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AGENDA REPORT 1994 1207 CC REG ITEM 09A
ITEM `7• • MEMORANDUM TO: The Honorable City Council FROM: Jaime Aguilera, Director of Community Development Paul Porter, Senior Planner DATE: November 21, 1994 (CC meeting of December 7, 1994) SUBJECT: MAJOR MODIFICATION NO. 1 TO VESTING TENTATIVE TRACT MAP NO. 4637 -1, 4637 -2 AND RPD 89 -4; AND ZONE CHANGE NO. 93 -3 Background • On May 16, 1990, the City Council adopted Resolution No. 90 -673 apprpving Residential Planned Development Permit No. 89 -4, Vesting Tentative Tract Map No. 4637 and an Ordinance for Zone Change No. 89 -2 for construction of 257 townhouse units with three recreational areas. The Zone change was approved for the purpose of changing the zoning from PC (Planned Community) to RPD 13.28u (Residential Planned Development 13.28 units per acre). The project is located south of Mountain Trail Street between Mountain Meadow Drive and Cedar Spring Street in the City of Moorpark, Assessor's Parcel No. 505 -0- 153 -01 Urban West Communities filed for a Major Modification to the above captioned project on November 29, 1993. The following is a summary of Major Modification No. 1 to Vesting Tentative Tract Map 4637 -1 and 4637 -2: Number Phase Acres No. Lots UNITS 4637 -1 1 1.71 1 22 4637 -1 2 2.11 1 29 4637 -1 4637 -1 3 4 0.91 0.90 1 1 16 15 4637 -1 5 1.18 1 18 4637-1 6 1.31 1 24 -- 4637 -1 7 2.23 1 38 - 4637 -2 1 2.56 21 0 4637 -2 2 1.94 19 0 4637 -2 3 2.24 19 0 4637 -2 4 2.63 22 0 4637 -2 5 2.30 26 0 PP11:21:9413:43pmA:\7DSC94.CC 1 �,� Major Modification No. 1 to Residential Planned Development Permit No. 89 -4 as originally submitted was for approval of 162 Traditions II multi - family attached condominium dwelling units and 108 detached single - family homes for a total of 270 dwelling units on 22.02 acres (12.21 du /ac.) Zone Change No. 93 -3 was for a Zone Change from RPD 13.28u to RPD 12.21u to conform with the proposed revised density for the proposed project. At the Planning Commission meeting on May 23, 1994, the Planning Commission requested the applicant to redesign the above captioned project. Once the applicant redesigned the project, it was to be brought back to the Planning Commission for review at a newly published public hearing. Staff renoticed a second public hearing which was held on June 27, 1994. At the second public hearing held on June 27, 1994, the applicant made a presentation to the Planning Commission. The Planning Commission adopted a Resolution (attached Resolution No. 295) recommending that the City Council deny Major Modification No. 1 to Vesting Tentative Tract Map 4637 -1 and 4637 -2, Major Modification No. 1 to Residential Planned Development Permit No. 89 -4, and Zone Change No. 93 -3 because the applicant has failed to redesign the project as requested by the Planning Commission and based on the concerns expressed in the Resolution. On July 25, 1994, the applicant's representative, Mr. Maury Froman, informed staff that the applicant was redesigning the proposed project and requested a continuance of the City Council public hearing to allow the applicant time to complete the redesign prior to bringing the matter to the City Council for review. The City Council continued the public hearing to October 5, 1994. The applicant subsequently requested a 90 day extension to the October 5, 1994 Map Act statutory deadline. On October 5, 1994, the Council closed the public hearing, and approved a 90 day extension as requested by the applicant, and directed staff to advertise for a public hearing when the applicant resubmitted their Map. Discussion: During the following discussion staff will compare the proposed project described herein to the proposed project that the Planning Commission reviewed and rejected. Staff's conclusion is that the current proposal is far superior to the one which received negative PP11:21:9413:43pmA: \7DEC94.CC 2 comments from both the Planning Commission and staff. In almost every respect, the revised proposal has responded to the criticism levied by the Planning Commission, as will be demonstrated in the discussion to follow. The applicant revised the project and submitted an amended application to the Department of Community Development on November 14, 1994. The public hearing has been advertised and the property posted. The revised project consists of the following: Request: The applicant is requesting approval of Major Modification No. 1 to Vesting Tentative Tract Map No. 4637 -1 and 4637 -2 and Residential Planned Development Permit No. 89 -4; and Zone Change 93 -3 as follows: Zone Change No. 93 -3 is for a Zone Change from RPD 13.28u (Residential Planned Development 13.28 units per acre) to RPD 10.7u to conform with the revised density for the proposed project. Vesting Tentative Tract Map No. 4637 (Major Modification No. 1) as follows: Tract 4637 -1 Phase Units Acreage 1 18 1.82 2 18 1.29 3 18 .94 4 18 1.28 5 18 1.16 6 18 1.13 7 12 .74 8 18 .85 TOTAL 138 9.21 4637 -2 Phase Lots Acreage 1 22 3.10 2 17 1.92 3 20 2.62 4 17 2.68 5 22 2.49 TOTAL 98 12.81 PP11:21:9413:43pmA:\7DEC94.CC 3 Proposed Plan Major Modification No. 1 to Residential Planned Development Permit No. 89 -4 is for approval of 138 (as compared to 162 units initially submitted) attached multi - familv units as follows: Villagio Plan Square Feet Bedrooms No. Units Plan A 1135 2 46 Plan B 1384 2 46 Plan C 1537 3 46 138 Range of sale price from $140,000 to $180,000. Major Modification No. 1 to RPD 89 -4 for approval of 98 (as compared to 108 initially submitted) detached multi - family condominium units as follows: Belcourt Plan Square Feet Bedrooms No. Units Plan 1 1505 3 25 Plan 2 1724 3 35 Plan 3 1987 4 38 98 Range of sale price from $195,000 to $215,000. Reduction of Units The revised proposal represents a reduction in units from 270 (162 multi - family attached and 108 single - family detached) to 236 units (138 multi - family attached and 98 multi - family detached), a reduction of 34 units. Architecture The units for both the Belcourt and Villagio units have several relief features such as upper level balconies and inset windows with a substantial amount of trim. The architectural style of the Villagio units is of the Santa Barbara /Monterey style while the style of the Belcourt units is Spanish. Staff has conditioned the project to provide surrounds for all windows to further enhance the trim. The second story balconies are not of sufficient width to be functional as a sitting area, but are designed to add variety to the building elevations. Private recreation space has been provided for the Vellagio units and the Belcourt homes have ample rear yard areas. The roof color tiles and building colors will be compatible with those of the surrounding developments. PP11:21:9413:43pmA: \7DSC94.CC 4 Belcourt Multi - family Detached Condominiums The proposed project will contain 98 two story detached multi- family condominiums of which there will be 60 three bedroom and 38 four bedroom units. The proposed lot sizes for the multi - family detached condominiums is larger than those of the single - family homes which the Planning Commission disliked. These lot sizes are approximately 2,907 s.f. (as compared to 2,784 s.f.) Site Statistics: Building Coverage Common Landscaping Private Landscaping Total Open Space Percent Open Space Parking Required Spaces per unit Parkina Provided 126,072 s.f. 123,450 s.f. 100,000 s.f. 223,450 s.f. 40.04% 245 2.5 Garage 196 Guest 196(driveway) Total Provided 392 Note: On- street parking is not included in the above calculations. Sidewalks As opposed to the initial submittal, within the multi - family condominium area, sidewalks are proposed along both sides of the collector street with parking on both sides as opposed to the previous proposal which allowed sidewalks on only one side of the street. Streets The street widths for the internal collector streets in the Belcourt area as well as "A" Street which is the main entry street to both the Belcourt and Villagio projects are 36 foot wide curb face to curb face within a 49 foot right -of -way which will accommodate street parking along both sides of the street. The previous proposal allowed limited parking on only one side of the street. Backyards As proposed, the backyards will be approximately 15 feet deep 55 feet wide and will have approximately 825 square feet of usable private recreation space. The proposal that the Planning Commission found undesirable had approximately 224 square feet of usable private recreational space. PP11:21:9413:43pmA:\7D8C94.CC 5 Patio Walls The detached multi - family project as proposed will have a five (5) foot patio wall provided along the rear lot lines. In order to provide a more private area in the patio areas, staff has conditioned the project to increase the height of these walls to six (6) feet. Garage Size Staff has placed a condition of approval stating that individual garages shall have minimum inside dimensions of 20 feet in length and 20 feet in width. The garages as proposed meet this requirement. Street Scene The streetscape will be landscaped and the entries to the units will all take place from the private streets which will have a decorative concrete treatment. The Belcourt street entry will contain a planting area 7 foot walkway and an entry monument. The most interesting part of this proposal is that the view of the area along the collector street will be that of non - garage faces and homes with a large amount of distance between them. Varying Setbacks The Belcourt units are arranged in clusters usually consisting of five units, but in no case are there more than seven units within each cluster. The setbacks of the units vary to provide visual variety. Recreational Areas One recreational area and one tot lot will be provided. The recreational areas will contain a pool, spa, recreational building and bike rack. The tot lot will contain a play structure and spring animals, and seating area. Functionally, the design and uses of the recreational areas will cater to a diverse age group. Villagio Multi - Family Attached Condominiums The proposed units are of the Mediterranean style and have a maximum height of approximately 28 feet to the top of the roof from the front. The units consist, entirely of three -plex units as depicted on the site plan (as opposed to 6 -plex units in the previous plan). The units are configured so that the first floor and second floor both belong to the same unit. PP11:21:9413:43pM: \7DEC94.CC 6 Site Statistics: Building Coverage Common Landscaping Private Landscaping Total Open Space Percent Open Space Parking Required Spaces per unit 129,356 s.f. 106,150 s.f. 49,750 s.f. 155,900 s.f, 38.86 % 345 2.5 Parking Provided Garage 276 Guest 69 Total Provided 345 Note: On- street parking is not included in the above calculations. Street Width The private drives to be located within the Villagio condominiums are proposed to be 25 feet wide within a 32 foot right -of -way. No on- street parking will be provided for the Villagio units other than the guest parking stalls provided on -site. Sidewalks No sidewalks are proposed along either side of the private streets within the Villagio project. Backyards As proposed, the backyards will 15 feet wide with a total of usable private recreation space. Patio Walls be approximately 12 feet deep and approximately 180 square feet of The multi - family project as proposed will have five (5) foot patio walls. Given the scale of the project, staff feels the five foot height is complementary to the design. Garage Size Staff has placed a condition of approval stating that individual garages shall have minimum inside dimensions of 20 feet in length and 20 feet in width. The garages as proposed do not meet this requirement in that as proposed the interior width of the garages are 18 1/2 feet by 20 feet. PP11:21:9413:43pM:\7DBC94.CC 7 Street Scene The Villagio street entry will contain a tY'e foot entry walk with a 613" monument palm and other accent trees. Recreational Areas One recreational area and a tot lot will be provided. The recreational areas will contain a pool, spa, recreational building and bike rack. The tot lot will contain a seating area, spring animals and a play structure. Functionally, the design and uses of the recreational areas will cater to a diverse age group. Recommendations: 1. Open the public hearing, take testimony, and close the public hearing. 2. Determine that the environmental issues, effects and mitigation for the proposed project are similar to those addressed in the EIR prepared for PC -3 and that the all if any impacts are adequately addressed in that EIR. 3. Direct staff to prepare resolutions for approval of Major Modification No. 1 to Vesting Tentative Tract Map No. 4637 -1 and 4637 -2; Residential Planned Development Permit No. 89 -4; and Zone Change No. 93 -3. Attachments: 1. Revised Plans 2. Conditions of Approval 3. PC Resolution No. 295 PP11:21:9413:43pmA: \7DEC94.CC 8 k_� _ .. .r... 'C w..: � �� ,Nrr r/��fM �- � oM'�•r. wro M I ,y I IIM I�N1fti~lf it l of r Me � \i f r i lit N • •� / +��p .1{I. 1rI' _�j1 y gfW.lr't �Mlf�w.e. Y �j,.� L I �'�� Irle �n,MtlW�er wrw ee � M r efr Nti M '�t � ��•,. +fr A. 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CA §4o0a05 1�1M e'85 pr.oJvCI NO *.34 -�a! i L I a I qlFCplEAtIQN AA FA t �-0-0 6Id EbhkAtloN Aht l� VILLA0010, RECREATION AREA PLAN 6 SECTIONS MOUNTAIN MEADOWS SOUTH VILLAGE VrRTINO TENTATIVE TRACT 4637 (MODIFICATION) F,: ! uWC - �trx7 ��y st�or�s tYb. 27h6OCA*¢AA�((OF� 5'tfl't 2013 SANTAf iCA,CA 90 t5 . ":' 1- 1'AQIECI NU 2j'!S ?i:M NOVEMOFP11,1994 5' HEIGHT WROUGHT IRON FENCE 3'e• r —aTROE wRwGRT I —Cure � I wROL,�<wr ww RAas ANO PkNETs RO5T5 AT F CN CEMER 5' HEIGHT WROUGHT IRON GATE CONCEPTUAL FENCING DETAILS MOUNTAIN MEADOWS SOUTH VILLAGE VESTING TENTATIVE TRACT 4637 (MODIFICATION) V LICE AND A—D P FNIIS�II IX� O ;I MASONRY WALL ��IGF"IF'�TiOM AMC P�IfttRE� 511 ON PRNATF ELEVATpIS C —w- MASONRY WALL WITH WROUGHT IRON AND STONE VENEER PILASTER AT TRACT BOUNDARY NA�RYwti,ITM w„�R�E SAP aNE ENE: —NwTNn—E -E r 6 IT TRACT — ARYI.ASO TALL EL A ION T� NEIGHBOORHOOD ENTRY AND TRACT BOUNDARY WALL SECTION SCALE IR -- M.A— Y— FETWEEN PA R COR—A NEERC0.I.w ATPRDPERTT 1- A A TRACT ACU—Y R_ � SiDEwALA � C T�r 1— ' � PRNATE PATq 1— wRCUGlII FICN PENCE OYER MASOnRY WALL UP SLOPE SECTION AT 'BELCOURT' SEAL, ,E -Iv PRNATE PAip I� �AW�IAFI�AT EP�FM�LM�E wROIAYlf F10M�NCE OVER MASONRY WALL MIEN a •PY EWR I MISONRY ETAI NING WALL M /310 DOWN SLOPE SECTION Al 'VILLAGGIO' PREPARED FOR UWC - MOORPARK INVESTORS LTD. 2716 OCEAN PARK BLVD, SUITE 2013 SANTA MONICA, CA. 90405 (310) 392 -8185 PROJECT NO. 2A 2439 NOVEMBER 11, 1831 i Be4rgM �nu�.E 1F1'w0 W.v VUL'f IA!• vrtfLGWII IiGEt/IR! i }v rq�•yF W9'Jr^"w4L fv ..fl br Ilr::i k ON oAsolkitty Ohl UNIf (5 UNIT A' GGG "` IF �Ki I L 11 00 � �- 9faEEt TREE ' � ��� �- tE7tiUaEtl t'tiNtiREtE _ I _ __ II I � cdNbaEtK Nltl! gac+fyAl KIHI9u VII i n('al0 TYPICAL UNIT ENLARGEhffiUI SCALE 18-.10' VILLAGGI©' ENTRY PLAN & SECTIONS, TYPICAL UNIT ENLARGEMENTS & TOT LOT MOUNTAIN MEADOWS SOUTH VILLAGE WiTINO TENTATIVE TRACT 4637 (MODIFICATION) 024 7 bTv53: S�: McErn rw[f! F4'a'IWl , �lMn•Mt!•Atr.- '-r j!'..� \-a. w4." -"�.� _ I p6O10 ENTRY PLAN ! 1 00 WL10 ENTRY ELEVATION AL � '•1 0' 9 s UWC - 'M1AIJCSWPAHKVVESY66 S'LYD. 2716 OCEAN PARK BLVD. SUITE 2013` SANTA MONICA, CA. 90405 -j (3, 0) 392 9, 85 FQ —(IIFCT NO 24M 2439 NOVEMBER 11, 1981 F - ~f j PIbAL UNIT ENLAAONkNt 'BLLC©URT' ENTRY PLAN A Mbfl(JN§; TYPICAL- UNIT FNLAH6tMtNtg MOUNTAIN MEADOWS SOUTH VILLAGE VESTING TENTATIVE TRACT 4631(MODIPIOAMN) WRWRouGKT N y' PFN FON MA"mWAIi EN VIEW PFnMITP F MA"FlY WAI L r[OWFbiNO Aml,Nt totE LIGHt ROLLARb -r Opt ENitIV ���N4 BELCOURT ENTRY FI FVAtQN FLOWERINO ACCENT TREE B IREEi IRFF ' ltli Fi a Is LLG4l (fl 4N1i y mm ' UWC - Mnn mf J tSY6o S'L`r�. p1 eME h" �L SUITE a013 RANI" �ONICA, CA 90405 twicUECi Flo ?A"pi" NV�EMRER 11, 199 .a`_."� i I� UWC - Mnn mf J tSY6o S'L`r�. p1 eME h" �L SUITE a013 RANI" �ONICA, CA 90405 twicUECi Flo ?A"pi" NV�EMRER 11, 199 .a`_."� i RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 DEPARTMENT OF COMMNITY DEVELOPMENT CONDITIONS GENERAL REOUIREMENTS: 1. The permit is granted for the land and project as identified on the entitlement application form and as shown on the approved plot plans and elevations. The location and design of all site improvements shall be as shown on the approved plot plans and elevations except or unless indicated otherwise herein in the following conditions, including but not limited to a housing mix for the detached multi - family (Belcourt) of 60 three (3) bedroom units and 38 four (4) bedroom units and a mix for the Villagio multi - family units of 92 two (2) bedroom units and 46 three (3) bedroom units. Any change from this product mix shall require approval of a modification to the Residential Planned Development Permit. 2. Unless the project is inaugurated (building foundation slab in place and substantial work in progress) not later than three years after this permit is granted, this permit shall automatically expire on that date. The Director of Community Development may, at his discretion, grant up to two (2) one (1) year extensions for project inauguration if there have been no changes in the adjacent areas and if applicant can document that he has diligently worked towards inauguration of the project during the initial two year period. The request for extension of this entitlement shall be made at least 30- days prior to the expiration date of the permit. 3. All facilities and uses other than those specifically requested in the application are prohibited unless an application for a modification has been approved by the City of Moorpark. Any minor changes to this permit shall require the submittal of an application for a Minor Modification and any major changes to this permit shall require the submittal of a Major Modification as determined by the Director of Community Development. 4. The design, maintenance, and operation of the permit area and facilities thereon shall comply with all applicable regulations of the RPD zone and all requirements and enactments of Federal, State, County, and City authorities, and all such requirements and enactments shall, by reference, become conditions of this permit. PP05:10:99 19:50aw&: \C01m._ 1 ATTACHMENT 2 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 5. 6. No conditions of this entitlement shall be interpreted as permitting or requiring any violation of law or any unlawful rules or regulations or orders of an authorized governmental agency. In instances where more than one set of rules apply, the stricter ones shall take precedence. 7. If any of the conditions or limitations of this permit are held to be invalid, that holding shall not invalidate any of the remaining conditions or limitations set forth. 8. The permittee agrees as a condition of issuance and use of this permit to defend, at his sole expense, any action brought against the City because of issuance (or renewal) of this permit or in the alternative to relinquish this permit. Permittee will reimburse the City for any court costs and /or attorney's fees which the City may be required by the court to pay as a result of any such action. The City may, at its sole discretion, participate in the defense of any such action, but such participation shall not relieve permittee of his obligation under this condition. 9. Prior to the submission of construction plans for plan check or initiation of any construction activity, a zoning clearance shall be obtained from the Community Development Department. 10. The permittee Is aeeeptanee -ef this permit aad/er �commencement of construction under this permit shall be deemed to be acceptance of all conditions of this permit. 11. All residential units shall be constructed employing energy saving devices. These devices are to include, but are not limited to the following: a. Ultra low flush toilets (to not exceed three and on -half gallons); b. Low water use shower controllers as required by Title 24 of the Uniform Building Code shall be placed on all shower facilities; PPOS :10:9! /9.50a &: \cmD. -_ 2 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 c. Natural gas fueled stoves, ovens and ranges shall not have continuous burning pilot lights; d. All thermostats connected to the main space heating source shall have night set back features; e. To ensure closure when not in use kitchen ventilation systems shall have automatic dampers; and f. Hot water solar panel stub -outs shall be provided. 12. Patio covers and accessory structures shall conform to the RPD zone setbacks. 13. Rain gutters and downspouts shall be provided on all sides of the structure for all units where there is a directional roof flow. Water shall be conveyed to the street or drives in non- corrosive devices as Determined by the City Engineer. 14. The applicant shall dedicate all access rights over any access easements on private streets within the project site in order to provide access for all governmental agencies providing the public safety, health and welfare services. 15. The continued maintenance of the permit area and facilities shall be subject to periodic inspection by the City. The permittee or owner shall be required to remedy any defects in ground maintenance, as indicated by the Code Enforcement Officer within five (5) days after notification. 16. If any archaeological or historical finds are uncovered during excavation operations, all grading or excavation shall cease in the immediate area, and the find left untouched. The permittee shall assure the preservation of the site; shall obtain the services of a qualified paleontologist or archaeologist, whichever is appropriate to recommend disposition of the site; and shall obtain the Director of Community Development's written concurrence of the recommended disposition before resuming development. The developer shall be liable for the costs associated with the professional investigation. PP05:10:9419:50aM: \C0W._ 3 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 PRIOR TO ISSUANCE OF A GRADING PERMIT 18. The applicant shall indicate where the export of dirt from the site will be 'rte . r� PRIOR TO ISSUANCE OF A ZONING CLEARANCE, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 19. Prior to issuance of a Zoning Clearance, a complete landscape plan ( 3 sets) , together with specifications and a "maintenance program shall be prepared by a State Licensed Landscape Architect, generally in accordance with the Ventura County Guide to Landscape Plans, and shall be submitted to the Director of Community Development for review and approval prior to grading permit approval. a. The landscape plan shall include planting and irrigation specifications for manufactured slopes over three (3)- r €? feet in height, and all common areas proposed "'to be maintained by the Homeowners' Association. b. The -pese —e -- the -- 3andeap g- -shall be to eent C. The final landscape plans shall alse be in substantial conformance with the conceptual landscape plan submitted with the application. d. The applicant shall bear the cost of the landscape plan review, installation of the landscaping and irrigation system, and of final landscape inspection. PP05:10:9! /9:SOaa�: \COIPD.RPD 4 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 e. The landscaping and planting plan submitted for review and approval shall be accompanied by a deposit as specified by the City of Moorpark. Additional funds may subsequently need to be deposited to cover all landscape plan check and inspection fees. f. The landscaping shall be approved by the Director of Community Development and in place and receive final inspection prior to Occupancy. The final landscape plans shall include landscaping specifications, planting details, and design specifications consistent with the following requirements: i. The landscape plan shall include the final design of all sidewalks, barrier walls, streetscape elements, urban landscaping and pedestrian paths within the project limits. ii. A 50 percent shade coverage shall be provided within all open parking areas. Shade coverage is described as the maximum mid -day shaded area defined by a selected specimen tree at 50 percent maturity. iii. Landscaping at site entrances and exits and any intersection within the parking lot shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. iv. Plantings in and adjacent to parking areas shall be contained within raised planters surrounded by six - inch high concrete curbs. V. Landscaping shall be designed so as to not obstruct the view of any exterior door or window from the street. vi. Landscaping (trees) shall not be placed directly under any overhead lighting which could cause a loss of light at ground level. vii. Earthen berms and /or low walls shall be provided to screen views of parked vehicles from access roads. M05:10:9419:50 a: \com.xPD 5 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 viii. Backflow preventers, transformers, or other exposed above grade utilities shall be shown on the landscape plan(s) and shall be screened with landscaping and /or a wall. ix. The final design of any recreational features shall be included as part of the final landscape plans submittal and shall be subject to approval of the Director of Community Development. X. A sufficiently dense tree planting plan emphasizing tall growing trees and /or shrubs shall be designed. Twenty -five (25) percent of the trees shall be a minimum of 24 inch box size. ? percent of the trees shall be a minimum inch box size. Recommendations regarding planting shall be per the Ventura County Landscape Guidelines Palate. xi. A coordinated tree planting program shall be developed which will provide a dominant street tree within the components of the proposed development. Dominant street trees shall vary between residential streets to provide aesthetic diversity within the development. xii. Irrigation shall be provided for all permanent landscaping. The applicant shall be responsible for maintaining the irrigation system and all landscaping. Applicant shall replace any trees or plants that may die within one year after occupancy of the last unit, and shall make any necessary repairs during that time period. xiii. The applicant shall agree to provide the necessary maintenance easements to the City for those designated landscape areas as determined by the City. The applicant shall maintain the right to protest the amount and spread of any proposed assessment in relation to the formation of a landscape maintenance assessment district, if and when created by the City. The applicant shall record a covenant to this effect. xiv. The applicant shall provide an irrevocable offer of dedication of easements adjacent to public and PP05 :20:94 19:50am: \COHD.RPD 6 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 private roads for all slope areas adjacent to roadways that are proposed to be landscaped. 20. The applicant shall submit a construction access plan to the Department of Community Development for review and approval by the Director of Community Development. 21. That attached units shall contain at a minimum the following additional sound attenuation over and above the minimum required by the Uniform Building Code. The construction drawings showing the attenuation measures shall be submitted to the Department of Community Development for review and approval. 1. STC 50 between adjoining dwelling units 2. STC 45 within individual living areas Note: The appropriate IIC ratings shall apply for each of the above 22. Prior to submittal of construction plans for plan check or initiation of any construction activity, a Zoning Clearance shall be obtained from the Department of Community Development. If an applicant desires, construction plans may be submitted to the Building and Safety Department with a City approved Hold Harmless Agreement. A zoning Clearance shall be obtained prior to initiation of any grading or construction activity. 23. All final construction working drawings, grading and drainage plans, plot plans, final map (if requested by the Director of Community Development), sign programs, and landscaping and irrigation plans (three full sets) shall be submitted to the Director of Community Development for review and approval. 24. All phases of development shall enter into an agreement to participate in a Homeowners' Association. The purpose of the Homeowners Association shall be to oversee and maintain all recreational facilities, front yard landscaping, landscaped common areas, interior private streets and storm drains, and to assure architectural compatibility with any new construction and remodeling of the project. The two Homeowners Associations will join the Mountain Meadows Community Association. Provisions shall be placed in the CC &R's to have the Homeowners Associations maintain the front yard landscaping of all of the residential units. The applicant shall pay all costs associated with the City PP05:10:94 19:50amA: \C0W.RPD 7 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 Attorney and staff review of the CC &R's prior to the Recordation of the Final Map or issuance of a Zoning Clearance for construction, as determined by the Director of Community Development. 25. The existing plans shall be revised by the applicant and approved by the Director of Community Development. The following revisions shall be made: a. The window on all building elevations shall be provided with surrounds, with surrounds, tee- emeeptlen of the - windews- are -t f -t f, eerrear and - side -ei t . C. The masonry walls provided for the patio homes shall be 6 feet ended at the entryways shaj! be a easet `e -2-5 feet leng -by 6 feet wide. e. f. All garage doors shall be of the roll -up sectional type and have automatic garage door openers. 26. The perimeter trees shall not be removed unless approved by the Director of Community Development. Additional trees shall be provided along the perimeter to ensure that trees are provided at an average of 20 feet on- center. Any removal of trees and the method of tree replacement shall be approved by the Director of Community Development. 27. The applicant shall pay all outstanding case processing (Planning and Engineering), and all City legal service fees prior to issuance of a Zoning Clearance. The applicant, permittee, or successors in interest, shall also submit to the Department of Community Development a fee to cover costs incurred by the City for Condition Compliance review of the RPD. PP05:10 :95 19:50aaa: \C0=.RPD 8 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 29. No Zoning Clearance may be issued for construction until all on -site improvements specified in this permit have been provided or the Director of Community Development approves the acceptance of a Performance Bond to guarantee the construction and maintenance of exterior improvements including, but not limited to perimeter tract walls (including stucco treatment), fences, slope planting or other landscape improvements not related to grading, private recreational facilities, etc. Said on -site improvements shall be completed within 120 days of issuance of a Certificate of Occupancy within a phase. In case of failure to comply with any term or provision of this condition, the City Council may by resolution declare the surety forfeited. Upon completion of the required improvements to the satisfaction of the City, the City Council may reduce the amount of the bond; however, the bond must be kept in full effect for one year after the last occupancy to guarantee that items such as perimeter tract walls, including stucco treatment; landscaping; fences; slope planting or other landscape improvements not related to grading; private recreational facilities, etc. are maintained. 30. All roof vents and metal flashing shall be painted to match the roof color. 31. A six (6) foot high wrought iron fencing with pilasters shall be provided around any swimming pool areas. All fences and walls shall be approved by the Director of Community Development. All wall heights shall be in substantial conformance with preliminary architectural and landscape plans; the final wall design shall be prepared in consultation with the Director of Community Development. Landscaping berms and other planting techniques shall be employed to minimize the visual dominance of an perimeter walls around : the development. ,...s...7;...,Aaa ,....:::: 32. Any solar panels for heating any swimming pool(s) constructed within the development shall be subject to the approval of the Director of Community Development prior to the issuance of a Zoning Clearance. All solar panels shall be designed so as to be part of the overall design of the structure supporting it. PP05:10:9419:50A=&: \COW.RpD 9 pi - -- 29. No Zoning Clearance may be issued for construction until all on -site improvements specified in this permit have been provided or the Director of Community Development approves the acceptance of a Performance Bond to guarantee the construction and maintenance of exterior improvements including, but not limited to perimeter tract walls (including stucco treatment), fences, slope planting or other landscape improvements not related to grading, private recreational facilities, etc. Said on -site improvements shall be completed within 120 days of issuance of a Certificate of Occupancy within a phase. In case of failure to comply with any term or provision of this condition, the City Council may by resolution declare the surety forfeited. Upon completion of the required improvements to the satisfaction of the City, the City Council may reduce the amount of the bond; however, the bond must be kept in full effect for one year after the last occupancy to guarantee that items such as perimeter tract walls, including stucco treatment; landscaping; fences; slope planting or other landscape improvements not related to grading; private recreational facilities, etc. are maintained. 30. All roof vents and metal flashing shall be painted to match the roof color. 31. A six (6) foot high wrought iron fencing with pilasters shall be provided around any swimming pool areas. All fences and walls shall be approved by the Director of Community Development. All wall heights shall be in substantial conformance with preliminary architectural and landscape plans; the final wall design shall be prepared in consultation with the Director of Community Development. Landscaping berms and other planting techniques shall be employed to minimize the visual dominance of an perimeter walls around : the development. ,...s...7;...,Aaa ,....:::: 32. Any solar panels for heating any swimming pool(s) constructed within the development shall be subject to the approval of the Director of Community Development prior to the issuance of a Zoning Clearance. All solar panels shall be designed so as to be part of the overall design of the structure supporting it. PP05:10:9419:50A=&: \COW.RpD 9 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 33. Bullnose stucco molding shall be used to soften all exterior edges of residential buildings. 34. Individual garages shall be a minimum inside dimensions of 20 feet in length and 20 feet in width with a minimum interior height of 8 feet. 35. Open parking spaces shall be nine ( 9 ) feet in width and twenty (20) feet in length. An additional one -half foot width must be provided for parking spaces located adjacent to an exterior wall. Pullover parking (overhangs) shall be limited to 24 inches maximum. No vehicles shall be allowed to encroach onto walkways or into the required landscape setbacks along private or public roadways. 36. Roof mounted equipment shall be prohibited. Exceptions to this requirement shall be subject to approval of the Director of Community Development. Any roof mounted equipment and other noise generation sources approved by the Director of Community Development shall be attenuated to 55 DBA at the property line, or to the ambient noise level at the property line measured at the time of the occupant request. Prior to the issuance of a Zone Clearance for initial occupancy or any subsequent occupancy, the Director of Community Development may request that a noise study be submitted for review and approval which demonstrates that all on -site noise generation sources would be mitigated to the required level. The noise study must be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. 37. All adjacent property line garden walls or wrought iron fences shall be no further than one inch from the property line. 38. For all exterior lighting, a lighting plan shall be prepared by an electrical engineer registered in the State of California and submitted to the Department of Community Development for review and approval. The lighting plan shall achieve the following objectives: Avoid interferences with reasonable use of adjoining properties; minimize on -site and off -site glare; provide adequate on -site lighting; limit electroliers height to avoid excessive illumination; and provide structures which are compatible with the total design of the proposed facility. Lighting devices shall be high enough so as to eliminate anyone on the ground from tampering with them. All parking areas shall be provided with a lighting system capable of illuminating the parking surface with a minimum of one -half foot candle of light and shall be designed PP05 :10:94 /9 :50ana: \COND.RpD 10 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 to minimize the spillage of light onto adjacent properties. All exterior lighting devices shall be protected by weather and breakage- resistant covers. The lighting plan shall include the following: a. All parking lot pole lights shall be fully hooded and shielded to reduce light "spillage" and glare. b. A photometric plan showing a point -by -point foot candle layout to extend a minimum of twenty (20) feet outside the property lines. Layout plan to be based on a ten (10 ) foot grid center. C. Maximum overall height of fixtures shall be sixteen (16) feet. d. Fixtures must possess sharp cut -off qualities with a maximum of one -half foot candle illumination at property lines. e There shall be ne meEe than a seven te ene (7 i 1) Eatle ef level elrumina en shewn (maximum -ze- awe f. Energy efficient lighting fixtures shall be provided which are compatible with adjacent properties. g. Average maximum of one -half foot candle illumination. h. No light shall be emitted above the 90 degree or horizontal plane. No direct light source shall be visible from any of the adjacent properties. 39. Television cable service shall be provided to all residential units consistent with existing cable system requirements. Undergrounding of cable wires is required and no lines shall be allowed to be extended along the exterior walls of the residential buildings. 40. All exterior building materials and paint colors shall be those that were approved per the exhibits to the Department of Community Development. PP05:20: 94 /9:50aMAC0lID.RPD 11 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 41. No asbestos pipe or construction materials shall be used. 42. All proposed utility lines within and immediately adjacent to the project site (as determined by the Director of Community Development) shall be placed underground to the nearest off - site utility pole. All existing utilities shall also be undergrounded to the nearest off -site utility pole with the exception of 66 KVA or larger power lines. This requirement for undergrounding includes all above - ground power poles on the project site as well as those along the frontage of the site in the road right -of -ways. The developer shall indicate in writing how this condition will be satisfied. Any above grade utility fixtures shall be placed adjacent to landscaped areas and screened on three sides. 43. If skylights are proposed, the specific type and model must be approved by the Director of Community Development to ensure that they shall be of an opaque type to minimize evening illumination as viewed from the exterior. 44. Rubbish and Recycling Space Allocation Requirements: If required, rubbish and recycling disposal areas shall be depicted on the final construction plans. The number and size of the bins required, and the space allocation for areas of disposal with enclosures shall be approved by the Director of Community Development and the City employee responsible for recycling /solid waste management programs. a. Rubbish disposal areas shall include adequate, accessible and convenient areas for collecting and loading recyclable materials. The dimensions of the recycling area shall accommodate containers consistent with current methods of collection in the area in which the project is located. b. Adequate number of bins or containers shall be provided to allow for the collection and loading a recyclable materials generated by the development. For multi -unit residential developments, space allotment for 2 three cubic yard bins is required (107" x 84 or 168" x 53.5 '1). The intended use for this space is to hold two side -by- side 3 cubic yard containers (one for refuse, one for recyclables) to serve at least 20 units. C. The design of the refuse disposal areas shall be compatible in design with the development and the surrounding area. PP05:20: 9419:50am. \co=.RPD 12 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 d. Disposal areas shall be protected from weather conditions which might render collected recyclable materials unmarketable. e. Driveways or travel aisles shall provide unobstructed access for collection vehicles and personnel, and provide the minimum vertical clearance of 30 feet, or other specified clearance required by the collection methods and vehicles utilized by the hauler. f. A sign, approved by the Director of Community Development, clearly identifying all recycling and solid waste collection and loading areas, and the materials accepted therein shall be posted adjacent to all points of access to the recycling areas. g. Refuse disposal areas shall not be located in any area required by the Municipal Code to be constructed or maintained as unencumbered, according to fire and other applicable building and /or public safety laws. h. Recycling area (s) shall be located so they are convenient and adjacent to regular refuse collection areas. i. Each recycling area within a multi - family residential development shall be no greater than 250 feet from each living unit. j. Enclosure. The design of the refuse enclosure shall be subject to the approval of the Director of Community Development, prior to the issuance of a zoning clearance. All rubbish disposal areas shall be screened with a six foot high, solid wall enclosure with metal gates. Pipe guards shall be eliminated around typical rubbish bin enclosures and each enclosure must have a non -gated indirect pedestrian access. k. In cases where space for 2 three cubic yard bins is required (107" x 84 or 168" x 53.5 "), the opening of any bin enclosure must be at least 84 inches (the size of a three cubic yard bin). This requirement applies to the amount of space exposed when the gate is fully opened. i. Each refuse recycling enclosure shall have gates and should be designed with cane bolts to secure the gates when in the open position. PM:10: 94/9:50am. \c0RD.RpD 13 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 ii. Space allocation for rubbish and recycling enclosures shall be designed in a manner that complies with the equal access requirements of Title 24 of the American with Disabilities Act. 46. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 47. An "Unconditional Will Serve Letter" for water and sewer service shall be obtained from the Ventura County Waterworks District No. 1. 48. The applieant shall pay all wheal assessment fees levied by t- he- Meerparle Pied- Seheel Distriet. PRIOR TO OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE SATISFIED• 49. No Final Inspection approval shall be granted prior to acceptance of site improvements such as perimeter and retaining walls, landscaping, fences, slopes, private recreation areas, and other improvements not related to grading, etc., or the applicant has provided sufficient PP05:10 :94/9:50aM: \C0RD.— 14 ... .. - - - - -- - - - - - -- - - - _ - _ - _ = =- - 46. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 47. An "Unconditional Will Serve Letter" for water and sewer service shall be obtained from the Ventura County Waterworks District No. 1. 48. The applieant shall pay all wheal assessment fees levied by t- he- Meerparle Pied- Seheel Distriet. PRIOR TO OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE SATISFIED• 49. No Final Inspection approval shall be granted prior to acceptance of site improvements such as perimeter and retaining walls, landscaping, fences, slopes, private recreation areas, and other improvements not related to grading, etc., or the applicant has provided sufficient PP05:10 :94/9:50aM: \C0RD.— 14 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 security as approved by the Director of Community Development to guarantee completion of the improvements. Said on -site improvements shall be completed within 120 days of issuance of Final Inspection approval. In case of failure to comply with any term or provision of this agreement, the City Council may by resolution declare the surety forfeited. Upon completion of the required improvements to satisfaction of the City, the City Council may reduce the amount of the surety. However, the surety must be kept in full effect for one year after initial occupancy to guarantee the items such as perimeter and retaining walls, landscaping, fences, slopes, private recreation areas, and other improvements not related to grading, etc. are maintained. 50. All parking areas shall be surfaced with asphalt or concrete and shall include adequate provisions for drainage, striping and appropriate wheel blocks, curbs, or posts in parking areas adjacent to landscaped areas. The striping for open parking spaces shall be maintained so that it remains clearly visible. 51. All related perimeter and garden walls shall be constructed prior to the issuance of a zoning clearance for occupancy. AFTER ISSUANCE OF A CERTIFICATE OF OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE APPLICABLE: 52. The applicant and his successors, heirs and assigns, or the Homeowners' Association shall remove any graffiti within five (5) days from written notification from the City of Moorpark. All such graffiti removal shall be accomplished to the satisfaction of the Director of Community Development. CITY ENGINEER CONDITIONS RPD 89 -4 PRIOR TO ISSUANCE OF A GRADING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED• 53. The applicant shall record Tract Map 54. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA), require updating of the National Flood Insurance Program maps for affected areas whenever any alteration of the watercourse is made. If a FIRM map revision is necessary, all materials required by FEMA for a map revision shall be provided to the City Engineer's office. PP05s10:9419:50aMACQW.RpD 15 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 This material will demonstrate the new 10, 50, 100, and 500 year flood plain locations following development. This information will be forwarded by the City Engineer to the FEMA for review and updating of the National Flood Insurance Program maps. A conditional letter of map revision (if required by FEMA) shall be provided to the City. The applicant will be responsible for all costs charged by the FEMA and the City's administrative costs. 55. Prior to any work being conducted within any State, County or City right -of -way, the applicant shall obtain an encroachment permit from the appropriate Agency. 56. The applicant shall submit a design to be approved, by the City Engineer, for an 18" slough wall to be constructed directly behind the back of the sidewalks where slopes over four feet high exist. The wall shall be designed so as to reduce debris and silt from entering streets and convey run- off to approved drainage devices. STORM RUN -OFF 57. The applicant shall obtain a permit from the State Water Resources Control Board for "All storm water discharges associated with a construction activity where clearing, grading, and excavation results in land disturbances of five or more acres." 58. The applicant shall be required to comply with all pertinent County of Ventura Public Works Department water and sewer connection regulations. These measures shall be implemented by the County of Ventura Public Works Department (Waterworks District No. 1). Common private systems serving industrial or commercial or other applicable sites, shall be reviewed by the City, subject to County of Ventura Public Works Dept. standards or as required by the City Engineer. 59. If required by the Ventura County Flood Control District, the applicant shall obtain a Ventura County Flood Control District Watercourse Encroachment Permit. 60. The applicant shall indicate in writing to the City of Moorpark, the disposition of any water well(s) and any other water that may exist within the site. If any wells are proposed to be abandoned, or if they are abandoned and have PM. 10: 94 19:50am.- \cow.RPD 16 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 not been properly sealed, they must be destroyed per Ventura County Ordinance No. 2372. GRADING 61. All haul routes shall be approved by the City Engineer and the Director of Community Development. Haul routes shall be limited to graded areas only. All import /export activities from the site, in excess of 1000 cubic yards, shall require prior City approval and issuance of an encroachment permit. All requests for over 1000 cubic yards of import /export must be made in writing to the City Engineer. 62. No grading shall take place within 100 ft. of a blue line channel as shown on USGS maps before giving prior notification and receiving approval from the California Fish And Game, Ventura County Flood Control District and the U.S. Army Corps of Engineers. Written verification shall be forwarded to the City indicating approval of grading in these areas. DURING THE GRADING OPERATIONS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED• 63. Construction activities shall be limited to between the following hours: a) 7:00 a.m. and 7:00 p.m. Monday through Friday, b) 9:00 a.m. to 5:00 p.m. Saturday. No work to be accomplished on Sunday pursuant to Ord. #149. Truck noise shall be minimized by the requirement that "Jake Brakes" shall not be used along the haul route within the City. 64. Construction equipment shall be fitted with modern sound reduction devices. The contractor shall insure proper maintenance and operation of all construction equipment. Direct injection diesel or gasoline powered engines shall be used if feasible. 65. A 6 -foot high chain link fence shall be constructed around the construction site or an on -site security guard shall be provided during non - working hours. PP05:10:94 19:50a": \c0m.xrn 17 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 66. During the smog season (May - October) the developer shall order that construction cease during Stage III alerts to minimize the number of vehicles and equipment operating, lower ozone levels and protect equipment operators from excessive smog levels upon notification by the City. The City, at its discretion, may also limit construction during a Stage II smog alert. 67. A regular watering program to reduce dust shall be implemented. In an effort to reduce water consumption, the grading contractor shall use reclaimed water for dust control on site, when available and as approved by the City Engineer. Water shall be applied to the graded portions of the project site as determined by the City Engineer. This is estimated to reduce the amount of dust generated by up to 50 percent. During periods of high wind (i.e. sustained winds 20 mph or greater in one hour), the contractor shall cease all clearing, grading, earth moving, or excavation operations a. All active portions of construction site shall be watered sufficiently to prevent excessive amounts of dust. Non - potable water shall be used if determined feasible by the Director of Community Development, the City Engineer and the applicant. Complete coverage watering shall occur at least twice daily, preferable in the late morning and after work is done for the day. b. All material excavation or grading shall be sufficiently watered to prevent excessive amounts of dust. c. All trucks importing or exporting fill to or from the Tract shall use tarpaulins to cover the load. d. All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds greater than 20 miles per hour (mph) averaged over one hour. e. All unimproved areas with vehicle traffic shall be watered periodically and the vehicle speed shall be limited to 15 mph. PP05:10:9419:50a A. \C'QW. -- 18 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 f. Street, private parking adjacent to the area being graded shall be swept as needed to remove silt which may have accumulated from construction activities so as to prevent excessive amounts of dust. g. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized at all times. 68. Advise, in writing, all employees involved in grading operations to wear face masks during all periods of grading to reduce inhalation of dust which may contain the fungus which causes the San Joaquin Valley Fever. 69. Remove silt, dust or other construction materials, as directed by the City Engineer, which may have accumulated from construction activities along the streets or on private property in the vicinity of the site. Periodically sweep streets and parking areas, as per the City Engineer in the vicinity of the site to remove silt (i.e., fine earth material transported from the site by wind, vehicular activities, water run -off, etc.) which may have accumulated from the construction project. 70. Geometric improvements and traffic control measures approved by the City Engineer, or associated Traffic Studies must be included on the grading plan. The grading plan will be signed by a registered Civil Engineer. 71. If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Ventura County Environmental Health Department, and the City Construction Observer shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies. Contaminated and hazardous soil as defined by Department of Health Services may not be used for on -site soil fill or roadway subgrade unless the Department of Health Services determines in writing that said material has been treated to a level that is no longer considered a public health risk or requires public discloser by the Department of Real Estate. Any contaminated or hazardous soil shall be removed to be approved landfill. DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 72. Backfill of any pipe or conduit shall be in 4" fully compacted layers unless otherwise specified by the City Engineer. PP05:10:94 19:50aM:\Com.RPD 19 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 73. Soil testing for compaction is to be performed on all pipe or conduit placement. The interval of testing shall be less than once every 4 feet of lift and 100 lineal feet of pipe or conduit placed. 74. Where roads requiring four or more inches of pavement are to be built, the applicant shall construct the required street section minus one -tenth of a foot of paving as an interim condition until all utility cuts, trenching and construction are completed. The final one -tenth of a foot cap of asphalt shall be placed after all trenching and heavy construction is completed. 75. Construction equipment, tools, etc. shall be properly secured during non - working hours. OTHER 76. Prior to occupancy, all utilities shall be undergrounded as approved by the City Engineer and Director of Community Development. PRIOR TO ACCEPTANCE OF PUBLIC I14PROVENEWS AND BOND EXONERATION, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 77. Original "as- built" plans will be signed and certified by the applicant's civil engineer and submitted with two sets of blue prints to the City Engineer's office. Although grading plans may have been submitted for checking and construction on sheets larger than 22" X 36 ", they must be resubmitted as "as- builts" in a series of 22" X 36" mylars (made with proper overlaps) with a title block on each sheet. Submission of "as- built" plans is required before a final inspection for approval and release of securities will be scheduled. 78. Reproducible centerline tie sheets shall be submitted to the City Engineer's office. 79. PP05:10:94 19:50aM:\C0AD.RPD 20 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 MOORPARK POLICE DEPARTMENT CONDITIONS PRIOR TO THE ISSUANCE OF A OCCUPANCY PERMIT, THE FOLLOWING CONDITIONS SHALL BE MET: Landscaping 80. Landscaping shall not cover any exterior door or window. 81. There shall not be any easy exterior access to the roof area, i.e. ladders, trees, high walls, etc. Construction Site Security 82. a A 6 foot high chainlink fence shall be erected around the construction site. 83. Construction equipment, tools, etc. will be properly secured during non - working hours. 84. All appliances (microwave ovens, dishwashers, trash compactors, etc.) will be properly secured prior to installation during non - working hours. All serial numbers will be recorded for identification purposes. 85. If an alarm system is used, it shall be wired to all exterior doors and windows and to any roof vents or other roof openings where access may be made. Building Access and Visibility 86. Address will be clearly visible to approaching emergency vehicles and in contrasting color to the background it is mounted on. 87. Address numbers will be a minimum of six inches in height and illuminated during hours of darkness. 88. riefit deer enhances to -gaffe- heiaes -will be visible frem -the street. 89. Directory boards indicating the locations of the various buildings and individual units will be displayed at each entrance to the complex and lighted during hours of darkness. PF05:10:94 19:50aM.- \C0W._ 21 RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 90. Address numbers will be placed on all buildings. 91. All aspects of building design shall conform to standards set forth in the City's "Building Security Ordinance." WATERWORKS DISTRICT NO. 1 CONDITION PRIOR TO ISSUANCE OF A BUILDING PERMIT 92. Applicant for service shall comply with the Ventura County Waterworks District No. 1 "Rules and Regulations" including all provisions of or relating to the existing Industrial Waste Discharge Requirements and subsequent additions or revisions thereto. Ultra low plumbing fixtures are required in all new construction. VENTURA COUNTY ENVIRONMENTAL HEALTH CONDITION: PRIOR TO ISSUANCE OF A BUILDING PERMIT 93. Prior to issuance of building permits for development swimming pools and ancillary structures, applicant shall submit plans for development swimming pools and ancillary structures to the Environmental Health Division of the County of Ventura for review and approval. VENTURA COUNTY FIRE DEPARTMENT CONDITIONS See attached Conditions PM :20: 94/9:50aM: \C0lID.RPD 22 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 DEPARTMENT OF COMMNITY DEVELOPMENT CONDITIONS A: GENERAL REOUIREMENTS 1. The conditions of approval of this Tentative Parcel Map and all provisions of the Subdivision Map Act, City of Moorpark Ordinance and adopted City policies supersede all conflicting notations, specifications, dimensions, typical sections and the like which may be shown on said map. 2. Recordation of this subdivision shall be deemed to be acceptance by the subdivider and his heirs, assigns, and successors of the conditions of this Map. A notation which references approved conditions of approval shall be included on the Final Map in a format acceptable to the Director of Community Development. 3. This Vesting Tentative Tract Map shall expire three years from the date of its approval. The Director of Community Development may, at his discretion, grant up to two (2) additional one (1) year extensions for map recordation, if there have been no changes in the adjacent areas and if applicant can document that he has diligently worked towards map recordation during the initial period of time. The request for extension of this entitlement shall be made in writing, at least 30 -days prior to the expiration date of the permit. 4. The subdivider shall defend, indemnify and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void, or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, or employees concerning the subdivision, which claim, action or proceeding is brought within the time period provided therefore in Government Code Section 66499.37. The City will promptly notify the subdivider of any such claim, action or proceeding, and, if the City should fail to do so or should fail to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify and hold harmless the City or its agents, officers and employees pursuant to this condition. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding if both of the following occur: PP04:06:94 122:04pmA:\COND.TT 1 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 The City bears its own attorney fees and costs; The City defends the claim, action or proceeding in good faith. The subdivider shall not be required to pay or perform any settlement of such claim, action or proceeding unless the settlement is approved by the subdivider. The subdivider's obligations under this condition shall apply regardless of whether a final map or parcel map is ultimately recorded with respect to the subdivision. 5. The subdivider shall submit to the Department of Community Development and the City Engineer for review a current title report which clearly states all interested parties and lenders included within the limits of the subdivision as well as any easements that affect the subdivision. B. PHASING (Tentative Tract Maps Only) 6. The Final Map shall be recorded in phases ( as indicated on the tentative map). C. UTILITY AGENCY 7. Prior to approval of a Final Map, the subdivider shall demonstrate by possession of a District Release from the Calleguas Municipal Water District that arrangements for payment of the Construction Charge applicable to the proposed subdivision have been made. The subdivider shall comply with Ventura County Waterworks Rules and Regulations, including payment of all applicable fees. 8. Prior to approval of a Final Map, an unconditional availability letter shall be obtained from the County Waterworks District No. 1 for sewer and water service for each lot. Said letter shall be filed with the Department of Community Development or, if said Unconditional Availability Letter in a form satisfactory to the City cannot be obtained from the County Waterworks District No. 1, the developer shall execute a Subdivision Sewer Agreement in a form satisfactory to the City. Said agreement shall permit deferral of unconditional guarantee for sewer and water service until issuance of a building permit for each lot in the subdivision. Said agreement shall include language holding the City harmless against damages in the event of the ultimate lack of adequate water or sewer service. PP04:06:94 112:04pM:\C01VD.TT 2 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 9. At the time water service connection is made, cross connection control devices shall be installed on the water system in a manner approved by the County Waterworks District No. 1. 10. Prior to approval of a final map, the subdivider shall post sufficient surety bond to assure that all proposed utility lines within and immediately adjacent to the project site shall be placed undergrounded to the nearest off -site utility pole. All existing utilities shall also be undergrounded to the nearest off -site utility pole with the exception of 66 KVA or larger power lines. This requirement for undergrounding includes all above - ground power poles on the project site as well as those along the frontage roads of the site. D. FEES, CONTRIBUTIONS AND DEPOSITS 11. The Map shall be submitted in accordance with County Ordinance No. 3982 entitled "An Ordinance of the Ventura County Board of Supervisors Requiring New Subdivision Records to be Included in the County's Computer -Aided Mapping System and Establishing Related Fees" E. CONDITIONS, COVENANTS AND REOUIREMENTS 12. Covenants, Conditions and Restrictions, and By -laws establishing a Owners Association for the proposed division shall be prepared and shall identify the maintenance responsibility for, but not limited to, the following responsibilities: Maintenance of all streets and common - shared driveways, all storm drains and channels, and any slope directly affecting drainage or street facilities (collectively "Maintenance Areas "). Should the association fail to maintain the Maintenance Areas, or any portion thereof, in a satisfactory manner, the Maintenance Areas, or portion thereof, shall be annexed, at the City's option, to a City Assessment District. The total cost of the maintenance provided by the Assessment District shall be borne by the lot owners within the tract. Prior to recordation of the Final Map, an easement covering the Maintenance Areas shall be irrevocably offered to the City for maintenance purposes. 13. The CC &R's shall include all Tentative Map conditions of approval which have been identified by the Director of PP04:06:94112:04pnA: \cOND.TT 3 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 Community Development for inclusion in the CC &R's, and shall be submitted to the Director of Community Development and the City Attorney for review and approval prior to Final Map approval by the City Council. Tentative Map conditions of approval shall be highlighted in the copies of the CC &R's submitted for City review. Prior to sale of any lots, the CC &R's shall be approved by the State Department of Real Estate and then recorded. Approval by the City shall not be construed to mean that the City has any obligation to enforce CC and R's. 14. The subdivider shall be required to pay all costs associated with City Attorney and Department of Community Development review of the project CC &R's prior to Final Map approval. Note: The Owners' Association may modify the CC &R's only to the extent that they do not conflict with the terms of approval of the Tentative Map. Sixty (60) days notice must be given to the City of the intent to modify CC and R's. Further, it is the sole responsibility of the Owner's Association to enforce the CC &R's. 15. The CC &R's shall include a requirement that any future residential units constructed in the subdivision shall comply with Chapter 2 -53 of Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the California Administrative Code. 16. The CC &R's shall include a requirement that ultra -low water consumption plumbing fixtures shall be installed consistent with City irrigation standards. The CC &R's shall also include a requirement for the following energy saving devices: a. Stoves, ovens, and ranges, when gas fueled, shall not have continuous burning pilot lights. b. All thermostats connected to the main space heating source shall have night setback features. C. Kitchen ventilation system shall have automatic dampers to ensure closure when not in use. 17. The CC &R's shall include language requiring that no structures, walls, or fences shall be erected which impede or restrict flow of drainage waters between lots. 18. The CC &R's shall include language prohibiting use of wood or asphalt shingles as roofing materials for residential structures. PP04:06:94111:04pmA:\COND.TT 4 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 19. The CC &R's shall require the Homeowner's Association to remove any graffiti within five (5) days from written notification by the City of Moorpark. All such graffiti removal shall be completed to the satisfaction of the City. CITY ENGINEER CONDITIONS TT 4637 -1 and 4637 -2 PRIOR TO APPROVAL OF THE FINAL MAP THE FOLLOWING CONDITIONS SHALL BE SATISFIED: GRADING 20. The applicant shall submit to the City of Moorpark for review and approval, a grading plan prepared by a Registered Civil Engineer; and shall post sufficient surety guaranteeing completion. Any new-eut and fill slopes shall be no steeper than 2:1 (horizontal: vertical) . shall be— pre vIdew --te the— stisfaetlea of the - greater of Gennunity epment and the ^' y Engineer. In addition, the soils aftd report shall discuss the contents of the soils as to the presence or absence of any hazardous waste or other contaminants in the soils. 21. The applicant shall submit to the City of Moorpark for review and approval, a detailed Soils Report certified by a Registered Civil Engineer in the State of California. The report shall include a Geotechnical investigation with regard to liquefaction, expansive soils, and seismic safety. The grading plan shall incorporate the recommendations of the approved Soils Report. Note: Review of the soils report by the City's consultant may be required by the City Engineer. If so, the applicant shall reimburse the City for all costs including the City's administrative and overhead costs. 22. All requests for staged grading must be submitted in writing to the City Engineer for review and approval by the City Council. STORM RUN -OFF PP04:06:94 112:04PMA:\C0ND.TT 5 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 23. The applicant shall demonstrate for each building pad to the satisfaction of the City Engineer as follows: a. Adequate protection from 100 -year frequency storm; and b. Feasible access during a 50 -year frequency storm. C. Hydrology calculations shall be per current Ventura County Standards. 24. The applicant shall submit to the City of Moorpark for review and approval, drainage plans, hydrologic and hydraulic calculations prepared by a California Registered Civil Engineer; shall enter into an agreement with the City of Moorpark to complete public improvements and shall post sufficient surety guaranteeing the construction of all improvements. The drainage plans and calculations shall indicate the following conditions before and after development: a. Quantities of water, water flow rates, major water courses, drainage areas and patterns, diversions, collection systems, flood hazard areas, sumps, sump locations, detention facilities, and drainage courses. Hydrology shall be per the current Ventura County Standards except as follows: b. All catch basins in sump locations shall carry a 50 -year frequency storm; C. All catch basins on continuous grade shall carry a 50- year storm; d. All catch basins in a sump condition shall be sized such that depth of water at intake shall equal the depth of the approach flows; e. All culverts shall carry a 100 -year frequency storm; f. Drainage facilities shall be provided such that surface flows are intercepted and contained prior to entering collector or secondary roadways; g. Under a 50 -year frequency storm, all streets shall be provided with a minimum of one travel lane with a goal PP04:06:94 112:04PmA:\C0ND.TT 6 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 that local, residential and private streets shall have one dry travel lane available; h. Drainage to adjacent parcels shall not be increased or concentrated by this development. All drainage measures necessary to mitigate storm water flows shall be provided by the subdivider; i. All drainage grates shall be designed and constructed with provisions to provide adequate bicycle safety to the satisfaction of the City Engineer; j. If the land to be occupied is in an area of special flood hazard, the subdivider shall notify all potential buyers in writing of this hazard condition. The grading plan shall also show contours indicating the 100 & 500 year flood levels. k. All flows from brow ditches, ribbon gutters and similar devices shall be deposited into the storm drain system prior to entering streets. If necessary, the storm drain shall be extended beyond the public right -of -way through easements to eliminate surface flow between parcels. Both storm drain and easements outside the right -of -way are to be maintained by the Property - Owners' Association as required by the City Engineer; 1. All bench drains shall be constructed of tan colored concrete as approved by the Director of Community Development. M. Drainage for the development shall be designed and installed with all necessary appurtenances to safely contain and convey storm flows to their final point of discharge, subject to review and approval of the City Engineer. 25. The applicant shall provide for all necessary on -site and off - site storm drain facilities required by the City to accommodate upstream and on -site flows. Facilities, as approved by the City, shall be delineated on the final drainage plans. Either on -site retention basins or storm water acceptance deeds from off -site property owners must be PP04:06:94 111:04pmA:\COND.TT 7 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 specified. These facilities must also be acceptable to the Ventura County Public Works Agency. 26. Any lot to lot drainage easements and secondary drainage easements shall be delineated on the final map. Assurance in the form of an agreement shall be provided to the City that these easements will be adequately maintained by property owners to safely convey storm water flows. The CC &R's shall be submitted for review and approval and shall include provisions for the Homeowner's Association to maintain any private storm drainage systems. 27. Sufficient surety, as specified by the City Engineer, guaranteeing the public improvements shall be provided. The surety shall remain in place for one year following acceptance of the public improvements by the City. STREET IMPROVEMENTS 28. The applicant shall submit to the City of Moorpark, for review and approval , street improvement plans prepared by a registered Civil Engineer, for the interior streets. The applicant shall also submit landscaping plans and a copy of the CC &R's showing that provisions have been taken to provide for and maintain proper sight distances. 29. The applicant shall deposit with the City of Moorpark a contribution for the Spring Road /Tierra Rejada Road Improvement Area of Contribution (AOC). The actual deposit shall be the then current Spring Road /Tierra Rejada Road Contribution rate, applicable at the time of payment. If previous payment of this contribution can be demonstrated as previously paid to the City's satisfaction, upon concurrence of the City Manager, the applicant would not have to pay the Area of Contribution fee. 30. The applicant shall submit to the City of Moorpark for review and approval, street improvement plans prepared by a Registered Civil Engineer; shall enter into an agreement with the City of Moorpark to complete the improvements; and shall Post sufficient surety guaranteeing the construction of the improvements. Any right -of -way acquisition necessary to complete the required improvements will be acquired by the subdivider at his expense. The Agreement shall be prepared by PP04:06:94 112:04pM:\COND.TT 8 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 the City and shall be signed by all parties of interest. ..... ........ The street improvement plans shall provide for the widening of Mountain Trail St. at the southeast corner of the intersection of Mountain Meadow Drive. The existing transition shall be widened to provide a minimum curb to curb width of 51 feet. The striping configuration shall provide two twelve foot through lanes, one eleven foot turn lane and two eight foot bike lanes. ;fix <. .11 32. A meandering sidewalk on Mountain Meadow Drive, Mountain Trail Street and Cedar Springs Street along the property frontage shall be constructed, with the precise design and location approved by the Director of Community Development and City Engineer. The following criteria for the design shall be met: a. Sidewalk cross -fall shall not exceed 2%. b. Sidewalks to be a minimum of five feet wide at all points. c. The meandering sidewalk shall be contained either within street right -of -way or within an easement offered to the City and recorded in conjunction with the map. PP04:06:94 122:04pM:\C01VD.TT 9 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 d. The applicant or homeowner's association shall provide an agreement to maintain the sidewalk and any related landscaping. The agreement shall be provided to the City for review and approval prior to map approval and shall be recorded in conjunction with the approved map. 33. For subdivisions with private roads. The subdivider shall make an irrevocable offer of dedication on the Final Map or by separate document to be recorded concurrently with the Final Map, of easements to the City of Moorpark over all private streets shown on the Tentative Map ( or Parcel Map) for the purpose of providing access to: a) all governmental agencies that provide public safety, health and welfare purposes or that enforce laws and ordinances; and b) all members of the public who reasonably need to be vacated over the private streets because of a state of emergency declared by a representative of the City or of the Ventura County Fire Protection District. The irrevocable offer of dedication shall include a subordination clause regarding all interested parties, in favor of the City. The subordination agreement shall also encumber all future successors in interest, assigns, heirs, and the like. 34. The applicant shall demonstrate legal access to all parcels to the satisfaction of the City Engineer. 35. The subdivider shall submit to the City of Moorpark for review and approval, evidence that the CC &R's will include provisions for maintenance of the "Private Drive" and any Storm Drain facilities required in conjunction with development of the site. 36. The proposed private street design shall be submitted to the City Engineer for review and approval. The plan shall show that access for Fire Protection and other service vehicles can be provided. OTHER 37. The applicant shall provide slope easements, for road maintenance purposes only, along all roads where the top of cut plus 5 feet or the toe of fill plus 5 feet is beyond the dedicated right -of -way. Said slope easements shall include the area covered by the cut slope plus 5 feet and fill slope plus 5 feet. 38. For any Final Map, or Parcel Map (containing five or more PP04:06:94112:04pmA:\COND.TT 10 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 parcels), or any Parcel Map whereupon dedications are required to be offered, the applicant shall transmit by certified mail a copy of the conditionally approved tentative map together with a copy of section 66436 of the State Subdivision Map Act to each public entity or public utility that is an easement holder of record. Written compliance shall be submitted to the City of Moorpark. 39. If any of the improvements which the applicant is required to construct or install is to be constructed or installed upon land in which the applicant does not have title or interest sufficient for such purposes, the applicant shall do all of the following at least 60 days prior to the filing of the final or parcel map for approval pursuant to Governmental Code Section 66457. a. Notify the City of Moorpark (hereinafter "City ") in writing that the applicant wishes the City to acquire an interest in the land which is sufficient for the purposes as provided in Governmental Code Section 66462.5. b. Supply the City with (i) a legal description of the interest to be acquired, (ii) a map or diagram of the interest to be acquired sufficient to satisfy the requirements of subdivision (e) of Section 1250.310 of the Code of Civil procedure, (iii) a current appraisal report prepared by an appraiser approved by the City which expresses an opinion as to the fair market value of the interest to be acquired, and (iv) a current Litigation Guarantee Report. C. Enter into an agreement with the City, guaranteed by such cash deposits or other security as the City may require, pursuant to which the applicant will pay all of the City's cost (including, without limitation, attorney's fees and overhead expenses) of acquiring such an interest in the land. 40. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA), require updating of the National Flood Insurance Program maps for affected areas whenever any alteration of the watercourse is made. If a FIRM map revision is necessary, all materials required by FEMA for a map revision shall be provided to the City Engineer's office. This material will demonstrate the new 10, 50, 100, and 500 year flood plain locations following development. This PP04:06:94 112:04pmA:\COND.TT 11 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 information will be forwarded by the City Engineer to the FEMA for review and updating of the National Flood Insurance Program maps. A conditional letter of map revision (if required by FEMA) shall be provided to the City prior to zone clearance. The applicant will be responsible for all costs charged by the FEMA and the City's administrative costs. 41. As an option in place of the Surety Performance Bond requirements, the applicant or his successors will be allowed to record the Final Map if the applicant or his successors agrees to have a subordinate lien to the benefit of the City placed on the subject property. IN CONJUNCTION WITH APPROVAL OF FINAL MAP THE FOLLOWING CONDITIONS SHALL BE SATISFIED• 42. The subdivider shall offer to dedicate to. the City of Moorpark, the access rights adjacent to Mountain Meadow Dr., Mountain Trail St. and Cedar Springs St. along the entire property frontage except for approved entrances as shown on the approved tentative map. I� 43.� The subdivider shall execute a covenant running with the land on the behalf of itself and its successors, heirs, and assigns agreeing to participate in the formation of an assessment 1- 'district or other financing technique including, but not ,limited to, street and sewer improvements necessitated by this project and other projects within the assessment district, as approved by the City Engineer. The subdivider shall retain the right to protest the amount and the spread of any proposed assessment. PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 44. Reproducible centerline tie sheets shall be submitted to the City Engineer's office. 45. The applicant shall file for a time extension with the City Engineer's office at least six weeks in advance of expiration of the agreement to construct subdivision improvements. The PP04:06:94 112:04pm1i: \comD.TT 12 VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major Modification No. 1) APPLICANT: Urban West Communities DATE: May 23, 1994 fees required will be in conformance with the applicable ordinance section. 46. A copy of the recorded map shall be transmitted to the City Engineer KM . 47. Cedar Springs St. and Mountain Meadow Dr. adjacent to the subject site shall be slurry sealed. VENTURA COUNTY CONDITIONS 48. For project without public sewer service, prior to the issuance of building permits for construction of any structures containing domestic plumbing fixtures, the applicant shall obtain from the Ventura County Environmental Health Division, a septic system design approved and a permit for the installation of the approved on -site sewage disposal system. 49. A Flood Control Permit is required for any construction work within Ventura County Flood Control District right -of -way. FIRE DEPARTMENT CONDITIONS See attached Conditions PP04:06:94 122:04pmA:\C0ND.TT 13 VENTURA COUNTY FIRE DISTRICT FIRE PREVENTION DIVISION 165 DURLEY AVENUE CAMARILLO, CA 93010 (805) 389 -9871 November 17, 1994 MOORPARK PLANNING 799 MOORPARK AVE. MOORPARK, CA 93021 ATTN: Paul Porter PROJECT NUMBER: VTT4637 Major Mod. #1 APPLICANT: UWC Moorpark PROJECT NAME OR DESCRIPTION: 98 SFD Units PROJECT LOCATION: South of Mountain Trail St. between Mountain Meadow Dr. and Cedar Springs St. HEARING DATE: November 23, 1994 The following planning conditions are requirements of the Fire District for the above referenced project: 1. Access roads shall be installed with an all weather surface, suitable for access by Fire Department apparatus. A minimum clear street width of 36 feet shall be provided. *See additional requirements. 2. The access roadway(s) shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. Where the access roadway cannot be provided, approved fire protection system or systems shall be installed as required and acceptable to the Fire District. 3. Access roads shall not exceed 15% grade. 4. All driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6 "). 5. Approved turnaround areas for fire apparatus shall be provided where the access road is 150 feet or farther from the main thoroughfare. 6. Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the public roadway. The method of gate control shall be subject to review by the Fire Prevention Division. A minimum clear open width of 15 feet in each direction shall be provided. If gates are to be locked, a Knox system shall be installed. Gate plan details shall be submitted to the Fire District for approval prior to recordation. 7. Prior to recordation of street names, proposed names shall be submitted to the Fire District's Communications Center for review. 8. Street name signs shall be installed in conjunction with the road improvements. The type of sign shall be in accordance with Plate F-4 of the Ventura County Road Standards. 9. Address numbers, a minimum of 4 inches (4 ") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Where structures are set back more than 150 feet (150') from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance. 10. Prior to construction, the applicant approval of the location of hydrants. feet of the development. shall submit plans to the Fire District for On plans, show existing hydrants within 300 11. Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the Moorpark Water Works Manual. a. Each hydrant shall be a 6 inch wet barrel design and shall have one 4 inch and two 2 1/2 inch outlet(s). b. The required fire flow shall be achieved at no less than 20 psi residual pressure. C. Fire hydrants shall be spaced 300 feet on center and so located that no structure will be farther than 150 feet from any one hydrant. d. Fire hydrants shall be set back in from the curb face 24 inches on center. 12. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be provided at this location. The applicant shall verify that the water purveyor can provide the required volume at the project. 13. Prior to recordation, the applicant shall provide to the Fire District verification from the water purveyor that the purveyor can provide the required fire flow for the project. 14. That building plans of public assembly areas which have an occupant load of 50 or more, shall be submitted to the Fire District for review. This includes Recreation Rooms. 15. Any structure 4 stories or more than 48 feet in height shall meet Fire District mid - rise building requirements. Structures exceeding 75 feet in height shall be subject to Fire District high rise building requirements. 16. All grass or brush exposing any structure(s) to fire hazards shall be cleared for a distance of 100 feet prior to framing, according to the Ventura County Fire Protection Ordinance. 17. An approved spark arrester shall be installed on the chimney of any structure(s). 18. Applicant shall obtain VCFD Form #126 "Requirements For Construction" prior to obtaining a building permit for any new structures or additions to, existing structures. 19. The drive entrances at lots 11/17, 23/29, 45/50, 65/71, 77/83 shall be widened to 30 feet for the distance indicated below. Lot 11/17 90' from "J" Street. Lot 23/29 60' from "J" Street. Lot 45/50 50' from "J" Street. Lot 65/71 100' from "J" Street. Lot 77/83 90' from "K" Street. IF YOU HAVE ANY QUESTIONS PLEASE CONTACT THE UNDERSIGNED OFFICER AT (805) 389 -9732 BETWEEN 7:30 A.M. AND 8:30 A.M. SHONNA PERRY SENIOR FIRE INSPECTOR SP:baw VENTURA COUNTY FIRE DISTRICT FIRE PREVENTION DIVISION 165 DURLEY AVENUE CAMARILLO, CA 93010 (805) 389 -9871 November 17, 1994 MOORPARK PLANNING 799 MOORPARK AVE. MOORPARK, CA 93021 ATTN: Paul Porter PROJECT NUMBER: VTT 4637 Major Mod. #1 APPLICANT: UWC Moorpark PROJECT NAME OR DESCRIPTION: 138 Mufti family units PROJECT LOCATION: South of Mountain Trail St. between Mountain Meadow Dr. and Cedar Springs St. HEARING DATE: November 23, 1994 The following planning conditions are requirements of the Fire District for the above referenced project: 1. Prior to construction the applicant shall submit two (2) site plans to the Fire District for approval of the location of fire lanes. The fire lanes shall be posted in accordance with California Vehicle Code, Section 22500.1 and Article 10 of the Uniform Fire Code prior to occupancy. 2. Prior to combustible construction, all weather access road /driveway suitable for use by a 20 ton Fire District vehicle shall be installed. 3. The access roadway(s) shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. Where the access roadway cannot be provided, approved fire protection system or systems shall be installed as required and acceptable to the Fire District. 4. Access roads shall not exceed 15% grade. 5. All driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6 "). 6. Approved turnaround areas for fire apparatus shall be provided where the access road is 150 feet or farther from the main thoroughfare. 7. Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the public roadway. The method of gate control shall be subject to review by the Fire Prevention Division. A minimum clear open width of 15 feet in each direction shall be provided. If gates are to be locked, a Knox system shall be installed. Gate plan details shall be submitted to the Fire District for approval prior to recordation. 8. Prior to recordation of street names, proposed names shall be submitted to the Fire District's Communications Center for review. 9. Street name signs shall be installed in conjunction with the road improvements. The type of sign shall be in accordance with Plate F-4 of the Ventura County Road Standards. 10. Address numbers, a minimum of 6 inches (6 ") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Where structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance. 11. A plan shall be submitted to the Fire District for review indicating the method in which buildings are to be identified by address numbers. 12. Prior to construction, the applicant shall submit plans to the Fire District for approval of the location of hydrants. On plans, show existing hydrants within 300 feet of the development. 13. Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the Moorpark - Water Works Manual. a. Each hydrant shall be a 6 inch wet barrel design and shall have one 4 inch and two 2 1/2 inch outlet(s). b. The required fire flow shall be achieved at no less than 20 psi residual pressure. C. Fire hydrants shall be spaced 300 feet on center and so located that no structure will be farther than 150 feet from any one hydrant. d. Fire hydrants shall be set back in from the curb face 24 inches on center. 14. The minimum fire flow required shall be determined by the type of building construction, proximity to other structures, fire walls, and fire protection devices provided, as specified by the 1991 Uniform Fire Code ARpendix III -A an adopt ri Amendments.. Given the present plans and information, the required fire flow is approximately 1,750 gallons per minute at 20 psi. The applicant shall verify that the water purveyor can provide the required volume at the project. 15. If any building(s) is to be protected by an automatic sprinkler system, plans shall be submitted, with payment for plan check, to the Fire District for review. 16. Building plans of all R1 occupancies shall be submitted to the Fire District for Plan Check. 17. That building plans of public assembly areas which have an occupant load of 50 or more, shall be submitted to the Fire District for review. 18. Plans for any fire alarm system shall be submitted to the Fire District for plan check. 19. Fire extinguishers shall be installed in apartment buildings in accordance with National Fire Protection Association Pamphlet #10. The placement of extinguishers shall be subject to the review of the Fire District. 20. Portions of this development may be in a high fire hazard area and those structures shall meet hazardous fire area building code requirements. 21. All grass or brush exposing any structure(s) to fire hazards shall be cleared for a distance of 100 feet prior to framing, according to the Ventura County Fire Protection Ordinance. 22. An approved spark arrester shall be installed on the chimney of any structure(s). 23. Commercial trash dumpsters and containers with an individual capacity of 1.5 cubic yards or greater shall not be stored or placed within 5 feet of openings, combustible walls, or combustible roof eave lines unless protected by approved automatic fire sprinklers. (Uniform Fire Code, Article 11.) 24. Applicant shall obtain VCFD Form # 126 'Requirements For Construction" prior to obtaining a building permit for any new structures or additions to existing structures. IF YOU HAVE ANY QUESTIONS PLEASE CONTACT THE UNDERSIGNED OFFICER AT (805) 389 -9732 BETWEEN 7:30 A.M. AND 8:30 A.M. SHONNA PERRY SENIOR FIRE INSPECTOR SP:baw cc: File RESOLUTION NO. PC - A RESOLUTION OF THE PLANNING COMLKISSION OF THE CITY OF MOORPARK, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL DENY MAJOR MODIFICATION NO. 1 TO RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 89 -4, MAJOR MODIFICATION NO. 1 TO VESTING TENTATIVE TRACT MAP NO. 4637 (MAJOR MODIFICATION NO. 1) AND ZONE CHANGE NO. 93 -3 (URBAN WEST COMMUNITIES) WHEREAS, at duly noticed hearings on May 23 and June 27, 1994, the Planning Commission considered the application filed by Urban West Communities, requesting approval of Vesting Tentative Tract Map No. 4637 (Major Modification No. 1), Residential Planned Development Permit No. 89 -4 (Major Modification No. 1) and Zone Change 93 -3 as follows: The following is a summary of Major Modification No. 1 to Vesting Tentative Tract Map 4637: Number Phase Acres No. Lots_ UNITS Parcels 4637 -1 1 1.71 1 22 0 4637 -1 2 2.11 1 29 0 4637 -1 3 0.91 1 16 0 4637 -1 4 0.90 1 15 0 4637 -1 5 1.18 1 18 0 4637 -1 6 1.31 1 24 0 4637 -1 7 2.23 1 38 0 4637 -2 1 2.56 21 0 5 4637 -2 2 1.94 19 0 3 4637 -2 3 2.24 19 0 4 4637 -2 4 2.63 22 0 4 4637 -2 5 2.30 26 0 3 Major Modification No. 1 to Residential Planned Development Permit No. 4637 is for approval of 162 Traditions II multifamily residential dwelling units and 107 Patio Homes for a total of 269 dwelling units on 22.02 acres. Zone Change No. 93 -3 is for a Zone Change from RPD 13.28u (Residential Planned Development 13.28 units per acre) to RPD 12.21u to conform with the revised density for the proposed project. PP06:27:9419:27amA:\R9S2.PC 1 ATTACHMENT 3 WHEREAS, the project is located south of Mountain Trail Street between Mountain Meadow Drive and Cedar Spring Street in the City of Moorpark, Assessor's Parcel No. 505 -0- 153 -01; and WHEREAS, at its meeting of May 23, 1994, the Planning Commission opened the public hearing, took testimony from all those wishing to testify and closed the public hearing; and WHEREAS, the Commission opened the public hearing, took testimony from all those wishing to testify at a second legally noticed public hearing on June 27, 1994 and closed the public hearing; and WHEREAS, the Planning Commission had requested that the applicant redesign the project at the meeting on May 23, 1994; and Whereas, at the Planning Commission hearing on June 27, 1994, the applicant indicated to the Planning Commission that the project had not been redesigned addressing the Planning Commissions concerns; and WHEREAS, the Planning Commission after review and consideration of the information contained in the staff reports dated April 28, 1994 and June 21, 1994 has reached a decision on this matter. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. That the Planning Commission recommends that the City Council deny Major Modification No. 1 to Vesting Tentative Tract Map 4637, Major Modification No. 1 to Residential Planned Development Permit No. 4637, and Zone Change No. 93 -3 because the applicant has failed to redesign the project and based on the following concerns: a. The project reduced the number of recreational areas from three to two. b. The front and side yard setbacks of the Patio Homes are insufficient and inconsistent with those of the surrounding community and the current standards for RPD Zones as found in the City's Zoning Ordinance. PP06:27:94 19:27aM:\RRS2.PC 2 C. Parking and a pedestrian walkway being provided on only one side of the street and is insufficient for the number and size of the Patio Home and is inconsistent with what is provided for other projects in the neighborhood. d. Entrances to the project should line up with other existing streets. e. There should be a third entrance to the project. f. The landscaped medians located at the entryways should be at least 25 feet long., g. A school bus turn -out should be provided for the site. h. The internal streets should be built to City standards. i. The width and length of the interior garages for all dwellings should be at least 20 wide and 20 feet long. j. The homes located near the fire station should have additional sound attenuation and a notification program should be established in order to advise future buyers of the proximity and noise which the fire station may create. k. The Patio Homes should maintain a mixture of three and four bedroom units. 1. The patio homes are to large for the size of the proposed lots. M. The Patio homes should vary setbacks so as to provide visual variety and should vary the location of the garages. n. The applicant should pay the City to provide school crossing guards. o. The proposed project is incompatible with other existing projects within Mountain Meadows. P. The project should provide traffic control during grading operations. q. The project should mitigate the headlight glare onto homes across from the egress points if the egress points are not moved. r. The project is not consistent with the General Plan as evidenced by the aforementioned issues. PP06:27:94 19:27amA:\RSS2.PC 3 The action with the foregoing direction was approved by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: PASSED, APPROVED AND ADOPTED THIS 27TH DAY OF JUNE, 1994. Chairman ATTEST: Celia La Fleur Secretary PP06:27:94 19:27amA:\RSS2.PC 4 December 5, 1994 The Honorable Paul Lawreson Mayor of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Re: Vesting Tentative Tract Map No. 4637, (Major Modification No. 1) RPD Permit No. 89 -4 (Major Modification No. 1) Zone Change No. 93 -3 Dear Mayor Lawreson: This letter represents our comments and requests regarding the staff reports' recommended conditions for the above entitlement requests dated November 21, 1994 We want to begin by emphasizing that with over 200 conditions, we are in agreement with and accept the majority of these conditions. For the most part, the recommended conditions are similar to those applied to the previously approved tracts in PC -3. There are however, a few conditions on which we would like to comment. RPD Condition No 9 deals with the submission of construction plans for plan check or initiation of any construction activity. This issue is dealt with in more detail in the first part of RPD Condition No. 22. Request: Delete this condition. 2. RPD Condition No 19a requires landscape plans including planting and irrigation for manufactured slopes over one (1) foot in height. This is not a common industry practice. In most jurisdictions, only private slopes in excess of five (5) feet are required to be landscaped and irrigated. Re uest: Change height of slope back to three (3) feet as per the original condition. RPD Condition No 19xii requires that the applicant replace any tree or plant that may die within one year after occupancy of the last unit. Within each particular phase, this would be reasonable and acceptable. But, to require the applicant to be responsible for one year after the occupancy of the last unit of the project would,be unfairly burdensome. Re uest. Modify the language as follows: Applicant shall replace any trees or plants that may die within one year after occupancy of the last unit within a has,-- and ... 2716 Ocean Park Blvd., Suite 2013 - Santa Monica, CA 90405 - Tel (310) 392 -8185 - Fax (310) 392 -0284 4. RED Condition No 22 requires that a zone clearance be obtained prior to the initiation of any grading or construction activity. At Mountain Meadows, it has been common practice to commence grading prior to map recordation provided a "hold harmless" lettdr has been received by the City. This operation would also be prior to obtaining a zone clearance. Request: Add the following language: "If an applicant desires, grading may be initiated upon obtaining a grading permit and providing a City approved `Hold Harmless Agreement.' RPD Condition No 25a requires windows on all building elevations be provided with surrounds. Our architects have created attractive elevations with a lot of relief , and animation, accenting or highlighting certain windows and bypassing others intentionally. We believe this restriction is not necessary. Request: Delete this condition. RPD Condition No. 25c increases the height of the masonry walls at the detached cluster homes from five (5) to six (6) feet. A five (5) foot wall will allow an increased amount of light into the homes, as opposed to a six (6) foot wall. A five (5) foot wall will maintain privacy yet not have a "closed in" feeling. This wall height has previously been approved and is presently being constructed at Traditions. Request: Delete this condition. 7. RPD Condition No 34 requires that all garages shall be a minimum inside dimension of 20 feet in width and depth. Garages which are 20 by 20 usually contain the washer /dryer, or furnace, or water heater. Sometimes the garage will contain more than one of these. The garages at Villaggio do not contain any of these within its usable area. The garages, as proposed, meet all UBC and FHA/VA standards and are the same dimensions as previously approved and constructed at Traditions. Request: Delete this condition. 3. RPD Condition No 53 requires that prior to the issuance of a grading permit, the tract map be recorded. This condition is repetitive of RPD Condition No. 22. Request: Delete this condition. 9. RPD Condition No. 89 requires directory boards indicating the location of the various buildings and individual units. For clarification purposes, it is our intention to install these only at the attached multi - family site. The location of the detached multi - family units would be designated through individual addresses and street names. Request Add the following language to the beginning of the condition: "At the attached multi- family project " 10. Tract Condition No 31 requires that "A" "Y' and "K" streets be designated as private streets. An alternative to allow dedication of these streets by increasing the street width of "A" street is offered. We would like to proceed with the dedicated street option. However, we feel that the 49 foot wide right of way on "A" street is in keeping with good engineering practice. This has been discussed with staff. It has been suggested that the applicant process a minor modification at a later date provided the applicant's traffic engineer can produce the appropriate data. We want to let the City Council know that it is our intention to proceed with a minor modification only if our traffic engineer can provide the necessary data. Otherwise, we will maintain the conditioned 53 foot wide right of way. Request: None at this time. 11. Tract Condition No. 43 requires the applicant and successors to participate in the formation of an assessment district or financing technique for street and sewer improvements not necessitated by this project. As written, the condition would also apply to all potential future owners of the property, including future individual homeowners. We believe it is inappropriate to require this condition to apply to future homeowners. Request: Modify the condition as follows: Delete "... and other projects within the assessment district." Add the following sentence: "This condition shall not mlly to future homeowners " Conclusion As described above, we agree with and accept almost all of the conditions. We respectively request that the City Council consider our requests and recommend approval of the requested entitlements with the conditions as modified in this letter. Sincerely, Maury Fro Senior Vice President cc: Members of the City Council Steve Kueny, City Manager Richard. Hare, Deputy City Manager Jim Aguilera, Director of Community Development Paul Porter, Senior Planner Dirk Lovett, Assistant City Engineer Chris Oberender, Associate Engineer 106500 /City of Moorpark Jeffrey B. Schneider 12412 Alderglen St. Moorpark, CA 93021 (805) 523 -2513 City Council of Moorpark Moorpark, CA 93021 Dear Councilmembers: I am writing on behalf of RBD Corporation and the proposed final development in the Mountain Meadows South Village project. I have examined the project preliminary drawings and location and feel that it is in concert with the neighboring tracts. The project has homes that are appropriate in size for the current market and according to the builder will be priced affordable. I do not feel that the number of homes is inappropriate as it has been reduced from the original count. The Belcourt project is a project that I would consider living in, as it provides the atmosphere for children, as the housing "pods" provide a safe area for playing outdoors, without the worry of being hit by cars. In closing, I would like to see the final project approved and the buildout of the South Village competed as this might help the builder in securing tenants for the promised shopping center. Sincerely, L t Jeffrey Schneider President, Creekside II HOA December 5, 1994 Moorpark City Council 799 Moorpark Avenue Moorpark, CA 93021 Dear Council Members: As the Board of Directors has not polled the residents of Buttercreek Estates I, I put forward the following as my own individual opinion rather than that of the Association of which I am President. It is my feeling that the housing products which UWC- Moorpark Investors, Ltd. is proposing for the multi - family area in the South Village of Mountain Meadows will be an asset to the neighborhood and will provide a variety of housing needed in Moorpark. I encourage you, therefore, to approve the proposed housing. Yours truly, Ann C. Wade Linda Marlowe (805) 371 -1541 (800) 538 -4702 P.O. Box 639 • Moorpark, CA 93020 -0639 December 5, 1994 Moorpark City Council 799 Moorpark Avenue Moorpark, CA 93021 Dear Council Members: This letter is forwarded to encourage your approval of the proposed multi - family projects which have been submitted by UWC- Moorpark Investors, Ltd. for the South Village of Mountain Meadows. Although currently serving as President of the Creekside Home Owners Association in Mountain Meadows, my support of the proposed multi - family projects stems from my being an active real estate sales agent living and working in Moorpark. It is my belief that the products proposed by UWC- Moorpark Investors, Ltd. will be a positive addition to the housing mix available to current and potential residents of the community as a whole and the Mountain Meadows area in particular. Thank you for your consideration. Yo s very truly, Linda Marlowe December 6, 1994 California Community Builders 233 Wilshire Blvd. Suite 820 Santa Monica, CA 90401 To Whom it May Concern: I am writing this letter in support of the construction project California Community Builders is proposing to the Town of Moorpark. The addition of the townhouse units as well as the design of the homes you propose, in my opinion, will fill a need for prospective homeowners in the Moorpark area. With the cost of homes. .-on the rise and interest rates increasing at such a rapid pace, I feel the proposal being presented will provide the average consumer a quality home at a fairly reasonable price. As a resident and homeowner in the Traditions complex, I can see there are quality people who want and need reasonably priced housing. For the most part, these are young married couples and people preparing for, or already enjoying retirement. The residents of Traditions are people who are willing to contribute to their immediate community and to Moorpark. I feel people purchasing these quality homes being presented by CCB will continue the tradition of concerned citizens in the Town of Moorpark. Sincerely, Diane Penney- Brown, President Traditions Homeowners Association RFD CORPORATION TEL:310- 392 -0284 Dec 06'94 12:40 No.007 P.Ol T Rid COMRAnON 2716 O=n Pack ]Nvdt Ste 2013 Seta MOWfts GA 90445 310139241as - phone 310/392 -0284 - Fax. ri FAX consists of page (a) - W nft the cover sheet. wed DEC 6 194 12:44 I 310 392 0284 PAGE.001 R3D CORPORATION December 5, 1994 TEL:310- 392 -0284 Dec 06'94 12:41 No.007 P.02 The Honorable Paul Lawreson Mayor of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Re; Vesting Tentative Tract Map No. 4637, (Major Modification No. 1) RPD Permit No. 89-4 (Major Modification No. 1) Zone Change No. 93 -3 Dear Mayor Lawreson: This letter represents our comments and requests regarding the staff reports, the above entitlement requests dated November 21, 1994. i i I i recommended conditions tqr We want to begin by emphasizing that with over 200 conditions, we are in agreement with and accept tlic majority of these conditions. For the most part, the recommended conditions are similar to those applied to the previously approved tracts in PC -3. There are however, a few conditions on which we would like to comment. RPD Condition No. 9 deals with the submission of construction plans for plan check or initiation df any construction activity. This issue is dealt with in more detail in the first part of RPD Condition No. 22. ftuest: Delete this condition. 2. RPD Conditign No. 19a requires landscape plans including planting and irrigation for manufactured slopes over one (1) foot in height. This is not a common industry practice. In most jurisdictions, only private slopes in excess of five (5) feet are required to be landscaped and irrigated. Reouest: Change height of slope back to three (3) feet as per the original condition. 3. RPD Condition No. 19xii requires that the applicant replace any tree or plant that may die within one year after occupancy of the last unit. Within each particular phase, this would be reasonable apd acceptable. But, to require the applicant to be responsible for one year after the occupancy of the last unit of the project would be unfairly. burdensome, Enuesta Modify the language as follows: Applicant shall replace any trees or plants that may die within one year after occupancy of the last unit Md& a phase and ... 2716 Ocean Park Blvd., Suite 2013 - Santa Monica. CA 90405 - Tel (310) 392 -8185 • Fax MO) 392.0284 DEC 6 '94 12:44 310 392 0284 PAGE.002 RBD CORPORATION TEL:310- 392 -0284 Dec 06'94 12:41 No.007 P.03 4, RED Condition Nn 22 requires that a zone clearance be obtained prior to the initiation of any grading or construction activity. At Mountain Meadows, it has been common practice to commence grading prior to map recordation provided a %M hmndess" letter has been received by the City, This operation would also be prior to obtaining a zone clearance. R ue t: Add the following language: "If an applicant desires grading may be initiated upon obtaining a grading permit and providing a City approved `Hold Harmless Agreement.' 5. RPD Condition No. 25o requires windows on all building elevations be provided with surrounds. Our architects have created attractive elevations with a lot of relief and animation, accenting -or highlighting certain windows and bypassing others intentionally. We believe this restriction is not necessary. Bquest: Delete this condition. 6. iM Condition No 25c increases the height of the masonry walls at the detached cluster homes from five (5) to six (6) feet. A five (S) foot wall will allow an increased amount of light into the homes, as opposed to a six (6) foot wall. A five (S) foot waif will maintain privacy yet not have a - closed in" feeling. This wall height has previously bean approved and is presently being consftcted at Traditions. R nest: Delete this condition. 7. RPD Condition Na- 34 requires that all garages shall be a minimum inside dimension of 20 feet in width and depth. Garages which are 20 by 20 mally contain the washer /dryer, or furnace, or water heater. Sometimes the garage will contain more than one of these The garages at Villaggio do not contain any of these within its usable area. The garages, as proposed, meet all UBC and FHA/VA standards and are the same dimensions as previously approved and constructed at Traditions, uest: Delete this condition. 8, RPD Condition No 53 requires that prior to the issuance of a grading permit, the tract map be recorded, This condition is repetitive of RPD Condition No. 22. Raluest: Delete this condition. 9. RPD Condition No. 89 requires directory boards indicating the location of the various buildings and individual units. For clarification purposes, it is our intention to install these only at the attached multi - family site. The location of the detached multi - family units would be designated through individual addresses and street names. RoQuest: Add the following language to the beginning of the condition: "At ct, the attached hi- family proie " mu 14, Tract Condition No 31 requires that "A" 'T and "K" strects be designated as private streets. An alternative to allow dedication of these stroM by increasing the street width of "A" street is offered, We would like to proceed with the dedicated street option, However, we feel that the 49 foot wide right of way on "A" street is in keeping with good engineering practice This has been discussed with DEC 6 '94 12:45 -M� 310 392 0284 PAGF.V"7 RED CORPORATION TEL:310- 392- 028zl: Dec 06'94 12:42 No.007 P.04 staff. It has been suggested that the applicant process a minor modification at a later date provided the applicant's traffic engineer can produce the appropriate data. We want to let the City Council know that it is our intention to proceed with a minor modification only if our traffic engineer can provide the necessary data. Otherwise, we will maintain the conditioned 53 foot wide right of way. nest: None at this time. 11. Tract Condition No. 43 requires the applicant and successors to partiCipate in the formation of an assessment district or financing technique for street and sewer improvements = necessitated by this project. As written the condition would also apply to all potential future owners of the property, including future individual homeowners. We believe it is inappropriate to require this condition to apply to future homeowners. Request: Modify the condition as follows: Delete "... and other projects within the assessment district." Add the following sentence: "This condition shall not apply to future homeowners." Conclu lion As described above, we agree with and accept almost all of the conditions. We respectively request that the City Council consider our requests and recommend approval of the requested entitlements with the conditions as modified in this letter. Sincerely, Maury Fro Senior Vice President cc: Members of the City Council Steve Kueny, City Manager Richard Hare, Deputy City Merger inn Agudera, Director of Community Development Paul Porter, Senior Planner Dirk Lovett, Assistant City Engineer Chris Obercnder, Associate Engineer 106500 /City of Moorpark DEC 6 '94 12:46 310 392 0284 PAGE.004