HomeMy WebLinkAboutAGENDA REPORT 1995 0104 CC REG ITEM 09AITEM•
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MEMORANDUM By
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
approving 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, 1.993. 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
29
4637 -1
3
0.91
1
16
4637 -1
4
0.90
L
15
4637 -1
5
1.18
18
4637 -1
6
1.31
24
4637 -1
7
2.23
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
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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
001.13
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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. 11 as
follows:
Tract 4637 -1
Phase Units Acreacre
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
,-, 00114
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 - family 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.
PPI1:21:9413:43pmA:\7DEC94.CC 4
00115
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
126,072 s.f.
123,450 s.f.
100,000 s.f.
223,450 s.f.
40.04%
245
2.5
Parking Provided
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
feet wide and will have approximately 825 square
private recreation space. The proposal that
Commission found undesirable had approximately 224
usable private recreational space.
PP11:21:9413 :43pmA:\7D&C94.CC
5
15 feet deep 55
feet of usable
the Planning
square feet of
00116
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.
PP11:11:9413.43pmA:\7DEC94.CC 6
00117
Site Statistics:
Building Coverage 129,356 s.f.
Common Landscaping 106,150 s.f.
Private Landscaping 49,750 s.f.
Total Open Space 155,900 s.f.
Percent Open Space 38.86 %
Parking Required 345
Spaces per unit 2.5
Parkina 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 be approximately 12 feet deep and
15 feet wide with a total of approximately 180 square feet of
usable private recreation space.
Patio Walls
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 desi.gn.
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.
PP11:21:9413:43pmA: \7DSC94.CC
7
00118
Street Scene f( c
The Villagio street entry will contain a here 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
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RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1)
APPLICANT: Urban West Communities
DATE: May 23, 1994
DEPARTMENT OF COMMUNITY 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: 9419:50am. \c0ND RpD
ATTACHMENT 2 00145
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 condit.i.on.
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's ommencement
of construction aftd/ er eperatle 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;
PP05:10:94 19 :50aaA: \C0ND RPD 2
0014.6
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: \C0RD RPD 3
00147
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
the tep and tee -e#hee e- sieges --shad lbe- =ended- -off. Alse ,
the '_aai -; plain -shall indieate- the - manner in whieh the- graded
.slepes shall be- blended i: it fie - natural: - slepe- ef th�lte-.
18. The applicant shall indicate where the export of dirt from the
site will be transeerted 1 AM id.
PRIOR TO ISSUANCE OF AZONING 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
<' fl ag feet in height, and all common areas proposer] ... tn-
be maintained by the Homeowners' Association.
b tee-- pur-pesa of the lands — . - -Qhall be to eentrel
c.
mature slepes three (3) feet eE mere in height, and te replaee
trees lest as a result of eens}rretien.
The final landscape plans shall alse be in substantial
conformance with the conceptual landscape plan submitted
with the application.
The applicant shall
review, installation
system, and of final
9:
PP05 :10 :9! /SOama:�comD RpD
bear the cost of the landscape plan
of the landscaping and irrigation
landscape inspection.
�1 I � •
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 "_imits.
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.
PP05:I0:9419:50aa6 : \C0" RPD S
00149
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 of 35
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 t.h:i_s effect.
xiv. The applicant shall provide an irrevocable offer of
dedication of easements adjacent to public and
"05:I0:94 19:50a"ACOND RM fp
0015o
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 II:C 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:I0:9419:50aaAAC0XD RPD
00151
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 the emeeptlen ef t-he winds rs owe
fist fleerrear and side elevatiens.
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 :94 19.50aad : \C0ND.RPD
0
00152
RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1)
APPLICANT: Urban West Communities
DATE: May 23, 1994
28 -Prier to the issuanee of a-Zefiln-g Glearanee -, the- permrttee
shall sigma - statement indleating awareness and uaderstandiftg
of all permit eenditleas, and shall agree -fie abide by these
Geaditlens and present ueh statement te-- the — Department e=
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.
32.
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, and perimeter walls around the
development. !..'s'' s: ER#" iSY.. ..!cr�rt�ae�..:ir.�xr.w�,.,�..� •s,s.r. s a ....s........ �. �.:::�._ .�. .._ <_
Any solar panels for heating any swimming pools) 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.
PPO5 :10:9419:50ana: \CORD RpD
00153
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
PP05:20:94 19:50aM : \COND RPD 10
00154
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 mere than a seven te ene (7: !) ratie ef
level: lef11 -1umi natien shewn - -(mmimum to ire
between lighting staffdards).
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.
i ►' �k' ��.".' �.. �, ....
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.
PP05:10:9419:50aM: \C0RD RPD 1 1
00155
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 +--he 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 ").
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.
PP05:20:94 19.50anA: \Co,ND RPD
12
00156
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.
PP05:10:9419:50aEAAC0ND RPD
1.3
00157
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 appileant shall pay all sehevel assessment fees leb:ied-by
the Meerparle Unified - ,Sehee1— B1str=et.
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
PP05:20:94 19:50anA: \C0HD.RPD
u' •
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 4637«'?d4.
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 t:D the City Engineer's office.
PP05:10: 94/9:50am. \C01ID.RPD 15
00159
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
PP05:10:9� /9 :SOaad: \COND RPD
16
0016o
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.
PP05:10:9419 :50 : \CORD RPD 17
00161
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.
PP05:10:9419:50aM. \CO=D RPD
00162.
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 :50MAACOND RPD 19
00163
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 IMPROVENENTS 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.
PP05:10:9419:50aM : \co=.RpD 20
00164
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 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. Frent deer- entLeanees to -gaffe -nerves will be visible frem-
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.
PP05:10 :9419:50aM \C0fiD.RPD 21
001.65
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
PP05:20:94 19:50aM: \conD.RPD 22
00166
VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2 (Major
Modification No. 1)
APPLICANT: Urban West Communities
DATE: May 23, 1994
DEPARTMENT OF CONKUNITY 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 1I2:04pmA:\COND.TT
00167
VESTING TENTATIVE TRACT MAPS NO: 4637 -1 and 4637 -2
Modification No. 1)
APPLICANT: Urban West Communities
DATE: May 23, 1994
The City bears its own attorney fees and costs;
(Major
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 REQUIREMENTS
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 ser.v.::e.
PP04:06:94111:04pmA :\COND.TT
1 i
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 REQUIREMENTS
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
PP04:06:94 1I2:04pM:\COND.TT 3
00169
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.
PP04:06:94 112:04pmA: \COND.TT
00170
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 ands= slopes shall be no steeper
than 2:1 (horizontal: vertical).
shall be ded --te t- ate— stlefatlen of the- 91=eeter of
Geffwftunity epment - and the Engineer. In addition, the
soils and 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:\COND.TT
w71
VESTING TENTATIVE TRACT MAPS N0: 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
PP04:06:94 122:04pmA :\C0ND.TT 6
00172
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
PP04:06:94 112:04pmA: \COND.TT
00173
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
PP04:06:94111:04pmA :\COND.TT 8
00174
VESTING TENTATIVE TRACT MAPS N0: 4637 -1 and 4637 -2 (Major
Modification No. 1)
APPLICANT: Urban West Communities
DATE: May 23, 1994
the Citv . and shall be signed by all parties of interest.
ii{:�:i L t S .iY :::{i:i•i:L::v:'::'..... iii ___ _....
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. Atvs''F
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.
PP04:06:94 112:04pmA :\COND.TT
9
00175
VESTING TENTATIVE TRACT MAPS N0: 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.
• r
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
PP04:06:94 1I1:04pmA :\COND.TT 10
0 UA (6
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
0017
VESTING TENTATIVE TRACT MAPS N0: 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.
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 :06:94 112:04pmA: \COND.TT 12
00178
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
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
PP04:06:94112:04pmA:\C0KD.TT 13
00179
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.
00180
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 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.
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.
00181
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.
i
SHONNA PERRY
SENIOR FIRE INSPECTOR
SP:baw
00182
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
001.83
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.
00184'
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 ""-,4e Appendix III A and adopted
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.
0018`
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 1
SENIOR FIRE INSPECTOR
SP:baw
cc: File
00186
RESOLUTION NO. PC -
A RESOLUTION OF THE PLANNING COMMISSION 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
I
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
(Residential Planned Development 13.28 units
12.21u to conform with the revised density
project.
PP06 :27 :99 19:27amA:\RES2.PC
ATTACHMENT .3
from RPD 13.28u
per acre) to RPD
for the proposed
00187
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 2 "1, 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.
PP06:27:9419:27amA: \RES2.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.
PP06:27:9419:27amA: \RES2.PC
00189
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
PP06:17:94 19:27amA:\RES2.PC 4
00 19!
To: Moorpark City Council & Staff From: Bill anc Kim Marlatt 12 -12 -94 9:47pm P. 1 of 3
To: Moorpark City Council & Staff
From: Bill and Kim Marlatt
Date: 12 -12 -94
Page 1 of 3
Please distribute the attached letter to the Moorpark City Council, Paul Porter
and other staff members interested in the South Village project before close of
business on December 13, 1994.
Thanks,
Bill Marlatt
(818) 586 -2278
00191
To: Moorpark City Council & Staff From: Bill anc K.m Mar.att 12 -12 -94 9:47pm p. 2 of 3
4072 Winterwood C.t.
Moorpark, CA 93021
December 12, 1994
Moorpark City Council and Staff
Moorpark City hall
799 Moorpark Ave.
Moorpark, CA 03021
Dear Sirs:
I live adjacent to the site where tic South Village homes are planned to be constructed. 1
am very interested in this project and have met with R131) Corporation to express lily
concerns and work with them to reach acceptable solutions. Many of my original
concerns were addressed in the latest project redesign and now I feel 1 can support this
project given that the following conditions arc met:
1. Ensure that the grading of tic site is such that headlights from cars exiting from South
Village will not shin into nearby homes. some of the properties on Winterwood Ct. have
wrought iron fences which could allow high beam headlights to shine into the homes. Mr.
Maury Froman of RBD Corp. has agreed to replace these wrought iron fences with block
walls if requested by file homeowners. RBD Corp. should also plant additional bushes
and/or trees to mitigate headlight problems and/or traffic noise if requested by the
homeowners in the area (i.e., to either side of Mountain Meadow as requested).
2. Install lavish landscaping where the surrounding streets meet South Village; for
example, where Quailwood, Blossomwood and Chestnut Ridge intersect Mountain
Meadow. Mr. Fromain of R13D Corp. has agreed to installing this type of landscaping.
'Iilis landscaping will provide a visual - pleasing a.ppearanec as drivel's exit onto Mountain
Meadow.
3. Design file entryways to South Village to be dramatic witi lavish landscaping.
4. Landscape the perinietcr and interior of South Village to be consistent with the
landscaping in the adjacent developments.
5. Construct a six foot block fence around the perimeter of the prgjcct, except in those
arca.s where wrought iron fences will be insta.11cd for view purposes (i.e., south perimeter
wall adjacent to Mt. 'frail). 'Ibc six foot fence will provide privacy for those living in the
South Village homes as well as those living in the adjaccilt dcvelopnlcilts.
6. Provide funding for a crossing guard to be located at tic corner of Mt. Trail and Mt.
Meadow. It is nl_v understanding that payment for file crossing guard has already tice n
made.
00192
I-nCN G' n A7 nnfr nnn
To: Moorpark City Council L Staff From: Bill ane Kin Marlat' 12 -12 -94 9:47pm p. 3 of 3
7. Install drains in ilic washrooms in the recreational buildings. Lack of drains in our
recreational building on Bending Oak has caused water damage to the structure as well as
a slipping hazard.
8. Provide a bike lame around tlnc perinncter of the Souttn village development.
}. Clearly notify potential homeowners tllat there will sonic noise due to the proximity of
the homes to the fire station.
lb itk you for consideration of Iliesc items.
Sincerely,
William P. Marlatt
00193
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.
RED 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.
Request: 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.
Request: 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 phase and ...
00194
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.
6. 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.
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.
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.
Re uest: Add the following language to the beginning of the condition: "At the attached multi -
family project "
10. Tract Condition No 31 requires that "A" "J" 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
00195
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 apply 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
00196
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
Jeffrey Schneider
President, Creekside II HOA
00197
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
00198
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
00199
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
00200
RID CORPORPTION TE "_:3'0- 392 -02E
Dec 06'94 12:40 No.007 P.01
T
Rib CORP'ORAT'ION
2'716 OCIM Park gird, Ste 2013
Santa Mftka, CA 90445
310/3ft4lu . Phone
310/3924 - Fax.
FAX consists of page($) - kduft the Cover sheet.
7� Y 7� d
' 0
DEC 6 '94 12:44
00201
310 392 0284 PAGE.001
R3D CORPOR121TION TEL :310- 392 -0284 1)ec 06'94 12:41 No .007 P.02
I
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 far
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 t>ic
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.
,g=uest: Delete this condition.
2. RPD ConditLQn 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.
Request: Change height of slope back to three (3) feet as per the original condition.
3. RPD Condition No. 19xii requires that the appiicant 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.
Request Modify the language as follows: Applicant shall replace any trees or plants that may die
within one year after occupancy of the last unit vii W a phase and ...
2716 ocean Park Blvd., Suite 2013 • Santa Monica, CA 90405 - Tel (310) 392.8185 • Fax (310) 392.0284
00202
DEC 6 '94 12 :44 i�
310 392 0264 PAGE.002
TI, _:3�0- X92- 02'P,' I)ec 06'94 12:41 No.007 P.03
4. UJISodition No. 22 requires that a zone clearance be obtained prior to the initiation of any
grading or construction activity. At Mountain Mwdowa, it has been common practice to commence
grading prior to map recordation provided a "hold harnrileW, letter has been received by the City,
This c►pemtion would also be prior to obtaining a zone clearance.
R uest: Add the following lagjuatge: "If an applicant desires
grading My be initiated upon
obtaining a grading permit and providing a City approved `Hold Harmless Agreement_'
5. RFD Condition No 25 a 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.
Rest Delete this condition.
6. RPD Condition Nn 25c increases the beight 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 "cloyed iri"
feeling. This wall height has previously been approved and is presently being constructed at
Traditions.
R uest: 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 granges, as proposed, meet all UBC and FHAIVA
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.
Roclumeal, 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.
R uest: Add the following language to the beginning of the condition: "At the attached -mu
roily proiect,
10. Tract Condition No 31 requires that "A" ".r' and "K" streets be designated as private streets. An
alternative to allow dedication of there streets by increasing the street width of "A" street is offered.
We would like to proceed with the dedicated stroet option. However, we feel that the 49 foot wide
right of way on "A" street is in keeping with good engineering practi ce. This has been discussed with
00203
DEC 6 '94 12:45 +MN�
31 P1 X97 R7f�d pa:c rxaz
RFD CORPORATION 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.
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 W 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 3hd not UWJy_to future tiomwwners "
onclusion
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
Jun Aguilera, Director of Community Development
Paul Porter, Senior Planner
Dirk Lovett, Assistant City Engineer
Chris Oberender, Associate Engineer
106500 /City of Moorpark
00204
DEC 6 '94 12:46 AMEiM
310 392 0264 PAGE.004
OFFICE OF THE CITY CLERK
TO: The Honorable City Council
FROM: Lillian Hare, City Clerk X*
DATE: January 10, 1994
SUBJECT: RPD 89 -4 - RBD PROJECT (BELCOURT /VILLAGIO)
I received a call today from Cathy Pierce who lives in the area
surrounding the subject project. She informed me that at the
behest of the Council she had been organizing her neighbors and
obtaining information to present at tomorrow's meeting. Ms. Pierce
has been working with Jill Clark, a Real Estate Broker for Remax in
Simi Valley, who has obtain signatures from other brokers regarding
the devaluation of Ms. Pierre's neighborhood because of the
proposed project.
I told both Ms. Pierce and Ms. Clark that the public comment
portion of the public hearing had been closed and no further
testimony or information could be accepted unless the public
hearing were to be reopened -- which occurrence was not anticipated
but could only be decided by the City Council after consultation
with the City Attorney.
It is my belief that there will be a number of people present at
the meeting tomorrow.
cc: Richard Hare, Deputy City Manager
Jim Aguilera, Director of Community Development
RBD CORPORATION
January 3, 1995
Mr. Richard Hare
Deputy City Manager
799 Moorpark Avenue
Moorpark, CA 93021
Re: Tract 4637 Major Modification No. 1
Private vs. Public Streets for "A" "T' and "K" Streets
Dear Richard:
,IAN 10 "
CITY OF MOORPARK
As we discussed last week, I feel that obligating a homeowners association with the responsibility of ownership of streets that are to
City standards, and could be used by surrounding neighbors, would be too burdensome. You asked me to research this subject and
put together some dollar amounts to illustrate this.
For purposes of this analysis, I have assumed a street width of 36 feet (a 49 foot right of way) for all three streets in question
I contacted Don Akerman in the Appraisal Section of the Department of Real Estate; Steve Besser of Besser and Associates. a real
estate consultant, and Lyle Sandlin of Sandlin and Associates, our insurance broker, and have received the following information.
Reserves
Streets: 2240 LF of street x 36' wide = 80,640 SF x $0.08 /SF /vear (DRE requirement) = $6,541.20/98 units = $66.75/12
months/year = $5.56 /unit/month
Street Lights: l 1 fixtures x 75.00 /fixtures/year = $825.00 /98 units $8 42/12 months = $0.70/unit/month
Operations
Streets: 2240 LF of street x 46 wide (includes sw) = 103,040 SF over 2 acres, therefore use 3 acres x $50.00 /acre /month (DRE
requirement) = $150.00 /month/98 units = $1.53 /unit/month
Street Lights l l fixtures x $12.00 /fixture /month = $132.00/98 units = $1_.35 /unit/month
Insurance
Required minimum $10 million umbrella policy; cost $30,000 to $40 000 /y ear.
$25.51 /unit/month Assume: $30,000 /yearl98 units /12 months /year =
As you can see, the increase in the Homeowner Association Fee would be a minimum of $34.65 /unit/month. This significant
increase would affect and reduce the number of people who could qualifv to purchase these homes since homeowners fees are
included in qualification ratios.
Please reconsider your proposed change to our conditions. Should you have any
contact me. questions or require additional information. please
Sincerely,
Maury Froman
Senior Vice Presi
cc: 106500/Major Modification
2716 Ocean Park Blvd., Suite 2013 • Santa Monica, CA 90105 • Tel (310) 392 -8185 • Fax (3 10) 392 -0284
X12 co
MEMORANDUM
TO: The Honorable City Council
FROM: Jaime Aguilera, Director of Community DevelopmentCi/
Paul Porter, Senior Planner
DATE: January 4, 1995
SUBJECT: RESPONSE TO LETTER DATED DECEMBER 5, 1994 FROM RPD
CORPORATION'S LETTER REGARDING CONDITIONS OF APPROVAL FOR
RPD 89 -4 AND VTT 4637 (MAJOR MODIFICATION NO. 1)
At the City Council meeting on December 7, 1994 regarding the above
captioned projects, RPD Corporation submitted a letter to the City
Council regarding several Conditions of approval. Staff and the
applicant have agreed with the following revisions to the
conditions of approval with the exception of Item No. 6 of the
letter relating to Condition No. 25c of the RPD regarding a
requirement to have 6 foot high masonry rear walls and Condition
No. 34 which requires garages to be 20' by 201. The following are
staff's recommended revisions to the Conditions of Approval.
RPD CONDITIONS
19. Prior to issuance of a Zoning Clearance, a complete landscape
t1 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 et
in height, and all common areas r
p oposed
to be maintained by the Homeowners' Association.
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 wath �] &-a-ii-ii, and shall make any
necessary repairs during that time period.
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 an radin or construction
activity.:
MW
25. The existing plans shall be revised by the applicant and
approved by the Director of Community Development. The
following revisions shall be made:
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.
53. The— appileant -- shall reee d TrQe t Map 4637
go
.Lnuicazing the locations of the
individual units will be displayed
complex and lighted during hours of
TENTATIVE TRACT MAP CONDITIONS
31.
directory boards
various buildings and
at each entrance to the
darkness.
The intersection of "J" and "K" Street shall be designed and
constructed with a knuckle per Ventura County Standard Plate
C -4.
PP01:04:9511:16 MA: \4JAP95 CC 2
a. At the developer's expense, stop signs shall be installed
at the following intersections:
"A" Street and Cedar Spring Street
"A" Street and Mountain Meadow Drive
"J" Street and "A" Street
"K" Street and "A" Street
b. At the developer's expense, "A" Street shall be posted
and marked for no parking as required by the Public Works
Director.
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
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.
PP01:04:95 /1:16:x!!: \4JJlIT95 CC 3
RESIDENTIAL PLANNED DEVELOPMENT No. 89 -4 (Major Mod. No. 1)
APPLICANT: Urban West Communities
DATE: May 23, 1994
PRIOR TO OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
49.
ll o
f �•e �¢ c� ► ter c,4
q b,) V,
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/� 1� )✓i �L i / i2 �Cl .( 1p i
PP01:04:9519:46amA• \C0NO2 RPp 1
II
I �dl 0
f' I iCG
Thomas A. Vachet
11104 Terraceridge Rd.
Moorpark, CA 93021
December 29. 1994
Dear Fellow Homeowner.
Attached is a letter which l originally drafted in my capacity as Vice President of the Belmont
Homeowner's Association Board of Directors, and at the request of the other Board members. It was
intended to be an informative letter, alerting the homeowners in our neighborhood to an imminent
situation regarding a proposed modification to area development plans. However. I was then asked by
other board members to edit the content of the letter to the extent that I felt that it failed to communicate
certain information which I felt was critically important to each of you. As a result. I have made the
decision to provide you with the unedited copy of that letter, without the approval of the other board
members. For your information, the portion of the letter which I was asked to delete is in italics.
Regar
Jtil
Tom Vachet
Belmont Homeowner' Association
Board of Directors
c/o AFCO Pacific Systems. Inc.
P.O. Box 392
Moorpark, CA 93020
December 29, 1994
Re: Consider Vesting Tentative Tract Map No. 4637, (Major Modification No. 1), Residential Planned
Development Permit No. 894, (Major Modification No. 1), and Zone Change 93 -3 - Urban West
Communities.
Dear Homeowner
The above referenced development modification has been submitted to the City of Moorpark by Urban
West Communities, the developer of West Ranch and our homes in Belmont. It involves the property
adjacent to the fire station at the entrance to the development that was originally planned for luxury town
homes, and which would be located across the street from Traditions.
We feel that we should give you a thumbnail sketch of what is involved in this change as the decision to
approve may come as soon as the City Council meeting on January 4
Originally, as we said above, this particular site was designated in 1988 for luxury town homes. The
planned retail list on these homes was to be $320 thousand dollars per unit. However, the developer has
now requested that the city approve a modification and zoning change in order to allow for a different
type(s) of unit/home to be constructed.
What is now proposed is a combination of triplex multi- family units and single family detached homes.
The area will have full size streets and sidewalks, with common green and recreation areas. There will
be a total of 236 units constructed on this site.
The triplex units are to be called Villatr>rio. There are 138 units planned, at a density of 14.98 units /
acre. There will be three sizes within each triplex; 1135, 1384, and 1537sq.ft. The retail price will range
from $140 -180 thousand dollars. These units are similar in density to the existing Traditions which range
in size from 1168 to 1523sq.ft., and which are priced from $140 -180 thousand dollars.
The single family detached homes were to be called Belcourt. Responding to the request of the Belmont
HOA Board of Directors, the developer has agreed to change this name so that it does not so closely
resemble Belmont. There are 98 of these homes planned, at a density of 7.65 units / acre. Thev are
constructed in a "cluster" concept with, for example, five homes arranged around a common entrance or
"alleyway ". Each home will then have a two -car garage and entrance off the alleyway. There will be no
walls separating properties, and all landscaped and green areas will be common, and maintained through
a homeowner's association
There will be three sizes of this home available at 1505, 1724, and 1987sq.ft. The retail prices will range
from $195 -215 thousand dollars. For reference comparison, the original Belmont homes with plans 14
were significantly larger than the proposed Belcourt homes, at 2391, 2675, 2662, and 2801sq.ft.
However the Belcourt cluster homes overlap in size, and are sinxilar in density to the Belmont C'ollector's
Edition homes with plans 5--, which are 1951, 2124, and 2203sq.ft. 'lire Belcourt homes will be
significantly less expensive than the Belmont Collector's. hor example, a Belmont Plan 5, at 1954sq.ft.,
is 33sq.ft. less in size than the largest Belcourt home plan, which will he 198- sq.fi. 1,ven though the
Belmont plan S is actually smaller, it is priced at $245 thousand dollars, which is $30 thousand dollars
more than the Belcourt home. That particular plan is priced at S215 thousand dollars.
This proposed modification of the Hest Ranch /.A fountain 11eadows development represents a significant
deviation from the original site plan, and has the potential /or an impact on our community. if
approved, this development modification may potentially. I)Decrease the taxable base through a
reduction of assessed propertv valuation, 2)Decrease the real estate valuation of all adjacent properties,
3)Dramatically impact resale opportunities among the Belmont C'ollector's Edition properties, as well as
ripple through each of the areas of the development.
If you have concerns which you would like to express regarding these proposed changes and their impact
on our community, we would urge you to attend the Moorpark City Council Meeting at the City Hail
(adjacent to the library) on lanuary 4 at TOOPM. if you wish to speak either in support of, or against this
development change, you must first obtain a speaker's card. To do this you must arrive 10 -15 minutes
prior to the meeting being called to order.
Sincerelv,
Board of Directors
Belmont Homeowner's Association
Kurt Maehler
12319 Willow Forest
Moorpark CA 93021
January 4, 1995
Mayor and City Council
799 Moorpark Ave
Moorpark CA 93021
Re: Development Mountain Meadow South Village
Dear Mayor and Council Members
I am a resident of Moorpark since 1988. I purchased my
home from Urban West,now California Community Builders
Inc. After careful consideration and plan study I like to
express my opinion in regards to the new South Village
development. The new development is done in very tasteful
way and will benefit all citizen of Moorpark and
especially all mountain meadow residents. Contrary to some
opinions it is my opinion that the new development will
help increase property value in the mountain meadow area.
I strongly suggest to approve the plans as submitted. I
like to thank Mr.Aguliera who helped me with my research
and supplied with the necessary information.
I am a active real estate Agent in the City of Moorpark
since 1988 and President of Willow 2 home owners
association. My opinion does not necessarily reflects the
opinion of the Willow 2 residents or other board members.
My suggestion to approve the plans are based on my
professional experience as a real estate agent and as a
resident of the mountain meadow area and also based on
carefully study the proposed plans.
Previous commitment does not allow me to attend the
meeting on January 4, 1995.
Si ce ely,
urt Maehler
v f
II , • / • 1
January 3, 1995
The Honorable Paul Lawrason
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 Lawrason:
This letter represents our updated comments and requests regarding the staff reports' recommended
conditions for the above entitlement requests. We want to begin by emphasizing that with over 200
conditions, we are in agreement with and accept the majority of those 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.
First, at our December 7, 1994 public hearing, and through subsequent conversations and meetings, staff
has indicated that they are in agreement with our proposed changes to the following conditions:
I. 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. RED 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.
Request: 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 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.
Request: 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 phase, and .. .
271e, Ocean Park Blvd., Suite 2013 -Santa Monica, CA 90405 - Tel (310) 392 -8185 9 Fax 13101 39) -n)a4
4. RPD 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" letter 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 "Bold Harmless Agreement."
5. 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.
6. 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.. "
The following conditions have been rewritten by staff and we are now in agreement with these conditions.
1. RPD Condition No. 25a - The window on all building elevations shall be provided with surrounds or
other architectural features as aproved by the Director of Community Development.
2. Tract Condition No. 31 - "A", "J" and "K" Streets shall be designed per Ventura County Standard
Plate 13-513 having a 49 foot right -of -way and a pavement width of 36 feet and shall be offered to the
City for dedication. The intersection of "J" and "K" Street shall be designed and constructed with a
knuckle per Ventura County Standard Plate C -4.
a. At the developer's expense, stop signs shall be installed at the following intersections:
"A" Street and Cedar Spring Street
"A" Street and Mountain Meadow Drive
"A" Street and "J" Street
"A" Street and "K" Street
b. At the developer's expense, "A" Street shall be posted and marked for no parking as required by
the Public Works Director.
We do have come concerns with a couple of the conditions. Our comments are as follows:
1. 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.
2. 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. Attached is a letter from the architect for Villaggio
depicting the allowable dimensions for garages in various jurisdictions. The garages, as proposed,
meet all UQC and FHA/VA standards and are the same dimensions as previously approved and
constructed at Traditions.
Request - Delete this condition.
3. 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. 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:. Add the following sentence: "This condition shall not apply to future individual
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 FromaiQ
Senior Vice Pres
Attachment
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
Charles Abbott, City Engineer
Dirk Lovett, Assistant City Engineer
Chris Oberender, Associate Engineer
106500 /Major Modification
VAN TILBURG, BANVARD & SODERBERGH, AIA
\ I: ( I I I 1 F C I V It 1 I' I . A N N I N ( ; I N 1' P R I O R S
12.27.94
Mr. Maury Froman
- -Senior Vice President
RBD Corporation
2716 Ocean Park Boulevard
Suite 2013
Santa Monica, CA 90405
Re: VILLAGIO /SOUTII VILLAGE
VTB &S Job #94119.A.00
Dear Maury:
Enclosed for your review is a summary of standard garage sizes provided by various cities
and counties throughout the area. As presented at the recent City Council meeting, I
believe that our proposal for 18'-6" x 20' garages works very well.
The other jurisdictions:
1. Ventura County
18'x 20' (Width x Depth)
2. Los Angeles County
17' x 18'
3. Santa Monica
18' x 20'
4. Los Angeles, City
18' x 18'
5. Thousand Oaks
18' x 20'
6. Orange County
18' x 19'
Please call me if you have any questions about this research.
Very truly yours,
40 Z4
Navy F Banvard, AIA
Principal
Van Tilburg, Banvard & Soderbergh, AIA
jec
IPENTHOUSE, 225 ARIZONA AVE. SANTA MONICA. CA g040I
P R I N C I P A L S
Johanna Van Tilburg, FAIA
L. Gustaf Soderbergh, AIA
Navy F. Ilanvard. AIA
A S S O C I A T E S
Lucia H. Chang
William A. Nishita, AIA
MT ASSOCIATES, INC.
Real Estate Appraisal & Consultation Services
Michael Teobaldi, Jr., MAI /President
January 4, 1995
Mr. Frank H. Countner
California Community Builders Inc.
233 Wilshire Boulevard, Suitb 820
Santa Monica, California 90401
Dear Mr. Countner,
31300 Via Colinas, Suite 104
Westlake Village, CA 91362 -3918
Phone: (818) 889 -7230; (805) 496 -9733
Facsimile: (818) 889 -5265
Re: Mountain Meadows - South Village Development
Pursuant to your request, I have reviewed preliminary information relating to a for -sale
residential housing development which your firm plans to develop in vesting Tentative
Tract 4637 in the City of Moorpark. The purpose for my review is two -fold: 1) to
comment on the overall design characteristics of the units, including their potential
marketability; and 2) to comment on whether the development of these higher density
for -sale units will have any adverse impact on surrounding residential product.
In order to render my opinions, I have undertaken several steps as follows:
1) Reviewed the site plan and floor plans prepared for the Mountain Meadows
project.
2) Undertook a cursory inspection of the proposed project site.
3) Reviewed information regarding residential resales in the subject zip code
area.
4) Gathered and reviewed information relating to several higher density
residential projects currently being offered in the Lang Ranch section of
Thousand Oaks.
S) Reviewed information taken from appraisals which I have prepared of
generally similar product in Orange County.
6) Arrived at several conclusions regarding the subject development.
The Belcourt portion of the development is to offer detached single - family residences
within a small lot cluster environment. The individual detached units are to be built
around a central common vehicular courtyard area which will provide access to the
Mr. Frank# H. Countner
California Community Builders Inc.
January 4, 1995
Page 2
MT Associates, Inc
individual garages. Each home will have its own yard, including a private patio area.
According to the information provided to us, there are to be three floor plans, all of
which will be two stories in configuration. Following is a brief summary of those three
floor plans.
Plan 1 is to be a 1,505 square foot, three bedroom, two and one -half bath unit.
All three bedrooms are to be located on the second floor, with the entry, living
room, dining area, kitchen, bath and laundry on the first floor.
Plan 2 is to be a 1,724 square foot, three bedroom, family room, two and one -
half bath unit. All three bedrooms and a laundry room are to be located on the
second_ floor, while the ground floor is to include an entry, living room, dining
room, and a country kitchen, including a breakfast nook and adjoining family
room.
Plan 3 is to be a 1,987 square foot, three bedroom plus den unit. All three
bedrooms and the laundry room are to be located on the second floor, while the
first floor is to include an entry, living room, dining room, kitchen, family room,
den or fourth bedroom, and bath.
Based upon my review of the floor plans, elevations and site plans, I am of the opinion
that the overall design characteristics of the Belcourt are quite attractive and are
consistent with higher - density detached single- family product currently being developed
in Lang Ranch and various portions of Orange County.
The most comparable nearby development is Griffin Industries Verdigris currently being
developed on the Lang Ranch in nearby Thousand Oaks. The Verdigris offers two
different product types, both of which are detached single - family condominium units on
lots averaging approximately 2,500 square feet. The Ridge Collection offers two -story
homes ranging in size from 1,440 square feet to 1,719 square feet. The price range for
these homes is approximately $215,000 to $250,000, with the per square foot range being
approximately $137.29 to $161.11. The second Verdigris product- is the Hillside
Collection, which offers three plans ranging in size from 1,$67 square feet to 2,158 square
foot. The price range for thesq homes is $245,000 to appruirnately $2$6,000, with the
per squai, i root price ranging from approximately $125.12 to $139.26.
A second development currently being developed in the Lang Ranch is Eagle Ridge by
the Baldwin Company. This development is similar to the Verdigris in that it offers two
different product types, both of which are on lots generally in the 2,500 to 2,800 square
foot size range. The Sage Series offers homes ranging in size from 1,822 square feet to
Mr. Frank H. Countner MT Associates, Inc
California Community Builders Inc.
January 4, 1995
Page 3
1,927 square feet, with base prices ranging from $238,900 to $243,900. The Oak Series
offers slightly larger homes ranging in size from 2,089 to 2,601 square feet. The base
prices range from $263,900 to $290,900.
Both the Griffin Industries product and the Baldwin Company product are located in the
master planned Lang Ranch section of Thousand Oaks, immediately north of the North
Ranch section of that city. There are numerous single - family residential neighborhoods
to the south, southwest and west of this property. The inclusion of these smaller lot
detached single- family residences have not, in my opinion, had any negative affect on
resales or the prices of the surrounding single - family residential districts. The primary
reason for this is the overall appeal of the newer higher - density products and the fact that
they are located within their own well - defined neighborhoods which are surrounded by
good quality single - family residential neighborhoods.
As additional support for my opinion that small single - family, both attached and
detached, units can be successfully integrated into communities offering larger homes, I
have included information relating to the Newport Ridge subdivision in Orange County.
Over the past 18 months, I have had occasion to appraise five of the residential
communities being developed within Newport Ridge by the Irvine Company and several
merchant builders. The Newport Ridge offers a variety of residential product ranging
from attached cluster -type units beginning at 1,212 square feet, to larger high - quality
detached single - family homes in excess of 3,500 square feet. It is interesting to note that
the price ranges within Newport Ridge range from approximately $190,000 to over
$600,000. It is clear that through the use of current site planning and development
techniques, attractive neighborhoods can be created to include a wide variety of
residential products. For your information, I have provided a copy of an overall Newport
Ridge brochure, as well as individual project information which I prepared in August of
this year.
In addition to the Newport Ridge project, I have appraised four additional California
Pacific Home subdivisions currently being developed and sold in the Irvine and Tustin
areas of Orange County. The projects appraised range from stacked -flat attached units
to detached single - family residential units on smaller lots under 3,000 square feet in size.
While the developments within Westpark are far more homogeneous than those in the
previously discussed Newport Ridge, the Westpark development is located adjacent to
good - quality conventional detached residential neighborhoods.
The projects located in Tustin Ranch are smaller attached and small lot detached units
located in a master planned community which offers residential product ranging from
apartments to golf course - fronting estate single- family residences. It is clear,that virtually
Mr. Frank, H. Countner
California Community Builders Inc.
January 4, 1995
Page 4
MT Associates, Inc-
all market segments within the Tustin Ranch have been successful in their sales
programs. Additionally, it is my opinion that the inclusion of smaller residential product
within the Tustin Ranch area has had absolutely no adverse affect on the prices of
surrounding larger single - family residences.
Based upon my review of the information relating to your proposed development, as well
as a review of the information previously presented and discussed, I am of the opinion
that your planned Mountain Meadows South Village concept is well designed and can
most certainly be successfully integrated into the larger surrounding residential
community without any adverse affects whatsoever. Your preliminary pricing of the
Belcourt product appears reasonable at $199,990 to $230,000. The indicated per square
foot sale prices are somewhat less than those in nearby Lang Ranch; however, we feel
that this is appropriate.
I trust that this consultive letter is sufficient for your purposes at this time. Should you
have any further questions, please feel free to contact me at your convenience.
Respectfully submitted,
MT ASSOCIATES, INC.
Mic ael Teoba di, Jr
President
MT:cg