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HomeMy WebLinkAboutAGENDA REPORT 2017 0920 CCSA REG ITEM 08A ITEM 8.A. CITY OF MOORPARK,CALIFORNIA City Council Meeting of 9-go a oil ACtION:) aa., d. .P t.es . G2017— 3Ga4� as a . y53 BY: ' 3 ad d "uao • 1h0- MOORPARK CITY COUNCIL . 6Y7-3(47 447l42,0-- d_ AGENDA REPORT k9k4o r. ho. ' bArTO: Honorable City Council X111 . FROM: Joseph Fiss, Economic Development and Planning Manager DATE: September 8, 2017 (CC Meeting of 9/20/2017) SUBJECT: Consider 1) a Resolution Adopting a Mitigated Negative Declaration and Approving General Plan Amendment No. 2016-01; 2) an Ordinance approving Zone Change No. 2016-01; 3) a Resolution Approving Residential Planned Development No. 2016-01 and Vesting Tentative Tract Map No. 5882; and 4) an Ordinance approving Development Agreement No. 2016-01; for a Residential Development Project Consisting of 153 Single-Family Homes and 131 Detached Condominiums on 38.73 acres on the South side of Los Angeles Avenue, West of Leta Yancy Road, on the application of Pacific Communities Builder, Inc. BACKGROUND In 1999 and 2000, the City Council approved two subdivisions on the subject property for a combined total of 284 small-lot single-family detached homes. The project included City Council approval of General Plan Amendments, Zone Changes, Vesting Tentative Tract Maps, Planned Development Permits, and a Development Agreement. Grading had begun on the site shortly after project approval, but was halted due to floodplain issues that arose from a new flood study being prepared by FEMA. The project did not proceed further until floodplain issues were resolved and the recent economic downturn ended. On April 15, 2016 Pacific Communities Builder, Inc. filed applications to revise the project to address floodplain issues and provide an updated design with 153 small-lot single-family homes and 130 detached condominium homes (later revised to 131 detached condominium homes), for a total of 284 homes on the project site. The site is almost identical as the previously approved project site, except that 1.64 acres adjacent to the service station on Los Angeles Avenue have been added to the site, and 1.64 acres along Leta Yancy Road that were in the previous project will be set aside from this development project for a future affordable housing project. 1 Honorable City Council September 20, 2017 Page 2 With these changes, and because more of the site will be included in the Arroyo Simi floodway, the applicant is requesting changes in the General Plan land use designations on the site from General Commercial (C-2), High and Very High Density Residential (H and VH) to Very High Residential Density (VH) and Floodway. The applicant also proposes changes in Zoning on the site from Commercial Planned Development (CPD) and Residential Planned Development (RPD-7U & RPD-7.5U) to Residential Planned Development (RPD-9U and RPD-20U) and Open Space (OS). A new Tentative Tract Map is requested to address the re-platting of the site and a new Residential Planned Development Permit is requested for the architectural design and site planning proposed for the revised project. The project also involves a request for an updated Development Agreement with the City. On June 16, 1999, the Moorpark City Council adopted Ordinance No. 257, approving a Development Agreement between the City of Moorpark and the developer of this site. That agreement remains in full force and effect for twenty (20) years from the operative date of the agreement (until January 15, 2019), or until the close of escrow on the initial sale of the last Affordable Housing Unit, whichever occurs last. With the revisions to the project, the Development Agreement was updated with current fees and terms for the revised project. A City Council Ad-Hoc Committee (Mayor Parvin and Councilmember Simons) negotiated this draft updated development agreement for this project. This Development Agreement includes the conveyance of 1.64 acres of the project site adjacent to Leta Yancy Road to the City for future development of affordable housing. On August 22, 2017, the Planning Commission adopted a resolution recommending to the City Council approval of the entitlements requested for this project. The Planning Commission had several comments on project design, including concerns with vehicle stacking at the Los Angeles Avenue entrance, privacy, walkway designs, private side yard access from the condominium units, and design of the neighborhood recreation building. The Los Angeles Avenue entrance can accommodate 6 to 8 stacked vehicles, which is sufficient to avoid vehicles backing up onto Los Angeles Avenue, and the project is conditioned to include a deceleration lane on Los Angeles Avenue. Privacy concerns for the existing neighborhood to the west will be resolved through landscaping and appropriate window placement of those units nearest to the adjacent homes. The applicant will revise the walkway plans to ensure there is safe pedestrian passage throughout the neighborhood, adding walkways along the southern project boundary adjacent to the driveways. The developer has shown an optional sliding door to the .side yards for the condominium units. Architecture for the recreation room has been completed and is proposed to be a contemporary "Spanish/Mediterranean" style, compatible with the architecture of the homes and consistent with other similar projects. 2 Honorable City Council September 20, 2017 Page 3 DISCUSSION Project Setting Existing Site Conditions: The site currently consists of 6 lots located on the South side of Los Angeles Avenue, west of Leta Yancy Road. The site is generally flat and undeveloped but has been disturbed from previous use as a poultry processing facility and rough grading permitted under a previous entitlement. Weeds and shrubs cover the entire site. There are no trees on the project site. The property is surrounded by a chain link construction fence, with the exception of a block wall built by the developer on the western boundary. The site was historically used for poultry processing, however, this use ceased many years ago. Approximately 3.39 acres of the proposed project site are within the Arroyo Simi. Previous Applications: On June 16, 1999 the City Council adopted Resolution No. 99-1620 approving General Amendment No. 96-1 approving a change in the land use designation of the General Plan from High (H) Density Residential (7 DU/acre), and Very High (VH) (15DU/acre), to High Density Residential (H); Additionally, the City Council adopted Ordinance No. 256, approving Zone Change No.96-2 changing the zoning designation of the site from Residential Planned Development 13 and 5.3 units per acre (RPD-13U and RPD-5.3U) to Residential Planned Development 7 units per acre (RPD-7U). At that same meeting, the City Council adopted Resolution No. 99-1621 approving Vesting Tentative Tract Map No. 5053 for 247 residential lots, and Residential Planned Development Permit No. 96-1 for 247 small lot single family residential units. In addition on that date, the Moorpark City Council adopted Ordinance No. 257 (effective July 16, 1999), approving a Development Agreement between the City of Moorpark (City) and MP Group, LLC (Developer). The agreement was approved in connection with the Pacific Communities project, a thirty five (35) acre, 247-unit, detached single-family residential project located on the south side of Los Angeles Avenue west of Leta Yancy Road. The agreement remains in full force and effect for twenty (20) years from the operative date of the agreement (until January 15, 2019), or until the close of escrow on the initial sale of the last Affordable Housing Unit, whichever occurs last. On October 18, 2000, the City Council adopted Resolution Nos. 2000-1782 and 2000- 1783 approving a General Plan Amendment to change the planned land use of 4.8 acres contiguous to Vesting Tentative Tract Map No. 5053 from General Commercial (C-2 to Very High Density Residential (VH) and Open Space 2 (OS-2), Vesting Tentative Tract Map No. 5204 for 37 residential lots, and Residential Planned Development Permit No. 99-4 for 37 homes. Second reading and adoption of a Zone Change on the property from Commercial Planned Development (CPD) to Residential Planned Development 7.5 Units per Acre (RPD 7.5U) and Open Space (OS) took place on November 1, 2000. This brought the total unit count for the project to 284. 3 Honorable City Council September 20, 2017 Page 4 On February 17, 2010, the City Council approved a General Plan Amendment Pre- Screening application for the development of 457 homes on this property. The developer abandoned this particular proposal and the Pre-Screening authorization expired. On April 15, 2016, the developer submitted an application for a new development proposal, Vesting Tentative Tract Map No. 5882, consisting of 153 single-family detached homes and 130 (now 131) detached condominium units for a total of 283 (now 284) homes on this property, at a similar overall density to what was originally approved in 1999 and 2000. The developer has also requested an updated development agreement to address this revised project. Pacific Communities has purchased 1.64 acres at 776 Los Angeles Avenue, adjacent to the original project, just west of the service station on the southwest corner of Los Angeles Avenue and Leta Yancy Road. The General Plan and Zoning calls for commercial use of this property, and an office building was previously entitled on this site but was never built. The applicant is proposing to incorporate this land into the project. Residential use of this property would require a General Plan Amendment and Zone Change. The current Pacific Communities development proposal would involve a conveyance of a separate 1.64 acres of land adjacent to Leta Yancy Road to the City for future development of affordable housing, keeping the project site the same size as the previously approved project. GENERAL PLAN/ZONING/LAND USE Direction General Plan Zoning Existing Land Use Commercial Planned General Commercial (C-2) Development(CPD) Site Very High and High and Residential-Planned Vacant/Unimproved Density Residential (VH & H) Development (RPD 7 & RPD 7.5) Light Industrial (M-2), Los Angeles Avenue, Medium Industrial (1-2), Industrial Park(M-1), Industrial Park, Light Industrial (I-1), Single-Family Residential Moorpark Estates North Medium Density 8,000 Sq. Ft. (R-1-8), Residential Neighborhood, Residential (M), and Commercial Office (CO) Vacant Property, General Commercial (C-2) Commercial Planned Mission Bell Plaza Development(CPD) Shopping.._Center.......................... South Floodway Open Space (OS) Arroyo Simi Commercial Planned Service Station, East General Commercial (C-2)and Development(CPD) Leta Yancy Road, High Density Residential (H) and Residential Planned Villa Campesina Residential Development(RPD_7U)............_.-. Neighborhood..........._.............._....._... Rural Exclusive(R-E), West Medium Low Density Rural Exclusive 20,000 Sq. Ft. Large Lot Single Residential (ML) (RE-20), Family Homes and Single-Family Estate(R-O) 4 Honorable City Council September 20, 2017 Page 5 General Plan and Zoning Consistency: The applicant is concurrently requesting both a General Plan Amendment and Zone Change for this project. The current General Plan designations of the site are General Commercial (C-2) and Very High and High Density Residential (VH & H). The current Zoning designations of the site are Commercial Planned Development (CPD) and Residential Planned Development (RPD-7U & RPD-7.5U). The applicant is proposing to change the General Plan designation for the residential portion of the project to all Very High Residential Density (VH), and the portion within the Arroyo Simi to Floodway. The proposal would result in a net density of approximately 8.8 dwelling units per acre for the site on the residential portion of the project. The requested zoning designation of RPD-9U for the residential portion of the project would accommodate the proposed density. The remaining 3.39 acres within the Arroyo Simi would be rezoned to Open Space (OS), to be consistent with the General Plan designation. Exhibits A and B of the attached draft resolution (Attachment 5) show maps of the existing and proposed General Plan and Zoning Designations. The General Plan designation of Very High Residential Density (VH) allows a maximum density of 15 dwelling units per acre (20 dwelling units per acre with affordable housing). The draft Development Agreement includes a provision for the developer to provide 25 units of housing affordable to low income households. The agreement also provides for the developer to convey 1.64 acres of the project site adjacent to Leta Yancy Road to the City in lieu of providing housing affordable to very low income households. This 1.6-acre property is proposed to be zoned RPD-20U at this time to allow for its future development for affordable housing. The purpose of the Residential Planned Development zone is to provide areas for communities, which will be developed, utilizing modern land planning and unified design techniques. This zone provides a flexible regulatory procedure in order to encourage: 1. Coordinated neighborhood design and compatibility with existing or potential development of surrounding areas; 2. An efficient use of land particularly through the clustering of dwelling units and the preservation of the natural features of sites; 3. Variety and innovation in site design, density and housing unit options, including garden apartments, townhouses and single-family dwellings; 4. Lower housing costs through the reduction of street and utility networks; and 5. A more varied, attractive and energy-efficient living environment, as well as, greater opportunities for recreation than would be possible under other zone classifications. 5 Honorable City Council September 20, 2017 Page 6 Project Summary Vesting Tentative Tract Map No. 5882 and Residential Planned Development Permit No. 2016-01 Proposed Use Parcel No. Size (in Acres) 153 Single Family Homes Lots 1-153 13.21 Clubhouse Lot 154 0.50 131 Detached Condominiums Lots 155-162 11.34 Private Streets Lots I-V 7.11 Private Open Space Lots A-F 3.18 VCWPD (Arroyo) Future Dedication Lots G & H 3.39 Parcel to be Conveyed to City Not a Part 1.64 Street Dedication Leta Yancy Road 0.16 Total 40.53 Proposed Project Desiq n/Setbacks/Amenities The 284-unit project consists of two neighborhoods, one, "Verbena", consisting of 131 detached condominium units on 8 lots on the east side of the site and one, "Fuchsia", consisting of 153 single family detached units on individual lots on the west side of the site. Both neighborhoods will be in the same homeowner's association and would share the recreation areas. The applicant is proposing ten different floor plans ranging from 1,433 to 2,788 square feet. Each unit includes a two-car garage. The Verbena units will not have private driveways for vehicle parking, but each unit will have a designated parking space to the side of the garage where an additional vehicle can be parked. In addition street parking is provided throughout both developments on the private streets. "Verbena" Detached Condominiums Plan Size Stories Bedrooms Baths Number Percent (Square Feet) (131 Total) Mix *Plan 1 1,433 2 3 /4 2.5 25 19% Plan 2 1,767 2 3 2.5 49 37% Plan 3 1,984 3 2 / 3 3.5 38 29% Plan 4 2,255 2 4 3 19 15% * These will all be the low income affordable units 6 Honorable City Council September 20, 2017 Page 7 "Fuchsia" Small Lot Single Family Homes Plan Size Stories Bedrooms Baths Number Percent (Square Feet) (153 Total) Mix Plan 1 1,834 2 3 2.5 15 10% Plan 2 2,071 2 3 2.5 36 24% Plan 3 2,324 2 3 /4 3 13 8% Plan 4 2,492 2 3 /4 / 5 3 23 15% Plan 5 2,539 2 3 /4 3 37 24% Plan 6 2,788 2 4 3.5 29 19% Architecture/Site Planning: As mentioned above, the "Fuchsia" Small Lot Single Family Homes are proposed in six plans, and the "Verbena" Detached Condominiums are proposed in 4 plans. Three distinctive architecture style enhancements are proposed for each product, being "Spanish Colonial", "Craftsman", and "Tuscan. The architecture is of good quality and is compatible in design with similar recent developments, such as Canterbury Lane, Ivy Lane, and Living Smart. The architectural enhancements include such features as window reveals, shutters, awnings, and stone veneer. Plan 3 within the "Verbena" neighborhood is proposed to be 3 stories in height. This type of product is becoming more common in small lot and higher density development and allows a more interesting streetscape and greater flexibility in floor plan design. In order to ensure adequate variety and to minimize redundancy which is often reflected in tract development, staff has included a special condition of approval to require architectural variety. The special condition requires that side by side houses of the same floor plan must use different architectural styles and color palettes, subject to review and approval of the Community Development Director. Final colors and materials must be reviewed and approved to include a minimum of three color schemes per architectural style. Since the lots are more compact and front yard setbacks are reduced, a condition is recommended to require, painted and decorative sectional roll up garage doors, including garage window glazing, compatible with the architectural style of each home including the affordable residences. Finally, a condition is required that the applicant use durable materials for trim on the ground floor levels of the homes, such as wood window trim, or %" minimum cementous stucco coat over foam. In both the Fuchsia and Verbena neighborhoods, individual homeowners will be responsible for maintenance of the exterior of the units, which the homeowners association will enforce. 7 Honorable City Council September 20, 2017 Page 8 Final plotting of the homes will be subject to review and approval of the Community Development Director. Setbacks in the RPD Zone are determined by the approved plotting and/or conditions of approval. Although this is both a condominium and small lot development project, it has been designed to impart the sense of a compact, single-family neighborhood compatible with surrounding neighborhoods. Minimum setbacks are included for each neighborhood in the conditions of approval, Exhibit A in the attached resolution. Each unit is proposed with a small front yard. The front yards of the "Fuchsia" product (single family) are proposed to be maintained by the individual homeowners. In small lot planned communities such as this, staff has found that front yard maintenance is better handled by the Homeowner's Association. This provides consistent maintenance at a small cost to the homeowner and reduces property maintenance violations. Staff has added a condition to this effect. A minimum 18-foot long driveway is proposed for each residence with front entry garages. To add visual variety to the streetscape, some units are proposed with side entry garages. Front yard setbacks vary from 8 to 20 feet. Typical 5 foot side yards and 14 foot rear yards are proposed. Each unit will be required to have at least one 5 foot side yard setback without obstructions, such as air conditioning units or fireplaces. A condition of approval is recommended that side yard clearances will not be less than 3 feet, front yards will not be less than 8 feet, and that rear yards will not be less than 12 feet. This is similar to the development standards of the Canterbury Lane and Ivy Lane developments. In recognition of future homeowner's likely desire for patio covers and accessory structures, a condition is recommended that standards for patio covers and trellises be included in the Homeowner's Association Covenants, Conditions, and Restrictions. Two recreation areas, shared by both neighborhoods, are proposed. A large common recreation area, including a multi-purpose room, swimming pool, spa, and play equipment is proposed between the two communities. A secondary recreation area is proposed in the southwest corner of the site. This area will include a sand volleyball court and seating. Each recreation area includes a detention basin with an upper and lower area. The upper area of each basin will allow active use during dry periods. The lower areas (detention/water quality areas) will be fenced off for safety. Parking/Circulation: A two-car garage is provided as required for each unit. Driveways for the single family homes are all long enough and wide enough to accommodate 2 additional vehicles. Traditional street parking will also be available on both sides of the private streets within the single family neighborhood. 8 Honorable City Council September 20, 2017 Page 9 The two-car garages for the detached condominiums will be accessed from a 25-foot wide alley driveway with no parking allowed. An additional uncovered single space per unit will be provided between each unit and visitor parking will be provided on the adjacent private streets. Internal circulation and street design is discussed in detail in the Analysis section below. Traffic: A traffic analysis was prepared with the Environmental Impact Report (EIR) for the previously approved project and addressed traffic impacts and mitigations. The City is currently undertaking a new traffic analysis for Los Angeles Avenue. The developer has granted right-of-way for the Los Angeles Avenue widening and has agreed to fund the signalization of Shasta Avenue and Los Angeles Avenue. To mitigate traffic impacts, the Developer will be required to pay Los Angeles Avenue Area of Contribution fees, and a one-time traffic mitigation fee of $12,500.00 per residential unit, consistent with the terms of the Development Agreement. Los Angeles Avenue improvements are discussed in detail in the Analysis section below. Site Improvements and National Pollution Discharge Elimination Standards Requirements (NPDES): The City Engineer has conditioned the project to provide for all necessary on-site and off-site storm drain improvements including the imposition of National Pollution Discharge Elimination System (NPDES) requirements. "Passive" Best Management Practices Drainage Facilities are required to be provided so that surface flows are intercepted and treated on the surface over biofilters (grassy swales), infiltration areas and other similar solutions. Lots E and F will provide for detention and passive filtration. Grading and Drainage: As part of the previous approval, this site was rough graded in 2001. This grading was halted and the development stalled due first to floodplain issues that have since been resolved and then to the recent stagnant housing market. Although the same number of units is proposed, since the sive planning is different, overall grading and drainage is somewhat different. Under the current plan, 79,723 cubic yards of earth will be cut, and 71,194 cubic yards of earth will be fill. Although there appears to be a surplus of 8,529 cubic yards, these are raw numbers. During the final grading plan, the project will be designed to balance on site, by accounting for soil shrinkage or bulking. A condition of approval has been added requiring that, prior to the issuance of any building permit in the FEMA identified 100-year floodplain A Federal Emergency Management Agency (FEMA) approved Conditional Letter of Map Revision (CLOMR) shall be provided to the City Engineer. 9 Honorable City Council September 20, 2017 Page 10 Air Quality: The project is estimated to result in approximately 19.08 pounds of Nitrogen Oxides (NOx) per day and 20.21 pounds per day of Reactive Organic Gases in its first year, mostly from vehicle trip emissions. The level for NOx does not exceed suggested thresholds of the Ventura County Air Pollution Control District of 25 lbs. per day. A Standard Condition of Approval has been added as part of the project for the developer to pay a contribution to the City's Transportation System Management fund, reducing this impact to a less than significant level. Noise: Due to the proximity of the project to Los Angeles Avenue, an 8-foot high soundwall will be required along the project frontage. This wall will be set back from the sidewalk along Los Angeles Avenue with 8 feet of landscaping on two separate lots which will be maintained by a Landscaping Maintenance District that will be required for this project. Noise attenuating windows are also required for the homes adjacent to Los Angeles Avenue, as well as the homes adjacent to the Arroyo Simi, to mitigate potential recreational activity noise from the Arroyo Vista Community Park. These noise attenuating measures are similar to those used on the Ivy Lane and Canterbury Lane projects. When the adjacent service station car wash was enhanced with vacuums, an 8- foot high masonry wall was required on its perimeter for noise attenuation. Because grade elevations had not been established for future development along the southern boundary of this site, the service station applicant was required to comply with Moorpark Municipal Code Section 17.24.040 F. (Masonry Walls and Landscape Screens) in a functionally equivalent manner. The service station applicant was required to maintain the existing masonry wall at the southerly property line, and contribute 50% to the cost of providing a new 8-foot high decorative masonry wall along this property line at the time of building permit issuance for a new wall for the residential project. Thee service station applicant provided a $46,000 surety to cover 50% of the cost of providing a new 8-foot high decorative masonry wall. As part of their purchase of the adjacent property, the applicant for this project has agreed to construct the new 8-foot high decorative masonry wall, applying the $46,000 surety to the cost of construction. Development Agreement: As mentioned above, the applicant has filed for an updated Development Agreement, which would assure the provision of a percentage of affordable dwelling units. Government Code Section 65864 and City of Moorpark Municipal Code Section 15.40 provide for Development Agreements between the City and property owners in connection with proposed plans of development for specific properties. Development Agreements are designed to strengthen the planning process, to provide developers - some certainty in the development process and to assure development in accordance with the terms and conditions of the agreement. 10 Honorable City Council September 20, 2017 Page 11 Vesting of development rights, timing of development, development fees, and provision of affordable housing are addressed in the Development Agreement. The terms of the Development Agreement have been negotiated by an Ad-Hoc committee of the City Council consisting of Mayor Parvin and Councilmember Simons. In general, fees have been updated to current levels, adjusting for inflation, and the affordable housing terms have been updated to reflect the current project, with 25 units to be affordable to low income households, and the 1.64-acre lot along Leta Yancy Road to be conveyed to the City for affordable housing in lieu of providing housing on site affordable to very low income households. The Developer has indicated that use of a Mello Roos Community Facilities District (CFD) for certain infrastructure costs and fees are important for financing of the project. The Developer has not requested a CFD special tax for services. Proposed Development Agreement subsections 6.21 and 7.3 address a potential CFD. A public hearing and financial reports are required before the Council could formally authorize formation of a CFD. The City Council cannot commit itself to a future legislative action i.e. approving formation of a CFD as part of a Development Agreement. Formation of a CFD requires a separate future action by the City Council. The City Council ad hoc Committee and the City Manager support including the CFD option for certain infrastructure costs and fees as part of the Development Agreement. Based on past experience with CFDs, the proposed Development Agreement includes additional language pertaining to buyer disclosures, documentation of the disclosures and public notice signs to help ensure that buyers are fully aware of the existence of a CFD, if such is authorized for the project. At this time CFD special taxes for services are not proposed for consideration. ANALYSIS Issues Staff analysis of the proposed project identified the following project issues for City Council consideration: • Los Angeles Avenue Improvements • 1.64-Acre Lot to be Conveyed to City • Private Street and Common Driveway Design 11 Honorable City Council September 20, 2017 Page 12 Los Angeles Avenue Improvements: The property has its main access point at Los Angeles Avenue. This access lines up with Shasta Avenue to allow for signalization, if determined necessary. In addition, the Fire Department has required additional egress to Los Angeles Avenue at the west end of the project site due to the distance of the homes in this area from the main point of entry. This emergency access will be gated and signed to be used for emergency egress only. The City Council has adopted goals for design and acquisition of right-of-way to widen Los Angeles Avenue through the City limits consistent with the Circulation Element of the General Plan. In addition, a traffic study of the Los Angeles Avenue (SR 118) corridor is currently being prepared to determine ultimate location for traffic signals and other improvements to optimize traffic flow and minimize impacts on adjacent residential streets and provide information for use in preparation of an update to the Circulation Element. In anticipation of development of this site, the developer has proactively granted the necessary right of way adjacent to this site and has agreed to pay the City approximately Two Million Dollars ($2,000.000.00) for the recently completed improvements to Los Angeles Avenue along the frontage of the Project. Nonetheless, additional improvements are necessary for appropriate development of this project. Conditions of approval have been added for provision of parkway landscaping, a bus turnout, and a deceleration/acceleration lane for safe right turns into and out of the project. Should Caltrans not allow a deceleration lane, the City Engineer will authorize the construction of a longer curb radius at the Los Angeles Avenue/Shasta Avenue entry, to allow for a smoother transition. Signalization of the intersection at Shasta Avenue continues to be evaluated. Included as mitigation, a term of the development agreement, and a condition of approval on the subdivision, the developer shall provide the installation of'necessary signals, if required by the City Council. In addition, the City built temporary drains at this location when widening Los Angeles Avenue. The Developer shall be required to create a storm drainage easement and install permanent drainage improvements to convey storm water from State Highway 118 to the satisfaction of the City Engineer/Public Works Director. Upon completion of that work, the applicant shall abandon those temporary drains to the satisfaction of the City Engineer. A condition of approval to this effect has been added. 1.64-Acre Lot to be Conveyed to City: As mentioned above, Pacific Communities has purchased 1.64 acres at 776 Los Angeles Avenue, adjacent to the original Pacific Communities project. The General Plan and Zoning calls for commercial use of this property, and residential use of this property would require a General Plan Amendment and Zone Change. This property 12 Honorable City Council September 20, 2017 Page 13 has been sold to the Pacific Communities developer for incorporation into this project. In order to provide a more consistent development project and in lieu of providing seventeen (17) residential units for very low income households, the Development Agreement provides for the conveyance to the City of 1.64 acres of land adjacent to Leta Yancy Road and the Arroyo Simi for this property. Although the new City site may be used for any purposes at City's sole discretion, this parcel is proposed to be zoned RPD-20U and is intended to be used for provision of future additional affordable housing. The City intends to seek a development partner for a future affordable housing development on this site. Private Street and Common Driveway Design: In most circumstances, the City requires private residential streets to comply with the Ventura County Road Standards Manual. The developer has proposed non-standard street intersections for the private streets. The developer has indicated that "L-Legged" intersections provide traffic calming and do not diminish sight distance, while the width of the road remains constant through the turn (36'). There is precedent for this intersection design within the "Living Smart" development of Moorpark Highlands. The T-Intersections and L-legged intersections have been designed to meet or exceed American Association of State Highway Transportation Officials (AASHTO) guidelines for 20 miles per hour (MPH). Although the prima facie speed limit on residential roads is 25 MPH, the project engineer has asserted that, with the short street lengths, frequency of driveways and on-street parking, all providing traffic calming influence, it is unlikely a vehicle could attain 25 MPH within the subdivision. Although the developer or homeowner's association can post the speed limit on private streets for 20 mph, a valid speed survey would be required for this to be enforceable by the Police Department. A condition of approval has been added requiring the Developer to provide the City with a written request for the City to adopt a resolution authorizing enforcement of applicable provisions of the California Vehicle Code and Moorpark Municipal Code. One challenge with this type of intersection is that fire trucks cannot safely pass around a turn if parking is permitted on one or both sides of the street. In order to resolve this problem, a condition of approval will be added stating "Specific locations shall be labelled as Fire Lanes per California Vehicle Code Section 22500.1 to the satisfaction of the City Engineer/Public Works Director and Ventura County Fire Protection District." The City Engineer/Public Works Director is willing to approve a design exception to document the project engineer's street design, as the Engineer of Record, on the Vesting Tentative Map proposing non-standard improvements. The project engineer's sight line analysis and reasoning will be used as justification for a design exception from the County's Road Standard to use non-standard L-legged intersections. 13 Honorable City Council September 20, 2017 Page 14 A special condition is included requiring the Homeowners Association to own and maintain the street lights, to be installed with LED lighting. The final design of the light standards will be subject to review and approval of the Community Development Director and City Engineer/Public Works Director to ensure consistency with future LED street lighting to be used in the City. Findings The following findings are offered pursuant to the requirements of the Subdivision Map Act: Findings per Government Code Sec. 66473.1 The subdivision design provides for, to the extent feasible, passive or natural heating and cooling opportunities with lots of sufficient size and spacing that include both southern exposure to the future homes and opportunities for landscaping to take advantage of shade and prevailing breezes. Findings per Government Code Sec. 66473.5 The proposed subdivision, together with the provisions for its design and improvement, is compatible with the goals, policies, general land uses, and programs of the City's General Plan as proposed to be amended by General Plan Amendment No. 2016-01, in that the proposed project will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi for floodway purposes. Findings per Government Code Sec. 66474 A. The proposed map is consistent with the City's General Plan as proposed to be amended by General Plan Amendment No. 2016-01, in that it would allow for the provision of a variety of housing types as well as affordable housing in a design that is both compatible in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi for floodway purposes. B. The design and improvements of the proposed subdivision are consistent with the City of Moorpark General Plan as proposed to be amended by General Plan Amendment No. 2016-01, in that they will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi for floodway purposes. C. The site is physically suitable for the type of residential development proposed in that the site can be engineered to allow for all required utilities to be brought to the 14 Honorable City Council September 20, 2017 Page 15 site, adequate ingress and egress can be obtained, and the site can be provided with public and emergency services. D. The development site, at over 35 acres and relatively flat, is physically suitable for the proposed density of development at 9.0 units per acre, in that all City development standards would be met by the proposed project at this density. E. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage, in that all potential impacts would be mitigated through project design or conditions. F. The design of the subdivision and the type of improvements are not likely to cause serious public health problems, in that adequate sanitation is both feasible and required as a condition of this development. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large, for access through, or use of the property within the proposed subdivision in that there currently are no known public access easements on the property, and property along the Arroyo Simi will be offered for dedication for flood control purposes. Findings per Government Code Sec. 66474.6 The project will be connected to the community sewer system operated by the Ventura County Water and Sanitation Division and all sewer waste will be treated at the Moorpark Wastewater Treatment Plant. There will be no discharge of sewer waste from the proposed subdivision in violation of existing water quality control requirements under Water Code Section 13000 et seq. Findings per Government Code Sec. 66478.1 et seq. The proposed subdivision fronts upon a public waterway (Arroyo Simi) as defined in California Government Code Section 66478.1 et seq. Public access easements consistent with this Section will be provided per Conditions of Approval. The following findings are offered for the Residential Planned Development Permit: A. The site design, including structure locations, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the goals and policies of the City's General Plan and Zoning Ordinance as proposed to be amended by General Plan Amendment No. 2016-01 and Zone Change No. 2016-01, in that the proposed project will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi for floodway purposes. 15 Honorable City Council September 20, 2017 Page 16 B. The proposed project, with the adoption of the Mitigated Negative Declaration and incorporation of the mitigation measures in the project to address biology, hazardous materials, hydrology, noise, and traffic issues, would not create negative impacts on or impair the utility of neighboring property or uses, in that the use proposed is similar to surrounding uses, and access to or utility of those adjacent uses are not hindered by this project. C. The proposed project is compatible with existing and permitted land uses in the surrounding area where the development is to be located, in that the general character of development south of Los Angeles Avenue between Moorpark Avenue and Tierra Rejada Road includes residential uses of varying densities, along with small-scale commercial uses. The following findings are offered for the Development Agreement: A. The provisions of the development agreement are consistent with the general plan and any applicable specific plan in that the proposed project will provide for the orderly development of land identified in the City's General Plan and Zoning Ordinance as appropriate for residential development and the Development Agreement will strengthen the planning process by providing vesting of development rights, addressing timing of development, determining development fees, and providing affordable housing. B. The provisions of the agreement are consistent with Chapter 15.40 of the Moorpark Municipal Code in that the City is authorized to enter into a binding contractual agreement with any person having a legal or equitable interest in real property within its boundaries for the development of such property in order to establish certainty in the development process. PROCESSING TIME LIMITS General Plan Amendments, Zone Changes, and Development Agreements are legislative acts that are not subject to processing time limits under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5) or the Subdivision Map Act (Government Code Title 7, Division 2). The applicant has elected to process the Vesting Tentative Map and Residential Planned Development concurrently with the General Plan Amendment and Zone Change. ENVIRONMENTAL DETERMINATION An Initial Study was prepared to assess the potential significant impacts of this project. Based upon the Initial Study, the Community Development Director has preliminarily determined that, with the incorporation of changes to the project or conditions of approval to mitigate potentially significant impacts with respect to biology, hazardous materials, hydrology, noise, and traffic issues, there is no substantial evidence that the project or any of its aspects may cause a significant effect on the 16 Honorable City Council September 20, 2017 Page 17 environment and a Proposed Mitigated Negative Declaration has been prepared for City Council review and consideration. The comment period for the Mitigated Negative Declaration is from July 25 to August 24, 2017. Three comments were received. One comment was received from Ventura County Environmental Health Department related to the previous use of the site as an egg ranch and the burial of chickens on the site. This issue has already been addressed in the mitigation measures found in the Initial Study. The Ventura County Watershed Protection District provided comments related to the mitigation of the potential impacts of the proposed project on the hydrology and hydraulics of Arroyo Simi and the replacement and transfer of ownership of the aging Moorpark Storm Drain #2 through the property. Mitigation measures and conditions of approval have been included to address these concerns in the Mitigated Negative Declaration. The California Department of Fish and provided comments and recommendations to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. This response is included in the Mitigated Negative Declaration. As a result of this response, RCA Associates, the applicant's biologist, resurveyed the property on September 5, 2017. There has been no change in the site conditions and therefore, no additional mitigation is necessary. This site has been significantly disturbed in the past and based on the current surveys conducted by RCA Associates, LLC on September 5, 2017, no burrowing owls or populations of migratory nesting birds currently occur on the site and are unlikely to inhabit the site in the future. A biological monitor will be present during ground disturbance activities, if deemed necessary following discussions with CDFW. These issues are addressed in detail in the Mitigated Negative Declaration. 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 September 10, 2017. 2. Mailing. The notice of the public hearing was mailed on September 7, 2017, 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. Three 32 square foot signs were placed on the Los Angeles Avenue and Leta Yancy Road frontages on September 8, 2017. 17 Honorable City Council September 20, 2017 Page 18 STAFF RECOMMENDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Adopt Resolution No. 2017- adopting the Mitigated Negative Declaration and approving General Plan Amendment No. 2016-01. 3. Introduce Ordinance No. , approving Zone Change No. 2016-01, for first reading, waive full reading, and place this ordinance on the agenda for October 4, 2017, for purposes of providing second reading and adoption of the ordinance. 4. Adopt Resolution No. 2017- approving Vesting Tentative Tract Map No. 5882 and Residential Planned Development Permit No. 2016-01. 5. Introduce Ordinance No. , approving Development Agreement No. 2016-01, for first reading, waive full reading, and place this ordinance on the agenda for October 4, 2017, for purposes of providing second reading and adoption of the ordinance. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Vesting Tentative Tract Map 5882 4. Project Exhibits — Provided under separate cover 5. Draft Resolution Adopting the Mitigated Negative Declaration and Approving GPA No. 2016-01 6. Draft Ordinance Adopting ZOA No. 2016-01 7. Draft Resolution Approving VTTM No. 5882 and RPD Permit No. 2016-01 8. 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V 11��1 't+.�, �✓c>/ ` " 1 9�' 3T•-,.1 alms -,,,,,,,,t,.. r.'y ` ;ma `"` ry�� GAS STATION Till: .xIt ll .,.;" i r ;I 0 1/ �.�me, �' _.',:� ' \. . l :7 I I f '_s- tt .� r� r LOS ANGELES AVE(SR IIBI lL7A roc..IMPROVEMENTS,-4,... r ,. r, r / .l�••c1 PA5E0SECTION-iDETATGXED CONOOs A' • PROJECT ADJAOuNi TO GAS STATION SECTION,G.G r-.'^"S I tt „W 7777,.,�a t:;`%�•,. �I.i mm._... n.•n �- �" =- xa ... .. / / ` �..E `/ Los ANGeIES AV N, Nr TO SFR '°. r "'gym ARROYO SIMI r +mea... - ro ;�� �/ / Y S�� CREEK AOACEMTOSPR• +J1�PRVATEeMRrSTREET-Cory ®"R �® ��• TENTATIVE TRACT NO. 5562 ••yrYE,..',..• "�.. 6LOS M'GELS AVE(SR IIBI T + - SECTION A-A -"AI •O•°- .v� W .,u/ / 1[ LOS ANGEtP.9 AVE L5R IIBI M �• _i�' mar ` INTCItt6ALG0AAldf.NfrtTO'YFNMAJ wvi 11 tE 6 cLLIIWIIIARROro 91MILOS ANGELES AVENUE 1YPILAL SECTIONJULY 1 7,2D/7(REVISED) 111111_41.,...k4LID 11 a tIII _,� �/ •rm Ii-_ •___` ,e® m au PPREPARES l'OR lL9YNIiIES LUIl12A.IK. � =;� •'1 •. LOS ANGELES AVE ENT TO CONDOS 'o LOS ANGELS AVEAVC gJACENT TO CONDOS CREEK WALL ADuACENT TO CONDOS PROJECT ADJACENT TO CITY PROPERTY ® -:.�.�� �� i 1111".}1011111. a.._ .u.•u .. SIEET 1 1 PROJECT EXHIBITS • Vesting Tentative Map • Site Plan • Conceptual Site Plan • Overall Site Plan • Landscape Concept • Fence and Wall Plan • Single-Family Detached Plans • • Detached Condominium Plans • Entry Plans (UNDER SEPARATE COVER) COPIES OF THE EXHIBITS ARE AVAILABLE UPON REQUEST OF THE PROJECT PLANNER S:\Community Development1DEV PMTS\R P D12016-01 Pacific Communities\Agenda Reports\Under Separate Cover-Project Exhibits.doc 22 CC ATTACHMENT d RESOLUTION NO. 2017- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING GENERAL PLAN AMENDMENT NO. 2016-01 FOR A CHANGE OF LAND USE DESIGNATION FROM GENERAL COMMERCIAL (C-2), HIGH AND VERY HIGH DENSITY RESIDENTIAL (H AND VH) TO VERY HIGH RESIDENTIAL DENSITY (VH) AND FLOODWAY, ON 40.53 ACRES ON THE SOUTH SIDE OF LOS ANGELES AVENUE, WEST OF LETA YANCY ROAD, ON THE APPLICATION OF PACIFIC COMMUNITIES BUILDER, INC. WHEREAS, on April 15, 2016, applications for General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development Permit No. 2016-01, Vesting Tentative Tract Map No. 5882, and Development Agreement No. 2016-01 were filed by Pacific Communities Builder, Inc. for a proposed residential development consisting of 153 single-family homes and 131 detached condominiums on 38.73 acres on the South side of Los Angeles Avenue, west of Leta Yancy Road, with an additional 0.16 acres of street dedication on Leta Yancy Road and 1.64 acres to be conveyed to the City for a separate affordable housing project, for a total of 40.53 acres; and WHEREAS, on August 22, 2017, the Planning Commission adopted Resolution No. PC-2017-620, recommending that the City Council adopt a Mitigated Negative Declaration and approve General Plan Amendment No. 2016-01, to amend the General Plan land-use designation from General Commercial (C-2), High and Very High Density Residential (H and VH) to Very High Residential Density (VH) and Floodway, on 40.53 acres on the south side of Los Angeles Avenue, west of Leta Yancy Road, on the application of Pacific Communities Builder, Inc.; and WHEREAS, at a duly noticed public hearing on September 20, 2017, the City Council considered the agenda report for General Plan Amendment No. 2016-01 and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal and reached a decision on this matter; and WHEREAS, the City Council has read, reviewed, and considered the proposed Mitigated Negative Declaration prepared for the project referenced above together with any comments received during the public review process and determined that, with the incorporation of changes to the project or conditions of approval to mitigate potentially significant impacts with respect to biology, hazardous materials, hydrology, noise, and traffic issues, there is no substantial evidence that the project or any of its aspects may CC ATTACHMENT 5 23 Resolution No. 2017- Page 2 cause a significant effect on the environment and a Proposed Mitigated Negative Declaration has been prepared for this project. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL FINDINGS: The City Council finds and declares as follows: A. The Mitigated Negative Declaration and Initial Study prepared for the project are complete and have been prepared in compliance with CEQA, and City CEQA Procedures. B. The Mitigation Measures have been incorporated into the project conditions of the accompanying Vesting Tentative Tract Map and Residential Planned Development. C. With the incorporation of the Mitigation Measures into the project conditions, the City Council finds on the basis of the whole record before it that there is no substantial evidence that the proposed 284-home development project on the south side of Los Angeles Avenue west of Leta Yancy Road, which includes General Plan Amendment No. 2016-01; Zone Change No. 2016-01; Residential Planned Development No. 2016-01, Vesting Tentative Tract Map No. 5882; and Development Agreement No. 2016-0, will have a significant effect on the environment. D. The Mitigated Negative Declaration reflects the independent judgment of the City Council. SECTION 2. ADOPTION OF MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM: The Mitigated Negative Declaration prepared for the proposed 284-home development project on the south side of Los Angeles Avenue west of Leta Yancy Road, which includes General Plan Amendment No. 2016-01; Zone Change No. 2016-01; Residential Planned Development No. 2016-01, Vesting Tentative Tract Map No. 5882; and Development Agreement No. 2016-01, along with the Mitigation Monitoring and Reporting Program, all attached as Exhibit "A" and incorporated herein, is hereby adopted. SECTION 3. APPROVAL OF GENERAL PLAN AMENDMENT: General Plan Amendment 2016-01 is approved, amending the General Plan Land Use Map as proposed in Exhibit "B" attached hereto and incorporated herein. 24 Resolution No. 2017- Page 3 SECTION 4. The effective date of General Plan Amendment No. 2016-01 shall be concurrent with the effective date of the Ordinance for Zone Change No. 2016-01 and the Ordinance for Development Agreement No. 2016-01, whichever occurs last. SECTION 5. CERTIFICATION OF ADOPTION: 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. SECTION 6. 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 20th day of September, 2017. Janice S. Parvin, Mayor ATTEST: Maureen Benson, City Clerk Exhibit "A": Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program Exhibit "B": General Plan Amendment Map 25 Resolution No. 2017- Page 4 EXHIBIT A INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION Project Title: Pacific Arroyo Case No.: GPA 2016-01, ZC 2016-01, RPD 2016-01, TTM 5882, DA 2016-01 Contact Person and Phone No.: Corinna Ocampo (949) 660-8988 x 172 Name of Applicant: Pacific Communities Builder, Inc. Address and Phone 1000 Dove Street#300 No.: Newport Beach, CA 92660 Project Location: South side of Los Angeles Avenue, west of Leta Yancy Road General Plan General Commercial (C-2) Zoning: Commercial Planned Designation: and High Density Residential Development(CPD) and (H) Residential Planned Development(RPD 7 & RPD 7.5) Project Description: A request for a proposed gated residential development consisting of 153 single-family homes and 131 detached condominiums on 38.73 acres The applicant proposes changes in the General Plan Designations on the site from General Commercial (C-2) and High Density Residential (H) to Very High Residential Density (VH); From High Density Residential (H) and Very High Residential Density (VH) to Floodway. The applicant also proposes changes in Zoning on the site from Commercial Planned Development (CPD) and Residential Planned Development (RPD 7 & RPD 7.5) to Residential Planned Development (RPD-9 & RPD 20) and Open Space (OS). This project involves the re-platting of a similar previously-approved project of 284 homes on the same site for which grading had begun in 2000. Surrounding Land Uses and Setting: North: Los Angeles Avenue/Mission Bell Plaza South: Arroyo Simi East: Service Station/Leta Yancy Road/Villa Campesina Single Family Homes West: Large Lot Single Family Homes Responsible and Trustee Agencies: Ventura County, California Dept. of Trans. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a "Potentially Significant Impact"or"Less Than Significant With Mitigation,"as indicated by the checklist on the following pages. Aesthetics Agricultural and Forestry Resources Air Quality X Biological Resources Cultural Resources Geology/Soils Greenhouse Gas Emissions X Hazards and Hazardous Materials X Hydrology/Water Quality Land Use/Planning Mineral Resources X Noise Population/Housing Public Services Recreation X Transportation/Traffic Utilities/Service Systems Mandatory Findings of Significance None 26 Resolution No. 2017- Page 5 DETERMINATION: On the basis of this initial evaluation, I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. Mitigation measures described o the -ttached Exhibit 1 have been added to the project. A MITIGATED NEGATIVE DECLARATION ill .- q-pared. Prepared by: !�� Reviewed by: C\ Date: \ Date: • 27 Resolution No. 2017- Page 6 INITIAL STUDY EXHIBIT 1: MITIGATED NEGATIVE DECLARATION MITIGATION MEASURES AND MONITORING AND REPORTING PROGRAM 1. A sound wall, at least eight (8) feet in height, shall be constructed along the Los Angeles Avenue and Leta Yancy Road Frontage. Units facing Los Angeles Avenue in the first row of homes nearest the roadway in VTT 5882 (West) will require upgraded windows, as follows: a. For all first row units, first floor windows will require STC rating greater than or equal to 26. b. For all first row units with a building setback greater than 15 feet from property line wall, second floor windows will require STC rating greater than or equal to 33 c. For all first row units with a building setback of 15 feet or less from property line wall, second floor windows will require an STC rating greater than or equal to 34 Units facing Los Angeles Avenue in VTT 5882 (East) will require upgraded windows, as follows: a. Corner lots 1 and 51 will require second floor windows facing Los Angeles Avenue to have STC rating greater than or equal to 33. b. For all other first row units facing Los Angeles Avenue, second floor windows will require STC rating greater than or equal to 32. c. For all 3-story second row units facing Los Angeles, third floor windows will require STC rating greater than or equal to 32. d. For all 3-story third row units facing Los Angeles, third floor windows will require STC rating greater than or equal to 30. The mechanical ventilation system shall be capable of providing two (2) air changes per hour in habitable rooms with a minimum of 15 cubic feet per minute of outside air, per occupant. The fresh air inlet duct shall be of sound attenuating construction and shall consist of a minimum of ten (10) feet of straight or curved duct or six (6) feet plus one (1) sharp 90 degree bend. Attic vents facing adjacent roadways, if applicable, should include an acoustical baffle, or the attic floor (including the access panel) should be fully insulated to prevent vehicle noise intrusion. Monitoring Action: Plan Check and Physical Inspection Timing: Prior to issuance of Building Permit and Prior to Occupancy of Units 28 Resolution No. 2017- Page 7 Responsibility: Community Development Department 2. The project shall comply with Chapter 15.24 (Floodplain Management) of the Moorpark Municipal Code. The applicant shall make necessary improvements to the site and/or the Arroyo Simi channel so that the site will no longer be a flood hazard. Drainage and flood control devices shall be provided in compliance with City and National Pollutant Discharge Elimination System (NPDES) requirements. The applicant shall apply for and receive a CLOMR (Conditional Letter of Map Revision) from FEMA prior to any grading activity in the 100 year floodplain. The applicant shall comply with all of the requirements of the CLOMR. Monitoring Action: Inspect drainage and flood control improvements to the Arroyo Simi and/or the site as recommended by the hydrology study and for compliance with NPDES. Timing: During grading and prior to dwelling construction. Responsibility: Public Works Department, Community Development Department, Federal Emergency Management Agency 3. A pre-construction survey must be prepared 30 days prior to the start of grading activities. If burrowing owls are identified during the pre-construction survey, the California Department of Fish and Wildlife must be contacted to discuss mitigations. The California Department of Fish and provided comments and recommendations to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources (attached). This site has been significantly disturbed in the past and based on the current surveys conducted by RCA Associates, LLC on September 5, 2017. No burrowing owls or populations of migratory nesting birds currently occur on the site and are unlikely to inhabit the site in the future. A biological monitor will be present during ground disturbance activities, if deemed necessary following discussions with CDFW. Monitoring Action: Community Development Director to review pre-construction survey Timing: At least thirty days prior to issuance of zoning clearance for grading permit Responsibility: Community Development Department • 4. If warranted, the Project will be responsible for the installation of a traffic signal at the intersection of Los Angeles Avenue (SR118) and Shasta Avenue/Project entrance. The Project will pay Los Angeles Avenue Area of Contribution Fees in effect at the time to fund core improvements to the Los Angeles Avenue corridor. This fee has already been paid for 87 homes. In addition, project will contribute $2,000,000.00 for improvements that have been made to Los Angeles Avenue along the frontage of the project that were the responsibility of the project. The Project will pay a Citywide Traffic Mitigation Fee of Twelve Thousand Five Hundred Dollars ($12,500.00) per residential unit, adjusted annually commencing January 1, 2019 in order to fund street improvements to mitigate its cumulative contribution to traffic throughout Moorpark. In addition, project will be subject to the County Traffic Impact Mitigation Fee Agreement. • Monitoring Action: Community Development Director to collect mitigation fees. City Engineer/Public Works Director to evaluate road improvements. Timing: Prior to issuance of Building Permits 29 Resolution No. 2017- Page 8 Responsibility: Community Development Department. Public Works Department 5. Pursuant to Title 27, Section 21190(c), "all proposed post closure land uses, other than non- irrigated open space, on sites implementing closure or on closed sites shall be submitted to the EA, Regional Water Quality Control Board, local air district and focal land use authority. The EA shall review and approve proposed post closure land uses if the project involves structures within 1000 feet of the disposal area, structures on top of waste, modification of the low permeability layer, or irrigation over waste." In addition to EA approval, Title 27 section 21190 ( e )( 1-g) details structural and monitoring requirements for post closure landfills. The owners of the subject parcels may also propose a "clean closure" of their respective area, which refers to the complete removal of all waste and waste residuals, including contaminated soils. Prior to development on these parcels, the applicant is required to submit the proposed land use along with a plan to comply with the post closure requirements and conditions specified in Title 27, or submit a plan to "clean close" the site or portion thereof. Monitoring Action: Community Development Director monitor applicant's submittal of the proposed land use along with a plan to comply with the post closure requirements and conditions specified in Title 27, or submit a plan to "clean close" the site or portion thereof. Timing: Prior to issuance of Grading Permits Responsibility: Community Development Department. Ventura County Environmental Health Division 6. The Ventura County Watershed Protection District provided comments related to the mitigation of the potential impacts of the proposed project on the hydrology and hydraulics of Arroyo Simi and the replacement and transfer of ownership of the aging Moorpark Storm Drain#2 through the property. 1. Compensatory volume as result of proposed fill in the floodplain shall be mitigated by preparing an engineer report signed and stamped by a Registered Professional Engineer in the State of California. The report shall propose either compensatory volume within the proposed developed area, or by widening the Arroyo Simi channel to its ultimate design configuration. Should mitigation be proposed in the adjacent channel, a watercourse permit that is compliant with District WP-2 Ordinance is required prior to recordation of the Map. All proposed mitigation including the channel widening project shall meet District Design Standards and be reviewed and approved by the Watershed Protection District prior to watercourse permit issuance. 2. Moorpark Drain No.2 storm drain system inside the Tract shall be replaced in a manner that conforms to City of Moorpark, and District Standards—The rebuilt drainage system shall be owned and operated by the TTM 5882 future HOA, or dedicated to the City of Moorpark. A Design report and construction plans for replacement of Moorpark Drain No.2 shall be approved by the City of Moorpark and Watershed Protection District prior to recordation of the map. The future owner of the rebuilt drainage shall secure a watercourse permit that is compliant with District WP-2 Ordinance prior to construction of all drainage improvements. 3. Project shall dedicate in fee Lots H and I of TTM 5882 at recordation of Final Map consistent with District resolution for right of way reservation along the Arroyo Simi. 30 Resolution No. 2017- Page 9 4. Project shall also enter into negotiations to exchange existing District APN 506003019 property south of Lot F and lots 123, 106 and 89 and portions of project land areas starting at the southerly western end of the project to include the westerly basin and lots 94 through 107 to secure sufficient land area to provide a minimum of 200 linear feet of channel right of way. 5. Due to the proximity to the Arroyo Simi, a District facility, the proposed detention basins in Lots E and F shall conditioned to be designed as per District Standards and their proposed berms adjacent to the Arroyo Simi shall be above the FEMA Based Flood Elevation to ensure their performance. All proposed storm drain connections into the Arroyo Simi shall be maintained by the HOA and require a permit as per Ordinance WP-2. Monitoring Action: Community Development Director monitor applicant's submittal of the proposed Final Map, along with a plan to comply with the requirements of the Ventura County Watershed Protection District. Timing: Prior to recordation of Final Map Responsibility: Community Development Department. Public Works/City Engineer. Ventura County Watershed Protection District. 31 Resolution No. 2017- Page 10 AGREEMENT TO PROPOSED MITIGATION MEASURES AND MONITORING AND REPORTING PROGRAM • In accordance with the CEQA Guidelines Section 15070(California Code of Regulations Title 14, Chapter 3, Article 6), this agreement must be signed prior to release of the Mitigated Negative Declaration for public review. I, THE UNDERSIGNED PROJECT APPLICANT, HEREBY AGREE TO MODIFY THE PROJECT DESIGN, CONSTRUCTION OR OPERATION AS NECESSARY TO INCLUDE ALL OF THE ABOVE- LISTED MITIGATION MEASURES IN THE PROJECT. Signature f roject A plicant Date 32 Resolution No. 2017- Page 11 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact A. AESTHETICS—Would the project: 1)Have a substantial adverse effect on a scenic vista? X 2)Substantially damage scenic resources,including, but X not limited to,trees,rock outcroppings,and historic buildings within a state scenic highway? 3)Substantially degrade the existing visual character or X quality of the site and its surroundings? 4)Create a new source of substantial light or glare which X would adversely affect day or nighttime views in the area? - - Response: The Site is not located within an identified scenic corridor and there are no scenic resources on site. Normal street lighting and residential light sources will not have a significant impact on vistas and will be evaluated and be consistent with the City's lighting ordinance. Architecture and landscaping will be evaluated for consistency with City standards. Sources: Project Application and Exhibits-April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Land Use Element(1992). Mitigation: None B. AGRICULTURE RESOURCES— In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: 1)Convert Prime Farmland,Unique Farmland,or Farmland X of Statewide Importance(Farmland),as shown on maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources agency,to non-agricultural use? 2)Conflict with existing zoning for agricultural use,or a X Williamson Act contract? 3) Involve other changes in the existing environment X 33 Resolution No. 2017- Page 12 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact which,due to their location or nature,could result in conversion of Farmland,to non-agricultural use? Response: This is an infill project, is in an urban setting and does not affect agricultural resources. Historically, this site was used for agricultural purposes, however it has not been in production in recent years. Grading for a similar housing development had already begun in 2000. The Ventura County Important Farmland Map classifies the site as"Urban and Built- Up land. Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; California Dep't of Conservation: Ventura County Important Farmland Map (2000) Mitigation: None required. C. AIR QUALITY—Where available, the significant criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: 1)Conflict with or obstruct implementation of the applicable x air quality plan? 2) Violate any air quality standard or contribute x substantially to an existing or projected air quality violation? 3)Result in a cumulatively considerable net increase of x any criteria pollutant for which the project region is non attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? 4)Expose sensitive receptors to substantial pollutant x concentrations? 5)Create objectionable odors affecting a substantial number X of people? 34 Resolution No. 2017- Page 13 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Response: The project is estimated to result in approximately 19.08 pounds of Nitrogen Oxides (NOx) per day and 20.21 pounds per day of Reactive Organic Gases in its first year, mostly from vehicle trip emissions. The level for NOx does not exceed suggested thresholds of the Ventura County Air Pollution Control District of 25 lbs. per day. A Standard Condition of Approval has been added as part of the project for the developer to pay a contribution to the City's Transportation System Management fund, reducing this impact to a less than significant level. These funds are used for pedestrian and bicycle improvements which encourage the reduction of automobile travel. No additional mitigation is needed. Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; Ventura County Air Pollution Control District: Ventura County Air Quality Assessment Guidelines (2000), URBEMIS 2001 Mitigation: None required. D. BIOLOGICAL RESOURCES—Would the project: 1)Have a substantial adverse effect,either directly or X through habitat modifications,on any species identified as a candidate,sensitive,or special status species in local or regional plans,policies,or regulations,or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? 2)Have a substantial adverse effect on any riparian habitat X or other sensitive natural community identified in local or regional plans,policies,regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? 3)Have a substantial adverse effect on federally prbtected X wetlands as defined by Section 404 of the Clean Water Act (including,but not limited to,marsh,vernal pool,coastal, etc.)through direct removal,filling,hydrological interruption, or other means? 4)Interfere substantially with the movement of any native X resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors,or impede the use of native wildlife nursery sites? 5)Conflict with any local policies or ordinances protecting X biological resources,such as a tree preservation policy or ordinance? 6)Conflict with the provisions of an adopted Habitat X Conservation Plan, Natural Community Conservation Plan, or other approved local, regional,or state habitat conservation plan? • 35 Resolution No. 2017- Page 14 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Response: Due to the highly disturbed urban setting of the site, there are minimal adverse affects to biological resources. A variety of common grass species and a few shrubs would be the only vegetation lost during grubbing/clearing activities. Development of the site is not expected to have a significant cumulative impact on the general biological resources on the site or in the surrounding region. The site is not expected to support any sensitive wildlife species, according to a March 2012 biological survey report submitted with the application. However, the survey found numerous suitable potential occupiable burrows for burrowing owls on the site, though no burrowing owls were observed on the property. The California Department of Fish and provided comments and recommendations to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. This site has been significantly disturbed in the past and based on the current surveys conducted by RCA Associates, LLC on September 5, 2017. No burrowing owls or populations of migratory nesting birds currently occur on the site and are unlikely to inhabit the site in the future. A biological monitor will be present during ground disturbance activities, if deemed necessary following discussions with CDFW. No further mitigation measures are required. Sources: Project Application and Exhibits-April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; California Department of Fish and Game: Natural Diversity Data Base-Moorpark and Simi Valley Quad Sheets (1993) Mitigation: A pre-construction survey must be prepared 30 days prior to the start of grading activities. If burrowing owls are identified during the pre-construction survey, the California Department of Fish and Wildlife must be contacted to discuss mitigations. E. CULTURAL RESOURCES —Would the project: 1)Cause a substantial adverse change in the significance X of a historic resource as defined in§15064.5? 2)Cause a substantial adverse change in the significance of X an archaeological resource pursuant to§15064.5? 3)Directly or indirectly destroy a unique paleontological ' X resource or site or unique geologic feature? 4)Disturb any human remains,including those interred X outside of formal cemeteries? 36 Resolution No. 2017- Page 15 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Response: Due to the highly disturbed urban setting of the site, there are minimal adverse affects to cultural resources. A 2003 archaeological survey concluded that there are no known or expected cultural resources on the project site. Sources: Project Application and Exhibits -April 15 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; Archaeological Survey/Project Application (3/14/03) Mitigation: None required. F. GEOLOGY AND SOILS—Would the project: 1)Expose people or structures to potential substantial adverse effects, including the risk of loss,injury, or death Involving: |)Rupture of a known earthquake fau|t,as delineated on the � most ecuntxlquist-Prio|n Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii)Strong seismic ground shaking? X iii)Seismic-related ground failure,including liquefaction? X iv)Landslides? � 2)Result in substantial soil erosion or the loss of topsoil? X 3)Be located on a geologic unit or soil that is unstable, or X that would become unstable as a result of the pn4eo«,and potentially result in on-or off-site landslide,lateral spreading,subsidence, liquefaction or collapse? 4)Be located on expansive soil,as defined in Table 18'1'a x of the Uniform Building Code(1994),creating substantial risks to life or property? 5)Have soils incapable of adequately supporting the use of X septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Response: Grading for a similar housing development had already begun in 2000. This prject will be built subject to compliance with building codes and compliance with all pject conditions of approval. All plans will be subject to the review and approval of the City prior to issuance of building permits. The site is not located in an earthquake fault zone. The site is, however, located in a liquefaction hazard zone; therefore, geotechnical measures will be incorporated into the project design as required by the Seismic Hazards Mapping Act. 37 Resolution No.,2017- Page 16 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; Alquist-Priolo Earthquake Fault Zone Map (Simi Valley West, 1999), Seismic Hazard Zone Map (Simi Valley, 1997) General Plan Safety Element(2001) Mitigation: None required. G. GREENHOUSE GAS EMISSIONS—Would the project: 1)Generate greenhouse gas emissions,either directly or X indirectly,that may have a significant impact on the environment? 2)Conflict with an applicable plan,policy or regulation X adopted for the purpose of reducing the emissions of greenhouse gases? Response: The project will generate 4.59 metric tons of carbon dioxide equivalents per service population per year. The Ventura County Air Pollution Control District has not yet adopted any approach to setting a threshold of significance for land use development projects in the area of project greenhouse gas emission. The project will generate less than significant impacts to regional and local air quality and the project will be subject to a conditions approval to ensure that all project construction and operations shall be conducted in compliance with all APCD Rules and Regulation. Furthermore, the amount of greenhouse gases anticipated from the project will be a small fraction of the levels being considered by the APCD for greenhouse gas significant thresholds and below those adopted to date by any air district in the state, typically 4.6 metric tons of carbon dioxide equivalents per service population per year. Therefore, the project specific and cumulative impacts to greenhouse gases are less than significant. Sources: Project Application and Exhibits-April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; Ventura County Air Pollution Control District: Ventura County Air Quality Assessment Guidelines (2003) Mitigation: None Required. H. HAZARDS AND HAZARDOUS MATERIALS—Would the project: 1)Create a significant hazard to the public or the X environment through the routine transport, use,or disposal of hazardous materials? 2)Create a significant hazard to the public or the X environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 38 Resolution No. 2017- Page 17 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 3)Emit hazardous emission or handle hazardous or acutely X hazardous materials,substances,or waste within one- quarter mile of an existing or proposed school? 4)Be located on a site which is included on a list of X hazardous materials sites compiled pursuant to Government - Code Section 65962.5 and,as a result,would it create a significant hazard to the public or the environment? 5)For a project located within an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project result in a safety hazard for people residing or working in the project area? 6)For a project within the vicinity of a private airstrip,would X the project result in a safety hazard for people residing or working in the project area? 7) Impair implementation of or physically interfere with an X adopted emergency response plan or emergency evacuation plan? 8)Expose people or structures to a significant risk of loss, X injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Response: The Ventura County Environmental Health Division (Division) is the Local Enforcement Agency(EA) for solid waste sites in the County and is responsible for ensuring compliance with California Code of Regulations Title 27 (Title 27). The property is designated as a closed, pre-regulation solid waste disposal site, known as S.K. Egg City, SWIS Site ID 56- CR-0040. Sources: Project Application and Exhibits-April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Safety Element(2001) 39 Resolution No. 2017- Page 18 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Mitigation: Pursuant to Title 27, Section 21190(c), "all proposed post closure land uses, other than non- irrigated open space, on sites implementing closure or on closed sites shall be submitted to the EA, Regional Water Quality Control Board, local air district and focal land use authority. The EA shall review and approve proposed post closure land uses if the project involves structures within 1000 feet of the disposal area, structures on top of waste, modification of the low permeability layer, or irrigation over waste." In addition to EA approval, Title 27 section 21190 ( e )( 1-g) details structural and monitoring requirements for post closure landfills. The owners of the subject parcels may also propose a"clean closure" of their respective area, which refers to the complete removal of all waste and waste residuals, including contaminated soils. Prior to development on these parcels, the applicant is required to submit the proposed land use along with a plan to comply with the post closure requirements and conditions specified in Title 27, or submit a plan to"clean close"the site or portion thereof. I. HYDROLOGY AND WATER QUALITY—Would the project: 1)Violate any water quality standards or waste discharge X requirements? 2)Substantially deplete groundwater supplies or interfere X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? 3)Substantially alter the existing drainage pattern of the site X or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site? 4)Substantially alter the existing drainage pattern of the site X or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner which would result in;looding on-or off-site? 5)Create or contribute runoff water which would exceed the X capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? 6)Otherwise substantially degrade water quality? X 7)Place housing within a 100-year flood hazard area as X mapped on a federal Flood Hazard boundary or Flood - Insurance Rate Map or other flood hazard delineation map? 40 Resolution No. 2017- Page 19 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 8)Place within a 100-year flood hazard area structures X which would impede or redirect flood flows? 9)Expose people or structures to a significant risk of loss, X injury or death involving flooding,including flooding as a result of the failure of a levee or dam? • 10)Inundation by seiche,tsunami,or mudflow? X Response: The site is within a within a FEMA identified 100-year flood hazard area. On site grading and improvements may affect existing drainage patterns. The Ventura County Watershed Protection District provided comments related to the mitigation of the potential impacts of the proposed project on the hydrology and hydraulics of Arroyo Simi and the replacement and transfer of ownership of the aging Moorpark Storm Drain #2 through the property. Sources: Project Application and Exhibits-April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; Grade Drainage Study/Preliminary Geologic and Geotechnical Engineering Study; General Plan Safety Element(2001), Moorpark Municipal Code 41 Resolution No. 2017- Page 20 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Mitigation: The project shall comply with Chapter 15.24 (Floodplain Management) of the Moorpark Municipal Code. The applicant shall make necessary improvements to the site and/or the Arroyo Simi channel so that the site will no longer be a flood hazard. Drainage and flood control devices shall be provided in compliance with City and National Pollutant Discharge Elimination System (NPDES) requirements. The applicant shall apply for and receive a CLOMR (Conditional Letter of Map Revision)from FEMA prior to any grading activity in the 100 year floodplain. The applicant shall comply with all of the requirements of the CLOMR. Compensatory volume as result of proposed fill in the floodplain shall be mitigated by preparing an engineer report signed and stamped by a Registered Professional Engineer in the State of California. The report shall propose either compensatory volume within the proposed developed area, or by widening the Arroyo Simi channel to its ultimate design configuration. Should mitigation be proposed in the adjacent channel, a watercourse permit that is compliant with District WP-2 Ordinance is required prior to recordation of the Map. All proposed mitigation including the channel widening project shall meet District Design Standards and be reviewed and approved by the Watershed Protection District prior to watercourse permit issuance. 2. Moorpark Drain No.2 storm drain system inside the Tract shall be replaced in a manner that conforms to City of Moorpark, and District Standards—The rebuilt drainage system shall be owned and operated by the TTM 5882 future HOA, or dedicated to the City of Moorpark. A Design report and construction plans for replacement of Moorpark Drain No.2 shall be approved by the City of Moorpark and Watershed Protection District prior to recordation of the map. The future owner of the rebuilt drainage shall secure a watercourse permit that is compliant with District WP-2 Ordinance prior to construction of all drainage improvements. 3. Project shall dedicate in fee Lots H and I of TTM 5882 at recordation of Final Map consistent with District resolution for right of way reservation along the Arroyo Simi. 4. Project shall also enter into negotiations to exchange existing District APN 506003019 property south of Lot F and lots 123, 106 and 89 and portions of project land areas starting at the southerly western end of the project to include the westerly basin and lots 94 through 107 to secure sufficient land area to provide a minimum of 200 linear feet of channel right of way. 5. Due to the proximity to the Arroyo Simi, a District facility, the proposed detention basins in Lots E and F shall conditioned to be designed as per District Standards and their proposed berms adjacent to the Arroyo Simi shall be above the FEMA Based Flood Elevation to ensure their performance. All proposed storm drain connections into the Arroyo Simi shall be maintained by the HOA and require a permit as per Ordinance WP-2. 42 Resolution No. 2017- Page 21 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact J. LAND USE AND PLANNING—Would the project: 1)Physically divide an established community? x 2)Conflict with any applicable land use plan,policy,or X regulation of an agency with jurisdiction over the project (including,but not limited to the general plan,specific plan, local coastal program,or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? 3)Conflict with any applicable habitat conservation plan or X natural community conservation plan? Response: The Tentative Tract Map and Residential Planned Development Application were filed concurrently with a General Plan Amendment and Zone Change. The applications and plans are internally consistent and, if approved, will not conflict with any other plans. The project is consiotentvviththegoo|aondpdUoieaoftheGanmnaiP|an. Grading for a similar housing development had already begun in 2000. Sources: Project Application and Exhibits -Apri| 15, 3018; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Land Use Element(1992) Mitigation: None required. K. MINERAL RESOURCES—Would the project: • 1)Result in the loss of availability of a known mineral � resource that would be of value to the region and the residents of the state? 2)Result in the loss of availability of a locally-important X mineral resource recovery site delineated on a local general plan,specific plan or other land use plan? Response: There are no known mineral resources on site. Sources: Project Application and Exhibits -Apri| 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Open Space, Conservation, and Recreation Element(1986) Mitigation: None required. L. NOISE—Would the pject result in: 1)Exposure of persons to or generation of noise levels in X excess of standards established in the local general plan or noise ordinance,or applicable standards of other agencies? 2)Exposure of persons to or generation of excessive X groundborne vibration or groundbbrne noise levels? 4 3 Resolution No. 2017- Page 22 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 3)A substantial permanent increase in ambient noise levels X in the project vicinity above levels existing without the - project? 4)A substantial temporary or periodic increase in ambient X noise levels in the project vicinity above levels existing without the project? 5)For a project located within an airport land use plan or, X where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? 6)For a project within the vicinity of a private airstrip,would X the project expose people residing or working in the project area to excessive noise levels? Response: There will be a temporary increase in noise during grading and construction. Noise generators will be required to comply with the City's Noise Ordinance and allowed hours of construction. Future residents on site may be subject to excessive noise levels from traffic on Los Angeles Avenue. Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Noise Element(1998) 44 Resolution No. 2017- Page 23 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact incorporated Impact Impact Mitigation: A sound wall, at least eight (8) feet in height, shall be constructed along the Los Angeles Avenue and Leta Yancy Road Frontage. Units facing Los Angeles Avenue in the first row of homes nearest the roadway in VTT 5882 (West) will require upgraded windows, as follows: d. For all first row units, first floor windows will require STC rating greater than or equal to 26. e. For all first row units with a building setback greater than 15 feet from property line wall, second floor windows will require STC rating greater than or equal to 33 f. For all first row units with a building setback of 15 feet or less from property line wall, second floor windows will require an STC rating greater than or equal to 34 Units facing Los Angeles Avenue in VTT 5882 (East) will require upgraded windows, as follows: a. Corner lots I and 51 will require second floor windows facing Los Angeles Avenue to have SIC rating greater than or equal to 33. b. For all other first row units facing Los Angeles Avenya, second floor windows will require STC rating greater than or equal to 32. c. For all 3-story second row units facing Los AnQe|es, third floor windows will require STC rating greater than or equal to 32. d. For all 3-story third row units facing Los Ange|es, third floor windows will require SIC rating greater than or equal to 30. The mechanical ventilation system shall be capable of providing two (2) air changes per hour in habitable rooms with a minimum of 15 cubic feet per minute of outside air, per occupant. The fresh air inlet duct shall be of sound attenuating construction and shall consist of a minimum often (10)feet of straight or curved duct or six(6) feet plus one (1) sharp 90 degree bend. Attic vents facing adjacent roadways, if applicable, should include an acoustical baffle, or the attic floor(including the access panel) should be fully insulated to prevent vehicle noise intrusion. 4 5 Resolution No. 2017- Page 24 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact M. POPULATION AND HOUSING—Would the project: 1)Induce substantial population growth in an area,either X directly(for example,by proposing new homes and businesses)or indirectly(for example,through extension of roads or other infrastructure)? 2)Displace substantial numbers of existing housing, X necessitating the construction of replacement housing elsewhere? 3)Displace substantial numbers of people, necessitating the X construction of replacement housing elsewhere? Response: This project will have a beneficial impact of helping to achieve housing goals in support of the Housing Element of the General Plan. There will be no negative impacts related to population growth or housing. Sources: Project Application and Exhibits-April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306 Mitigation: None required. N. PUBLIC SERVICES 1)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Response: While some incremental impact on public services is to be expected, the impacts are not significant. Development fees and increased property taxes will be paid to fund required public services. 46 Resolution No. 2017- Page 25 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Safety Element(2001), General Plan Open Space, Conservation, and Recreation Element (1986) Mitigation: None required. O. RECREATION 1)Would the project increase the use of existing X neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 2)Does the project include recreational facilities or require X the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Response: On site recreational facilities are proposed. Park and recreation fees will be paid. Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Open Space, Conservation, and Recreation Element(1986) Mitigation: None required. P. TRANSPORTATION/TRAFFIC—Would the project: 1)Conflict with an applicable plan,ordinance or policy X establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, • including but not limited to intersections,streets, highways and freeways, pedestrian and bicycle paths, and mass transit? 2)Conflict with an applicable congestion management X program, including,but not limited to level of service standards and travel demand measures,or other standards established by the county congestion management agency for designated roads or highways? 3)Result in a change in air traffic patterns, including either X an increase in traffic levels or a change in location that results in substantial safety risks? 4)Substantially increase hazards due to a design feature X (e.g.,sharp curves or dangerous intersections)or incompatible uses(e.g.,farm equipment)? 5)Result in inadequate emergency access? X 47 Resolution No. 2017- Page 26 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 6)Result in inadequate parking capacity? X 7)Conflict with adopted policies, plans,or programs X supporting alternative transportation(e.g.,bus turnouts, bicycle racks)? Response: The proposed project will reduce the level of service (LOS) of intersections in the area, as identified in the Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306. Access to the site will be provided from the Los Angeles Avenue and Leta Yancy Road. An emergency exit to Los Angeles Avenue will be provided on the western boundary of the site. Adequate parking will be provided on site, including within garages, driveways and on public and private streets. Mitigation has been identified to reduce traffic impacts to a less-than significant level. Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; General Plan Circulation Element(1992) Mitigation: If warranted, the Project will be responsible for the installation of a traffic signal at the intersection of Los Angeles Avenue (SR118) and Shasta Avenue/Project entrance. The Project will pay Los Angeles Avenue Area of Contribution Fees in effect at the time to fund core improvements to the Los Angeles Avenue corridor. This fee has already been paid for 87 homes. In addition, project will contribute$2,000,000.00 for improvements that have been made to Los Angeles Avenue along the frontage of the project that were the responsibility of the project. The Project will pay a Citywide Traffic Mitigation Fee of Twelve Thousand Five Hundred Dollars ($12,500.00) per residential unit, adjusted annually commencing January 1, 2019 in order to fund street improvements to mitigate its cumulative contribution to traffic throughout Moorpark. In addition, project will be subject to the County Traffic Impact Mitigation Fee Agreement. Q. UTILITIES AND SERVICE SYSTEMS—Would the project: 1)Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? 2)Require or result in the construction of new water or X wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant ' environmental effects? 3)Require or result in the construction of new storm water X drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? 4)Have sufficient water supplies available to serve the X project from existing entitlements and resources,or are new or expanded entitlements needed? 5)Result in a determination by the wastewater treatment X 48 Resolution No. 2017- Page 27 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? 6)Be served by the landfill with sufficient permitted capacity X to accommodate the project's solid waste disposal needs? 7)Comply with federal,state,and local statutes and X regulations related to solid waste? Response: Utilities and service systems within the area are adequate to serve the project. Development fees will be paid to fund required utilities and service systems, or they will be provided by the developer. Sources: Project Application and Exhibits -April 15, 2016; Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306; Ventura County Watershed Protection District: Technical Guidance Manual for Stormwater Quality Control Measures (2002) Mitigation: None required. R. MANDATORY FINDINGS OF SIGNIFICANCE 1)Does the project have the potential to degrade the quality X of the environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history of prehistory? 2)Does the project have impacts that are individually X limited,but cumulatively considerable? ("Cumulatively - - considerable"means that the incremental effect of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects,and effects of probable future projects)? 3)Does the project have environmental effects which will X cause substantial adverse effects on human beings,either directly or indirectly? Response: This is an infill project on a substantially disturbed site within an urban setting and is the re- platting of a previously approved project of similar scale for which grading had already begun in 2000. Sources: See below. Earlier Environmental Documents Used in the Preparation of this Initial Study 49 Resolution No. 2017- Page 28 Final Environmental Impact Report for Westland Company April 1991 —State Clearinghouse Number 90010306 Additional Project References Used to Prepare This Initial Study One or more of the following references were incorporated into the Initial Study by reference, and are available for review in the Community Development Office, City Hall, 799 Moorpark Avenue, Moorpark, CA 93021. Items used are referred to by number in the Response Section of the Initial Study Checklist. 1. Environmental Information Form application and materials submitted on April 15, 2016. 2. Comments received from (departments) in response to the Community Development Department's request for comments. 3. The City of Moorpark's General Plan, as amended. 4. The Moorpark Municipal Code, as amended. 5. The City of Moorpark Procedures for the Implementation of the California Environmental Quality Act (CEQA) and the State CEQA Guidelines adopted by Resolution No. 2004-2224 6. Public Resources Code Section 21000 et. seq. and California Code of Regulations, Title 14 Section 15000 et. seq. 7. Ventura County Air Quality Assessment Guidelines, October 31, 200 50 Resolution No. 2017- Page 29 COMMENTS VENTURA COUNTY WATERSHED PROTECTION DISTRICT WATERSHED PLANNING AND PERMITS DIVISION 800 South Victoria Avenue,Ventura.California 93009 our,Manager of Advanced Planning' • Zia Hosseini P 9 —(805)554-2454 MEMORANDUM DATE: March 9,2017 TO: Joseph Fiss, Economic Development and Planning Manager FROM: Zia Hosseinipour, Manager of Advanced Planning 44142"4142 h Y,1 41' SUBJECT: Vesting Tentative Tract No. 5882: ResidenfI I Planned() Development No. 2016-01 APN:506-0-030-240,-250.-200,-180,506-0-050-510,38.73 Acres South Side of Los Angeles Avenue&West of Leta Yancy Road, City of Moorpark, CA Arroyo Simi, Calleguas Creek Watershed Watershed Protection District Project No.WC2017-0024 Pursuant to your request dated February 23, 2017 this office has reviewed the submittal of a Project Review for Vesting Tentative Tract No.5882:Residential Planned Development No.2016-01,and provides the following comments. PROJECT LOCATION: The Project is located at South side of Los Angeles Avenue,west of Leta Yancy Road in the City of Moorpark,California. PROJECT DESCRIPTION: The Project Proponent is proposing a gated residential development consisting of 153 single family residential units and 130 detached condominium units on 38.7 acres. WATERSHED PROTECTION DISTRICT COMMENTS: 1. The Project Site(38.73 acres)is located immediately north and adjacent to the Arroyo Simi which is a Ventura County Watershed Protection District(District) jurisdictional redline channel which is regulated under Watershed Protection District Ordinance WP-2 enacted October 13,2013."Moorpark Storm Drain#2" traverses the central area of the Site and is also a District jurisdictional channel. The proposed development will generate a significant amount of impervious surface area (35 acres approximately) as well as drainage connections to the Arroyo Simi and Moorpark Storm Drain#2. The Project Proponent is hereby informed that in accordance with District Ordinance WP-2, it is the District's standard that a Project can not impair, 51 Resolution No. 2017- Page 30 March 9,2017 Vesting Tentative Tract No.5882: Residential Planned Development No.2016-01 Page 2 of 4 divert. impede or alter the characteristics of the flow of water running in any jurisdictional redline channel or facility.To the extent that development impacts District channels and facilities, compliance with District criteria is required, In such cases engineering studies should verify compliance with District hydrology data and flood studies. In addressing peak attenuation,stormwater runoff after development must be mitigated so as not to exceed the peak flow under existing conditions for any frequency of storm event(10-,25-, 50-,and 100-year). Therefore,the Project Proponent is required at this time to submit to the District for its review and approval a drainage report documenting how the Project complies with District requirements for mitigation for both the Arroyo Simi and Moorpark Storm Drain#2.The drainage report documenting how mitigation will be provided shall follow the VCWPD GUIDE FOR HYDROLOGIC AND HYDRAULIC STUDY REPORTS found at http_//pwaoortaLvenfura.orq/WPD/deptAIPD/divisions4thtorrir p regt,tatory/doc siGuide%20for%20flydra.pclf The District's methods for calculating the design hydrology for the Project are contained in the 2010 Design Hydrology Manual.It can be found at: http:1/vcwatershed,net/hyd rology/ 2. The Moorpark Storm Drain#2 has two pipe systems:a 54'RCP(with 1000D, fc=3,000 psi concrete strength,and steel strength fs=20,000psi)system,and a 48'CMP system. Both systems were constructed in 1970(47 year old storm drainage system).Presently,the District has a 17-ft.wide easement across the Site,between Los Angeles Ave.and the Arroyo Simi channel.The easement is identified as Instrument 10104.003E, ID 1777, Deed Ref.37111365,and Date: August 26,1970.Both systems are close to the end of their design life and were not designed or intended for vehicle crossing. In 1998,the 48"CMP pipe had metal corrosion issues. Please identify these two pipe systems on the Vesting Tentative Tract No.5882. The District suggests that the Project Proponent be required to either replace the 48"CMP system and the 54"RCP(with 1350D,fc=4,000 psi concrete strength,and steel strength fy=60,000psi);or provide a 30-ft.minimum width strip of flow easement to the District and change the portion of the vehicle crossing sections by 54"RCP with 1350D and fc=4,000 psi concrete strength. The 48"CMP system should also be changed in a similar way. 3. According to the Federal Emergency Management Agency (FEMA), approximately 66% of the proposed Project area appears to be within the 1%annual chance(100-year)floodplain.During the 100-year flood,about 65%of the project area(26 acre)could be under 2 feet to 3 feet of water. The District has identified the Arroyo Simi Channel in the Prolect area 52 • Resolution No. 2017- Page 31 March 9,2017 Vesting Tentative Tract No. 5882: Residential Planned Development No. 2016-01 Page 3 of 4 as being deficient and having maior flooding problems. The following recommendations are made to meet flood mitigation requirements and future enhancements to improve flood conveyance. a.The Project will occupy about 65 acre-feet of the Arroyo Simi Channel volume during a 1%flooding. Please prepare and submit a mitigation plan for handling the 65 acre-feet volume loss in the Arroyo Simi Channel during a 1%flooding period_ b. Development will increase the flood flows by the increasing the impervious areas. Provide an onsite detention system to detain any increase in peak flows as a result of development. The District's standard is"No increase in peak flows for all storm frequencies.' (-10,- 25,-50, 100-year). c.A Hydraulic& Hydrologic Study Report for the Project area shall be conducted and the flood control mitigation alternatives for Arroyo Simi channel considered. The Report shall include discussions of how the additional volume of water due to development will be mitigated (displaced volume)due to grading and fill in the floodplain.Also,discuss mitigation measures to protect the development from flood flow velocity in the project area(bank stabilization,etc.). d.A CLOMR shall be performed and implemented to ensure that there will be no impact,including erosion,to the proposed adjacent properties. 4. Two flood control detention basins are planned in the Vesting Tentative Tract No.5882 drawing to mitigate the extra runoff due to increased impervious areas. Please provide design details of these detention basins in the H&H report. 5. There is a 2002 Agreement between the City of Moorpark and the District stating that the District shall have a minimum of 202-ft width of Arroyo Simi Channel at the development reach.Please follow the previous Agreements in the design to the Project The District requests that the Project Proponent provide a Flood. Control Fee Easement to the District for lands adjacent to the Arroyo Simi channel. The District's suggested Flood Control Fee Easement is presented below. The District has easements and contiguous fee properties located upstream and downstream of the site.The purpose of District ownership is to ensure that the District can provide ongoing and long term management for flood and erosion control, ecological restoration, and habitat protection along a continuously accessible Arroyo Simi corridor. District ownership safeguards the Districts right to prohibit structures and other obstructions to flows within the channel, including the establishment of impervious surfaces and the placement of fill within the bed, banks, and overflow areas of the channel. 53 Resolution No. 2017- Page 32 March 9,2017 Vesting Tentative Tract No.5882: Residential Planned Development No.2016-01 Page 4 of 4 Since the District currently owns adjacent easements, we request dedication of a fee easement on the site for flood control purposes with restriction for any structures within the easement The requested 3.137 acres Easement is described as follows:(see drawing,below.) a. 134,088 square feet easement located at south-west of the Project. b. 247 square feet easement located at south of the Project. c. 2,313 square feet easement located at south-east of the Project. 6. There is a proposed detention basin outlet structure located at south-west corner of the Project Site.In accordance with District Ordinance WP-2, it is the District's standard that a Project can not impair, divert, impede or alter the characteristics of the flow of water running in anyjurisdictional red line channel or facility, including the Arroyo Simi, and that any additional flow must be contained on the Site. Further, any development activity including drainage connections and site grading that is proposed in, on, under, or across any jurisdictional redline channel or facility including the bed, banks, and overflow areas will require a Permit from the District. 7. The proposed basin located south of Lot 154 has no outlet structure.Is the Project Proponent intending that this will be a retention basin or a detention basin? END OF TEXT 54 Resolution No. 2017- Page 33 III ll HI k—i ■ 1111111111 NM. misi •: , figi N�� 0 ■■... . II II 1 1I N--- i 1 ► . Flood Eastnirnt n•3s37Acres C I _ 1 •tos 1 ' iJ Ii �,, � � frAd-- _..... _ Proposed Flood Fee Easement for Residential Plan No.2016-01 -WC2017-0024 55 Resolution No. 2017- Page 34 GALI'ORVIA State of California—Natural Resources Aaencv EDMUND G.BROWN JR.,Governor • DEPARTMENT OF FISH AND WILDLIFE CHARLTON H.BONHAM.Director ;atria F South Coast Region 3683 Ruffin Road San Diego.CA 92123 (858)467-4201 www.wild[fe.ca_gov August 30,2017 Joseph Fiss,Economic Development and Planning Manager City of Moorpark Community Development Department 799 Moorpark Avenue Moorpark,CA 93021 jtiss@moorparkca.gov Subject: Comments on the Mitigated Negative Declaration for Residential Planned Development No.2016-01 Project within the City of Moorpark.Ventura County. SCH 2017081002 Dear Mr.Fiss: The California Department of Fish and Wildlife(CDFW)has reviewed the above-referenced Mitigated Negative Declaration(MND)for the Residential Planned Development Project No. 2016-01 (Project)within the City of Moorpark,Ventura County,pursuant the California Environmental Quality Act(CEQA)and CEQA Guidelines.' The Project is located on the south side of Los Angeles Avenue.west of Leta Yancy Road,and north of Arroyo Simi. Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife.Likewise,we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW,by law,may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code. CDFW ROLE CDFW is California's Trustee Agency for fish and wildlife resources,and holds those resources in trust by statute for all the people of the State.(Fish&G.Code,§§711.7,subd.(a)& 1802; Pub.Resources Code,§21070;CEQA Guidelines§15386,subd.(a).)CDFW,in its trustee capacity,has jurisdiction over the conservation,protection,and management of fish,wildlife, native plants,and habitat necessary for biologically sustainable populations of those species. (Id.,§1802.) Similarly,for purposes of CEQA.CDFW is charged by law to provide,as available,biological expertise during public agency environmental review efforts,focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources. CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub.Resources Code,§21069;CEQA Guidelines,§15381.)CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed,for example,the Project may be subject to CDFW's lake and streambed alteration regulatory authority.(Fish& G.Code,§1600 et seq.) Likewise,to the extent implementation of the Project as proposed CEQA is codified in the California Public Rezouace:Code in section 21000 et seq- The"CEQA Csiadeline'are found in Title 14 of the California Code of Re gelation:.commencing with section 15001. Conserving California's WiI4Tfe Since 1870 56 Resolution No. 2017- Page 35 Joseph Fiss,Economic Development and Planning Manager City of Moorpark Community Development Department August30,2017 Page 2 of 6 may result in"take"as defined by State law of any species protected under the California Endangered Species Act(CESA)(Fish&G.Code,§2050 et seq.),related authorization as provided by the Fish and Game Code will be required. PROJECT DESCRIPTION SUMMARY The Applicant requests approval of a proposed gated residential development consisting of 153 single-family homes and 131 detached condominiums on 38.73 acres.The Project involves the re-platting of a similar,previously approved project of 284 homes on the same site for which grading had begun in 2000. COMMENTS AND RECOMMENDATIONS CDFW offers the comments and recommendations below to assist the City in adequately identifying andlor mitigating the Project's significant,or potentially significant,direct and indirect impacts on fish and wildlife(biological)resources.Editorial comments or other suggestions may also be included to improve the document Comment#1: The MND includes a mitigation measure to survey for burrowing owl(Athene cunicularia),a California Species of Special Concern(SSC),30 days prior to construction.Least Bell's vireo (Vireo belle pusiflus)is a federal and state listed endangered species;southwestern pond turtle (Emys mamaouata)and two-striped gartersnake(Thamnophis hammondi)are California Species of Special Concern.These species are known to use similar habitats as those on the project site (burrowing owl habitat)and within the Arroyo Simi located adjacent to the Project site. Issue:CDFW concurs with the need for burrowing owl surveys. However,the use of surveys or protocols for other SSC with the potential to exist on the Project site is not described in the MND. Specific impact:Potential impacts to SSC on or adjacent to the Project site. Why impact would occur: Direct impact caused by Project implementation andior indirect impacts caused by noise,light,dust,and increased predation. Evidence impact would be significant: Previous developments in the Moorpark City environs have impacted habitats that support the above listed special status species. This project could directly impact andlor indirectly impact individuals of these species which will cause cumulative impacts on the local populations of these species. Recommended Potentially Feasible Mitigation Measure(s): Mitigation Measure#1:CDFW recommends completing surveys for these species to better inform the Project's potential impacts prior to MND approval_ The results of the surveys may influence the mitigation measures ultimately adopted within the final CEQA document Survey protocol and guidelines for least Bell's vireo and burrowing owl can be found at httpsi/ www.wildlife.ca.goviConservationISurvey-Protocols. If Project drainage structures are proposed and have the potential to impact riparian habitats in the Arroyo Simi,CDFW recommends 57 Resolution No. 2017- Page 36 Joseph Fiss,Economic Development and Planning Manager City of Moorpark Community Development Department August 30,2017 Page 3 of 6 focused surveys for southwestern pond turtle and two-striped gartersnake_ Protocol surveys for least Bell's vireo should be conducted in suitable habitat within the Arroyo Simi because the Project could cause indirect impacts to nesting from increased noise,light intensity,predator attraction,and dust. Also,as noted in the MND,potential burrowing owl habitat occurs on the Project site. CDFW recommends conducting protocol level surveys for burrowing owl as outlined in the 2012 CDFW Staff Report on Burrowing Owl Mitigation 2012(found at the above web-link)prior to Project implementation. If burrowing owls are detected,CDFW recommends that the City consult with CDFW to develop a plan of action to minimize impacts. Mitigation Measure#2:CDFW considers adverse impacts to a species protected by CESA,for the purposes of CEQA,to be significant without mitigation.The Arroyo Simi is located adjacent to the Project site and provides potential habitat to the least Bell's vireo.The Project could cause indirect impacts to least Bell's vireo. As to CESA,take of any endangered,threatened, candidate species,or state-listed rare plant species that results from the Project is prohibited, except as authorized by state law(Fish and Game Code,§§2080,2085;Cal.Code Regs.,tit. 14,§786.9). Consequently,if the Project,Project construction,or any Project-related activity during the life of the Project will result in take of a species designated as endangered or threatened,or a candidate for listing under CESA,CDFW recommends that the Project proponent seek appropriate take authorization under CESA prior to implementing the Project. Appropriate authorization from CDFW may include an Incidental Take Permit(ITP)or a consistency determination in certain circumstances,among other options(Fish and Game Code §§2080.1,2081,subds.(b),(c)). Early consultation is encouraged,as significant modification to a Project and mitigation measures may be required in order to obtain a CESA Permit Revisions to the Fish and Game Code,effective January 1998,may require that CDFW issue a separate CEQA document for the issuance of an ITP unless the Project CEQA document addresses all Project impacts to CESA-fisted species and specifies a mitigation monitoring and reporting program that will meet the requirements of an FTP. For these reasons,biological mitigation monitoring and reporting proposals should be of sufficient detail and resolution to satisfy the requirements for a CESA ITP. Comment#2: • Issue:Nesting birds may use the 38-acre project site and the adjacent Arroyo Simi habitats for nesting and foraging. Specific impact:Native birds may be unsuccessful during nesting,which therefore reduces the total recruitment of individuals into their population. Why impact would occur:The Project could either directly impact nesting birds by equipment grading over ground-nesting birds on the Project site,or indirectly by way of increased noise, light,dust,or increased predators caused by Project implementation. Evidence impact would be significant:Migratory nongame native bird species are protected by international treaty under the Federal Migratory Bird Treaty Act(MBTA)of 1918(Title 50,§ 10.13,Code of Federal Regulations). Sections 3503,3503.5,and 3513 of the California Fish and Game Code prohibit take of all birds and their active nests including raptors and other migratory nongame birds(as listed under the Federal MBTA). 58 Resolution No. 2017- • Page 37 Joseph Fiss,Economic Development and Planning Manager City of Moorpark Community Development Department August 30,2017 Page4of6 Recommended Potentially Feasible Mitigation Measure(s): Mitigation Measure#1:Proposed Project activities(induding,but not limited to,staging and disturbances to native and nonnative vegetation,structures,and substrates)should occur outside of the avian breeding season,v.hich generally runs from February 1,,through September 1,1(as early as January 1st for some raptors)to avoid take of birds or their eggs_ If avoidance of the avian breeding season is not feasible,CDFW recommends surveys by a qualified biologist with experience in conducting breeding bird surveys to detect protected native birds occurring in suitable nesting habitat that is to be disturbed,and(as access to adjacent areas allows)any other such habitat within 300 feet of the disturbance area(within 500 feet for raptors)_ Project personnel,including all contractors working on site,should be instructed on the sensitivity of the area Reductions in the nest buffer distance may be appropriate depending on the avian species involved,ambient levels of human activity,screening vegetation,or possibly other factors_ Comment#3: Issue:The Arroyo Simi,adjacent to the Project area supports aquatic,riparian,and wetland habitats. Specific Impact:Removal of native riparian vegetation and increase in sedimentation into the Arroyo Simi. Why impact would occur:If Project drain structures are constructed and native vegetation is removed the soil will be exposed and could be eroded into the Arroyo Simi during winter precipitation. Evidence impact would be significant:Previous developments in the Moorpark City environs have impacted native habitats in the Arroyo Simi. The Project could directly impact and/or indirectly impact individuals of special status species which will cause cumulative impacts on the local populations of these species and/or increase sedimentation to the Arroyo Simi which will impact aquatic biological resources. Recommended Potentially Feasible Mitigation Measure(s): Mitigation Measure#1:If Project drainage structures are proposed and have the potential to impact riparian habitats in the Arroyo Simi,CDFW recommends the applicant notify CDFW for a Streambed Alteration Agreement As a Responsible Agency under CEQA Guidelines section 15381,CDFW has authority over activities in streams and/or lakes that will divert or obstruct the natural flow,or change the bed,channel,or bank(including vegetation associated with the stream or lake)of a river or stream,or use material from a streambed. For any such activities, the project applicant(or"entity')must provide written notification to the Department pursuant to section 1600 et seq.of the Fish and Game Code_To minimize additional requirements by the Department pursuant to section 1600 et seq.and/or under CEQA,the document should fully identify the potential impacts to the stream or riparian resources and provide adequate avoidance,mitigation,monitoring and reporting commitments for issuance of the LSA2. =A notification package fora LSA may be obtained by accessing the Department's web site at www.wildlife.ca.goWhabcon/16011 ildlife.ca.gov/habcon116Ull 59 Resolution No. 2017- Page 38 Joseph Ass,Economic Development and Planning Manager City of Moorpark Community Development Department August 30,2017 Page 5 of 6 Mitigation Measure#2:A preliminary jurisdictional delineation of the streams and their associated riparian habitats should be included in the MND if drainage features from the Project have a potential to cause impact to the Arroyo Simi. The delineation should be conducted pursuant to the U.S.Fish and Wildlife Service wetland definition adapted by CDFW_ Some wetland and riparian habitats subject to CDFW authority may extend beyond the jurisdictional limits of the U.S.Army Corps of Engineers'Section 404 permit and Regional Water Quality Control Board Section 401 Certification. Mitigation Measure#3:In Project areas which may support ephemeral streams,herbaceous vegetation,woody vegetation,and xoodlands also serve to protect the integrity of ephemeral channels and help maintain natural sedimentation processes;therefore,CDFW recommends effective setbacks be established to maintain appropriately-sized vegetated buffer areas adjoining ephemeral drainages. Comment#4: Issue: The proposed Project will grade a previously graded site and may construct drainage features into the Arroyo Simi and these areas support species of indigenous wildlife such as western fence lizard(Sceloporus occidentalis), side-blotched lizard(Ufa stansburana),and silvery legless lizard(Anniella pulchra pulchra)_ Specific impact: Special status species and other wildlife of low mobility could be injured or killed by grubbing or other Project-related construction activities. Why impact would occur: During Project implementation,indigenous wildlife have a high likelihood of being graded over and/or excavated with heavy equipment Evidence impact would be significant:Previous developments in the Moorpark City environs have impacted habitats that support the above listed special status species and other indigenous wildlife_ This project could directly impact andlor indirectly impact individuals of these species which will cause cumulative impacts on the local populations of these species. Recommended Potentially Feasible Mitigation Measure(s): Mitigation Measure#1:To avoid direct mortality,CDFW recommends a qualified biological monitor approved by CDFW be an site prior to and during ground and habitat disturbing activities to move out of harm's way special status species or other wildlife of low mobility. It should be noted that the temporary relocation of on-site wildlife does not constitute effective mitigation for the purposes of offsetting project impacts associated with habitat loss. Thank you again for the opportunity to comment on this MND. Questions regarding this letter and further coordination on these issues should be directed to Dan Blankenship,Senior • Environmental Scientist(Specialist)at(661)259-3750 or Daniel_Blankenship@wildlife_cagov. Sincerely, atg•9 Ca�v fn" Betty J.Courtney Environmental Program Manager I South Coast Region 60 Resolution No. 2017- Page 39 RCA ito Associates LLC 1556S Man Street.104-235 Hespene Catrtornua 92345 G760)956-9212 fax 060)244.0791 rca123Oaol porn www rca.ssoc.iatesinc corn September 7,2017 Mr.Joseph Fiss Ficonomic Development and Planning Manager City of Moorpark Community Development Department 799 Moorpark Avenue Moorpark,CA 93021 Kt' Response to CDFW comments on the Mitigated Negative Declaration for Residential Planned Development No. 2016-01 Project within the City of Moorpark. Ventura County,SCH 2017081002 Dear Mr. Fiss: I have reviewed the letter (dated August 30.. 2017) from California Department of Fish & Wildlife (CDFW) regarding the MND for the Residential Planned Development No. 2016-01 Project within the City of Moorpark. Ventura County, SCH 201708100'2. and I hove the following comments. 1. The burrowing owl surveys and migratory nesting bird surveys requested by CDFW arc normally required and can be conducted 30-days prior to the start of ground disturbance activities on the project site. Based on the current surveys conducted by RCA Associates. LLC on September 5. 2017. no burrowing owls or populations of migratory nesting birds currently occur on the site and are unlikely to inhabit the site in the future. 2. The site. as well as adjacent areas. do not support any suitable habitat for the Least Bell's Vires' based on biological surveys conducted on September 6, 2017 by RCA Associates. LLC. This species is dependent upon riparian habitat and no such habitat is present on the site or along the ,Arroyo Simi Channel which banters the southern boundary of the site. It is the opinion of RCA Asti ciates., LLC that protocol surveys for the Least Bell's Vireo are not necessary. in addition, the site does not support suitable habitat for the southwestern pond turtle or the two- striped gartersnake. Both species require aquatic habitats(e.g..ponds.streams)which are absent from the site. Therefore. it is the opinion of RCA Associates, LLC that protocol surreys for the pond turtle and the two-striped gartersnake are also unnecessary. 61 Resolution No. 2017- Page 40 Mr.Joseph Piss Economic Development and Planning Manager City of Moorpark Community Development Department Page 2 3. There are no stream channels which occur on the site.nor will the project,as proposed, impact any stream channels or any other areas which may be considered"Waters of the State" and/or"Waters of the U.S.' Therefore.no jurisdictional delineation or a Streambcd Alteration Agreement arc deemed necessary_ 4. The project.as proposed.will not have any impacts to the Arroyo Simi Channel and species such as the western fence lizard,side-blotched lizard.and silvery legless lizard are not expected to he impacted. 5. A biological monitor will he present during ground disturbance activities.if deemed necessary following discussions with CDFW. However,at the present time.it is the opinion of RCA Associates.LLC that a biological monitor may not be necessary based on the existing disturbed habitat present on the site and the minimal impacts which are expected to occur to biological resources. If you have any questions,please contact mc at(760y 596-0017 or (760)956-9212 Sincerely. I I Randall C.Arnold.Jr. President&Principal Biologist HOFilc:42011-700 62 1 Resolution No. 2017- Page 41 EXHIBIT B GENERAL PLAN AMENDMENT MAP GENERAL PLAN AMENDMENT 2016-01 CITY OF MOORPARK,VENTURA COUNTY ' I ' .. 1 J � L... L L N Los Angeles Avenuei =s = ,..,. imini:.___. •iii_____ii_iiiiiillig=i1101111111iiiiikill-- ill 1 Ira ma,,,,„,„:71, ,,,,,,, , flhIgIñI - ,17, 1:,,, 111111_1 liri I- .-17..- in., i, f- -1all - v's 11 , , i a ; i�,'„ al - • I ILII:AM E - i !ii 1�' ^-may II - - .-. - �Nff- i iii i NTM lir 1'minim ® :% i FLOOD"WAY - - k =. �� \ Appl OA LEGEND: -�, ` .7-.... ". -:,: ' jv000000°) : ll_ VH=VERY HIGH DENSITY RESIDIENTIAL(15 DU/AC) f i ,,,, ,, -T- --, Q FLOODWAY 63 ORDINANCE NO. AN ORDINANCE OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING ZONE CHANGE NO. 2016-01, FOR A CHANGE OF ZONING FROM COMMERCIAL PLANNED DEVELOPMENT (CPD) AND RESIDENTIAL PLANNED DEVELOPMENT (RPD-7U & RPD-7.5U) TO RESIDENTIAL PLANNED DEVELOPMENT (RPD-9U AND RPD-20U) AND OPEN SPACE (OS) ON 40.53 ACRES ON THE SOUTH SIDE OF LOS ANGELES AVENUE, WEST OF LETA YANCY ROAD, ON THE APPLICATION OF PACIFIC COMMUNITIES BUILDER, INC. WHEREAS, on April 15, 2016, applications for General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development Permit No. 2016-01, Vesting Tentative Tract Map No. 5882, and Development Agreement No. 2016-01 were filed by Pacific Communities Builder, Inc. for a proposed residential development consisting of 153 single-family homes and 131 detached condominiums on 38.73 acres on the South side of Los Angeles Avenue, west of Leta Yancy Road, with an additional 0.16 acres of street dedication on Leta Yancy Road and 1.64 acres to be conveyed to the City for a separate affordable housing project, for a total of 40.53 acres; and WHEREAS, on August 22, 2017, the Planning Commission adopted Resolution No. PC-2017-620, recommending approval to the City Council of Zone Change No. 2016-01, for a change of zoning from Commercial Planned Development (CPD) and Residential Planned Development (RPD-7U & RPD-7.5U) to Residential Planned Development (RPD-9U and RPD-20U) and Open Space (OS) on 40.53 acres on the south side of Los Angeles Avenue, west of Leta Yancy Road, on the application of Pacific Communities Builder, Inc.; and WHEREAS, at a duly noticed public hearing on September 20, 2017, the City Council considered the agenda report for Zone Change No. 2016-01 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; and WHEREAS, on September 20, 2017, the City Council adopted Resolution No. 2017- , adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approving General Plan Amendment No. 2016-01 for the project referenced above. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES ORDAIN AS FOLLOWS: CC ATTACHMENT 6 64 Ordinance No. Page 2 SECTION 1. Zone Change No. 2016-01 is consistent with the General Plan as amended by General Plan Amendment No. 2016-01 in that the proposed zoning of the project site to Residential Planned Development (RPD-9U and RPD-20U) and Open Space (OS) is consistent with the General Plan land use categories of Very High Residential Density (VH) and Floodway. SECTION 2. The Zoning Map described and referenced in Chapter 17.12 of Title 17, Zoning, of the Municipal Code of the City of Moorpark is hereby amended as shown in Exhibit "A" attached hereto. SECTION 3. If any section, subsection, sentence, clause, phrase, part or portion of this Ordinance is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, part or portion thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses, phrases, parts or portions be declared invalid or unconstitutional. SECTION 4. This Ordinance shall become effective thirty (30) days after its passage and adoption. SECTION 5. The City Clerk shall certify to the passage and adoption of this ordinance; shall enter the same in the book of original ordinances of said City; shall make a minute of the passage and adoption thereof in the minutes of the proceedings of the City Council at which the same is passed and adopted; and shall publish notice of adoption in the manner required by law. PASSED AND ADOPTED this 4t" day of October, 2017. Janice S. Parvin, Mayor ATTEST: Maureen Benson, City Clerk Exhibit A: Zone Change Map 65 Ordinance No. Page 3 EXHIBIT A ZONE CHANGE NO. 2004-04 CITY yOF MOORPARK VENTURA E, COUNTY L Los Angeles Avenue ; i . ®._ -o co - — ----- -- . - - -- - -_ -� 0 . ' ®®®® �i 111 I. : � , - -L--27"--11 a - .' ' ria tE AIM ? I:ij .vim - - 9 >- in ag Beim - -i- - mi. 1 ' : 11 - , ---1 Ftp-5--9- .7"--7:17"----: k --.°10i:ci-w-ch:rii.- , 11 11111111.);-1111111sc . •,: mi : - '' ' .,: --- Ba, Chi - pi Ma Mit I ®� I! ' i��uti _ 3. aPte- I Y -- lIl — �` '` c" ---- _ r_" "n it _�-- 111110. f f �..` LEGEND `~ ` -__O --- RPD-9-OU --- RPD-200 100••••••0100 Er] PROPOSED ZONING 66 RESOLUTION NO. 2017- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. 5882 AND RESIDENTIAL PLANNED DEVELOPMENT (RPD) PERMIT NO. 2016-01 FOR THE DEVELOPMENT OF 153 SINGLE-FAMILY HOMES AND 131 DETACHED CONDOMINIUMS ON 38.73 ACRES ON THE SOUTH SIDE OF LOS ANGELES AVENUE, WEST OF LETA YANCY ROAD, ON THE APPLICATION OF PACIFIC COMMUNITIES BUILDER, INC. WHEREAS, on April 15, 2016, applications for General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development Permit No. 2016-01, Vesting Tentative Tract Map No. 5882, and Development Agreement No. 2016-01 were filed by Pacific Communities Builder, Inc. for a proposed residential development consisting of 153 single-family homes and 131 detached condominiums on 38.73 acres on the South side of Los Angeles Avenue, west of Leta Yancy Road; and WHEREAS, on August 22, 2017, the Planning Commission adopted Resolution No. PC-2017-620, recommending approval to the City Council of Vesting Tentative Tract Map No. 5882, and Residential Planned Development Permit No. 2016-01 for the development of 153 single-family homes and 131 detached condominiums on 38.73 acres on the south side of Los Angeles Avenue, west of Leta Yancy Road, on the application of Pacific Communities Builder, Inc. WHEREAS, at a duly noticed public hearing on September 20, 2017, the City Council considered the agenda report for Vesting Tentative Tract Map No. 5882, and Residential Planned Development Permit No. 2016-01 and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal and reached a decision on this matter; and WHEREAS, on September 20, 2017, the City Council adopted Resolution No. 2017- , adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approving General Plan Amendment No. 2016-01 and introduced Ordinance No. , approving Zone Change No. 2016-01, for the project referenced above. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. SUBDIVISION MAP ACT FINDINGS: Based on the information set forth in the staff report(s) and accompanying maps and studies the City Council has determined that the Vesting Tentative Tract Map No. 5882, with imposition of the attached Special and Standard Conditions of Approval, meets the requirements of California Government Code Sections 66473.5, 66474, 66474.6, and 66478.1 et seq., in that: CC ATTACHMENT 7 67 Resolution No. 2017- Page 2 Findings per Government Code Sec. 66473.1 The subdivision design provides for, to the extent feasible, passive or natural heating :and cooling opportunities with lots of sufficient size and spacing that include both southern exposure to the future homes and opportunities for landscaping to take advantage of shade and prevailing breezes. Findings per Government Code Sec. 66473.5 The proposed subdivision, together with the provisions for its design and improvement, is compatible with the goals, policies, general land uses, and programs of the City's General Plan as proposed to be amended by General Plan Amendment No. 2016-01, in that the proposed project will provide,a variety of housing types as well as affordable • housing in a design that is both comparable in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi . for floodway purposes. Findings per Government Code Sec. 66474 A. .The proposed map is consistent with the City's General Plan as proposed to be amended by General Plan Amendment No. 2016-01, in that it would allow for the provision of a variety of housing types as well as affordable housing in a design that is both compatible in scale with surrounding residential, commercial, and industrial development, and compatible with • the use of the Arroyo Simi for floodway purposes. B. The design and improvements of the proposed subdivision are consistent with the City of Moorpark General Plan as proposed to be amended by General Plan Amendment No. 2016-01, in that they will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi for floodway purposes. C. The site is physically suitable for the type of residential development proposed in that the site can be engineered to allow for all required utilities to be brought to the site, adequate ingress and egress can be obtained, and the site can be provided with public and emergency services. D. The development site, at over 35 acres and relatively flat, is physically suitable for the proposed density of development at 9.0 units per acre, in that all City development standards would be met by the proposed project at this density. • E. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage, in that all potential impacts would be mitigated through project design or conditions. 68 Resolution No. 2017 • - Page 3 F. The design of the subdivision and the type of improvements are not likely to cause serious public health problems, in that adequate sanitation is both feasible and required as a condition of this development. G. The design of the subdivision and the type of improvements will not • conflict with easements acquired by the. public at large, for access through, or use of the property within the proposed subdivision in that there currently are no known public access easements on the property, and property along the Arroyo Simi will be offered for dedication for flood control purposes. Findings per Government Code Sec. 66474.6 The project will be connected to the community sewer system operated by the Ventura County Water and Sanitation Division and all sewer waste will be treated at the Moorpark Wastewater Treatment Plant. There will be no discharge of sewer waste from the proposed subdivision in violation of existing water quality control requirements under Water Code Section.13000 et seq. Findings per Government Code Sec. 66478.1 et seq. The proposed subdivision fronts upon a public waterway (Arroyo Simi) as defined in. California Government Code Section 66478.1 et seq. Public access easements consistent with this Section will be provided per Conditions of Approval. SECTION 2. PLANNED DEVELOPMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the City Council makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.040: A. The site design, including structure locations, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the goals and policies of the City's General Plan and Zoning Ordinance as proposed to be amended by General Plan Amendment No. 2016-01 and Zone Change No. 2016-01, in that the proposed project will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential, commercial, and industrial development, and compatible with the use of the Arroyo Simi for floodway purposes. B. The proposed project, with the adoption of the Mitigated Negative Declaration and incorporation of the mitigation measures in the project to address biology, hazardous materials, hydrology, noise, and traffic issues, would not create negative impacts on or impair the utility of neighboring property or uses, in that the use proposed is similar to surrounding uses, 69 Resolution No. 2017- Page 4 • and access to or utility of those adjacent uses are not hindered by this project. C. The proposed project is compatible with existing and permitted land uses in the surrounding area where the development is to be located, in that the general character of development south of Los Angeles Avenue between Moorpark Avenue and Tierra Rejada Road includes residential uses of varying densities, along with small-scale commercial uses. SECTION 3. CITY COUNCIL APPROVAL: The City Council approves: A. Vesting Tentative Tract No. 5882 subject to the special and standard Conditions of Approval included in Exhibit A, attached hereto and incorporated herein by reference; and B. Residential Planned Development Permit No. 2016-01, subject to the special and standard Conditions of Approval included in Exhibit A, attached hereto and incorporated herein by reference. SECTION 4. The effective date of the approval of Vesting Tentative Map No. 5882 and Residential Planned Development Permit No. 2016-01 shall be concurrent with the effective date .of the Ordinance for Zone Change No. 2061-01 and the Ordinance for Development Agreement No. 2016-01, whichever occurs last. SECTION 5. 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 20th day of September, 2017. Janice S. Parvin, Mayor • ATTEST: Maureen Benson, City Clerk Exhibit A — Standard and Special Conditions of Approval for Residential Planned Development Permit No.. 2016-01 and Vesting Tentative Tract Map No. 5882 70 Resolution No. 2017- Page 5 EXHIBIT A CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 2016-01 AND VESTING TENTATIVE TRACT MAP NO. 5882 • STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Subdivisions and Planned Developments as adopted by City Council Resolution No. 2009-2799 (Exhibit A), 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 FOR RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 2016-01 1. This planned development permit will expire two (2) years from the date of. its approval unless the use has been inaugurated by issuance of a building permit for construction. The Community Development Director may, at his/her discretion, grant up to two (2) additional one-year extensions for use inauguration of the 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. 2. Any future homeowner improvements to the individual homes and the exclusive use area shall follow the City's RPD (Residential Planned Development) zone Development Standards. Said standards shall be incorporated into the Covenants, Conditions and Restrictions for this project. 3. In the Fuchsia single-family detached home neighborhood (Lots 1-153) the following standards shall apply: - The minimum lot area is 3,290 square feet. - . The front yard setback for each unit shall not be less than eight (8) feet for living space and (10) feet for garages that are side entry and eighteen (18)feet for garages that are front entry. • 71 Resolution No. 2017- Page 6 The rear yard setback for each unit shall not be less than twelve (12) feet, except for attached unenclosed patio covers, which shall have a minimum five (5) foot setback. Interior side yard setbacks shall not be less than five (5) feet. There shall be no less than three (3') feet of unobstructed clearance between side yard block walls and allowable side yard protrusions from the house, which may only be located on one side yard of the property. Street side yard setbacks for each unit shall not be less than ten (10) feet. Building height shall not exceed thirty-five (35) feet for the dwelling unit and fifteen (15) feet for accessory structures. - All other development standards shall be consistent with those for RPD zones as provided in Title 17 of the Moorpark Municipal Code. 4. In the Verbena detached condominium neighborhood (Lots 155-162/Units 1-131) the following standards shall apply: - The front yard setback for each unit shall not be less than five (5) feet from common areas. The rear yard setback for each unit shall not be less than three (3) feet from common driveways. Side yard setbacks between.units shall not be less than ten (10) feet. - Side yard setbacks between units and common driveways shall not be less than ten (10) feet. Building height shall not exceed thirty-five (35) feet for the dwelling unit and fifteen (15) feet for accessory structures. Each unit shall include an unenclosed parking space reserved for that unit with a minimum width of ten (10) feet and minimum depth of eighteen (18) feet, in addition to required enclosed parking of two • (2) spaces per unit. - A minimum of 0.5 spaces per unit guest parking shall be provided in locations dispersed throughout the condominium neighborhood. - All other development standards shall be consistent with those for RPD zones as provided in Title 17 of the Moorpark Municipal Code. 5. A soundwall shall be constructed adjacent to the Los Angeles Avenue right-of-way. It shall be no less than eight (8') feet in height, when measured from inside of the project, and constructed with tan-colored slumpstone with matching mortar. The final design and height is to be approved by the Community Development Director and City Engineer/Public Works Director, subject to ultimate pad elevations. 72 • Resolution No. 2017- Page 7 6. A fence/wall plan is required. Location, design, material and height of all fences and walls shall be approved by the Community Development Director. Side and rear yard property line walls shall be a minimum height of six (6') feet from the highest finished grade and constructed out of tan- colored slumpstone with tan-colored mortar. Residential• properties adjacent to the Arroyo Simi shall have solid walls separating the property from the Arroyo. A combination block/tube steel wall with pilasters spaced no less than thirty (30) feet apart shall be used where common driveways and passive detention facilities are located adjacent to the Arroyo Simi. • 7. Architectural enhancements, such as window reveals and plant-ons are required on all side and rear elevations subject to the approval of the Community Development Director. 8. Amenities for the affordable housing units required by the Development Agreement and Affordable Housing Agreement shall be identical to the base level of amenities provided in the market-rate units, and shall include but not be limited to concrete tile roofs, air conditioning/central heating, washer/dryer hookups, garbage disposal, built-in dishwasher, concrete driveway, automatic garage door opener, flooring, countertops,. and window coverings to the satisfaction of the Community Development Director. • 9. There shall be no storage of recreational vehicles of any type on any lot, driveway, or street within the subdivision. This requirement shall be reflected on the Homeowner's Association (HOA) Covenants, Conditions, and Restrictions (CCR's). 10. There shall be no parking within the 25-foot driveways in the detached condominium (Verbena) area. "No Stopping at Any Time" signs shall be installed or curbs painted red at the sole cost of the applicant to the satisfaction of the Ventura County Fire Protection District and the City Engineer/Public Works Director. 11. Front yards of all homes within the "Fuchsia" development shall be shall be landscaped, irrigated, and maintained by the Homeowner's Association. 12. All remainder areas not designated for homeowner use or vehicular maneuvering shall be landscaped, irrigated, and maintained by the Homeowner's Association as common area subject to the review and approval of the Community Development Director. 73 Resolution No. 2017- Page 8 13. Side by side houses of the same floor plan must use different architectural styles and color palettes, subject to review and approval of the Community Development Director. 14. Final colors and materials must be reviewed and approved to include a minimum of three color schemes per architectural style subject to review and approval of the Community Development Director. 15. Painted and decorative sectional roll up garage doors shall be provided. Such garage doors shall include garage window glazing, compatible with the architectural style of each home including the affordable residences. 16. Durable materials are required for trim on the ground floor levels of the homes, such as wood window trim, or'/" minimum cementous stucco coat over foam. 17. Final plotting of the homes shall be submitted for review and approval of the Community Development Director prior to the issuance of the first building permit. 18. Any proposed change to the Architecture shall be considered by the Community Development Director upon filing of a Permit Adjustment application and payment of the fee in effect at the time of application. 19. Standards for patio covers and trellises shall be included in the Homeowner's Association Covenants, Conditions, and Restrictions. 20. Noise attenuating construction shall be required on all units affected by the noise generated from Los Angeles Avenue and the Arroyo Vista Community Park to the satisfaction of the Community Development Director. At a minimum the following items shall be provided: Units facing Los Angeles Avenue in the first row of homes nearest the roadway and nearest the Arroyo Simi in VTTM 5882 (West) will require upgraded windows, as follows: a. For all first row units, first floor windows will require STC rating greater than or equal to 26. b. For all first row units with a building setback greater than 15. feet 'from property line wall, second floor windows will require STC rating greater than or equal to 33 c. For all first row units with a building setback of 15 feet or less from property line wall, second floor windows will require an STC rating greater than or equal to 34 74 Resolution No. 2017- Page 9 Units facing Los Angeles Avenue and Arroyo Simi in VTT 5882 (East) will require upgraded windows, as follows: a. Corner lots 1 and 51 will require second floor windows facing Los Angeles Avenue to have STC rating greater than or equal to 33. b. For all other first row units facing Los Angeles Avenue, second • floor windows will require STC rating greater than or equal to 32. c. For all 3-story second row units facing Los Angeles, third floor windows will require STC rating greater than or equal to 32. d. For all 3-story third row units facing Los Angeles, third floor windows will require STC rating greater than or equal to 30. The mechanical ventilation system shall be capable of providing two (2) air changes per hour in habitable rooms with a minimum of 15 cubic feet per minute of outside air, per occupant. The fresh air inlet duct shall be of sound attenuating construction and shall consist of a minimum of ten (10) feet of straight or curved duct or six (6) feet plus one (1) sharp 90 degree bend. Attic vents facing adjacent roadways, if applicable, should include an acoustical baffle, or the attic floor (including the access panel) should be fully insulated to prevent vehicle noise intrusion. 28. Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the intersecting roadway. A minimum clearopen width of fifteen (15') feet in each direction shall be provided for separate entry/exit gates and a minimum twenty (20) for combined entry/exit gates. If gates are to be locked, a Knox system shall be installed. The method of gate control, including operation during power failure, shall be subject to review by the Fire Protection District. Gate plan details shall be submitted to the Fire Protection District for approval prior to installation. A final acceptance inspection by the Fire Protection District is required prior to placing any gate into service. Signage is required for the gate at the western end of the project'site that it is only to be used for emergency exiting to the satisfaction of the Fire Protection District and City Engineer/Public Works Director. 29. LED street lights shall be used within the project, to be owned and maintained by the Homeowners Association. Design of street lighting shall be to the satisfaction of the Community Development Director and City Engineer/Public Works Director to ensure consistency with future LED street lighting to be used in the City. 30. Prior to issuance of building permits, the plans shall be submitted to the Police Department for Crime Prevention Through Environmental Design (CPTED) review and recommendations. 75 Resolution No. 2017- Page 10 SPECIAL CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT MAP NO. 5882 1. Vesting Tentative Tract Map No. 5882 is approved per the submitted tentative map as modified by the conditions contained in this resolution. 2. This subdivision shall expire three (3) years from the date of its approval. The Community Development Director may, at his/her discretion, grant up to two (2) additional one-year extensions for map recordation, if there have been no changes in the adjacent areas and if the applicant can document that he/she has diligently worked towards Map recordation during the initial period of time. The request for extension of this Map shall be made in writing, at least thirty (30) days prior to the expiration date of the map and shall be accompanied by applicable entitlement processing deposits. 3. Up to a maximum of 284 dwelling units may be developed under this entitlement, including 153 single-family lots and 131 detached condominium units. 4. Prior to issuance of a Zoning Clearance for the first building permit or the approval of any final map for the Project: the developer shall pay the City a Five Thousand Dollar ($5,000) Assessment District Formation Fee. The District shall be for the purposes of funding future costs for the maintenance of landscaping and irrigation of the landscaped area and related improvements including but not limited to block walls and hardscape adjacent to Los Angeles Avenue, Leta Yancy Road and the • southern boundaries of the Project (Arroyo Simi). The City shall administer the annual renewal of the Assessment District, and any costs related to such administration shall be charged to the fund established for such Assessment District revenues and expenses. 5. Prior to approval of any final map for the Project, the developer shall provide a Subdivision Improvement Agreement for review and approval by the City Council consistent with Section 66462 of the Government Code. 6. The applicant shall provide a grading and construction schedule showing routing for grading and development from Los Angeles Avenue and Leta Yancy Road. 7: Within thirty calendar days of submittal of the first plan check for Final Map the applicant shall provide a copy of the Covenants, Conditions, and Restrictions.(C.C.&R.'s) to the Community Development Director and the City Attorney for review and approval to ensure consistency with the 76 Resolution No. 2017- Page 11 Moorpark Municipal Code, Vesting Tentative Tract Map No. 5882 and Residential Planned Development Permit No. 2016-01, as conditioned. Submittal shall include a $5,000.00 deposit to be used for the City Attorney's cost of review. 8. Improvements along Los Angeles Avenue shall include conduit behind the sidewalk for future use for broadband to the satisfaction of the City Engineer/Public Works Director. • 9. Leta Yancy Road shall be improved to its ultimate width along its entire project frontage, including the frontage of the 1.64 acres to be conveyed to the City. Improvements shall include roadway, .bike lane, gutter, curb and sidewalk and undergrounding of utilities, all to City standards to the satisfaction of the City Engineer/Public Works Director. 10. Concurrent with map recordation, the applicant shall provide, as part of the street improvement plans, a public service easement within the private streets, subject to approval of the Community Development Director and City Engineer/Public Works Director. 11. An access rights easement shall be offered to the City of Moorpark from all lots fronting on Los Angeles Avenue and the Arroyo Simi. The C.C.&R.'s shall include a provision that property line walls along the perimeter of the project, including the Los Angeles Avenue frontage and the Arroyo Simi frontage may not be removed or modified to create a gate or similar access opening in violation of the City of Moorpark access rights easement. 12. Specific locations shall be labelled as Fire Lanes per California Vehicle Code Section 22500.1 to the satisfaction of the City Engineer/Public Works Director and Ventura County Fire Protection District. Streets where curbside parking is proposed shall meet all standards of the Ventura County Fire Protection District for emergency vehicle access. 13. The C.C.&R.'s shall include a requirement that garages in each unit be • maintained for the parking of vehicles. 14. The applicant shall create a storm drainage easement and install permanent drainage improvements to convey storm water from State Highway 118 to the satisfaction of the City Engineer/Public Works Director. Upon completion of that work, the applicant shall abandon those temporary drains to the satisfaction of the City Engineer/Public Works Director. 77 Resolution No. 2017- Page 12 15. Prior to the issuance of any building permit in the FEMA identified 100- year floodplain A Federal Emergency Management Agency (FEMA) approved Conditional Letter of Map Revision (CLOMR) shall be provided to the City Engineer/Public Works Director. 16. Prior to the issuance of the first building permit, the Developer shall provide the City with a written request for the City to adopt a resolution authorizing enforcement of applicable provisions of the California Vehicle Code and Moorpark Municipal Code. 17. The Developer shall comply with all mitigationmeasures of the Mitigated Negative Declaration. Said mitigation measures are hereby adopted by reference and made Conditions of Approval. 18. Initial buyers shall be made aware of the future use of the 1.64 acre site for affordable housing, the potential constructionof a public recreational trail along Arroyo Simi and the potential future expansion of improvements to Arroyo. Vista Community Park, which may include additional recreational fields, lighting and use of the existing bridge for vehicles. Notification shall be in a form to the satisfaction of the Community Development Director. 19. Improvements to Los Angeles Avenue as part of the project shall include a bus turnout, a deceleration/acceleration lane at the main project entrance, and parkway landscaping in front of the soundwall to the satisfaction of the City Engineer/Public Works Director. If directed by the City Council and • approved by Caltrans, the applicant shall, at its sole cost and expense, install a traffic signal at the intersection of Los Angeles Avenue (SR118) -and Shasta Avenue/Project entrance. Final design, plans and specifications shall be as approved by the City Council and Caltrans and shall include an interconnect system. The applicant shall also pay City's costs for plan check and inspection plus City administrative costs. Should Caltrans not allow a deceleration lane; the City Engineer will authorize the construction of a longer curb radius at the Los Angeles Avenue/Shasta Avenue entry, to allow for a smoother transition. 20.. A Traffic Systems Management fee shall be paid, on a per home basis, consistent with such fee paid for Vesting Tentative Tract Map 5882, or in effect at the time of building permit issuance, or as specified in any development agreement adopted for this project. 21. Sidewalks shall be provided on both sides of all private streets within the tract (not including common driveways to garages in the Verbena neighborhood). 78 Resolution No:2017- Page 13 22. Water impoundment(s) shall be maintained in a manner which will not create mosquito breeding sources. 23. Prior to or concurrently with approval of the Final Map the applicant shall grant the City public access easements to the Arroyo Simi for future trail and recreational purposes. The exact location of said easements will be subject to the approval of the Community Development Director and the City Engineer. Concurrent with the completion of the southerly block fence/wall the applicant shall install a gate in the southern project boundary fence/wall for access to the Arroyo by the public in the event that a trail or recreational facility is installed along the Arroyo. The gate shall be locked until such time as a trail or such facility is installed and access is granted. 24. A conduit for future installation of high speed internet service shall be installed behind the right-of-way on Los Angeles Avenue and Leta Yancy Road, and throughout the development, subject to review and approval of the City Engineer and Community Development Director. 25. The applicant shall record an easement or other instrument prohibiting private openings of perimeter walls or fences onto Los Angeles Avenue, Leta Yancy Road, the Arroyo Simi, or adjacent private properties subject to review and approval of the City Engineer and Community Development Director. This-restriction shall be reiterated in the Covenants, Conditions and Restrictions for this project. - END - 79 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING DEVELOPMENT AGREEMENT NO. 2016-01 BY AND BETWEEN THE CITY OF MOORPARK AND MOORPARK HOMES, LLC, MP GROUP, LLC, AND CLP INVESTMENT, LLC FOR GENERAL PLAN AMENDMENT NO. 2016-01, ZONE CHANGE NO. 2016-01, RESIDENTIAL PLANNED DEVELOPMENT NO. 2016-01, AND VESTING TENTATIVE TRACT MAP NO. 5882, A RESIDENTIAL DEVELOPMENT PROJECT CONSISTING OF 153 SINGLE-FAMILY HOMES AND 131 DETACHED CONDOMINIUMS ON 38.73 ACRES ON THE SOUTH SIDE OF LOS ANGELES AVENUE, WEST OF LETA YANCY ROAD WHEREAS, Section 65864, Article 2.5, Chapter 4, Division 1, Title 7 of the State Planning and Zoning Law provides that cities may enter into contractual obligations known as Development Agreements with persons having equitable interest in real property for development of that property; and WHEREAS, on June 16, 1999, the City Council adopted Ordinance No. 257, approving a Development Agreement by and between the City of Moorpark and MP Group, LLC in association with RPD Permit No. 96-01 and Vesting Tentative Tract Map No. 5053, for a 247-home development on 35 acres on the south side of Los Angeles Avenue west of Liberty Bell Road (now Leta Yancy Road); and WHEREAS, on October 18, 2000, the City Council adopted Resolution No. 2000- 1783, approving Tentative Tract Map No. 5204 and RPD No. 99-04 for a 37-home project on approximately 5 acres west of Leta Yancy Road, expanding the original project; and WHEREAS, although the Development Agreement was executed by the Developer and City, the project approved for the site by RPD Permit No. 96-1 and Vesting Tentative Tract Map No. 5053 has not been constructed; and. WHEREAS, the owners of the land covered by the Development Agreement, Moorpark Homes, LLC, MP Group, LLC, AND CLP Investment, LLC, have submitted applications for General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development No. 2016-01, Vesting Tentative Tract Map No. 5882 and Development Agreement No. 2016-01 to seek approval of a revised project and a revised Development Agreement with the City pursuant to Chapter 15.40 of the Moorpark Municipal Code; and CC ATTACHMENT 8 80 Ordinance No. Page 2 WHEREAS, on May 18, 2016, the City Council adopted Resolution No. 2016- 3504, initiating proceedings for Development Agreement No. 2016-01 for the project proposed in conjunction with General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development No. 2016-01 and Vesting Tentative Tract Map No. 5882; and WHEREAS, after holding a duly noticed public hearing on August 22, 2017, the Planning Commission adopted Resolution No. PC-2017-620 recommending to the City Council approval of Development Agreement No. 2016-Oland the project proposed in conjunction with General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development No. 2016-01 and Vesting Tentative Tract Map No. 5882; and WHEREAS, a duly noticed public hearing was conducted by the.City Council on September 20, 2017 to consider the Development Agreement and to accept public testimony related thereto; and WHEREAS, the City Council has considered all points of public testimony relevant to the Development Agreement and has given careful consideration to the content of the Development Agreement, and has reached a decision on the matter; and WHEREAS, on September 20, 2017, the City Council adopted Resolution No. 2017- , adopting the Mitigated Negative Declaration prepared on behalf of the project proposed in conjunction with General Plan Amendment No. 2016-01, Zone Change No. 2016-01, Residential Planned Development No. 2016-01, Vesting Tentative Tract Map No. 5882, and Development Agreement No. 2016-01. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES ORDAIN AS FOLLOWS: • SECTION 1. Ordinance No. 257 is hereby rescinded and the Development Agreement executed thereunder is hereby terminated by mutual consent of the City and Developer. SECTION 2. The City Council of the City of Moorpark does hereby find as follows: , A. The Development Agreement attached hereto and incorporated herein (Exhibit A) is consistent with the General Plan as most recently amended in that the project is consistent with the planned use and density of the General Plan Land Use Element and helps achieve the goals of the Housing Element and is consistent with the goals and policies of all other elements. There is no applicable Specific Plan for the area covered by the Development Agreement. 81 Ordinance No. Page 3 B. The Development Agreement and the assurances that said agreement places upon the project are consistent with the provisions of Chapter 15.40 of the Moorpark Municipal Code because the Development Agreement contains the elements required by Section 15.40.030, has been reviewed and recommended by the Planning Commission following a noticed public hearing and otherwise contains the required contents and has been processed as required by law. SECTION 3. The City Council hereby adopts the Development Agreement attached hereto and incorporated herein (Exhibit A) between the City of Moorpark, a municipal corporation, and Moorpark Homes, LLC, MP Group, LLC, AND CLP Investment, LLC, and the City Clerk is hereby directed to cause one copy of the signed, adopted agreement to be recorded with the County Recorder no later than ten (10) days after the City enters into the development agreement pursuant to the requirements of Government Code Section 65868.5. SECTION 4. Upon the effective date of this ordinance, the Community Development Director shall cause the property that is the subject of the Development Agreement to be identified on the Zoning Map of the City by the designation "DA" followed by the dates of the term of said Agreement. SECTION 5. If any section, subsection, sentence, clause, phrase, part or portion of this Ordinance is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect the validity of the remaining • portions of this Ordinance. The City Council declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, part or portion thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses, phrases, parts or portions be declared invalid or unconstitutional. SECTION 6. This Ordinance shall become effective thirty (30) days after its passage and adoption. 82 Ordinance No. Page 4 SECTION 7. The City Clerk shall certify to the passage and adoption of this ordinance; shall enter the same in the book of original ordinances of said City; shall make a written record of the passage and adoption thereof in the minutes of the proceedings of the City Council at which the same is passed and adopted; and shall publish notice of adoption in the manner required by law. PASSED AND ADOPTED this_th day of , 2017. Janice S. Parvin, Mayor ATTEST: Maureen Benson, City Clerk EXHIBIT A- Development Agreement 83 Recording Requested By And When Recorded Return to: CITY CLERK CITY OF MOORPARK 799 Moorpark Avenue Moorpark, California 93021 EXEMPT FROM RECORDER'S FEES Pursuant to Government Code § 6103 DEVELOPMENT AGREEMENT BY AND BETWEEN CITY OF MOORPARK AND MP GROUP, LLC (Pacific Communities), MOORPARK HOMES, LLC AND CLP INVESTMENT, LLC • 84 DEVELOPMENT AGREEMENT This Development Agreement the ("Agreement") is made and entered into on , 2017 by and between the CITY OF MOORPARK, a municipal corporation (referred to hereinafter as "City") and MP Group, LLC. a California limited liability company ("MP Group"). MOORPARK HOMES, LLC. a California limited liability company ("Moorpark Homes") and CLP INVESTMENT, LLC. a California limited liability company ("CLP"), the owners of real property within the City of Moorpark generally referred to as Residential Planned Development Permit 2016-01 (referred to hereinafter collectively as "Developer"). City and Developer are referred to hereinafter collectively as a "Party" and collectively as the "Parties." In consideration of the mutual covenants and agreements contained in this Agreement, City and Developer agree as follows: 1. Recitals. This Agreement is made with respect to the following facts and for the following purposes, each of which is acknowledged as true and correct by the Parties: 1.1 Pursuant to Government Code Section 65864 et seq. and Moorpark Municipal Code Chapter 15.40, City is authorized to enter into a binding contractual agreement with any person having a legal or equitable interest in real property within its boundaries for the development of such property in order to establish certainty in the development process. 1.2 MP Group is the owner in fee simple of certain real property in the City of Moorpark identified as Parcel 1 ("Parcel 1") in the legal description set forth in Exhibit "A" which exhibit is attached hereto and incorporated by reference. Moorpark Homes is the owner in fee simple of certain real property in the City of Moorpark identified as Parcel 2 ("Parcel 2") in Exhibit "A". CLP is the owner in fee simple of certain real property in the City of Moorpark identified as Parcel 3 ("Parcel 3") in Exhibit "A" and that certain real property referred to herein as the "City Site" and more particularly described in Exhibit "B" attached hereto and incorporated by reference. Parcels 1, 2, and 3 are referred to hereinafter collectively as the "Property". 1.3 Prior to, and in connection with, the approval of this Agreement, the City Council reviewed the project to be developed pursuant to this Agreement as required by the California Environmental Quality Act ("CEQA.") On September 20, 2017, the City Council adopted Resolution No. 2017- , adopting the Mitigated Negative Declaration ("MND") and Mitigation Monitoring and Reporting Program the ("MMRP") prepared for this Agreement and the Project Approvals as defined in Section 1.4 of this Agreement. 1.4 General Plan Amendment No. 2016-01 ("GPA"), Zone Change No. 2016- 01 ("ZC"), Residential Planned Development Permit No. 2016-01 ("RPD"), and Vesting Tentative Tract Map No. 5882 ("VTTM") including all -2- 85 subsequently approved modifications and permit adjustments to the RPD, VTTM, and all amendments thereto (collectively "the Project Approvals"; individually "a Project Approval") provide for the development of the Property with 284 homes consisting of 154 small-lot detached homes and 130 detached condominium ownership homes and the construction of certain off-site improvements in connection therewith ("the Project"). 1.5 City and Developer acknowledge and agree that the previous Development Agreement No. 1998-02 for the Property, approved by the City Council on December 2, 1998 by Ordinance No. 257, needs to be voided so a new Development Agreement reflecting the Project can be adopted and implemented. City and Developer also acknowledge and agree that by the enabling ordinance approving this new Agreement, the City's previous approval of Development Agreement No. 1998-02 pursuant to Ordinance No. 257 is rescinded and that rescission will take effect upon the date the enabling ordinance for this Agreement under Government Code Section 36937 ("Enabling Ordinance") becomes effective ("Operative Date"). • 1.6 City and Developer acknowledge and agree that the approval of Residential Planned Development Permit Nos. 1996-01 and 1999-04 for the Property, approved by City Council Resolution Nos. 99-1621 and 2000-1783, expired due to lack of Project inauguration by Developer. 1.7 By this Agreement, City desires to obtain the binding agreement of Developer to develop the Property in accordance with the Project Approvals and this Agreement. In consideration thereof, City agrees to limit the future exercise of certain of its governmental and proprietary powers to the extent specified in this Agreement. 1.8 By this Agreement, Developer desires to obtain the binding agreement of City to permit the development of the Property in accordance with the Project Approvals and this Agreement. In consideration thereof, Developer agrees to waive its rights to legally challenge the limitations and conditions imposed upon the development of the Property pursuant to the Project Approvals and this Agreement and to provide the public benefits and improvements specified in this Agreement. 1.9 City and Developer acknowledge and agree that the consideration thatis to be exchanged pursuant to this Agreement is fair, just and reasonable and that this Agreement is consistent with the General Plan of City, as currently amended. 1.10 On August 22, 2017, the Planning Commission commenced a duly noticed public hearing on this Agreement, and at the conclusion of the hearing on August 22, 2017 recommended approval of this Agreement. -3- 86 1.11 On September 20, 2017, the City Council of City ("City Council") commenced a duly noticed public hearing on this Agreement, and following the conclusion of the hearing closed the hearing and approved the Agreement by adoption of Ordinance No. ("the Enabling Ordinance") on , 2017. 2. Property Subject To This Agreement. All of the Property shall be subject to this Agreement. The Property may also be referred to hereinafter as "the site". 3. Bindinq Effect. The burdens of this Agreement are binding upon, and the benefits of the Agreement inure to, each Party and each successive successor in interest thereto (subject to Section 3.2 below) and constitute covenants that run with the Property. Whenever the terms "City" and "Developer" are used herein, such terms shall include every successive successor in interest thereto. 3.1 Constructive Notice and Acceptance. Every person who acquires any right, title or interest in or to any portion of the Property shall be conclusively deemed to have consented and agreed to be bound by this Agreement, whether or not any reference to the Agreement is contained in the instrument by which such person acquired such right, title or interest, subject to Section 3.2 below. 3.2 Release Upon Subsequent Transfer. Upon the conveyance of Developer's interest in the Property or any portion thereof by Developer or its successor(s) in interest, the transferor shall be released from its obligations hereunder with respect to the portion of Property conveyed as of the effective date of the conveyance, provided that the transferee expressly assumes all obligations of the transferred portion of the Property and a copy of the executed assignment and assumption agreement is delivered to the City prior to the conveyance. Failure to provide a written assumption agreement hereunder shall not negate, modify or otherwise affect the liability of the transferee pursuant to this Agreement. Nothing contained herein shall be deemed to grant to City discretion to approve or deny any such conveyance, except as provided in Subsection 6.13 of this Agreement with respect to the sale of completed "affordable units" (as defined in that Section) to qualified buyers. Notwithstanding the foregoing, this Agreement shall not be binding upon the transferee of a Completed Unit with respect to the transferee's interest in such Completed Unit, and the rights and obligations of Developer under this Agreement shall not run with the portion of the Property that is conveyed with the Completed Unit after such conveyance of the Completed Unit by Developer or its successor in interest. For purposes of this Agreement, "Completed Unit" means a completed residential unit within the Property for which the City has issued a certificate of occupancy. 4. Development of the Property. The following provisions shall govern the subdivision, development and use of the Property. -4- 87 • 4.1 Permitted Uses. The permitted and conditionally permitted uses of the Property shall be limited to those that are allowed by the Project Approvals and this Agreement. 4.2 Development Standards. All design and development standards, including but not limited to density or intensity of use and maximum height and size of buildings, that shall be applicable to the Property are set forth in the Project Approvals and this Agreement. 4.3 Building Standards. All construction on the Property shall adhere to all City building codes in effect at the time the plan check or permit is approved per Title 15 of the Moorpark Municipal Code and to any federal or state building requirements that are then in effect (collectively "the Building Codes"). 4.4 Reservations and Dedications. All reservations and dedications of land for public purposes that are applicable to the Property are set forth in the Project Approvals and this Agreement. 5. Vesting of Development Rights. 5.1 Vested Right to Develop; Timing of Development. Developer and its successors in interest shall have the vested right to develop the Property in accordance with the terms and provisions of the Project Approvals and this Agreement. The Parties intend that this Agreement, together with the Project Approvals, shall serve as the controlling document for all subsequent actions, discretionary and ministerial, relating to the development and occupancy of the Property, including, without limitation, all Subsequent Approvals (as defined below). Developer shall have the right, without obligation, to develop the Property in such order and at such rate and times as Developer deems appropriate within the exercise of its subjective business judgment. No future amendment of any existing City ordinance or resolution, or future adoption of any ordinance, resolution or other action, that purports to limit the rate or timing of development over time or alter the sequencing of development phases, whether adopted or imposed by the City Council or through the initiative or referendum process, shall apply to the Property provided the Property is developed in accordance with the Project Approvals and this Agreement. Nothing in this section shall be construed to limit City's right to ensure that Developer timely provides all infrastructure required by the Project Approvals, Subsequent Approvals, and this Agreement. 5.2 Amendment of Proiect Approvals. No amendment of any of the Project Approvals, whether adopted or approved by the City Council or through -5- 88 the initiative or referendum process, shall apply to any portion of the Property, unless the Developer has agreed in writing to the amendment. 5.3 Issuance of Subsequent Approvals. Applications for land use approvals, entitlements and permits, including without limitation subdivision maps (e.g. tentative, vesting tentative, parcel, vesting parcel, and final maps), subdivision improvement agreements and other agreements relating to the Project, lot line adjustments, preliminary and final planned development permits, use permits, design review approvals (e.g. site plans, architectural plans and landscaping plans), encroachment permits, and sewer and water connections that are necessary to or desirable for the development of the Project (collectively "the Subsequent Approvals"; individually "a Subsequent Approval") shall be consistent with the Project Approvals and this Agreement. For purposes of this Agreement, Subsequent Approvals do not include building permits. Subsequent Approvals shall be governed by the Project Approvals and by the applicable provisions of the Moorpark General Plan, the Moorpark Municipal Code and other City ordinances, resolutions, rules, regulations, policies, standards and requirements as most recently adopted or approved by the City Council or through the initiative or referendum process and in effect at the time that the application for the Subsequent Approval is deemed complete by City (collectively "City Laws"), except City Laws that: (a) change any permitted or conditionally permitted uses of the Property from what is allowed by the Project Approvals; (b) limit or reduce the density or intensity of the Project, or any part thereof, or otherwise require any reduction in the number of proposed buildings or other improvements from what is allowed by the Project Approvals; (c) limit or control the rate, timing, phasing or sequencing of the approval, development or construction of all or any part of the Project in any manner, provided that all infrastructure required by the Project Approvals to serve the portion of the Property covered by the Subsequent Approval is in place or is scheduled to be in place prior to completion of construction; (d) are not uniformly applied on a Citywide basis to all substantially similar types of development projects or to all properties with similar land use designations; (e) control residential rents; -6- 89 (f) prohibit or regulate development on slopes with grades greater than 20 percent, including without limitation Moorpark Municipal Code Chapter 17.38 or any successor thereto, within the Property; or (g) modify the land use.from what is permitted by the City's General Plan Land Use Element at the Operative Date of this Agreement or that prohibits or restricts the establishment or expansion of urban services including but not limited to community sewer systems to the Project. 5.4 Modification of Approvals. Throughout the term of this Agreement, Developer shall have the right, at its election and without risk to or waiver of any right that is vested in it pursuant to this section, to apply to City for modifications to Project Approvals and Subsequent Approvals. The approval or conditional approval of any such modification shall not require an amendment to this Agreement, provided that, in addition to.any other findings that may be required in order to approve or conditionally approve the modification, a finding is made that the modification is consistent with this Agreement and does not alter the permitted uses, density, intensity, maximum height, size of buildings or reservations and dedications as contained in the Project Approvals. 5.5 Issuance of Building Permits. No Building Permit shall be unreasonably withheld or delayed from Developer if Developer is in compliance with this Agreement and the Project Approvals and Subsequent Approvals. In addition, no Final Building Permit final inspection or Certificate of Occupancy will be unreasonably withheld or delayed from Developer if all infrastructure required by the Project Approvals, Subsequent Approvals, and this Agreement to serve. the portion.of the Property covered by the Final Building Permit is in place or is scheduled to be in place prior to completion of construction, the Developer is in compliance with all provisions of this Agreement, the Project Approvals and Subsequent Approvals, and all of the other relevant provisions of the Project Approvals, Subsequent Approvals and this Agreement have been satisfied. Consistent with section 5.1 of this Agreement, in no event shall . building permits be allocated on any annual numerical basis or on any arbitrary allocation basis. 5.6 Moratorium on Development. Nothing in this Agreement shall prevent City, whether by the City Council or through the initiative or referendum process, from adopting or imposing a moratorium on the processing and issuance of Subsequent Approvals and building permits and on the finalizing of building permits by means of a final inspection or certificate of occupancy, provided that the moratorium is adopted or imposed (i) on a Citywide basis to all substantially similar types of development projects and properties with similar land use designations and (ii) as a result of a utility shortage or a reasonably foreseeable utility shortage including -7- 90 without limitation a shortage of water, sewer treatment capacity, electricity or natural gas. 6. Developer Agreements. 6.1 Development as a Residential Project. Developer shall comply with (i) this Agreement, (ii) the Project Approvals, (iii) all Subsequent Approvals for which it was the applicant or a successor in interest to the applicant and (iv) the MMRP of the MND and any subsequent or supplemental environmental actions. Developer agrees not to apply for any non- residential uses on the Property. The clubhouse and privaterecreational facilities are considered to be part of the residential uses. 6.2 Condition of Dedicated or Conveyed Property. All lands and interests in land dedicated to City shall be free and clear of liens and encumbrances other than easements or restrictions that do not preclude or interfere with use of the land or interest for its intended purpose, as reasonably determined by City. 6.3 Development Fee Per Unit. As a condition of the issuance of a building permit for each residential dwelling unit within the Property, Developer shall pay City a one-time development fee as described herein (the "Development Fee"). The Development Fee may be expended by City in its sole and unfettered discretion. The amount of the Development Fee shall be nine thousand two hundred dollars ($9,200.00) per residential unit. The Development Fee shall be adjusted annually commencing January 1, 2019, by the Consumer Price Index (CPI). The annual CPI adjustment shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles/Riverside/Orange County metropolitan area during the prior year. The calculation shall be made using the month • of October over the prior October. In the event there is a decrease in the referenced Index for any annual indexing, the current amount of the fee shall remain until such time as the next subsequent annual indexing which results in an increase. 6.4 Traffic Mitigation Fee. As a condition of the issuance of building permit for • each residential dwelling unit within the boundaries of the Property, Developer shall pay City a one-time traffic mitigation fee as described herein ("Citywide Traffic Fee"). The Citywide Traffic Fee may be expended by City in its sole and unfettered discretion. The amount of the Citywide Traffic Fee shall be twelve thousand five hundred dollars ($12,500.00) per residential unit. The Citywide Traffic Fee shall be adjusted annually commencing January 1, 2019 and annually thereafter by the change in the Caltrans Highway Bid Price Index (Bid Price Index) for Selected California Construction Items for the twelve (12) month period -8- 91 available on December 31 of the preceding year ("annual indexing"). In the event there is a decrease in the Bid Price Index for any annual indexing, the current amount of the fee shall remain until such time as the next subsequent annual indexing which results in an increase. 6.5 Los Angeles Avenue Area of Contribution (LAAOC) Fees. Developer shall pay the LAAOC fee in effect at the time of building permit issuance for each residential dwelling unit within the Property. Developer agrees it shall not be required to pay the LAAOC fee for the first eighty-seven (87) residential units in the project since Developer previously paid the LAAOC fee for eighty-seven (87) residential units. 6.6 Air Quality Fees. Developer agrees that the Mitigation Measures included in the City Council approved MND and MMRP, or subsequent environmental clearance document approved by the Council, set forth the mitigation requirements for air quality impacts. Developer agrees to pay to City a one-time air quality mitigation fee, as described herein ("Air Quality Fee"), in satisfaction of the Transportation Demand Management Fund mitigation requirement for the Project. The Air Quality Fee may be expended by City in its sole discretion for reduction of regional air pollution emissions and to mitigate residual Project air quality impacts. The Air Quality Fee shall be one thousand seven hundred nine dollars ($1,709.00) per residential dwelling unit within the Property to be paid prior to the issuance of a building permit for each residential dwelling unit in the Project. If the Air Quality Fee is not paid by January 1, 2019, then commencing on January 1, 2019, and annually thereafter, the Air Quality Fee shall be adjusted by any increase in the Consumer Price Index (CPI) until all fees have been paid. The CPI increase shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles/Riverside/Orange County metropolitan area during the prior year. The calculation shall be made using the month of October over the prior month of October. In the event there is a decrease in the CPI for any annual indexing, the fee shall remain at its then current amount until such time as the next subsequent annual indexing which results in an increase. 6.7 Park Fees. Prior to the issuance of the building permit for each residential dwelling unit within the Property, Developer shall pay a one-time fee in lieu of the dedication of parkland and related improvements ("Park Fee"). The amount of the Park Fee shall be ten thousand five hundred dollars ($10,500.00) for each residential dwelling unit within the Property. If the Park Fee is not paid by January 1, 2019, the Park Fee shall be adjusted annually commencing January 1, 2019 by the larger increase of a) or b) as follows: -9- 92 (a) The change in the CPI. The change shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for all urban consumers within the Los Angeles/Riverside/Orange County metropolitan area during the prior year. The calculation shall be made using the month of October over the prior October; or (b) The calculation shall be made to reflect the change in the Caltrans Highway Bid Price Index (Bid Price Index) for Selected California Construction Items for the twelve (12) month period available on December 31 of the preceding year(annual indexing). In the event there is a decrease in both of the referenced Indices for any annual indexing, the Park Fee shall remain at its then current amount until such time as the next subsequent annual indexing which results in an increase. Developer agrees that the above-described payments shall be deemed to satisfy the parkland ,dedication requirement set forth in California Government Code Section 66477 et seq. for the Property. 6.8 Community Services Fee. As a condition of issuance of a building permit for each residential dwelling unit within the boundaries of the Project, Developer shall pay City a one-time community services fee as described herein (Community Services Fee). The Community Services Fees may be expended by City in its sole and unfettered discretion. The amount of the Community Services Fees shall be two thousand seven hundred dollars ($2,700.00) per residential dwelling unit. Commencing on January 1, 2019, and annually thereafter, the Community Services Fee shall be adjusted by any increase in the Consumer Price Index (CPI) until all Community Service Fee have been paid. The CPI increase shall be determined by using the information provided by the U.S. Department of Labor, Bureau of Labor Statistics, for All Urban Consumers within the Los Angeles/Anaheim/Riverside metropolitan area during this prior year. The calculation shall be made using the month of October over the prior month of October or in the event there is a decrease in the CPI for any annual indexing, the Community Service Fee shall remain at its then current amount until such time as the next subsequent annual indexing which results in an increase. 6.9 Art in Public Places Fee. Developer agrees to pay the Art in Public Places Fee (Art Fee) in effect at the time of building permit issuance for each building prior to the issuance of the building permit for that residential building within the Project consistent with City Resolution No. 2005-2408 or any Successor Resolution (1.0 percent of total building valuations excluding land value and off-site improvement costs). • -10- 93 6.10 Other Development and Processing Fees. In addition to fees specifically mentioned in this Agreement, Developer agrees to pay all City capital improvement, development, and processing fees at the rate and amount in effect at the time the fee is required to be paid. Said fees include but are not limited to Library Facilities Fees, Police Facilities Fees, Fire Facilities Fees, drainage, entitlement processing fees, and plan check and permit fees for buildings and public improvements. Developer further agrees that unless specifically exempted by this Agreement, it is subject to all fees imposed by City at the Operative Date of this Agreement and such future fees imposed as determined by City in its sole discretion so long as such fees are imposed on projects similar to the Project or on property similar to the Property. 6.11 Processing Fees. On the Operative Date, Developer shall pay all outstanding City processing costs related to preparation of this Agreement, the Project Approvals and the MND. 6.12 Landscape Maintenance Assessment District (LMD). Prior to issuance of a Zoning Clearance for the first building permit or the approval of any final map for the Project, Developer shall pay the City a five thousand dollar ($5,000.00) LMD Formation Fee. The LMD shall be for the purposes.of funding future costs for the maintenance of landscaping and irrigation of the landscaped area and related improvements including but not limited to the exterior surface of the block walls and hardscape adjacent to Los Angeles Avenue, Leta Yancy Road and the southern boundaries of the Project. The City shall administer the annual renewal of the LMD, and any costs related to such administration shall be charged to the fund established for such LMD revenues and expenses. Developer agrees to cast affirmative ballots for the establishment of the LMD, and for annual increases in the assessments* thereunder, for the purposes specified in this subsection. Developer hereby waives any right it may have to contest or protest any such assessments or assessment increases. In the event that any such LMD has insufficient funds for its purposes, then Developer shall pay the funds required for the LMD costs within five (5) business days after written demand from the City. Developer shall be responsible for all LMD costs until acceptance of the Assessment District by the City. Developer acknowledges and agrees that the LMD will not be accepted by City until after the final occupancy is approved for the last residential dwelling unit in the Project and Developer has made all required LMD improvements in a manner that are acceptable to City's Parks and Recreation Director and Developer has provided City with a deposit for the next subsequent twelve (12) months of LMD maintenance costs. -11- 94 Prior to approval of the first final map for the Project, the City Council atits sole discretion may determine that all or a part of the improvements planned to be included in the LMD may instead be placed in the Homeowners' Association for the Project. 6.13 Densities Allowed for Development and Affordable Housing. (a) Developer agrees that densities vested and incentives and concessions received in the Project Approvals include all densities available as density bonuses and all incentives and concessions to which Developer is entitled under the Moorpark Municipal Code, Government Code Sections 65915 through 65917.5 or both; Developer shall not be entitled to further density bonuses or incentives or concessions and further agrees, in consideration for the density bonus obtained through the.Project Approvals that is greater than would otherwise be available, to provide twenty-five (25) housing units affordable to qualified low income households (not to exceed 80% of median income adjusted for family size) and the City Site as more specifically described in Subsection 6.14. These twenty-five housing units may be referred to as affordable units or units affordable to low income households. (b) Developer explicitly acknowledges that its agreement to construct these affordable units is given both as specific consideration for both the density bonus and in general as consideration for City's willingness to negotiate and enter into this Agreement and for the valuable consideration given by City through this Agreement. Developer further acknowledges that its agreement to construct these affordable units is not the result of an existing policy or regulation imposed by City but instead is the result of arm's length negotiation between Parties. (c) Developer further agrees that it shall provide the required number of affordable housing units as specified above regardless of the cost to acquire or construct said housing units. Developer further agrees that City has no obligation to use eminent domain proceedings to acquire any of the required affordable housing units and that this Subsection 6.13 is specifically exempt from the requirements of Subsection 7.2. (d) Prior to recordation of the first Final Map for this Project, the parties agree to execute an Affordable Housing Purchase and Sale Agreement (Affordable Housing Agreement) that sets forth the Developer's and City's obligations and provides procedures and requirements to ensure that all of the required affordable housing units are provided consistent with this Agreement and applicable State laws and remains affordable for the longest feasible time. -12- 95 The Affordable Housing Agreement shall include but not be limited to the following items: Initial Purchase Price, market value, buyer eligibility, affordability and resale covenants and restrictions, equity share and second trust deed provision, respective role of City and Developer, the responsibility of providing the affordable units by each developer in the event of successors and/or assigns to this Agreement, quality of and responsibility for selection of amenities and applicability of home warranties to meet all or a portion of its obligation and any other items determined necessary by the City. Developer shall pay the. City's direct costs for preparation and review of the Affordable Housing Agreement up to a maximum of ten thousand dollars ($10,000.00). (e) All affordable units shall meet thecriteria of all California Health and Safety Code statutes and implementing regulations pertaining to for-sale affordable housing units so as to qualify as newly affordable to low income households and to satisfy a portion of the City's RHNA obligation. The affordable units required by this Agreement are consideration for City's entry into this Agreement and therefor none of the affordable units shall duplicate or substitute for the affordable housing requirement of any other developer or development project. All subsequent approvals required of City under this Subsection 6.13 shall be made at City's sole discretion. If any conflict exists between this Agreement and the Affordable Housing Agreement required by and negotiated pursuant to this Agreement or the conditions of approval for Vesting Tentative Tract Map No. 5882 and/or RPD No. 2016-01, then the Affordable Housing Agreement shall prevail. (f) In the event the monthly HOA fees exceed two hundred dollars ($200.00), Developer shall deposit one hundred twenty dollars ($120.00) for each dollar or portion thereof of the monthly HOA fees that are in excess of two hundred dollars ($200.00) into a City administered trust account to assist with future HOA fees for each affected affordable unit. (g) The Affordable Sales Price for low-income buyers shall not exceed affordable housing cost, as defined in Sec. 50052.5(b) (3) of California Health and Safety Code. Section 50052.5(h) of the California Health and Safety Code provides that an appropriate household size in terms of determining purchase price, is one more person than the number of bedrooms. This means that the pricing for a four (4) bedroom unit will be based on a household of five (5) regardless of the actual size of the household purchasing the unit. • For example, the monthly "affordable housing cost" for a four (4) bedroom unit would be 30% times 70% of the current median income for a household of five (5) in Ventura County, divided by -13- 96 twelve (12). This monthly amount includes the components identified in Section 6920 of Title 25 of the California Code of Regulation shown below (See Section 50052.5(c) of the Health and Safety Code). The Affordable Sales Price for a low income household would be for a four (4) bedroom unit under current market conditions, based upon the following assumptions: Low Income Buyer Item Detail Amount 4 Bedroom Affordable Sale $212,750 Price Down Payment 5% of Affordable $10,638 Sales Price Affordable Sales Loan Amount Price less Down $202,113 payment Interest Rate 4.50% Monthly 1.25% of Initial $222 Property Tax Purchase Price LMD Not Currently N/A HOA $200 Fire Insurance $60 Maintenance $30 Utilities $180 (h) The assumptions associated with the above purchase price figures for low income households include a 5% down payment, based on Affordable Sales Price of two hundred twelve thousand seven hundred fifty dollars ($212,750.00) for a four (4) bedroom unit, mortgage interest rate of 4.50%, no mortgage insurance, property tax rate of 1.25%, based on Affordable Sales Price, homeowners' association dues of two hundred dollars ($200.00) per month, fire insurance of sixty dollars ($60.00) per month, maintenance costs of thirty dollars ($30.00) per month, and utilities of one hundred eighty dollars ($180.00) per month for a four(4) bedroom unit. (i) Developer acknowledges that changes in market conditions may result in changes to the Affordable Sales Price, down payment amounts, mortgage interest rates, and other factors for both low income and very low income buyers. Furthermore, if "affordable housing cost', as defined in Section 50052.5 of California Health and Safety Code, should change in the future, the above guidelines will be modified. The Affordable Housing Purchase and Sale Agreement negotiated pursuant to this Agreement shall address this potential change. -14- 97 • Developer acknowledges that amounts listed in the "Low Income Buyer" table in Subsection 6.13(g), above, are for illustration purposes only and are subject to change. (j) In the event the City, at its sole discretion purchases one or more of the units from Developer in lieu of a qualified buyer, the Affordable Sales Price shall be based on a household size appropriate to the number of bedrooms in the unit being purchased by the City, consistent with all requirements of this Subsection 6.13. Developer agrees that,, pursuant to City's rights under this Agreement and/or the Affordable Housing Agreement and prior to and upon the sale of a required unit to a qualified buyer (or City in lieu of a qualified buyer as determined by City at its sole discretion), City may at its sole discretion take any actions and impose any conditions on said sale or subsequent sale of the unit to ensure ongoing affordability to low income households and related matters. After the sale of a housing unit by Developer to a qualified buyer (or City in lieu of a qualified buyer as determined by City at its sole discretion), City, not Developer, shall have sole responsibility for approving any subsequent sale of that housing unit. (k) Developer agrees that City shall be responsible at its sole discretion for marketing the affordable units, selecting and qualifying eligible buyers for these units, and overseeing the escrow processes to sell the affordable units to low income households, providing the forms of Deed of Trust, Promissory Note, Resale • Refinance Restriction Agreement and Option to Purchase Property and Notice of Affordability Restriction on Transfer of Property • (collectively Affordability Documents) and all necessary contracts and related documents to ensure that the referenced affordable units remain occupied by low income households for the longest feasible time. Developer further agrees that the difference between the Affordable Sales Price (as referenced in this.Agreement) paid by a qualified buyer and the fair market value shall be retained by City as a second deed of trust. (I) Developer shall pay closing costs for each affordable unit, not to exceed eight thousand dollars ($8,000.00). Beginning January 1, 2019 and on January 1st for each year thereafter, the maximum eight thousand dollars ($8,000.00) to be paid for closing costs shall be increased annually by any percentage increase in the Consumer Price Index (CPI) for All Urban Consumers for Los Angeles/Riverside/Orange County metropolitan area during the prior year. The calculation shall be made using the month of October over the month of October. In the event there is a decrease in the CPI for any annual indexing, the closing costs for each affordable unit shall remain at its then current amount until -15- 98 such time as the next subsequent annual indexing which results in an increase. The referenced Developer funded closing costs shall be for the benefit of qualified buyers (or City in lieu of qualified buyers if one or more of the required units are purchased by the City) in their acquisition of a unit from Developer not Developer's acquisition of a unit from one or more third parties. The Developer's escrow cost shall not exceed the then applicable maximum amount per unit regardless of the number of escrows that may be opened on a specific unit. (m) Developer warrants that the quality of materials and construction techniques of the affordable units sold to the qualified low income buyer, or City shall in all manner be identical to that of all other units constructed in this Project and subject to all Conditions of Approval and shall meet all Building Codes. (n) The City shall have the same choices of basic finish options as purchasers of market rate units in this Project and final walk- through approval of condition of unit before close of sale. Any options provided to buyers of market rate units shall be provided to City or buyer(s) of the affordable units, including but not limited to color and style choices for carpeting and other floor coverings, counter tops, roofing materials, exterior stucco and trim of any type, fixtures, and other decorative items. (o) Developer agrees that all warranties for the affordable units shall be the same or better than those for the market rate units, all such warranties shall inure to the benefit of and be enforceable by the ultimate occupants of the affordable units and that all warranties by subcontractors and suppliers shall inure to the benefit of and be enforceable by such occupants. The home warranties for the affordable units shall be the same duration as the warranties for the market rate units and not less than the maximum time required by State law. (p) Developer agrees to provide the same amenities for the affordable units (purchased by a low income buyer or City) as those amenities that are provided for the market rate units. The amenities shall include but not be limited to concrete roof . tiles; air conditioning/central heating; garage door opener; fireplaces; washer/dryer hook-ups; garbage disposal; built-in dishwasher, stove, oven and microwave; windows; wood cabinets; shelving; counter-tops; floor coverings; window coverings; electrical outlets, lighting fixtures and other electrical items; plumbing fixtures including sinks, bathtubs and showers; and door and cabinet . hardware, and shall all be of the same quality and quantity as provided in the Project's market rate units as determined by the -16- 99 City's Community Development Director and City staff person responsible for City's Affordable Housing Programs. (q) The floor plan and size of the units shall be approved by the Community Development Director and City staff person responsible for City's Affordable Housing Programs, and include a downstairs bathroom. (r) The parties agree that prior to and upon the sale of an affordable unit to a qualified buyer or City, City may at its sole discretion take any actions and impose any conditions on buyer eligibility and on said sale or subsequent sale of the unit to ensure ongoing affordability to low income households and related matters. Developer agrees if it sells any of the affordable units directly to a qualified low income buyer, all requirements of the buyer, including, but not limited to, completion of a City approved homebuyer education training workshop, and City approved documents for the transaction, including a promissory note, deed of trust, and resale restriction agreement and option to purchase (the "Affordability Document"), shall be included as a requirement of the sale. The language of all such documents shall be approved by City at its sole discretion. City has sole discretion in selecting lenders, escrow and title companies and real estate professionals to assist with the sale of affordable units. (s) In the event City is unable to provide a qualified buyer when one of the low-income units has received final inspection approval, Developer shall be allowed to continue to obtain building permits and/or final inspection approval for the non-affordable units. Any low-income units remaining unsold six (6) months after the final inspection approval of the 280th unit will be purchased by the City, as provided for in the Affordable Housing Agreement. Developer is required to maintain low-income units in move-in condition until such time as the City finds a buyer. For purposes of this schedule, final inspection approval requires approval of the City's Building Official and Community Development Director. (t) Developer also agrees that subsidiaries, divisions or affiliates of Developer may not be used to provide lending, :escrow, title and other services relevant to the purchase transactions for the affordable units unless approved in writing by the. City Council. Cathay Bank is not considered an affiliate of Developer. (u) If a qualified low income buyer is identified by City prior to or at the time of final inspection approval of any of the affordable units, Developer shall open escrow for the sale of said unit as provided for in the Affordable Housing Agreement, and shall enter escrow -17- 100 directly with the buyer identified by City, and proceed to closing of said escrow. If a qualified low income buyer has not been identified at the time Developer receives the final inspection approval for an affordable unit, City, at its option, may agree to purchase the affordable unit required to be provided by Developer for the amount and at the time as provided for in this agreement. In addition if a qualified low income buyer has not been identified at the time Developer receives the final inspection approval for an affordable unit, Developer may continue to obtain building permits and final inspection approvals for other residential units in the Project so long as Developer is in full compliance with this Agreement, the Affordable Housing Agreement, Subsequent Approvals and requirements for obtaining building permits. Developer and City agree to use their best efforts to complete the close of escrow within forty-five (45) days of the final inspection approval of an affordable unit. (v) Developer shall satisfy all mechanic's, laborer's, material man's, supplier's, or vendor's liens and any construction loan or other financing affecting any unit or lot in the Project which has been designated for an affordable unit, before the close of escrow for that affordable unit. (w) Developer agrees that the required construction of the low income affordable units must receive final inspection approval by Developer on terms consistent with this Agreement and the Affordable Housing Agreement as specified in the following schedule: Prior to #of Low Occupancy of Income Units 60th Unit 6 120th Unit 7 170th Unit 4 220th Unit 6 270th Unit 2 Total 25 (x) The required affordable units within the Project shall be located on unit (may also be referred to as pad or lot) numbers 2, 4, 6, 17, 20, 27, 39, 41, 43, 47, 54, 62, 78, 82, 84, 86, 95, 99, 102, 105, 109, 111, 113, 117, and 128 as shown on the approved Conceptual Site Plan exhibit as part of RPD Permit No. 2016-01. The City Manager or the City Manager's designee may approve different unit numbers within the Project so long as the unit contains no less than 1,433 square feet. -18- 101 (y) Developer shallprovide the initial buyer of each Completed Unit in the Project a disclosure that the Project includes twenty-five (25) residential dwelling units that will be sold to qualified low income households. The disclosures shall also state that these twenty-five (25) residential dwelling units have deed restrictions recorded on their title that restrict the re-sale of these units only to qualified low , income buyers. The form and language of the disclosure shall be approved by the City Attorney and Community Development Director and shall conform to all requirements of the applicable State agencies pertaining to real estate disclosures. (z) Concurrently with and subject to the City's payment to CLP of the Purchase Price for the City Site pursuant to Subsection 6.14 and the Purchase and Sale Agreement (as those terms are defined in Subsection 6.14, Developer shall pay City a one-time fee in the amount of one million five hundred thousand dollars ($1,500,000.00) or the appraised fair market value of the City Site, as defined in Subsection 6.14, whichever is less, in lieu of providing seventeen (17) residential units for very low income households. 6.14 Conveyance to City of City Site. (a) CLP agrees to convey to City for the purchase price of one million five hundred thousand dollars ($1,500,000.00) or the appraised fair market value whichever is less, (the "Purchase Price") an approximate 1.6 acre parcel of land more particularly described in Exhibit "B" attached hereto and incorporated by reference (the "City Site") in accordance with and subject to the terms of a Purchase and Sale Agreement. Developer at its sole cost shall provide a fair market value, appraisal of the City Site. Developer may select the appraiser but the scope of the work for the appraisal shall be submitted to City for review and written approval by the City Manager or designee prior to initiation of the appraisal work. (b) CLP shall execute and deliver the Purchase and Sale Agreement for the City Site prior to approval of the first final map for the Project provided, however, that the Final Approval of the Project Approvals and this Agreement shall be conditions precedent to the effectiveness of the Purchase and Sale Agreement. The close of escrow under the Purchase and Sale Agreement shall occur after the City's final approval of all items required in 6.14(e), below. For the purposes of this Agreement, "Final Approval" means when all of the following have occurred: (i) the City shall have approved the Project Approval and this Agreement; and (ii) the time periods for filing any appeal from or legal challenge to the Project Approvals -19- 102 and this Agreement shall have expired without an appeal or legal challenge (including, without limitation, any CEQA challenge) having been filed; or, if an appeal or other legal challenge shall have been filed, all such appeals or legal challenges shall have been subsequently terminated with the approval of the Project Approvals and this Agreement upheld, and the time period(s) for filing any appeal(s) from the upheld decision(s) shall have expired without further appeals having been filed. (c) Upon its conveyance to the City, the City Site may be used for any residential, institutional or public use at City's sole discretion. (d) Developer hereby represents and warrants that: (i) the City Site will be delivered free of all liens, and free of all other encumbrances that could materially and adversely affect the use of the City Site for the development or operation of low income housing; and (ii) to Developer's knowledge, the City Site does not contain any hazardous materials. The Purchase and Sale Agreement shall contain representations by CLP consistent with the foregoing, which will survive the closing under the Purchase and Sale Agreement, and if not accurate in any material respect, shall constitute a default by Developer under this Agreement. (e) Developer at its sole cost shall cause the City Site Improvements to be completed prior to the issuance of the first residential building permit (excluding models) for the Project. For purposes of this Agreement, the term "City Site Improvements" means the following: 1) sheet grading of the City Site to provide an approximate 2% crossfall from north to south and all grading shall be in compliance with all NPDES Best Management Practices and other requirements; 2) obtain a CLOMR for the City Site and meet all FEMA related requirements; 3) grading shall incorporate all requirements from a geotechnical soils report including seismic and potential liquefaction issues so that no over-excavation of the City Site will be needed when one or more buildings are constructed on the City Site for the planned multi-family residential project; 4) street improvements on Leta Yancy Road including curb, gutter, sidewalk, street lights and water stubout; 5) an eight foot (8') tan slumpstone block wall along the western boundary of the City Site; in addition,if determined necessary by the City Engineer and Community Development Director a solid -20- 103 tan slumpstone block wall or combination of tan slumpstone block wall with pilasters and wrought iron along the southern property line of the City Site; and 6) any slopes along the west and north boundaries of the City Site that are created in the course of the Developer's City Site Improvements shall be placed on the Property or eliminated by use of retaining walls. Notwithstanding any provision of the Agreement to the contrary, the City Site Improvements shall not include and Developer shall not be responsible for the installation or the cost to install any sewer or storm drain facilities to serve City Site or for the payment of any utility connection fees for the City Site. All City Site Improvements shall be in compliance with all City standards and policies and workmanlike manner to the satisfaction of the City Engineer and Community Development Director. Developer will defend, indemnify and hold City harmless from and against any and all claims, liabilities, losses, damages, costs and expenses arising from any activity by Developer or its contractors on the City Site. (f) Developer shall provide the initial buyer of each Completed Unit in the Project a disclosure that the adjacent approximate 1.6 acre parcel site (City Site) will be transferred to the City for the purpose of building approximately a forty (40) unit multi-family residential project for low and very low income households. The disclosure shall also state that the City may at its sole and unfettered discretion transfer the site to a third party to construct the referenced forty (40) unit project. Developer shall also include a • requirement in the Covenants, Conditions and Restrictions (CC&Rs) that at the time of any future sale of the Completed Unit by the initial buyer and all subsequent sellers, such sellers are obligated to disclose this same information to the buyer when they sell the Completed Unit. The form and language of the disclosure shall be approved by the City Attorney and Community Development Director and shall conform to all requirements of the applicable State agencies pertaining to real estate disclosures. Within thirty (30) days of selling a Completed Unit, Developer shall submit a fully executed copy of the disclosure form signed by the initial buyer to the Community Development Director and City Manager. Prior to issuance of the first building permit for a residential dwelling unit in the Project, Developer shall post two (2) signs on the City -21- 104 Site to inform the general public and, potential buyers of the Completed Units in the Project that the City Site as a multi-family residential project for lower income households is planned. The locations, size, material and wording of the signs shall be approved by the City Attorney and Community Development Director. Developer shall maintain the signs in good condition until thirty (30) day after the sale of the last Completed Unit of the Project. The City will become responsible for the signs thereafter. 6.15 Annual Review Procedures. Developer agrees to comply with Section 15.40.150 of the Moorpark Municipal Code and any provision amendatory or supplementary thereto for annual review of this Agreement and further agrees that the annual review shall include evaluation of its compliance with the approved MND and MMRP. 6.16 Eminent Domain. Developer agrees that any election to acquire property by eminent domain shall be at City's sole discretion, and only after compliance with all legally required procedures including but not limited to a hearing on a proposed resolution of necessity. 6.17 Street Improvement Standards. The street improvements for all streets scheduled for dedication to the City shall be designed and constructed by Developer to provide for a 50-year life as determined by the City Engineer. 6.18 Implementation Plan. Prior to the submittal of an application for any subdivision, or any other development project or entitlement application, Developer shall submit and gain approval from City Council a plan to guarantee the Developer agreements contained in this Agreement and in the conditions of approval for the VTTM and RPD. The plan shall address the entities responsible and method and timing of guarantee for each component of Developer's obligations and is subject to City approval at its sole discretion. 6.19 Fee Protest Waiver. Developer agrees that any fees and payments pursuant to this Agreement and for the Project shall be made without reservation, and Developer expressly waives the right to payment of any such fees under protest pursuant to California Government Code Section 66020 and statutes amendatory or supplementary thereto. Developer further agrees that the fees it has agreed to pay pursuant to Section 6.3, 6.4, 6.8 and Section 6.26 of this Agreement are not public improvement fees collected pursuant to Government Code Section 66006 and statutes amendatory or supplementary thereto. + 6.20 CPI Indexes. In the event the "CPI" referred to in Sections 6.3, 6.6, 6.7, 6.8 and 6.14 (I), or the Bid Price Index referred to in Section 6.4, 6.7 and 6.26 are discontinued or revised, a successor index with which the "CPI" and or Bid Price Index are replaced shall be used in order to obtain -22- 105 substantially the same result as would otherwise have been obtained if either or both the "CPI" and Bid Price Index had not been discontinued or revised. 6.21 Proposed Mello-Roos Community Facilities District. Developer agrees that if a Mello-Roos Community Facilities District (CFD) is proposed to be formed consistent with Section 7.3 of this Agreement, Developer shall submit the required deposit and reimbursement agreement to fund all City costs associated with the proposed CFD formation. Developer also agrees that the City Council upon the conclusion of the public hearing required by applicable law and in its sole and unfettered discretion may abandon establishment of the CFD. Developer agrees that any CFD bond proceeds in the Project Improvement Fund in excess of the amount required to fund authorized costs, including any City and CFD consultant costs associated with the redemption of bonds shall be applied to redeem a portion of the bonds, consistent with applicable provisions of State and Federal laws and regulations. Developer also agrees that if a CFD is authorized, the CFD may include on-going annual special taxes for services provided to the Project. Developer agrees that it shall prepay all special taxes levied, or which may be levied in the future (except special taxes for on-going services), as part of the CFD or any successor or any additional CFD prior to the sale of any of the affordable units to the City or qualified buyer. The intent of this section is that the owners of the affordable units shall at no time have any obligations to make any special tax payments to or for the benefit of the CFD or its bondholders (except special taxes for services). Developer further acknowledges and agrees that the City Council shall determine the total amount of CFD bonds to be sold and the amount Developer may receive as reimbursement from the proceeds of the CFD bonds. If a CFD is authorized and formed, Developer shall include a disclosure to the initial third party buyer of each residential dwelling unit in the Project. The form and language of the disclosure shall be approved by the City Attorney and Community Development Director and shall conform to all requirements of the applicable State agencies pertaining to real estate disclosure. Developer shall also include a requirement in the CC&Rs that at the time of any future sale of the Completed Unit by the initial buyer and all subsequent sellers, such sellers are obligated to disclose this same information to the buyer when they sell the Completed Unit. Within thirty (30) days of selling a Completed Unit, Developer shall submit a fully executed copy of the disclosure form signed by the initial buyer to the -23- 106 Community Development Director and City Manager. In the event a CFD is formed for the Project and prior to issuance of the first building permit for a residential unit in the Project, Developer shall post a sign at each public entrance (one on Los Angeles Avenue and one on Leta Yancy Drive) to the Project, to inform the general public and potential buyers of Completed Units in the Project that the Project is subject to a CFD for special taxes. The locations, size and wording of the signs shall be approved by the City Attorney and Community Development Director. Developer shall maintain the signs in good condition until thirty (30) days after the sale of the last Completed Unit for the Project at which time Developer shall remove the signs. 6.22 Los Angeles Avenue Traffic Signal. If directed by the City Council and approved by Caltrans, Developer agrees'at it sole cost and expense to install a traffic signal at the intersection of Los Angeles Avenue (SR118) and Shasta Avenue/Project entrance. Final design, plans and specifications shall be as approved by the City Council and Caltrans and shall include an interconnect system. Developer shall also pay City's actual costs for project management, plan check and inspection. 6.23 City Ability to Modify. Developer acknowledges the City's ability to modify the development standards and to change the General Plan designation and zoning of the Property upon the termination or expiration of this Agreement (if the Project has not been built), and Developer hereby waives any rights they might otherwise have to seek judicial review of such City actions to change the development standards, General Plan designation and zoning to those development standards and density of permitted development to that in existence prior to the approval of GPA 2016-01 and ZC 2016-01. 6.24 Prior Development Agreement and Residential Planned Development Permit. Developer agrees that by the Enabling Ordinance approving this Agreement, the City's previous approval of Development Agreement No. 1998-02 Pursuant to Ordinance No. 257 is rescinded and that rescission will take effect upon the Operative Date. Developer further agrees that the approval of Residential Planned Development Permit Nos. 1996-01 and 1999-04 for the Property, approved by the City Council by Resolution Nos. 99-1621 and 2000-1783 have expired due to lack of Project inauguration by Developer and that Developer will not seek final map approval for Tentative Tract Map Nos. 5053 and 5204. 6.25 Homeowners Association. Prior to recordation of the first final map for the Property, if required by City at its sole discretion, Developer shall form one or more property owner associations to assume ownership and maintenance of private recreation, private streets, parking lots, landscape areas, flood control and NPDES facilities and other amenities within the Project. The obligation of said Homeowners Associations shall be more -24- 107 specifically defined in the conditions of approval of the first tentative tract or parcel map for the property. 6.26 Los Angeles Avenue Improvements. Developer agrees to pay City two million fifteen thousand one hundred fourteen dollars ($2,015,114.00) to reimburse City for the cost of the improvements to Los Angeles Avenue along the frontage of the Project less one hundred thousand dollars ($100,000.00) previously paid by Developer to City for improvements to Los Angeles Avenue. The net payment to City of one million nine hundred fifteen thousand one hundred fourteen dollars ($1,915,114.00) shall be referred to as the Los Angeles Avenue Reimbursement Payment which shall be paid in the amount of six thousand seven hundred forty-four • dollars ($6,744.00), hereinafter referred to as Reimbursement Fee, prior to the issuance of a building permit for each residential dwelling unit in the Project. The Reimbursement Fee shall be adjusted annually commencing January 1, 2019 and annually thereafter by the change in the Caltrans Highway Bid Price Index (Bid Price Index) for Selected California Construction Items for the twelve (12) month period available on December 31 of the preceding year ("annual indexing") in the event there is a decrease in the Bid Price Index for any annual indexing the current amount of the fee shall remain until such time as the next subsequent annual indexing which results in an increase. Notwithstanding the foregoing provision of this Subsection 6.26, in the event a CFD as described in Subsections 6.21 and 7.3 of this Agreement is formed and bonds sold, Developer shall cooperate in good faith with the City to facilitate payment of the Los Angeles Avenue Reimbursement Payment from the proceeds of the CFD. 7. City Agreements. 7.1 Commitment of Resources. . At Developer's expense, City shall commit reasonable time and resources of City staff to work with Developer on the processing of applications for Project Approvals and all Subsequent Approvals and Building Permits for the Project area and if requested in writing by Developer shall use overtime and independent contractors whenever possible. 7.2 Easement and Fee Title Acquisitions. If requested in writing by Developer and limited to City's legal authority, City at its sole and absolute discretion shall proceed to acquire, at Developer's sole cost and expense, easements or fee title to land in which Developer does not have title or interest in order to allow construction of public improvements required of Developer including any land which is outside City's legal boundaries. The process shall generally follow Government Code Section 66462.5 et -25- 108 seq. and shall include the obligation of Developer to enter into an agreement with City, guaranteed by cash deposits and other security as the City may require, to pay all City costs including but not limited to, acquisition of the interest, attorney fees, appraisal fees, engineering fees, City staff costs, and City overhead expenses of 15% on all out-of-pocket costs. 7.3 Proposed Mello-Roos Community Facilities District. City agrees that upon receipt of a landowner' petition by Developer and Developer's payment of a deposit of fifteen thousand ($15,000.00) and agreement to reimburse all City costs related to processing of the proposed Mello-Roos Community Facilities District (CFD), as prescribed in the applicable sections of the California Government Code, City shall commence proceedings to form (CFD) and to incur bonded indebtedness to finance all or portions of the development fees, public facilities, infrastructure and services that are required by the Project and that may be provided pursuant to the Mello- Roos Community Facilities Act of 1982 (the "ACT"); provided, however, the City Council, in its sole and unfettered discretion, may abandon establishment of the CFD upon the conclusion of the public hearing required by the applicable section of the California Government Code. In the event that a CFD is formed, the special tax levied against any residential lot or residence thereon shall afford the buyer the option to prepay the special tax (except for special taxes for on-going services) in full prior to the close of escrow on the initial sale of the developed lot by the builder of the residence. All on-going costs for City to administer the CFD shall be included in the costs to be paid by the CFD. If a CFD is formed and bonds sold, to the extent permitted by applicable law as determined by bond counsel the Developer may be reimbursed for costs advanced or paid by Developer for CFD formation and related proceedings. 7.4 Concurrent Entitlement Processing. City agrees that whenever possible as determined by City in its sole discretion to process concurrently all land use entitlements for the Project so long as the application for such entitlements are "deemed complete" in compliance with the requirements of Chapter 4.5 Review and approval of Development Projects (Permit Streamlining Act) of the California Government Code. 7.5 Park Fees. City agrees that the Park Fee required under Section 6.7 of this Agreement meets all of Developer's obligations under applicable law for park land dedication. 7.6 Los Angeles Avenue Area of Contribution (LAAOC) Fees. City agrees that Developer previously paid the LAAOC fee for eighty-seven (87) residential dwelling units in the amount of two hundred forty-one thousand one hundred thirty-five dollars and twenty-nine cents ($241,135.29) on -26- 109 August 3, 2001 and said payment satisfies the LAAOC fee obligation for the first eighty-seven (87) residential units of the Project. 7.7 Reimbursements from other Developments. City shall facilitate the reimbursement to Developer of any costs incurred by Developer that may be subject to partial reimbursement from other developers as a condition of approval of a tract map, development permit or development agreement with one or more other developers and at City's discretion may include provisions requiring such reimbursement to Developer for the same in such other development project conditions of approval. 7.8 Early Grading Agreement. The City Manager is authorized to sign an early grading agreement on behalf of the City to.allow rough grading of the Project prior to City Council approval of a final subdivision map. Said early grading agreement shall be consistent with the conditions of the Project approved tentative map and contingent on City Engineer and Director of Community Development acceptance of a performance bond in a form and amount satisfactory to them to guarantee implementation of the erosion control plan and completion of the rough grading; construction of on-site and off-site improvements consistent with the City Council approved Project and Tentative Map. In the case of failure to comply with the terms and conditions of the early grading agreement, the City Council may by resolution declare the surety forfeited. 7.9 Acquisition by City of City Site. Provided Developer shall have duly executed and delivered the Purchase and Sale Agreement to City, City shall enter into the Purchase and Sale Agreement to acquire the City Site. 7.10 Prior Development Agreement and Residential Planned Development Permit. City agrees that the previous Development Agreement No. 1998- 02 for the Property, approved by the City Council by Ordinance No. 257 are both rescinded upon the Operative Date of this Agreement. City further agrees that the approval of Residential Planned Development Permit No. 1996-01 and 1999-04 approved by the City Council have expired due to lack of Project inauguration by Developer. 7.11 Affordable Housing. City agrees for purposes of Subsection 6.13(t) of this Agreement that Cathay Bank is not considered an affiliate of Developer. City at its sole discretion may select lenders, escrow, title and other service providers for the sale of the affordable units in the Project. 8. Supersession of Agreement by Change of Law. In the event that any state or federal law or regulation enacted after the date the Enabling Ordinance was adopted by the City Council prevents or precludes compliance with any provision of the Agreement, such provision shall be deemed modified or suspended to comply with such state or federal law or regulation, as reasonably determined necessary by City. -27- 110 9. Demonstration of Good Faith Compliance. In order to ascertain compliance by Developer with the provisions of this Agreement, the Agreement shall be reviewed annually in accordance with Moorpark Municipal Code Chapter 15.40. of City or any successor thereof then in effect. The failure of City to conduct any such annual review shall not, in any manner, constitute a breach of this Agreement by City, diminish, impede, or abrogate the obligations of Developer hereunder or render this Agreement invalid or void. ' At the same time as the referenced annual review, City shall also review Developer's compliance with the MMRP. 10. Authorized Delays. Performance by any Party of its obligations hereunder, other than payment of fees, shall be excused during any period of "Excusable Delay", as hereinafter defined, provided that the Party claiming the delay gives written notice of the delay to the other Parties as soon as possible after the same has been ascertained. For purposes hereof, Excusable Delay shall mean delay that directly affects, and is beyond the reasonable control of, the Party claiming the delay, including without limitation: (a) act of God; (b) civil commotion; (c) riot; (d) strike, picketing or other labor dispute; (e) shortage of materials or supplies; (f) damage to work in progress by reason of fire, flood, earthquake or other casualty; (g) failure, delay or inability of City or other local government entity to provide adequate levels of public services, facilities or infrastructure to the Property including, by way of example only, the lack of water to serve any portion of the Property due to drought; (h) delay caused by a delay by other third party entities which are required to approve plans or documents for Developer to construct the Project, or restrictions imposed or mandated by such other third party entities or governmental entities other than City, (including but not limited to, Ventura County Watershed Protection District); or (i) litigation brought by a third party attacking the validity of this Agreement, a Project Approval, a Subsequent Approval or any other action necessary for development of the Project. 11. Default Provisions. 11.1 Default by Developer. The Developer shall be deemed to have breached this Agreement if it: (a) practices, or attempts to practice, any fraud or deceit upon City; or willfully violates any order, ruling or decision of any regulatory or judicial body having jurisdiction over the Property or the Project, provided that Developer may contest any such order, ruling or decision by appropriate proceedings conducted in good faith, in which event no breach of this Agreement shall be deemed to have occurred unless and until there is a final adjudication adverse to Developer; or -28- 111 (b) fails to make any payments required under this Agreement within five (5) business days after City gives written notice to Developer that the same is due and payable; or (c) breaches any of the other provisions of this Agreement and fails to cure the same within thirty (30) days after City gives written notice to Developer of such breach (or, if the breach is not able to be cured within such thirty (30) day period, Developer fails to start to cure the same within thirty(30) days after delivery of written notice by City of such breach or fails to thereafter diligently prosecute the cure to completion). 11.2 Default by City. City shall be in breach of this Agreement if it breaches any of the provisions of this Agreement and fails to cure the breach within thirty (30) days after Developer gives written notice to City of the breach (or, if the breach is not able to be cured within such thirty (30) day period, City fails to start to cure the same within thirty (30) days after delivery of written notice from Developer of such breach or fails to thereafter diligently prosecute the cure to completion). 11.3 Content of Notice of Violation. Every notice of breach shall state with specificity that it is given pursuant to this section of this Agreement, the nature of the alleged breach, and the manner in which the breach may be satisfactorily cured. Every notice shall state the applicable period to cure. The notices shall be given in accordance with Section 20 hereof. 11.4 Remedies for Breach. The Parties acknowledge that remedies at law, including without limitation money damages, would be inadequate for breach of this Agreement by any Party due to the size, nature and scope of the Project. The Parties also acknowledge that it would not be feasible of possible to restore the Property to its natural condition once implementation of the Agreement has begun. Therefore, the Parties agree that the remedies for breach of this Agreement shall be limited to the remedies expressly set forth in this subsection. The remedies for breach of the Agreement by the City shall be injunctive relief and/or specific performance. The remedies for breach of the Agreement by the Developer shall be injunctive relief and/or specific performance. In addition, and notwithstanding any other language of this Agreement, if the breach is of Subsection 6.13 or 6.14 of this Agreement, City shall have the right to withhold the issuance of building permits from the date that the notice of violation was given pursuant to Subsection 11.3 hereof until the date that the breach is cured as provided in the notice of violation. -29- 112 Nothing in this subsection shall be deemed to preclude City from prosecuting a criminal action against Developer if it violates any City ordinance or State statute. 12. Mortgage Protection. 12.1 Discretion to Encumber. The Parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner, at Developer's sole discretion, from encumbering the Property or any portion thereof or any improvements thereon then owned by such person with any mortgage, deed of trust or other security device ("Mortgage") securing financing with respect to the Property or such portion. Any mortgagee or trust deed beneficiary of the Property or any portion thereof or any improvements thereon and its successors and assigns ("Mortgagee") shall be entitled to the following rights and privileges. 12.2 Lender Requested Modification/Interpretation. City acknowledges that the lenders`providing financing to Developer for the Property may request certain interpretations and modifications of this Agreement. City therefore agrees upon request, from time to time, to meet with Developer and representatives of such lenders to discuss in good faith any such request for interpretation or modification. The City will not unreasonably withhold • its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement, provided, further, that any modifications of this Agreement shall be subject to the provisions of this Agreement pertaining to modifications and amendments. 12.3 Mortgage Protection. This Agreement shall be superior and senior to the lien of any Mortgage. Notwithstanding the foregoing, no breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any binding and effective against the Mortgagee and every owner of the Property, or part thereof, whose title thereto is acquired by foreclosure, trustee sale or otherwise; provided, however, Mortgagee and such owner shall not be responsible for any matters that occurred prior to their acquisition of the Property or such portion. 12.4 Written Notice of Default. If a non-monetary default is not cured by Developer within thirty (30) days after written notice by City to Developer or a monetary default is not cured with in five (5) days after written notice by City to Developer, then each Mortgagee shall be entitled to received written notice from City of the applicable default by Developer under this Agreement provided the Mortgagee has delivered a written request to the City for such notice and shall have provided its address for notices in writing to the City. Each such Mortgagee shall have a further right, but not the obligation, to cure such default for an additional period of thirty (30) days after delivery of such notice of default by City to the Mortgagee. City -30- 113 shall not commence legal action against Developer by reason of Developer's breach without allowing the Mortgagee to cure the same as specified herein. 13. Estoppel Certificate. At any time and from time to time, Developer may deliver written notice to City and City may deliver written notice to Developer requesting that such Party certify in writing that, to the knowledge of the certifying Party, (i) this Agreement is in full force and effect and a binding obligation of the Parties, (ii) this Agreement has not been amended, or if amended, the identity of each amendment, and (iii) the requesting Party is not in breach of this Agreement, or if in breach, a description of each such breach. The Party receiving such a request shall execute and return the certificate within ten (10) days following receipt of the notice. City acknowledges that a certificate may be relied upon by successors in interest to the Developer who requested the certificate and by holders of record of deeds of trust on the portion of the Property in which that Developer has a legal interest. 14. Administration of Agreement. Any consent or approval herein to be given by the City may be given by the City Manager provided it is express and is in writing. Any decision by City staff concerning the interpretation and administration of this Agreement and development of the Property in accordance herewith may be appealed by the Developer to the City Council, provided that any such appeal shall be filed with the City Clerk of City within ten (10) days after the affected Developer receives written notice of the staff decision. The City Council shall render its decision to affirm, reverse or modify the staff decision within thirty (30) days after the appeal was filed. The Developer shall not seek judicial review of any staff decision without first having exhausted its remedies pursuant to this section. 15. Amendment or Termination by Mutual Consent. In accordance with the provisions of Chapter 15.40 of the Moorpark Municipal Code of City or any successor thereof then in effect, this Agreement may be amended or terminated, in whole or in part, by mutual consent of City and the affected Developer. 15.1 Exemption for Amendments of Project Approvals. No amendment to a Project Approval or Subsequent Approvals shall require an amendment to this Agreement and any such amendment shall be deemed to be incorporated into this Agreement at the time that the amendment becomes effective, provided that the amendment is consistent with this Agreement and does not alter the permitted uses, density, intensity, maximum height, size of buildings or reservations and dedications as contained in the Project Approvals or Subsequent Approvals. 16. Developer Indemnification. Developer shall indemnify, defend with counsel approved by City, and hold harmless City and its officers, employees and agents from and against any and all losses, liabilities, fines, penalties, costs, claims, demands, damages, injuries or judgments arising out of, or resulting in any way -31- • 114 from, Developer's performance pursuant to this Agreement including, but not • limited to, Developer's construction of the Project on the Property and construction of improvements on the City Site and any injury sustained by any person in connection with the construction or partial construction of buildings and improvements on the Property and City Site. Developer shall indemnify, defend with counsel approved by City, and hold harmless City and its officers, employees and agents from and against any action or proceeding to attack, review, set aside, void,or annul this Agreement, or any provision thereof, the environmental documents prepared and approved in connection with the approval of the Project, or any Project Approval or Subsequent Approval or modifications thereto, or any other subsequent entitlements for the project and including any related environmental approval. 17. Time of Essence. Time is of the essence for each provision of this Agreement of which time is an element. 18. Operative Date. As described in Section 1.5 above, this Agreement shall become operative on the Operative Date, being the date the Enabling Ordinance becomes effective pursuant to Government Code Section 36937. 19. Term. This Agreement shall remain in full force and effect for a term of twenty (20) years commencing on the Operative Date or until one year after the issuance of the final building permit for occupancy of the last unit of the Project whichever occurs last, unless said term is amended or the Agreement is sooner terminated as otherwise provided herein. Expiration of the term or earlier termination of this Agreement shall not automatically affect any Project Approval or Subsequent Approval or Building Permit or Final Building Permit that has been granted or any right or obligation arising independently from such Project Approval or Subsequent Approval or Building Permit or Final Building Permit. Upon expiration of the term or earlier termination of this Agreement, the Parties shall execute any document reasonably requested by any Party to remove this Agreement from the public records as to the Property, and every portion thereof, to the extent permitted by applicable laws. Notwithstanding the foregoing, the following shall survive the expiration or earlier termination of this Agreement: (i) all obligations arising under this Agreement prior to the expiration or earlier termination of this Agreement; and (ii) Subsection 6.23 of this Agreement. 20. Notices. All notices and other communications given pursuant to this Agreement shall be in writing and shall be deemed received when personally delivered or upon the third (3rd) day after deposit in the United States mail, registered or certified, postage prepaid, return receipt requested, to the Parties at the addresses set forth in Exhibit"C" attached hereto and incorporated herein. -32- 115 Any Party may, from time to time, by written notice to the other, designate a different address which shall be substituted for the one above specified. 21. Entire Agreement. This Agreement and those exhibits and documents referenced herein contain the entire agreement between the Parties regarding the subject matter hereof, and all prior agreements or understandings, oral or written, are hereby merged herein. This Agreement shall not be amended, except as expressly provided herein. 22. Waiver. No waiver of any provision of this Agreement shall constitute a waiver of any other provision, whether or not similar; nor shall any such waiver constitute a continuing or subsequent waiver of the same provision. No waiver shall be binding, unless it is executed in writing by a duly authorized representative of the Party against whom enforcement of thewaiver is sought. 23. Severability. If any provision of this Agreement is determined by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement shall be effective to the extent the remaining provisions are not rendered impractical to perform, taking into consideration the purposes of this Agreement. 24. Relationship of the Parties. Each Party acknowledges that, in entering into and performing under this Agreement, it is acting as an independent entity and not as an agent of any of the other Parties in any respect. Nothing contained herein or in any document executed in connection herewith shall be construed as creating the relationship of partners, joint ventures or any other association of any kind or nature between City and Developer,jointly or severally. 25. No Third Party Beneficiaries. This Agreement is made and entered into for the sole benefit of the Parties and their successors in interest. No other person shall have any right of action based upon any provision of this Agreement. 26. Recordation of Agreement and Amendments. This Agreement and any ' amendment thereof shall be recorded with the County Recorder of the County of Ventura by the City Clerk of City within the period required by Chapter 15.40 of the Moorpark Municipal Code of City or any successor thereof then in effect. 27. Cooperation Between City and Developer. City and Developer shall execute and deliver to the other all such other and further instruments and documents as may be necessary to carry out the purposes of this Agreement. 28. Rules of Construction. The captions and headings of the various sections and subsections of this Agreement are for convenience of reference only, and they shall not constitute a part of this Agreement for any other purpose or affect interpretation of the Agreement. Should any provision of this Agreement be found to be in conflict with any provision of the Purchase and Sale Agreement, the Project Approvals or the Subsequent Approvals, the provision of this Agreement shall prevail. -33- 116 • 29. Joint Preparation. This Agreement shall be deemed to have been prepared jointly and equally by the Parties, and it shall not be construed against any Party on the ground that the Party prepared the Agreement or caused it to be prepared. 30. Governing Law and Venue. This Agreement is made, entered into, and executed in the County of Ventura, California, and the laws of the State of California shall govern its interpretation and enforcement. Any action, suit or proceeding related to, or arising from, this Agreement shall be filed in the appropriate court having jurisdiction in the County of Ventura. 31. Attorneys' Fees. In the event any action, suit or proceeding is brought for the enforcement or declaration of any right or obligation pursuant to, or as a result of any alleged breach of, this Agreement, the prevailing Party shall be entitled to its reasonable attorneys' fees and litigation expenses and costs, and any judgment, order or decree rendered in such action, suit or proceeding shall include an award thereof. 32. Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be deemed an original, .but all of which constitute one and the same instrument. 33. Authority to Execute. Developer warrants and represents that to its knowledge as of the Operative Date and with respect to each entity that is defined as Developer: (i) it is duly organized and existing; (ii) it is duly authorized to execute and deliver this Agreement; (iii) by so executing this Agreement, Developer is formally bound to the provisions of this Agreement; (iv) Developer's entering into and performance of its obligations set forth in this Agreement do not violate any provision of any other agreement to which Developer is bound; and (v) there is no existing or threatened litigation or legal proceeding of which Developer is aware that could prevent Developer from entering into or performing its obligations set forth in this Agreement. -34- 117 IN WITNESS WHEREOF, the Parties have executed this Development Agreement effective as of the Operative Date. CITY OF MOORPARK Janice S. Parvin, Mayor ATTEST: Maureen Benson, City Clerk MP GROUP, LLC, a California limited liability company By: Pacific Housing, LLC, Manager By: • Nelson Chung, Manager MOORPARK HOMES, LLC, a California limited liability company By: Pacific Communities Builder, Inc., Manager By: Nelson Chung, President CLP INVESTMENT, LLC, a California limited liability company By: Christine Chung, Manager -35- 118 EXHIBIT "A" LEGAL DESCRIPTION Legal description will be inserted prior to the second reading of the Development Agreement Ordinance. -36- 119 EXHIBIT "B" LEGAL DESCRIPTION OF CITY SITE -37- 120 EXHIBIT "B" LEGAL DESCRIPTION within LOT "K" TRACT L, RANCHO SIMI per 5 MR 5 That portion of Parcel"C"of that certain"Notice of Approval for Lot Line Adjustment"No.99-l, in the City of Moorpark, County of Ventura, State of California, recorded as Document No. 1999- 0221273-00 of Official Records, being a portion of Lot"K", Tract"L", Rancho Simi as per map filed in Book 5,Page 5 of Miscellaneous Records(Maps),All in the Office of the County Recorder of said County more particularly described as follows: BEGINNING at the southwest corner of said Parcel "C" being a point of intersection with the south line of said Lot"K" and the west line of Leta Yancy Road (formerly Liberty Bell Road 40 feet wide) as shown on the Map of Tract No. 4147 filed in Book 112, Page 7 of Miscellaneous Records (Maps)of said County; 1t Thence, along said west line of Leta Yancy Road, North 0°27'05"East 509.24 feet to a point of intersection with the west line of the land described in the deed recorded May 4, 1993 as Document No. 93-079362 of Official Records; 2nd Thence, along the west line of said deed, North 4°07'20"West 13.55 feet to a point of intersection with a line which is parallel with and 490.94 feet south of the north line of Lot"K", said north line also being the centerline of Moorpark Road; 3rd Thence,along said parallel line North 89°32'10"West 178.78 feet; 4th Thence, at right angles South 0°27'50"West 442.62 feet to the intersection with the south line of said Lot"K"; 5th Thence, along said south line of Lot"K", South 65°32'07"East 197.01 to the POINT OF BEGINNING. CONTAINING: 1.993 Acres, more or less. SUBJECT TO: All covenants, Rights,Rights-of-Way and Easements of record. EXHIBIT"B": Attached and by this reference made a part hereof. 00,1. LAO 4o Fo 10/28/2016 y Matthew J. Vernon Date No.PLS 7553 f PLS 7553 1/›- C 7179-ex00i.do= lF or CIA-\‘ Page 1 of 1 I 121 EXHIBIT "C" ADDRESSES OF PARTIES To City: City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Attn: City Manager To Developer: Pacific Communities • -39- 122 MB 'IN rr' Los An@eles Avenue it ` 7.ins. e� - �U5-TUr!?OU� _ „ r liklIllrIMSMIEEFMIEFARSPELMTEP .IM41"BarfMISZ1- - �� � � � � -�� I.��' � I €, 7177:4111k: '��� _ _��� .� � _ f_ -► .-: _ �_J~-�� a�e� _- �� 1` � .�� r� _ '� � r �' � ,•r .I Fr � � - - - - -- ' - /- - - - - _ __ ���Ii(S ,�-. - -_ 'lJ��.r� � _ - � �707 !"'.a''!IQ `�i�a�_ ,z<�1,^i� �;��, - ��i - '� �4 �"711111174111141:::. �, � / 4�llhi,; ai IIS ]4 fp �`�t� + `� �� �cdn �it ,irmi , ■ ■■■=_'ri T,....i■rk�■!_�'�• ❑ 5.3 5.2° / � '. ■ -P � �. 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D Dedication b City , k+104 II :pill01 �; 6c9 r.2 ' • ZRB �� . 4'9 _00? • - L-o (SFR) 11 1 `; BE i�l E 5� 0;`00 100° Garage Side-In Side-In - \ , . i 1 0 te a 7 - 'p � ISS{ 1 /-33.0 /-33.0' ,V0 \�� --- --- = - Zoo PLAN - - W 33 35.7 37.7 35.7 35.7 37.7 1 , ' T 1' ■ � 111 _cod� r = cd PA SF 1834 2061 2324 2492 2539 2788 kib- -- LOT 1-i �- ' � ��� '- riii 5� o / future 1 g 3 L `'F S TO R Y Play Plan 2 Plan 3 Plan 4 Plan 5 Plan 6 Total _ �\ =_ - 0 . , op --_ - - 5 �s Dedication to is / Phase - = ' I \ • .1k) /-35.7' 35.7' :1,4 Model 1 1 1 3 �� { / PLAN 2 l' - - VERBENA Lot W 31' 34' 34' 48' imiid*, , I ' �� / 5�1,. / o • 2 3 3 4 2 12 EAST / 5� / 4 - - - (DETACHED CONDO) , p�' i ' == / �/� �33 - .,--- / _ 1 2 2A 2RA 4 1 4 1 1 5 2 14 Lot L 56 57 56 57 \\I-7111,101 - 061 �F �TOY _ Plan Plan Lar -'a / /j/ _ E PLAN 1 a Q Phase Plan 1 Plan Plan 3 Total / / r 7 1 4 1 2 1 9 414x is; Olio 0 :7,..::/y // / - e.' 37.7' 37.7' L 1 A l l 1 RA / . �� PLAN 3 -1L33 S .I SF 1433 1767 1984 2255 / / T 9 1 1 1 2 4 9 �TO�Y f21.0 f21.0 , _ �� - �. 3A. 3RA Model 1 1 1 3 f / / / i rill' i .� L 10 3 4 2 1 2 1 13 PLAN 2 24-0'� f24-0' l l _ a _ 232LSF STOGY o 0 1 3 6 4 2 15111111,----`41"--,--- - ,.� r 12 3 3 1 3 10 leiill �, IL,.35.7'- ,/ SF II ri 111 / / /■/ • .w % / i / 9-.- • • *■ 1 " 35.7' 35.7' 1 �V� L n n L / 2A 'RA 3 3 4 3 4 145_ fir • / / / / • /� . 4 „40 * , 1 PLAN4 13 1 2 1 2 1 2 9 .ideiiii' ` / / / % / ' / _ ' �2 4.o'er X24.o/ 5 3 5 4 3 i '�� / / /- • ' ''*.'''411110k0-6-4. . - 15 2 1 1 2 3 9 PLAN 3 �// , - 1~ / 2 4A 4RA Ns4° 43'45"E / j �■ - . c _ ` I 6 o �' 6 2 6 3 4 15 5.55' / / ;�, L 92 SF STOGY SIDE- I \ 17 2 3 2 2 1 3 13 3 T r 3A 3RA _ I / ^� �� 198 SF STOGY / ,,j--- ^ 8 2 8 7 3 20 / / 1 35.7' / 35.7' 18 2 1 1 2 3 4 13 7-33.C,' / X33.0' • PLAN 5 11 4 7 6 1 18 / �q\ -� s� � - ' TI 19 2 1 3 4 4 14 t / i . , 5RA PLAN 414X 401, / . Ell v T MI4RA " 14 6 5 5 1 17 \ •L 20 2 3 4 9 �. / ,Ir 1 2539 SF STOGY A • 16 2 7 5 - 14 L ■ . 21 1 1 2 1 2 1 8 2 /-33.0 .IL33.0'ff �' "IF - 37.7' 37.7' f SF STOGY : . 25 49 38 19 °' r . " i .�• ' PLAN 6 \ \ BO 1 3 1 1 1 1 8 2255 - CI ' Total 131 ' .' � `:- -- - ,. • Total 15 36 13 23 37 29 153 • % 19% 37% 29% 14% 100% - 2 6A 6RA 'co N:� '� 2755 SF STOGY • \ \ 0 0 0 0 0 0 0 0 fir �, ■ • ill I) /0 10 /0 24 /0 8 /0 15 /0 24 /0 19 /0 100 /o - - - - r MMMIEr. willerlipillrir I , - - , I a 11 I TOTAL AREA CALCULATIONS OPEN SPACE CALCULATIONS RESIDENTIAL PLA \ NED RESIDENTIAL PLANNED DESCRIPTION AREA Ac Common Open Space Area (Ac) 3EVELOPNENT ( SPD) DEVELOPMENT (PPD)- CONT'D CONCEPTUAL SITE PLAN Single Family (Lots 1 -153) Clubhouse/ ec Center Single Detached Single Detached 13.21 Lot 154 0.50 Family Condo Family Condo LEGEND . Detached Condos (Lots 11 .34 Open Space Lots A-F 3.18 Lot Area 3,29D SF N/A Lot Area 3,290 SF N/A 155-162/Units 1 -131 ) VCWPD Future Dedication Building Setbacks Parking 17)11k I k 14 C 10 FUCHSIA (SFR) PACIFIC ARROYO Private Streeets (Lots -V) 7.11 Lot GBcH 3.39 10' to side - Garage 2 car private garage, per �2 VERBENA (DETACHED CONDO) Common Open Space - Front load garage, 5, dwelling unit; Q RECREATION CENTER (Lot 154) Clubhouse {Lot 154) 0.50 Lots 155-162 2,76 8' to living additional parking TIS 4Q LINEAR PARK ( LOT C & D) Open Space (Lots A-F) 3.1 8 Total Common Open Space 9.83 space on-streeabl ) parking C�M.l'�/ILJl\TI S VCWPD Future Dedication 3.39 10' between © LA AVENUE LMD LANDSCAPE (LOT A,& B) - side 5' Q6 MAIN ENTRY (Lots G&H) Private Open Space - buildings Open Space 450 SF, 450 SF, SCALE : 1150 Q SECONDARY ENTRY VTTM 5882 PROJECT TOTAL 38.73 p Street Side 10 10' - Private Private Open Space - Rear 13' 3' to garage Open Space 13' min. 10' min. ® MULTI PURPOSE DETENTION BASIN 1 (LOT F) Lots 1 153, 155 162 9.33 Maximum Building Height dimension dimension AREA CALCULATIONS - Common Refer to Area Calculation 09-06-2017 REV Q9 MULTI PURPOSE DETENTION BASIN 2 (LOT E) DESCRIPTION AREA Ac Total Open Space - Dwelling 35' 35' 0 en S ace Tables M. SECONDARY EXITCITY OF MOORPARK City Owned Parcel 1 .64 (Common and Private) 19.16 Units p p p 9 On-street parking 159 spaces ®- ACCESS TO TRAIL @ DRAINAGE CHANNEL Swap Parcel 1 .64 Open Space, Percenta e - Accessory 15' 15' Single Family of Project Total 49% Structures © 9'x18' VERBENA PRIVATE PARKING SPACE Leta Yancy Road Street 0.16 - Patio Cover 12' 12' On-street parking 186 spaces P 8'x24' VERBENA PRIVATE PARKING SPACE Dedication Detached Condo INDEX Index Sheet Plan 1 Plan 4/4x - 1.1 Plan 1 - Floor Plan 4.1 Plan 4 - Floor Plan 1.2 Plan I - Roof Plan 4.2 Plan 4x - Floor Plan 1.3 Plan 1 - Front Elevations 4.3 Plan 4/4x - Roof Plan 1.4 Plan 1 -A-Spanish Front, 4.4 Plan 4 - Front Elevations Sides & Rear Elevation 4.5 Plan 4x - Front Elevations 1 1.5 Plan 1 - B-Craftsman Front, 4.6 Plan 4 -A-Spanish Front, Sides & Rear Elevation Sides & Rear Elevation 1.6 Plan I - C-Tuscan Front, 4.7 Plan 4x -A-Spanish Front, g rd Sides & Rear Elevation Sides & Rear Elevation 4.8 Plan 4 - B-Craftsman Front, CLI Sides & Rear Elevation g Plan 2 a4 4.9 Plan 4x - B-Craftsman Front, .��,,.�„� Sides & Rear Elevation l . - i 2.1 Plan 2 - Floor Plan 4.10 Plan 4 - C-Tuscan Front, ,,, 1'a ;. -- 'ill I � ' �iiiI. , I 2.2 Plan 2 - Roof Plan Sides & Rear Elevation r. o a y ,: 2.3 Plan 2 - Front Elevations ., 4.11 Plan 4x - C-Tuscan Front �" 2.4 Plan 2 -A-S apish Front, P Sides & Rear Elevation 14# • 'as }' Sides & Rear Elevation .e19 ii° `*4` " ' 2.5 Plan 2 - B-Craftsman Front, . 'i: � y�' II I • •'" ,N1I,.`m,1 �,�..;�� Nil •� Sides & Rear Elevation °`�� --7: ,.: 4 Street Scene =' ����� �^ — 'Z3 2.6 Plan 2 - C-Tuscan Front, ,...c1 Sides & Rear Elevation g (1) Plan 3 3.1 Plan 3 - Floor Plan 3.2 Plan 3 - Roof Plan Ver en a 3.3 Plan 3 - Front Elevations 3.4 Plan 3 -A-Spanish Front, a t Pacific Arroyo Ela 3.5 Plan 3 - B-Craftsman Front, Single-Family Detachecl K P 1 IRe. Sides & Rear Elevation Moorpark, California KNITTER PARTNERS 3.6 Plan 3 - C-Tuscan Front, INTERNATIONAL, INC. Sides & Rear Elevation Pacific Communities Builder I Inc. architecture & planning 1401 DOVE ST. SUITE 240 NEWPORT BEACH,CA 92660 PHONE: (949)752-1177 FAX (949)752-0151 MANI NRTER CON •KNITTER PARTNERS INTERNATIONAL,INC. ALL RIGHTS RESERVED 2016. 15036 09-06-2017 IS 21'-0"/ / / 16'2" / 4'-10" / 21'-0" / S-2 / S-0 4'-10" � -0/4'-0" -d) _\ \ \ o\ \ \—\ \ „---, �11 o BATH 1 ti I— \� E�t`=�! P \ ® 0 c ''I._, KITCHEN Ni � I MI _ O op ENTRY do , D BEDROOM 1 = 11 DINING SLIDING DOORS ED -----\\\, Irr'd m - i i i i f'I un HALL 1 \— �^ O GREAT W 1 ROOM CIO m BEDROOM 4 ® (!WDp,-- Q A I 111 \ ° \ \ \ I \ AIli> ] O ; \7 /b1- 14 ® _1 H Er, . i' BATH 2 \ % tt\ 1--1 di' 4 \ (N 2-CAR GARAGE RV O0 tv BEDROOM 3 b tq BEDROOM 2 r 0 Z _ \O\ r imi Cif) \ \ _1 1- (N \ \' _d _, 'A \ W Q / 10-S" / 10'-4" / 2- "016'=0" ,11,,2,...p. 21.-0° 21,0 SECOND FLOOR FIRST FLOOR PLAN l A - FLOOR PLAN PLAN 1 SQUARE FOOTAGE FIRST FLOOR 531 sq ft 16036-PCB MOORPARK II + �a f �a SECOND FLOOR 1483902 sq ft K P I Verbena at, Pacific Arroyo TOTAL sq ft GARAGE 427 sq ft PORCH 12 sq ft FOR A�Aren UM CY,-o=AAA"A.Tuu1110 WE as MIN KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 14010ove ST.SUITE 299 BEACH 0 4 B NPHONE: (949)752-111770 9 .1 I 1 12,A1/O915 PACIFIC COMMUNITIES 3UILDER, INC. FAX: (9rv4 75-151 71 H iY 1 H H H U1 4:12 L v 4:12 _-- ��12 yam/ W PLAN lA - ROOF 16096-PCB MOORPARK II Verbena at Pacific Arroyo KP I IIII KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC, architecture&planning MOO RP AR]K, CALIFORNIA 1401 DOVE ST,SUITE 290 A 0 4 B NEWPORT PHONE: (949)752-117710 • .L 1 12,0,6015 PACIFIC COMMUNITIES 3UILDER, INC. FAX: (9rv9)752 0151 TOP RATE \ '� .°.-.. LI 1 •' ' s„ „ MSN ■■ : AA . SPANISH COLONIAL DESIGN ENHANCEMENTS s �� IIS 11111 tir S t 1.Smooth finish stucco is most common;sometimes the smooth finish is ` z z 'C—E _• r'-',V; -; over an irregular subsurface. ' '�•k • "' f 2. Low pitched side gable or cross-gabled roof;sometimes hipped. ,' '; . 3. Front porches. 51. f , • 4.Arches above principal windows and doors are common. 1 ; . .;1lar-111 , 5. Rooflinc is integral to the style's character,multiple intersecting roof elements that complement massing. ® ii Ar' 1. _ \ A - Spanish - Color Scheme 1 W u) , TOP PLAT „.%4,yT CRAFTSMAN DESIGN ENHANCEMENTS • • ■ 1.Light lace to smooth stucco,clapboard or siding w/stone or wainscoting. a >: H 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches are most common. �. H 3.Decorative beams,braces,struts and corbels under gables. P _ 1"1 4.Roof rafter tails exposed at caves. • t:'a�a ' at 5.Porch columns or piers with sloping(battered)sides. �i �MU ;:; a ` jl 6.Windows arc vertically proportioned and may be place together �•,-i .!i_11H •_ ,.� i'" ,. in groups of three or more, ill II NMI q ` _, ,..., u, "_'• B - Craftsman - Color Scheme 4 W Q { Illy "AI :44,14.,6-1,,,, � II " TUSCAN DESIGN ENHANCEMENTS a _ $l n'Ti�tlw _ { t h 1.Fine steel-toweled or smooth stucco textured façade w/stone or brick. •/` T 2.Clay roof tiles;sometimes stacked randomly. F'. . • e' 3.Rough-sawn fascia boards or rough-sawn rafter tails. L Y ` .C= V ?�-10. ..ii o ate, �� t 4.Slopcd roofed porches or bracketed shed roofs over entry points. ��-'/ ' —_I .c e. . .,' 5.Rustic wood shutters hinged at top headers or anchored at sides of jambs. �lcO I_ —witi. II' l{ r � O mnaai C - Tuscan - Color Scheme 7 PLAN 1 - ELEVATIONS 16096-PGB MOORP.diK II Verbena at Pacific Arroyo KPI II KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 DOVE ST.SUITE 240 0 , s NENPOR:PHONE.949),'52-;7770 1 ,2,0;2015 PACIFIC COMMUNITIES BUILDER, INC. FAX.M 9nmau_a,51 1 .3 \ TCP Pure _ TOM: \ r..x;,,. _ TOP KAT �IarulE raruE ..T(!.•."' ! ," r1 1. royri�.,.. z S \ \RAS \ \ , . - • KP RATE TCP PLATE i" i''., II .0t.::.., 4 . mi �Q Qa . ..4:1.„ j, ... iy. ' .,,.„7.r \ \TCP CFO \ \ \ �'--' '-- '`----'�.---- � rout .Aa. E +.;y - s. LEFT ELEVATION A FRONT ELEVATION A w V) a a H H 1, 1 I \ w \ TOP MreTOP PLATE \ \ TOP PLATE -- IMPUTE \ U) ague , ronl�F a�uE — 111111111 111111110 w \___1• 12,PLATE XP MTC TOP P" - TCI MATE ,�Ic Lie 1pILlE POI UM ICH Lie -i. =i®L `. s4 Q - u-4 �®®c Qs _ _==11_ \ \r1R LK _. TOP QCO67 TOP Cr OPS ==== TOPQ 11 \ RIGHT ELEVATION A REAR ELEVATION A PLAN 1- ELEVATIONS 15038-PCB MOORPARK II Verbena at Pacific Arroyo KPI IIII KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 OOVE ST.SUITE 240 NEWPORT BEACH,CA 92660 12/11/2616 PACIFIC COMMUNITIES BUILDER, INC. PFA (9' '' 151 1.4 • Ta MR 1 Ta MR ::1•-- • .• - - TOP MR • .I -; - 1• iliii s Q Q a ® MN �p i \ \ruin\ TOP UTE--.r roue\ \ 'W.. _>. > Ctti wW 9 Q , 4� &Ii • irIfl RRIS\ \ LEFT ELEVATION B FRONT ELEVATION B W VI a a H H H WI \ w \ Ta MR \TOP RATE N. \ TCP MR - -. __ Ta MR \ V1 A . ... Tz:_4 • • 4 � "-4 ❑ ❑ ❑, ❑ 4i- N W \ \"�UNE - rue \ \ \~"� y" \ \ Q \ TCP MR TOP MTC \�MR TOP MR �r0�1LIE NM LIE �rOLTL1E LONLie _- •1 9®®I I _- 4 4 - -4 1 1®®I= q = :: == \ \RRUPC '" -- - - - TOP aGI® \ \TCP aaM L `, --ai®I=I d`` ' Taa RIGHT ELEVATION B REAR ELEVATION B PLAN1- ELEVATIONS 15036-PCB MOORPARK II Verbena at Pacific Arroyo KPI II KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL. INC. architecture&planning MOORPARK, CALIFORNIA 1401 DOVE ST.BMX 240 NEWORT BEACM,CA 92660 iiIii 12/8/66,6 PACIFIC COMMUNITIES BUILDER, INC. `949)7 0151 1.5 \ II • TW RATE TW RAM «. r �. TW RAZ i _t \ \RR LIE S RR LK\ \ : - .. . .a.t -] ��IAE I o 111 "'.Vc.: .. v ?-:.. - _ . ir T it 1 , a' 6J h 1 i o aJ <p ' a h h H .. iii .. h '' . !;!. \ \ --` `-- �� ---- ' T MLIE\ \ -_A, ,— —.. LEFT ELEVATION C FRONT ELEVATION C W a a H H I : \ Wm \ 70P Mrz ' TW RATE \ \ TW MTC ..�... ............",..-. 2=7.••272:;..:.:----7--°^4-•-•"----'4-'—' - —'—'— TW MTC \ V 1 a�uc 'a+LK \ ague ` \ n= ronu[�c oZ Zb r , ti zo U) ES W \ \nR LITE = MR DE \ \ \ \nR LIE - PLR LIIE \ c�v Q\ TCP Mrz H TW MTC \ N�Mrz =MAT MOIL LIE = ION LIE�L N1g1 L1E ICMLIE 4 _ = �1 E 1®1 In _ „ 9 1 11 1®L `9 71) I 11Q0�� \ \mute - - - Tar W a+®\ \ \ \TW C 0+6 1 I - t~ WC, \ RIGHT ELEVATION C REAR ELEVATION C PLAN 1— ELEVATIONS 16030-PCB MOORPARK ii Verbena at Pacific Arroyo KPI KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL. INC. architecture&planning MOORPARK, CALIFORNIA 1401 OOVE 67.SOITE 240 NEWORT BEACM,CA 92660 iiIii 12/0/2006 PACIFIC COMMUNITIES BUILDER, INC. (9.' '' 0f51 1.6 / 241_011 / / 241_011 / / I'-8" / 6'-4" / / T-4" / 10'-4" / 6'-4" / / 141_011 /31_611• OII/31- ll/ /31_811 •/31_611/ 101_411 /3'_011/31_411/ /3'-8"/ 10'-4" / "7-b'/ 5'-0" ,'-8R/�J Y a o\ \ . \ ®\ \ \ \\ \ \ ``� \ =gy m i �� i s).\ \(.1%. \ gI ENTR . (,.::j-\\ O MASTER BEDROOM I c GREAT u, s ROOM cv M.BATH 0 f DINING ' \ ® m ,r £ • CN a co \ I (-- b� ' I I p \ II \ II * \ m i Ft i ii c4 �� 1 W.I.C. II N p-----L r- I+ i 1 HALL 1L-------__JI_ PAflTRY D `: \ \ \ t ® v• O KITCHEN �_m , --_ LAUNDRY • -----I'-l=am:`,=� �c�. 1T IS iT+ PWDR // i 1 ---ai�S`_ 14 ' O S4 \,_ BEDROOM 2 ® kfp7 /�Y�y - I 2-CAR GARAGE a� W Tr, BEDROOM 3 \ \ I{ # , W.I.C. II q re z ii \ I I r BATH 2 v CO`� I W in aooa I1 \ \ \ I \ ci / 4'-8" Jb'J.'-I�'4'-10" / II II II II II / 5_' / ' / �'_2 ( 6_8 / //b16-0 6/./ / 11'-2" 12-10" / / 5'-0" / I'-0" -011 / 14I-011 / / 241-011 / SECOND FLOOR FIRST FLOOR PLAN 2A — FLOOR PLAN PLAN 2 SQUARE FOOTAGE FIRST FLOOR 668 eq 1t 15036-PCB MOORPARK II SECOND FLOOR 1eq it K P I _ a aArroyo TOTAL 1767767 sq 1t Ver Dena at ?acific Ay�1y�oy0 GARAGE 479 sq it FOR rnnrIECTS RIE dM•oREon S TAMA ro FACE of run • KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. archiiecture&planning MOORPARK, CALIFORNIA 1401 DOVE BST.SUITE 240 /� 0 4 R NP ONE(949)'752-11-7790 2. ■ z,1r/zors PACIFIC COMMUNITIES BUILDJR, INC. HONE(BAN)c7151 n) � \J N/ eV 4:12 41 41 H H II 4:12 0 II � A cla u Q PLAN 2A - ROOF 15036-PCB MOORPARK II verbena at ?acific Arroyo KP I IIII KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC. archiiectura&planning MOORPARK, CALIFORNIA 1401 DOVE ST.SUITE 240 0 4 0 NEWPORT BEACH,CA 0 �.� (944)752-1177 1 2,11/2015 PACIFIC COMMUNITIES BUILDER, INC. QVrvrrtn SUM-0151 \ \ T. TE -S"'.""' --, ''I=... .._. \ ®`` ``` TOP PLATE_�N c� -14-..44Y+. gp rOW LRE k R r a r . '-nr �,: -,s ;, • SPANISH COLONIAL DESIGN ENHANCEMENTS �, uA.__, 1.Smooth finish stucco is most common;sometimes the smooth finish is •'4. ' ' > r � ? . v over an irregular subsurface. ...°1'q A£ 1 2. Low pitched side gable or cross-gabled roof;sometimes hipped. v a,• °+ 5i• �' 3. Front porches. 4.Arches above principal windows and doors are common. 1 1•� rl 5. Roofline is integral to the style's character,multiple intersecting roof 4 A elements that complement massing. rte' fit, 1 I 7y;-�j � d- :, �Q I .,, _ ;-- _— A - Spanish - Color Scheme 2 w To RATE TOPELATE — — Ip1U1c \ S F•a.� .� A.: 1111 ` ,,,,:4,��� � y.. CRAFTSMAN DESIGN ENHANCEMENTS ,,I "4` . . 11 _ ' 1.Light lace to smooth stucco,clapboard or siding w/stone or wainscoting �' , .,41j r,.,,,,,,,,,,,,, N 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches are most common. 3.Decorative beams,braces,struts and corbels under gables. . —�,.. �-I 4.Roof rafter tails exposed at caves. 5.Porch columns or piers with sloping(battered)sides. " ,t - ' • - - fl 6.Windows are vertically proportioned and may be place together +�; '��I - s�-� r 1 in groups of three or more. I I�1 ' I Co , `" a i£e� \ c B - Craftsman - Color Scheme 5..,,,,,,, W . _ ��. 11. 1 _(skitit t 1-., • "_' _ ,i� ti.€., TUSCAN DESIGN ENHANCEMENTS w. E I� k iP �`, '�j •, ' 1.Finc steel-toweled or smooth stucco textured façade w/stone or brick. +' '�l 2.Clay roof tiles;sometimes stacked randomly. j/ . 1 3.Rough-sawn fascia boards or rough-sawn rafter tails. 4.Sloped roofed porches or bracketed shed roofs over entry points. r.-477,- , ,A - Ai E; 11 : V 1 ��I.*:- 45 5.Rustic wood shutters hinged at top headers or anchored at sides of jambs. _ s r Ts- ; ° _ - \ C — Tuscan - Color Scheme 8 PLAN 2 - ELEVATIONS 16096-PGB MOOPCPARK II Verbena at Pacific Arroyo KPI II KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 DOVE ST.SDITE 240 NEWORT BEACH,CA 92660 ^•^ PACIFIC COMMUNITIES BUILDER, INC. DRE` „Sz_"" 3 I 1 , 12/11;2015 FAX(94997752-0151 CNI-IANCED TRIM AND DETAIL AAT SPECIAL LOT CONDITIONS \ ttrMR rar RATE T•'; - / /' A: TOP MTE�, �/a—"°c .4. _ =ter i :_moo I 1 rm - �'°" __ J _ .. _ 11111 _i (r , ..- ..-o ENHANCED TRIM AND DETAIL ' AT SPECIAL LOT CONDITIONS 1:. L1 \ Tor MAre TCPnA1! \ TCPRATE ` TOP M7E�\ Fs,17,./11.05_ t. ____� 1==- a • =3 ��� rar s 1 +t roRuc - _ I I I II i t •: I I_.I 1111 - ` EPA , S.- _�� >< _ I ' I I , I J 1 jj i UREIC \T1R • LINE OF 6' FENCING raH • .04541111&.- I �x IIIIII 4 1" ! � dil i -- RRL!! \— L3 _ II I= Wil. ill — LEFT ELEVATION B FRONT ELEVATION B W Cl) a 1-1 H El as \TCP KATE � TOP RAZ\ \ TaraAre _ ue IIA r �,�ue 1 a ron�c ❑ ❑ =❑ ❑— z .• aq . a > t �d "I _❑may �`❑— 0ri, Vl �-s N W FIR LEE RAIJ!\ \ \nxue I nRuc \ \ Q \TOP ELATE ��V77 TaaA+e\ \ TaaAre 1 t 1 sPrua \ a�tac raNlx,c A ' - - I 1=I I1_1 is ir `s-zo I 1 F 11I I-1 9 - - _ ==III 1 {'°E ......a.B\ \ \TCPCPfAB =1=1=.I ,— TOP OFQ \-�� • \ RIGHT ELEVATION B REAR ELEVATION B PLAN 2- ELEVATIONS 160;18-PCB MOORPARK II Verbena at Pacific Arroyo KPI IIII KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA ,AO,009£ST.SUITE 240 NEWPORT BEACH.CA 92660 4 ii12/11/2016 PACIFIC COMMUNITIES BUILDER, INC. FAX:(O44T,FRW2-TT" 2.5 FA%:(999)752-01St ENHANCED TRIM AND DETAIL AllIII AT SPECIAL LOT CONDITIONS .--11111111111111111 . \ TOP PLATE XPPIAtE \ �r _ .••:•::,:';:::,:^:' TCP FLA1F rontae ° ra1 OE k-- i.T� ° I T� X11 fr '� T O -'____-' T'.� T'' --- In ' .r!� - -1- - - -..III - - it 1111 \ \KR tae ,- r M1R ull. f, _ _ \ KPPUrz TOP Mrz - • b, i . LINE OF 6' PEN'CING_ i �,e• _ 4 aw. • `I I r s 0UiII , v h • TOP OPCIPD �!I__, __ c-r'- Nil/! ItRU-:.._ 11 ' LEFT ELEVATION C FRONT ELEVATION C W Z CIA H N 1-1 • as Miff 1 1PA1 TOP PLArz\ \ re 1 •," \ TCP aArz \ ill 1.1 El 0 . 4 I---- --;_i 1�1 - .. . 6 4 e.- ----= r�� j N W P1R tae \ RR tae\ \ \'vitae f - FIRM \ \ Q \TCPRArz TOPaAre\ �\ TIP RAM ] } j TOPMrz N. ,c.-----"Lie rani ,t `r °==I d® ' ir _, a Rs- Q I - 1=®I� 9-„T- az, ,,,�Lne TCP OP CURB\ \ \raP a 0.125____„ ,j1 r--i j U�.y—. "---- \ \ \ RIGHT ELEVATION C REAR ELEVATION C PLAN 2- ELEVATIONS '16098-PCB MOORPARK H Verbena at Pacific Arroyo KPIIII KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 140100v ST.5U11E 240 11EMPORT eEACH,CA 92660 i 12/11,20118 PACIFIC COMMUNITIES BUILDER, INC. P110 . sz-117 2.6 FAX. ((949) 2-01St / 24'-0" / / 24'-0" / / 24'-0" / 4-10" 19'-2" 4-10" l'-4" 9'-10" 4-10" 1'-4" 4'-10" ;/,_52,,p(/ 5'-4" / 13'-10" / //2,_32,,p/2('-8'/4'-0" /2,4/646 ,, / 5'-1" j -3; '7'� '- '-8',4'-0"�'-8/ 9 4'- " / 5'-1" � / 5'-1" /3'-5"/ 5-4" / /2424/ / 4-4 / .-4-• 7\ ,\ \--,.. -,_\. \ v [ey ■ ° -K.: N .„ 1 \''1\ - -- `\ II i ® "\ I-- - m \ \ \ `"- I '- it ENTRY 'S• J U -°) \cr in � i_'__i BEDROOM 2 ' `fl \ i, `,JLAUN. - - d I DEN!OPT GREAT ROOM e ° ----" s N BEDROOM 9 s ® i �4`.i II .� �'0 111 Li' SLIDING N --- \ - DOORS L �� I BATH 2 � - `` I HALL / I 1 BAT�I-< - -\ � O 2 ® � [ O s? cvy 1.____ o r- \� \� cn cl \ \ \T N L._._._._._._ iO r- m it �- w.I.C. 11 _ IIcri L-, Tr% 11 CCI r__, ' ll I \ \ w 0 d BEDROOM O° `A QQ E DINING ====-Ii14 MASTER ® To. --A W n 2—CAR GARAGE 9 O O M.BATH II O ;< KITCHEN %' 'I v D PWDR -\ IIC) C-1] e PANTRY .4- 1!1- 2O DECK m- _, GO o\ \c\ — O ®\ \ \ \ \ \ \ \ Z 0 /3'-.4"/3'-.4")'-8) 41_811 4-1011 61_2"" ;-8; 4-8" 41_811 / 61_4"" / / 6-8" / 6'-4" / 6'-8" / 6'-4" W / 131.011 111.011 / 131.011 111.011 / 51.011 sr" 161.011 . I 1121- II Q / 24'- / 24'-4," / 24'-0" THIRD FLOOR SECOND FLOOR FIRST FLOOR PLAN 3 — FLOOR PLAN PLAN 3 SQUARE FOOTAGE FIRST FLOOR 414 aq ft SECOND FLOOR 778 aq it 16066-Pce MGORPNSK II THIRD FLOOR 797 aq ft K P I II Verbena aa a Pacific cI Ic y ®y® TOTAL GARAGE 1984 eq ft 488 aq ft DECK 70 aq ft KNITTER PARTNERS SINGLE- FAMILY DETACHED CONDO w"" "IMO°""O1°"""°"°"O°""" INTERNATIONAL, INC, architectura& planning MO O RP ARK, CALIFORNIA 1401 00VE ST.SUITE 240 0 4 6 N PHONE:(949)752-11177 a 3.7 12,11,2015 PACIFIC COMMUl�ITIES BUILDER, INC. HONErcw9)752 0151 Q .Ii I 4LT C`8 � Ci] te�n` V1 14 4:12 ur L �� ���r II yz � �n V1 PLAN 3A - ROOF 16086-PCB MOORPARK II Verbena at Pacific Arr®y KP I KNITTER PARTNERS SINGLE- FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture& planning MOORPARK, CALIFORNIA 1401OOVEST.SUITE240 A 0 4 8 NEWPORT PHONE:(949)752-1177CA 10 . 1 12/11/2015 PACIFIC COMMUNITIES BUILDER, I�C. 1FAX:DOVE T SO0151 \ Ta RATE ' �� C., TOT Kure \ fell LK \ra,aaE- ���I ��Il \ -,- , tifIlIPII X \ ,„.... -- _ nR. \ \ TCP Pure t* TM PATE 101 LK 1.>~^ 1r _ ;I I SPANISH COLONIAL DESIGN ENHANCEMENTS j_ ilii --I _ m 1.Smooth finish stucco is most common;sometimes the smooth finish is ° X111 • g over an irregularsubsurfacc. �.•, lI II III , , '� 2. Low pched side gable or cross-gabled roof;sometimes hipped. II I �' 3. Front porches. I '„ 4.Arches above principal windows and doors arc common. iiir 5. Roofline is integral to the style's character,multiple intersecting roof - •.E.- F7 6 j i —4 il -- =' y , elements that complement massing.vRN MN - TOTT.=TE , � rapture \ 1 JAI_ t r_ r110at19Nd11 AS SWORD I \ O '^,___• 411 I I 4-' rRBeeo SN71N AS NIM1ai - 1 W A - Spanish - Color Scheme 3 \""L� _ �R \ \ TOP. re .. _ TOP Fifa F{i PON LOC JIi CRAFTSMAN DESIGN ENHANCEMENTS . � I_= �- f r;-, ,` '. �, 1.Light lacc to smooth stucco,clapboard or siding w/stone or wainscoting. � �; 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches are most common. 3.Decorative beams,braces,struts and corbels under gables. i� i �-I \ 4.Roof rafter tails exposed at caves. f.:-..44116,'' L r L, /I 5.Porch columns or piers with sloping(battered)sides. +.� 4 'e q�. y} 6.Windows are verticallyproportioned and maybe place together — ,w^M ''�"a Il \TCPnATE TOP RAZ \ in groups of three or more. !a'g - - = c-'cr Cn latus ` rte: - IE I MIzo L� -1 c az, 410.14r4 cn B - Craftsman - Color Scheme 6 Q ra aAre 111 :� i1 -- . " ! N A Ffi- 1 '— to K a = �" !1! = I jJJ. �' A'- ,_t TUSCAN DESIGN ENHANCEMENTS _ 111IIIII �. � . 1.Fine steel-toweled or smooth stucco textured façade w/scoot or brick. -..,. _eitba, . _ ,, 2.Clay roof tiles;sometimes stacked randomly. ! 3.Rough-sawn fascia boards or rough-sawn rafter tails. 4.Slopcd roofed porches or bracketed shed roofs over entry points. I��{{nnT = 5.Rustic wood shutters hinged at top headers or anchored at sides of jambs. ir � If1►71i111 1 § i i I Ili 111:_ It recension(16 ST AMMO 1- r@rx COORS SHOP(AS AN OP'6, C — Tuscan - Color Scheme 9 PLAN 3 - ELEVATIONS 1909E,-PC-Ea MC'ORPARI<11 Verbena at Pacific Arroyo KPI II KMTTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 DOVE ST.SUITE 240 NENPORT BEACH.CA 92660 PACIFIC COMMUNITIES BUILDER, INC. ""°"E t°""S2-"" ( j 1 12/11/2015 INC ... (90)2552'-0151 CNNANCED TRIM AND DETAIL AT SPECIAL LOT CONDITIONS \ \ xPRAa r.----"-----------r------------------7/3\--: mnArz \ maArz , _`"... - WINE�\ MIME \ ISI :viii_ - __1 it: i2 I1I- ___------ .1-x.111: `, -1/ 3. 1 •1 4A \ \nnuE NJLLlE . ... MUM /-_ BALK \mac • TC►NAY,r 1-= 1 'J tt t TQtUa ICP KATE .-- TQ RATE M. 95 e isr Z? :r _ .^_ J wIll \ \NRL MIS IIIIII1 1 RAM \ \ 1� 1111111. \ TOPPLA1E7y To, LINE OF 6' FENCINGt��t _ II h� 1� -- hI ' .. .. al • \TCPOF 121® tii-�' ___�i� FLRUE \ \ " - ----_ - r_, 104X•5 5041,A5 57NOAO,-I (n ,,,C - ,,,C XGR5 51G5 A5 A\9"A LEFT ELEVATION A FRONT ELEVATION A a E. \ \ F.H fil \ oNAa \ SOMME \ \ TOPPwE - \ • • 11 10)11.0 11, 151.0E___ r ra'�t • • I 1 E 9 { , _,_ 4_ 9 L_ -: = z \ \coin "RUE \ \ \ \NRLrE RR= \ \ \ PFLAa / C.T \ \TOPRAa TOPMXE TOPRA1E \ ,,T6SUE . LI-L.\ \N:wUE _- '- '- 1- p--•_ Pant II = 11 �4 7.ii 5' -;-r - 94- \ \ ' ` -, """E \ \ \ \RAM 1 FIRM \ \ \ T°rNAa _ - TOP NATE \ \ TOPNATE - RP NATE \ \K19UE ICBM \ ,tltl:w UEJ 11191111E • ®r ILS® �4 � � �� __ A® q, - a, zz iz ==11 �'�11 r - r RIGHT ELEVATION A REAR ELEVATION A PLAN 3— ELEVATIONS ,50„-PCB MOORPA cII Verbena at Pacific Arroyo KPIIN KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL. INC. architecture&planning MOORPARK, CALIFORNIA 1401 DOVE ST.SUITE 240 NEMPORT BEACH.CA 92560 °� _ PACIFIC COMMUNITIES BUILDER, INC. PHONE:(949) 5 3.4 FAX (949)752-11151 ENHANCED TRIM AND DETAIL ALAT SPECIAL LOT CONDITIONS \ TOP Mre TCP Mre \ TOPA.. ��� TCP Mre \ .'_ � 1 f I I ,. ;moi �' _, 1 ' � I I 4 "•� 4 dz.a o 1 ! L! _.t,-' \ \RR UM RUM \ \ \r RUE MA LIE \ \ TCP KAM t TOP MTC \ TCP_,ATE . ....rn TOP PUTS t,; -�� II740 - �. ,\•; -An : III= : ■ ., � • .i i-� ��, •SII r \ \,,,,,,„. T aaas� RADE \ \ ' 1 '. - \ TQ RATE TQ MK • \ — LINE OF 6' FENCIN ? lk,4.4'11111111` •�� `o - rn ^; GJI , i i .2._ _ tO 4 ; ;i; ;; .eT r-77.4., SY - _, yH I iii „ ii r•,.7, \ \TacPcum T _ I! L RR LC \ \ FL X42_. .� �•m� ��Y . MOM WWI AS STMO/RD I MOW CGCRS 9O4I AS AS CPilal LEFT ELEVATION B FRONT ELEVATION B a E, E /' \ i H M \ TOP PLATE ,_ PLATS \ \ raPMre 1 _ TOP RATE \ 1111U16 E El L 0 . z TS 4az, az, 0- is-4 , 4� \ \M -- - MUM \ \ \ \RRHBK MBE \ \ i- ---T TOPMTE \ \\ TOPMTE TOPRAre \ W �c1ORUE -.AA--_-1.11. JORL+E ii \ ��LM Is_e - -._t WXI iii0 0n A a4 HH 4 T T4 .-1 4 W W as • aS III 1 ` \ \RL)E R, C— RR M \ \ \ \RR LM - RR LIN \ \ \ KVMTE —• —VFW. \ ,.�Mre TOP RATE \ ��. a ilei 'tWM�E. IIMfit Mr-irlIal g 'y \®®r JAI 3 4 .—d ®®rL , 4� . � ®® 1® I 1 \ \RRL K ;Tx�� - - TOPa \ \M� ®®� __' RR IK. \ \ LEFT ELEVATION B FRONT ELEVATION B PLAN 3— ELEVATIONS 16038_PCB MOORP,q,ZK„ Verbena at Pacific Arroyo KPI III KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 COVE Si.SUITE 240 NE%PORT°EACH.CA 92660 2 W2°. PACIFIC COMMUNITIES BUILDER, INC. FAY,IDDM,wa4)752-0151 -"n 3.5 ENHANCED TRIM AND DETAIL AT SPECIAL LOT CONDITIONS \ wFArz / it-LA \ oraArz xrnAi_ t u„.1--------____________Thi. ifiril liffi 1e01_1_ILK � c \ a a r If:: = $ lB TIuilill a - - - al • RRLK • f MILK .;,,,y; 1 wive \ Tt7•MiE e ! TQMrz et, "' • • _ . TCP P.AT ;; _ � - •III -� � II ill I sem , ill. _ . �, • b - _.�II1I III! �i . \ \v`11 s-s- \ ,crISA1E\ :•.3w4�i' - - i• .�\ \ 10111.116_ Icwue * 1• ..... ...4,?' . LINE OF 6' FENCIN " ? { i r�; 'y° y • _ II ,,,LLL i:; j =. al h4 1 9 4- ir 9 Mill II o O :iJJ'C a) CO ��1��1 - 1 i- hi ii ii i.l i. _ iM: QT0 • VPOF CHID b•-1L ---'..,_ i F1.R:.rE [1.'I '- : - Itlxt. IVC0.1.1 AS 5.040 I `"' FiEC X.7,55.5 i A5 M,. LEFT ELEVATION C FRONT ELEVATION C a 1-1 F. 14 \ SSP Mrz re -r• Ti SOMME Et --------- ---��� - —rce - TCPRA1E \ ,� t \ _WA MI , a .I Ti _ 0_ f CO Zra CO ZO \ \ouj _-. F R \ \RALSC RR LAC \ \ K V \ C \ * 1t _1. -1 -1 -i - _• TOPFWE \ V/ R - IIVC�tIE C�ilJE r, 4 ;; 4 4 r--', 4 \ \�� ,,JT:,-: r: \ \ \ \n*� - RIM \ \ • WORM RM .' AFM4 \ \ AFM7E TOP PLATE \ aortae hoeu elle FGFIII[N, r = 4, 'i- II II -Ii = �4 .r:, 47- s43 I II IIII I r. , zo I II II II I zo \.... 4; •r t Y, - h \ \RAI. t I. f T 1�� T R12. \ \tet RIGHT ELEVATION C REAR ELEVATION C PLAN 3— ELEVATIONS 15036-PCB MOORPARK.I Verbena at Pacific Arroyo KPI III KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL. INC. architecture&planning MOORPARK, CALIFORNIA t.O,OOVE ST.SUITE 240 NENPORT BEACH.CA 92660 I 949)762-1177 ...--., PACIFIC COMMUNITIES BUILDER, INC. ...` 0151 3.6 FAIC(9a9)752-01St 33'-O" 33'-0" , / / 15-8" / 11'-4" , / 13'-8" , 1-0" 12'-4" / /3'-4" 12'-4" � IO-q" / 6'-1" , , 8'-2" 5'-6" y'-6/3'-6";-‘) 5'-1" , 6'-1" / OPT. 41 SLIDING DOORS j r rc : o >/X\ I o .fl N LINEN ccb i\ \ 11 C\ \ DINING ENTRY U _, Az? 0 M BATH 13 J73 GREAT �O C MASTER 'cV \ \ �� rg I BEDROOM n SI °p ROOM a101 b- i1 li ❑ it --- ,\o it w.l.c. li i-- 1111 it L1 ■ __1___ ' _� < , II li : WIC. II ® KITCHEN 1 1 1 1 1 4 ® t \ ___-__!. _ . ® O ' i i i i ip L -----J �Y 'I- 1F---4F---400 - - - _ U - d Nau L � O � I'-lo'\ j �o " CI BATH 2 �' sntN nn \ LAUNDRY f ll =\ n O •-\ 1 r O W \m\ p _ \ \ \ 1-1 �L 2-CAR GARAGE T u p 2'-41` __ T_ 9 I BEDROOM 2 \Oi tv '� HBEDROOM 4 oN d - N BEDROOM 3 I r- OPT. III i SLIDING DOORS �F \U\ 1— \ l\ V 1 \ \ i `A IZ 0 13'-1" /02'-1'/ 6'-l0" r, 6'-10" ;'-G � 13'-8" 20'" 4" I6'-O" 4��'-6/ 4'-6" / 4'-6" 1/10")'-9'13 8" 15'8" 3' 8" 20-4" 11_011 'o" /3'-8 / Q 33'-0" 33'-0" / / / SECOND FLOOR FIRST FLOOR PLAN 4 SQUARE FOOTAGE FIRST FLOOR 975 sq ft SECOND FLOOR 1280 sq ft TOTAL 2255 sq ft GARAGE 413 sq ft PORCH 4 sq ft FOR Amman use Naos-MINOR Tum To F,ms OF alma PLAN 4 - FLOOR PLAN 16066-*Ga MOO II Ver. Dena at ?acific Arroyo KP I IIII KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture 8 planning MOORPARK, CALIFORNIA 1401 DOVE Si-SUITE 240 NEPWPHONE:ORT BEAC949H,72 CR 92-1176607 4.1 4 ( ) 1 ,NN/ems PACIFIC COMMUNITIES BUILDER, INC. FAX IL9N49I}.C.A 151 531-0" I'- " 33'-0" ;1, " / 1-i'-4" , I�'-015'-0" IT-4' / 4'-10" y 5-10" /3'-0"f II'-4" ,3'-0'/ / T'-10" / T-10" f 8'-3" 8'-8" / 3'-4" , 6'-6" /---/ / CD X LUMEN _, i inl- ,--4., r DIMNO i-y (. 0 \ _0 M.BATH - CI = -, =r O i' I GREAT u,m MASTER BEDROOM \ .� ROOM \ \ m H o TWJ ❑ `' ao 0 L o I ❑ �l1`{`.1 ` 1 ENTRY N. I 9 `� KITCHEN 1 1 1 1 1 1 ' 1 1 1 1 1 1 _ INL7 0 = p \ ;2,,,,;��,„f� HALL - 4,1 d , ..$ L_________. - BATH A zc, \ LAUNDRY Banc II o a il '-\ \ TJ c u = 2 AR DARADE _= Q Qi 1 1 BEDROOM 2 \� rA — , ' HH (-1JI , BEDROOM 4 E==== 0 III Z17,— A Y BEDROOM 3 I n OPT. ' 114 I SLIDING iiDOORS i N-\ \ \ cn , CA.,,, A I L, LT_ _ \ \ \ \ C r, h -- Z 0 13'-I n 7-7- 01-10" -7-0'-10" 0'-10" ,'-0, 13'-0" / 21-0" 4" Ib'-0" 4g-e/: 4'-b" 4'-6" 110')-Ir ,99 4,1 13-&" 15'-5" ,3'-8"r, r 20'-4" / 4'-0" 3'-8" Q 33'-0" „J'-0," s 331 0" I1-611 SECOND FLOOR FIRST FLOOR PLAN 4X SQUARE FOOTAGE FIRST FLOOR 006 eq ft SECOND FLOOR 12110 sq it TOTAL 2266 eq ft GARAGE 413 sq ft Fa,uemns uB411.4.AMMO rum TO N4941MOB FLAN 4X — FLOOR PLAN 7QOBE-PCB MOORPARK II Verbena at Pacific Arroyo KP I • KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 DD4EgT.5UI1E E. 0 4 B N P ONE (848).752-1177 4.2 1 1 1v,vans PACIFIC COMMUNITIES BUILDER, INC. FAX: (949)7C522-D151 I I � I (N � 4 i 929 4 eD rel I I I I y ----� �I ----1 J�� J�� 4:12 4:12 RIDGE 1— ROSE EK RldsE a cl ai: ill 14 1 1 HI HI II DD I DO L J L CK J Y VVI/1} 1 W Q PLAN 4X - ROOF PLAN 4 - ROOF PLAN 4 - ROOF 76088-PCB MOORPARK II Verbena at pacific Arroyo KPI KNITTER PARTNERS SINGLE-FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA ,40,DOVE 5T.SUITE 240 NEWPORT BEACH.CA 9266D 4.3 a 4 B PHONE:(949)752-1177 PACIFIC COMMUNITIES BUILDER, INC. FA (943)752-0151 12 11/2015 WWINNI IIER.CCM 00 :. ... n . ( I _---- Tor PLAT! lini ,- -, ;--.3-,, ,. SPANISH COLONIAL DESIGN ENHANCEMENTS ' 7,4; II II "I" S 1-Smooth finish stucco is most common;sometimes the smooth finish is +<` - !� over an irregular subsurface. ..�,. 0 o g r.° 00 A' \ ;7 2. Low pitched side gable or cross-gabled roof;sometimes hipped. •kms^-1 _\� VA ,,yy`�f'i i'.•�. r T a 3- Front porches. Ac,i'` 'i _ 4-Arches above principal windows and doors are common. ` •e 5-RooRinc is integral to the styles character,multiple intersecting roof 'jL ‘4✓ i IIM '401 ` elements that complement massing. CO Ift ' 6:3 I \ \rpt _ \ u w A - Spanish - Color Scheme 1 , Tor RATE \\ '`,lam* TOP PLATE CRAFTSMAN DESIGN ENHANCEMENTS '' 111111 iiii ° `� - I.Light lace to smooth stucco,clapboard or siding wlstone or wainscoting. - t ^ 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches arc most common. ,,, -moi,„ H 3.Decorative bums,braces,struts and corbels under gables. <; . H 4.Roof rafter tails exposed at caves. �� ;, 5.Porch columns or piers with sloping(battered)sides. - . .�o� u_ G.Windows are vertically proportioned and may be place together ' 4i = OM =R ter hi fiti E in groups of three or more. g P =I I_ _ =R = IMI- — .. Cl) `�: =il�� ---. .. � T -� z 1--1 W. -- ,--- B - Craftsman - Color Scheme 4 q TLP P.A.E __-______._--_-_- - . TLP PLATE MILK 4r '"!; ,®®, I TUSCAN DESIGN ENHANCEMENTS s 1111211 j• a I.Fine steel-roweled or smooth stucco textured facade w/stone or brick. a\' 3i"' . •'. 2.CIay roof tiles;sometimes stacked randomly. i3.Rough-sawn fascia boards or rough-sawn rafter tails. � Y 4.Slopcd roofed porches or bracketed shed roofs over entry points. ,� � N. - ®i �`; op , . "+ ,l 5.Rustic wood shutters hinged at top headers or anchored at sides of jambs. Ill'ill ,-A,- 1:: fin .,,,,,,,,ii"- ..., - '' S p e iING C - Tuscan - Color Scheme 7 PLAN 4 - ELEVATIONS ,6066-PGB 7.4001tPMH:II Verbena at Pacific Arroyo KPI II KNITTER PARTNERS SINGLE- FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MOORPARK, CALIFORNIA 1401 DOVE ST.SITE 240 NEWPORT BEACH.CA 92660 4.4 1 PACIFIC COMMUNITIES BUILDER, INC. PHONE,r„,, `°�''�—tt» PAM: (04 752-0151 ...xwrrtAew 00 1W t 1 1 I t t t t - - =• ` ►.! 1� Id- , t OP re - --r-nom SPANISH COLONIAL,DESIGN ENHANCEMENTS r ' kill - hIII\/\ \� T tv _ „I, ■.t'Ivy\j r - - 1.Smooth finish stucco is most common;sometimes the smooth finish is I di In 71T- - - - over an irregular subsurface. .. 2. Law pitched side gable or cross-gabled roof;sometimes hipped. ___.� QIII]I Ip11 p I I _ ••+ " 3. Front porches. 4.Arches above principal windows and doors arc common. E .. - - - - �� v 5.Rooftine is integral to the style's character,multiple intersecting roof 'elle. _ a < ids elements that complement massing. . ... ie I WOW.9041.5 5'40401 iR1Gn 92045W..A5 AN CF-0. w A - Spanish - Color Scheme 1 t�� nP PULE . ......................................"' 10P PUR CRAFTSMAN DESIGN ENHANCEMENTS ` .x, RN MR rl ml • . a 1.Light lace to smooth stucco,clapboard or siding wlstone or wainscoting. �� 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches are most common. "c �- e ' lr 3.Decorative beams,braces,struts and corbels under gables. - "s- �" t-1 • 5.Poohrafter lu tails exposediet e. �► ' nano > - -- S.Porch columns or piers with sloping(battered)sides. . ' �-'- r= - —:1i� TGC< � � xi&Windows are vertically proportioned and may be place togetherelt _ e- Cr ��E- 'I in groups or three or more. e^ - =l� i �I :L i sr�[• I• •aA- .a • Ill llll�111 �(♦ ��� .�: _Pli 9, z YMCA 940P01 AS 51WOA®t Vl waw,Ana aa ss<N nand W TC•RAW B - Craftsman - Color Scheme 4ismej 1;11 Q F _ ����� '� o r TUSCAN DESIGN ENHANCEMENTS p,p. _ � ', 1.Fine steel-toweled or smooth stucco textured facade wlstone or brick. �/,{, ✓' _ E �� - 'y� 2.Clay roof tiles;sometimes stacked randomly. ` -r- �.ft'. 3.Rough-sawn Fascia boards or rough-sawn rafter tails. ,.. 4.Sloped roofed porches or bracketed shed roofs over entry points. ir .ILO I'__ ' _ I ' S.Rustic wood shutters hinged at top headers or anchored at sides of jambs ii FOCCII SON 465TNON9t HOCM 0021W 5<re AS la TotI C - Tuscan - Color Scheme 7 PLAN 4X - ELEVATIONS 10.006-I.C.I.1-tO.0RrARK II Verbena at Pacific Arroyo KPI KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. arcNtectua&planning MOORPARK, CALIFORNIA 140l DOW V SUITE 240 MFAFm1 PEACH.CA 93660 4 5 1 r n/urmis PACIFIC COMMUNITIES BUILDER, INC. m ` '�111 1 PAtara aJ J53-0151 \ .— 00 —— o0 j o' . 00 TOP RAE TOP r - 1 .. .4 lane \ 1. ! ! '� -ra urea FRAM -- q - �P -+-1a - . PAs.. i,p..LlE HR LPE \ \(V '' S f \ TCP PLATE TCPMre \ _ 1.1 s = �A 1111 �F .�, �. • o ?iv. 4 MI ;~ o 1111 i.flail i� . IIII - � . i 1 1 :__ V +�a o . I o --- I 1j=--0i---j1 IVY011547f11 A55TNO/A°I- FRCHDX%91gWA5AVG�A ,^ LEFT ELEVATION A FRONT ELEVATION A X III 0-1 N F \ -- ... ...... .:;.: Z --- 00 r��,hFJ� \ TCP RATE 1 TOP RATE \ \ TOPMre Qo KPMre \ 111 a _ f U) tr =Z° W to dJ r t tt' t ti til \ \REM mule\ \� \ \Fuzee ,:- {,_ RAM \ \ S,�Mre -.V.-"E \ \ TV PLATE - ,.:!•1:, +....: T17-'1. s1=1 +.,� .� ra PLATE \ a� -- = hCII1JE.c 1 1 ro" i-IQIQ=IlQ ➢Q I 4 -11' 4' t nnnnn 9 is- l E1DQlfD ri 'ti to , o w_p !l \ \� — aaue\ \ \ rac>nFa P I' Q 1����_�_ \ \ RIGHT ELEVATION A REAR ELEVATION A PLAN 4— ELEVATIONS 15036-PCB MOORPARK II Verbena at Pacific Arroyo KPI KNITTER PARTNERS SINGLE—FAMILY DETACHED CONDO INTERNATIONAL, INC. architecture&planning MO O RP ARK, CALIFORNIA 1401 559(ST.SUITE 240 NEWPORT BEACH,CA 92660 2,11,20:5 PACIFIC COMMUNITIES BUILDER, INC. °AX, I:„p.0 0151 00 00 . _� d - - • M - .OD 4_ .. ' .:. . +WMR M a MI 1 1 1 t_I�L t L -q..._ -..� � R 1 .W uR 1ta1LK - �.' r mums ..a —1i—I is -r 77 or- 4 ,4. lc,: , .1 II,Illk II ILI IMO 1R 1 - R 53 R �_ ✓ A11RYF n vrn mrrnmlr�rrlr r1r``__ RAM -, - _ \ MMR - WRAC I.:* --... ....... _ E IIIII Ill 1111 ,r 1=11=11=11=11=11= 9 6 9 : ' ' ..... 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CLUSTERS OF AFGHAN PINE VERTICAL YELLOW LANTANA GROUNDCOVER EVERGREEN TREES BETWEEN WALL AND STREET TREE CLUSTERS NATAL PLUM SHRUB MASSING LOS ANGELES AVENUE ___ Al 1- I _PA ...ateAiimagraastassas pl _ — . �► a �PrGI 17 1 rw:wimpsr i it�� "'�pvp-1����� T r^� ,1 r` — t Ali 1 1 -r� 4 k , r '' 9 + + + + fl J rt/ 11 1( ;/j 1/ /, r + I. + « + + ! ',2 ' i, ' l , r . / �j�• /. + > +—fit + + t 1/,„, ., �, II 1 + + ++ + / + . 0 i 1 . + calli*AbH + .4. + ÷+* • Iiii + + . liwTehrom + + . , ... . _ t • • • tin *ite* * a a j . befell v 'rell �e lit Sir"; 1� �j� �� r I ' "Wirer Wearer I I j j I j j (—n i I I i I i • PERIMETER BLOCK WALL Boston Ivy LOS ANGELES AVENUE WALL PLAN VIEW t3/ 1"=10'-0" ' �. ' F` If \i 1r�' t^1'�J ,B r ,I �JJ/ Jjr . t ; t$4 r, ` ' - • • 1 ! J4J�j! 1 s >.11 •1'1^7 t (�> .I+) JIJJ ro?. Y,, ir, r ♦ . .� �. : :3 +jh .I 1 . .NI ,rY � l ' ,a;6 ski i}4 ; .' .• Wr' � ,t2. ! �l. -/ T I # I. • J�Y . Gam. ' :,.. • . /1,.. 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SHRUBS `Y '''1%97'.- . v 7n sr rl': Cc' .a ". � .r fit./ ♦ 'sS+J S.'T . Q `rA,+. 1A. ,,♦ a�J 'J7�: a . rh _a', 9�i '1 W••••••`'. r A. '97• F r :: ..r. , ' °Y-'' J ,..v." 'i* i :'" i �` ' =.+.'=. �}y� .-,:,- r .'"v +, r .a, 17..4:' . i 'T, '�� a 1, r I - A N' Y t TY .o. .. 4. i. �1' `y 7 '. :. . "-. >r Lt.); , }: t ,t yy; Y- _t yy i1.2}.".'',: ,J9• 1F+. • .. t " ;Y 't.' y:, ld., Its F i"wt.` r' b§ .'.v• �) .. i� ) •�.�:. ...,�,. }. :""--\46$ A E} .s. •.,:.:.r'1..' �. J.{ }. :_•k'} r,'+N M. �7 C Mr U " G,:M. r.» ,' '-e.--1. .� Y.. - ,+.. /{. ?r ,� t 1 • , x.,. , , { E Leucophyllum species Texas Ranger 5 Gal S'Z' .1 • 1 � � .' •u )1/44,t•';'—',' r• y. Y }R 'O�F♦ Z :R ` T J .1 Z ' .r y •Y _ 1. ..Y Y' Y•.:• Y' y ..~y ��t+' r • - .ire s'.:kµ-.v, � .e .' .. .. a .. . .. :+! x Y✓: ,c.:�yy,•, ,�� {p:*'�.r�. -r�'7« r , .� . : � ,f'A".�. ,,�._ ,�., .: .:.' * : `�.:` al � IG' 'S�.at+p ._J! .•rx.r, . >o4.JE .y.•°' s "9 Jk dpi'". s '.�. ? .* '�'!". 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CONC. FOOTING. PER STR. ENGINEER F 3 3'x5" VINYL POST �� 1..m:: � �1� �1�11���1 1 -aamI 1111111 H — r. 1111.4. �I = �.,� •, O ;..,� .. 1 , •l l'4 NOTE: O B' TONGUE & GROOVE 0 50 100 15 tl U: COLOR: "TAN'''. O 8" X 24" CONCRETE FOOTING 0 7=7.M. ENHANCED ENTRY WALL SLUMPSTONE WALL STEEL TUBE FENCE VINYL FENCE . . ac 1 1 ommunl 1 e s ul• id erw inc . „ . LAND STUDIO . TUDIO . /,,, %% i// /1000 Dove StreetSuite 300FENCE AND WALL LAYOUT L A N DSCAPE ARCHITECTURE Newport Beach California 92660 CALIFORNIA MOORPARK, 365 South Pixley Street Orange, California 92868 (949) 660-8988 (714) 388-6320 CLUSTERS OF STREET TREES PER CITY REQUIREMENTS CURB FINAL SPECIES TO BE SELECTED BY CITY OF MOORPARK SIDEWALK R.O.W. CLUSTERS OF AFGHAN PINE VERTICAL YELLOW LANTANA GROUNDCOVER EVERGREEN TREES BETWEEN WALL AND STREET TREE CLUSTERS NATAL PLUM SHRUB MASSING LOS ANGELES AVENUE ___ Al 1- I _PA ...ateAiimagraastassas pl _ — . �► a �PrGI 17 1 rw:wimpsr i it�� "'�pvp-1����� T r^� ,1 r` — t Ali 1 1 -r� 4 k , r '' 9 + + + + fl J rt/ 11 1( ;/j 1/ /, r + I. + « + + ! ',2 ' i, ' l , r . / �j�• /. + > +—fit + + t 1/,„, ., �, II 1 + + ++ + / + . 0 i 1 . + calli*AbH + .4. + ÷+* • Iiii + + . liwTehrom + + . , ... . _ t • • • tin *ite* * a a j . befell v 'rell �e lit Sir"; 1� �j� �� r I ' "Wirer Wearer I I j j I j j (—n i I I i I i • PERIMETER BLOCK WALL Boston Ivy LOS ANGELES AVENUE WALL PLAN VIEW t3/ 1"=10'-0" ' �. ' F` If \i 1r�' t^1'�J ,B r ,I �JJ/ Jjr . t ; t$4 r, ` ' - • • 1 ! J4J�j! 1 s >.11 •1'1^7 t (�> .I+) JIJJ ro?. Y,, ir, r ♦ . .� �. : :3 +jh .I 1 . .NI ,rY � l ' ,a;6 ski i}4 ; .' .• Wr' � ,t2. ! �l. -/ T I # I. • J�Y . Gam. ' :,.. • . /1,.. '� - - .-: ` 1 . .r • • TS� PLANT LEGEND • t. 4allti . ,? ) • a SYMBOL BOTANICAL NAME COMMON NAME SIZE ..s , • TREES " • `4 '� , ` , ;R;I Stree Tree to be selected by City of Moorpark 24" Box y t . .l!" • 1 RF 7. • itif�4 1 *14 11 __rr111 t R .. r. Cmj t dd^� . 1• _ .:-,, r �' ' � ♦ nt: 4 ;1.: ,r ,. . ' �. Pinus eldanca Afghan • = "7 �-• A Pine 15 Gal :,� S .t''7 �J 4 m : t � „" I.1 � _ y { p ♦� • Jr.� / • ,H_:� .Lai al'4Ec • i 2., ii `A.' i}-, 9t' i 1`' i• l4. .. �}, ,, r, .! '`. ,f �': 3 . Jr4'Y i v r ,,[� R,K '��s: k ' t ,t,.e - .k+ _ ' '.Y7V': f .'::s,. • +' A ,S- r is Y'.1. .(':.;F. ..k r.. 'RrY."iti .' :'%:a.. Y.'.E;.:.f. Y. #, .k'- .r hY 'E .t�` r s . `5. ,' F'K .0 Rh (f ��f '�'(. � �. .. . ' � � • _: ?' ..;•`� py : .�� .+:. eap e3 < ...F' K ._�� � �� ma`� F n.�i�,J.� �..•,16a`L�' f. �I�J� _ ..c, .yY" Z. iY r �,..f,. a.y,).`v .. 1• .-0. ' '4y . % 4l -Y. - ! " P ,: 1 .i y... i \_k4 ,. :�q'r...t. 4 NA'S • .:&'4, {, .' -�, 4191" '.rn�. SHRUBS `Y '''1%97'.- . v 7n sr rl': Cc' .a ". � .r fit./ ♦ 'sS+J S.'T . Q `rA,+. 1A. ,,♦ a�J 'J7�: a . rh _a', 9�i '1 W••••••`'. r A. '97• F r :: ..r. , ' °Y-'' J ,..v." 'i* i :'" i �` ' =.+.'=. �}y� .-,:,- r .'"v +, r .a, 17..4:' . i 'T, '�� a 1, r I - A N' Y t TY .o. .. 4. i. �1' `y 7 '. :. . "-. >r Lt.); , }: t ,t yy; Y- _t yy i1.2}.".'',: ,J9• 1F+. • .. t " ;Y 't.' y:, ld., Its F i"wt.` r' b§ .'.v• �) .. i� ) •�.�:. ...,�,. }. :""--\46$ A E} .s. •.,:.:.r'1..' �. J.{ }. :_•k'} r,'+N M. �7 C Mr U " G,:M. r.» ,' '-e.--1. .� Y.. - ,+.. /{. ?r ,� t 1 • , x.,. , , { E Leucophyllum species Texas Ranger 5 Gal S'Z' .1 • 1 � � .' •u )1/44,t•';'—',' r• y. Y }R 'O�F♦ Z :R ` T J .1 Z ' .r y •Y _ 1. ..Y Y' Y•.:• Y' y ..~y ��t+' r • - .ire s'.:kµ-.v, � .e .' .. .. a .. . .. :+! x Y✓: ,c.:�yy,•, ,�� {p:*'�.r�. -r�'7« r , .� . : � ,f'A".�. ,,�._ ,�., .: .:.' * : `�.:` al � IG' 'S�.at+p ._J! .•rx.r, . >o4.JE .y.•°' s "9 Jk dpi'". s '.�. ? .* '�'!". '{i. .*" a�"A `�!a!'. _ -'5'^" 1k ' rt '.' _ :.rw °sa t ,t '_;"Yn r . Ma ):Nn r ,JF.w:"5 ` 'Me �' . :'rfn r'n• 'S .4': >,S .Jr :'S :'�,a .p?�;�' K.'S. Me rJY � " .`,'ka t 'Y % r�J} .. .:1& ral'.H: . " , ,. .y, Canssa grandiflora Natal Plum 1 Gal @ 36 o.c. VINES las Bougainvillea Sp. Red Bougainvillea 5 Gal ® 12' O,C. A Parthenocissus tricuspidata Boston Ivy 1 Gal @ 12' O.C. GROUNDCOVER 24' BOUGAINVILLEAdfr 12' BOSTON IVY 24' BOUGAINVILLEA _.G,IT ' ' Lantana 'New Gold' Yellow Lantana 1 Gal @ 36" o.c. LOS ANGELES AVENUE WALL ELEVATION 1/2"=1'-0" _� ' r0:::::::-11-",. ...,,,g _ r. ri .. r>.• f 6 .;e 1 '" ;,dyF a :y - i - _ �. c 4. 7::::::ii: s. ( _ 1 tea. 6 r_,1 E +:#r�' @+E �:*...,air , '1.P' f I - _ • I ...‘ . • dr Ilk . • K ti Atit .•I ,. �. 74 y ..re �i.� - ' Ar, :' i !'� _ ' f_ .ti T • Pinus eldarica Leucophyllum sp. Larissa grandiflora Lantana ' New Gold' Bougainvillea Parthenocissus tricuspidata Pacific Communities Builder, Inc . PACIFIC ARROYO UB A N I.uite 300 jf D STUDIO - LANDSCAPE A R C H l T E C -rU R E Newport Beach, California 92660 365 South Pixley Street OrangeCalifornia 92868 (949) 660-8988 MOORPARK, CALIFORNIA , (714) 'I RR_KV)f1 Gated Entry Round-About Island Vertical Evergreen Trees w/ Double Sliding Vehicular Gate and Pedestrian Gate Directory in Island I I I . {...1 1 L I 1 7 ... • Ada_ ,!!it wassirS * JwnaStu.mflw4 , -..imaiamearri fri., -lisiiiik aratiF ry i !-; .. P't fl t ri ..imp■ :0 lili Pi VIP nrlf .- • Nr J ur i • - � a■P arN m� min wa tir �, it r • I �1,�11� ■11 y■• / T 1 ..1: ) 4 1 ■. ♦ ir.I� 11, to A. s. a Li11r. ... • r ri �i�a i ili , I istattal tw*st* a. 11111t. -. atillIN ""Illr iiillaly:4- drinaMINTEM I4 ry 111111W 0 i • ti as aro 0 • .0 . . tarra as. • Nk. - A )c H . lii Enhanced Paving Palm Trees URBAN Major Entry - Plan View Pacific Arroyo LAND sr u D I o Ln .. o : c nnr. nrtc .. i r c c rUIac kr Palm Trees < r ,tea, /1). V 1 H: ,c 1 r 1 1 N. - 1 + 1 t _ +1 111W/ r1 14 ,�y ` L AA • - t 11. ‘ • t s .lr ‘ ' Gppp t64 4F ;, c // ,til / • �� L :7.'r.} • 'v Y b It•a,,- • r r'} • ,. t r p ' '•r r r ..1!'•:1%.. , r„ • tt`t ,tt..:l •••• .: :es �? -•t..:7• ._ r. .. Q Y ••' R •• . • • ••. 'J.iI •. 1J , A . , J. • •• �a« • • . d• • : • �. •. "�1`.« :;•N A ;• 1/4 6 ••it • • :"i . ' 'I'Ipi // ' ••• - . : • : Ej ' i • ' ;•a +� '• :? : ` tri/^' ,t,: :. tiaua �vri. r/ri/c.aatawrw �e ?.•- r D1 I(/,/:44ciituto in � • ..\ ` I riarJ • S MIIIIMAIMIlltkIll1111111,44,2111101M111111U Mil �o °r:c� t r�'ara rar ammitraa I"- . 4 fi I. Ii({/? I i.I t r l •,� . • r; Mak VP r.rax ass ES CS ,a.4C --A. ^;1'c La:R4--FP" _Y"•a" `., s_ 'F 4 t " Y1 .-'!'y-EM .r JiN....,g.rip++�r.1'�r r:"AGF V4...', ! :' d ! �1rj.1* Jl--_..� "F�'•- <.-.. SYMZJ: 'C• TfP,'' , , rri...A .Kls.:4-•. lire rigrAseUe. 5-v `,4- .__ c_ _ - f-S_ '''it"1 • •.. _ 1R' a bib 7F • ` %' , pi ('. ,- 1,- ..,. 1 . '.. Flowering Canopy Trees Gated Entryky • w/ Double Sliding Vehicular Gate z? 8' high Split Face Block wall and Pedestrian Gate _ (facing street) • , •.• II � - rr�rl '- • • it ti'.-1 ! --71,..------ anIEMZ URBAN • Major Entry - Elevation Pacific Arroyo LAND STUDIO Y--RMOA G A r'1 :A 0.R N9-TTG TY11:.1; Round-About Island Palm Trees 4„ • • 11 \ 1 ... a. sa ,.. to ,_: it . k 4 sat. bk. A - ... ..._ t. A . - ... 'It .A..buratiturritir Icr 4* Gated Ent L-4-4 pry sr ' r w/ Single Sliding Vehicular Gate I ! 1 and Pedestrian Gate _ dial ' �_ yw . t- �r �t G4 Directory . I�g !■-wirla-:r-• .t�-. ' , y I 411/1 Sift 0 SOWS el 114111 1 Per Air _ le sol w _ a ��' ,appAN .' I iii s • - i-:. Alt .., ...i ..,• 4 sa di ■ ♦ la I IP—:-...-% \ I S la - - v I r of c A , , _ _ OD DO de a DO Vertical Evergreen Trees Enhanced Paving Flowering Canopy Trees Secondary Entry URBAN Plan View Pacific Arroyo LAND STUDIO L A O $ C:i1[GR«--�-RiC1il4I:SC C T V N -.i �- Palm Trees ,,• ,,s E /r�' / '1 • r1i" tt, r * c--„, 11:4:,d ,y, _ Flowering Canopy Trees ♦� d' , VI \ .e C\V� 's, vy • c a ."—t•-.♦j � S A. 'r ••.r°• • : • t a • •• ?.. ^'i f.r t••.;.,♦• s a . •..r 4i.• \ 'I- - ' C♦ ,h-\ .'- - - SI- C♦ - _ ' A . J .h ::t•—att.. *• , •• • - 1`,• -• tl`1. O\°!• a. 1`,• 1 ° b♦ -tI •••'-• t� 'J..M. -it ••..: •••,.... ; •.r • a. •J•••� . -s : . ... . > - ♦�(1�t?♦•4• \. _t,. t`�`co,yix',(3•4 Sn ;C: 'C': •r �•�• .3..^ ..; •'Y•::. , I. - ♦°-4•♦•♦ ,{4 - - °A♦L♦%sr, ... Y• •P .. .!••.t%jt .t Y• •.�_ q .;.�L�r•K..J. O •>• - r - 1 •• 41‘12427. •' - r!J '♦q,°,+Z •' 2 . ♦ I k // ••• ••••.i, 11 . I I YI // ,•• �4 •. . SsaSSS5S 111■sa®assla Idsa®a "4 1 I i-.'i � 6 .1 ••••• •�i' M®sa®sosasasa� IC0�1®IiRI� f r }: i J, i ....L [ t ,•F” I 1 I \� 1' �/ !/ :I' 1� •,J• S! f}• adORISI ia1l011�: 11laasi�0 - I' I I 1 . I`t . .f �l I ' i .'1 7 •r.: L j.. j 1. .. yRl _T.;[ - �'- 1 '• x.•t aG111��NIMM II 1®1a�araaal� - --� . aaaaw�assl salsas! 1 asass„as�� L, I !4Tt t t4 a -1-1-11-1-±-17 t- I i w .�'\.1 7 i -.t •� I_ asllec *'r.; rcw, rT'.1Q'�♦ ,.�ly>;•r y''. " ' •�' • ...J. .: [. �1- > y ice. s� A yJy��.(�y�1. 1 F '3.{.�. :ing 'Ta."I t ��e•��S._ '1_. ° IM1\w' - l 4• fY-51."'�. et.,, �1 c1MV/ tl:.\ • ": . -. _ 't1Si:w^'' S �S I.. fl ^.�.t'!s:-L "' s�'J{Ls26.: e-,. \ i•- 3 . - s\ 8' high Split Face Block wall (facing street) Gated Entry w/ Single Sliding Vehicular Gate and Pedestrian Gate Secondary Entry URBAN Single-Family- Elevation Pacific Arroyo LAND STUDIO Bio Swale Vertical Evergreen Screen Trees Meandering Concrete w/ Riparian Plantings Path w/ Seating and table Nodes Gated Entry w/ Single Sliding Vehicular Gate and Pedestrian Gate inn 0 dr 0 y: .: • �i.�_. A � rSi 0 til\gilit 14 Mlle . balk 611111.1"ei AIL i. !IL Wier No Concrete Sidewalk -T' at Curb — Cs\ a 0 Pit - - — - - aw 1 1 ikei _ a .. Fj II PJ 4.4 ..a.t. i o FA O N 4AM Enhanced Paving URBAN Exit Only Access Gate and Linear Park Pacific Arroyo LAND STUDIO Bio Swale Between Wall Clusters of Vertical and Sidewalk Per Civil Eng Evergreen Background _ _ Trees Bus Turnout Clusters of Street Trees Shrub and Groundcover Area Perimeter Block Wall Los Angeles Avenue ±"..... a a a a ....a. iliraii 0 at — a ..... . •It.., avarao -0 — 7 ww; as / 0 inr. 0 nor 0 a rir--- -Pr re •""I 14,i '''" ' \ 4 0 k j -a- _ _ tvi 1 I a - 1 - - I I I URBAN Los Angeles Avenue Streetscape Pacific Arroyo LAND STUDIO \� Vehicular Gate 0 'a Me ii i I� i•• •• .10 : l Concrete Accessible le •...... Path to Upper 1 r---- ills.. tt. Basin s Raised Community I o (*FRI r____ Garden Planter Beds w/ DG Path isr ° J Maintenance • Vehicle Access I Ramp o Lower Basin Ornamental 1 Upper Basin a Grass Area 0 U ■ Not Mowed • • Lower Basin 1 Ial: w/ Plantings � Upper Basin t■ w/ Community Ir. ■ a 0: Garden and Trees and Seating Area JGroundcover 40, St , la1140 . ■ • • : is. Pedestrian Gate I vire. ' o • ■ 2at mr: • O - - AP - — - - 1 * cf._±1.(5.1 Irlib . . Basin - Lot F URBAN ,. Community Garden Pacific ArroyoLAND STUDIO IV%X\`MIO-{TtalTh.lArat*CL.-+rM1T,• G T.U a`f.: o1 Vehicular Gate Asia, - �� T T a i� �_ Q.k / _.C4. ��- _ �_ II , ip •• • epre at, .... , 1 ce v eia, ., o Ct) Man Ractw ` L� ess 1 o Acc.,..... \ '�/,� \\VS ; Bio Swale From Linear ParkIll �N I... OIL ��t r Upper Basin VS p o i ill % '• /t vi, IS / 0 % / / 0 Lower Basin ? . , ..••� / ° r .'s• I o • \ i o y -J . ../ Concrete / Accessible Path to Upper r / o �''/ • / Basin a 1 ��. / ,i / Sand Volleyball / / f►-�/ Court w/ Concrete Sidewalk \1 4 o o.1..�, / Upper Basin / ° �' .vier / w/ Volleyball �� •••''• • / Lower Basin Court and 1 10% 6. / w/ PlantingsSeating Area 0 V , •i / .:0...- / Trees and Groundcover 8 ornamental Basin Lot E URBAN „ Grass Area .....,,e-- / Not Mowed Volleyball Court Pacific Arroyo LAND STUDIO�..•�,.......V......•�..n..,�.r. � r_�: ....... .. 0" Pedestrian Gate INDEX Index Sheet Plan 1 Plan 4 1.1 First Floor Plan 4.1 First& Second Floor Plan 1.2 Roof Plan 4.2 Roof Plan 1.3 Front Elevations 4.3 Front Elevations 1.4 A-Spanish Front, Sides & Rear 4.4 A-Spanish Front, Sides & Rear �����������������������.t���.� " - - 4 Elevations Elevations ------r....--wr-r-...----..... -........w■..............■g ■----■■--■■------■w-w■ornwr.- -.��---u--------u----■---- -r---r-ruru-u-■......� ■.■■w-rww-owr-ru--wu-r� 4.5 B-Craftsman :::::5::a1. 15 Bat Sis & Rear'Es Elevations :16 C- FrdesRear46 C-Tuscan Fro . =" = TOP RAE Elevations Elevations 7 - lirew.7011111 I ■ : *' .. Plan 2 Plan 51.74 1. 114.,_ 16. � '�`„.... : ,. f •' I �liii-------------mom ~-- ...r i j oo-u--wo-o--i 2.1 First& Second Floor Plan 5.1 First& Second Floor Plan .------•---•-----•� I� i 2.2 Roof Plan 5.2 Roof Plan ��`" - __ • ..> ; I) allill .,2.3 Front Elevations 5.3 Front Elevations ■.■ 2.4 A-Spanish Front, Sides &Rear 5.4 A-Spanish Front, Sides & Rear ■■■ ::.„,;7‘. ': .-•::'.Elevations Elevations ®�2.5 B-Craftsman Sides &Rear 5.5 B-Craftsman Front, Sides & Rear = 71 . II Elevations Elevations '�3 11 , :. 2.6 C-Tuscan Sides & Rear 5.6 C-Tuscan Front, Sides & Rear "I Elevations Elevations til Plan 3 Plan 6 • 3.I First& Second Floor Plan 6.1 First& Second Floor Plan JfJ L, sl a 3.2 Roof Plan 6.2 Roof Plan 3.3 Front Elevations 6.3 Front Elevations C 4.rroyoA-SpanishFront, Sides & Rear 6.4 A-SpanishFront, Sides & Rear at Paci 1 KP I IN Elevations Elevations Single-Family Detached KNITTER PARTNERS 3.5 B-Craftsman Front, Sides & Rear 6.5 B-Craftsman Front, Sides &Rear rCaliforniaMoorpark Ca i INTERNATIONAL, INC. Elevations Elevations , architecture & planning 1401 DOVE ST. SUITE 240 6.6 C-Tuscan Front, Sides & RearEWPORT BEACH, CA 92660 3.6 C-Tuscan Front, Sides & RearPacific Communities Builder Inc.IPHONE: (949) 752-1177 FAX: (949) 752-0151 Elevations Elevations VAINAKNITTER,COM ©KNITTER PARTNERS INTERNATIONAL ALL RIGHTS RESERVED 2014 Street Scene 13049 09-06-2017 IS / 33'-0" / / 33'-0" / T-I0" 6'-'?" IT-0"_0" / / / / + k ¢E Tc-- D ===,jr.1 ,___ t_i_t W.I.C. II ® // Fc ,` ,, n ,.? • M BATHMASTER i L. DINING GREAT cvI I BEDROOM 00 11.1 ROOM 5'-0" 3'-6", 5'_2" y-�4'-I0" , 5-;"4'-0" ' 5'-0" do i I 1KITCHEN II II S :' J1t! . - I >_� P ,m 13 BATH 2 ' Cn _ III�� LAU. \ I'� c GARAGE ' 'I' ' ' ' ' II L —"''8 it =d'3'-6"j, 6'-411ALL ,, 5'-2S -" ,3-2"j,�v ; i Hi 1 " " " \......T.j , W.LC r..1 DR. ^— r,a. BEDROOM 2 T IHi I ic, ENTRY O u-, H BEDROOM 3 ' \ \ t \ I—I o - IIB Yb` II fir I 5DV. -4- M ('1'� z 10'-10" 4" II 11'-10" r 14'-10" b f 4'-10" f I6'-0" 4' 4'-0" -0" , / // P /" / " / / " w 33 ip IS-4 fir, a-4 _1 f 4'-10 /,, /,, / =/ 1 33'-0" N TN ;f PLAN 1 FLC)OR. PLAN 1604.1-0 -trtoorpalrk-,+4 S 1 KPH. SQUARE FOOTAGE FIRST FLOOR 741 sq ft KNITTER PARTNERS SECOND FLOOR 1,093 aq ft INTERNATIONAL, INC. _ 'IJCHSIA AT PACIFIC ARROYO GARAL 1,800 44 ft -IGARAGE 400 aq ft architecture & planning FOII ARCIMI*Wf O .Y•WlaflK TM TO FACE OF*TM 1401 DOVE ST. SUITE 240 SINGLE FAMILY DETATCHED NEWPORT BEACH. CA 82660 PHONE: (949) 752-1177 FAX: (949) 752-0151 MOORPARK, CALIFORNIA NW/1IWITIFR.COA1 4 e 1.1 1 I 7/10/2017 PACIFIC COMMUNITIES 3UILDER, INC. '([71-cv 2 X 11 r H '� 4:12 H 4:12 �� ��,�� U I 0 , I I I n 179044-PG6 -Moorpark-A PI ,AN 1 RUOF PLAN KPI KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 SINGLE FAMILY DETATC HED NEWPORT (94)BEACH.752-1177A 0 PHONE: (949) 2 FAX: (949) 752-0151 MOORPARK, CALIFORNIA WWW.KNIITER.COM PACIFIC COMMUNITIES BUILDER, INC. 1.2 MM. �_--, Abu. . - %►iu6."�wy�r��.,, 'f _ .wwAwwwwwwwAwAwwwwwww ww: �- wwMlwwwwwMwwwwww•I �,mMAww.�"„t,-. —��w wwrui;;wwwrwuwiawwaw**:a -'"'- ""w"w'ww�ww �...AM�wwwwwwwwwwwwll.ww►:•r' ~ 4»tVwAwwlu-•�1 TOP PLATE /�rUw1�wIUl w ►!n►-' 4,..r.�iiiw�'_-•.>-- TOP RATE ^�.•-..•\.�� m�a &.. .., �� SPANISH COLONIAL DESIGN ENHANCEMENTS 1,7.,,,/......1'.1 En E� in. - 1. Smooth finish stucco is most common;sometimes the smooth finish is 7 ��. ,' ' 4 ��11111 � �� ,_-_—.. = over an irregular subsurface. ' �. �.; ii.ME 'ME —�— , 2, Low pitched side gable or cross-gabled roof;sometimes hipped• yk = r nrzlrarL 3. Front porches. ,r. I-1 '° t ,� 4. Arches above principal windows and doors are common. is +.- 5. Roofline is integral to the style's character,multiple intersecting roof I' _ _ elements that complement massing. 4,v. � i-iii iilf iii hl_ t `t ' - g,... .:._ it `" , i�� limn l�� I ll "� , `�' l ."v .� 1-, ,-, l-I II-INUU .II.I ! ��C .•.viii i ■ op ea �w h•Ire I� (-) -� MIM ..._._ — .' �, _ roP .1,6I__ TOP :f" Ili■■u = I■®■1111111 IMII I�■■ - ` ~ 1111111• _ I■■■ 1111 = _ A — Spanish - Scheme CRAFTSMAN DESIGN ENHANCEMENTS ' ����� I■■■ _ I�■■- T♦ W •ill y� .� •- � `♦ .t Y:.� 1.Light lace to smooth stucco,clapboard or siding w/stone or wainscoting. 411, ' .� 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches are most common. • • , .. '` e.F 3.Decorative beams,braces,struts and corbels under gables. �•4iii ---' 1 i . 1 ^'r 4.Roof rafter tails exposed at eaves. ; 5.Porch columns or piers with sloping(battered)sides. dr n�R ?�l - a [: „ ll�I � 2 4 t1* ,. 6.Windows are vertically proportioned and may be place together ,4> u- .K1-1 �1`K,4 in groups of three or more- jet, 40- r," I - I + rti. < k MCIIIMINE1= MI L.' .��oau�r�r■.rr��:asaerra•- - rarr. n1x■.22::::::.31k2.7..2.17.011:0: r-ior-.0.4 r".-- .0 r"r■■o taw_ Rr A sznn¢ere a•rec��' Znnasnn��o R-.+. TOP PLATE ...011a..- TOP TOP PLAIT —11� BCraftsman Scheme 4 Nur tc, r1111 TUSCAN DESIGN ENHANCEMENTS - Via; - - k 1.Fine steel-toweled or smooth stucco textured facade w/stone or brick, ::�• .:nom a.•r. ..�:�a i�9s..ao'. 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CN 1 ( 1 o i n1 I� \ \ I_._._._._._._._.J._F \ \ =fl _KITCHEN_ -I i�f I �f l'-3"\ I I ti_.I �_: HALL I II �:: ; [I LOFT \� 1 ."), 1,16.... HALL - rNTRY di r �_ o - dJ I :: 4AUN -� 4-3 2 _(\,_ \ z 11 x `I"-"/IT —II 1 II ;, ,,j \ �� I I I I 4rl I ..:1 \c \ . 11 r, i- 7.-4.,,. I 0 '1 GARAGE w [, BEDROOM 2 :n 'J `'/ H BEDROOM S \ \ `1 '17 -71— c-,4 BA 2 "� v111 I 7m SD 'sc \ 01 o'\ \ 1 1 1 1. I '� ' \ \ \ 1, I, 4 —. . . • \ \ Z c—J !31^/II"= I II!3I^/II I A',a I / �{I'(All lI /ii t1 'j0 �1 I, ^Y {1 'f ^I'Y Cl t ii.! I II / X11_ ii I II X11_ II / ,7'$, / 51-8" / 51-4" fi{"'1t J' 14-0 20-0 r/ 6 6-0 J- 8 p // / / 35-5 / / / PLAN 2 PLAN 2 T 1 1008. PLAN SQUARE FOOTAGE ,r04,4-rco -Moorpark-A, SFLOOR 830 sq ft KPIIIII SECOND FLOOR 1,231 sq ft TOTAL 2,061 sq ft GARAGE 407 sq ft KNITTER PARTNERS roe iuKwnerauraa.r-aMawTAM TOpmxOP mut INTERNATIONAL, INC. i 1-j C-I S I A AT F A C I F I C ARROYO PLAN 2 ENHANCED architecture & planning SQUARE FOOTAGE 1401 DOVE SUITE 92660 SINGLE FAMILY D E T A T C H E D PHONE: (949) 752-1177 FIRST FLOOR 830 sq ft FAX: (949) 752-0151 SECOND FLOOR 1,247 sq ft VM'l.KNITiER.CON M O O R P A R]K, CALIFORNIA TOTAL 2,077 sq ft 0 4 a GARAGE a Uae OILY•MUM T/Jia1To as o qqi M 2.1 I I I B/14/2017 PACIFIC COMMUNITIES 3UILDEi., IEN C. 4:12 RIDGE 4:12 w W Qcsi �� x H y� H u N <C)- "4: r L r z Cl) PLAN 2 ROOF PLAN 10044-*Gd -Moorpark-h KPI ® KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 NEWPORT BEACH. 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SUITE 240 SINGLE FAMILY DETATCHED NEWPORT BEACH. CA 92660 PHONE (949)752-1177 FAX: (949) 752-0151 MOORPARK, CALIFORNIA Wei KRiT[R.COM 4 e L I 1 8A/2017PACIFIC COMMUNITIES BUILDER, INC. 2.5 \ } J._ link • •iiaia•a•auva� vv •w iaaiaaaaai:auaiIVIRMFla•u•u•aiau .ei ii • • • •••i 37'-8" f °' j 10'-10" / 26'-I0" j y 19'- 8" 18'-0" / / 8'-4" �,3'-6"�, 'I'-10" q'-8" 8'-4" 6'-10" �,4'-0" �, 4'-8" 13'-0" / q'-2" / 4'-4' 1,4-0 f 1 dr ____. fe \ \ \ \ \ s\ \ \ \ \ i.f f \ \ \ \ \ f -fir — �j , 'i •'"fs•�a, CD II W.I.C. II II +-- 0 (� II \� /x_ N N M BATH ; ; _, O 001DINING GREAT S. '. -. ; , O z9 do . o I ROOM MASTER — 7 0 BEDROOM � I II KITCHEN ,..: ii._____ 4 \_.1 i\--r „ , , _ -,0 „, _ , -\ . . 0, . ii , t„, _es, r— �zi, .Al1H, TI , w ��ii.;=:i LINEN �� cn N �/// II O: ___, �n _ Vr1 iNi { to HALL GARAGE Y � � BEDROOM 2 .1p.\ .ci � \ � ? '� + ;„_\— 1.._il• \ ril __)! rBEDROOM 3 I ,��s.o., ENTRY r====# DEN/ OPT. Zi) F fr--_—____71 iv v. _,_ BEDROOM 4 to F ) ,Iii m Y II —= \� 11-�1 ice_ is z, � m � � � I 7Z? (/) vvv vv - _iii z 0 6'-101" 5'-8" J,,I, .,/ '-0" 5'-II" 5'-6" 5'-II"/ 12'-6" -'-0" ' Il'-4" I6'-0" b/�'-G� 4'-4" 2j 0"7-10"", 4'-6" /3'-6"/ W 181-6" 19'-2" f I J6/ 18760" , 8'-4" Iq'-2" 10-10" , (� /3 illy. 31-8" / 1e049-1•G431-Moorpark-h PLAN 3 PLAN 3 FLOOR PLAN SQUARE FOOTAGE KPI - FIRST FLOOR 1,002 sq ft KNITTER PARTNERS SECOND FLOOR 1,322 sq ft TOTAL 2,324 sq ft INTERNATIONAL. INC. FUCHSIA AT PACIFIC ARROYO GARAGE 413 sq ft architecture 8. planning ron ula"rccwe aar-"�ewlow TAKEN1 rias f t 1401 DOVE ST. SUITE 240 NEWPORT BEACH. CA 92660 SINGLE FAMILY D E T AT C H E D PHONE (949)752-1177 FAX: (949) 752-0151 MOORPARK, CALIFORNIA ' I. PACIFIC COMMUNITIES BUILDER, INC. 3.1 I I � �/ro/zoi7 4:12 RIDGE U) 4:12 f �I ti/0 L • D 4:12 .,rp U) I I I 1"i-c4 � � " D II PLAN 3 ROOF PLAN *C.C5-Moorpark-.. KPI ® KNITTER PARTNERS INTERNATIONAL. INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 SINGLE FAMILY DETATCHED NEWPORT94CH. OA 9) CA 117 PHONE: ((94 9777 2660 (949) FAX: 752-0151 MOORPARK, CALIFORNIA " (949) _ ` ��to/zoi� PACIFIC COMMUNITIES BUILDER, INC. 3.2 r I ' AP.Maw..wMwAAA 7r AM _-- - "`+. 14: 1 ROMMOICwwaAwR�l.t11/Iwwp w-., .� AAOA4A011MA::.1,,wRRAAARf .- -•- -r . *M1w*.V.'www• A4wAMAwRt+.:.a• c..**•RIMA'••',AAA.I AAA --.4"44..461 ocA*.- AA*RAAR`a11w► 111P'VIA.•MINA- ^LIM. ' _r +tea "' 1.- AAATv+AAf'.'MR .awl. AAIUA AAs M•'AAR....ASUMF- .--...n A*: "swAw��AAAA11 AA.. AA, RAM"4-.AAAAP SAe.;7*AAAAAAARH AA •:,:.:,,...7-4•:, r*A0.::'3► .r5'*1 . ..W s*Ara r4RA:AIM RRA*!MAO MM 4i tor w/Mwa '.- •{*AARAf- *too AL IwwIMIA' AAwMAAA0414 - +�i At-w AR IAM'•. AARIw+IAAAA► .Nce:::..A,m.:- - "a. +ae u M• ay._�7.•-•:-.:010,1t1..". 'IA.e.40.. TCP TOPp`"� i. SPANISH COLONIAL DESIGN ENHANCEMENTS •a�^ .-�. . NOW LRE Y '■■■■ Ma■■ 1. Smooth finish stucco is most common;sometimes the smooth finish is ." ,y_j !MN MN M� over an irregular subsurface. • .` coq NM I; I� ���Mil ,' 2. Low pitched side gable or cross-gabled roof;sometimes hipped. • �■� �■■ ` ' = 3. Front porches. 4. Arches above principal windows and doors are common. 114.41., ..ati MwwA.'""'," ; ; Tr. A 6p '—, L. ' 5. Roofline is integral to the style's character,multiple intersecting roof . • `�an^'a """'.�Wa....-; 7 elements that complement massing. "� �.i 1 i. i ■ L. ' „1 e Si :::::::::::::::::::::::il:XI }i" li ` { , '� ! i , Sti ', • ,�-,'-, 1,-,' �c 1IN I IC ;:::f ■ ■.suu.o..uoau.suu...a...... — _ •L'�:::■:■:a■ouu .d'4 r,J�/,_, ::o:ii:ii:iii■iiiiiaoii:ilii:�.::::���- iiiiii: _ _ ■::::::::■:■'" `•� �::off 4') A.A.-JEJMOMMI• \ it •1111 __ _ __ �M� C_: TGP PLATE e':':.:'.:::.... ........e.• .....•••....m.. ri TCR PLATE .; 4.- :...oam o�.e�v._r�. .mom• '-- -- � NOW LINE in RN III A - ,Spanish - ,ScL.eme 3 . ;-. 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NOW ISE m mamma m.i ^� III =�--� _ III! t_-b 11.11 111.1, _� �II - 1111 = I ���' _ r TUSCAN DESIGN ENHANCEMENTS Z I. Fine steel-toweled or smooth stucco textured facade w/stone or brick. (..1 -4, ii` - .„: -T2-1-1.41,7.2—_,„ mss®, m.. a ^mr xv_ I--1 rn . TP ;/\ ;..�:.�-,.r �" • 2.Clay roof tiles;sometimes stacked randomly. �� ��� � 3.Rough-sawn fascia boards or rough-sawn rafter tails. - - _' 4.Sloped roofed porches or bracketed shed roofs over entry points. ti• - 1111 :-; Q.. rhinged at top headers or anchored at sides of jambs�, v 6.Stucco Accent Jam` _ i C — Tuscan13049- PGS -Moorpark-A - S'cheme9 PLAN 3 _ ELEVATIONS KPIII KNITTER PARTNERS FUCHSIA AT PACIFIC ARROYO INTERNATIONAL, INC. architecture 8 planning 1401 DOVE ST. SUITE 240 SINGLE FAMILY DETATCHED NEWPORT BEACH, CA 92660 PHONE (949)752-1177 FAX: (949) 752-0151 MO O RP ARK, CALIFORNIA '"N"""ER.00" 04 e PACIFIC COMMUNITIES BUILDER, INC. 3.3 7/10/2017 -:.r FF a: r - iRJ.4{ 1L. 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PLR LRE \ 1 r 1 r \ RIGHT ELEVATION C REAR ELEVATION C 18049-PGC -Moorpark-A KPI ® Pj .AN 3 ELEVATIONS KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 NEWPORT BEACH, CA 92660 SINGLE FAMILY D E T A T C H E D PHONE: (949)752-1177 FAX: (949) 752-0151 MOORPARK, CALIFORNIA wNwKVTTER CpA 4BPACIFIC COMMUNITIES BUILDER, INC. 3.6 i 1 1 8/14/2017 / 1 11 35'-8" / / 135'-8" I S-b 1T-2"-2 6I-10 S'-'6" 12'-0 3'-4" / SI 3'-10" 6'-4" / 8,-1„ q1-111 i ♦ / / / / All 4'-4" 41 II J'-ISI'-6 / / / 1 }}2 \ \ \ \ \ \ \ \ \ \ I 3'- \ \ /•Y, i i.‘4'.', P U _ _ _ _ ,, , .. al , ''H 00 -' \ MASTER ?! C'! O KITCH a 'roil DINING GREAT ROOM `� siTr- e= BEDROOM ss- `9 -0 HALL \ ,`._=b- r- 0 M BA eQi aZs it - � \ it csi \ \ ., 1 11 KiK H U -4- --T \ II .o W.I.C. 1 �, \'- " PANTRY z. / IN I -, ,!- oP@l TO ' ��rr \ \ eaON W = ;; 'I II :; •--;III // '^ ...Il ■ -Iw HALL 1 ENTRY VLI II s ltd O 1111 I �i II LOFT/ OPT. in -'ii II DEN/ OPT. O O II BEDROOM 5 II \ O Q _ — _ BEDROOM 4 ; , O - �` BEDROOM 2 11 r. \k2.. -,c,,, r O LAUNDRY BATH 3 lk- \'r` �4 II a a iv N ;•:la;= §as I pv z4- 14 4BATH 2 . 111c1 ;itsEl ' 70i \ 1-1 CENTER \ `‘a, 1 II y,- 7,1 N GARAGE dJ "\ \ ` , r 1 N _� BEDROOM 3 W.LC. li - �� I 0 I rt SD.V.-s-, I rZr� II 1 l.. _ 11 NS_ \ c , Ns \ \ 7z, It— W \ I `r� \ \ \ 1 � 1 — + \\ /31-11" / -'-011" /3'-I1" / III 111 " " tlI4--O ::': , 10-4 3-2 3-8 j, 14 4 20 8"/ 35-8 i+ / 1604.1-I.ca-Moorpark-r, PLAN 4 FLOOR PLAN KPIIIII PLAN 4 KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO SQUARE FOOTAGE architecture 8. planning FIRST FLOOR 1,110 sq ft 1401 DOVE ST. SUITE 240 SECOND FLOOR 1,392 sq ft NEWPORT BEACH, CA 92660 SINGLE FAMILY D E T AT C H E D TOTAL 2,492 sq ft PHONE: X , 49) 011 52- 1 F GARAGE 417 sq ft rwl"149rTERCO" 0751 MOORPARK, CALIFORNIA Po"ARCOREC7t IIN OW-mrlas Tuna r"ria a STUDS glionil 4a 4.1 PACIFIC COMMUNITIES BUILDER, INC. 4.1 W Q <cr 4D W 4:12 �e a tiA W . , 1-1 4:12 H W II 0 W VL 4,1 Q �V i j -rF 1:12 i 13049- PGS -Moorpark-A PLAN 4 ROO F PLAN KPIII KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 92660 SINGLE FAMILY DETATCHED NEWPORT (949)BEAC2A 1177 PHONE: 752-1177 FAX 52 7 (949) -0151 MO ORP ARK, CALIFORNIA N'M(g4 7s2 4 a7/10/2017 PACIFIC COMMUNITIES BUILDER, INC. 4.2 'r A TOP RATE I'�I'� ` "�. AMIt11��lr��i►Y Awl ..TOP PLATE • • .' '�' — _ MI LIFE SPANISH COLONIAL DESIGN ENHANCEMENTS rS 'ION 'ONO \ 1. Smooth finish stucco is most common;sometimes the smooth finish is i'MII O ,1 over an irregular subsurface. ••!, MEI NI i .. • 7 2. 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Shallow Pitches are most common. ` _____________ _______________ """'" Q' i • + 3.Decorative beams,braces,struts and corbels under gables. � � y "' - - - �•�� 4.Roof rafter tails exposed at eaves. • • , ` 01 5.Porch columns or piers with sloping(battered)sides. `t ION. a,-,4\, . ,:,: r 6.Windows are vertically proportioned and may be place together . 'O ,in groups of three or more. - e _III U•I I I ... �� \ -„'S� '' H _._ . . H H TOP PATE a® - _ - TOP PLATE B - Craftsman Scheme 6 m ti!, „ WM LRE `4N . ' . U•U . j� _MO j TUSCAN DESIGN ENHANCEMENTS Z 4. ' k �, 1.Fine steel-toweled or smooth stucco textured facade w/stone or brick. ri - - ����■ ■�■■�■■'�, ��� � 1 � 2.Clay roof tiles;sometimes stacked randomly. Ilk 3.Rough-sawn fascia boards or rough-sawn rafter tails. W M -' " ' - T' ;. ` ` _ •,- 4.Sloped roofed porches or bracketed shed roofs over entry points. i,r- t ;• _ • ' - 5.Rustic wood shutters hinged at top headers or anchored at sides of jambs. 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L 1` T PACIFIC COMMUNITIES BUILDER, INC. 4.6 ' 8/3/2017 3 '� 8'-2" 3'-6II T-10"5 16I-2" '� / S'-10" 11'—l" 35'-8" 8'-1" l'-2" / /, 5'-1" /2'-7 i / /, T-II" / 8'-3" / / / / / g. _ \ \ \ a �, s \ \ \ \—\ — , \ \ \ J - 1 W.LC. II i f �,,` is ,�� II Y,' P ---�---r - II .11 0 M BATH MASTER d BEDROOM d `r GREAT DINING f Oo Cc:) dJ ROOM 00 `A - I El K,:__ II lol II r.�l W.I.C. _ -1= il 7ii? N( il \ - IN \ \ �' �1 7.). i,. \ \ \ (rim 1 � \ \ :j I Zr) v PANTRY II _� ., ..tc, _,, , 4, eV ~ d MI5 �ti� ,,, O .a HALL Q — BEDROOM 2 .�_ la- GARAGE ;I- 4- HALL 1 .^ : _I �Is LINEN \ ;I- N- _ //�� _ O = BATH 3 µi f I LI1 i0 i---\ _:_l) L ,6,, ) --• .1. H \ \ I iT nBATH 2 SA ; ___+r F-1 \ U 0 ill _ BEDROOM 3 cA \I',0"•` o ZIT' — DEN / _ II N BEDROOM 4 ' dJ II COEN - 1 _ \ � T �U ) II i o xr\ f \ \ \ � ?...,„ `t\ Z Q Q9 O CD \ \c`k.. 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FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 60 SINGLE FAMILY DETATCHED NEWPORT 949)).752-1177CA9 PHONE:E ((94 FAX: (949) 752-0151 MOO RP ARK, CALIFORNIA " 47/1°/2017 PACIFIC COMMUNITIES BUILDER, INC. �'2 ee v • TOP PLATE \ 4c" s ,i•• p-- rv,1LAc SPANISH COLONIAL DESIGN ENHANCEMENTS '�^ . .. . Iffi.i It ■.9 t;• 1. Smooth finish stucco is most common;sometimes the smooth finish is y !I • ■■•■■ '� over an irregular subsurface. > 41 --." r` - 2. Low pitched side gable or cross-gabled roof;sometimes hipped. __ .�.. � .,, > -‘ 3. Front porches. w / jMMmMMI ouNiat .,�� ®e ��� . < 4. 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I. T- T- 1 T- - - COLOR/ MATERIAL _1 FLR LRE FIR UTE - • . _ ,(,—CHANGE AREA FIRLRE <V T/� \ \FLR UTE TOP PLATE \TCP PLATE ,. - 1"� AT SPECIAL LOT TOP FLATE_\ VL \ TOP PLATE CONDITIONS, li 7 T.•VPLIIE L , 1 L J 1 ., 8, YOW H 0 -1 }�* � �� LINE OF 6' FENGINCr� _ _ _ Cr)T 1 V a- O 1 4' - 0O OO C 1 v a cA c 4 (K) r , „ I W \ \FLR LINE ` r FLR LRE \ \ \�LRE -' - FLR LRE \ \ I \ RIGHT ELEVATION C REAR ELEVATION C 18044-PGB -Moorpark-A KPI ® PT .AN 5 ELEVATIONS KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 SINGLE FAMILY DETATCHED NEWPORT BEACH, CA 92660 PWorIE: (aaa)752-1177 FAX: (949) 752-0151 WWW MOORPARK, CALIFORNIAKNI .0010 I -4` a PACIFIC COMMUNITIES BUILDER, INC. 5.6 1 8/14/2017 / 3T-8" �, / 37'-8" / / 8...6.. 6'-10" 4'-0" / 18'-4" q'- "3/ / y IT-II" / 10'-6" / -� I \� \ \ \—\ 1\ \� 7 01 . ' - -- 10 MASTER DINING GREAT M BATH BEDROOM tt —a ROOM i- ' II li cv \ Ii II W.LC. 74-N ;® oPr.mum ISOB61014 t. „1 ■ O II II , ). II - I I �4 ' II iI LAUNDRY ,\ \ '' KITCHEN Rs il W.I.C. II N �I II 1`� i���. -- 01 d- J 1i ' ZP IL J -J�-14-L\-{ir--T--JI .d- 0- O 11,--_ ,.t„ __:. 5� b o f • HALL ��'- 01 \ \ '4t LT- in I 1 HALL ® 7 PDR 0 WIC'\ in \ W.I.C. II jl0 ill __=-L iI .I BEDROOM 2 it BEDROOM 3 O BATH 0 O 1� p GARAGE / ►n Q EN E. \ \ if ENTRY o M dJ c0 I in Ma Pi in I BEDROOM 4 m Z :-.;tkk - - r 1-1 t 1 -� O .Q. giT" a I oO b ilt., cf) I6'-8" ' i'- "3'-10" ��I I_ II II'-6" �, 9'-2" / Il'-0" / / 19'-2" /% 7'-6" II'-0" f 3T-8" / 3T-8" 3T-8" f 1D049-res-Moorpark-r. PLAN 6 PT .AN 6 FLOOR PLAN SQUARE FOOTAGE KPIII FIRST FLOOR 1,342 sq ft SECOND FLOOR 1,446 sq ft KNITTER PARTNERS FUCHSIA A T PACIFIC ARROYO TOTAL 2'414 sq ft INTERNATIONAL, INC. GARAGE 414 sq ft architecture & planning FOR A"CAGE USE OILY•OLBRq""TAME TO FACE s f t 1401 DOVE ST. SUITE 240 SINGLE FAMILY DETATCHED NEWPORT BEACH. CA 92660 PHONE: (949)752-1177 FAX: (949) 752-0151 MOORPARK, CALIFORNIA „ .K�'T��I, 6 PACIFIC COMMUNITIES BUILDER, INC. 6.1 + I � 8/14/2017 4:12 RIDGE 4:12 V" 111 <r H 4:12 4:12 w z 4� II U) 1D049-1068-Moorpark-h PLAN 6 ROOF PLAN KPIIIII KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 0 SINGLE FAMILY DETATCHED NEWPORT BEACH. EAC(949)7CA 92 7 5-117 PHONE 7 FAX: (949) 752-0151 MOORPARK, CALIFORNIA „ 949) 52 ` a 6.2 I 8/14/2017 PACIFIC COMMUNITIES BUILDER, INC. � ' 1 ' . -2.411110tAillille.::: • .- - . TCP ELATE SPANISH COLONIAL DESIGN ENHANCEMENTS -- . . . • . A..---.-----.----• .- . • • . . . • . •'4.- '111•• maw wmar YVV1 LK 7 1. Smooth finish stucco is most common;sometimes the smooth finish is . ' • "rs,.1:,..-..;,.....'..,,•••• INN ., . over an irregular subsurface. . II • - . Ail Si •-s. WM "H;''A . - ' - 2. Low pitched side gable or cross-gabled roof;sometimes hipped. I.. ,1111 ..„,. , .. b ir i-i 3. Front porches. • •s- - ' .4i,-;.. , , .__ __. ,,,, , . ....t. , . ..'"..-""••..121....,, l,„ ...„...„,...:„.......,. zi ._____ _, _...: -- o ,....,..,„:„. .„....,......„‘,.. , 4. Arches above principal windows and doors are common. -' '. •.:4.c...r., • .____=..._._. __ • .00 -.._ .., . - y r 5. Roofline is integral to the style's character,multiple intersecting roof - • - -------. -----,... ••'.• At i" ......' CN1 •1.4 1:.-Voaaaaalall!WAlltlaaWialft A,(/VI OR‘; 1411111111 0111101101* 00 elements that complement massing. a a a a a .i.,..•;- zao: a ilk - -- a \ .,,Tia.:ir • ,•:.--,,r:0 ' ,, .....____....._ : L '.....• , .., ,. ,, L k - 'Eel` ,, •01:-,s,''.... : l)4 • t , , ,, , IA,T , '4 1 .-.., ..e...ii • ,''c', *,>,> 4% ,,,,y;> , , V ,, ? ? ?,,,,, -',,,,,,4) .,>,, t, ,c> '-‘,1,•,, ,, ,,,-,? :t) .;-)T ,, - • Plq rk, .. - . .... ,` '- •', j-,,,,,„jy- -,,,, ,-,„, ,,? , „, \\4 ,?e. ,, ,\s,,?, ,,4 ,,,i I- 3-.',--.'. • ,.rolit i • . . . .• ...,• r 1 ., 1 . . • .... :.' .:•.-, •.. 111 liU ML4„.,,-: ....•...•...••....UUUUUU......t.. •......•............... ' - '-- - --"''.1:::::::::=Velei rg 1 WA VA RI ra WM.iiim i rak TCP PLATE "... i OIT RATE _Nx '...,..-...w.2,... .--',,..,;.,„._....;. IIPM-141111C . ...i im. aa,...._,I, • . rc..7A_,,t- ." --' .i•----"Milli---4' --'- On. - = I :* ..; , 't.: 'At MI 1. mi RIM III 1.• , :-..- :,••••,4:1 A - Spanish - Scheme 1 CRAFTSMAN DESIGN ENHANCEMENTS %. ! ,,,,:* NMI iii m =IL. !I- 111•111ft.... ..."2.1 111111 . oak' ', 0 I= ' - 1=s=allillia.... -sl'Illa.„.. MK 0,i4.'. •- '':! ;9 4.1 1.Light lace to smooth stucco,clapboard or siding w/stone or wainscoting. . •-,t. --'-- - - ' :3 ---,-......... ,, ; , cf.) FilireiriTiVoT i MTh it-.aim'rarl:i Tyri 1 i-iii 2.Roof pitches vary from 4:12 to 8:12. Shallow Pitches are most common. '".':. -- '-ft ,;a Ciii rfai K.NE,1.X."."."4X: ill. Pr 43..DR000f rraatfitveemx,pboacdesa,tsterauvtess.and corbels under gables . . .., ....,._).,,.,.e. • smramZinm."4",A WAWAr.W.Vd A_ i ,... .r..,..,.,,,-,;,`,':' ,;•••'-.. .... 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H ')' . .! - - ,. , gli : -• . 7; •..-' =, i- = _____. ,, ,, L E I ' , 1 . -_-- 1.Fine steel-toweled or smooth stucco textured facade w/stone or brick. l'- _ . r mt. ...Alba.. - , • . A . N 2.Clay roof tiles;sometimes stacked randomly. cn _ 3.Rough-sawn fascia boards or rough-sawn rafter tails. .. 7 .,..,ati.;61111:111E81, __,..... """"•` ',, to:41a" IkEtwal- , . . , _ - 4.Sloped roofed porches or bracketed shed roofs over entry points. . , ,, .. . .... - 5.Rustic wood shutters hinged at top headers or anchored at sides of jambs. ..,____.--7- -- ---------------- t . . .. 7., t.•:- •, . I :-'....r. ..,_ rP6.Stucco Accent .,.. . __1 p ,,. ... , 7 lit, • , I =' L !I • ._ 1 .. _ .4 ft 1 .,, 1 ; • . , ........- • -- 77. _ _ -- . • .4-'--- _.,;. ....- xr,i,_. • 2 - - - - _ - -\ 1904.1- P.C.15 -Moorpark-A C - Tuscan - Scheme 7 PLAN 6 - ELEVATIONS KPIIII KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. 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' 4,.__IL X 41LIIC L11 ,,,, 1-...=. f 7.741 -•"––.7/.7.--C 0 0 0 1 A .y i t 1 ,A v n'-) E771 01 0 11 I = fr I I I _ Zo .1 cr Cf) 1] Ulf RR LINE \FIR • COLOR./ MATERIAL FLR Ulf CI \ \ \ \ FLR LlhE TOP RATE\ \ \ \ TOP RATE t--CHANGE AREA TOP RATE \ Z AT SPIAL LOT \_• _)____9:41 UTE rot UNE 1•N Ct_i•I LIM • comr,ITIONS ' • (f) --h 1.1 ,— LINE OF 6' FENCING---4, . = CO •:' :''- CO CO ' ,L FS3 \ \ FLR...,..-. - --.. FLA LINE \ \FLR UK FLR LISE \ \ -- LOT 43 only: (Omit 3 Windows on RIGHT ELEV, RIGHT ELEVATION as a special Condition C REAR ELEVATION C Per Neighbor's Request) 13049-PCB-Moorpark-A KPIII PLAN 6 ELEVATIONS KNITTER PARTNERS INTERNATIONAL, INC. FUCHSIA AT PACIFIC ARROYO architecture & planning 1401 DOVE ST. SUITE 240 NEWPORT BEACH. CA 92660 SINGLE FAMILY DETATCHED PHONE: (949)752-1177 FAX: (949) 752-0151 WAW KNITTER COU M 0 0 R P AR K, CALIFORNIA 0 4 8 , f ' 8/3/2017 PACIFIC COMMUNITIES BUILDER INC. 6.6 , .................... r �,-.,..... +.... -.........-..........:•:•: ................. ..... .........�. 4=2. 1 1/41- �a 'T1 ri ate,<k�'iJ __III!• �� r '-�'- J' .� � _ ill id - I .. II. 1 .k , r 1 lit I■� [[[SSSTTT111111 F-11--11=11=1 iE . NIII WM= _ Mir Plan IC Plan 4A Plan 3B Plan 2A Plan 6B Plan 5C Fuchsia at Pacific Arroyo KPIIII KNITTER PARTNERS Single-Family Detached INTERNATIONAL,INC. architecture a Planning Moorpark, California E7u`.7 WE 702 1.77 Pacific Communities Builder, Inc. `.- -- 13049 08.11-2017 ` S \ Ronald Reagan Fwy I I C / / l 7 118 0 0 / G 0 0 2 -6 cr SITE \. IN TI / F CITY OF MOOPAK COUNTY OF VFNTUPA STA TF OF CALIFOPNIAp '-c›., 1� 1 ' � � Los Angeles Avenue]18o L 4l C4210 O � o o^ 4 _ _ _ , _ _ _ _ _ - _ _ L _ _ _ _r_______ - _ _ _, G •G G G T �- Los Angeles Avenue - - - - - - - - _\ �G �G J �G G �G y /C' �GG1 ,1• g �O \ O 1 \ - fooIf' �G 'G 'G �G G G - JqO' �r O O ` 1 Z GG Ti errs Re' �� , ��o. �� ���o� �� ��� ��� � �� b. �cl �USTUrn �L �ti- °` - - °i� °`� °`� °i� °`� °� °� ��� ��� ��� njul � LOT A .___ Open Space to LMD i. = - _ : - - FX1T ONLY ��I�Isl' _ - _ LOT 5 - Open 5mace to LMD oo ao rr•!IRS 1�� __ _ - \ / ❑ ■ IDENNIIIME1111111.1111MMIMMV1CIN1TY MAP �Il j��� r ❑ c\' ■ r - ° 5.2' ■ . _ _ ■ ao ■ N O ■ _ ■ ❑ ■ _.. ■ N • 13• ■ �lff ■■tl■�■■■ !��■ rl �ff� (� a \ 5.25.2' \\ 5.2' /, 5.2' ■ 5.2' ° 7.1' ■ 7.2 ■ '7.2' /' .❑ 5.2' 7.2 ■ 6.2' S.2' ■ ❑ ■ 1 \"1 ■ ■ I2 2• IB11 =� 15 14 13 11 1 9 : 7 N.T.S. 0• �� �_ �+ r �.: 2• 6..1-� 51,•.._ 5,2 ■ 5 r ■ 5.2' - 2, ■ ©� 6,2 ;' ►��� •�\ •• �_- ��_ , '-'• - si Y 1 ftp■ IR■S_ �I■■r. ri.1A�f 1■f�A�1 L' 0 w�! im_ r r ■ © ■ �� ■ �.� ■ 2, ■ _ ■ .v •2' �� ❑ �. ��� f1R�■■f�BL / ■ii I ® ' et■I -I I. a�� - � LEGEND ■■ �/ ® a 4 0 1s. c,, ' .. IES • J ■� ■ter _ i . . �, ii&A1111111"1.1M1120.8. N N \\: " ••� ♦ ` l L o 1�111111111, l 9 Air s m I I 1� 1 1 co 1 I < Lin �� i .f .. EI:"lF.\.I; \ fI♦ XMLlaiir CO I 1 v \ m iIno_PJ11-1 ' 7 LOT NUMBER _. _ fff■■�s,■=�_■f.■+�fttf�■■f�s, -1 s,■rr,T� � m I ' ' � r' © �� � _�� �� � � � ` �`\\�\��� 10'�: - - -- - - - ----- - - -ftr-�I f■ft•■■f.f�fflfl•� ft■■���■■f■1 t1 f -■f.�fttf■�fff1■f�li iii - -- 1 •• 4 P •+ ■ \\\\\\ I - b. 9 15.2' - 15' 9 ■dl © I Itl :` :\.\ !w1 A LOTK - - _R - � ■ ,8 © �I1 ,\"�� © T \ J: 0 BUILDING FLOOR PLAN TYPE t I VI � • • " �� \`; m ,' - 3$ 1 ' © ' & ARCHITECTURAL STYLE _ - I °° R� 15' Q \\\ \ I WWII �C■ 150 1■ 54.5 54. r N �\ I; , I■wt� QEXISTINGo�t■tii ) �■f7�!■fftii��=l���► ff■ � ■- -'-- � 5t N ■ 30' 30' y1' 9 r © . [241 �; •\ jr •I °; ir o o ► ,� ; \\ . �, o GAS V -JI■■�� � � 1■■11 - � II• � � N �O • I \\\: r .. (•'�■ L � \: ..\ N � r � I g9.8' 1 I ... 7 cr , ! d �� U - \\ O 12. 0)31 ri s41 ❑\ .�. \ %/ /%i°zo•e' "-- ` % //// ° ,y 20'1' - m ( a'b o v' © \\ e� _-_ STATI N ( 1NUMBER OF HOMES IN CONSTRUCTION PHASE �� � j - e 1 ® ® ■ ��� \ \ \\ \\\� y �/ , .!'/ //// ,/ 144 111 ° �� m , -- o �++ ,.Oi 17.2' r'r_ 139:1IL 4 O I pN i %1■ ,- - iC \\ \ ■.�� f /�///■ �J7 1 WI / ■ �� \ , . C7 iii ■ © W Qij I � '�, O • `pl P ' • t ■20.7' ■i , "i % ® a �ZI ■ :` 2D.5 / I j■ 20, i" ■ +! �7 ' N 4-g' l�j] N I L�,i ■ 19.3' I / , / 21.3' D . \ 14' P1 C7 �� �ra:A Q 1 �]�.�. ■ _ �l� 27 29 3 15' © , �rI / Inimr I �iI C� . 14.1 Q ..*�+ Q 1r IAL a / 5.2 5.2' S.2' I�rrr ■ ■ 25.8' ! ■ //i15' �' f -"I - • ' ©'v o�' i ]9 _� • �- I■ N \\ M) SI•= I� 5.2 5. �`+ r .1 ■ 14.2' �1 r \ ,ter, _ I■ o° �n Ph- 1 l HOME CONSTRUCTION PHASE NUMBER + ■ ■ 5 2' S, _�I��� `\ P b■ - \ \itss •❑ ■ 5.2 _ e �'. ;.2' 18' 18 14b ❑ ' `l \\�\\`\\ 17.2' �' I o 5.2' Q 'bo N���I•1�if 4 I - 14' ° _isPII • ■ - 15 �� ' Co \\ IN in 18 z 1�► 1 - I '� P �, 10. I � ! - \\ ❑ , © fI '� 1 \. .\ G .\ \\ \\ ■ �\\\\ ' '•I W ,rOIreiii 1 122 ��- ,n 10 5 I. ,� ►�1 \ : 'b o �- 1� �� 2.3 OI��IeRNIIn N ��� �1 " . : - 15' i LOT �/ \ N f�'"vc I � Ii\\\ \ .\` U2 I\ \ \�\ U D ■■terz IO FL. In Ro 20.3' ■ 20.3' B • u \ \ _ -'e \ ■ i �\ CONSTRUCT PHASE LIMIT LINE fP ❑ . ❑ „ NC • . ❑ 18' rte_ \ A \\. Q W P lc41 ��■ ° - - .2 ° ■ ■ e ■ ��I� 18 I �■ ❑ e . N I ��19.9' P O _ .0 o W 'bo I 5.2' 5.1, ' 5.2, I 'r �� ` 9.5' D �� ` S• U �.5 rt'�>. ■ ■ 5,2' r 5.5' .2, // ■ 119.3' FileI i II • ❑ �❑ ■ 20.3 11111111.1_ ❑ 2 O5. W 14�II� m o �' P C7 ` :.�.I IiiW ■ ►�1 m Ir..� 11071 UNIT NUMBER r 123 �G:- 14 T � oo O II 1� r 10I�� Cf� 38 6 35 x33 J� 146 rsI iSir ���. _ I[� In - z3JLj P i © [k■�:�I[ © o� ■ N © E �C�I ■ 28 �\\\\.\• I P PRIVATE PARKING SPACE Ire .v �. ■ 3 ILE W �Q� Ir.,',_47:__ W. • iiLI' 2 ❑ % ■ ... ..ii • .�.ms 11+ P [4 I [.�.' 13.3U .U.11 11111 iiii.- MINI 1 MI AL I 1� ql5' ■� 18unix 15' Li �� ■■1f1- 1 I�■" ■ ='` f' ■f7■� 1♦ - I I 7N 1�II' / N --- , I ] I (�,1ilk18. ' (Jl ■ rO © ,�I i140. 5.3 a� I b - 0 o �� 7 ❑ COI��. I ]si © 15 .tQ1 IQ 1�/ X a . 15 • �- r • lam inimp Q ■ \ 0 N 6 .� I _�► off ♦� _♦ ■ ■+ N \ \� © 'b o ,3� o. h ■ Ni , ❑o X \\• V 15' ►/ 30 xGT M •. 1 t11112. I��� N \ w Ili \\\ I' 451 - ii ill 7 � �--. r■r O ,. - -�� _ - -a ,o. . . � • � .\,\ \S • �:,; ,! L3.8 I BUILDING FOOTPRINTS ■��f1r ■�►�■�f■�■t - 13 1 , � LOT V - ���.,: \\�� NO1 3 '41"W 14.14' ■1,f,ff,■f, ME21' ❑ , tt� ■■ - - - ~ ``' �.r • l i._,.° : •• • ." • • , 17 0. ■ ■ ❑Li �`: �- �` '...11 .---'---'9m1 -i�J�� ��-��■ • � r�7r�■�■� Il 889 3 5 ' ill N '� I r 1I!I r 11 r ,° �� 4.3 N 1 25 r� - �` _. • �: co �i -- >�� E 7.03 VERBENA Lot W 31' 34' 34' 48' <<i �� o OT W EAST �■■■� I p e V ■ N ;° I II ���� � :� � � o � � (DETACHED CONDO) ,._ ■ 1 ■ .. 23 I 40,..-- - �.. --_-� - ' Lot L 56 57 56 57v R� `r, ® �, .�� I � � , - _ RIgiht of Way �..,� C�■ I _ I. , - ,_ O Plan Plan 7 i ' i ■ ts' AS I •1' , L I '' - -- 20.3' rAljr.". ..71 �� '�- Q _ o _ IDedHcationPLAN 1 o Ph Plan 1 Plan 2 Plan 34 4 4546 45 4 5 ■ _ -�. 1 ase 4!4X Total 9.2' 5.2' 25.2' -I 4• �� �i '' ❑ • C"�"'.� I 1114❑ \ '��s '� - - - +- - 1As.2' �. , 1311 =� 1 ' - - 2MI��� n ��\ - � 1433 SF SF 1433 1767 1984 2255 7.2' ■ - 5.2 5.2' ❑ ■ 5.2' ■- ❑ 5.2' i 126�' �� N 149 O m tir 1o ❑ D m . NIP STORY 1 .J 11.01- Irre 00 ° ° '- c,� ❑ '■' ❑ -■ - ■ I ui� *7 J X 'El . 5 ■' 9 \.. \\ �7 17%3 rim . - �..ui N 18' 18 • U� ■ ■�t 10' N hig ��- -1 'iii N ■■■g4i O�; I I /,,® ��,., + 1 v ■ - Model 1 1 1 3 t8' ■ - �� -//�/r'✓I a LOT 1 54 o r Q _ w N 8Q \ N a.o' a.a' M r: 18' C7 vaa i I \ In,1! � a' - - 9 7J7 ■ In P• � � � 'I� 'r5.3' e ■■■io r I' - P o °'7 .. \ - Unrdos Ave. PLAN 2 Recreations ® y v x ■ ■ ❑ ❑ ❑ IF 1s' I Q 0 �� ► ® - I b� - I so I Q - - 0 0 1 3 6 4 2 15 N ❑ ■ ❑ ❑ a �� I ■ 9.3' �: Center m Q P o �t -j 7.2' ❑ . 5.z' ® ■ 1 14 pril to' -■ ■ ■ 2.5I I 99 ��iii, �:. ° © ' .. , 11 / o I 2 STORY • s.2' S. r.� asIr20.• ■ "� -, .I i1tt�. "� • ma.. N 'I\ •.7■ - P 'b. � zI1767 SF !IL2w� 3 3 4 3 4 14 5.2 S. 7.2' 7.2' N _ f ,� b �(•� 1 I� O r I �7 !_tel »� ID :'O " , ��■ cD ....c`.-'-' 20.3'1 © ' .I In II 0 Mode o t P ' ._ a 1 _■ , ■ ■ . �. '�_ 20.3 -� 4 el ■ �. . �.'�' r. "� Nr ■ m �\\\ N8932 10 W 178.78 a.o'6 - 9 N i- I f d� ;.r 1711 _ t� \ il� 5 3 5 4 3 15 `a . , 53 - , firI� D . L. _ /� I \,,, PLAN 3 1�9 ©j ii i✓.i�, a r In I O �s ■ ■ ■ �-,i :� • U N '`r'�1 �� ai r i,� ��I+«'•� m v]iK� O O {NJ 7 '� : \` • yid �L ® ® , , N 1. - Mill ' �n - 6 2 6 3 4 15 05 ■ t - �� o ' © I� - .[ III O I 3 3A 3RAL•■ L. �� L.1. ® I • ❑ id:.9 1111!!!!!!TI77:5. ,o, L...m.mwILm-1111:ilrly_w 8 © \\ Q ' ' �' �o �im0 8 1984 SF STORY MI" 8 2 8 7 3 20 1101k�� �� �� Am �``\\ • , ' 95 00 DIll'' �� •• - • � I . 33.0' .i�33.0'�'■ -•�1 ■1/-.r�mf•■of __ f�rl�f --�� - B llgil _ I '"!� ,o t ,� Q \�\\, ,_ ' m U 7® = ' o I 1�r - - _ it - -- - - • •--- .8 I , 2. ice. rr I ]r r lot ,� 11 • 4 7 6 1 • 18 • I :.� ' - - P - C0 o p �\ !.: S'� PLAN 4 / 4X 1 ..❑ tom 1. s �� OT ! �� r - \ 7s , , ■ L - - MA 14 6 5 5 1 17 P-h-1 x}77 J .I.._ r��� m, ■ tI ❑ f� FG 1. Ic) n ` ' m •4v© So ►! �` - I 1 ��.�.� LO k Com. ty ■ fr 10 I � ■ �`-- .:• • It� '% i coiib �! 1�0 _JI I� C� I T\ \\\ Q �' .3. © V 3I2 �` -- 15.7. ■ +� .�■is,■� �` " ■ � ;i raPI La n N I o \ c� P VI. N i Ig� � 5©P b 5 - STORYo r7 _ �O bi "`�' 16 2 7 5 14 1 • 1s' LOT a1°... O . 2255 sF 25 49 38 19- 1 ( \\ ❑15' , ,� r ♦L\ �. 8. N '� l♦ AIIII 1Ici i, o q' � , �' L�T 1 I :© "v o P • ■ �r ,� m N \ \\ mat If-1x�v Total131 17.5' ,\ . !I 4 ❑\ \\ . \ d n \\ !Er ■ m1.11� �1 �1■ \� - 1.8, 1 ■ 1� CO O a_I U n w \i��\ \ I C �::.. 9< ' ,5 \, ■ i ■ N. e 10. r - al U \�: \ .R•I U N : ' ti..:1:b m co 0 0 0 0 0 0 17 . \. '\'\\\�M� r ,o •z 11111111" �I��I� .�,. 6 mcv ._I A • . \\\\� /0 19/0 37/0 29/0 14/0 100/o IIWDr ,_ Hsi 18' 20.3116/ t26 Cp 1 l 1R \ \■ ■ `.: IIS N G 1 1121 ❑ ' • 3< ■ 18' 1 ' !� - - ��� .. . U1 !.I O :k © .. © 'b O O 25 \ \\ . C Q \\ In ® _ a O _ o Q P CO 1 �■ \ - 13 \\ ■ ��I��I�-23.5 - ■15 \\ 119.3 II L■ Icici i�I r ■ x ■ •© 20.6' ' ! 1111414 c0 W lef U �r■r�.: N 46to :27„4:,1 �I N 5.2 ° I W ' 104 \ ,s.2 N �5 r , ■ I I ■ r w l I7R ■J if �I \ i I D 9 O r 18' 18' 10' ■ . , 10' 10' ' �� !II 18 a �' ., Detentro ;moi �� \ . ■• ME�, r7O � � S � "' ■ - ■ in0 .\ ❑ ■I I � . e � 20. 3R � I7/ 2. � � ■ \ N � � C� ■■■■■IL � �. ` r�i, ' SCJ � • - I z I G" o 78 ■ �I 1s' 10' ,� I \ e Water Quality © '� 108 a: P ■ •• Do�,, N �: r I ® 18' o Basin - N \\\` ©p _ !,• 28.8 FUTURE DEVELOPMENT ❑ 1' ■II I _ ^ , N I ,\ ■ i� �,' T W �°�, • D \\`': ; Q9i N .3® 12.7 f �, ;.` �r�° = ° - - 6' I aL \\ \ ¢ 1 \\ ; RESIDENT I AL PLANNED r ® , SI \\\�\ ,\ d il 105 --, Q �, N • N .�,\\\ NOT A PART�. . h 1 N 1., \\ 24 iiillll■1■r if �.,■ ,a t �� eR �� `� it � o n P DEVELOPMENT RPD\\\` : �;,/ `c I ' 3 , ■ 19.3' i I' e �, I o . n1f'� gfmr: im mi Q © ■ ■ a� SingIe Detached zk h - r 68' ! C ■%: i6 , 177 Is ° - �• - I • \� 111 7' © dP 187 I..ir - - - - FamilyCondo \ ,. ,, . /7\ r „ a / 14.7 \ , cc Lot Area 3 290 SF N A c, t I I 1. \\ / , 11.001 ,. I �. 11"M111111vv1/� f4!• / i 23.3' 1` i/,�,���� am! \' I. I- 'Ili .. ❑ • I i;.' ❑ o%,' // �MW 1� ■ 11: ir_ I o cn o gni .- Bu i I d i ng Setbacks _♦ o Q. f Iin. MIL.llitillilk IrA ) I 10 to side PASEO ZL- `� ■ftl�■ff1 / _ �11 ,2 I ��- - 1 \, \� m. 1 oad garage, I-I - - �"' I a 10' .*, MI.�-- \.; - ,•_, 1® 21.7t] N 1■ .\\\� 32.s' �r CO - Front 8' to I i v i n 5 - � ' ,s' I I Ak ,\\ T� �i� a •ZI r S89 - - ; ' WI'_%%-mi. .© space ►r, _,,,i_r-, N LOTS ■ \� ; w -I_i , �li:\I \\., / r. ✓ D �% . 10 between 1111111111111111 ❑ /�� 1, \\\� 20.8 .� ,p ..3' f _tet; I ~' N - Side5' UNIT LOTLINE/. • ■� q' / r - _ • t�!I ■ �� • 40' .`nl buI IdI ngs- ■�� • _ _ & FENCE>.ff,■■.■f . v a s OE e. f `�ro , _p �� �■ ,e. I �. .fl tiX �i `� �� . o 69 Iv Street S I de 10 S __ - ,�, r7 7 t '�. ■ / �� �p •,. • in f w � O� o - - - - Rear 13' 3 to garage a' 93 ❑15. /I �1 rp >4 '2a "�Leri ■o zMaximum BuiIdin Hei ht UNIT LOT LINE �J � w 1 '� /]J - Dwe I I i n 10 I & FENCE • v . avil e 1 ��1A Ss . ■ - I- �C� peslna Unitsg35 35 MINI 26.3' A ■ 5.2' lirg • : ❑ 8 )q tray / T# 1:::1\.1 :1l 104 c 832' �.-_ �� AV -• 5.2' +8 .<' t r � ` ACCeSSOry • 5.2' 5;S ; • ♦� �k • / / / ' OF ■ - Structures 15 151 in ' I�.. - _ a / / - 2 f �- - Cover12 12 - 1I��l��®�� u• lil . -• " �• / /I o- / o ,__________ r 4� � 1 ParkingIfni, -I- r p S - ► '�� ,e /�' z L�� Garage 2 car prIvote garage, v■ ❑ 0° °'� � `� � ,` � , •� ` / � r \ �Ut ` ` - I tIJ i"e per dweIIIng unIt; 5.2' ❑ 7.z ■ w `�� • / / I _ Dem IOf7 t_ I\I ht of - add i t i ons I parking■ X6.1' � 139 � '� i \ O!` / / ` C DS on-street (see parking �� N ■ IEr s * 'o- / �� �- . . • • / 3` Dedication b Citytable) I '� hir e 01:+0' p �4 Illke 5• / / 39 8 y Open Space z x e r,- /� `'' ti / / •00 h� 00 a0 - Private 450 SF, 450 SF, ito �/ /'��\ ,/ `' • / �0i3 R�10 r - _ I Open Space 13 min. 10 min. - - jilt' r� ' ,c98 • / ` dimension dimension ►� ���, -- - - - _250 �� se, VIPS° a - CommonRefertoAreaTYPICAL UNIT MINIMUM SETBACKS mR •�:\ / f Open Space Calculation Tables (NOT TO SCALE) tia �C t3-4 9 / Parking - Detached Condos • J / Garage Parking ( 131x2) 262 1 NMI -co �� __silk / ii:inTrei: Nig ".� • aa / / ` On-Street Parking 55 Assigned Parking P 131 i �a5 I i as / Dedication to / �� Total Parking 448 � ~� r °'- / VCWPD 7 \ --___ ,-- ,-- „_____,,,_ / ` 3.4 stalls per unit p -1 LOT Nj� .y�' • �' / / 5\8�1 / ) 1 , /// ,s1 , . \ #* . ,---/ 04'45 Detention/ '\ 1r3 / / // / ` Water Quality =! / / / _ Basin / / / / 5..,%"/ / Ai / / / / / / 1. TOTAL AREA = 38.52 ACRES /T� / / / 2. EXISTING ZONING = RPD-7.5U AND RPD-7U; CPD ,---- / / / PROPOSED ZONING = RPD-9U AND OPEN SPACE lI X63 / / / % / / 3. EXISTING GENERAL PLAN DESIGNATION = HIGH DENSITY / / / - / (7DU/AC) AND VERY HIGH DENSITY (15DU/AC); C2 GENERAL ` I I / / / / ------ ----.. COMMERCIAL \ N 11111111hhh I. I / / / ------ PROPOSED GENERAL PLAN DESIGNATION = VERY HIGH IIIIIIIIIIIIIIII a � �` Ca BUILDING FOOTPRINTS (15 DU/AC) AND FLOODWAY Do \ / ---- -- / hy / FUSCHIA 4. SEER & WATER: VENTURA COUNTY WATER WORKS UTILITIES: ` ` SCALE 1 = 5 0' N64°43'45"E II / / / / / �ry / Lot W 44' 46' 48' 46' 46' 48' DISTRICT NO. 1 / / WEST 5.55 / --5 r� . (SFR) RESI DENT I AL PLANED P.O. BOX 250 - / DO / j 't) / Garage Side-In Side-In DEVELOPM941 (RPD) MOORPARK, CA 93020 l / / / ry / / PLAN 1X-33 0 Lx X-33 W 33' 35.7' 37.7' 35.7' 35.7' 37.7' Single Detached / h / ry / Lot Family Condo GAS: SO. CALIF. GAS COMPANY Lu / 2 2 ' I on S F 1834 2061 2324 2492 2539 2788 9400 OAKDALE AVE W / / Area 3,290 SF N/A CHATSWORTH, CA 91311 o / / 1834 SF STORYPhase. PIan Plan 2 Plan 3 Plan 4 Plan 5 Plan 6 Total tau i l d i ng Setbacks 10 to side POWER: S0. CALIF. EDISON CO. PLAN 2 if., 7 L X-35.7' Model 1 1 1 3 - Front I oad garage, . 5 3589 FOOTHILL DR z space rEll 1E1 2 3 3 4 2 12 8 to I i v i ng THOUSAND OAKS, CA 91361 z 2 � 1Q' between �' 2061 SF STORY SIDE-IN bu i I d i ngs 16201 RAYMER ST RM 215 o 4 1 4 1 1 5 2 14 - Side 5' TELEPHONE: AT&T zSI S PI AN I/I SII N z 7 1 4 1 2 1 9 - Street Side 10' 8' VAN NUYS, CA 91406 5 37.r 37.7' 13' 3' PLAN 3 - - Rear to garage 5. PROJECT IS ELEVATED ABOVE THE BASE FLOOD ELEVATIONS li 9 1 1 1 2 4 9 Maximum tau i I d i ng He t ght (BFE). (SOURCE: FLOOD INSURANCE RATE MAP, COMMUNITY in J J 2 _l 10 3 4 2 1 2 1 13 - Dwelling 35' 35' NUMBER 060712,PANEL 0819E, REVISED TO REFLECT LOMR I ! N I J IV/ IRAC I N 0 882 �' n 2324 SF STORY Units EFFECTIVE: JUNE 13, 2011 N 12 3 3 1 3 10 - Accessory 6. EARTHWORK QUANTITY ESTIMATE: coco 5'MIN 5'MIN 5 MIN_, ,r_25 ,•� ,r_35,-� Structures 15 15 CUT= 79 723 CY FILL = 7?, 194 CY (RAW QUANTITY IN THE CITY OF MOORPARK, COUNTY OF VENTURA , In 1O'MIN PLAN 4 13 1 2 1 2 1 2 9 - Patio Cover 12' 12' BALANCE ONSITE STATE OF CALIFORNIA 1- STREET 5'MIN N III 15 2 1 1 2 3 9 Parking 7. REQUEST A VARIANCE FROM THE COUNTY STANDARDS FOR THE j SIDE 2 Garage- 2 car private garage, L SHAPE INTERSECTION AS SHOWN ON THIS MAP. 1- 10'MIN IM' N 2492 SF STORY SIDE-IN 17 2 3 2 2 1 3 13 per dwelling unit; 8. PROPOSED LOT USES: Eri I r. A A STREET additional parking LOTS 1-153 S.F. RESIDENTIAL (3,290 SF MIN) SIDE 1-357;1' , -357 ,1 18 2 1 1 2 3 4 13 on-street (see (13.20 AC) AUGUST f T q �+ j PLAN 5 19 2 1 3 4 4 14 parking table) LOTS 155-162 DETACHED CONDOMINIUM RESIDENTIAL A U G U S T I V B 2017 ( n n ❑ Open Space (10.63 AC) o SR`' 450 SF, 450 SF, o ' 20 2 3 4 9 - Private LOT 154 RECREATION CENTER (0.50 Ac) Z 2539 SF STORY Open Space 13 min . 10 min . PREPARED FOR: z 21 1 1 2 1 2 1 8 dimension dimension LOTS A-G PRIVATE OPEN SPACE,DETENTION BASINS Q '�' -°5 • ° �37.r 1`37 7�1 1 3 1 1 1 1 8 - Common Refer to Area (3. 15 AC) PACIFIC COMMUNITIES BUILDER, INC. Q Ili I-' 03 PLAN 6 1 BO Open Space Calculation Tables LOTS H, I FUTURE DEDICATION TO VCWPD (3. 17 AC) 1000 DOVE STREET, SUITE 300Pc o 00o Total 15 36 13 23 37 29 153 Parking-Sing a Family LOTS J-W PRIVATE STREETS (7.85 AC) QROFI:SSIp4,' NEWPORT BEACH, CA 92660 EASEMENT FOR 1 2 .9 , N N m Garage Parking (153x2) 306 R.O. W. PUBLIC STREET DEDICATION 11 I Baker 5051 Verdugo Way, Suite 300 ��0 15TINq �, DRIVEWAY 2788 SF STOREY % 10% 24% 8% 15% 24% 19% 100% On-Street Parkin 159 (LETA YANCY ROAD) (0.02 AC) M � aeCamarillo, CA 93012 � �� y - � g Phone' (805) 383-3373 MBAKERINTL.COM c~, V �-P i Total Parking 465 9. DENSITY: TOTAL NO. OF DWELLING UNITS: I N T E R N A T I O N A L ‹:::::::::::;:21 �' 284 (153 SF, 131 DETACHED CONDOS) C 51824�I TYPICAL LOT MINIMUM SETBACKS 3.o stalls per unit DENSITY = 8.8 DU/AC ..t .....,...,.....,.‘ sl CIYtVd .>'� (NOT TO SCALE) 'lf o f C A4LE�E� ANNA C. GRIMES R.C.E. No. 51824 DATE SHEET 1 OF 1 cold Re•an Fwy rar LEGAL DESCRIPTION: EXISTING EASEMENIIS Real Property m the City of Moorpark, Canty of Ventura Slam of CalVama, desarmed as fallen' C) E L I Rood Control Channel Bak RotecEa A'ork and IncWent& Purpose. T1PE PORTIONS LF Cir K IN TRACT T OF TBE RANCHO SIMI, W PE CITY OF MXh2'OXK, COONIY C6 VENrWa, SITE STATE OF CALr1GMIA, ACOMING TO TK M9P RECORDED IN 353K s, PAGE 5IX MAPS, IN T16 OFFICE OF TK ®0® E t, f Nei c ltt 'l t es and Incidental Purposes. CgdVIY RELOlIA`R6SAID @T"IY. ® E t. fa. Ppel n:, and Incidental Purposes VESTING TENTATIVE TR111:1,43:0,_CT NO . 2 N F .,., h. W LpeAn9&es F. L,eAn9�ee BEING aro COONEY ASY3YR PARCELS 506-0,20-180. 205, 245, 255 AM 5M 0 050-515. 525 © Eemt. for Ramage Cnea and fnadm(ol Wrposea. ' fil ®®®© Esmt. for Yater Conduits and Incidental Purposes. SCALE 1 " = 50' ®® Eemt. for L%deryraand 3rer Plpel me: and moidenml Purpose:. %qct ® EsmLfvandWrpaeeea, Caetrartlan. Molnt re ad �eratl a, 9e r IN T:::::1:473fatIARLLC_OUITIO ARK, COUNTY OF VENTU , STATE OF CALIFOR :5.=.8:,:f: . _:it: IA P!pcuner and Incidental Puonstru. NOTES: 1 . TOTAL AREA = 38-52 ACRES VICINITY MAP r--�� J +I`-,- - x t �1 _ J `� �� PROPOSED ZONING - RPD-92. EXISTING ZONING - 0 ANDU NOPEND DSPACECPD___�___ v..__.a'i _ ""'r�r•T__.._ �:.=-02_y _ ®�1 ,.e � Q7w3:+ - 1�Wu••.... A x <L� • °919 ° °91] Xu_-. 9� ,.� __r Vie. ,. _io. :_.___ . :�_._ ir�� - a _ •.�o�-"r. - - .aaed__ ss r!.9i !. Jam_ _- �»seus�0l+ s � � • 3. EXISTING GENERAL PLAN DESIGNATION = HIGH DENSITY _ 55 SS - - �= __-_- VJ �•E,r= ' s-� a _ - L. G�31�s'' aa� �_ TITLmo�� 3 !'•q � � � �� (JOU/AC) ANp VERY HIGH pENSITY (1500/AC); C2 GENERAL x _ _ _ =S •fl GUNNER, & SIDEWA(OF EMIJVE r E EE - PROPOSEDAL �IF_~ SS - m REPLACE SECTION OF CURB sS SS•r - PROPOSED f�rNERAL PLAN DESIGNATION = UERY HIGHc - - c G i NOTE: 879IGW - - wPARKWAYGRAIN. TYP _ _= w w _ - - si, ~ 15 (15 DU/AC) TEND FLOODWAY TER WORKS em_ '^ l z &B6. G - _ 6 w IwW- 4UTILITIESBear cgs and coard nates as shown hereon ar n terms �- - - .. - G - - - of the Coltorno Coordinate Syst of 1983e(Epoch .ate _ m_a��_�.,:. .ill , t - •��ew' - _ - _ - - - SEWER & WA pISTRICTCOUONTY WA 200] 0) Zoe 5; hosed locally upon the of wing x - ' P. O. BOX250Cont nuously pperat ng Reference Stat ons ASLO-�- i3� Fios ;" - - �: �-,-.�r(^r i MOORPARK, CA 93020publ shed by CSRC and Sonet aced by IVGSt -� = I� - -� 'f•`• " '" I' S= _- - fr�I_�79_ 1p3 x �gU5 IJO110Uye6s ■ S _ _ _ IGAS STNV Nome Northing (ft ) East ng (ft) Ellipse Hgt1 �i�111L ����� ""r' lal�_ A111� ! 4 , 111 � -� I $ila= � - S _JI 9400 CORK ALE A5VE0MP:.._atevlifl llall # }!_. * :" . - �.It�l��■a6F1sYJl,IYV®IfiFbP .. T✓�� - , 1 'f -- bi MPWO 1931081 . 014 6296485. ]59 626. 411 p. •• ����✓ A Js@'6A OPCB Jr�B e�36to �• . . EP •IC earrea ulef• gemea ■fir _I�isvm1 :�-11�5�-�i^'_1 �III. _-�_ - _ _ ,. ��f�. : = ri. CHATSWORTH, CA 91311 9e64 'm O n to LMr '4`� Q .' FMVT 1953231 .3]2 6294863. ]]3 2026. 515 a5' 11� . : 49s3 �q!{a�� Pe JYi� mF J • oT _,A. - -: it M 1 BENCHMARK (CLIENT PROVIDED TOPo) ;y( ® 1 X i 1488. 1 / av ---_-.- i11Jl:FS -•a, L,._ 11e E./ r • - - - .4r • 4; . . .. -� --- ^ ' POWER: 50falli . CALIF. S, CA CO.�A / . . .. - _ �_-. r r .r 3r n .. a �� , ___ 3589 FOOTHILL pR ��11.. - - Elevaton s shown hereon ar n terms of the Q LMR ..LSiI I " THOUSANp OAKS, CA 913612420 14 13 11 • 9 Ii � A 0481 9J - qg2 48ns sir (,483 483_ �1 484. t . •4.H x x I® �i C4859J r .BJ 48.. `�$1 ���� Notonol geadetc Vertcol Datum of 1929 based ��I■yyyI �e:A. 11 `. '� TELEPHONE AT&Tlocally upon the /ol lawng County of Ventura Bench .J `� . -_. �� .� reasz sF - . . 696 F 3 3696 sF 3]]3 sF r 35SFS "' 2sF nII I�I� �9a � ":: 4 -ems P2� m rlY�-= �' s I A^� Yl 16201 ftAYMEft ST RM 215marks3542 sF 3542 ,I 1■ Iiii EP o^ 111 �5 : - PID NcvD z9 Fro. (ft) De9aript ion VAN NUYS CA 91406 `�-a- AIIIIII $y]95 - aoa.6� �A °es " r g x 9 �89.3J 489. m ® ilia �I,I{` N,� ' Iry� i PROJECT IS ELEVATED ABOVE THE BASE FL000 ELEVATIONS146 566. 092 NOVO 29 Published 1978 K 1188 1968 prv�� e67 ABV] el v ado 3� -- -- 4Ba. - �- - I 1 (1ST y I (988.D "' 4s' Tx N g 400 �12 3 ���� 490 . 11 4ez �� 1 ® yl^ (BEE) . (SOURCE: FL000INSLRANCE RATEMAP, COMMUNITY (568. 696 NAVD 8B Published 1988) • aa6 3.5 wl.:Il IDES' C49CIa (: as NUMBER 060712 PANEL 0819E. REVISER TD REFLECT LOMR .■1. _ .Yr I� 00 1R� 1� 1 x 3517 SF 12.5 _ 3 ■■ ■I M Mire____ 17L�� !�7 r : �1 cilli__ .r!■!i mom w 2.5' Iii ' I1 __ as s X •L 11�■�I�,{I B.a 6 '' 21 �: EFFECTIVE JINVE 13 2011 ill ••� ■ M� ' � � • _ 111 �� J ..� 983j], 1Lii43�11fieiF]" Ikl■ fi � la �891� a1 V6 , Ja 48].9 12.5' 1 '"'125 491._ I -3 ��II - p� q 6. EARTHWORK G1IANTITY ESTIMATE ! 'I �� r ' MIDI_ - 11l�_ ��� �e" " A3p 11 30 402. (489 X35 G 5a = CAR= 79 723CY ILL = 71, 194 C AWQUANTITY)096 ` J �.�` �� . - _ ___ �_ 4 4ea7 _ d a9Dt C49t °ea'" 111f 111,46111.411 F r (R LEGEND �I ' ' `' NIIlIilli� - - 20L - r I <490 : ,6N.aal FS IBALANCE ONSITE X ,ysa. 00 �I Q�L 11 (gaR,sj �, r 6_ 7111_ I 7. REQUEST A VARIANCE FROM THE COUNTY STANDARDS FOR THE CATCH BASIN AND STORM pftam 099 \ ♦ 396 SF :0-' I III h1 _ • • N CC L SHAPE INTERSECTION As SHOWN ON THIS MAP. 31 1 ' 4 25 Idl \y� DAYLIGHT LINE _ 479 .: ..-,� yyy • • • . - 76' 457. - 1� ffI1ffr� L - 1 _ � s. PRoaoseD LOT uses: _ _ _ _YY • • �a3�J � � Ih x@( X I 485. 4822 ,e3.. C488.JI a9� 49 '4_t� TENTATIVE TRACT BOY..10 S • I qg0 I 1 _ �qg1 °Be M 4ez. Rte.- LOTS 1-153 S.F. RESIDENTIAL (3,290 SF MIN) ss$ . 654sF 033SF B° f9�3• ell. C :LLe-� w : :Ilimo; cm48A as3.Y ' n' I ' ]] N jT II N s- s l • . i { (13 20 AC) pIRECTION OF GRADED SLOPE 11I1��1 ml C487.� .g v �•�' Ip �/ (•FSB.jJ u"I 1I apo• ! Jl1,' 1 LOT5155-162 0ETACHED COM1DOMINIUM RESIDENTIAL a7 a tic - 11 ■!)�■ 111111 1ae65 1 qac 11111 SF m LOT 155 n G' - x485: 53.510 .F I PROPOSER SANITARY SEWER xa7e] X I.r_ara ,r� �i <aez� LOT 156 s4s1a sF eY 1� � i ex (to. s3 ac) : C X111 X21 5 85$ F 4899 2fi 31 I 4 B] Alia{- 1 e �I4SI� IRI 1p' 46 ml !E!E!E x1 N Ili LOT 154 RECREATION CENTER 0.50 Ac) PROPDSED DOMESTIC WATER M ■ill Q�: 336 ■ ® I 3542 SF 3542 SF m �ilol,�sf� Q� / 34. 835 4 "' 61 0 I �� '� X 41 - (491. 1! (3. 15 AC) LOT NUMBER 1 IDE irp 48] L0 D as 408. (?899 d �jlnl '�sTf�� I1�' LOTS A-G PRIVATE OPEN SPACE,DETENT BASINS 1 a®]' V�C487.� $ 41884, 88.9 32 �I 2��] . �9 5] 1 MINI :. 4 3 aB UNIT NIANBER u LOTS H, I FUTURE DEDICATION TO VCWPD (3. 17 AC) 95 ossa 475] • .. _ 3552 SF ® 485 X89) 4 � _ 490 Olt ..1r„ 4a .3 �IIRNuL�'I _ LOTS J-W PRIVATE STREETS (7.85 AC) PAD ELEvarrON (793 g� �p V Ile I. 121-.I M 40ff.1 481n 481.b� 4®^ 11 ■ GB lIYN fa 1 r 48832 a3 z R.O. W. PUBLIC STREET DEDICATION „ 411r F m35485SF I3542sFI � n1 ! 48fi ' (488. C11 L • 489L � �� t. N 11 0 HIV 1 (EFTA YANCY ROAD) (0. 02 AC) LOT AREAXXXX SF • - XA8o9 1111 CCCF .363!809F : i �••.- 849-834s ` �I ]� IM486 ��Aa�li,._ I4543 � m , �B9 T.� �� _ 490 4 � 9. DENSITY- TOTAL NO OFDWELLING UNITS�0 ii 1 x4832^ aes3c _ ® 284 (153SF, 131DETATCHEDCONDOS) PL �I���rz-rarcrsr-����r� 4040 SF (486 ® 15 •• 1r ll/ DENSITY = 88pU/AC:ill , W. �� -_- _ 6T - - 13aaz� r.� �p3�1I ae3.o I �� � 4� ¢� zsk 4 :r �� x4eea5 - +k Sala • TOTAL AREA CALCULATIONS IC G/L Is' 6' wtw . 3,1n11 ■■SCC- 77®® _ y` !!HH��IM781077348orxi . qq- - ii� r :=rrk • ;Ili � � • n . I .'• i, R90�1, ` i NN �a (g5,�e6" ® X90. 490'' fWiu ,,�■R �u� � 1`• � Pe FamilION AAA AcSOONO WALL 1I° ��1.@kI® 8 F . 1 ® r ell a ��/ - f1 rsr��_ _ ' �_ I --sPaea �1 ,i■ T LII INSGH• . 144��R sin le Fo51Y (LotsUores 's y �R ■� ...... 9 1 :. 484. 48 `�� .. -NUif = .__ . 1.�: �_��= ^^n.ewAN■11■1� -r `1. al: pefachea co e) 13 o, (Cafe lo.s0 t 2� vas I �� i 11 ..... 2° �. • rr ^ i Vim vs_ =.,_....^r I'I S, E zo3' I I�85.� m ► e3p -� 9 'rte 6• p' r^.� � 5162/Un Is 1 131) $uM.gA 6• C&G C&G • 36': il� Z'.' yIlrr�� 15%A5, F1 rl� _tea n _+s�� - _ _ 3��11•a�a�lV rIFA - ,. 11t ol°'r.. me Str 7.e5 - -45 vs rr .. ss 5 -' '9h s ® r4 5 Oat 3 a®1 . I 11:11 3 ' >-sv�ll _ _ sNI� - r Pr (Lots J wlete M 6Is ��aq� ��� �. J IL2t a 1 I` cwbhutur (Let 1st) 3 17 ' ej.4. lillillitirMil ' r O . 144r x 3!00 SF x4:a.,•4 SF ,48^.Y /869 • " IIIua343 _ +� - es6 �u�.' �cr vc' 61� ` . _ 1 B - 4880 ®E � � ._ oven svace (Calc A-cl 3. 15 m X .. . g06.�1 X11 aer @ea.I� t1 ii .. �•. x moa' ae' .. .. X4 s 42 SF $ s9s sr ilkLg� 1z5 I� Izs e . 'My r ap C4eo.3j 9az9 o�B.e, - veuoS�w rlP as, Leta Yoncv e ad Strfean 3. n TYPICAL PRIVATE STREET WITH PARKING pI1E64 4eu 98ae CY" T i1Ya 1■ X , iir® 4ez B7� Recr•sGon WO 116 n3 L. ;Pt 7 lzs O Q°� lel.-- �.••• pea daft on imil _ p p2 LOTS 155 THROUGH 158 'I • w9s -J•r. - PROJECT TOTAL 29.52 SE 963,90 %, . 6 ' / ! "-moi• C4esq� Ca4 ■g B 7a •! ICN -B '•i•C1FT .. ) 150 6 es�a '1II'.!���!1' 7 _ I i 7 °:‘ • € > C40s� 1) - IH C b a?� x ` i! x .. .. - m ,W r 1 ^�• 49 N 178]b • r 9N • li 3696 SF ® ra�Q E LLLIIIYYIIOO 0�• 10 ' ■ NTS. - 4. m _ r� f1Y AREA CALCULATIONS (CITY) 429.Nr cit. 429. 4]9.9 m80. ! r E'Bo.9 .AY.S6 l I IF^ . .� NS • X l 4894 ,1W 3pC't °wnetl Parcel1 .fi4 PLPL 1 x • I➢ - IT/I OE9CRIITION AAA Ac 390SF 3744SF 37F 3]4• SF 7T 1•. -:`U 1 •a gB36 , " Ste • 409'bJ �I11'Y�■E■■L1 , Y Q6' a]g ; x4 '3 46' r�,���ti��I�i'■ • , 11 aikl IJI NGBL 118 - amu-. Yancy Roatl Slreei 0. 16 35 35' a8X x4945 000:000 Fulwe Oed f n p 19 ad 47e4 ypran /^�--- -- �• t (48J.�, 'n. (49.� 488 � - • 1 4eo SII LC7 Detl cot'on PUE 18 18 PUE `• _ X55 §7 8 4_•ll _ Na. 491.371 15 15' MLLE W 25 • PLLE Ilt• -�� 3696 .� q- 1 _ N 823.02 �I�I3��1 .:,a. �� , �' Be9.OT • L h �1kCL•) � q , . , ��Ill�ts(11'tffi s 5 ��., - -- e x 58,949 SF 4 _ g:� s9 63 : - OPEN SPACE CALCULATIONS 1R 1110 4831) •j,•. _ ae1 xa J l02 x n, X -moi -�� •. "`� 12T _tn 188. _ M. ;290 LD - ] 491. 1�^. Gmm Open Spcce Mea (Ac) 4" ROLLED 4' ROLLED ! ` --- J■I \ e� 150- L� 4aa. YY _ w_ _ _ _ _ w- 64 1 sw 47 r. I .. 50, �- 483.:f $ q85 • Jr ill C487.� r - 9j ° • .. :Tr 552 •Yl:-_- ®$ - cl ubhouLseiR15 center xt. c&c Ogg ilk 3542 sF X e LOT I _ I C .3 <Bsl 4 4- - - sa a a 0 5° yr � _,�� I r - • iV ]T is .3 352 SF 4g 1Y:ral'all 111411: 35. 126 O f0 ,d!i •„ v�489.4 r•� xl - - Pen voce >� 486.9 Lyf r 3 SF n 64 p 5 Lots A-G 3. 15 1♦ u \\\\! I � II I� �} 491. ' ., � .:+ .. ]& zz fi c&G fi" C&G s • u ' 6 [1 . . :1 1 e li • 9 9 SF n xaBIS54 SF • 3� 1�1G1 ' ® a 1!, 40J 89 1 L ���`�� Common tOH 4VCWPD Future e5 c =x � .,- II,� MI 1 13 ��® 1 • I■�■IIe pen Spaceat VW s W s/W `6 - � � , __ 44t#1141 �f ^ ]5 70' axa836�a3 $ Iy:wali- ®3425F 1E8 a a-� 109 l xL n (4��rn 65X48924991 :. ^9e . Lots 1551fi� 2.76 III I 6 a• B-1 el 1354? : I■p I� ]]' . , • ay x . 4ez: X 489 / _ TYPICAL PRIVATE STREET TYPICAL PRIVATE STREET Aidx . . 4 s9. - 1SI�:.D 91.12® N3 '. - 1 .. :!: PSI (a01 � ,• X 544 e'.. - Total cc^nlo Cyan sh • e.9e a lrty a m tali 0.23360' SF x p '$ 482 ♦ I 1 - a 133 484:: r9N ' p488.6 488. -:] Ay I' ® • ]3 12. 6(4® a ']6z 6ODggff6 , 3366 F g53.4 ago ¢� ^ 3 c4919 5 - B9 m !• . as LOTS 112!! THROUGH "T ' B "V" LOTS 155 THROUGH 162 11RIli■II c483 �� NOT A P T ate °•e^ Space SECTION C C SECTION D-D 8 SF 9 W 1 ' � " �'� - T 304 SF 4896 ,,(y� Private Open space N.T.S. II _ sC N.T.s. 11 2� _ \ -_ ,p, 04822 a:. , I LOIS 1-153, 155-162 9.33 111i'i15a1 ]5' , ]0 48L] 77. I 4629 SF h., 886.6 C06^a8J9 � - _ _ 11.°7111.: '•iL'av aF6 77 52 ] si o AA • . , px eeaL -» II 7z 491.• �. Total !�� --ler. . lila� a r 1 4 �! u __ Coen Space 6$n _IF$ 479.. 480.9 .4 a __ n Imo- la�i �'rr �" aer :r 4B9s U : (cumMn a pr Nate) 19.91 •6. 13 SF x 0 SF $ , GF ® _` _ _�• ' _ x �a °peal Iect Total ge ar x u 1 491 i�l�ll ` ` °9a r nr @i M 5 r: . ua �G21 490.] m ,• Ila.♦ 3542 '� i � I _ � 1491.1 a g1 ♦ .• n�p -r >a / nal ]] 9838 402. 111 n /�1!' �1r`'tli a9 X 9� x98 ]I 6a 'a a • a m I� I m a 3O r Irl 9' I _ L :al : 90. ' ► So Percents - ___ x111 Y iLy ;a C I • -�IR� �� p ' - 40 19 1 a• >fr .1101.-41171.1.1r1 111 3. �(i' ® 8 ��■.S� 492 �� B9b� x x )(Pe PL a X S a 1311 f ���_ - 4?9. 9 3360 SF 46.99�3er a�epalrIIP .....°3°-....-....r...1111 Q^O� a. •. ...._ - -!'ers,� % x 9903 4903 lTy^ z 25 PL 45 PL i1 fiYr1�in 4 4x4]94 5262 SF ]� '•�i r a _ , :•, $ I.. _ _ $'E A` 9.` 488.8 4692 x099Y a OI ;i :Ylr �� '. _o II ► + m i , lm ,- q �, nal161-0 'I II�� 105 _ h s•-' �- - �1a:6s "\ ea1 1 - IB' te' e -Orla . yy� �,, :' . FTto STORES Xons - s' "aerr♦l' _ W 9896 a99i 1 VIII765 w93 4293fi84 •. !� ( ?7yc 6✓- G -�""' x n Fcae . 'X u $. =_ .� 493.ox -- varies 45' �`�' gasmsF g9B09� (350 15317 A 4191 sF §� 486. 6 / PII'II -:: -�IY� _491 < ISM I M r94 SF r r , •� \ 4sa4 sF �: so I,a ' a --- ♦ 'x�o s ® i: _49aa 55 s - .>1•J1c�YY1 ]a' 420. eW 5 � -� Ona ® Fy 4r GUTTER 6" CURB lRIBBON d.*. WAMI .., • Hamm s79z sF Eg"• I I03 903 os _ Q x e � s' c&c a, II rgral 4]53 �Gfi �er\ : � 33 a329p sF �I 41� . • e .. 1a \`o 483.7 \ s/ � � x4]L9 _ �x ons he 4733 � I� ` o�. \ e6d • 490.. p:: : - __ _ •92 10 N / 'Cili ^m II �1� _Louu ax dao- 6" CCG 6' C&G as , 478 0 9 I a _ll 1 3360 SF Y er 914 SF... y B n,3 016 ° 4] 2 \ �0 9°04Ac�E fU C - ^ - I m u 16S1)�� ill 4ama� ea ,%- � N. J3at Fo / s ' 4n3 x 2 - ....,.... 'VCWPD � - '°hT t ,,, a �i� "�. -'20 B Ist47Be - ��I "•*"^ Dedlcadon fo x II SAW SAW 9 , , ms• , 3696 5F � �k 3459 SFA J 4B0 4 /' V � � 892 � � • TYPICAL PRIVATE STREET WITH PARKING TYPICAL PRIVATE STREET rH a � ' 831 SF 00 _ _ 4752 Y9e3 sF . LOTS 159 THROUGH 162 LOT "W' c�9I �edlcatlon • ' 5���, es SF X4 r 6 D ,� SECTION E-E SECTION F-F i 550 fr caao. Oa°° r00 n _ _ y A i� 63' 1 ® � -: " 41.`+ SF • � � :8800.00.1.111-222-2----- -R' . - > r: / 1y/3a. <II, l i ` 3 8]5.2 - I_ U IA 1�:� '] ®. r III IN\ �y, a �• a$3� ..: / :..�. . 4JL3 ,O F\ %965 .711 €^,: /+ X /, :_ / - , i. \O rtrY�� -� ' 4�` � II t•- irri C ■ d .."_ 97 X \x :4 ./ �,e� sy.^_-'.'_ nN I S Ra>sl a vcwP. . r / 49A1 1 lXy� yy !�_ pes _ ``�1 _ - c 4]6.81! ^�®1�! {iE.I\ CT9 �` ` ' L \ -:le',• 1!W NEW WCY ELY `�; 4231 SF 1� x , ♦I�Z . PL 4756 r � ._Y .abi�i , ., 4]9D ��� %/62�� j�.. / ; � 1 \\� x05,1 \�� � R/W CO' Vol \ _ xa'ss v !on td` rill. 1� � _ x _ \ 3o c/L °62 SF �, 4756 � II - mm we / o< CWPs - !Y / � :9\ \ \® + • ■ fitLIMIAka � ; 47fl9 4 53] �"� 96�28,• / Cl. �1 x\ �• x058` \ RFS s ds�. . 30 X a6z2 '33.8 5 0 A� �/ // � eRs \ il IC' 25' DEG' 10' s � 4 E � x O � 1 �� TO :IESTRI EPLACED BYCiN154x54 - d "V' 0�+q: �, EX WLY 1 m / \ %]STING WALLRWDEDICAIlCNL07 E ‘1111)4 /� \ O . � RAvsA �/ 3 "�3 PROPOSED,'111 '`IMP I if li st sae ]d t. X / �/ ; / a° '� ��� $ 5' vAREs 2, ro1CO ri rs _ eN 488 � WALL ° TW/� _ � >36 sNEW 8' GAS STATION7 I 4 /� o, � �^ 1EAINNC EX 6" 96LL / J�' ® • PASEO ' p/ 11 I ti� RET ING �Y,� �� �l. '� 4904 \� V V I' 8794 � - PROPOSED STREET 14 TO 22, VARIES / 7 �6 / �� s��\\ OR PARKWAY •,.., t,-I cAdlr - f 4G1 e \V 2tr4 u Q SLANG X i na, s / .� '/ NSF� / NT. VARIES I L { 6" C&G , PAMATCH Y£MENTXSEC]lON 5/W o Pros R w 63 N. a��1 LOS ANGELES AVE (SR 1 18) TO 3 STEPS57. Air 'j PASEO SECTION - DETATCHED CONDOS PL SECTION G-G a' a' PROJECT ADJACENT TO GAS STATION LETA YANCY IMPROVEMENTS o 1]as p 1- / / "� :/� PRaPDSEo R�E%IST INC SIDEWALK, N S l 09 P cALTRANs Ex cALTRaIvsJD 475 ��, . 5.05 LOT PAD __ � z^. Mlm s LANDSCAPE wARIEs VARIES 24.5's) z4 (va:ea) ee) 1z' . 30za ales) I lu y•ea) (uolee) wmT Lr R/w N'Lv KEW m LL -2;3 N6443.4s5 459, i 1 MAx cuRB c euTTER PROPOSED z' �( 1s H oa3 �� / LMD n P Ex /� -2903-7- 7 D'-1o'2 12._18. s' 6' �. LOT A oR e CAL 4599 / / / 16.s' 6 .s' e' as' MIN a' MIN 5 PROPOSED IoPEN SPACE ss' s9' 118' c - 4686 476, I- 23 J 6 6 MIN EXISTING ARROYO SIMI LOT PAD n ' MAX 6° Cuda ONLY 6• cuae C& n .z MAX SIDEWALK LOT PAD JPRO51450DSED a. s ' s ' a I 1ss y. 0' MAX GRAVEL ACCESS 6" CCG 6' C&G 40 ✓/ �a % X LOS ANGELES AVE ADJACENT TO SFR DT PAD ROAD % � 459 - PROPOSED EA EM VESTING cm, %•�' CoA CREEK WALL ADJACENT TO SFR�� PRIVATE ENTRY STREET-LOT "U" OROAD 0-2 PARKINCTE6= IDURe aN0curr�e/ ,� x /� , � W AND euTTER ' �j �jj LOS ANGELES AVE I IBRaP0se0 zSECTION A-A 1 sx O C� 1MAx TENTATIVE TRACT NO . 5VV (SR ) LOS ANGELES AVE (SRI 18) PROPOSED 2 R - 11111 , / 5_ y56,26 ,--24 x EASEMENT VARIES VARIES F� _ __= T A� IN THECITY OF MOORPARK, COUNTY OF VENTURA , PROPOSED PROPOSED R/W 0.-25.3 12'-14' s/w Ex Ac PAVEMENT STATE OF CALIFORNIA ® -22-c.........0,•••"......5,„-5,54T PROPOSED & PARKING ° 5 LMO E fi ARROYO SIMI R JULY 1 7, 20 17 (REVISED) ID PRIVATE ROAD PRIVATE ROAD PROPOSED a, a, 1a' aIm ,X w EXISTING SIDEWALK, I LOS ANGELES AVENUE TYPICAL SECTION '1 MA% CURB & GUTTER 6' MIN EXISTING ' �- __ ,.. LOT PAD �f N-rs 0. pN PREPARED FOR: ' % X474,9 ,-- 0 a�65 & PARKING .1 PROPOSED PRCFOSED • = SIDEWALK nus TURNOUT BRAVED access e' a' PROPOSED oFEssl PACIFIC COMMUNITIES BUILDER , INC . IC- 37311*' �''• tD' ea• r -----20 LOT PAD SIDEWALK CCTV LGTA85e4197777.° 004,TI 'r 1000 DOVE STREET, SUITE 300 331 4786 \ 15'sews '..'" " L em NEWPORT BEACH, CA 92660 4745 LOS ANGELES AVE ADJACENT TO CONDOSup LOS ANGELES AVE ADJACENT TO CONDOS CREEK WALL ADJACENT TO CONDOS i Vetdu Moa aIa100 s ` 516 q </�Z� .79 PROJECT ADJACENT TO CITY PROPERTY Michael Baker Ca :arilloCA93012 N.T.S. PMI (98)d9331d• M9NQRIRRCCM \V9IR or COaeHt INTERNATIONAL \ ANNA C. GRIMES R.C.E. No. 51824 DATE SHEET 1 OF