
shall, by reference, become conditions of this permit.
8 . That if any of the conditions or limitations of this permit
are held to be invalid, that holding shall not invalidate any
of the remaining conditions or limitations set forth.
9 . That prior to the issuance of a zone clearance, a landscaping
and planting plan three (3) sets, together with specifications
and maintenance program, prepared by a State licensed
landscape architect in accordance with County Guidelines for
Landscape Plan Check, shall be submitted to the Director of
Community Development for review and approval. The applicant
shall bear the total cost of such review and of final
installation inspection. The landscaping and planting plan
shall be accompanied by a fee specified by the City of Moor
park. All landscaping and planting shall be accomplished and
approved prior to the issuance of any occupancy permit.
10. That prior to construction of each building, a zoning
clearance shall be obtained from the Community Development
Department and a Building Permit shall be obtained from the
Building and Safety Department. A separate zoning clearance
shall be obtained prior to occupancy of individual lease units
within the shopping center.
11. That all turf plantings associated with this project shall be
drought tolerant, low-water using variety.
12 . That 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 ( 6 ' ) foot
high, solid wall enclosed with metal gates, final design of
said enclosure shall be subject to the approval of the
Director of Community Development prior to the issuance of
zone clearance.
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 3
13. If project is approved as proposed: That all roof mounted
equipment (vents, stacks, blowers, air conditioning equipment)
that may extend above the parapet wall shall be enclosed on
all four sides by view. Roof design and construction shall
include a minimum 18" extension of the parapet wall above the
highest point of the location of any roof mounted equipment of
the project must be approved by the Director of Community
Development.
14 . That continued landscape maintenance shall be subject to
periodic inspection by the City. The permittee shall be
required to remedy any defections in ground maintenance, as
indicated by the City inspector, within two weeks after
notification.
15. The final design of front, side and rear building elevations
of each building, and signs, walls, fences, and light
standards, including materials and colors, is subject to the
approval of the Planning Director.
16 . A tree Report identifying all trees and the removal of any
trees exceeding four (4" ) inches in diameter must be submitted
to the City for approval. All trees removed shall be replaced
with an amount of dollar value equivalent to each tree removed
by providing additional landscaping within the project.
17 . That all required yards, fences, parking areas, storage areas,
operations yards, and other uses on the site shall be improved
as required by these regulations and shall at all times be
maintained in a neat and orderly manner appropriate for the
CPD zone.
18. That no later than ten ( 10) days after any change of property
ownership or of lessee(s) or operator(s) of the subject use,
there shall be filed with the Director of Community
Development the names, and addresses of the new owners,
lessees, or operators, together with a letter from any such
persons, acknowledging and agreeing to comply with all
conditions of this permit.
19 . That prior to issuance of a zone clearance, the applicant on
behalf of himself and his successors and assigns, agrees not
to protest or otherwise contest the formation of any
assessment district or method of assessment applicable to the
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 4
development which may be established by the City of Moorpark
for the purpose of maintaining landscaping and improvements
within the right-of-way of Campus Park Drive and Princeton
Avenue.
20 . Prior to issuance of a zone clerance, an Unconditional Will
Serve letter shll be obtained from the appropriate water
district for water and County Waterworks for sewage and water
service. Said letter shall be filed with the Communtiy
Development Department. Or if said Unconditional Will Serve
letter in a form satisfactory to the City cannot be obtained
from Camrosa and/or County, the developer shall execute a
Subdivision Sewer Agreement in a form satisfactory to the
City. Said agreement will permit deferral of the
unconditional guarantee for sewer and water service until
issuance of a building permit for any structure within the
project.
21. That prior to occupancy, cross-connection control devices
shall be installed on the water system in accordance with the
requirements of the Ventura County Environmental Health
Department.
22 . That the building plans for the proposed retail buildings be
approved by the Ventura County Environmental Health Department
as per County Ordinance Code, prior to issuance of building
permits .
23 . That signs are subject to the Moorpark Municipal Code, Chapter
50, of Title 9 , Sign Ordinance. A sign permit is required.
The applicant shall create a master sign program which will
cause a common sign letter, type and color to be used
throughout the site. Such program to be approved by the
Director of Community Development.
24. That 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 cost which the
City may be required by 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.
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 5
25 . For all exterior lighting, a lighting plan shall be prepared
by an electrical engineer registered in the State of
California and submitted to the Department of Community
Development for review and approval prior to the issuance of
a zone clearance. The lighting plan shall achieve the
following objectives .
a. Avoid interference with reasonable use of adjoining
properties.
b. Minimize on-site glare;
c. 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.
These plans shall include the following:
i. A photometric plan showing a point by point foot
candle layout to extent a minimum of twenty (20)
feet outside the property lines. Layout plan to be
based on a ten ( 10) foot grid center.
ii. Maximum overall height of fixtures shall be not
more than fourteen ( 14) feet in or adjacent to
residential areas and not more than twenty (20)
feet in non-residential areas .
iii. Fixtures must possess sharp cut-off qualities at
property lines .
iv. 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. )
v. Low pressure energy efficient light fixtures shall
be used.
vi. Minimum of one-foot candle illumination.
26 . That prior to issuance of a zone clearance, the final working
drawings shall be submitted to the Director of Community
Development for review and approval.
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 6
27 . Pullover parking shall be limited to 24 inches maximum.
28 . The planting area shown on sides of the building shall be
landscaped to include 24 inch box trees capable of growing
above the buildings to further obscure the view of the
building from the nearby residential areas . The twenty-four
inch box trees shall be planted to help obscure the building
and shall be shown on the landscape plan approved by the
Director of Community Development in such a way as to
accomplish the intent within 5 - 7 years .
29 . That prior to the issuance of a building permit the developer
shall pay all School Assessment Fees levied by the Moorpark
Unified School District.
30. That permittee's acceptance of this permit and/or operation
under this permit shall be deemed to be acceptance by
permittee of all conditions of this permit.
31. No outside storage of materials of any kind shall be permitted
after occupancy.
32 . That the applicant shall construct a utility room with common
access to house all meters . No exterior ladders shall be
permitted.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
33. That the applicant shall have satisfied all requirements of
the Ventura County Waterworks District No. 1 for annexation
and will be provided with both water and sewer or provided
temporary water service from Camrosa Water District to the
satisfaction of the county Waterworks District.
AFTER ISSUANCE OF A CERTIFICATE OF OCCUPANCY THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
34 . Prior to the issuance of a zoning clearance, a Surety
Performance Bond in the amount of $10,000 shall be filed and
accepted by the Director of Community Development. The
Director of Community Development, may, through a public
hearing to be heard before the City Council recommend that any
or all of the funds in the Performance Bond be forfeited for
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 7
noncompliance of the Conditions of Approval or for some other
just cause. These conditions shall automatically be
superseded by a related resolution or ordinance regarding
condition compliance for entitlement approvals as adopted by
the City Council.
35. No use for which this permit is granted shall be commenced
until certificate of Occupancy has been issued by the building
and Safety Division. In addition, no certificate of Occupancy
may be issued until all on-site improvements specified in this
permit have been completed or the applicant has provided some
form of financial security to guarantee the agreement such as
a faithful Performance Bond. 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. 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.
36 . The applicant shall contribute to the City of Moorpark an
amount of $ . 25 per square foot of gross floor area to support
the City's current and future park system.
37 . The applicant shall contribute to the City of Moorpark's Art
in Public Places Fund, an amount of $100 per each 1,000 sq.ft.
of building floor area.
38. The applicant shall comply with all the mitigation measures
and reporting and monitoring program as shown on Exhibit 3.
39 . That no liquor except wine and beer be sold on the project
site.
40. That any lights used to illuminate the parking area shall be
arranged so as to reflect the light away from any adjoining
residential property.
41. That all operations authorized by this permit shall be
restricted to daylight hours between 7 :00 a.m. and 11: 00 p.m.
with all deliveries limited from 7 : 00 a.m. to 5 :30 p.m.
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 8
42 . That the applicant provide a combination of trees , shrubs, and
ground cover in the new 20 foot landscaped area and to
incorporate the landscape as an integral element of the
overall project design. The trees to be planted shall be in
24 inch box capable of growing above the buildings and
obscuring the buildings from the nearby residential areas .
43 . The applicant is required to delete the four parking stalls
which would encroach on the existing, approximately 700 square
feet of landscape planter located north of the easterly
driveway.
44 . The applicant shall remove the existing pole sign and replace
it with a monument sign in conformance with all the
requirements of a Master Sign Program to be prepared by the
applicant prior to zoning clearance.
45 . Prior to the issuance of building permits for the construction
of any food/beverage facility, the applicant shall submit
detailed floor plans, equipment specifications, finish
schedules etc . to the Community Services section of the
Environmental Health Department for review and approval.
46 . That the disposal of all potentially hazardous wastes shall be
by a means approved by the Ventura County Environmental Health
Division.
47 . That any abandoned wells on the property shall be destroyed in
accordance with the Ventura County Well Ordinance.
City Engineer's Conditions
PRIOR TO ZONE CLEARANCE, THE FOLLOWING CONDITIONS SHALL BE
SATISFIED:
48 . The applicant shall submit to the City for review and
approval, a grading plan prepared by a registered civil
engineer; shall obtain a grading permit; and shall post
sufficient surety guaranteeing completion. cut or fill slopes
shall be no steeper than 2 : 1 (horizontal :vertical) .
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 9
An erosion control plan shall be submitted for review nd
approval if grading is to occur between November 1st and April
15th. Along with the erosion control measures, hydroseeding
of all graded slopes shall be required within 60 days of
completion of grading.
All haul routes shall be approved by the City Engineer. On-
site haul routes shall be limited to graded areas only.
49 . The applicant shall submit to the City for review and
approval, a detailed soils and geotechnical report prepared by
both a civil engineer and a geotechnical engineer registered
with 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.
Review of the soils and geotechnical report by the City's
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 .
50 . The applicant shall demonstrate to the satisfaction of the
City Engineer that each building pad has:
a. Adequate protection form a 100 year storm;
b. Feasible access during a 10 year storm.
51 . 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 guaranteeing the construction
of the improvements . The drainage plans and calculations
shall indicated the following conditions before and after
development:
Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps and drainage courses . Hydrology
shall be per current Ventura County Standards except as
follows:
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 10
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;
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 100 year storm;
e. drainage facilities shall be provided such that surface
flow are intercepted and contained prior to entering
collector or secondary roadways;
f. or a 10 year storm, all 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.
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.
52 . The applicant shall deposit with the city a contribution of
the Los Angles Avenue Area of Contribution. The actual
deposit shall be the then current Los Angeles Avenue Area of
Contribution rate at the time of zone clearance.
53 . 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 .
54 . If any of the improvements which the applicant is required to
construct or install is to be constructed or installed upon
land in which the applicant does not have title or interest
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 11
sufficient for such purposes, the applicant shall do all of
the following at least 60 days prior to the filing of the
final or parcel map for approval pursuant to Government Code
Section 66457 .
a. Notify the 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 Section 66462 .5;
b. Supply the City with:
i. a legal description of the interest to be acquired;
ii. a map or diagram of the interest to be acquired
sufficient to satisfy the requirements of
subdivision (e) of Section 1250. 310 of the Code of
Civil Procedure.
iii. 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 the
City's cost (including, without limitation, attorney's
fees and overhead expenses) of acquiring such an interest
in the land.
55. 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 technique including, but not
limited to, the payment of traffic mitigation fees, which the
City my implement or adopt, public street and traffic
improvements directly or indirectly affected by the
development.
56 . No new driveway(s) shall be granted for this project.
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 12
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
57 . Prior to any work being conducted within the City right of
way, the applicant shall obtain an encroachment permit.
58. If any hazardous waste is encountered during the construction
of this project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
Department, the Sheriff's Department, and the City
Construction Observer shall be notified immediately. Work
shall not proceed until clearance had been issued by all of
these agencies .
59 . No trees with a trunk diameter in excess of 4 inches shall be
trimmed or removed without prior approval of the City Council.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
60 . 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 36" mylar (made with proper overlaps) with a title
block on each sheet. Submission of "as-built" plans are
required before a final inspection will be scheduled.
61. The applicant's engineer shall file for a time extension with
the City Engineer's office at least six weeks in advance of
expiration of the agreement to construct subdivision
improvements . The fees required will be in conformance with
the applicable ordinance section.
Ventura County Sheriff's Department Conditions
62 . 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.
63 . Construction equipment, tools, etc . , will be properly secured
during non-working hours .
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 13
64 . If an alarm system is used, it shall be connected to all
exterior doors and windows and to any roof vents or other roof
openings where access may be made.
65 . Lighting devices located on poles shall be high enough to
discourage anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface with a minimum on 1-foot
candle of light and shall be designed to minimize the spillage
of light onto adjacent properties. All exterior lighting
devices shall be protected by weather and breakage-resistant
covers.
66 . Landscaping shall not obstruct any exterior door or window.
67 . Landscaping at entrances/exits or at any intersection within
the parking lot shall not block or screen the view of a seated
driver from another moving vehicle or pedestrian.
68 . Addresses shall be clearly visible to approaching emergency
vehicles and mounted against a contrasting color.
69 . All exterior doors shall be constructed of solid wood core
minimum of 1-3/4" thick or of metal construction. Front glass
doors commonly used for entry are acceptable but should be
visible to the street.
70 . Doors utilizing a cylinder lock shall have a minimum five pin
tumbler operation with the locking bar or bolt extending into
the receiving guide a minimum of one inch.
71 . There shall not be any easy exterior access to the roof area,
i.e. ladders, trees, high walls, etc .
72 . 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 .
73 . Landscaping (trees) shall not be placed directly under any
overhead light.
74 . Address numbers shall be a minimum of 6 inches in height and
illuminated during the hours of darkness .
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 14
75 . All exterior sliding glass doors or windows shall be equipped
with metal guide tracks at the top and bottom and be
constructed so that the window cannot be lifted from the tract
when in the close or locked position.
76 . All entrances/exit driveways shall be a minimum of 30 ' in
width with radius curb returns or 30 ' in width without radius
curb returns .
Ventura County Fire Department Conditions
77 . That the street width of 25 feet shall be provided. Two way
traffic with off-street parking provided on both sides.
78. That prior to construction the applicant shall submit two site
plans to the Ventura County Bureau of Fire Prevention 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.
79 . That address numbers, a minimum of 6 inches high, shall be
installed prior to occupancy, shall be of contrasting color to
the background, and shall readily visible at night. Where
structures are setback more that 250 feet from the street,
larger numbers will be required so that they are
distinguishable from the street. In the even a structure(s)
is not visible from the street, the address number (s) shall
be posted adjacent to the driveway entrance.
80. That prior to construction, the applicant shall submit plans
to the Ventura County Bureau of Fire Prevention for approval
of the location of fire hydrants. Show existing hydrants on
a site plan, within 300 feet of the development.
81 . 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 one 4 inch and two 2-1/2 inch outlet(s) .
b. The required fire flow shall be achieved at no less than
20 psi residual pressure.
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 15
c. Fire hydrants shall be spaced 300 feet on center, and so
located that no structure will be farther than 150 feet
from any one hydrant.
d. Fire hydrants shall be recessed in from curb face 24
inches at center.
82 . That the minimum fire flow required is determined by the type
of building construction, proximity to other structures, fire
walls, and fire protection devices provided, as specified by
the I .S.O. Guide for Determining Required Fire Flow. Given
the present plans and information, the required fire flow is
approximately 2750 gallons per minute. The applicant shall
verify that the water surveyor can provide the required
quantity at the project.
83. That if any building(s) are to be protected by an automatic
fire extinguishing system (such as, halon or dry chemical)
plans shall be submitted with payment for plan check, to the
Ventura County Bureau of Fire Prevention for review.
84. That building plans of all E occupancies shall be submitted to
the Ventura County Bureau of Fire Prevention for plan check.
85. That fire extinguishers shall be installed in accordance with
National Fire Protection Association, Pamphlet #10. The
placement of extinguisher shall be reviewed by the Fire
Prevention Bureau.
86 . That plans for the installation of an automatic fire
extinguishing system (such as, halon or dry chemical) shall be
submitted to the Ventura County Bureau of Fire Prevention for
plan check.
87. That trash containers with an individual capacity of 1. 5 cubic
yards or greater, shall not be stored within 5 feet of
openings, combustible walls, combustible roof eave lines,
unless protected by approved automatic fire sprinklers .
(Uniform Fire Code, Article 11) .
Approved and adopted by Resolution No. PC-90-222 9/17/90
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 16
Waterworks District No. 1 Conditions
88 . Water mains will be required for service from Ventura County
Waterworks District No. 1. Details of on site septic system
including storage facilities, pump lift station, engineering
design criteria, flow rate information, details of grease
removal facilities, wastewater contents and details of
operational and maintenance responsibilities for on site
facilities . Annexation to Ventura County Waterworks District
No. 1 required.
89 . Applicant for service shall comply with the Ventura County
Waterworks District No. 1 "Rules and Regulations" including
all provisions of or relating to the existing Industrial Waste
Discharge Requirements and subsequent additions or revisions
thereto.
Planning Commission Meeting of September 17, 1990
23 . Deleted.
27 . Revised to add:
a. No separate tenant parking shall be allowed.
b. Employee and tenant operation shall utilize the parking
spaces to the west of the existing main building.
33 . Correction.
That the applicant shall have satisfied all requirements of
the Ventura County Waterworks District No. 1 from annexation
and will be provided with both water and sewer or provided
temporary water service from Ventura County Waterworks
District No. 1 to the satisfaction of the county Waterworks
District.
41. Revised to delete.
That all operations authorized by this permit shall be
restricted to daylight the hours between 7 : 00 a.m. to 5 : 30
p.m.
COMMERCIAL PLANNED DEVELOPMENT CONDITIONS
44 . Revised to add.
The applicant shall remove the existing pole sign and replace
it with a monument sign externally lighted in conformance with
all the requirements of a Master Sign Program to be prepared
by the applicant prior to zoning clearance. That signs are
subject to the Moorpark Municipal Code, Chapter 50, of Title
9, Sign Ordinance. A sign permit is required. The applicant
shall create a Master Sign Program which will cover a common
sign letter type and color to be used throughout the site.
Such program to be approved by the Director of Community
Development.
61. Deleted.
RESOLUTION NO. PC-90-223
A RESOLUTION OF THE MOORPARK PLANNING COMMISSION
RECOMMENDING CERTIFICATION OF THE MITIGATED NEGATIVE
DECLARATION AND MITIGATION REPORTING AND MONITORING
PROGRAM AS ADEQUATE FOR PLANNED DEVELOPMENT PERMIT NO.
897 MAJOR MODIFICATION NO. 1, AND INCLUDING REQUIRED
FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT ON THE APPLICATION OF GEORGE SHAKIBAM.
Whereas, at a duly noticed public hearing on September 17,
1990 the Planning Commission considered the application filed by
George Shakibam requesting a major modification to expand an
existing neighborhood shopping center by adding two free-standing
buildings of 3,300 square feet each in size on the northeast and
southeast quadrants of the 3 . 1 acre commercial site. Located at
the southwest corner of Campus Park Drive and Princeton Avenue
between Campus Park Drive and Amherst Street in the northeastern
portion of the City. .
Whereas, the Planning Commission after review and
consideration of the information contained within the staff report
dated September 17, 1990 the Mitigated Negative Declaration has
found that the subject project will not have a significant effect
on the environment, and has reached its decision in the matter; and
Whereas , at its meeting of September 17, 1990, the Planning
Commission opened the public hearing, took testimony, closed the
public hearing and approved the Resolution with modifications to
the conditions within;
Now, therefore, the Planning Commission of the City of
Moorpark, California, does resolve as follows :
Section 1. The Planning Commission finds and determines
as follows :
A. Planned Development Permit No. 897 Major
Modification No. 1 is considered a
"project" pursuant to the terms of the
California Environmental Quality Act.
B. A Mitigated Negative Declaration has been
prepared for these projects and notice
has been provided to the public through
direct mailing to owners of property
within 300 feet of the project sites and
through the publication of a notice in a
newspaper of general circulation in the
area affected by the proposed projects .
C. Whereby, the Planning Commission of the
City of Moorpark has considered evidence
presented by the Director of Community
Development and other interested parties
with respect to the subject Mitigated
Negative Declaration.
D. The Planning Commission has evaluated the
proposed Mitigated Negative Declaration
and has determined it to be adequate and
complete.
Section 2 . A Mitigated Negative Declaration 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. On
the basis of the initial study and the fact that no comments were
received during the public review process, the Planning Commission
has found that there is no substantial evidence that there will be
any significant adverse environmental effects as a result of the
approval of the project. Mitigation measures identified in the
Negative Declaration have been incorporated into the project which
mitigate any potential significant environmental effects to a point
where clearly no significant effects will occur. The mitigation
measures included in the attached Negative Declaration are
incorporated herein by reference, and have been included as
conditions of approval for the referenced project.
Section 3 . A mitigation reporting and monitoring program
has been prepared for Planned Development Permit No. 897 Major
Modification No. 1 in compliance with Section 21081. 6 of the Public
Resources Code. The mitigation reporting and monitoring program is
included in the attached Mitigated Negative Declaration for the
subject project. The Planning Commission has received and
considered the mitigation reporting and monitoring program,
incorporated herein by reference, prior to making a recommendation
on the proposed project.
The action with the forgoing direction was approved by the
following roll call vote:
Ayes: Commissioners Scullin, Schmidt, Talley and
Wozniak
Noes: None.
Passed, approved and adopted September 17, 1990 .
Chairman
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 by the following vote
Ayes: Commissioners Scullin, Schmidt, Talley and
Wozniak
Noes: None.
ATTEST:
Celia LaFleur, Secretary
MOORPARK
BERNARDO M. PEREZ �o, ,N �-• STEVEN KUENY
Mayor oo�`�q City Manager
SCOTT MONTGOMERY �f, ' '` CHERYL J. KANE
Mayor Pro Tern e• City Attorney
ELOISE BROWN cr�1�N% ,^ PATRICK RICHARDS,A.I.C.P.
Councilmember o io Director of
CommunityDevelopment
CLINT HARPER, Ph.D. °=,ar = P
Councilmember E R. DENNIS DELZEIT
PAUL W. LAWRASON,Jr. City Engineer
Councilmember JOHN V. GILLESPIE
LILLIAN KELLERMAN Chief of Police
City Clerk RICHARD T. HARE
•
City Treasurer
City of Moorpark
Planning Commission
•
Staff Report
SECTION I - GENERAL INFORMATION
A. HEARING DATE: B. HEARING TIME:
September 17, 1990 7:00 p.m.
C. LOCATION: D. CASE NO. :
799 Moorpark Avenue Planned Development Permit
Moorpark, CA 93021 No. 897 Major Modification
No. 1
E. STAFF CONTACT: F. APPLICANT:
Winnie Wilson George Shakiban
Associate Planner 6047 Tampa Avenue #207
Tarzana, Ca 91356
G.
PROPOSED PROJECT:
The applicant's proposal is to expand an existing neighborhood
shopping center by adding two free-standing buildings about 3,300
square feet each in size in the northeast and southeast quadrants
of the 3 . 1 acre commercial site. The existing portion of the
neighborhood shopping center contains 20,220 square feet of retail
building. The proposed 3, 300 square foot buildings to be added in
the northeast and southwest quadrants would be devoted entirely to
retail uses (no food service allowed) .
H. PROJECT LOCATION
The project site is located at the southwest corner of Campus
Park Drive and Princeton Avenue between Campus Park Drive and
Amhurst Street in the northeastern portion of the City.
ATTACHMENT c71 -
799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864
PD 897 Major Modification No. 1
August 30, 1990
Page 2
I. The application was deemed complete: July 25, 1990 .
The City must render a decision on this project by January,
25, 1990.
J. REQUESTED ACTION AND STAFF RECOMMENDATION:
1. Open the public hearing and accept public testimony.
2 . Review and consider the information in the Mitigated
Negative Declaration.
3. Make the appropriate findings .
4 . Direct staff to prepare a Resolution for the
Planned Development Permit recommending acceptance of the
Mitigated Negative Declaration and approval of the
Planned Development Permit to the City Council for the
meeting of .October 3, 1990 .
K. ALTERNATE PLANNING COMMISSION ACTIONS:
Recommend to the City Council denial of the Planned
Development Permit pursuant to Resolution No. 88-523, Section
5e
SECTION II - PROJECT SITE BACKGROUND
A. SITE ZONING: CPD (Commercial Planned Development)
B. SITE GENERAL PLAN: C-2 (General Commercial)
C. VICINITY ZONING:
North: RPD-5u
South: R-1
East: R-1
West: R-1
D. PROJECT SITE HISTORY:
On May 3, 1979 , the Planning Director of Ventura County gave
administrative approval for the construction of a "Neighborhood
Commercial Shopping Center" on the project site in conformance with
Section 8163-1.4 . 3 of the Ventura County Zoning Code. The Campus
Park Neighborhood Council was opposed to this commercial
development due to its adverse impacts on the adjacent residential
properties. On April, 30, .159 0, the Neighborhood Council filed an
appeal to the Planning Commission regarding the Director's
PD 897 Major Modification No. 1
August 30, 1990
Page 3
administrative decision but the appeal was denied.
On January 3 , 1990, Planned Development Permit Minor Modification
,to change the color of the fascia and posts of the existing 20,220
square foot building from dark brown to tan, was approved by the
Director of Community Development.
E. EXISTING SETTING
The 3 . 09 acre site is currently developed as a neighborhood
shopping center. The site is located on a flat terrain.
Presently, a 20,220 square foot retail and office building is
located along the western half of the site. No known natural
vegetation, or objects of cultural, historical or scenic
significance are known to exist on the site because the site is
fully developed. The site is bordered to the north by Campus Park
Drive, to the south by Amhurst Street, and to the East by Princeton
Avenue. Single family residences, which are separated by an 8 foot
high slumpstone wall, border the western boundary of the site.
SECTION III - ANALYSIS
A. PROJECT DESCRIPTION:
As previously stated, the applicant proposes to construct two free-
standing 3, 300 square foot buildings on the northeast and southeast
quadrants of the neighborhood shopping center. The two buildings
would be used for retail only (no food service allowed) .
The elevation plan of the two buildings, with the Spanish tile
roofs, glass windows, and stucco wall, represents a modified •
Mission Style of architecture which is compatible in scale,
architectural design, and color with that of the existing shopping
center. In addition, the roof line of the existing 20,220 square
foot main building would be decorated with three stucco Spanish
architectural elements, approximately 83 feet apart (Exhibit 7) .
In evaluating the adequacy of this proposal, staff has concerns
relating to interface problems such us aesthetic and visual impacts
on the adjacent residential neighborhood, and potential adverse
traffic impacts .
1. Aesthetic and visual impacts
It is good zoning practice to reconcile problems between land uses
by establishing adequate interfaces . While the existing
landscaping occupies 10 .35% and the proposed landscaping an
additional 3 . 15% of the site, the scale nature, and location of
PD 897 Major Modification No. 1
August 30, 1990 (`_
Page 4 v
nature, and location of landscaping materials do not resent an
effective visual buffer for the surrounding sin le family
residences . Because the two proposed buildings have f nt and side
set backs of only 20 feet from the property line, (the City Zoning
Ordinances recommend 100 feet from center line of the street) , it
is important to provide denser periphery landscaping as a visual
enclosure and to lessen the harsh impact of the two buildings . The
use of ground cover (marathon sod) in the 20 foot landscape planter
would not be an adequate buffer. If this project is approved, the
applicant is required to provide a combination of trees, shrubs and
ground cover in the new 20 foot landscape area and to incorporate
the landscaping as an integral element of the overall project
design.
The applicant proposes to provide a total of 150 parking spaces
while 135 spaces would be required for the entire site. Out of an
excess of 15 parking spaces, four of the spaces would encroach on
the existing, approximately 700 square feet of landscape planter(
consisting of shrubs and mature trees) located north of the
easterly driveway. Staff believes that the removal of this vital
landscape area would reduce much of the perimeter screening needed
for the northerly building and increase the exposure of the
interior parking areas to the frontage street. Also, staff feels
that the landscape planter in question would help break up the
monotony of the long row of parking stalls on the street frontage.
If this project is approved, the applicant is required, as part of
the conditions of approval, to delete the four proposed parking
stalls and keep the 700 square feet of landscape area as is .
Staff is also concerned with the existing 17 foot high pole sign
at the corner of Amherst Street and Princeton Street. It is
important that signage should always make a definite architectural
contribution and function as an integral part of an overall
building design. The height, size and architectural design of the
existing pole sign tend to be out of scale and incompatible with
the existing neighborhood commercial center. In addition, the
presence of the massive signage may be so visually unattractive
that it detracts from the residential character of the surrounding
neighborhood. Staff feels that high roadway visibility should not
be the principal function of this neighborhood shopping center.
Since the purpose of this center is to serve the shopping needs of
the immediate residential neighborhood, the use of a 17 foot high
pole sign would be too obtrusive. Staff feels that a monument sign
would be more compatible with the scale and building architecture
of the shopping center. Moreover, a monument sign would not only
help promote the commercial center but would also reinforce the
community character. If this project is approved, the applicant
should remove the existing pole sign and replace it with a monument
sign in conformance with all the requirements of a Master Sign
program to be prepared by the applicant prior to Zoning Clearance.
PD 897 Major Modification No. 1
August 30, 1990
Page 5
2 . Traffic Impact
There is some concern that the proposed additions of the two
buildings might generate adverse significant impacts on the
adjoining streets and those in the immediate vicinity. However,
a traffic study that was conducted by the applicant's traffic
consultant concluded that the impacts, as generated by the project
would be insignificant.
Pursuant to the traffic study for the site, the proposed expansion
would generate approximately 540 Average Daily Traffic(ADT) .
Maximum daily site traffic demands on Princeton Avenue between Los
Angeles Avenue and Amherst Street would be approximately 255 ADT.
The analysis concluded that the project would not cause any
measurable impacts at the intersection of Los Angeles Avenue and
Princeton Avenue during the morning peak hour and would increase
the afternoon peak hour Intersection Capacity Utilization (ICU)
value from 0 . 65 to 0 .67 . In all cases, the level of service at this
intersection would remain LOS B.
SECTION 1V
The proposed modification is consistent with the following policies
of the Land Use element of the General Plan.
Commercial
Goal 4 :
To provide for maximum visual, and functional design of commercial
facilities with emphasis on customer safety and convenience.
Discussion:
The architectural design of the two proposed buildings is designed
to integrate well with the existing neighborhood commercial center
and at the same time blend harmoniously with the residential
neighborhood.
Goal 1:
To provide for commercial facilities which respect and
encourage ( 1) convenience to customer, (2 ) harmony with existing
and future land uses, ( 3 ) equity to adjacent property owners , ( 4)
reduction of vehicle miles travelled.
Discussion:
The project is conveniently located to serve the shopping needs of
the immediate residential neighborhood.
M
PD 897 Major Modification No. 1
August 30, 1990
Page 6
SECTION IV — ENVIRONMENTAL DOCUMENT
Review of pertinent environmental documents has disclosed that the
proposal, if approved, may have adverse environmental impacts .
Mitigation measures have been added to the proposal which would
reduce these impacts to a level of insignificance. A discussion
of these potential impacts and mitigation measures are attached.
Proposed mitigation measures have been included as conditions of
project approval. A proposed Mitigation Reporting and Monitoring
Program is included with the Mitigated Negative Declaration and
must be adopted prior to project approval to comply with Assembly
Bill No. 3180.
Assembly Bill No. 3180 was adopted by the State legislature in
1988 . To summarize this new law requires a local agency to adopt
a reporting and monitoring program in conjunction with the adoption
of a Negative Declaration or in conjunction with the adoption of
the findings for Environmental Impact Report.
SECTION V - AGENCY REVIEW
Agencies and Departments which reviewed the proposed project
include the city engineer, East Valley sheriff's Department, fire
Prevention District, Air Pollution Control District, Water Works
District No. 1, Flood Control and Water Resources Dept. ,
Environmental Planning, Environmental Health, Moorpark Unified
School District, Planning, Resource Management Agency.
SECTION VI - STAFF RECOMMENDATION
That the Planning Commission direct staff to draft a Resolution for
Planned Development Permit Major Modification no. 1 at the next
regular meeting recommending approval of the Mitigated Negative
Declaration, the Mitigation Reporting and Monitoring Program and
the Planned Development Permit Major Modification no. 1 to the City
Council.
SECTION VII - EXHIBITS
1. Findings
2 . Conditions of Approval for Planned Development Permit Major
Modification no. 1
3. Mitigated Negative Declaration and Mitigation Reporting and
Monitoring Program.
4 . Initial Study
5 . Location Map
6 . Site Plan
V
PD 897 Major Modification No.I
August 30 , 1990
Page 7
7 . Elevation Plan
Prepared by: App ved b :
13 L,WCIA -. 1:).1k1Qt}`` •
Winnie Wilson atrick . Richards
Associate Planner Pirecto of Community
Development
PD 897 Major Modification No. 1
August 30, 1990
Page 8
RECOMMENDED FINDINGS
1 . Mitigated Negative Declaration for PD 897 Major Modification:
A. The Mitigated Negative Declaration/initial Study is complete
and has been prepared in compliance with the California
Environmental Quality Act (CEQA) Guidelines, and City Policy.
b. The contents of the Mitigated Negative Declaration/Initial
study have been considered in the various decisions on this
project.
c. In order to reduce adverse impacts of the proposed project,
all mitigation measures discussed in the environmental
document have been incorporated into the proposed project.
d. A Mitigation Reporting and Monitoring Program has been
prepared in compliance with Assembly Bill No. 3180 and
considered in the various decisions on this project.
2. Planned Development Permit No. 897 Major Modification no.1
a. The proposed modification would be consistent with the
purpose, intent, guidelines, standards, policies, and
provisions of the City's General Plan.
b. The proposed use would not impair the integrity and character
of the zone in which it is to be located.
c. The proposed use would be compatible with land uses permitted
within the General Plan Land use designations and the zone in
the general area where the use is to be located.
d. The proposed use would not be obnoxious or harmful or impair
the utility of the property itself or neighboring property or
uses .
d. The proposed use would not be obnoxious or harmful or impair
the utility of the property itself or neighboring property or
uses .
e. The proposed use would not be detrimental to the public
interest, health, safety, convenience, or welfare.
EXHIBIT 1
• Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 1
The following conditions supersede the existing conditions for
Planned Development Permit No. 897 approved by the City Council
on May 3 , 1979 .
Community Development Conditions:
1. That the permit is granted for the land and project as shown
on the plot plans and elevations except or unless indicated
otherwise herein.
2. That the development is subject to all applicable regulations
of the CPD zone and all agencies of the State, Ventura County,
the City of Moorpark and any other governmental entities.
3 . That the location and design of all buildings, fences, signs,
roadways, parking areas, landscaping and other facilities or
features shall be as shown on the plot plans and elevations,
except or unless indicated otherwise herein.
4 . That unless the use is inaugurated not later than two years
after the date the permit is granted, this permit shall
automatically expire on that date. The Planning Director may,
in his discretion, grant one additional 6-month extension for
use inauguration if there have been no changes in the proposed
plot plans, if there have been no changes in the adjacent
areas, and if permittee has diligently worked toward
inauguration of use during the initial one-period.
5. That any minor changes may be approved by the Director of
Community Development upon the filing of a Minor Modification
application. A restaurant use can be accomplished with a
minor modification provided that the parking requirements for
PD-897 are met. Any major changes will require the filing of
a Major Modification application to be considered by the City
Council .
6 . That all facilities and uses other that those specifically
requested in the application are prohibited unless a
modification application has been approved by the Director of
Community Development.
7 . That the design, maintenance, and operation of the permit area
and facilities thereon shall comply with all applicable
requirements and enactments of Federal, State, and County and
City authorities, and all such requirements and enactments
shall, by reference, become conditions of this permit .
HIBIT
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 2
8 . That if any of the conditions or limitations of this permit
are held to be invalid, that holding shall not invalidate any
of the remaining conditions or limitations set forth.
9 . That prior to the issuance of a zone clearance, a landscaping
and planting plan three ( 3) sets , together with specifications
and maintenance program, prepared by a State licensed
landscape architect in accordance with County Guidelines for
Landscape Plan Check, shall be submitted to the Director of
Community Development for review and approval. The applicant
shall bear the total cost of such review and of final
installation inspection. The landscaping and planting plan
shall be accompanied by a fee specified by the City of Moor
park. All landscaping and planting shall be accomplished and
approved prior to the issuance of any occupancy permit.
10 . That prior to construction of each building, a zoning
clearance shall be obtained from the Community Development
Department and a Building Permit shall be obtained from the
Building and Safety Department. A separate zoning clearance
shall be obtained prior to occupancy of individual lease units
within the shopping center.
11 . That all turf plantings associated with this project shall be
drought tolerant, low-water using variety.
12 . That 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 ( 6 ' ) foot
high, solid wall enclosed with metal gates, final design of
said enclosure shall be subject to the approval of the
Director of Community Development prior to the issuance of
zone clearance.
13 . If project is approved as proposed: That all roof mounted
equipment (vents, stacks, blowers, air conditioning equipment)
that may extend above the parapet wall shall be enclosed on
all four sides by view. Roof design and construction shall
include a minimum 18 " extension of the parapet wall above the
highest point of the location of any roof mounted equipment
of the project must be approved by the Director of Community
Development.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 3
14 . That continued landscape maintenance shall be subject to
periodic inspection by the City. The permittee shall be
required to remedy any defections in ground maintenance, as
indicated by the City inspector, within two weeks after
notification.
15. The final design of front, side and rear building elevations
of each building, and signs, walls, fences, and light
standards, including materials and colors, is subject to the
approval of the Planning Director.
16 . A tree Report identifying all trees and the removal of any
trees exceeding four (4" ) inches in diameter must be submitted
to the City for approval. All trees removed shall be replaced
with an amount of dollar value equivalent to each tree removed
by providing additional landscaping within the project.
17 . That all required yards, fences, parking areas, storage areas,
operations yards , and other uses on the site shall be improved
as required by these regulations and shall at all times be
maintained in a neat and orderly manner appropriate for the
CPD zone.
18. That no later than ten ( 10) days after any change of property
ownership or of lessee(s) or operator(s ) of the subject use,
there shall be filed with the Director of Community
Development the names, and addresses of the new owners,
lessees, or operators, together with a letter from any such
persons , acknowledging and agreeing to comply with all
conditions of this permit.
19 . That prior to issuance of a zone clearance, the applicant on
behalf of himself and his successors and assigns, agrees not
to protest or otherwise contest the formation of any
assessment district or method of assessment applicable to the
development which may be established by the City of Moorpark
for the purpose of maintaining landscaping and improvements
within the right-of-way of Spring Road and T.S�rr Rplacla_-F.Gad.
Cawr p `'1 •V- ttIY1 cep t uri f4-VQ -
20 . Prior to issuance of zone clearance, an Unconditional Will
Serve letter shall be obtained from the appropriate water
district for water and County Waterworks for sewage and water
service . Said letter shall be filed with the Community
Development Department. Or if said Unconditional Will Serve
letter in a form satisfactory to the City cannot be obtained
from Camrosa and/or County, the developer shall execute a
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 4
Subdivision Sewer Agreement in a form satisfactory to the
City. Said agreement will permit deferral of the
unconditional guarantee for sewer and water service until
issuance of a building permit for any structure within the
project.
21. That prior to occupancy, cross-connection control devices
shall be installed on the water system in accordance with the
requirements of the Ventura County Environmental Health
Department.
22. That the building plans for the proposed retail buildings be
approved by the Ventura County Environmental Health Department
as per County Ordinance Code, prior to issuance of building
permits .
23. That signs are subject to the Moorpark Municipal Code, Chapter
50, of Title 9, Sign Ordinance. A sign permit is required.
The applicant shall create a master sign program which will
cause a common sign letter, type and color to be used
throughout the site. Such program to be approved by the
Director of Community Development.
24 . That 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 cost which the
City may be required by 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.
25 . For all exterior lighting, a lighting plan shall be prepared
by an electrical engineer registered in the State of
California and submitted to the Department of Community
Development for review and approval prior to the issuance of
a zone clearance. The lighting plan shall achieve the
following objectives .
a. Avoid interference with reasonable use of adjoining
properties .
b. Minimize on-site glare;
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 5
c. 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.
These plans shall include the following:
i. A photometric plan showing a point by point foot
candle layout to extent a minimum of twenty (20)
feet outside the property lines. Layout plan to be
based on a ten ( 10) foot grid center.
ii. Maximum overall height of fixtures shall be not more
than fourteen (14) feet in or adjacent to
residential areas and not more than twenty (20) feet
in non-residential areas.
iii. Fixtures must possess sharp cut-off qualities at
property lines .
iv. 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 . )
v. Low pressure energy efficient light fixtures shall
be used.
vi. Minimum of one-foot candle illumination.
26 . That prior to issuance of a zone clearance, the final working
drawings shall be submitted to the Director of Community
Development for review and approval.
27 . Pullover parking shall be limited to 24 inches maximumk -C,,fand ,
28 . The planting area shown on sides of the building shall be
landscaped to include 24 inch box trees capable of growing
above the buildings to further obscure the view of the
building from the nearby residential areas . The twenty-four
inch box trees shall be planted to help obscure the building
and shall be shown on the landscape plan approved by the
Director of Community Development in such a way as to
accomplish the intent within 5 - 7 years .
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 6
29 . That prior to the issuance of a building permit the developer
shall pay all School Assessment Fees levied by the Moorpark
Unified School District.
30. That permittee's acceptance of this permit and/or operation
under this permit shall be deemed to be acceptance by
permittee of all conditions of this permit.
31. No outside storage of materials of any kind shall be permitted
after occupancy.
32. That the applicant shall construct a utility room with common
access to house all meters . No exterior ladders shall be
permitted.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
33. That the applicant shall have satisfied all requirements of
the Ventura County Waterworks District No. 1 for annexation
and will be provided with both water and sewer or provided
temporary water service from Gama- Water District to the
satisfaction of the county Waterworks District.
iL
AFTER ISSUANCE OF A CERTIFICATE OF OCCUPANCY THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
34 . Prior to the issuance of a zoning clearance, a Surety
Performance Bond in the amount of $10, 000 shall be filed and
accepted by the Director of Community Development. The
Director of Community Development, may, through a public
hearing to be heard before the City Council recommend that any
or all of the funds in the Performance Bond be forfeited for
noncompliance of the Conditions of Approval or for some other
just cause. These conditions shall automatically be
superseded by a related resolution or ordinance regarding
condition compliance for entitlement approvals as adopted by
the City Council .
35 . No use for which this permit is granted shall be commenced
until certificate of Occupancy has been issued by the building
and Safety Division. In addition, no certificate of Occupancy
may be issued until all on-site improvements specified in this
permit have been completed or the applicant has provided some
form of financial security to guarantee the agreement such as
a faithful Performance Bond. Said on-site improvements shall
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 7
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 required improvements to the satisfaction of the director
of Community Development, the surety may be exonerated by
action of the Director of Community Development.
36. The applicant shall contribute to the City of Moorpark an
amount of $ . 25 per square foot of gross floor area to support
the City's current and future park system.
37 . The applicant shall contribute to the City of Moorpark's Art
in Public Places Fund, an amount of $100 per each 1,000 sq. ft.
of building floor area.
38 . The applicant shall comply with all the mitigation measures
and reporting and monitoring program as shown on Exhibit 3 .
39 . That no liquor except wine and beer be sold on the project
site.
40. That any lights used to illuminate the parking area shall be
arranged so as to reflect the light away from any adjoining
residential property.
41. That all operations authorized by this permit shall be
restricted to daylight hours between 7:00 a.m. and 11:00 p.m.
with all deliveries limited from 7:00 a.m. to 5:30 p.m.
42. That the applicant provide a combination of trees, shrubs, and
ground cover in the new 20 foot landscaped area and to
incorporate the landscape as an integral element of the
overall project design. The trees to be planted shall be in
24 inch box capable of growing above the buildings and
obscuring the buildings from the nearby residential areas.
43. The applicant is required to delete the four parking stalls
which would encroach on the existing, approximately 700 square
feet of landscape planter located north of the easterly
driveway.
44 . The applicant shall remove the existing pole sign and replace
it with a monument sign in conformance with all the
requirements of a Master Sign Program to be prepared by the
applicant prior to zoning clearance.
T
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 8
45. Prior to the issuance of building permits for the construction
of any food/beverage facility, the applicant shall submit
detailed floor plans, equipment specifications, finish
schedules etc. to the Community Services section of * the
Environmental Health Department for review and approval.
46 . That the disposal of all potentially hazardous wastes shall
be by a means approved by the Ventura County Environmental
Health Division.
47. That any abandoned wells on the property shall be destroyed
in accordance with the Ventura County Well Ordinance.
City Engineer's Conditions
PRIOR TO ZONE CLEARANCE, THE FOLLOWING CONDITIONS SHALL BE
SATISFIED:
48 . The applicant shall submit to the City for review and
approval, a grading plan prepared by a registered civil
engineer; shall obtain a grading permit; and shall post
sufficient surety guaranteeing completion. cut or fill slopes
shall be no steeper than 2: 1 (horizontal:vertical) .
An erosion control plan shall be submitted for review nd
approval if grading is to occur between November 1st and April
15th. Along with the erosion control measures, hydroseeding
of all graded slopes shall be required within 60 days of
completion of grading.
All haul routes shall be approved by the City Engineer. On-
site haul routes shall be limited to graded areas only.
49 . The applicant shall submit to the City for review and
approval, a detailed soils and geotechnical report prepared
by both a civil engineer and a geotechnical engineer
registered with 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.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 9
Review of the soils and geotechnical report by the City's
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 .
50 . The applicant shall demonstrate to the satisfaction of the
City Engineer that each building pad has:
a. Adequate protection form a 100 year storm;
b. Feasible access during a 10 year storm.
51. 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 guaranteeing the construction
of the improvements. The drainage plans and calculations
shall indicated the following conditions before and after
development:
Quantities of water, water flow rates, major water courses,
drainage areas and patterns, diversions, collection systems,
flood hazard areas, sumps and drainage courses . Hydrology
shall be per 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;
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 100 year storm;
e. drainage facilities shall be provided such that surface
flow are intercepted and contained prior to entering
collector or secondary roadways;
f . or a 10 year storm, all 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.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 10
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.
52 . The applicant shall deposit with the city a contribution of
the . Los Angles Avenue Area of Contribution. The actual
deposit shall be the then current Los Angeles Avenue Area of
Contribution rate at the time of zone clearance.
53. 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.
54 . If any of the improvements which the applicant is required to
construct or install is to be constructed or installed 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 the
final or parcel map for approval pursuant to Government Code
Section 66457.
a. Notify the 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 Section 66462 . 5;
b. Supply the City with:
i. a legal description of the interest to be acquired;
ii. a map or diagram of the interest to be acquired
sufficient to satisfy the requirements of
subdivision (e) of Section 1250 . 310 of the Code of
Civil Procedure.
iii. 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;
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 11
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 cost (including, without limitation, attorney's
fees and overhead expenses) of acquiring such an interest
in the land.
55 . 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 technique including, but not
limited to, thepaymentof traffic mitigation fees, which the
City my implement or adopt, public street and traffic
improvements directly or indirectly affected by the
development.
56 . No new driveway(s) shall be granted for this project.
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
57 . Prior to any work being conducted within the City right of
way, the applicant shall obtain an encroachment permit.
58. If any hazardous waste is encountered during the construction
of this project, all work shall be immediately stopped and the
Ventura County Environmental Health Department, the Fire
Department, the Sheriff 's Department, and the City
Construction Observer shall be notified immediately. Work
shall not proceed until clearance had been issued by all of
these agencies.
59 . No trees with a trunk diameter in excess of 4 inches shall be
trimmed or removed without prior approval of the City Council .
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION,
THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
60 . 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 36 " mylar (made with proper overlaps) with a title
block on each sheet . Submission of "as-built" plans are
required before a final inspection will be scheduled.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 12
61 . The applicant's engineer shall file for a time extension with
the City Engineer's office at least six weeks in advance of
expiration of the agreement to construct subdivision
improvements. The fees required will be in conformance with
the applicable ordinance section.
Ventura County Sheriff's Department Conditions
62. 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.
63 . Construction equipment, tools, etc. , will be properly secured
during non-working hours.
64. If an alarm system is used, it shall be connected to all
exterior doors and windows and to any roof vents or other roof
openings where access may be made.
65 . Lighting devices located on poles shall be high enough to
discourage anyone on the ground from tampering with them. All
parking areas shall be provided with a lighting system capable
of illuminating the parking surface with a minimum on 1-foot
candle of light and shall be designed to minimize the spillage
of light onto adjacent properties . All exterior lighting
devices shall be protected by weather and breakage-resistant
covers .
66 . Landscaping shall not obstruct any exterior door or window.
67 . Landscaping at entrances/exits or at any intersection within
the parking lot shall not block or screen the view of a seated
driver from another moving vehicle or pedestrian.
68 . Addresses shall be clearly visible to approaching emergency
vehicles and mounted against a contrasting color.
69 . All exterior doors shall be constructed of solid wood core
minimum of 1-3/4 " thick or of metal construction. Front glass
doors commonly used for entry are acceptable but should be
visible to the street.
70 . Doors utilizing a cylinder lock shall have a minimum five
pin tumbler operation with the locking bar or bolt extending
into the receiving guide a minimum of one inch.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 13
71 . There shall not be any easy exterior access to the roof area,
i.e. ladders, trees, high walls, etc.
72 . 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.
73 . Landscaping (trees) shall not be placed directly under any
overhead light.
74 . Address numbers shall be a minimum of 6 inches in height and
illuminated during the hours of darkness .
75. All exterior sliding glass doors or windows shall be equipped
with metal guide tracks at the top and bottom and be
constructed so that the window cannot be lifted from the tract
when in the close or locked position.
76 . All entrances/exit driveways shall be a minimum of 30 ' in
width with radius curb returns or 30 ' in width without radius
curb returns.
Ventura County Fire Department Conditions
77 . That the street width of 25 feet shall be provided. Two way
traffic with off-street parking provided on both sides.
78. That prior to construction the applicant shall submit two site
plans to the Ventura County Bureau of Fire Prevention 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.
79 . That address numbers, a minimum of 6 inches high, shall be
installed prior to occupancy, shall be of contrasting color
to the background, and shall readily visible at night. Where
structures are setback more that 250 feet from the street,
larger numbers will be required so that they are
distinguishable from the street. In the even a structure(s)
is not visible from the street, the address number (s ) shall
be posted adjacent to the driveway entrance.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17, 1990
Page 14
80. That prior to construction, the applicant shall submit plans
to the Ventura County Bureau of Fire Prevention for approval
of the location of fire hydrants . Show existing hydrants on
a site plan, within 300 feet of the development.
81. 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 one 4 inch and two 2-1/2 inch outlet(s) .
b. The required fire flow shall be achieved at no less than
20 psi residual pressure.
c. Fire hydrants shall be spaced 300 feet on center, and so
located that no structure will be farther than 150 feet
from any one hydrant.
d. Fire hydrants shall be recessed in from curb face 24
inches at center.
82. That the minimum fire flow required is determined by the type
of building construction, proximity to other structures, fire
walls, and fire protection devices provided, as specified by
the I .S .O. Guide for Determining Required Fire Flow. Given
the present plans and information, the required fire flow is
approximately 2750 gallons per minute. The applicant shall
verify that the water surveyor can provide the required
quantity at the project.
83 . That if any building(s) are to be protected by an automatic
fire extinguishing system (such as , halon or dry chemical)
plans shall be submitted with payment for plan check, to the
Ventura County Bureau of Fire Prevention for review.
84 . That building plans of all E occupancies shall be submitted
to the Ventura County Bureau of Fire Prevention for plan
check.
85. That fire extinguishers shall be installed in accordance with
National Fire Protection Association, Pamphlet #10 . The
placement of extinguisher shall be reviewed by the Fire
Prevention Bureau.
Planned Development Permit No. : PD-897 Major Mod. No. 1
Applicant: George Shakibaum
Meeting Date: September 17 , 1990
Page 15
86 . That plans for the installation of an automatic fire
extinguishing system (such as, halon or dry chemical) shall
be submitted to the Ventura County Bureau of Fire Prevention
for plan check.
87 . That trash containers with an individual capacity of 1 . 5 cubic
yards or greater, shall not be stored within 5 feet of
openings, combustible walls, combustible roof eave lines,
unless protected by approved automatic fire sprinklers .
(Uniform Fire Code, Article 11) .
Waterworks District No. 1 Conditions
88. Water mains will be required for service from Ventura County
Waterworks District No. 1 . Details of on site septic system
including storage facilities, pump lift station, engineering
design criteria, flow rate information, details of grease
removal facilities, wastewater contents and details of
operational and maintenance responsibilities for on site
facilities . Annexation to Ventura County Waterworks District
No. 1 required.
89 . Applicant for service shall comply with the Ventura County
Waterworks District No. 1 "Rules and Regulations " including
all provisions of or relating to the existing Industrial Waste
Discharge Requirements and subsequent additions or revisions
thereto.
PD 897 Major Modification No. 1
August 30, 1990
Page 9
MITIGATION MEASURES AND REPORTING
AND MONITORING PROGRAM
1. EARTH
Mitigation
Prior to issuance of a Zoning Clearance, 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 completion. If grading is to take place during
the rainy season (October through March) , an erosion control
plan shall be submitted with the grading plan to the City
Engineer for review and approval prior to the start of
construction. A required erosion control measure shall be
that all graded slopes would be hydroseeded or landscaped
within 60 days of the completion of grading. To minimize
compaction of soils a detailed soils report shall be submitted
by the applicant prior to Zoning Clearance and in addition,
the building pad area must be compacted per City Code to
support the structure.
Reporting and Monitoring
Prior to issuance of Zoning Clearance, the case planner shall
contact the City Engineer's office to determine conformance
with the grading plan requirement. The City Engineer shall
be responsible for determining whether an erosion control plan
is required prior to issuance of a grading permit. The City
Engineer, or his designee, shall monitor the project during
construction to ensure that any required hydroseeding is
accomplished, and shall document compliance by preparing a
memorandum for the project file prior to approval of
occupancy.
2 . WATER
Mitigation
The use of a storm drain system, cross-gutters, and surface
streets would reduce potential impacts to a level of
insignificance. Moreover, prior to issuance of a Zoning
Clearance, the applicant is required to submit a drainage plan
to the City Engineer for review and approval .
;Cr y IT
PD 897 Major Modification No. 1 9
August 30, 1990
Page 9
Reporting and Monitoring
Prior to the issuance of a Zoning clearance, the staff planner
shall contact the City Engineer's office to determine
compliance with this condition, and shall document compliance
by placing a note in the project file.
3 . NOISE
Mitigation
To mitigate the potential noise impact on the adjoining
residential properties, all roof top mechanical equipment and
other noise generation sources onsite shall be attenuated to
55 dBA at the property line, or to the ambient noise level at
the property line measured at the time of the occupancy
request. Prior to the issuance of a Zoning clearance for
initial occupancy or any subsequent tenant occupancy, the
Director of Community Development may request that the noise
study or a certificate from a Licensed acoustical Engineer be
submitted for review and approval which demonstrates that all
onsite noise generation sources would be mitigated to the
required level.
4 . LIGHT AND GLARE
Mitigation
Prior to issuance of a Zoning Clearance, 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 interference with
reasonable use of adjoining properties; minimize onsite and
offsite glare; provide adequate onsite lighting; limit
electroliers height to avoid excessive illumination; and
provide structures which are compatible with the total design
of the proposed facility.
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 ten ( 10 ) foot grid
•
PD 897 Major Modification No. 1 10
August 30, 1990
Page 10
b. Maximum overall height of fixtures shall be fourteen (14)
feet.
c . Fixtures must possess short cut-off qualities with a
maximum of one foot candle illumination at property
lines .
d. Average maximum of one foot candle illumination.
e. There shall be no more than a seven-to-one (7 : 1) ratio
of level of illumination shown (maximum to minimum ratio
between light standards) .
f. Energy efficient lighting fixtures shall be provided
which are compatible with adjacent properties .
g. No light shall be emitted above the 90 degree or
horizontal plane.
Reporting and Monitoring
Prior to issuance of a Zoning Clearance, the Director of
Community Development shall review and approve the requiered
lighting plan. The staff planner shall document this approval
in the file.
3. AESTHETICS/VISUAL IMPACTS
The existing 17 foot high pole sign on the project site is not
only too excessive and incompatible with the neighborhood
center but also visually intruding on the adjacent residential
homes .
Mitigation
The applicant is required to remove the existing pole sign and
replace it with an externally lighted monument sign which would be
more compatible in scale, design and character with the
nieghborhood shopping center and would integrate well with the
surrounding residential homes. The construction of the monument
sign must conform with all the requirements of a Master Sign
Program to be prepared by the applicant for the center prior to
Zone Clearance.
PD 897 Major Modification No. 1 11
August 30, 1990
Page 11
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
799 MOORPARK AVENUE
MOORPARK, CALIFORNIA 93021
NEGATIVE DECLARATION
X MITIGATED NEGATIVE DECLARATION
I . PROJECT DESCRIPTION:
1. Entitlement:P Planned Development Permit No.
897 Major Modification No. 1
2 . Applicant: George Shakiban
3 . Proposal : Addition of two 3, 300 square
foot building pads on a 3 . 09
acre site
4 . Location & Parcel Number( s ) : 514-0-051-26
5 . Responsible Agencies: None
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 have a significant effect upon the environment.
However, there would not be a significant effect in this case
because mitigation measures would be incorporated into the
projected.
Mitigated Negative Declaration Only:
Potentially significant impacts can be satisfactorily
mitigated through adoption of the mitigation measures
identified on the attachment as conditions of approval .
III . PUBLIC REVIEW:
•
PD 897 Major Modification No. I 12
August 30, 1990
Page 12
I . 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: 1q�� U ,` 'roved�by:�
Winnie Wilson /Patrick /J.- Richards, Director
/ "
Associate Planner of Community Development
Date Date
PD 897 Major Modification No. 1 13
August 30, 1990
Page 13
CITY OF MOORPARK
DEPARTMENT OF COMMUNITY DEVELOPMENT
INITIAL STUDY
Entitlement: Planned Development Permit No. 897
Major Modification No. 1
Date of Initial Study: July 25, 1990
Name of Applicant: George Shakiban
Location of Project: Southwest Corner of Campus Park Drive
and Princeton Avenue
Assessor's Parcel No(s) . : 514-0-051-26
General Plan
Land Use Designation: General Commercial 7 .5 acres
Proposed General Plan
Land Use Designation: NA
Present Land Use: Neighborhood Shopping Center
Existing Zoning: Commercial Planned Development
Proposed Zoning: NA
Agency Staff Contact: City of Moorpark
;CH I iT
PD 897 Major Modification No. 1 14
August 30, 1990
Page 14
Winnie Wilson, Associate Planner
799 Moorpark Avenue
Moorpark, CA 93021
(805) 529-6864
I. PROJECT LOCATION AND DESCRIPTION:
Location: Southwest corner of Campus Park Drive
and Princeton Avenue
Project: Proposed addition of two freestanding
3, 300 square foot buildings in an
existing Neighboring shopping center.
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 .
The project site is currently a 3 . 09 acre neighborhood
commercial shopping center. The topography of the site is
relatively flat. No known natural vegetation, or objects
of cultural, historical or scenic significance are known
to exist on the site because the site is fully developed.
Presently, a 22, 000 square foot retail and office building
is located along the western half of the site.
2 . Surrounding Land Uses:
North:Campus Park Drive
South:Amhurst Street
East:Princeton Avenue
West:Single Family Residences
II. IS THE PROPOSED PROJECT CONSISTENT WITH:
Yes No N/A
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Page 15
Moorpark General Plan X
Applicable Specific Plan: X
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
X Traffic Study
Other (identify below)
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
2 . Is any significant modification of major landforms
proposed?
Yes Maybe No N/A
X
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August 30, 1990
Page 16
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
4 . Does the site include any unique geological features or
paleontological resources of significance?
Yes Maybe No N/A
X
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
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
The proposal would not result in changes in wind/water
erosion, excessive grading, or geologic hazard impacts .
Building code requirements related to grading would minimize
the potential erosional hazards . some displacement,
compaction would result from the grading of the proposed
building.
MITIGATION
To minimize compaction of the soils, a detailed soils report
shall be submitted by the applicant prior to Zoning Clearance
and in addition, the two building pads area must be compacted
per City Code.
B. Air
1 . Will the project, result in a significant adverse air
PD 897 Major Modification No. 1 17
August 30, 1990
Page 17
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
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
3 . Will the project result in the creation of objectionable
odors?
Yes Maybe No N/A
X
4 . Will the project result in the exposure of sensitive
receptors to substantial pollutant concentrations?
Yes Maybe No N/A
X
4 . The proposed project is not expected to result in
substantial deterioration of the ambient air
quality. The anticipated movement of vehicles and
trucks to and from the site would not generate
enough air emissions to degrade the ambient air
quality.
C. Water
1 . Does the project involve a major natural drainage course
or flood control channel?
Yes Maybe No N/A
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August 30, 1990
Page 18
X
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
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
4 . Will the project result in alterations to the course or
flow of flood waters?
Yes Maybe No N/A
X
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
6 . Will the project result in degradation of ground or
surface water quality?
Yes Maybe No N/A
X
7 . Will the project change the amount of surface water in
any water body?
Yes Maybe No N/A
X
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August 30, 1990
Page 19
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
The development of the two building pads would increase the
rate and amount of surface runoff, lower the infiltration rate
and may change the drainage patterns as a result of an
increase in impervious surfaces.
MITIGATION
The use of catch basins, concrete cross-gutters, and surface
streets would reduce potential impacts to a level of
insignificance. Moreover, prior to issuance of a Zoning
Clearance, the applicant is required to submit a drainage plan
to the City engineer for review and approval.
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
X
2 . Are any unique, rare, or endangered species of plants
present on the project site? (See State and Federal
listings and California Native Plant Society, Inventory
of Rare and Endangered Vascular Plants. )
Yes Maybe No N/A
X
3 . Will the project result in the introduction of invasive
species of plants into the area?
Yes Maybe No N/A
X
4 . Will the proposal result in the reduction in acreage of
any agricultural crop?
PD 897 Major Modification No. 1 20
August 30, 1990
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Yes Maybe No N/A
X
The proposed project would not change the diversity and number
of plant species or affect the wild life habitat because the
site is already fully developed.
E. Animal Life
1. Will the project result in a reduction in the diversity
or numbers of any species of animals (birds; land
animals, including reptiles; fish and shellfish, benthic
organisms; or insects) ?
Yes Maybe No N/A
X
2 . Will the project restrict the range of or otherwise
affect any rare or endangered animal species?
Yes Maybe No N/A
X
3 . Will the project result in a deterioration of any
significant wildlife habitat?
Yes Maybe No N/A
X
The proposed project would not change the diversity and number
of animal species or affect the wild life habitat because no
rare or endangered species have been known to exist on the
site before it was fully developed.
F. Noise
1 . Will the project result in increases to existing noise
levels?
Yes Maybe No N/A
X
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August 30, 1990
Page 21
2 . Will the project result in the exposure of people to
conditionally acceptable or unacceptable noise levels
based on Figure 3 in the City's Noise Element?
Yes Maybe No N/A
X
The commercial center in which the two buildings are to be
constructed is located in close proximity to residential
homes. Use within the center may slightly increase the
ambient noise level in the general area. All uses and
activities are conditioned to be conducted within the enclosed
building thus reducing any future noise impacts to the
residential community nearby.
MITIGATION
To mitigate the potential noise impact on the adjoining
residential properties, all roof top mechanical equipment and
other noise generation sources onsite shall be attenuated to
55 dBA at the property line, or to the ambient noise level at
the property line measured at the time of the occupancy
request. Prior to the issuance of a Zoning Clearance for
initial occupancy or any subsequent tenant occupancy,or any
subsequent tenant occupancy, the Director of Community
Development may request that a noise study or a certificate
from a Licensed accoustical engineer be submitted for review
and approval which demonstrates that all onsite noise
generation sources would be mitigated to the required level.
G. Light and Glare
1. Will the project result in new light or glare?
Yes Maybe No N/A
X
H. 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
2 . Are adjoining or planned land uses incompatible with the
proposed project, so that a substantial or potentially
substantial interface problem would be created?
PD 897 Major Modification No. 1 22
August 30, 1990
Page 22
Yes Maybe No N/A
X
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
No land use impacts are expected to result from the proposal. The
proposed project would not encourage the development of presently
undeveloped areas or increase the development intensity in
developed areas . The proposed project is located in an area which
is predominantly developed with residential properties . All public
services and utilities are currently in place and no expansion to
the infrastructure would result from the project.
I. Natural Resources
1. Will the project result in substantial depletion of any
nonrenewable resource?
Yes Maybe No N/A
X
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
J. 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
•
PD 897 Major Modification No. 1 23
August 30, 1990
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X
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
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
There is no potential risk that hazardous materials would be
generated and/or stored onsite because this project is for
retail and day care center only. The
K. 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
L. Housing
1 . Will the proposal require the removal of any housing
unit(s) ?
Yes Maybe No N/A
X
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
3 . Will the proposal require the displacement of people from
PD 897 Major Modification No. 1 24
August 30, 1990
Page 24
the project site?
Yes Maybe No N/A
X
The proposed project is not expected to significantly alter
the location, distribution, density, or growth rate of the
human population in Moorpark. The proposal would be for two
freestanding retail/child care buildings . The proposal would
not result in the removal of housing units . In fact, the
creation of additional jobs generated by this proposed
development would increase the demand for new housing in the
Community. However, new housing is still being provided in
the Community and surrounding areas to help satisfy the
demand.
M. 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
X
2. Will the proposal result in a substantial impact to the
existing or planned transportation systems?
Yes Maybe No N/A
X
3 . Will the proposal result in an increased demand for off-
site parking?
Yes Maybe No N/A
X
4 . Will the proposal result in an increase in traffic
hazards to motor vehicles, bicyclists, or pedestrians?
Yes Maybe No N/A
X
The proposed project is not anticipated to generate adverse
PD 897 Major Modification No. 1 25
August 30, 1990
Page 25
impacts on the adjoining streets because a traffic study was
required of the applicant which would reduce any significant
impacts to a level of insignificance.
N. 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
The proposed project would not require additional fire
protection or police protection personnel, and schools are not
expected to be affected. Fees related to fire and police
protection and school fees would have to be paid prior to
issuance of a building permit. The project is also not
expected to impact park and recreational facilities . The City
typically imposes a park and recreational fee as a condition
of approval, requiring the developer to contribute an amount
of $ . 25 per square foot of gross floor area to support the
City's current and future park system.
0. Energy
Will the proposal result in the use of excessive amounts of
fuel or energy?
Yes Maybe No N/A
X
The proposed project 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. As this project would
involve only an addition of approximately 6, 600 square foot
building pads .
P. 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
PD 897 Major Modification No. 1 26
August 30, 1990
Page 26
X
The proposal may 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 systems . Solid waste
collection and disposal would be contracted out to a private
collection service.
Q. 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
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
X
3 . Will the project result in the loss of a distinctive
landmark tree or stand of mature trees?
Yes Maybe No N/A
X
The existing 17 foot high pole sign on the project site is not
only too excessive for the commercial center but also visually
intruding on the adjacent residential homes .
Mitigation
The applicant is required to remove the existing pole sign and
replace it with a monument sign which would be more compatible in
scale, design and character with the neighborhood shopping center
and would integrate well with the surrounding residential homes .
R. Archaeological/Historical
PD 897 Major Modification No. 1 27
August 30, 1990
Page 27
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
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
There is a very low probability that the site has
archaeological or historical significance due to previous
grading activities and existing development onsite.
S. 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
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. )
Yes Maybe No N/A
x
3 . Does the project have impacts which are individually
•
PD 897 Major Modification No. 1 28
August 30, 1990
Page 28
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 the past projects, the effects of other
current projects, and the effects of probable future
projects . )
Yes Maybe No N/A
X
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
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 Analyses and Appendix
( 1989 ) .
7 . Zoning Ordinance of the City of Moorpark.
PD 897 Major Modification No. 1
29
August 30, 1990
Page 29
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 on an attached page,
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.
July, 27, 19 9 0 Gk.') niv� (O
Date Winnie Wilson, Associate Planner
,--) rf'
97-7-2
Date Patrick j./ Richards, Director of
Community Development
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