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AGENDA REPORT 2016 0907 CCSA REG ITEM 08A
ITEM 8.A. CITY OF MOORPARK,CALIFORNIA City Council Meeting of 9-7-97ol1, ACTION: in s tt BY: 4-1h • •�'al:,.R.+.,— MOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council FROM: David A. Bobardt, Community Development Director I Prepared by Freddy A. Carrillo, Associate Planner DATE: August 25, 2016 (CC Meeting of 9/7/2016) SUBJECT: Consider a Resolution Approving Conditional Use Permit No. 2016- 02 and Administrative Permit No. 2016-04 to Allow the Remodel and Conversion of a Former Single Family Home Into a Residential Care Facility at 100 Leta Yancy Road, and Making a Determination of Exemption Under CEQA in Connection Therewith, on the Application of Emiliano Galicia BACKGROUND On May 13, 2016, an application was filed by Emiliano Galicia for Conditional Use Permit (CUP) No. 2016-02 and Administrative Permit (AP) No. 2016-04. The applicant is requesting approval for the remodel and conversion of a former 1,530 square-foot single family home and 495 square-foot detached accessory structure into a 2,025 square-foot residential care facility at 100 Leta Yancy Road. The applicant is proposing to add 142 square feet of building area to join both buildings. Additionally, the applicant is proposing to add 234 square feet to the former 315 square-foot garage to create a 549 square-foot office and storage space for its employees. An Administrative Permit (AP) is required for new construction less than 2,500 square feet in a commercial zone. The applicant is proposing 376 square feet of new construction. A decision on an AP is normally made by the Community Development Director. A Conditional Use Permit (CUP) is required for care facilities in the Commercial Planned Development (CPD) zone. A decision on a CUP application is normally made by the Planning Commission. However, because this project involves a City Council determination on the ultimate public right-of-way width for Unidos Avenue, staff has elevated the decision on all permits associated with the project to the City Council for consideration. 1 Honorable City Council September 7, 2016 Page 2 DISCUSSION Project Setting Existing Site Conditions: The 15,161 square-foot property is located on the northeast corner of Leta Yancy Road and Unidos Avenue. As mentioned above, the lot contains a 1,530 square-foot single family house, a 495 square-foot accessory structure, and a 315 square-foot garage. These structures have been vacant for several years and have lost their non-conforming rights for residential use in the CPD zone. Any proposed use is subject to current standards of the Moorpark Municipal Code. The lot is enclosed by a 6-foot high chain link fence on the north, east and south side of the property and a 3-foot high white wrought iron fence on the west side of the property. Vegetation on the site consists of cactuses and trees. Vehicle access to the property is from Leta Yancy Road. Previous Applications at 100 Leta Yancv Road: On January 5, 2006, the Community Development Director denied Administrative Permit (AP) No. 2005-19, a request to convert the existing buildings into a dog wellness center with veterinary services and overnight dog boarding. On April 5, 2006, an appeal of the Community Development Director's denial of the AP was presented to the City Council. After hearing from public testimony, the Council continued this item to May 3' 2006, and directed staff to provide more detailed exhibits of property lines, structure location, and street design for Unidos Avenue; and send notice of the public hearing to the adjacent residents. In the May 3, 2006 staff report, attached, staff identified three options for consideration regarding Unidos Avenue. The options presented were: 1. Let a 1996 Council action stand, providing for a 48-foot wide right-of-way, with thirty-two (32) feet of pavement, five (5) foot sidewalks on each side and three (3) foot planters on each side of the street. 2. Allow the road to remain in public ownership and keep the right-of-way at the existing 34-foot width, with twenty-five and a half (25.5) feet of pavement, a five (5) foot sidewalk on the south side with a three (3) foot planter, and a six (6) inch curb on the north side adjacent to the subject property. 3. Same as option 2 but make Unidos Avenue a private street. The Council directed staff to pursue Option 3, and referred the Administrative Permit application back to the Community Development Director for a decision. The approved street improvement design is shown in the table below: 2 Honorable City Council September 7, 2016 Page 3 May 3, 2006 Approved Unidos Avenue Cross Section Villa Campesina Sidewalk Paved Area of Residential Planter (incl. curb) Unidos Avenue Curb Commercially-Zoned Development Private Property 3' 5' 25.5' 6" 34' Ultimate (South) Dedicated Right-of-Way (North) On October 26, 2006, the Community Development Director approved Administrative Permit No. 2005-19, to allow the conversion of an existing buildings to a dog wellness center with veterinary services and overnight boarding of injured dogs. Building permits were never issued for the dog wellness center and the entitlements have subsequently expired. On June 23, 2009, the Planning Director approved Administrative Permit No. 2009-08, to allow the conversion of existing buildings to a holistic veterinary clinic. Building permits were never issued for the holistic veterinary clinic and the entitlements have subsequently expired. GENERAL PLAN/ZONING Direction General Plan Zoning Land Use Site General Commercial Planned Single Family Home / Commercial Development (CPD) Structure North General Commercial Planned Office building Commercial...... -..._.... Development (CPD)......... ........................ — High Density Residential Planned South Residential Development Single Family Homes 7 units/acre (RPD-7u) _ General Commercial Planned Outdoor Recreational East Commercial Development (CPD) Vehicle Sales General Commercial Planned West Commercial / Development / Residential Gas Station /Vacant Lot Very High Density Planned Development Residential 7.5 units/acre (RPD-7.5u) General Plan and Zoning Consistency: The General Commercial (C-2) General Plan land use designation is intended for a wide range of retail and service activities. Intended uses include community shopping centers, restaurants, office and professional services, and business supportive services. The site is zoned Commercial Planned Development (CPD) which allows the uses mentioned above. 3 S.\Community Development\DEV PMTS\C U P12016\CUP 2016-02 Assisting LivinglAgenda ReportsWOORPARK CITY COUNCIL.docx Honorable City Council September 7, 2016 Page 4 Project Summary Architecture: Extensive exterior and interior remodeling is proposed for all three structures. The front facade would maintain the stone veneer, with a window and vent added to the entrance. The buildings currently have deteriorating plywood, wood panels, and metal sidings; exposed water heaters, and vent lines coming out of the flat roof. The applicant is proposing to remove the deteriorating fascia and add Spanish lace stucco, and remove water heaters and vent lines. The floor plan is proposed to be completely revised and new windows and doors would be added throughout. The former garage will also be renovated with Spanish lace stucco to match the buildings. In addition, the garage door will be removed and replaced with a fixed wall. The three structures currently have a flat-roof. The applicant is proposing to raise the pitch of the roof and add slate tiles. This is the same type of roof style located in the Villa Campesina neighborhood to the south. Existing (sq. ft.) Proposed (sq. ft.) Total (sq. ft) Single Family Home 1,530 ------------------ ----- — - --------- Structure 495 142 2,167 Garage 315 234549 Total 2,340 376 2,716 Circulation and Parking: The predominant ingress and egress into the site is proposed via a 25-foot wide driveway at the eastern frontage on Leta Yancy Road. The entrance to the facility is easily accessible from any parking space. The project is required to comply with the City's parking ordinance by providing 1 parking space for every 2 beds, plus 1 space for every 500 sq. ft. of gross floor area. The applicant is proposing 6 bedrooms with 1 bed in each room. All of the parking spaces are 9 feet wide by 20 feet deep. Bedroom Parking Requirement: Residential Care Facility Total Parking Total Parking 6 beds @ 1 space/2 beds Parking Requirement: Spaces Spaces 2,716 sq. ft. @ 1 space/500 sq. ft. Required Provided 3 spaces 5.43 spaces 8 8 4 Honorable City Council September 7, 2016 Page 5 ANALYSIS Issues Staff analysis of the proposed project has identified the following areas for City Council consideration. Use: The site is located in a transitional area with existing residential uses to the south, a future residential development to the west, and existing commercial uses to the north and east. The proposed 6-bed residential care facility would provide services to those who need assistance in everyday living. The use is permitted with a CUP in the CPD zone and is compatible with existing and planned surrounding uses. Architectural Design: The existing buildings have little value and are not compatible with surrounding building design. It is not known whether the foundations for the accessory buildings would meet habitable building standards, and they may have to be upgraded or replaced for the proposed uses. An extensive remodel is proposed for the existing structures which would involve replacement of all siding, windows, doors, and the flat roof with a 4:12 pitched gable roof with lightweight concrete slate tiles. The floor plan is proposed to be completely redesigned for a residential care facility. The plans as presented would greatly improve the appearance of the site and would be compatible with existing and planned surrounding development. Conditions are recommended for the Community Development Director, Parks and Recreation Director, City Engineer/Public Works Director and Police Chief to review various aspects of the details in the site, building, and landscaping design prior to issuance of a Zoning Clearance for a building permit. Depending on the direction provided by the City Council on the street improvements for Unidos Avenue discussed below, the existing structures on the site may need to be removed and replaced to the north on the site for the proposed use. Given the size of the facility, the review of the site design and architecture is normally handled at a staff level and can be done so with the conditions as proposed, even if the buildings require removal. Unidos Avenue Improvements: On April 21, 1986, the City Council approved General Plan Amendment No. 85-04, Tentative Tract Map No. 4147, and Residential Planned Development No. 1049 for the Villa Campesina development, which is located south of Unidos Avenue. Unidos Avenue was originally planned to have a 68-foot right-of-away with a 52-foot paved road, consistent with the County standards for a commercial/industrial road. In addition, Unidos Avenue was intended to be part of a network of collector roads that would run east to west from Moorpark Avenue to Leta Yancy Road parallel to Los Angeles Avenue. The Villa Campesina development dedicated one half of the planned 68' wide 5 S.Community Development DEV PMTSC U P@016\CUP 2016-02 Assisting Living Agentla Reports\MOORPARK CITY COUNCIL dons Honorable City Council September 7, 2016 Page 6 right-of-way and improved it as shown below. Existing Unidos Avenue Cross Section Villa Campesina Assisting Living Facility Residential Planter Sidewalk Roadway Unimproved Commercially-Zoned Development (incl. curb) Shoulder Private Property 3' 5' 24' 2' 34' Existing (South) Dedicated Right-of-Way (North) Staff is currently studying Los Angeles Avenue and adjacent connections to improve traffic flow and as part of an update to the Circulation Element of the General Plan. One of the items that would need to be considered would be whether or not to create parallel collector roads to Los Angeles Avenue for local traffic. Previous Council decisions on development proposals for this site as well as for the Renaissance Office Building project on Park Lane did not include the connecting of parallel streets. However, the previous Circulation Element relied on an SR-118 bypass to take a considerable amount of traffic from Los Angeles Avenue. Since it now is clear that the SR-118 bypass (now referred to as North Hills Parkway) roadway will not extend eastward from Spring Road without considerable investment in connections to the SR-118/23 freeway, Los Angeles Avenue would be expected to carry a greater amount of regional traffic, and parallel collector streets should be re-evaluated to carry local traffic. A number of existing developments connect to the collector system of Majestic Court and Park Crest Lane east of Unidos Avenue. The future Pacific Communities project proposes a major entry on the west side of Leta Yancy Road lining up with Unidos Avenue. In order to preserve options related to a potential connection of Unidos Avenue to serve as a parallel street to Los Angeles Avenue, staff is recommending a street improvement plan for Unidos Avenue that would have a 40-foot wide roadway within a 53-foot wide right of way, consistent with County Plate B-5(A) for collector streets (attached). This would require 19 feet of dedication on the north side of Unidos Avenue, encroaching into the existing former house and accessory building on the site, which are currently located approximately 7 1/2 feet and 10 1/2 feet respectively from the existing right-of- way. A cross section of this proposed street is shown below: 6 Honorable City Council September 7, 2016 Page 7 Proposed Unidos Avenue Cross Section Villa Campesina Assisting Living Facility Residential Planter Sidewalk Roadway Sidewalk Commercially-Zoned Development (incl. curb) (incl. curb) Private Property _* 3' 5' 40' S' le53' Ultimate (South) Dedicated Right-of-Way (North) Three properties, including the subject property, have frontage on the north side of Unidos Avenue. The other two are the Lindstrom RV site, owned by the City, and the Village Auto Retail Center. Dedication from the Lindstrom RV site can be made prior to its sale by the City. The Village Auto Retail Center has already provided 34 feet of street dedication on Unidos Avenue and $35,000.00 to contribute toward future street improvements as part of the project. One obstacle to making a connection of Unidos Avenue to Park Lane is the Renaissance Office Building site. A street connection was not required as part of this development project, and it currently includes a sidewalk between Unidos Avenue and Park Lane and a driveway for the parking lot for this building in the area where Unidos Avenue would be extended for a connection. Should the City wish to make such a connection in the future, the land would need to be purchased. Condition Nos. 10-12 have been recommended, should the City Council wish to require the dedication and improvement as recommended by staff. If the City Council wishes this project to proceed with an alternate street improvement for Unidos Avenue, these conditions would need to be modified. National Pollution Discharge Elimination Standards Requirements (NPDES) and Municipal Separate Storm Sewer System (MS4): Recommended Condition No. 19 to provides for all necessary on-site and off-site storm drain improvements including the imposition of National Pollution Discharge Elimination System (NPDES) and the Municipal Separate Storm Sewer System (MS4) requirements with the parking lot improvements. FINDINGS 1. The proposed residential care facility use is consistent with the provisions of the General Plan, Zoning Ordinance, and any other applicable regulations, in that the property is planned and zoned to allow for a residential care facility. 7 S:\Community Development\DEV PMTS\C U P\2016\CUP 2016-02 Assisting Living\Agenda Reports\MOORPARK CITY COUNCIL.docx Honorable City Council September 7, 2016 Page 8 2. The proposed use is compatible with both existing and permitted land uses in the surrounding area, in that a small-scale residential care facility provides a good transitional use between the commercial land to the north and the residential neighborhood to the south. 3. The proposed use is compatible with the scale, visual character and design of surrounding properties, in that the residential care facility will have minimal modification to the exterior of the former single family home, structure and garage. 4. The proposed residential care facility would not be obnoxious or harmful, or impair the utility of neighboring property or uses, in that it is similar in scale and use to the residential neighborhood to the south 5. The proposed use would not be detrimental to the public health, safety, convenience, or welfare, in that conditions are required to address security and safety in the design of the residential care facility. PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3). Under the applicable provisions of these regulations, the following timelines have been established for action on this project: Date Application Determined Complete: June 12, 2016 Planning Commission Action Deadline: N/A City Council Action Deadline: September 10, 2016 ENVIRONMENTAL DETERMINATION In accordance with the City's environmental review procedures adopted by resolution, the Community Development Director determines the level of review necessary for a project to comply with the California Environmental Quality Act (CEQA). Some projects may be exempt from review based upon a specific category listed in CEQA. Other projects may be exempt under a general rule that environmental review is not necessary where it can be determined that there would be no possibility of significant effect upon the environment. A project which does not qualify for an exemption requires the preparation of an Initial Study to assess the level of potential environmental impacts. Based upon the results of an Initial Study, the Director may determine that a project will not have a significant effect upon the environment. In such a case, a Notice of Intent to Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be sufficient environmental documentation. If the Director determines that a project has 8 Honorable City Council September 7, 2016 Page 9 the potential for significant adverse impacts and adequate mitigation cannot be readily identified, an Environmental Impact Report (EIR) is prepared. The Community Development Director has determined that this project is Categorically Exempt from the provisions of CEQA pursuant to Sections 15301 (Class 1 — Existing Facilities) and 15332 (Class 32 — In-Fill Development Projects) of the California Code of Regulations (CEQA Guidelines) in that the project involves the remodel of existing structures, is consistent with the applicable general and specific plan designation and all applicable general and specific plan policies as well as with the applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value, as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. No further environmental documentation is required. NOTICING Public Notice for this meeting was given consistent with Chapter 17.44.070 of the Zoning Ordinance as follows: 1. Publication. The notice of the public hearing was published in the Ventura County Star on August 27, 2016. 2. Mailing. The notice of the public hearing was mailed on August 26, 2016, to owners of real property, as identified on the latest adjusted Ventura County Tax Assessor Roles, within one-thousand (1,000) feet of the exterior boundaries of the assessor's parcel(s) subject to the hearing. 3. Sign. One 32 square-foot sign was placed on the street frontage on August 26, 2016. STAFF RECOMMENDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Adopt Resolution No. 2016- approving Conditional Use Permit No. 2016-02 and Administrative Permit No. 2016-04, subject to conditions of approval. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Project Exhibits 4. 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Meling MOORPARK CITY COUNCIL "`�'°'`� ' '- royeck AGENDA REPORT ri✓C°yv`A,.` TO: Honorable City Council FROM: Barry K. Hogan, Community Development Direct,j, Prepared by Joseph R. Vacca, Principal Planner - DATE: April 19, 2006 (CC Meeting of 05/03/06) SUBJECT: Consider the Applicant's Appeal of the Community Development Director's Denial of Administrative Permit No. 2005-19, a Request to Convert an Existing Residence into a Dog Wellness Center with Veterinary Services and Overnight Boarding of Injured Dogs at 100 Leta Yancy Road. DISCUSSION The City Council reviewed the appeal request on April 5, 2006, and continued the item to the May 3, 2006 City Council meeting, with a request for additional study and information. At the April 5, 2006 meeting, the City Council requested that staff provide some additional information prior to rendering a decision. The City Council requested that staff present information to demonstrate the following: • The existing land uses of the properties within the immediate vicinity of the proposed Dog Wellness property. • The existing lot sizes and lot configurations of the properties within the immediate vicinity of the proposed Dog Wellness property. • A general design of the private drive showing a possible knuckle location for the private drive. • A general layout of the area if it were developed commercially in the future. • Information on the number of trips that would be generated if the area were developed commercially. • Information on the side yard setback dimension along Unidos Avenue. Staff prepared several exhibits that are attached to this report, which demonstrate the existing characteristics of the properties surrounding the Dog Wellness site. The exhibits also demonstrate a private road layout with a possible knuckle terminus for S:1Community Development\DEV PMTSWDMIN PMTS120051.19 100 Leta Yancy Road(Gehricke)1Staff Reports1CC_Staff_Report_Dog Wellness_appeal_060503.doc 18 CC ATTACHMENT 4 • Honorable City Council May 3, 2006 Page 2 Unidos Avenue. An exhibit was prepared to present an example of combining the properties in the area for commercial development. If the properties within the immediate vicinity of the Dog Wellness property were combined, the entire site would be approximately 3.65 acres. An exhibit demonstrates a commercial layout of the area with the street dedications along Los Angeles Avenue and Unidos Avenue. Staff has attached an Aerial Photograph Exhibit showing the L.A. Spring Shopping Center Site which has a total area of 3.79 acres. This aerial photograph is provided to allow for a comparison between the L.A. Spring Shopping Center, which is on the northeast corner of Los Angeles Avenue and Spring Road, and the properties on the southeast corner of Leta Yancy and Los Angeles Avenue. The property arrangements and total areas between these two properties are very similar. The L.A. Spring • Shopping Center development with access to the site from Los Angeles Avenue and Spring Road clearly demonstrates the potential development of the subject area if it were developed as one commercial project. While staff did not prepare a traffic study for the subject area, the traffic study for the L.A. Spring Shopping Center, dated October 7, 2002, was reviewed. This traffic study analyzed the addition of 21,903 square feet of commercial floor area to the 3.79 acre site, which was already occupied by the McDonald's fast-food drive-thru restaurant, Blockbuster video store and Strabucks coffee shop. This center is similar in size and location to what might be proposed if all of the properties were combined into a shopping center in the future. The traffic study concluded that the proposed project would generate 89 and 191 vehicle trips during the AM and PM peak hours, respectively; and over a 24 hour period would generate 2,138 Daily Trip Ends during a typical weekday. At the request of staff, the applicant had a site survey completed on the subject property. The site survey showed that the building is seven feet-eight inches (7' - 8") at the closest point between the existing building and the existing property line (and the existing right-of-way). Based on the results of the survey, the applicant has placed a temporary chain link fence along the existing property lines of the site. After the creation of several exhibits to address questions from the City Council; staff has determined that if the City Council allowed conversion of the residence to a Dog Wellness facility with a private road and knuckle, this would not preclude the ability for the commercial redevelopment of the area in the future. If the existing building were allowed to remain in its current location for the Dog Wellness use and the City Council decided to allow a private road, the distance between the existing structure and the property line/roadway would be seven feet adjacent to the existing thirty-four (34) feet of improved Unidos Avenue. The minimum required side yard for the commercial zone is five feet. Except for adding a six inch curb along the northern edge of the existing • Unidos Avenue, the existing improvements along Unidos Avenue would not change at 19 Honorable City Council May 3, 2006 Page 3 all. A private road with a knuckle would provide a similar carrying capacity that currently exists alongthe currentlyimproved section of Unidos Avenue. � p Options for Council Consideration: There are three options that the Council could select regarding Unidos Avenue: 1. Status quo, i.e. let the 1996 Council action stand providing for forty-eight (48) feet of right-of-way, with thirty-two (32) feet of pavement, five (5) foot sidewalks on each side and three (3) foot planters on each side of the street. 2. Allow the road to remain in public ownership and allow for the reduced right of way with thirty-four (34) feet of right-of-way, with twenty-five and a half (25.5) feet of pavement, a five (5) foot sidewalk on the south side with a three (3) foot planter, and a six (6) inch curb on the north side adjacent to the subject property. 3. Same as option 2 but make the road private. Please note that under options two or three it is not necessary for the Council to determine how the roadway would be terminated, i.e. a knuckle, turn-around, or other option, that will be a staff function depending upon the ultimate design of the Caltrans property. STAFF RECOMMENDATION Direct staff to pursue an updated street improvement plan for Unidos Avenue as a Private Road with improvements within the existing right-of-way, and refer the Administrative Permit application back to the Community Development Director for a decision. ATTACHMENTS: 1. Aerial Photograph of Site and Surrounding Showing Existing Land Uses 2. Location Map of the Site and Surrounding Properties Showing Existing Lot Sizes/Configurations and Private Drive and Possible Knuckle Locations 3. Location Map of the Subject Area if Combined for Commercial Development 4. Location Map of the Subject Area if Developed as a Commercial Project with Full Dedication for Los Angeles Avenue and Unidos Avenue 5. Location Map of the Subject Area if Developed as a Commercial Project with Full Dedication for Los Angeles Avenue and a Private Drive at Unidos Avenue 6. Aerial Photograph of the L.A. Spring Shopping Center Site 7. City Council Staff Report April 5, 2006—with attachments 20 N CD 0 p ip--Aso , '.inipilk C CIT • OW L. Lis. • ,,, CD • ) I 1 11 4111 4 -,ar I .1 t N # - 1 ..„,.4.. ...... ,„..t u.,...,u),„i . ..• 1��I, .til }I ILSW - f • CIO III '' •• 1 N Cti• ti . . : .! ; , . Pia I p I i y L 9 M'' r I 1 -13 y t ! _ moo co P CD i. . � .- 4161111: i ..' , r 1 • ar w _ r xCIL CU LIMs Y I 4 Tom; 9 4 0) 9 W Ili "r s- r -- 'fir ,. ii4 ., CC d 21 a ZZ n CD 1 t;/) �' D Z TI = / Im r O 1 I I— Q W LIBERTY BELL RD W LIBERTY BELL RD m o -o II 'CA) o rnw � oo to � � � � � w �• p� 1 v, o w 0 r w CO A A--eQ CO I as x r CO CA 2 CD x o p r C — c N �D C) 00 5 C) o -. N 0D O 1 m o _ 2) al . 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L I I , Y � I 11J1 JI I! � � O I l Q i . I ¢I I L 0 ,..- 1 _ Q co - I414....-illiiiiit_ . U -0 s- I 16lils aa , r I - - to .... 1::?. 0 > o- u CO 0 U) • I I �. , I O v o Ali. .• fR 1 1. - Rlallei ' ").• J,. - Q ci) _C or , „*. ;: = --._.••• L CO CD w C �l. > I CU err I , .i. , , ....... _ ,,.. _ ....„ .,, , (11) S. 'N a , M Q O J MOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council FROM: Barry K. Hogan, Community Development Director Prepared by Joseph R.Vacca,Principal Pianne,ig, DATE: March 28, 2006 (CC Meeting of 04/05/0.6) SUBJECT: Consider the Applicant's Appeal of the Community Development Director's Denial of Administrative Permit No. 2005-19, a Request to Convert an Existing Residence into a Dog Wellness Center with Veterinary Services and Overnight Boarding of injured Dogs at 100 Leta Yancy Road. BACKGROUND On December 16, 2005, Administrative Permit Na 2005-19 application was opened, requesting the conversion of an existing single-family residence at 100 Leta 'fancy Road, to a dog wellness center with veterinary services and overnight boarding of injured dogs. The applicant is Jenny Ehrig, being represented by Bob Gehricke. On January 5, 2006, the request was denied without prejudice by the Community Development Director. The denial was based upon street dedication requirements for Unldos Avenue, along the south property line, which would require demolition of the structure proposed for the dog wellness facility, making the project unbuildable as proposed. The applicant has appealed this denial decision. While appeals of decisions of the Community Development Director would ordinarily be considered by the Planning Commission, this appeal is presented for consideration by the City Council, since the City Council is the authority that previously established the ultimate width of Unidos Avenue. The applicant/appellant has concurred with the decision to present this appeal to the City Council. Please note that since the project was denied by the Director without prejudice, it has not been analyzed for compliance with the City's development and design requirements. DISCUSSION The subject property, located at the northeast corner of Leta Yancy Road and Unidos Avenue, is 77.8 feet wide by 200 feet deep, totaling 15,560 square feet in size in its existing configuration. The lot contains a 1,530 square-foot vacant house and two out buildings of 495 square feet and 315 square feet each. S:1Community Development\DEV PMTS\ADMI... ..J Leta r ancy NOW ttienncue$Staf Reports\GG_Statt_Report_Dog_Wellness_appeal_060405.doc 27 Honorable City Council April 5, 2006 Page 2 When the Villa Campesina project was approved on April 21, 1986, Unidos Avenue was originally planned to have a sixty-eight foot (68') right-of-way with a fifty-two foot (52') paved road, consistent with County standards for a commercial/industrial road. Unidos Avenue was intended to run east to west from Moorpark Avenue to Leta Yancy Road (formerly Liberty Bell Road). The following is a historical summary of the review/requirements of Unidos Avenue: > On April 21, 1986, the Villa Campesina subdivision (Tract No. 4147) was conditioned to provide one-half ('/_) of the Unidos Avenue right-of-way along the subdivision's northern edge, with an improvement of thirty-two feet (32') of this thirty-four foot (34') dedication. A traffic study completed on April 26, 1985, for the Villa Campesina project recommended the improvement of Unidos Avenue, but the General Plan Circulation Element in effect at the time did not call for a street in the location of Unidos Avenue. > On December 16, 1987, the City Council approved Planned Development Permit No. 1065, a 27,466 sq. ft automotive service building on the south side of Los Angeles Avenue approximately 250 feet west of Park Lane, on the application of Colin Velazquez. This Planned Development Permit No. 1065 was conditioned to improve the section of Unidos Avenue along the southern property line of this site. The required improvements were to be for one-half(%)of the street width to match the street improvements for Tract No.4147 outlined above. > On March 7, 1990, the City Council agreed to defer construction of the improvements of Unidos Avenue that were required of Mr. Velazquez by the approved PD No. 1065; and also agreed to reduce the bond surety payment amount from $80,000.00 to $35,000.00. > On April 8, 1992, the City Council conducted a public hearing to consider General Plan updates to the Land Use and Circulation Elements, Sphere of Influence Expansion Study and Environmental Impact Reports. At that meeting, it was the consensus of the City Council to remove Unidos Avenue and the connectors to it from the proposed Circulation exhibit. On April 29, 1992, the City Council again confirmed by consensus that Unidos Avenue would not be included in the proposed Circulation Element and that this area would need further review with a future General Plan Revision. > On April 17, 1996, Planning staff requested City Council consideration to fund a traffic study to determine the need for improving and extending Unidos Avenue. At the time, Planning staff had received several inquires on the issue during preliminary project reviews of a batting cage facility west of Park Lane, a Burger King Restaurant proposed just east of Liberty Bell Road (now Leta Yancy Road), and a modification of the prior approved Westland Residential project which was conditioned to construct Unidos Avenue from Goldman Avenue east to Liberty Bell Road. The City Council decided unanimously to agendize this issue for a future meeting in order to reverse the decision on the 1985 circulation study (of 28 I . Honorable City Council April 5, 2006 Page 3 Villa Campesina) and to state a Council Policy that the concept of an extension of Unidos Avenue be abandoned. On August 21, 1996, the City Council considered an alternative street section for the existing section of Unidos Avenue and continued this item for further review to September 4, 1996. Y On September 4, 1996, the City Council unanimously approved: 1). The design for Unidos Avenue, immediately east of Liberty Bell Road (now Leta Yancy Road) to be constructed to a design consistent with Plate B-Sc cul-de-sac modified with a 32' curb to curb dimension with a 48' right-of-way; 8 foot of right- of-way on the north and south sides with parking on one side; and 2). Directed Engineering staff to get a cost estimate on a design of the knuckle at the end of Unidos Avenue and Juarez Avenue and to bring the knuckle design and cost estimate back to the City Council. Y On October 2, 1996, the City Council, through approval of the consent calendar, approved a design for the street section improvements for Unidos Avenue; and appropriated $10,600.00 of the FY 1996197 budget for engineering efforts to design the knuckle at the intersection of Unidos Avenue and Juarez Avenue. At this October 2 meeting, (staff report attached), the design for Unidos Avenue that the City Council approved is shown in the table below: 1996 Approved Unidos Avenue Cross Section Villa Sidewalk Paved Area of Sidewalk _Campesina Planter (ind. Unidos Avenue (incl. Planter Zoned Private Residential curb) curb) Property(House Development 3' 5' 32' 5' 3' modified or 48' Ultimate demolished) Dedicated Right-of-Way (South) (North) On November 6, 1996, the City Council unanimously approved the 48' right-of- way for Unidos Avenue, (as outlined at the meeting of October 2 - above). That approval eliminated the knuckle and parkway planter and included a barrier similar to the dead-end of Williams Ranch Road. The approval also required Mr. Velasquez to provide landscaping behind the sidewalk; and to allow a driveway apron to his property. With the recent developments helping to define this area; including the Vintage Crest Senior Apartments residential project, Waterstone (formerly Archstone) residential apartment complex, Kylexa and Tuscany Square commercial projects and the Renaissance office project, Unidos Avenue will no longer provide an east to west 29 Honorable City Council April 5, 2006 Page 4 vehicular connection from Moorpark Avenue to Leta Yancy Road. An aerial image of the project site and surrounding properties is attached. The Renaissance office project was conditioned to provide a pedestrian access between Unidos Avenue and Park Lane. If the vacant Caltrans property and other properties to the north and east of the project site were fully developed with commercial land uses, Unidos Avenue could be utilized as a service alley for these commercial properties. Under such a scenario, widening of the right-of-way would no longer be needed. Staff measured the existing improved right of way of Unidos Avenue between Villa Campesina and the project site at 100 Leta Yancy Road. Starting from the south side of Unidos Avenue, it is currently improved with a three foot (3') planter, a five foot (5') sidewalk (including curb), and twenty-four feet (24') of paved street. The northerly two feet (2') of the right-of-way are not improved. The existing residence on the subject property is set back approximately eight feet(8') from the existing right-of-way. Existmg tUniddos Av'nt.ae Cross Section Villa Sidewalk Paved Area of Setback from 4 sting Campesina Planter (ind. Unidos Avenue Dirt R.O.W.to house at Residential curb) area existing house 100 Leta Development Yancy A'1 3' 5' 24' 2' 8' Road 34' Existing Dedicated Right-of-Way (South) (North) The owner of the subject property has not proposed to provide any dedication for street improvements of Unidos Avenue. A full thirty-four feet (34') of street dedication from this property to match the half-street dedication provided by Villa Campesina would require demolition of the existing residence proposed for the dog wellness facility and would leave a 43.8-foot wide lot_ Even a forty-eight foot (48') right-of-way would require the removal of at least six feet (6') of the building, negating the proposed project, unless the street design is modified. Because this design of Unidos Avenue was established at the direction of the City Council, any change to this design is at the discretion of the City Council. Staff recommends requiring the improvement of Unidos Avenue as a service alley, instead of a street, within its existing right-of-way with a paved street width of twenty-five feet six inches (25' 6") and a six-inch (6") raised curb on the north side of the right-of- way. No parking would be allowed on either side of the service alley. 30 Honorable City Council April 5, 2006 Page 5 The revised cross section would appear as follows: Proposed Alt irrnative (Jrudos Avenue Cross Section Villa Sidewalk Paved Area of Curb Setback from Existing Campesina Planter (ind. Unidos Avenue R.O.W.to house at Residential curb) existing house 100 Development _ Leta Yancy 3' 5' 25' 6" 6" 8' Road 34' Ultimate Dedicated Right-of-Way (South) (North) This would allow for the conversion of the existing residence to the dog wellness facility while preserving an eight foot (8') setback from the Unidos Avenue right-of-way to the existing building. Additionally, it would preserve access to the adjacent commercial properties for service vehicles. The Council may wish to consider making the alley private rather than public in the future. Conditions of approval of this Administrative Permit would require the applicant to consent to accepting and maintaining the alley improvements as private improvements in conjunction with one or more properties to the east. As mentioned earlier, the Community Development Director concluded that the application could not be approved due to street dedication requirements; therefore a thorough analysis of the proposed project relative to the required findings of an Administrative Permit was not conducted. If the City Council provides direction on the street width that would allow for development of the site, then the application should be referred back to the Community Development Director for consideration of findings for the Administrative Permit. if the City Council decides to reaffirm its previous direction on thestreet width, then the decision of the Community Development Director should be sustained. If the City Council is inclined to send the Administrative Permit back to the Community Development Director with a directive to work with the applicant towards an approval, then at a minimum the following conditions of approval would be considered: • The project shall comply with the City's parking ordinance and landscaping design standards and guidelines. • Architectural plans shall be provided that demonstrate substantial improvement to the design of the existing onsite buildings to meet City standards for new commercial development to the satisfaction of the Community Development Director prior to the issuance of building permits. 31 Honorable City Council April 5, 2006 Page 6 • • • A decorative masonry wall shall be provided along the south, east, and north property lines. Wall plans shall be submitted to the Community Development Director for review and approval prior to the issuance of building permits for the project. • Completion of street improvements within the required right-of-way shall be provided on the north side of Unidos Avenue along the frontage of the subject property, easterly with a transition onto the adjacent Caltrans property, as well as completion of the frontage street improvements on Leta Yancy Road including appropriate ADA requirements, to the satisfaction of the City Engineer prior to the issuance of occupancy permits. • The project would be conditioned to accommodate the existing drainage patterns of the subject property and adjacent properties which flow across these properties in a southwesterly direction onto Unidos Avenue to Leta`fancy Road. • The applicant would be required to consent to accept the proposed alley as a private improvement and to join with one or more properties to the east to maintain the improvements with access open to the general public as well as the affected properties subject to the satisfaction of the City Attorney, City Engineer and Community Development Director. • Payment of all applicable development fees. • Limitations on outdoor uses. STAFF RECOMMENDATION Direct staff to pursue an updated street improvement plan for Unidos Avenue as a service alley with improvements within the existing right-of-way, and refer the Administrative Permit application back to the Community Development Director for a decision. ATTACHMENTS: 1. Appeal Letter from Applicant 2. Location Map 3. Aerial Photograph of Site and Surrounding Area 4. Aerial Photograph of Site 5. City Council Staff Report 10-2-96 — Item 7.H. 32 • : .ii. 1,1' • January 12, 2006 Mr. Barry Hogan Community Development Director City of Moorpark 799 Moorpark Ave. Moorpark, Ca. 93021 Subject: Administrative Permit No. 2005-19 -Appeal Requested ( To permit the conversion of an existing residence to a Dog Wellness Center with veterinary services for dogs at 100 Leta Yancy Road, Moorpark. Dear Mr. Hogan In Conformance with Moorpark City Code Section 17.44.090 A.1 my client Eastern Gate Holistic Veterinary Clinic and Rehabilitation Center, Inc. (Appellant) hereby appeals the denial • of Administrative Permit No. 2005-19. This appeal is based on the following reasons: • 1 The uses and structures proposed for the subject properly comply with the General Plan, the Municipal Code and all applicable regulations. (See Statement of Jenny Ehrig attached hereto as Exhibit A). 2 There is no legal street dedication filed with the county or city for the south property line. (See statement of Bob Gehricke attached hereto as Exhibit B) 3 A Preliminary Title. report dated April 20, 2005 does not reflect any street widening easement or proposed easement on the south property line that would warrant the denial of the permit. (See Exhibit C attached hereto). The only reference to an easement in favor of the City of Moorpark is on the West end of the property and would not affect Appellant's plans. 4 Unidos Avenue is a non loaded street and the proposed property use will not be impacting any traffic onto Unidos. 5 Unidos Avenue will not become a through street per conversations with Planning Staff and City Engineering. (See Statement of Bob Gehricke attached hereto as Exhibit B). CC ATTACHMENT 1 33 6 The Community Development Directors; decision is not in the best interest of the City. (See Statement of Jenny Ehrig attached hereto as Exhibit A). If this street dedication is allowed, the impact to this project would be devastating, by taking up to two thirds of the existing property and rendering the use in operable. Based on the above information, appellant respectfully requests that the denial of the permit be reversed. Appellant is willing to work with staff at any time to mitigate any issue but the proposed dedication is not a logical solution and is contrary to the fads. If you have any questions please feel free to call us at any time. Respectfully 06,gar Bob Gehricke AIA Architect NCARB Cc: Navabeh Borman Charley Stoll, Esq. Fergusson, Case, Off, Patterson & Cunningham LLP 2 34 EXHIBIT A Declaration of Jenny Ehrig I, Jenny Ehrig hereby declare and state that the foregoing is of my own personal knowledge. 1. 1 am a Shareholder in Eastern Gate Holistic Veterinary Clinic and Rehabilitation Center, Inc., who has filed Administrative Permit Application No. 2005-19. 2. In early June 2004, I went to The City of Moorpark to inquire as to whether we could open a holistic veterinary clinic. Scott Wolf was at the city desk and he showed me the specific areas zoned for such a business. He then asked if it would be a boarding facility and I said no. He suggested I contact Thomas Kestly who had a piece of property (100 Leta Yancy Road) with existing structures which he might sell for our use. He said it was in the right zoning area. He said the property was not listed for sale but maybe Mr. Kestly would be willing to sell it to us because he was a dog lover. { 3. I left City Hall and went over to look at the property and presented the idea to Mr. Kestly by leaving a message at his front office. He returned my message and we began dialogue about the possibility of purchasing the property to open our business. 4. On 6/2512004, we offered to purchase the property with the understanding that the City of Moorpark via Scott Wolf, knew our business would not be an overnight • • boarding facility and that the city considered our business a welcome addition to the • community. • 5. On 6/29/2004, I faxed a letter of intent to open a business in the City of Moorpark to Bany Hogan in the Community Development Department of the City of Moorpark (805-529-8270) detailing our intent to open the Dog Wellness Center. This letter is attached as Exhibit A to this Declaration. The letter explained the holistic veterinary clinic would be at 100 Leta Yancy Road and would feature hydrotherapy for dogs and horses. Concluding the letter we asked that any concerns for our intended use be provided to us in writing so that we could make the necessary adjustments. This letter was also sent to Scott Wolf and Thomas Kestly. • 6. On 7/1/2004, Scott Wolf responded verbally. He said he had spoken with Barry Hogan and said the City had no real issues for the potential use. If there were to be a required permit they would walk us through the required process. The one concern was the adjacent neighbors and as long as there was no outdoor dog run where dogs would be left alone outside there would be no problem. 7. On July 14, 2004, we signed the offer to purchase the property allowing escrow to begin. 8. The property was purchased with the understanding that renters in the existing structures would not have to move out until the following June when their lease expired. 35 I In February 2005 the renters asked to move out early and we then began the process of starting to open our business. 9. In Good Faith we purchased the property at 100 Leta Yancy Road in Moorpark with the understanding that the location was zoned and perfect for our business and was in fact recommended for purchase by a Moorpark City employee, Scott Wolf. I declare under penalty of perjury that the foregoing is true and correct. Dated this 121h day of January 2006, at Camarillo, CA. • ✓ . Je yam_ ) 36 • DO,. WELLNESS CEN7 LR . 6/28/2004 Barry Hogan Community Directory Committee City of Moorpark 805 529 8270 Dear Mr. Barry Hogan, We have offered to purchase the land and houses at 100 Leta Yancy Road in the City of Moorpark. My partners and I wish to open a Holistic Veterinary Clinic featuring hydrotherapy. We will provide hydrotherapy services to dogs and horses. Our intent is not to modify buildings but to leave the rural setting and just add an all weather parking lot. One building on the property will be used as an administrative office. It will have two small examining/treatment rooms, a small retail area,an animal waiting room and an employee break room. Another building will be used as a grooming area. This building will also have a client indoor/outdoor waiting area opening into the courtyard where observation of their pets' pool treatment can be enjoyed. The court yard will have an approximate 15 ft by 30 ft pool.This pool will be custom made,above ground,4 feet deep with decking around the perimeter. The pool will have a hydraulic lift as well as a ramp. This pool is for dogs and small animals only. All pool hardware will be under decking,easily accessible but hidden from view. This courtyard will be fenced in with adequate fencing to prevent any unauthorized entry into the pool'area and the surrounding area will be professionally landscaped. A horse aqua tread will be on the opposite side of the main house separate from the small animal area. A two horse stall area with arena wily be used for examination and post hydro treatment. The perimeter of the property will be enclosed with fencing that will both prevent animal escape and beautify the neighborhood. We plan to operate Tuesday through Sunday with Monday closed. Our hours will be from 10 am to 6 pm daily. All services by appointment only. There will be no more than eight dogs on the property at one time and no more than two horses. P.O. Box 367 Malibu. California 90265(818)427-4048 37 IJ( ; FELLNESS CEN' - R This center is modeled after one in New York City and another in Chicago. It will be top of the line,very chic and exclusive. For examples please look at www.k9- swimtherapv.com, www tops-vet-rehabcorn and www.anirnaffitnesscenter.com, The horse Treatment can be seen at Oak Creek Farm in Texas and UC Davis. This center will be beneficial to the City of Moorpark and will bring in business from all over Ventura and Los Angeles County. The center will offer special services to the cities Police and Rescue Canines and Police and Ranger horses. We consist of Mrs.Navabeh Borman, The Owner of Dog Wellness Center;Dr. Linda MacKinnon DVM, Resident Veterinarian;and Mrs. Jenny Ehrig,Coordinator of the Dog Wellness Center and Behavior Specialist. . This is the intended use of the site. If you have any concerns please provide them in writing so that we may be able to make the necessary adjustments. • S • . . — Jenny T. • • j. 818 427-4048 CC_ Scott Wolf Thomas Kestly • .-0 j4 Y 1\ • P.O. Box 367 Malibu, California 90265(898)427-4048 38 1 _ J i c; LF1Fflt: 1\ F EXHIBIT B Subject: Administrative Pemit No. 2005-19 Documentation of information received 1 On 6/17/05 Bob Gehricke meet with Ken Gilbert (City Engineer) and Barry Hogan (Planning Director) to inquire about the possible widening of Unidos Ave.They mentioned that it is very unlikely that this widening will occur now,since the road will not be going through. Barry did mentioned that the corner of the property will need to be updated to current Moorpark standards. • 2 On 7/05/05 Bob Gehricke meet with staff- Building and Safety and City Engineering to verify the location of any easements/dedications and verify previous permits for the existing structures. Bob Gehricke obtained the assessor's maps and city street map for Unidos/Leta Yancy. No easement/street dedication was indicated. The documents are enclosed. 39 • Vv./ I.v,"._. P rr PfY� ' ..,Th �..r . X f e. LL X x .- x a en .n 1 p .. r- P" ga T fff 0 0 A03 ri J ,SS.ZU.00N a. Dal 3J) fl la = x -:XY ° 3\ Ps r .______ _ _ ' 00 P f f o O z - AI J 1 --;417;01 11t x x \Q u 3 V ._g x h M1 a a * i 01 . ! til M� r P e��y NI .2.• f IIIII $ b g A P N O n -Ig Oa 0.4 g a a P •-- 0 �p 0. . ,..p a � rl :Cr)�•}fp��W� b at J �fY N .7' � 1:::1;o1".11::::7:11141 kc f I�/ X �]�/L'2 T n F IrYI OMPA a a 1 g I 4.2:1 R� ICa + x 14 ▪ eq X--▪ ---.Y M 33!!i1 IIWA J}kXl(WA1 o w'L�+ A a a _ �C s+ " y P N g •►� ^ n O p ♦� q 54 3 P f\ • c g Q1p • +OSP . _ X+ „x Nlk f • .7. a 1 X 1�• ��. FLLpNO Q♦x J :.alOWS4 a d 1� d V� '1*. JL-�—yU 111 ee t,e�p'�dp to P+ o U/ �O ,OWN {..f�W H ^Pmy .clek O Fo•' H q 01 Y Y -_X _ A.3JW V.( 7-':- Vi37 ..,O 1,4 s L'J CY •. .12pai Y Y iW F{.W =PO a1R^ d!pp� C.0e1 .ie "P f 4 0 O1/ 2!200h 13:54 3B53A^ 282 PAGE 02 • EXHIBIT C LandAmerica Lawyers Title Company Ti1701 Solar Drive Lawyers ltl a Suite 250 Canard,CA 93030 Plume. (805)484-2701 Lawyers Title Company Our File No: 03505496 - 14 1701 solar Drive Suite 250 • Title Officer; Steve Lopez Oxnard, California 93030 e-mail: slopezelandarn.com Direct Phone: (805) 484-2701, ext. 132 Max Number: (803) 987-759 Attn: Steve Loper Your Reference No: 100 Leta'fancy Rd Property Address: 100 Leta Yancy Road, Moorpark,California PRELIMINARY REPORT Dated as of April 20, 2005 at 7:30 a.m. in recponse to the ahnve referenced appliratinn for r policy of title insurance, Lawyers Title Company hereby reports that It is prepared to Issue, or cause to be issued, as of the date hereof, a Policy or Poiicies of Tette Insurance describing the land and the estate or interest therein hereinafter set forth, Insuring against toss which may be sustained by reason of any defect. lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said policy forms. The printed Exceptions and Exclusion from the coverage and Limitations on Covered Risks of said Po:icy or Policies are set forth in Exhibit B attached. Limitations on Covered Risks applicable to the GLTA and ALTA Homeowner's Policies of Title Insurance which establish a Ooductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit B. Copies-of the Polity forms should be read. They are avaitabte from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit Q of this report careflrlly. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report Is not written representation as to the condition of title and may not list 31!lien., defect,:,and encumbrances affecting title to the land. This report (and any supplements cr amendments hereto) is issued solely for the purpose of fa:311E414xj the issuance of a poiicy of title insurance end no tialAity is assumed hereby. If it is desired that liability be assumed prior to the issuanc2 of a policy of title insurance, a Binder or Commitment should be requested. CLTA Preilrninari Report (Revised 11-17.04i Page 1 41 File No: 03505436 SCHEDULE A The form of policy of title insurance contemplated by this report is: A Preliminary Report Only The estate or interest in the land hereinafter described'or referred to covered by this report is: A FEE Title to said estate or interest at the date hereof is vested in: Burton Borman and Navabeh P. Borman,husband and wife as joint tenants The land referred to herein is situated in the County of Ventura, State of California,and is described as follows: SEE EXHIBIT^A"ATTACHED HERETO AND MADE A PART,HEREOF • Page 2 42 File No: 03505496 " EXHIBIT "A" All that certain real property situated in the County of Ventura, State of California, described as follows: That portion of Lot 45, Fremont Tract, in the City of Moorpark, in the County of Ventura, State of California, according to the Map recorded in book 5, Page 5 of Miscellaneous Records, in the Office of the County Recorder of said County, described as follows: Commencing at a point in the Westerly line of said Lot 45, Distant along said Westerly line and prolongation thereof South 44 feet from the center line of Los Angeles Avenue, 60 feet wide, at the intersection of said Westerly line with the Westerly prolongation of the Southerly One of the land described in the Deed to ' the State of California, recorded July 13; 1942,Book 660, Page 24 of Official • Records; thence along said last mentioned prolongation, East 25 feet to a point in the Easterly line of the land described in the Deed to Spencer Thorpe, as Trustee, recorded April 13, 1952, Book 657, Page 58 of Official Records at the Northwesterly corner of the land conveyed to Frank X. Pfaffiger and Wife, by Deed recorded January 11, 1951, as Instrument No. 616, Book 973, Page 561 of Official Records and being the true point of beginning; thence along the Easterly line of said land of Spencer Thorpe, 1c; North 21.7.88 feet; thence parallel with the center line of said Los Angeles Avenue; 2n°: East 200 feet to the Westerly line of said land of the State of California; thence along said Westerly line, 3rd: South 217.80 feet to a point in the Northerly line of said land or Frank X. Pfaff;nger at the Southwesterly corner of said land of the State of California, thence along Northerly line, 4th; West 200 feet to the true point of beginning. Excepting therefrom the Northerly 140.00 feet. Assessor's Parcel Number: 506-0-050-400 Page 3 43 • File No: 03505495 • SCHEDULE B At the date hereof Exceptions to coverage In addition to the printed exceptions and exclusions in said p01kv form would be a.^follows: A. Property taxes, including general and special taxes, personal property taxes,If any, and any dsSas3nn;nts WIlt tell with taxes,to be levied for the fiscal year 2004 - 2005 which are a lien not yet payable. . -B. Property taxes, including general and special taxes, personal property taxes,if any, and any assessments collected with taxes,for the fiscal year 2004-2005 1st installment: $1,299.85 Paid 2nd Installment: $1,299.85 This amount is valid until April 10, after which penalties apply . . Penalty(Including Cost): $159.98 Due with installment amount if paid after April 10 • Homeowner's Exemption: $none Code Area: 100b7 Assessment No.: 506-0-050-400 C. Supplemental or escaped assessments of property taxes, if any, assessed pursuant to the Revenue and Taxation Code of the State of California. 1. An easement for the purpose shown below and rights incidental thereto as set forth in a document Granted to: Simi Land and Water Company Purpose: Construction, maintenance and use of any system for the collection, Conducting and distribution of water Recorded: January 3, 1890, Book 29, Page 500 of Deeds Affects: • all of Laid land • The exact location and/or extent of said easenlrnl iy nut.diclused In the public recorus. 2. Art easement for the puroose shown below and rights incidental thereto es set forth in a document Granted to: Southern California Edison Company Purpose: public Utilities Recorded: February 9, 1959, Book 1701, Page 52 of official Records Affects: the testerly 6 feet of said land - • • 3. The fact that said lend is included within a project area of the Rodovelopmcnt Agency shown below, and that proceedings ter the redevelopment of said project have been instituted under the Redevelopment law (such redevelopment to proceed only after the adoption of the redevelopment plan)as disclosed by a document. Redevelopment Agency: Moorpark Redevelopment Project Recutrjed: July 12, 1.989 as Instrument No. 89-10869i of()tricot ReCortis Pace 4 44 .File No: 03505496 4, A Waive, or oily for damages to said land by reason of the location of a freeway or highway contiguous thereto as contained in a document • In Favor or: Moorpark Redevelopment Project Recorded: July 12, 1989 as Instrument No. 89-1 0889 7 of Official Records 5. An easement for the purpose shown below and rights Incidental thereto,as set forth in a document Granted to: City of Moorpark Purpose: public road Recorded: May 4, 1993 a::: Inotrurncnt No. 93 079360 of Official Rccorda Affects: portion of said land as described therein • 6. A document subject to all the terms,provisiorrs.and conditions therein contained. Entitled: Deferment and Loan Agreement Regarding City of Moorpark • Dated: Assessment District No.92-1 (Mission. Bell Plata) By and between: City of Moorpark - - Recorded: June 21. 1993 as Instrument No. 93-112132 of Official Records Reference Is made to said document for full particulars. 7. A document subject to all the terms, provisions and conditions therein contained. Entitled: Notice Dated: not shown By and between: City of Moorpark Recorded: February 4, 1998 as Instrument No. 98-O15&307 of Official Records Reference is made to said document for lull particular:- END OF SCHEDULE 8 EXCEPTIONS PLEASE REFER TO THE"NOTES AND (REQUIREMENTS SECTION" WHICH FOLLOWS FOR INFORMATION NECESSARY TO COMPLETE THIS TRANSACTION Page 5 45 File No: 03505496 REQUIREMENTS SECTION: � L REQ NO.1: The Company will require a statement of information from the parties named below iii order lu Lons ilete this report, based on the effect of documents, proceedings, iiens, decrees, or other matters which do not specifically describe said Idnd, but which, if any do exist, may affect the title or impose liens or encumbrances thereon. Parties Buyers/Sellers • • Page b 46 File No: 03505496 INFORMATIONAL NOTES SECTION NOTE NO. 1: Privacy notice (15 U.S.C. 6801 and 16CFR part 313): We collect nonpublic personal information about you from information you provide on forms and documents and from other people such as your lender, real estate agent, attorney,escrow, etc.We do not disclose any nonpublic personal information about our customer, or former customers to anyone, except as permitted by law. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. NOTE NO. 2: The information on the attached plat is provided for your convenience as a guide to the general location of the subject property. The accuracy of this plat is not guaranteed, nor is it a part of any policy, report or guarantee to which It may be attached. NOTE NO. 3: California insurance code section 12413.1 regulates the draburaement of escrow and s+ib-escrow funds by title companies. The law requires that funds be deposited in the title company escrow account and available for withdrawal prior to disbursement. Funds deposited with the company ty wire transfer may be disbursed upon receipt. Funds deposited with the Company via cashier's check or teller's check drawn on a California based bank may be disbursed on the next business day after the day of deposit. if funds are deposited with the company by other methods, recording and/or disbursement may be delayed. All escrow and sub-escrow funds received by the company wilt be deposited with other escrow funds in one or more nort-interest bearing escrow accounts of the company in a financial institution selected by the corny.The comoam may receive certain direct or indirect benefits from the financial institution by reason attic deposit of such funds or the maintenance of such accounts with such financial institution,and the company shall have no obligation to account to the depositing party In any manner for the value of, or to pay to such party, any benefit received by the company.Those benefits may include,without limitation, credits allowed by such financial Institution on loans to the company or its parent company and earnings on investments made with the proceeds of such loans,accounting,reporting and other services and products of such financial institution.Such benefits shall be deemed additional compensation of the company for its services in connection with the escrow or sub-escrow. WIRING INSTRUCTIONS FOR THIS OFFICE ARE: Union Bank of California • 445 South Figueroa Street Los Angeles, CA 90071-1655 Phone(800) 2184466 • ABA#122.000-496 • Credit To: Lawyers Title Company - Ventura County Account #91 008680o5 RE: 03505496.305 - SEL PLEASE INDICATE LAWYERS TITLE COMPANY ESCROW OR TITLE ORDER NUMBER Page 7 47 File No: 03505496 NOTE NO. 4: The charges which the company will make for next day messenger services(i.e. Federal Express, UPS, DHL, Airborne, Express mail,etc.) Art$15,00 per letter, standard overnight service, and$25.00 for larger size ua<.ii.eyea andior priority delivery services. Such charges Include the cost of such messenger service and the company's expenses for arranging such messenger service and its overhead and profit. Special messenger services will be billed at the cost or such services. There will be no additional charge for pick-up or delivery of packages via the company's regularly scheduled messenger runs. NOTE NO. 5: The charge for a policy of title insurance, when issued through this title order, will be based on the short-term rate. NOTE NO. 6: the only conveyances affecting said land, which recorded within 24 months of the date of this report,are ac follows Grantor: Thomas A. Kesty,an unmarried man Grantee: Thomas Andrew Kestly,Trustee of the 2003 Kestly Family Trust Recorded: October II, 2003 as[i,Stwiuerit No. 20031011-0391599 of Official Records NOTE NO. 7: The only conveyances affecting said land, which recorded within 24 months of the date of this report,are as follows Grantor: Thomas Andrew Kestly,Trustee of the 2003 Kestly Family Trust Grantee: Burton Borman and Navabeh P. Borrnan,husband and wife as Joint tenants Recorded: September 15, 2004 as Instrument No. 20040915-0251075 of Official Records Typist: 642 Date Typed; April 28, 2005 • Page 6 48 • ttia.tblt P(I>It..11.:0-04) CALIFORNIA LAND ITfLL ASSOC7ATKIN STANDAIID COY RAGE?OLICY-IWO RXCLUSTO(1t55 ntQM COVuRAolt 7).b lawn..stat rs etrals 0.164•4 A..t tee awwry.of his alio/orad ws ewY,e.4 Pre 7.79 a x4...p. ta.rwy.'4a a■l..t.0.AAAA.Tie y;..aad r, Ivo amus+.mw.nromemsl realm..(+KY4n;AP at*Moe N b.iW(at a w S y'4 adtemos M bn)•'r'+* l•wNtiwF/.eiging 011414/4 a 0*Me eea11•4µ7_... .o e'er/wee of dna tech(y he lona.,/.alar a bailM.(eq iform.mea lar.e.bencher mufti as 0.1,40 W t tkpapimm i.musitkip a b skimp.lbedlnkusin.a mer of tar lmd w My>tred of AMA dlt lug 4 w.a s um;ar(1r)tmriaa.aael pdrefon..cid 1141et de.f.i.lerYas d1..«beet.arde.a.ar er aytaaeratsµwly!mpsU,=or M he mw lK. ..4.<eft emelmnMlm*ova .waa.ml•Cees{tors•mo mMmtae raj k4rt0 ram a sake..M shwa mlMik*dieabq 4a Wart A.4 bed.recorded".the ra►Iia woad.a 7.a d (s► 4,44 mannalcahe rola.plea ar.w.WA►y(q),....a••.n a es ma ha..Hirt of dee gtaabe iYrra este..(.hem.;am aT i'aa.htc.mak.h..•w.ktie..a .41a7.4.R Min da hal Aa mess am.dwl y II%pMt(t tau.dr M Duralrelit'. 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U"'44/1 a ssabf irf.15.Rea ref thr bind Anodise,u tbha*Mee ahk:i ria.v.Pr tee meanie eridul1t4 Mm S.itw.ai.:.spyt mai u be:./oNn*i.%Of MY*mow Cali• paauor s tr.M i;wok a Y.. 6 Si*allot whir rte er of da ut.aatioa%mint 1.A.(aaaee w arm a wr.0 htsad Ir hit polies w els,.Circe...,auN Ver rMa ens roil./Wide,Ay new.nr.a..yw.k*of adoral botAmieo,tate btaM..ty a ti.iir trod/on'1iaAa heel. • EXCUUTIW'S(ROM COVIERACL-$OUDLU B./MIT I Timis volley dna r w.+.ri.r ba so damp Cul.tfe Cempa.,r war as mob,a..eayt'No a weirs)wekiehe Imp POMO d I. Tw+to 4.444404 404.,.wa Afars II WM,mut h as mum amtgcai smtarMl w Ne taws.asenrsenu Carol yra(wty a 7y at yu.lic MOW Trveeedep C.a rabic elm, trbfi..y tsdt k.Meta tM.la11414d7 s;11tl. rah pOu.bS4•behe rete dam hyth refudl.fe.tk.I..4 a yO.*K rend. L Any%/a,044 iaetlaL a M.VII/.w.a•ehrehilV th1 MINA telerA hit Web mak C..ane.l...d Ay a Phealmer hr lord a whitdi trY t e..rtad by proem in posasYa time.( 3. bowman,.Ira asI.butak a ch.d Mod,abide.••=/Apes is+s pOTs r.t..* • tliveyobet!..Mali r*;4144.411.47 1'..n+•••wa w.•e...►te..hew...f.1114al.e POW aCte1..tww•o�..'•�....:e ra.l..., a..44.4...«4 tae.-+A7,04 1044reeks. 1. (ori Uttpes•uled farm, leo //i :(t,)rornralfomt er ytieu is prima a a i Aar 4471•1417.6 Oa imam tpcwot(t)waarrlobld Mira a LAM to meta.*MN,a aol oke cumin mamma ad.:(4), (6)a(r)tem h.mem by Or MT.emu* CLTA HOMZOWDIZA'SPOLICY OE'TirL[CISURANCII(IO4243) ALTA Kf)idtrAIVYNP.R'R 1'fbb ICY OrTff'LY IidUAAP CR ¢xci*.SIO S • I. oda 0tapcoa.St Sdod 1.S.Yam as net i.w.d'Oil's tee.Amor,Ills***.1:r,tail d.• I Cpseme Celan/p.)a p ow,ref 5*Wirth.a.lentil*dreg lam r$1444444411410341124,Thi*bthdro adAuw:tt,Lw Noe.ey4timt oto xrtb; ▪ halides A maw. .. teed... • i.powtow.0 on Iib 1a./ ., 1w.4 dwwi., aniammoui ye;.Flalktitadvemsofapply*00m:walt.aibraeatit(e...teeth,Viakt.ortl..ieto Oa at.dM.eenthp.. h.Musslewd.nelm Teescede. This yetbaiaa doe.roe Fwa the swains ak.ohd Y CaowMlh11 14 ty,16,IT er K. 2 T.tadAre of YOU adrla.f.Orb...wry Pat of heft,a M a.o.aad i unrda.e..I .yo&tab}ka'L.,y*oh*The PxeA.iee do.net eppy m,bin oa.r bait*toil.S mdutr.rA. .feline.ppcs .w P.•14.11.4d..cls Ts44.,Dec, 1 no tie**,Weshe Ludt/eaad.mtr,a it+algl; a .moths oft>..11.glb.ribfeppereitUmP.MLcA.0.4.IS.fs4o DOM.. A Wt41d4,1,4P lAedoe(AntMv lity44%Md bbibdeta.aY.liYou MgC**elm atwida.kvr.aaseapkba. 4 Rah, a. 4,4 ars ham&eees..1, eyed as by The Pemba tC4o7orre kora rsbl4s A.ea.b: b +bet ori.aw a Yrs Oda lakyDeer.b.tma a t.4 wheathey mar t1.Atblle Utah se**Polk,hes 4. *utak 0.r low io Toa;,. 4- *AO*oaks glade Poky Doss-this doe rut HON*ted•cave/pale.//it treat/Rid;I.Al,22,13,H • r.iA.•a,.yy•are t.Yaw Ybs 6 Lin ors dabs • a toy tend e...4.as*es•om4Y.17y dpan'bd aid.dtstha i.pm.!'.p4 7 o(Sa11w..M A,end b. w lata.,.R.IT,Of MMff\aa't Aa rose/.the dud. 11i.G.tea.d.t...t liar S.leen.AtraWtd:.r;.wr..f•...1:all. untrATIO*Ii Olt cows W'X(5KS • Yw Sneer.l..O.hum.i.l C.44441411434 4 Belied.a es.shwa'.♦',..+aye kna.Itra rot[boon*.Mirk 14.t,eel...•r Se,Via D.bwfM Awes sed Air Wainee. sJY Leat et L.Wdwy abm.i.Sdat►i.A Ia.d.w.oil..ro..w w sena.deer Aran..taw..1st..6k t m r abs Yrbd. �1C.�1i I.e Cwa 4Riskid: tosiTeller7Amas.ea17.taf Ilibam (wlidw•a i.►w) Caned lief.t1: 1%/Dello Ade..a 11.0.. MIN (.f dant.it Ito.) re..4 bf.k 1*-. 5%K 10504 Await a Mehl 111.x e t;.Aidava it Cu) Catered LA I1: 1 A II rods A.....t a 02,09 1/,011 (.id..w ha) A141711CAN LAND TITLE ASSOCIATION RESTADINTIAL*MU I QURANCR1.'OUCY(6.141) eXCLUSiOT M e-traivelo 1st awe.tpt:ea.is 50.4.41,1.4 vc to imam/.pone.Is,Km.Mums'115,tint.glia.*..bi%km 1 Gewgaw mgPAM Oro,.*oil the.e+mrtar'ay.;a.of..y two to porton,.ofolotion.The erl.dn toile (awl main*.rkMrfatai.1.tae..,.d r.0.d,e,..a a.u.ra;,I • Leal Vet tnyw.wnta.v.ala I.,. • Lal dice** • £eVireamma Fou4o. ilii*Alio An dna.(el ypiy Co rikl.Luf at at egdta.a..d of tra*t.war..tier*woo in the WA*total s.Tebry Da. 49 • File No: 03505496 • • Ts.waver.dos aM Lar.'.W emit*mead i.vi►d j.tort a.ad i5 Co...!.( 14.%dui I n.;WI U AAA,..f py to•aMa.a it•Alwr • A.Miaosf..oldie el.MhU swan dr Mblic atm*so**pt4c)Or. • Tin Sal A7p...i fotar a tSa Tor.,,but.od M isms*.)..it mo bought the had WAWA woe.*of Ar toefro 1 Titc Aim.: • 1ewee .V..*wwort.ty'y.a 11.01 et.losto r p.y to it*Vi,M A.Policy Dae^ta.23e Soy.pp....i.di.Maple.)**wool. • T1tu.00sMed loos wye. • n.4 roladl:r.torsilkAbuthetafwyDw-Futea•ei1i.1A.bol..s,4MuhlRelcoarse *çCqe. Tel.*.Le 1 IAA dr.4L; • To eq two..i.V.lira tpeeifoolty arca d god aedaud r.LI..).f Sc1.1a1./1 De • to eroN.Moan.-w101.6.y[Mgr t•rr t•W 1..4 Tka emei.o.le.•aa taaa!ti.CCs.ammo,is taw S at(►wtad Titl.flat. AMERICAN LAND TITLE ASSOCIATION LOAN POUCY(1417-12) W)T$A LTA LIODOgiaMENT-FOR►!1 CO V Leu Ca EXCLUSIONS iAOM COVERAGE • The Auer:*e,.turs ao e.l..aley ea.kd.d h..t4 womese of Ah pasty se4 the Cambay mit tis MT loots/masa,*data loway's ha or Aglaia eviit.rr by rant.at. 1. (a) A d la*.Moueut a r+.rol+wt UetbmisI o.(WORN lis aw LAW a.%id**e.d soave let o li..wea or lc w.a)naris.),ray.lriad,pt.iibMS a r.aelita h(1 toe*.*mown, .•..i.a+...tCo.he (9s. dha.mheaor tw..eofwy Irproo.aew.a.a band*motel o.oho 1.4;(KJ ampWtip.w.wwdi►..:Mgr 4.eho diasoroMos coo of I.ked.s.,Awed irr*bid.A.tad is er eoy I ow M(pi').eoi.aaar•sl protaptiq.,ek..R.d eA m.y Mfatha Of leas(m•r.worww..*.Igoe.***..pate..apt*duade, ill/I"PO elk ttdaeem.Pot I)a.ot.r I*chance forwl ISO or r.etotbeonae rat.hap he...1b.oee..Mgtl Odevbot da trod I.b.•.monist*Ito Mao earyrdt V Dtat of It) A.y1 oast otos..a Ogriol UAW date-root A At.tetra tMt a e•.:..,+le.•o••.i..;hoot..•two.of.a••••.,Fm+w« nee.. a .. ••;•••••••a. •maa.1 r bse le ad Pa. ab.ddPsis reek eot*COvMetlrger- 2 k.f..mini.dovia bowie meta of d.1..f•it dd1.Df ba krer 4r..1rd is ttN Melo myna ee Owe of b•aTtT hat.a.meta',how te•..est say idiod'Atit1 le.***41..r*Dae.` p_VUd ee..i twbrb.p lir As.riQ1r.f m pwe*wa 11i•Mia•Wham ltict.iai�.. 1. Galax Mast.*boron.,./wan daleale mew 4.1 ...+d.vow.a.........gmd.:yy e..:,•••d J:..e. ' (b) aM Me....t►O.Gypsy,aa.wand./1*PO*rant s Dw d P.II.t toe be***i awn4 dtsesl tad nal tfadt:w!7a wi:*.m c Conyaey iy taw ie...d.trim.ec jest.w.d. for Oa Wand obi ifae keen...lie Wowed mats ddd p w,, (1) swag e.riva.fames tidoWeed da'...nr,- (4 .tops..Otirnuia wehwa+.a bolt Of Poky trent.Ime.;moot Art W.+po . ••••. 4Moorta na;aw rONtentJw.....1•.• vm.w •).1•. ..r w... •1.6.bh.•a OW WOO a ., 1h.Mewl issunae.It dRRtdlrnU VMS a etdwietlO ik!wime.ramwsa WQic oeVttNpba.scab M Ort of*whey).. (•) tsaldry!RIO,'or**PP*MA Arial note ve irea.solcd WV.Mond ekl me Law ale he du iwo.d tnottpapt S. (be.to.wdiloy Odd*mesa Mari entypy b... fe...l.l•y.*Moo ofMa'wend VD .d1.bi.y of lho tIePl ..faila.ofeytasl.rao..ea atiP..I.Mn.dnsa,V Snpb amt spit.*dd.O(sera*lane et1*tow's wdddhdot bol kdttamd a, ).t.didiy w t cosmos heq of Ill 0(am weed awry**or oda tktralf.•,Ekk wte4 amt of tote.Motet....iaentdby V.ikanb naa:f pole sed u las',yon*off Or toy ehu.ot.rnda {POMPOM..nak{r*A kw. 5. MAT Ramo/As for amt..,bike,t eliedeh(•Ao.11a ofptiaiy of ivy sututsy lime lra.Me.a hien a.e.thi t over tote hoe of s,u;e.e.i4 a..eE1je).amp from as inwo.caes io w1 *lard IdOtt hlf.hitt I maw*Rim eM oonaetwd******1)*of l'alky ra i tts P..rad*Mak.ir.poi by pnwtees a/6k bdakttdetu.toted k!t!r Mand..ripple tied..r Dd►efWf[yeie Paid tow AAA.* ;.••Aapmd V.aos.o T- Ale dein*kb r sa sat peau ie etado.!MOM On.aeon of:roe nonpyt.(mead by a h ponen byrwree of dwarfs..K Mesa tsehite ecy.we.i•n.ioe:ee..Cir:ter ertdiurs'r doi few., oaf*Wal ort fol eti lessees email the:tr.ad olds Mame hawppwlooks d..e»d•frwda1.11.a totblo 0c a Made lard trnfla,of (P **WA***d th irowweef da 7..I C aeyspc a d/121100111 armlkael.0.10•5 toeulw of mat*atbueia.4e.: (It. Ossimoodiso WeieMatibeha *iddio Iroise atooestrissiaidmoolspa hi ioelMay.monde..t.rwawK*Arra s,w ()) .teed*Mawdedao s wtrtt sties p e pallor bee ..t later it 0.ii.a ataleot. f►.alar some lonaw Amy be'ar'd to*Unna 411.La..oO Core trO,i.gdM Jemmy. hi**bin t.1k.Mer Y•cyabse Rae.Co•stadc its Eam.net fats(Avery.s... [.*.ray 0,11.1 a.r.Ms*AAA Cl.4Mrv.q Arnow tom a.0 ii'CIIVT)OA(S PROM COVERAGE This pnfe,Moro,away.•{{.atartJsa.wMn.i•(114Its Cea.pny Nil eaply Oat*donneear.'%a.+rayboi a*k1 brio by•Ma5 ee4- r r......'..........r•.ti.e.morn..w•.•.«.tt+.;q sPa•es'aw ar.4.af..p We. -....-.4r tis*do IOW a icaraVme O.mac Fop.1y or ay too pMmk tomb. ?•eaadil 1 try.p.tWa•pmy*Mat may rash I.dm lir swta..ak. wk*o/iWl pce...Kgr,Mdwta.pot m1M.o ky tha egaad of AA;.p.acy a by At pii,rt.s43. 2, Ally fere ryiq itta.ar of O4ire l•Oilh n kx sloehp ue pA`k moral totsshltl taaM e4 by a.igealoa ef elf la.(lir woich ra.y V wool)1(balbaor at poa.slen data 1. i..eer4S haw o.www.ktarq.or*Lino Wrsoit nisi se Mees.by At p..Mk itao,a 4. t)I.a.pa..iw,oanHeu:.biemeoay Tiro.simmer M ars.aaeoeiltew s.a..senile'lads edtM1 s.ewwa.+...,•.olJi aL.r.w.•J.b..t.a..ee.how•Or.r.r. Ii ...•a.. C. 14 U.p.eetrd Men el i•;(1)e .osam or awrtkaa apdoe.w b AAA t.ol.riab V.tamest tt.rsof,(*)want e'en,lLi►i.the.s.rata.'oetMe er eel the maws merited soda(d';-(b) ••(411t dol. it.pati'.Icmrdt. AMERICAN LAND TITER ASSOCIATION OWNER'S POLICY(10.1742) tXCLU3IONS nom COVMAGI Tho tSkr.n.p aaarr at a*fsiy oscl.M raw.comma of dep t47 Mb a se.y wag oar walk.asdamp,soya•lone.'Ma r..pn..a w.vk OK y Ills*1 (.i AA IPA warmer*lir pnerda.wir.M.Miaa fut0lles)waw 1.4" Mi mad.0.1011b••41411Sa ee,r.kaabt.. ttp beh4 ptal.Dirini a.n/ti l a(1)she**coat re.. n.tOtoo. et Or bort V)At drw**ta .na.adw kaiak*Nally je 's haw .$am Or Ameba.tdoa.s c}}sk�1Yh, a) =kn le womb*Of r41M5 b.el.Isle's.. . .•fd.'•o•-s.•.r pm..M.1..14a V.t.•d+...no r pin,.•not.c.a0orrtr dt b*aar taoa.a die me f i Vaal of Coq..ad*.I.oi0a .a ti is of i.rr.cwtl apluicw.moor to*tams a.a,t Mab.N . die oofw .s '.,noun,nu on ea'deft debee lin ot..wstlr.nc•egIAlal ll....lo.ckw.01i4 vk W iq.44edy doe Led A osbeta rorIla w fee ptik mor*VD.*if tdio. ' • (k) Art,gnome'. 'r)poli*www rat..laird by(I)dame mop to tet ol.a chn I*eke of e.nooks mama(ear.rootlet eft MAI,YAO ot.'..Dotes malts Jen i...Vow.shied rbfotliso sem laaOdr I..d ie.I..a eeiud i•wyAlW a.sS s Or, r*•Mge. 2, Rgit.K caws Ourar...eta.olaies CC*cants.*Itl f eW We.***oh I.ale p.:9 h..afds et bait P•b.y.l.e ml r.0 V4eei Moen nrweya 5 1 atm.A44 hu ocartad peis Da.of foley wakhwoole N►I*Jµon the foi...1.pear art Ow vm is MM.I.ewLilo, :. DoAi c,iia.,.vans*•el.allay*dad*Or oda maser (.) ..ori,.a((bad..amend«gwdm ky d.'enol bead' (!.) ....a.•..e.M dr.toap•y,ata,asaal N Ael POWs Moroi at%MA of foie,.LA a 1Dar to the*awe$dcioant rot row Caclwod is coma;co en:away by ti.'synod do...pore*Una tot a As:mod shawl booms ce'rowed mkt die potty; (e oAw km looser gamey bode Wad rimae: (d) o aeeyw*neat/Mao**a Da.of Adis.a (m) moiler w Weave Anat..kei••a lea./w.hwee••. itd.Iw..a era.a..Wp4.•l.AY M yo•. •e.r'Jt:.y,N top II,..r t, Aqt seem,A.A.wise m...f*.mnemes*...tins be.swan It.watts a*'nanny MUNI by u.paacy.byAomori('boo.ptraro..?tech.''SIiyptty,.fats in.oi rny.•.M 1;:..d.(u*d'.tae.iplmu Arm Aa k bawa pis (1) aro+mw.e1. e.t.dopi owe Nemo Most II s14 p•Ay Mks tkr.rf•fi.aa.tert*AA WO at ismkOlotttht,. ( aa.u.r.nk.*'mosey.s as was w Midst inwoi by it.;obey evil d..ad 514111054..taw*Pm Il.a.tr.**utnl(n rook.Not (a) *Wooly Irpnl.at ttaNOM.t tymur,a (k) mf W1 nand..,h inbuonab ks to a soca.fa.tab,lir r flddaars or lite•.audit The 140,0 peaty even troy he kits,to affp*J eik.Sadder./Cynwap it descd.0 Cheerio, le,olds eo to Ar dee Peltlldipat Mameel Cameo ►.Tray dlt Sift WA tar fallwiryGaw.l Um.pl.a. LICITI'lOi4S FROM COVERAGE polity dm I.su..p•ito hg a Js.gr(std.le Goapwa+..rp n.My c.:.e.•tafrwyi fres a.ayes*.)M.11d.aim 1)ham"rot. L iea.....*.meat.ha-Ie.c MI.Mw..es oL.iam hers by the row..afswy t►aln(t tothoriey Oat'e..a.mor.;amaras an bot p)ppt;tf}a-by sdo p.l.tie mere. 50 File No: 03505496 *'oacA4Rt b•pd•tie IMO.Sita e.q hank'or woot.m.aow,r micas shitgb lroriwp.Air..n.corer,M w wwhr r...W..p..►>w. L M POW,r VIA grim P w 4844*04 w ret Orr.by iM pubis goose r wild.oodd M tts+JW h et i•»anno mitts boo a cosi...ay f>•masa by prime. pnr.n..d m•ef Loosoo.4 rens w wsastroosa,wcba•boort ski*w Mt limo"w rM...are. 4- Dis ys .sastaso k Irtt div. p fl tlfi wr••a.sows4 way ser btu.tits•mane row"omit disci*..d.►idb t*era dors bola.',Asa.Mar& S- W(7hwtowlsi..s4,10r.90Taw.giawil anCeb....P.oroor:sAmseMw:.l'etisms*tanner.(e)ma t•)......w Sr tk 1L ..rd. .idle.es*.wrisrr writ, d ser rt��...r r.eap.d.w•r iN,At • ALTA EXPOU'D[DCOVERAGE RES IMITIAL LOAN POLICY(10/13 1) EXCLUSIONS i!ROM CovJ*Arv. 1T•Wlbwws mole+re agwr.lyemairdel bow w comp of obi policy Pd di C.AMmq.id M pay Soo;a toss. for w mows.bi.b..•*by rot Ary YM,•d"wieoerowass tsdl ti.dwiwtfsbrdinr iso got bead•Wang anitiy" otwrrroiolOso)rami+:LleyIWwLM`�b"!•iii ( wOl� o . sm..w*stow ellbr[*d.QPra7Wdw. eo*mei* bweatW oettkirookLd(Gpr •r••r4srvb..o.l••• .r woo afeauas a logo posit newer Os MM r w or s pew;of(t.)msilws.awral ptomain,Of lar 0144 Ksny vbbtia doss 1s•'t tdd'a•rco w portl.mmm)rgclarctr+atagt ts dr *tnmt Nim I.•iasdtM rano uo ascots w odds*.f•*god.dos ~Ansa nakini total;railwi.a.**pod o{obloo atr«4lrt Its:,Ky l..bre,..writ rot*%lila fames Dets.f P.hy-nr..dn4.dtq PCI girls div orogro r pttvtltd omit Omer Tido Ii.17.t(..4 ad oryw p.fao. t) 1st)i.w .&Maio MW of we_Pl.d Ntoy'book ww gr s sw lathe dot•mho d W amok*dLrdor.sleep et e defect nr.Or Meurol...r►.s t q(lw.,.Y414+.6 w ertpea olott+rt0.wM;rati..tb..►na wr..*4 f.40,144414 MwMMw Ow.H 1ay 4.11,tam M1w4 tom wwrt"low000 o•ow t'•.rw cog;2,1,11,.1 K.Isil•sky. 7, layer Dora.•.l Soma'lobo yetiseftbt*WON tiwaIbr bon n.sMed k at Mia Kamm*0.1.-efl'orcY.1W in rrleGr d horn oPrs:rep..wy abed al;dt 7tt...sews/plat r D... ***silty ofki weld is y.6.d w div rigbeg dot meow fro Tales.it.nt eawk* ). lk4 4 het un+irao.siva=wftties r rim•swan: f.) tmared,wffms{issame d w wad to 1104 ilo rodaoh•r: ay .N Knows to do C. p..Awt oa.Mrd Woo p*kl4t Rotas'Kr0000r iiy.Yot Xrow pro A.bunt Mows o.•sot P:.4w.d is mini*wtl.oCustony by M bnwwl Cl.:as•t Prior x rho low the krf.d OoMrat'some w tolllad soar Cit oozy. (i reoullos be or W wdim*/m Ito kosnol Uas•K (4) *Wig MtPtM•d teYas•1!R%3Ao*Mb*abil palatyldoaaa ase Its 40wr1dt paw's'...hr Canard Ails d IG,It,19,70,41.41,21,2r,35 Pnd b::r (.I ...area w l..,r s000r.d04 rived Aar Woe ort wain 101 W l osedtaam ta0 ped .lw tar He Owed Mato Ua 4. Vso'irdilay 4f104 ISM drlMJwfd?tarsier b.w..i Jest iarlIagr 41b*Ifthiwou cd Koos tfPo*53.or the laabAty a blot of Ley gbPagoan woos.f tk pnlobst4ttar,+. stork,wi.gPiK 4P blogioo iram hooOrion=b*filch doLahti.11ttttd. 4. Isrilldky or twteArmYilky ado tion i 4 Yowl Miriam KM".Atm(willow Kies our of ww aam.rt cn ov{ce.cz if tar(mood?doflps*rood 0 badype awy.tug*s.',wilted w C*.u.d sick p.04 thy e.rm*oo o.d'i sissiin*at mob..Mall.'Iwo t 044 mostly boss traa.oums*afsay lswtrew.?ul ar.Tbakyrod team a Pot osdw t.W.dr.a.w.r to Urro• .10.y&e.wt de..catlins ow n+.r RObo T.I)s.4 7' FST .1s P.twMal w+/.r sww.t t. Amy dolry of iwsi.4ty, aomsolk f or Imhof"joky dodo ho mho Naomi Wit's*Ni.formal c Pala' mate'Orr tf•Swum l 1.i f snwi.d*r that ole-ws....Awe w laabk A is a),qts iiK•essraf Ow outs w Omen amused bytW pm$µ.ts'a eikisaa doe...t h00%Sow m onsp pw .4.1 o Cardd Rift\ i. Laa.dy.O'..yt•f44;hoofRr 1.wr0 Mr;spas a car stoma led sy KVwKs*oda uwdrettey,aid.10...t...+4.w lbs**,aro ben.rrsvrrM..trrt sod Dewsmuss tlf4e*40 tet sin,int ul•.e•af..Wkl es twists IN la.enl (tj notare•iih.Wow.r fP{ 71..I—.md44.sbs It*solea*t we.wf*t RaPf.0 d*5 IggS e•ioo rose or..oat craw:M:frc4 rda mr.flrinn i war is.roti sr tOo 001011UYas Th..R r.esw 7.a..M.. Vita.**rtodl8.o.Isis ma0Nts dot ON ai4k tl•.•.rrtda M.rll.t 4 r.....A onto• t. bb*Ctitos (Tw>.sidsa ai sno w%r try pmior Ovrof ii row k..gooKori baste.es or dirt Qete of Poky le r en:woo*41'Iambi.)41;lel irk...re..To;tyslaales iota nr wryly w*tosbasks of0uii4e woos 4.*detacio won indivhit0Rat:•.*aDist sfPoky • • 51 z5 SAF►ACJ Via'A OP mcn W 4 wi two+Mc*"loimclan mg Nair paw-sap=woo.op If;.eioRn,t pia pit prof {pad aq}Ar A 1 pwew Yew litiVaCKMtOMZJ eta tri ocrio Ahawi Pa* tan=£'IIV4 UM=IPV P'n1aul'aruo at 1lwa paw=seta'!'lDS .p.apnawitacitalipq't a sG. `tiOLGVIIIM013818,117fA V got am vedmagri p LAD uw m OK • 9 fa aaow es.,c.0-r *vzo:Q -- — 1 a V 4.0,01111 4wa6 •0 p414018 Xp • nn Jo AlttAa VIRIV 0400 4w t a p o oo.p p pontos iM man •1100J0n0y 00 • 'r w4 00r 09e61.0-'-6 • t ' EXHIBIT www } CA Of 1 Being a portion of Rad oortei'I deed recorded.key 19. 1990 8e Dxtseont No. 90.102778 of Official Records In the Vice of the County Recorder,County of Versions,Siete of Cettromia, dl:a bed ea Rbtb , Beginning at the northwest caner of said deed;therme easterly along the northerly line of said deed 1st South x0'00'00"East 1.49 Feet',thence, 2rd South 2 29' West 77.80 feet to art ri erSNWart ,rah the southerly lin*of tail dead: berme wesu.rly aloha said soubery line. 7rd. North 90'0000"Weet 3.77 feet to an itder38C8on with the easterly rine of ee4d deed; thence menhir?"atone Bald line. tth. North 00'0029 East 77.80 feet to the poisht of beginning. Mad sato lard g 0.01 Me saNs•s rte` llf ..'► "11114/14/\-°." Sheet 7 yr 1 Sheets } 53 } 0 LOS AINC.fillf,' AWARE { 4 r— Ca O n N. •Q 00 r► 0 O CO 15 006.1 .ons- 4 N. 0 b 0 0 co rNt 1 I co fa 9Q-09?rrr, O.R. / Q a L s 90.00.00• f SCAM . • ,o,/( 3)\ 1 549' .arc..,� W 1n tiCtk 90 0927'70. O.A. M•,1!11o. 1O j N 00.00.00- W .4 d .:. IMSEYet AK? Ate' OG'1A TE& NNG. T IP e...•...a.•u.......�...•...- . / ,,, a C ,•,. V9/99 gal rsmewauaw nw aro w lrr►.. > tga0144105 �w r 54 x IL COIL MOO tad'ATM K.GILKIKL totem alb.Wan MOLT TIMM Sad Ass/.i Deft r9"'Plc fat • • wastage PAW&420.00411/ 1 1 1 55 95 ott �c .bavvoum+lag$ao(*saS asow o� .rsiIMMO -cWSo7U p-moo,a' .eaa P " ` Maim stratmet Asz011agnmaP A�[1 Dl i SftO . •Sri mroc _ _ i.rwaliwtirrwr. -rsusesiwRPgws Omni Isom Us«Mrvomm« ,k W%OSP News Kids'Amps*wpm ."="=". aw,o(] ww 11u 04 'y • "1"4"awu�IMPI mum m p fives dal rSw4p�NhV Inn iv a raaa~v« ►$a-3 W r p pia$1M tin**«a a!MAW* * WANE 4 Qi sq o =on U 0 sCtiSPIssiGor P"Pm.4.,e.0 as o++aaQil a!to•sal 4 WWI*WSW ammo menace 0 rr••ddi N•ow .1.40M"*"... P4swo man giro AUNN3 •""•"'ML's WU*•""r" S • �r'v.— i . r airier IC>2E of ACCEYTN@CZ OCTICE IS HiRYSX given by the City of Moorpark in the county of Ventura, State of California, as foliovst 1. That on the 21 day of ]larch, 1993. the Yes neent Deed from Earl R. Gilbert sad fats ' K. Gilbert, trustees of the Gilbert racily Trust. vow eccaptwd by the City Council of the City of Koorpirk. 2. That the nape of the political subdivision accepting said Grant Deed is the City of Moorparr, in the county of Ventura, S tate of California, abase address is 799 Moorpark kv aa, K oorpsr'k, California 93021. 3. That the City Clerk of the City of Moorpark is authorised to eccai►t and consent to the recordation of any deed or grant conveying any interest in or esatmrnt upon real y to said City whish the City Council has approved property to ReeOlittioe Eo. i5-163 Which vss duly recorded with the County Recorder of Ventura county. city of Moorpark , 1Li1aA are, Ci ClerkLippeoit thSt A 57 Page 1ofl City of Moorpark,Community Deveic nt Department- Processing Fee Back ." ., Case Number Ad.Permit 2005-19 A• f Iicant Name , :e. oli0010C ted 4 i,r 0,: Project Title Dog` ellire.cs ,enter 00 LLefs ' a , : , '°, ''_, rt* Date 1/i3/200s ] Receipt� �_ `3$$� 4 I Business Registration 1000-3210 _ Administrative Exception 2200-3247 Administrative Permit 2200-3247 Permit Adjustment-Commercial/Industrial 2200-3242 Permit Adjustment-Residential 2200-3244 Mobile Home Rent Increase Review 2201-3834 - Sign Permit 2200-3231 : . ..._ . . . _ Street Vendor Permit 2200-3220 , Temporary Sign/Banner Permit 2200-3231 Temporary Use Permit 2200-3245 Appeal of Community Development Director Decision 150 00 2200-3829 Zoning Letter 2200-3881 Film Permits 1000-3211 Massage Establishment.Technician Permit . 1000-3210 i • • _ . 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'. i • t .WI 1:-. ,1 - Illa: "• '".4. „pia. , . r 4, 11,b. illy . !KT r...1411"1111... . } ,_1.. • in ...11:41t, " .7... -: i ilk, , „„-ii i -, _.- -, A., '1 '..,, ..: 1 r. -itfrh..711 r. ,:il l ' . I t e = . . i '. . f own >+► O t :�. �� [ , •, • _) _ 4 ti, I u 72 O , . _ . ,, c D L .•f 5° ikrr:.ni St 4.. I 1, •� i li N >+ O Cti D O cCCQ ,R Y Q .4 _ ,,,. . 1 al VC3 t •' - lilt' , M 4; A► _ D it I LL t 45 - a) ° • j eh o G) cn •� r . . o _ Q 0 �+ Off ii a Alf !_ V it MI ....: 4 = 0 . n L oa) x � Cl. Y 411P1111/1 ' U O J 61 AG EN bA i i'owr +CITY OF OB 'Ai2K TO: The Honorable City Council FROM: Kenneth C. Gilbert, Director of Public Works - DATE: September 23, 1996 (Council meeting 10-2-96) SUBJECT: Consider Authorizing the Preparation of a Design for • Street Improvements on Unidos Avenue SKSEGMaal On September 4, 1996, the City Council determined that the design for Unidos Avenue immediately east of Liberty Bell Road shall be as follows; -Standard: Plate B5-C (modified); • • - $treet. width: thirty-two -feet (32' ) curb-to-curb; Right-of'-way width: forty-eight feet (48' ) ; • .Si ►elk width: five feet (V) ; Parkway Width: three feet (3' ) , including top of curb; perking (if permitted) : on one side only. IntersectiOn'Design for Unidoe•fi Juarez: standard right-angle knuckle design (there shall be no street improvements within the existing street right-of-way east of Juarez Avenue) . The sketch. attached as Exhibit 1 depicts a) the existing right-of- way; b) the additional right-of-way previously required by PD-1065; and,. c) the right-of-way required by the above recently approved standard; . . The'.City. Council also requested that staff prepare an estimate 'for the cast to prepare a design for the -construction of street improvements in this area. DIS(JSSI m . A- Design The City Engineer's Office has prepared the requested design cost estimate, which is summarized as follows: • From Liberty Hell Road to Juarez Avenue, including the "knuckle" design at the east end of Unidos Avenue: $13 ,764; VTL�� 62 • Unidos October 1996 Page 2 • From a point approximately two hundred seventy feet (270' ) east of Liberty Bell Road, easterly to Juarez Avenue, including the "knuckle" design at the east end of Unidos Avenue: $9,107. B. Developer Deposits In August of 1993 the City cashed a letter of credit from the developer of the property encompassed by PD- 1065, in the amount of $35,000. That deposit guaranteed the construction of certain street improvements along the Unidos Avenue frontage of the property. C. Engineering Efforts It is recommended that the City use a portion of the above mentioned monies.to fund the preparationof a design for street improvements along the Unidos frontage of PD-1065, including the removal of existing street improvements east of Juarez Avenue. It is also recommended that those engineering efforts include the preparation of legal descriptions for the street right-of- way to be dedicated to the City, as well as the street right-of- way east of Juarez Avenue which may possibly be declared "surplus." A re-cap of those engineering costs is as follows: - Design: . $ 9,107 • Legal Descriptions: S 1,426 $10,533 ESSZNINEWATIMEARgILSZaja_yete_gesnamell Staff recommends that the City Council take the following actions: 1. Authorize the City Engineer to proceed with the engineering efforts described in Section C of this report to be funded by a portion of the developer deposits described in Section B of this report; 2 . Appropriate $10,600 from Fund 500 (Developer Deposits) and amend the FY 1996/97 Budget (if necessary) to account for the subject design project. wadies 63 1 . . 1 ! I ? - 1065 G c ._f_ yo " _ AV ENUE Ns.89•rsw Z T T - 4 30.11, 8. SAV ' 39.10 g • CD PI- D � 8 I J ' !v 37 I u w .9' Y. to.or silos' , 5 8 all ,l2 0. < ; • 6 - 7 k; C a a 380 0 _ IN; 40' 14$r' , w 1: 90.os u . N77•t4)231, i .70 r- rt.� P1 - v� 1K AVENUE: ;,.1'°'"N 39 . 3 u. 9o.rr N aa►tr'n"w,.lr.to' . 40' ►t.so ,. It. 40 . 90.1 20 19 18 17 t6 15 14 13 i z I a w 4/ .�J OCD a 6 9 /I !2 xi� so:»'ooC.) . o . • op 342 . a. 42 0 uui v 90,?O' C) .1() l7 16 15 . 0 w !3 :4NT 0 43 7 29 ® �o O 32 33 34 35 36 2 90.x1 30 31 Id- . _ so' its ' 2 : ",` 44 8 " 9o.t3' N 17°111.30°E.f T.TO. 4 0 LA- AVENUES. 45 N ! si r'30"w M as tr isU�,,T70 . 90.2e C°, 4O' I 1 1 1 1 40 Ill.30 s. 46 64 S.I. a (US) UNITS REVISION: G PLATE B- 5 cr REQD' 2.0m w 2.0m REOD PSE (6.5') (6.5') PSE 1.5m 0.5 1.5m 1.5m 0.5 1.5m (5') (.5') (5') (5') (1.5') (5') W/2 W/2 2:, \ 1 (NOTE 5) (NOTE 51 'i, 2% SLOPE LOPE . OP S o % 1 �� \ ��;: �r,iai;:��..�uoiuiiiiiauu.�iiziuiriaiaiic�r,,,�•,. iia, i. iiiiiiii it„ iii� 2.. 2 0.3m 0.3m (I') SS "MB AC CURB ek GUTTER PCC WALK (NOTE 6) {I ) DESIGN CRITERIA 8-5 [A] B-5 [B] 8-5 [C] COLLECTOR MINOR CUL-DE-SAC Right of way width, R 16.0m (53') 14.8m (49') 13.8m (45') Pavement width. W 12.0m (40') I0.8m (36') 9.8m (32') Curb return radius 8.Om (25') 8.Om (25') 8.Om (25') Traffic index 200 lots served 6.5 N/A N/A Traffic index 141-200 lots served 6.0 N/A N/A Traffic index 51-140 lots served 5.5 5.5 N/A Traffic index 21-50 lots served 5.0 5.0 5.0 Traffic index 20 lots served 4.5 4.5 4.5 Lois served. max - cul-de-sac Lot size S 0.2ha (20.000sf) 170 50 10 Lot size z 0.2ho (20.000sf) 200 140 39 Lots served. max (loop) 550 100 0 Lots served, max (other) 550 140 39 Design speed (km/h) 50 40 40 Curve radius, min 90 75 60 Gradient, min/max (%) 1.0/12.0 1.0/12.0 1.0/15.0 (see Plate B-I. Notes 3. 13 & 14) Stopping sight distance 60m (200') 50m (160') 50m (160') Cul-de-sac length max lots -< 0.2ha (20,000sf) 1 ANY 245m (800') 60m (200') lots > 0.2ha (20,000sf) ANY ANY 60m (200') Loop length. max ANY 500m 1600') 0 ADOPTED BY BOARD OF SUPERVISORS, 03-14-00 COUNTY OF VENTURA APPROVED: PUBLIC WORKS AGENCY ,/,', ROAD STANDARDS 11/f'i.�.; F PUBLIC WORKS RECO OFF URBAN RESIDENTIAL ROADS 0406 WITHOUT PARKWAYS • ES 06-30-01 - t----CC ATTACHMENT 5 65 RESOLUTION NO. 2016- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2016-02 AND ADMINISTRATIVE PERMIT NO. 2016-04 TO ALLOW THE REMODEL AND CONVERSION OF A FORMER SINGLE FAMILY HOME INTO A RESIDENTIAL CARE FACILITY AT 100 LETA YANCY ROAD, AND MAKING A DETERMINATION OF EXEMPTION UNDER CEQA IN CONNECTION THEREWITH, ON THE APPLICATION OF EMILIANO GALICIA WHEREAS, on May 13, 2016, an application was filed by Emiliano Galicia for Conditional Use Permit No. 2016-02 and Administrative Permit No. 2016-04, to allow the remodel and conversion of a former single family home and one car garage Into a residential care facility at 100 Leta Yancy Road; and WHEREAS, at a duly noticed public hearing held on September 7, 2016, the City Council considered the agenda report for Conditional Use Permit No. 2016-02 and Administrative Permit No. 2016-04, and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal, closed the public hearing and reached a decision on this matter. WHEREAS, the Community Development Director's determined that this project is Categorically Exempt from the provisions of CEQA pursuant to Sections 15301 (Class 1 — Existing Facilities) and 15332 (Class 32 — In-Fill Development Projects) of the California Code of Regulations (CEQA Guidelines) in that the project involves the remodel of existing structures, is consistent with the applicable general and specific plan designation and all applicable general and specific plan policies as well as with the applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value, as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. No further environmental documentation is required. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council concurs with the Community Development Director's determination that this project is Categorically Exempt from the provisions of CEQA pursuant to Sections 15301 (Class 1 — Existing Facilities) and 15332 (Class 32 — In-Fill Development Projects) of the California Code of Regulations (CFQA Guidelines) in that the project involves the remodel of existing structures, is consistent with the applicable general and specific plan CC ATTACHMENT 6 66 Resolution No. 2016- Page 2 designation and all applicable general and specific plan policies as well as with applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. No further environmental documentation is required. SECTION 2. CONDITIONAL USE PERMIT AND ADMINISTRATIVE PERMIT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the City Council makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.100: A. The proposed residential care facility use is consistent with the provisions of the General Plan, Zoning Ordinance, and any other applicable regulations, in that the property is planned and zoned to allow for a residential care facility. B. The proposed use is compatible with both existing and permitted land uses in the surrounding area, in that a small-scale residential care facility provides a good transitional use between the commercial land to the north and the residential neighborhood to the south. C. The proposed use is compatible with the scale, visual character and design of surrounding properties, in that the residential care facility will have minimal modification to the exterior of the former single family home, structure and garage. D. The proposed use would not be obnoxious or harmful, or impair the utility of neighboring property or uses, in that it is similar in scale and use to the residential neighborhood to the south. E. The proposed use would not be detrimental to the public health, safety, convenience, or welfare, in that conditions are required to address security and safety in the design of the residential care facility. SECTION 3. APPROVAL OF PERMITS: Conditional Use Permit No. 2016-02 and Administrative Permit No. 2016-04 are hereby approved, subject to conditions of approval in Exhibit A, attached hereto and incorporated herein. 67 Resolution No. 2016- Page 3 SECTION 4. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions. PASSED AND ADOPTED this 7th day of September, 2016. Janice S. Parvin, Mayor ATTEST: Maureen Benson, City Clerk Exhibit A— Conditions of Approval 68 Resolution No. 2016- Page 4 CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2016- 02 AND ADMINISTRATIVE PERMIT NO. 2016-04 STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Subdivisions and Planned Development Permits as adopted by City Council Resolution No. 2009-2799 (Exhibit B), except as modified by the following Special Conditions of Approval. In the event of conflict between a Standard and Special Condition of Approval, the Special Condition shall apply. SPECIAL CONDITIONS 1. The applicant's acceptance of this permit and/or commencement of construction and/or operations under this permit is deemed to be acceptance of all conditions of this permit. 2. The Conditions of Approval of this permit, City of Moorpark Municipal Code and adopted city policies at the time of the permit approval supersede all conflicting notations, specifications, dimensions, typical sections and the like which may be shown on plans. 3. Conditions of this entitlement may not be interpreted as permitting or requiring any violation of law or any unlawful rules or regulations or orders of an authorized governmental agency. 4. The applicant shall defend, indemnify and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void, or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, or employees concerning the permit, which claim, action or proceeding is brought within the time period provided by the California Code of Civil Procedure Section 1094.6 and Government Code Section 65009. The City will promptly notify the applicant of any such claim, action or proceeding, and if the City should fail to do so or should fail to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify and hold harmless the City or its agents, officers and employees pursuant to this condition. a. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding, if both of the following occur The City bears its own attorney fees and costs; and ii. The City defends the claim, action or proceeding in good faith. b. The applicant shall not be required to pay or perform any settlement of such claim, action or proceeding unless the settlement is approved by the 69 Resolution No. 2016- Page 5 applicant. The applicant's obligations under this condition shall apply regardless of whether a building permit is ultimately obtained, or final occupancy is ultimately granted with respect to the permit. 5. If any of the conditions or limitations of this approval are held to be invalid, that holding shall not invalidate any of the remaining conditions or limitations set forth. 6. The development must be in substantial conformance with the plans presented in conjunction with the application for Conditional Use Permit No. 2016-02 and Administrative Permit No. 2016-04, except any modifications as may be required to meet specific Code standards or other conditions stipulated herein. Any future changes to the parking or vehicle storage layout shall require review and approval by the Community Development Director. 7. The City of Moorpark reserves the right to modify, suspend or revoke for cause this conditional use permit and administrative permit consistent with Chapter 17.44 of the Moorpark Municipal Code or as may be amended in the future. 8. This permit shall expire one (1) year from the date of its approval unless the use for which the permit has been granted has been inaugurated by issuance of a building permit for construction. The Community Development Director may, at his/her discretion, grant a one-year extension for use inauguration of the development permit, if there have been no changes in the adjacent areas and if the applicant can document that he/she has diligently worked towards use inauguration during the initial period of time. The request for extension of this planned development permit shall be made in writing, at least thirty (30) days prior to the expiration date of the permit and shall be accompanied by applicable entitlement processing deposits. 9. Conditional Use Permit No. 2016-02 and Administrative Permit No. 2016-04 may be revoked or its use suspended by the City, if any of the causes listed in Section 17.44.080.B of the Zoning Code are found to apply, including if the use for which the permit was granted has not been exercised for at least twelve (12) consecutive months, has ceased to exist, or has been abandoned. The discontinuance for a period of one hundred eighty (180) or more days of a nonconforming use or a change of nonconforming use to a conforming use constitutes abandonment and termination of the nonconforming status of the use. 10.Prior to issuance of a Zoning Clearance for a building permit, revised site and architectural plans shall be submitted for review and approval by the Community Development Director and City Engineer/Public Works Director that demonstrate a 19-foot widening of the Unidos Avenue public right-of-way along the property frontage for an ultimate 53-foot wide public right-of-way width, with a 25-foot wide radius curve at the Leta Yancy Road intersection. All revised site and architectural plans must demonstrate compliance with the Zoning Ordinance and conditions of this permit. 11.Prior to issuance of a Zoning Clearance for a building permit, the applicant shall irrevocably offer to dedicate to the City all land required for public right-of-way, 70 Resolution No. 2016- _ Page 6 free and clear of any easements or encumbrances that would restrict its use as public right-of-way to the satisfaction of the City Engineer/Public Works Director. 12.Prior to issuance of a Zoning Clearance for a building permit, the applicant shall submit to the City Engineer/Public Works Director, for review and approval, street and drainage improvement plans prepared by a California Registered Civil Engineer, and enter into an agreement with the City of Moorpark to complete public improvements, with sufficient surety posted to guarantee the complete construction of all improvements. The improvements shall include concrete curb and gutter, sidewalk, driveways, street lights, striping and signing and paving in accordance with Ventura County Road Standards. Unidos Avenue shall be improved along the property frontage with a 40-foot wide roadway within a 53- foot wide right-of-way as shown on County Plate B-5(A) for a collector street, adjusting sidewalk width on the north side of Unidos Avenue to be 5 feet in width to account for the existing 8-foot wide sidewalk/parkway on the south side of Unidos Avenue. Drainage improvements that comply with all City standards and a water line to provide for irrigation of the parkway on the south side of Unidos Avenue are required as part of the street improvements. 13.Prior to issuance of a Zoning Clearance for a building permit, the applicant shall submit a color and material board for review and approval of the Community Development Director for consistency with the approved plans. 14.Prior to issuance of a Zoning Clearance for a building permit, the applicant shall submit a fencing, lighting, landscaping, and security plan for review and approval by the Community Development Director, Parks and Recreation Director, and Police Chief that demonstrates compliance with the City's Zoning Ordinance, Landscape Standards and Guidelines, and Water Efficient Landscape Ordinance, and provides a safe and secure environment for the building occupants.. 15.Prior to the issuance of a Zoning Clearance for a building permit, the applicant shall submit a Developer Waste Reduction and Recycling Plan to the satisfaction of the Administrative Services Manager. 16.Prior to issuance of a Zoning Clearance for a building permit, the applicant shall submit all fees, including, but not limited to Los Angeles Avenue Area of Contribution Fee, Air Quality Fee, Art in Public Places Fee, Tree and Landscape Fee, Fire Protection Facilities Fee, Police Facilities Fee, and Library Facilities Fee. All entitlement processing fees must be paid up prior to the issuance of a Zoning Clearance for a building permit. 17.AI1 necessary permits must be obtained from the Building and Safety Division and all construction shall be in compliance with the Moorpark Building Code and all other applicable regulations. 18.A separate sign permit application must be submitted for all proposed signs, for the review and approval of the Community Development Director prior to issuance of a building permit for a sign. 71 Resolution No. 2016- Page 7 19.Parking areas must be developed and maintained in compliance with the Moorpark Municipal Code, and surfaced with asphalt, concrete, or other surface acceptable to the Community Development Director, City Engineer/Public Works Director, and must include adequate provisions for drainage, National Pollution Discharge Elimination System (NPDES) compliance, striping and appropriate wheel blocks or curbs in parking areas adjacent to landscaped areas. All parking space striping must be maintained to be clearly visible during the life of the development. 20.All exterior areas of the site, including parking areas under use by the facility, must be maintained free of litter and debris at all times. 21.No increase of floor area is permitted without approval of an additional permit. -END- 72