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HomeMy WebLinkAboutAGENDA REPORT 2018 0801 CCSA REG ITEM 08A CITY OF MOORPARK, CALIFORNIA Item: 8.A. City Council Meeting of 8/1/2018 ACTION Adopted Reso No 2018-3727, as amended to add a generator requirement to conditions of approval BY M Benson A Consider Resolution Approving Commercial Planned Development No 2018-01 for a 77-Unit Assisted Livinq and Memory Care Community on a 2 78 Acre Vacant Lot at 13960 Peach Hill Road on the Application of James M Lawson, AICP for Oakmont Senior Living Staff Recommendation 1) Open the public hearing, accept public testimony, and close the public hearing, and 2) Adopt Resolution No 2018- , approving Commercial Planned Development No 2018-01 , subject to Conditions of Approval Item: 8.A. MOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council FROM: Joseph Fiss, Planning Manager DATE: 8/1/2018 Regular Meeting SUBJECT: Consider Resolution Approving Commercial Planned Development No. 2018-01 for a 77-Unit Assisted Living and Memory Care Community on a 2.78 Acre Vacant Lot at 13960 Peach Hill Road on the Application of James M. Lawson, AICP for Oakmont Senior Living BACKGROUND On April 20, 2018, an application for Commercial Planned Development (CPD) Permit No 2018-01 was submitted by James M Lawson, AICP for Oakmont Senior Living, for construction of a 77-unit assisted living and memory care community on an approximately 2 78 acre vacant lot at 13960 Peach Hill Road A CPD Permit is required for new commercial or institutional construction over 2,500 square feet in size Planning Commission and City Council review through a public hearing process is required PLANNING COMMISSION ACTION On June 26, 2018 the Planning Commission held a public hearing for this project and adopted a resolution recommending approval to the City Council, with conditions of approval as proposed by staff Commissioner Di Cecco was absent but submitted written comments which were provided to the Planning Commission with the applicant's responses Commissioner Di Cecco's comments centered on building code issues, which were addressed and resolved by the applicant, as well as design issues related to view opportunities for future residents and retaining wall heights Condition of approval No 23 requires the applicant to submit a fencing/wall plan for review and approval by the Community Development Director Staff will work with the applicant to minimize the height of retaining walls and encourage the use of tubular steel fencing on top of retaining walls to minimize block wall height 1 Honorable City Council 8/1/2018 Regular Meeting Page 2 The Planning Commission discussed the possibility of adding a sidewalk completely around the building, creating walking trails through the existing vegetation on the south and north sides of the site, providing access from the memory garden toward Spring Road, views and privacy, the impact of delivery trucks during the start and end of the school day for Mesa Verde Middle School, lowering of retaining walls to allow view opportunities, requirement of generators should the electricity go out and elevators inaccessible, and location of utilities in front of the building Some of these issues were also raised in Commissioner Di Cecco's written comments The applicant addressed the Commission on these issues, and since the meeting has revised the plans and provided additional details to mitigate these concerns DISCUSSION Project Setting Existing Site Conditions The 2 78 acre site is located on the south side of Peach Hill Road, east of Spring Road, between the Moorpark Presbyterian Church on the north and the former Pinecrest Elementary School on the south Previous Applications The zoning of the property (Institutional) was previously established as part of the Amended Carlsberg Specific Plan (Specific Plan 92-1), approved on September 7, 1994 On September 21 , 1994, the City Council adopted regulations in the Zoning Ordinance for the Amended Carlsberg Specific Plan area, ensuring that future development proceeds in a coordinated manner consistent with the goals and policies of the Amended Carlsberg Specific Plan and the City of Moorpark General Plan The standards apply to development of all residential, business park, commercial, institutional and open space areas On December 20, 1995, the City Council approved Tentative Tract Map Nos 4973 and 4974 consisting of large lots which define areas for development currently proposed for subdivision Tract No 4974 is for the southern portion of the Amended Carlsberg Specific Plan On June 16, 1999, the City Council adopted Resolution No 99-1623, approving Commercial Planned Development (CPD) No 98-2 for a 38-bed residential dementia care facility on the application of the Damone Group This facility was never built and the entitlement expired On September 12, 2007, the City Council adopted Resolution No 2007-2626, approving Commercial Planned Development Permit No 2007-01 and Tentative Tract Map No 5743, to allow construction of a proposed medical plaza to include twenty-four (24) medical services condominiums for uses such as an outpatient surgery center, MRI diagnostic services, rehabilitation and laboratory services, and urgent care This facility was never built and the entitlement expired 2 Honorable City Council 8/1/2018 Regular Meeting Page 3 On May 15, 2013 the City Council adopted Resolution No 2013-3180 approving Commercial Planned Development Permit No 2012- 02 and Conditional Use Permit No 2012-07 for a 21 ,644 square-foot church for the Kim Clement Center This facility was never built and the entitlement expired GENERAL PLAN/ZONING Direction General Plan Zoning Land Use Site Specific Plan Carlsberg Specific Plan Unimproved (Institutional) North Medium Density Residential Planned Development Church Residential Private South Specific Plan Carlsberg Specific Plan Elementary (Institutional) School (Vacant) East Specific Plan Carlsberg Specific Plan Middle School (Middle School) West Medium Density Residential Planned Development Residential Residential General Plan and Zoning Consistency As noted in the table above, the project site is designated for institutional uses in the Carlsberg Specific Plan The "Institutional" area of the Carlsberg Specific Plan under Ordinance No 195 allows health services and hospitals The Community Development Director has determined that the proposed use is similar in nature to these uses and consistent with the purpose and intent of the Institutional (I) land use designation of the Carlsberg Specific Plan A Commercial Planned Development (CPD) permit is required prior to initiation of uses and structures in a given zone where review by the Planning Commission and City Council through a public hearing process is required to assure the project design complies with the provisions of the Zoning Ordinance and the General Plan, and is compatible with neighboring properties A planned development permit application is subject to site plan and architectural review and may be approved, conditionally approved, or denied Heights, setbacks, sizes, locations, architectural styles and colors of all proposed buildings, structures and other on-site improvements, landscaping design, neighborhood design, and permitted land uses are established as part of the planned development permit review and approval process 3 Honorable City Council 8/1/2018 Regular Meeting Page 4 Goal Number 6 of the Land Use Element of the General Plan is to "Encourage the use of Specific Plans in the undeveloped areas of the community" Policy 6 5 states "The land use plan shall include adequate land for public recreational, cultural, educational, institutional (governmental, police, fire, etc ) religious and other service uses for the community " The proposed assisted living community in this location helps meet this goal and policy Project Summary The project is proposed as a two-story 84-bed, 77-unit assisted living and memory care community with a basement as follows Type of Unit Number 1 Bedroom Assisted Living 49 2 Bedroom Assisted Living 3 1 Bedroom Memory Care 21 2 Bedroom Memory Care 4 TOTAL 77 All the resident rooms will be supplemented with common areas to promote friendships and create a sense of open community This community will provide amenities such as private and formal dining rooms, a café, entertainment and activity rooms, beauty salon, library, and an outside courtyard There will be an in-house fitness center, and a private theater Conversation areas are strategically located throughout the building to promote socializing Progressive care needs of the residents will be addressed by providing high levels of assisted living in their individual units This fulfills the applicant's aging-in-place philosophy allowing residents to stay in their chosen unit At move-in, the majority of the residents are in their early to mid-80s utilizing assisted living services offered within the community such as medication management, in house concierge doctor program and diabetes management Housekeeping services, residential and grounds maintenance, and 24-hour on-site management are also provided There is no mandated length of stay for residents and all residents are on a month to month lease agreement Depending on their physical condition when they move in, the length of stay could be as short as a few months to over 10 years Being that this is a licensed facility, the property will be open and operating on a 24-hour basis, seven days a week The number of employees will fluctuate throughout the day from a high of 28 employees during the morning and afternoon to a low of 5 employees through the night shift The morning shift starts at approximately 6 00 AM, with the afternoon shift starting around 2 00 PM and the night shift starting at 10 00 PM 4 Honorable City Council 8/1/2018 Regular Meeting Page 5 Proposed Project Architecture The building has been designed in a manner consistent with the design guidelines of the Carlsberg Specific Plan The Specific Plan encourages institutional buildings to be designed in a manner "very similar to and harmonious with the residential areas " This includes a clay tile roof, stone exterior cladding, and neutral colors The proposed facility is designed with traditional architecture, using exterior materials and design not unexpected in the area The Carlsberg Specific Plan calls for building massing to be articulated to reinforce an intimate human scale This is accomplished in this project by the use of human-scaled trellises, walkways, and ground floor windows The clay tile roof is 4 to 12 pitch and employs appropriate overhangs A standard condition of approval requires that mechanical equipment not be visible from the street All proposed materials and colors and the building design are consistent with the architecture design guidelines of the Carlsberg Specific Plan A condition of approval has been added requiring the 10 car garage to be designed with architecture consistent with the main building, including a hipped roof with clay tile The rear elevation of the building will be highly visible from Spring Road and the homes to the west, in the Peach Hill and surrounding area and is proposed to be appropriately landscaped A condition of approval has also been added requiring the tool shed within the resident's garden to be relocated to the opposite side of the garden, away from Peach Hill Road The elevation on the northwest corner of building, facing Peach Hill Road and Presbyterian Church is broken up into a number of planes However, a condition of approval has been added, requiring the elevation to be architecturally enhanced to the satisfaction of the Community Development Director Such enhancement may include the addition of plantons or additional stonework Setbacks Like the previously approved medical building and church on this site, the building has been sited towards the rear of the lot, providing for landscaping and parking on the Peach Hill Road frontage The Carlsberg Specific Plan anticipates a 30 foot front setback, however, the Specific Plan does not specify whether this setback is to the building, or more specifically a landscaped setback buffer The use of the Commercial Planned Development process allows for flexibility in design standards to encourage better use of land and improved design and site planning The building is proposed to be setback from the front property line approximately 75 feet at the closest point The parking lot has been designed with a front setback to edge of the pavement varying from about 5 feet to 20 feet Although the parking is downslope from the street and largely screened, the parking space nearest the street creates an excessive intrusion into the front landscaping A condition of approval has been added requiring this parking space to be relocated and replaced with landscaping This parking space can 5 Honorable City Council 8/1/2018 Regular Meeting Page 6 be relocated to the parking area parallel with the 10 car garage Since a landscaping "finger" will be required to be removed in this area to accommodate the relocated parking space, a condition has been added, requiring additional landscaped diamonds within the parking lot in this area This combined with the slope landscaping to the north and south of the building, will provide for enhanced landscaped areas, consistent with the goals of the Commercial Planned Development process Building Height The Carlsberg Specific Plan anticipates a 35 foot building height The Zoning Ordinance defines building height as the vertical distance from the grade to the highest point of a flat roof or mansard roof, or, in the case of a pitched or hip roof, to the "averaged midpoint," which is arrived at by the drawing of two imaginary lines between the finished main ridgeline peak and the top of the two exterior finished walls running parallel to the main ridgeline, adding together the vertical heights of the midpoints of these two imaginary lines, and dividing the result by 2 The overall height of the building, excluding architectural appurtenances, which may exceed the maximum height, is 26 feet In order to achieve the space necessary to provide the expected amenities, and also achieve the height limit, a full basement is proposed The basement will include a beauty salon, fitness center, media room, and additional resident storage An elevator accessing the basement and both floors is included in the project Circulation and Parking The proposed on-site circulation, parking, and loading area are appropriate for an assisted living facility The single driveway from Peach Hill Road provides entry and exiting to the parking lot The main entrance to the building is easily accessible from any parking space and there are adequate sidewalks to accommodate passenger loading and unloading A porte-cochere is provided for easy drop-off and pick-up for residents of the facility The site provides an appropriate fire turnaround, as well as the required 150 foot "hose pull" distance from all points, allowing access to the entire building for firefighting Traffic Although a few residents will choose to drive their own vehicles, the facility will handle most transportation needs by providing a 20+ passenger bus with a qualified driver along with a smaller vehicle for local trips, such as shopping, doctor appointments and other community activities The Institute of Transportation Engineers (ITE), Trip Generation, 10th Edition, 2017 manual provides standard vehicle trip generation for analysis of land use projects For Assisted Living facilities, the anticipated average daily trip level is 2 6 trips per bed This 86 bed project can be expected to generate approximately 219 daily round trips, with 16 morning trips ( 19 per bed) and 22 afternoon trips ( 26 per bed) 6 Honorable City Council 8/1/2018 Regular Meeting Page 7 The ITE manual states that one study estimates fewer than 5 percent of the residents own cars, which are rarely driven Parking Forty-five parking spaces are provided for residents, guests, and employees Parking generation rates for assisted living are typically a blended rate which includes residents, guests, and employees The 4th Edition of Parking Generation, published by the Institute of Transportation Engineers (ITE) [Washington, D C , 2010] specifies the 0 54 parking spaces per unit weekday 85th percentile peak parking rate for assisted living, resulting in a parking requirement of 42 parking spaces For residential care facilities for the elderly, Section 17 32 020 G 1 of the Moorpark Municipal Code requires 1 space per 2 beds plus 1 space for each 500 sq ft administrative square footage not otherwise associated with the direct operations of the proposed project Under this parking ratio and the project's 84 beds, the proposed parking supply of 45 meets the required 45 spaces The proposed parking supply includes two accessible spaces and one shuttle parking space Any needed ambulance visits are accommodated at the covered porte cochere Site Improvements and National Pollution Discharge Elimination Standards Requirements (NPDES) The City Engineer has conditioned the project to provide for all necessary on-site and off-site storm drain improvements including the imposition of National Pollution Discharge Elimination System (NPDES) requirements "Passive" Best Management Practices Drainage Facilities are required to be provided so that surface flows are intercepted and treated on the surface over biofilters (grassy swales), infiltration areas and other similar solutions Air Quality All commercial/industrial projects are required to off-set air pollutants consistent with the 2003 Ventura County Air Quality Assessment Guidelines Staff has included a standard condition requiring the applicant to make a contribution to the Moorpark Traffic System Management Fund as a method to meet this requirement ANALYSIS Issues Staff analysis of the proposed project previously identified the following areas for Planning Commission consideration in their recommendation to the City Council • Land Use • Spring Road Slope Landscaping 7 Honorable City Council 8/1/2418 Regular Meeting Page 8 Land Use Compatibility The Carlsberg Specific Plan anticipated a maximum of 552 residential units Although this proposal provides for residential use, it is more institutional in nature than, for example, senior apartments Residents will be receiving on-site care and will be on month to month leases This use is compatible with the Institutional land use designation of the specific plan The site is surrounded by other traditional institutional uses, being the former Pinecrest School, Mesa Verde Middle School, the Presbyterian Church, and the Catholic Church Although this will be a 24 hour operation, the potential impacts are expected to be much less than those of the projects previously approved for this site The building will be highly visible from the homes west of Spring Road, however, a high level of architectural design is proposed on all sides of the building Spring Road Landscaping Landscaping and maintenance of the slope facing Spring Road is the responsibility of the Conejo Freeway Owners Association This association is comprised of the owners of this site, and the Pinecrest School site Together, these two property owners are to provide ongoing maintenance of this slope With the closing of the Pinecrest School and the marketing of this vacant site, this slope was neglected for a period of time The two property owners recently came together to repair the irrigation and plant the slope In the future, the City may work with the property owners to establish a backup landscape maintenance district to provide maintenance consistent with the rest of the Spring Road Slope A condition of approval requiring cooperation from the applicant has been added Findings 1 The site design, including structure location, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the provisions of the general plan, any applicable specific plans, zoning ordinance, and any other applicable regulations in that the project has been designed to comply with the architectural design guidelines of the Carlsberg Specific Plan, 2 The site design would not create negative impacts on or impair the utility of properties, structures or uses in the surrounding area in that the site design is sensitive to the site and surrounding properties, and 3 The proposed uses are compatible with existing and permitted uses in the surrounding area in that assisted living is an expected use in the Institutional designation of the Carlsberg Specific Plan 8 Honorable City Council 8/1/2018 Regular Meeting Page 9 AGENCY COMMENTS A request for project review was sent to affected agencies and departments on April 20, 2018 Plans were sent for comment to Moorpark City Engineer/Public Works Department, Moorpark Police Department, Ventura County Fire Prevention District, Waterworks District No 1 , Moorpark Unified School District, and Moorpark Parks, Recreation, and Community Services Department The Fire District and Waterworks District each sent standard code related comments The City Engineer/Public Works Department sent plan review comments None of these comments resulted in additional conditions of approval or changes to the proposed project PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1 , Chapter 4 5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3) Under the applicable provisions of these regulations, the following timelines have been established for action on this project Date Application Determined Complete: May 21, 2018 Planning Commission Action Deadline: Not Applicable City Council Action Deadline: August 18, 2018 Upon agreement by the City and Applicant, one 90-day extension can be granted to the date action must be taken on the application ENVIRONMENTAL DETERMINATION In accordance with the City's environmental review procedures adopted by resolution, the Community Development Director determines the level of review necessary for a project to comply with the California Environmental Quality Act (CEQA) Some projects may be exempt from review based upon a specific category listed in CEQA Other projects may be exempt under a general rule that environmental review is not necessary where it can be determined that there would be no possibility of significant effect upon the environment A project which does not qualify for an exemption requires the preparation of an Initial Study to assess the level of potential environmental impacts Based upon the results of an Initial Study, the Director may determine that a project will not have a significant effect upon the environment In such a case, a Notice of Intent to Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared For many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be sufficient environmental documentation If the Director determines that a project has 9 Honorable City Council 8/1/2018 Regular Meeting Page 10 the potential for significant adverse impacts and adequate mitigation cannot be readily identified, an Environmental Impact Report (EIR) is prepared The Director has reviewed this project and found it to be Categorically Exempt in accordance with Section 15332 (Class 32) of the California Code of Regulations (CEQA Guidelines) in that The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, The project site has no value, as habitat for endangered, rare or threatened species, Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, And, the site can be adequately served by all required utilities and public services No further environmental documentation is required NOTICING Public Notice for this meeting was given consistent with Chapter 17 44 070 of the Zoning Ordinance as follows 1 Publication The notice of the public hearing was published in the Ventura County Star on Sunday, July 22, 2018 2 Mailing The notice of the public hearing was mailed on July 20, 2018, to owners of real property, as identified on the latest adjusted Ventura County Tax Assessor Roles, within one-thousand (1 ,000) feet of the exterior boundaries of the assessor's parcel(s) subject to the hearing 3 Sign One 32 square foot sign was placed on the street frontage on June 15, 2018 STAFF RECOMMENDATION 1 Open the public hearing, accept public testimony, and close the public hearing 2 Adopt Resolution No 2018- , approving Commercial Planned Development Permit No 2018-01 , subject to Conditions of Approval ATTACHMENTS 1 Location Map 2 Aerial Photograph 3 Project Exhibits 4 Resolution with Conditions of Approval 10 Location Map - 13960 Peach Hill Road e le- a rill h p4 it mt. ri___ iii>, n tC rt• Legend a I i Parcels oC City Boundary o / ---____qi Ivloor arkArea Of Interest re Grand Isle Dr i 4 I- N ey8Peach Hill Rd__. n i f 9Y�ef a`, I d Lau relhu rsf Rte. __ �` u- allr . mrat, sii \\------- \ \ —1 , / ,—"j °ir ctt os S i 11 • gac 4.o 9 M1.1 1 _ Bear-Nall eY �A HNHNN;----).(7:;----- ` ,•' aZ �� a MU ltd t i 1'1--a, ill 11 111111110 it Nr frh •��■!� M�t�rry �/ tol50 ,f� • 12, ►, ' ► 1" = 376 ft 2018-02 02/06/2018 I �4 This map represents a visual display of related geographic information Data provided hereon is not a guarantee of actual field conditions To be sure of complete accuracy please contact Moorpark staff for the most up-to-date information 13960 Peach Hill Road st Rd xavx v' loos 1 C�V Cil S , 04 - G. an `4 .X ano �p�� 1.11/2711-1. d� rl +}, r M ,r d -P Dy_ ..ate a , -�._ c. r 13891 �,. �1CIDD3 1 13960 D^ 3387:, - ` / 83 1 3849 3 8 6 3 _` +�H- A� 4296• 1^1 P 0", r ''. .. - .9 IC CECO ;.5 . , 47411111S,,, 11 manrin 4282 �' Z �'F 'a? '4 °each=Hill°Rd -:pea hi ti ,-1 _r_:. 13834 - i ? _ - 4 a„IV '820 1r- � �� N _ 1r: �, iPr ' y i / \ . A ` , y ;�• .111 .� n - 1410:+ .. -.'.../•••,.. 142 )rtTX 420 ,,A 14197 0�i2 � ` / S14183 14191 (e.7r =-:a aa!c st%tan.11.:.,Inteffla'.no_ �=••l:,k `_^.o.:ax -A.,-1.Y.,.a:.:•:_ <•rr.. ..iE:'r„rit,®g,0cHepm3gjlitip gtary3) iGlobe,US Geological Survey,USDA Farm Service Agency 1” = 188 ft Aerial Photograph 06/21/2018 This map may represents a visual display of related geographic information Data provided here on is not guarantee of acutual field conditions To be sure of complete accuracy,please contact the responsible staff for most up-to-date information N / /1 / -,-. • MOORPARK i !! / / PRESBYTERIAN r' CHURCH ' r ' / / /1/ / \ rr \ f r/ / ,/ / \ I J !r / r \ J r l / / ` / t !! 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RAISED EXPAND TRASH \ 1 111 f / / /' GARDEN BED ENG - 1- \IIr 1 1 PRIVATE QNI \ \ i 1 I / r/ / ff / li: DINING PATIO \ \\ 1� .. -� f l / r I o ��� \ \ \ MONUMENT / p4 ari; ll I 1 / k____ -' p� o • EXISTINGFIRE + if 5 STUCCO WALL zf HYDRANTr/ ; ����� rn \ I• 1 + r ti \ JI' / if -�ti��� r11 II)1111:/// /'`! 01 i _ +i ' MEMORY CARE ~7� % 0 ® �,r' GARDEN , PORTSdi ....... .................. 1 ! I,- I cocHFRE -�.iii / IJJ '�� ' WALL FOUNTAIN •■r_. ••■r.-•S' 111117'-'7---------- ,' W/ ARBOR ABOVE co„ -- I Iii�t=iii�t�i•ii�i 1=1IIII I srJ' E „....._....._, i"1......,.......:Vii ••r�1 ■! q>. If=3 ' ,' co COURTYARD FOUNTAIN *tilt ;;.- ■i!i.i•■i!1 FIRE ,1 '�+ % W/ STUCCO WALL1 �i�i�i�ii![erdi ■1!! ••�1!i;••�i! TURNAROUNDail 1 0) N / ...T 4- / �1�!-ii■�--i:�! ��I ____ 411f i I ___y Ns....._IN ,--- 1 ill AriP.4411 / k •/' WALL MOUNTED LIGHT / // / `� - 1 LIGHT STANDARD $/ N./ j 1 / 7 / /// / ?$, -o� 1 / /' BIKE RACK -I- dj, I COURTYARD 1111 llil■ f i ARBOR ��Ir� �� 3e 4 ii )...4 i j _________ _____ _ i / ; ; ry�/ i 1 ? , 1 a )...4 , DOWN LIGHT $ o , 1111 , f .,f ► ! ' RECESSED LIGHT I''ti� �T �+ FIRE I t I ' J I I fig, 1 i �� PARKING TURNAROUND ?p, I 111, I° 1 II REQUIRED NUMBER OF PARKING SPACES: 3Q h / W I o 0 v I ■■r 4'� ~ ,,1%1� i I r I PROPOSED NUMBER OF PARKING SPACES: •ZS• �� ?p, _ s` N SURFJ ti2 � n FIRE LANE i fI AGE: 34 (2 ACCESSIBLE) � � � + GARAGE: 10 (I ACCESSIBLE) ., q,ii ! 1 I /44 a' il EV d gt I PARKING �� ,; �a /1Cloi) i TOTAL: 44 TOTAL (5 ACCESSIBLE) - .. ! II /, iiz, , II! -=_= .. -� .� _ _ I (10) GAR GARAGE /�� �i -..., ..,, ic, I ' i 11 EXISTING RETAINING PROPOSED NEW 44 I 38 WALL TO REMAIN RETAINING WALL I LIGHTING LEGEND EXISTINGEXISTING RETAININGII 1 iiii RETAINING WALL TO SE REMOVED 1I I IWALL TO SE REMOVED _ I \ m STING RETAINING f Q — LIGHT STANDARD: I4'-O" HEIGHT EXISTING TO REMAIN MESA VERDE PACIFIC LIGHTING — PATH LIGHT - MOUNTED AT 14" HEIGHT \ Igilli II I I MIDDLE SCHOOL _ UPLIGHT - MOUNTED AT GROUND LEVEL, AIMED AT © TREE OR AS IND IGATED ON PLAN. / y SMALL FLOOD LIGHT - MOUNTED AT GROUND LEVEL, // ❑ ' AIMED AT SIGN OR AS INDIGATED ON PLAN. / ! — BUILDING LIGHT MOUNTED AT 1'-6" A.F.F. / I � Al11 — DONIN LIGHT - MOUNT ON TRELLIS BEAM // / ` — RECESSED CAN LIGHT / PI NEGRE5T / SCHOOLS // APPLICANT: OAKMONT S KNIOR LIVING 9240 OLD REDWOOD HWY - SUITE 200 - WINDSOR, CA 16 (707) 535-3200 `p�lDscAPe �c���� A` IVU IP •-- •. •& C ti� SHEET SITU, PLAN PREPARED BY: 0-41 ii OAI(.1VIONTF OORPARKLAND I �fSIGI� GROUP s,.,T °'®2DA�2'8 ��.� SITE PLAN NORTH 20' 10' 0' 20' 40' 3344 GRAVENSTEII� HW 7. N. - SEBASTOPOL, CA �� CA��Fo JULY 2018 MOORPARK CALIFORNIA �.= (707) 829-2580 PETER A WURTZ � OAKMONT SENIOR LIVING SCALE: 1"=20' RLA #2166 CC ATTACHMENT 3 _.W / / i � MOORPARK / // TREES PRESBYTERIAN I / CHURCH I / ii �411k ` BROAD CANOPY TREE 24" BOX \ � I j Asadieso I I/ \ \ 1 I EXISTING VEGETATION I PARKING LOT SHADE TREE 24" BOX TO REMAIN _ \\'''''-'-''-- -,,....%..- \ STORM DRAIN I \\ \\ EASEMENT Millir_ ��- \ I I lb" NATIVE TREE SPECIES 24" BOX isii\ low _ _ ' 'iin _________J____ ______ __ JI ,4.N.'+ ''.. :6411: I •A '' '" r _ ; ;/'' '• ' TOOL SHED I 074 FLOWERING ACCENT TREE 24" BOX , x, It %L, w -4/4"14 �� -- 1IR ♦ ` -1 IP SHADE PAVILLION I ,P6PET la de ��:MMMINIMMI �;i,♦� �+ _ r, WITH RAILING -ARK ,, ,r ♦ . ♦♦ \ . • 4Ii e� METAL �@ -� ° .•!"��!��m��m��m��m� �.��� A RESIDENTS FENCE > .ai6 !ri'< ♦ ♦. �■M %■M %■. %■M %■V L 1♦ `'♦ .0,-+- -NA♦ ��;jam' i M1 r:`♦♦ f� ���■��, �� �� ��049.t..)♦ � �♦ � \ ,� + ' GARDENEVERGREEN VERTICAL ACCENT TREE 24 BOX ■� ■� ■� ■� ■ '/ . 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CONCRETE BASE PER MANUFACTURER 24" HIGH BASE SIDEWALK 11 / TYPICAL 0 0 i N( 1)'/1 4 $111,1 i Cj' GARDEN SHED—\����,�� 14' LIGHT STANDARD b._; is .I: "_. SILVESTRI MONTE NTS `� , I CARLO FOUNTAIN �� ii: 82 �� 18" STUCCO WALL r ... 0 \ WITH PRECAST CAP Q '\�1 fr,- /RESIDENTS I PATIO CHAIRS AND GARDEN TABLE TVP. / 3 ..,„ ` 5) BIKE ,.1►. .i�4,W ._.A._ _ �.� S .Kri'll„, m m jilt APAG I TYc. 7, e i--`-�� ilmodario ���1. � � V `/ X 41-1/4” / 43-I/4" ,Y m SECTION RESIDENTS GARDEN DETAIL - BIKE RACK SECTION / ELEVATION COURTYARD 1/4"=1' 1/2"=1' 1/4"=1' A LIGHT SHIELDING M OPTION PER MFR. 7 2x2 WOOD TRIM 9 6"O.C. TRELLIS COLOR KELLY MOORE AC25I-5 VERMEER'S FIELD 1 i_151J:i 4x6 WOOD TRIM `' r 4x6 WOOD TRIM II I6'-3" RADIUS ■ 15'-9" RADIUS �� ,g, 0111Paillr 2x FOAM TRIM WITH 12" LETTERING STUCCO OVER a os IMIL1111111111 t STUCCO MONUMENT 0 —/ STYLE PER I PRECAST GAP SIGN AREA = 23 SQ.FT, m - STYLE LEGENDItii V /7..:-. STUCCO WALL 1 1 1 m in ►,.► 6 LETTERING • • LEVEL 24" DIA. CONCRETE _ // • -' of Moorpark f BASE PER MANUFACTURER ( `n m \ STUCCO COLUMN • • BRASS LETTERING rw0 ` SSISted Living t� Memory C. STUCCO COLOR: KELLY • FONT : OPTIMA IN / OVER BLACK MOORE "36 NAVAJO WHITE 24 HIGH BASE • CsRANITE 12x12 TILES, I\ 1 SIDEWALK j TYPICAL I UBATUBA CsT61 RECESS GRANITE I" :-� \ t I -S‘\1111 45 DEGREE BEVEL .i .:..... � Ezei ' I , � 7 , e� _ V M� 4J% titres 3 I/2" LETTERING \ fir„ t1.Mn_cvni." / 1,_2„ _it l,_8„ I,_2„ / I DETAIL - PATH LIGHT 14' LIGHT STANDARD TYP. 6' STUCCO WALL W/ PRECAST CAP FRONT ELEVATION SIGN NTS NTS 1/4 =1 MONUMENT 6'-6" SCALE: I/2"=1'-=0" / / APPLICANT: OAKMONT SENIOR LIVING 9240 OLD REDWOOD HWY - SUITE 200 - WINDSOR, CA (707) 535-3200 04iDSCApe ��`; •\E,, -0,p ,c, SHEET: 0A/KmoNT oF iIOORPARK SITE PLAN PREPARED BY: , 17 LAND SCAP N; Dh,TAILS 3 LANDESIGN GROUP �, 9T 3344 GRAVENSTEIN HWY. N. - SF,BASTOPOL, CA F of CA`' JULY 2018 MOORPARK, CALIFORNIA OAKMONT SENIOR LIVING ' PETER A. WURTZ (707) 829-2580 R.L.A. #2166 • 01 HILLCREST SCHOOL PROPERTY LINE RESIDENT'S GARAGE CARE FACILITY 2' STUCCO WALL GARDEN BEDS DINING DECK ARBOR WATER FEATURE I FIRE ACCESS WALK SHADE PAVILLION illit, -- Illiv 1 *:* . . A _ litroi4L\ " ---ti; Y ell _ ,_ �, , 100,,i_ _.,,,,,, _11.361 i _�„�� I� � STUCCO WALL �� _, :m "Ill VW Ammagiv '� V �. _• Nrtoorp t. , v—PROPERTY LINE lfir �`'SECTION A-A SECTION C-C 71 0' 10' 20' 40' 80' 0' 5' 10' 20' 30' / 1 i / 'L� / ' PORTS GOGHERE �., ;---) i-vARBOR / / / � AS / /CARE FACILITY / / 1% / \ I / STUCCO WALL , / \\ --j- - - 1 \\ '��- _- � t I / i LOW STUCCO WALL AT / / �� (IC j ' ��4�� W�' ��� `\ � ����I���PROPERTY LINE � / � � �11� :••° ________--�'��:� � ��'�•'��%' I� ' � PEACH HILL ROAD / ;� � � i � � > �5�� � I I .� •_,‘ , ' 1 , i ; 1 ( . -- r4 ._ 1 / B . : :u --i r is J�)� / / 140, mo" ! liii / /. •it ;IglaWc42-7M 4,1- ►�. �� 4: SECT, 6,----- -------- , �. QNB-B t .A b , ..,, SECTION B-B / -PtAil 20' 40' 80' (1//1(' -AvetAlit. 1.1,11S.. 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' . . . -� -� US TILE' i 1 I�1�" 1 1 i� 1 1 I 0 0 1 1 1 RI li; as U�__��_�■ milli i l fir ' R-1 ROOF 5 TYPE MISSION STYLE OLD WORLD BLEND AU 01401 jij IIP .P PP1��111��RAI, 1I�� 41 I - - - 1 1 CLAY ROOF 71LE5 I� �i 1� 0 000010010000000 11 -410000000000100010001011 I 1 - - _ - - _ _ - - - - 0 101 1 _I_I 1_ _I 1 _I_I _I_ _ _ _ _ _I 1.' _ _ _-- _-- _ _-- _-- .-- _ 1_-- _ _-- _ - 1 _ _ _ _ _ �n . u_111�1 1 11 ' ���` BODY EXTERIOR STUCCO FINISH KELLY MOORS B-1 20/30 SAND FNISH "KMWI-1 AMB ENT GLOW I I 7 II _ JJJ 1 �� �� II rip 1JJJ JJJ JJJ 1 �� �� 11111 JJJ JJJ JJJ JJJ _ �� 5-2 (ACCENTS)ODY EX 20/30 SAND F NISHISH "KM452DE 1 BELGIAN WAFFLE O V 11 1 111. r r.. 1 r.. r.. -a -4r- 1 r.. _�. GUTTERS FASCIA RAFTER KELLY MOORS 1- N� - 1 TR-I RIM AILS BRAG NG GMAT2 BARNWOOD •� +s- . . -� WOOD TRELLIS O.0060 Q I I I u u u u u issim �� Cr 'kW AW 1 AWNINGS CANVAS K€��Y CANVAS COLOR TO MATCH HAPPENING JJJ _ _-- _-- _ - -__ JJJ JJJ " JJJ JLJ III ■I■I■ �II� JJJ JL - MCCR€ WKMSo o RARE HAP 0 _ •1 __ - ■ ■ ■ ■ 1 MI ■ ■ I ■ _ • MIL-1_1 WROUGHTRON MANUFACTURER VAR ES ALL WROUGHTCIRON POLBE A7 BLACK COATED ffi ILI DID ■■ 1.1 NI ■•J M - _ � _ WINDOWS VINYL FRAMES BRONZE IX� SAM • ate, r I- r' �� - 7 - r - I W 1 i♦� (��j ST-1 CASTRIM NE EL DORADO STONE SIOUX FALLS 0 IL 1 r r r r - r r r r r r TYP TYP TYP TYP .- TR-1 5-1 B-I 5-2 5-1 B-2 TR-1 5-1 5-1 5-2 B-I 5-1 = B-I I MIL-1 5-2 AW-1 SN-I W-I B-I COUNTRY RUBBLE 0ST-2 STONE VENEER EL DORADO STONE COLOR CAPRI U Z a = 51.1_1 SHUTTERS ATLANTIC PREMIUM FOREST GREEN 633 X x ir WEST ELEVATION 111 4 I SCALE 1/5" =1'-O" O A ip E .40014 1 10 1 1 1 TYP TYP 1 111 1111 .4010100001000100%., 111 rrrr rrrrr ) TR-1 R-1 5-1 3019 NO 12 IIo-ssr'''_,all (3, i ��� - -1 - 111-- AS WN im 4 PITCH "` DRAWN DY ii TYP, UON 1 ---i- --- , - . 1111 1111- 1111 ..r�,�l.,-n1p R 1111 i i _ Iip iI l II� IIA Ip A AIplli M�p i Iip IIkJ p A ri iii 1-I��.i i = . . i III1�...i �11-1 ili1 =... 1ein 1 �M r - 1 1 RIN m I I 11 1 1 1 1 11. 11 IQI 11 1010111 1; -----,.l.a,�,.� III �� DN M 0. w J _ _ moo 1 - - 1 1 1 1 1 1AAAAAA 1 .v+n ,n-�� _ mn .,.._.ten .,..I 1 1 --a ---- .er._ 1_L� _ _ _ _ _.._ _ _ _ _ is _ • y - 1 1 I 1 1 _ 1 1 ,� -y..� 1 _ ,.v.�, .... .�, �, - 1 I 1 DATEu� - - - - ■ I ® �, I 1 121 I I- 1 - � ... ,... 1. . .- 5 0 Allamsmo1 - 4140101,0010~41 _2,e ... _ _.,,o,e e - - - - I -1:111:0140-11:::1- 1 '?.�. -ter.. -ter+ -I 1 _ JANUARY 2� � 1. 1_BIS+a ■-' t 1� ■ COPYRIGHT JUL JUL JUL JUL JUL JUL JLL JUL JLL JUL • JUL JUL JUL JUL JUL JUL JUL JUL JUL JUL JUL JUL JLL JUL JUL JLL L 1 v,"."_ _ _ 11 _z U M ll ■ ■I 1 1 ■I ■I 1 II n 1 �" I, u u REVISIONS uu nme 1 r r r r -1 r -� r r 1 1 1 1 1 .1 1 r r r K �p 1 L I. L L J L J :010401011 4 3 12,'°---_,--;;„1 - Ret I c- J 1 JUL42 JULJULJULJULJULJULJULII II II II II 1 I 1 -°� 1 1 11 1.1-.1 III 1 AIAIAIAII,p II II II II f - v.,3 2 4 I �(vrL II IIII II II II IIII JJ JJ JJ LJL JJ JJ JJ LJL JL_ JL_ JJJ JJJ JJJ ■li - u al I u JJJ JJJ L_ JJJ J L- JJJ JJJ L JL_ II __ ' •fl -- A. , ' ' JJJ JLJL JJJ JJJ JJJ JLJL/ -1 7 8 1 1 H H H Eri ■ If :P ■ , f E II id/ . 11�I m r , . r r- r r- . . •. , r, n r, ,■ r ■r =1 , 1 r E TY: TYP TYP TYP v. n E B-I SI-1-1 B-I 5-2 5-2 Si- B-2 TR-1 5-2 = W-I B-2 I TR-1 1 B-2 B-1 B-2 AW-1 B-1 SH€€T NO 0 ,,,, SOUTH ELEVATION 41 .1 Pk SCALE I/S" -I'-0 v a1 I. _, — — AI III II �—�� I AIR ®,',' fre up --. PLAN AA1-34 PLAN AA1-34 :7: ,7 Ca ^ ,PLAN AAZ-31 --- --- PLAN AAz-31 O O , lll�'nnn]ALZHEIMER ALCOVE �� i ' ` ° 141 SQ FT DINING ROOM �` gs,_ 1101 SQ FT —I 2 I CO i. 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A I� ._,_ _,_- .� h �I i _ 1 % 11 I 1 15TAFF ALZHEIMER I—d `—I I IIMZD RO ts II 1 rLL. 1 ® GHZPS OFICE 1 BATH r II L PLANIAAZI335 0 T--,I II 11 11 I _ L — II --- _ R / I II I II IDI ID PRIVATE DINING II I1 Y L L PRIVATE PF DINING PATIO I H . ki a,,t--- _ 1LNEN1 ' I� II 111111 111111 ' STAIR•3 II II o - 11 ,'111111 IIIIIIII 1 - 1� . PLAN AAZ-31 lit< II � _H II m II 1 ■ H PLAN AA-38 ��� PF H I I A gib ,( 0 I_______________ 61 PLAANAa135ALZHEIMEt IIISI0LAUNDRL__J STm, 0 �,I_ -II PLAN AAZ,35 I I �� �I �� 1 II --- " of— I �� II I / TOILET 1 I - L - 1 114 41H ,ELEG 1F T1 --- I O READING Roots ❑■ ®I II % — 1 ° CAFE � II 11-1 afrh II II I o II1 PLAN AAZ-34 I • o t 1 II II PLAN AZ 33 , . ® m°1L I®I 1 1 1 m � 1/ I� H111�---���u111� e IR IIS • ° II Y �� II PLAN AAZI 35 pp �- 0 ®� difad /1 1 H_ 2 • ' PLAN AZ-34 GRAND STAIR II /� - II REAR LOBBY FRONT LOBBY PF PORTE COCHERE -- A-A 7 II A A a �� �� A41 U A4I -- II �1 1 --IkIL 1 03 --I IIS ell --Iit I idai L --i61 _ C) II PLAN AAZ-35 0 0 PLAN AAZ-34 II .. � �/ 0 T—I I II H illi — - o F . __a Vta ' ISI 1�1 o rir I LL I WI H I I I a I HYDRO-T B M/WE101L 1 �E LOP II II PLAN AAZ 315 0 — tOT---- PLAN AAZ 34 61 Z II / \ EXECUTIVE -411010111111 --- I L J � --- rasMARKETING DIRECTOR II , _ II IIt�� o CD 01 o I E II 1E--- 1 --- 1 CII. J—= II II EL B 11 twil = ! N ■ . II- 11 PLAN A-38 H4 ii- i 1 11� Man , El •El 0 0 c M� ............... ! r�' PLAN AA-35 i._ Ls, P r _,_I=1 mai Fiir,i_ . , , i. I_• 1 ___ 14 CORRIDOR s Q—II .1 \ 1 F411, 4 1r 11 0 Tr -FIR" Fig" JANITOR 3,1 3 r, • i A qi_ in_ 11.1611171 J05 NO b 1 illi. gli It, P 3OFR ,, SCA il A Ell El jthems ., — ,-4 ql, MI X 1 _ 0 II AS1-21 S�OUN , rips , ri m‘ r/ Gm- 1 1 1,41 , il it pri II‘ pr 1 Jthems L8 �� ' �' I �' 1 — _= DRAWN BY =_= 1 u-- ii_ '�� ____ .•. ==== 11- ==== 1 ____ � •- ____ eiiiE _ I _ -�� IP p „iE I�� II DNATURRIN IP: in ®. - - ]15 — i• _ = e e v 15 { _ JANUARY 23oi J —_ == ..� 1 ... .1• I — ==L'I �� I SIL _ I COPYRIGHT I I u -- PLANT C-CORNER ___�{___ ? 17 , PLAN AAZ-33 PLAN AAZ-31 PLAN AAZ-31 PLAN AAZ-31 PLAN AAZ-33 �� I E ] REL/IS I ONS a --- I I --- I I --- I I --- I I --- I I H m �� E LI LT. PLAN AAZ-40P PLAN AZ-33 I u�' I PLAN G-33 II PLAN AAZ-31 PLAN AAZ-31 P PLAN AA-31 PLAN AA-31 'w STAIR Al PLAN AAZ 33 1 ___ 1 1 ___ 1 1 ___ 1 1 ___ 1 E --µ-- ] Q PLAN AZI33 L ILOJ_-] i _ _ —,—,—,i FLoOR FLAN Le ®�� �� SCALE I/8" =1'-O" E 1 1 1 1 FIRST FLOOR AREA V • n i u \ iV or .eS .eye® ®eye .eye / UTILITY _\ N / � 4di• � fQ ' FLAN G-342 PLAN G-32 PLAN G-34D PLAN G-342 PLAN G-342 15• .z 1 1 1 1 ACTIVITY ROOM 1®43 SQ FT B \ _i w 2 7.• • a ti- 11.11._._._._. .11.11._._._. .11.11._._._. -- -- -- -- 4V .ma •. ra. . 5,r , , 1 AR erTTT,,, ... vTTT,,v 0.,.. • T TT 3 -� -� j L �- L--�- i V' cr T T T a r T T T - 0 ® ■ 4/ \ STAT pn y/ Pfr \ 0 Orli % \ �,idt • LS!!.P ixPt 1.a.. , 0 i ■� _ II I PLAN A-2451 �� 11:11_ 1111 - I ■�1 �, ®: 1� �o o c o =I ; J } DIRECTOR • / Ti i Ill� - - K--__ - ---- � �� 41/al 10101'Ei M/ iOIILEI\ ELEG O UTILITY � -.-.-.-.-.-.- i � l ��� � /-11, �� II 1 �l 1111_ 011- .1 _ -9-T TT li I II ■ e_-- ¢ --_� rl L ��, ® 1 --�___, G- PLAN AA-33P SITTING AREA �1® ° Isi- _ II 0I 1. J == OII I III L II Ir TI H , 1II T- MED ROOM ft Ad O .0411 1 \ PLAN G-352 PLAN AA-35 PLAN 0-352 PLAN G-35 �I ) 111 O e 1111_ 1111_ 1111_ 1111_ 0 II M 1 ° r kin. I H ELEv PLAN 0-31001 \ I Z 11/4 H .� 1 -- ■ WELLNESS HEALTH SERVICES . ..i II „,,,,. d r......n „......y w n..... W CENTER DIRECTOR o - y o0 N ° . 1® r/ 1 FLAN G-3131. r ' 7 RC1 ■i 1 II 1 1 D C PLAN AA-32W -- — 1 1 0 I o / O , ° ,,, PLAN G-3182I 4/4Th I 10 I T t-i II m „„ i �� (4-7 UTILITY-- kikibr - '\__] - . CARD ROOM 111 ��—J 0N1 0 �r ®® OT ■ iAIR 3 I I ■ E I m 11T® ' 0 , II < I lib PLAN AA-35 0--, �..410 LII v-- E:ror II 0 Vnom moma 11 alm PLAN G-311.1 • 11 RESIgENT 1 I , 1 1111_ LAUNDRY I I PLAN A-38 / 4 I _-LII �� 11 _) II - - II IIIIIIIIII' LI ELEG \ --t=-�__1__�__L I I ■ • Po 1 --- 1 - PLAN A-I 3 I Er f oIZI et 0 �® 0 , II , mB- 01 —IJWI ■ PLAN AA-34 I / ,...... . . . �' :11• - II' ® � 1111_ ............................... ...... H I 1.I 4-33H , II II 1 - ��i RIDG L L L J L . 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LOWER Loser BY rrrrr rrrrr r I 7---- rrrrrrl 0 MEDIA ROOM r_-� I 111%14 II air �N �N rrrrr ___ I X I A licyoN sit„ , 1 ti TOTOI 'Ei 11 TOIILEI� k:y Irrrr \ I • I I , III®I LINEN _o \ 1 -- sTAd1T un LAU, NDiRY--- 1 --- I \ PO e LI L ELEV EQUIP I I 0 L____L p r ' Z 4 MODEL \ / 10 14 \ ELEv i � PID-- lE 4 \ 1 \ 0 N/ 3 \ / 12 10 \ 1a j 2 \ / 13 1— \ le 6`O 1 F LE1) I -- I ( 1 \ RESIDENT STORAGE ` ETC LIP STAIR"i < i _1 Nit i----U 0 r-LL LL r-L fl_L 4 Z a A ''4 __ A A 441 n' V 441 0- 0- s, OQ O O O to U L-7 LL 0 7 � � ILI i—111 0 L .4 V uM LINE OF FLOOR _ WI 4 IL / ABOVE, TYPICAL L L O 0 cri L J015 NO s SCALE s A5 SHOWN E DRAWN 5Y 0 N MURRIN Q DATE 01 JANUARY 2018 COPYRICxNT E v m REVISIONS a 0 0 x m 2 D T 1 T 1 L m I I I y L J L U L n 3 Y o oT 1 I r 1 `\ SASE ENT FLOOR PLANT E I I 1_ L L LI o AS SCALE v8" .� PROJECT INFORMA 110N:_ _F-,,,H,---7- \ _____ H- 1 ��� APPLICANT ]tV" ` � 6.: 1 1 ' ' , /III Hr i `�-� project �`v, 110*Ilk ��"�� OAKMONT SENIOR LIVING �=' `�., �' "F',711.4---7.4,40 r ;Location 9240 OLD REDWn00 HW'Y SUITE 200 � _z � '-`,..$7. --,_`�•`'i �' - / WINDSOR, CA 95492 �� mm �� �-� ,/Moa7PARx (949) 607-6478 uu�l�l 1 ,r�I�I�I}}��PBI1CiiHLL `411‘11(fiii4F-- /W �-uuJLJ Lla!��U-LtllJllll�l.�s� ! �' �'y �� �� f ti rWillCONSUL TANTS• _:_ ���"¢�'"� ��� �� �' � ,i r PROJECT ENGINEER: non m - ' �.� �, a K 1111 � / I J - JENSEN DESIGN & SURVEY, INC. + . '. �yr /� 4. ,: O. of �� i f '140 r 111111 00040011111111111.11.1 1672 DONLON STREET - "•■•n• 1� ` �� r VENTURA, CA 93003 . VIDIN ' tt awl , n e� � CONTACT RICK G/ROUX 805/633-2222 ` . , 1 ist ...1 _ - , . I( t/ / .4./ Orlir i _.,..,_, V 5ploin " PROJECT ARCHITECT :> =4 r . J 1 , „,..,,,,,, 4p# I ,_ /�►�1,* ��� LANDESIGNGROUP fix+ ~ ° � �_ �.� I � � ��� 3344GRAVENSTETN HW'Y N. SEBASTt�POL CA � a� � �. � � "`�`�� - .. ��� 707 829-2580• f. �'� ..�� RETA WALL --JrgIIIP �� ( ) �, ,..116-7:0;1_,_-___------ ,� ��, «��-�,, '��i� gift PROJECT ADDRESS: ' ¢ ___-- \\ 4-. I / Oat 41' 13960 PEACH HILL ROAD Ali /kit ( i f/I 240.0 1F 238.0 TF 250.0 1W 244.0 1F �' r �. 240.80FS 239.9''; ZLI'fNMEMORY CARE COMMUNITY / ':';'•::',.4.-,,, 250.82 FS ;' 250.40 TC ` ,,' :it. ,'Y't^ ;" ;` 249.90 fZ - - ill11101111111b gas' irial�� . 250.80 FS. , ,,,� � ,,,FS/,://40 �, / �.� `.� 250.0 TW ,% ��.;� 1����'C I!♦1 - ------ i ,- , 248.0 7F _ � S• VTC/LAITY MAP / ` �I - ..: -_ _. ,!\PO �, 250.0 TW 45•NI N NOT TO SCALE / ti ~ 251.02 TC 1 104 '� rte' 1 ?51 cc f I. � . 244.0 TF if I '3r.s. / ` ' 251.06 FS / 251.15 FS i 250.54 FS 250.52 FS// \ ((,/� � 250.49 FS�� 251.33 TO \\s'w ' ► ` 1, •250.83 FSroar LEGEND is, iforii ,4 A / / 7 A 250.09 A k%249.59 FL r-.\ /�I / 4tv250.97 FS \� 250.0 7W EX/STING ?,q�� 251.15 fF 248.0 17 IlSEWS'-4' • / / o ; .� °�:�, � STORM DRAIN r rwA - . , LAND USE DATA._ w WATER 251.53 FS 25125TC A.P.N.: 512-0-440-025�. f� /1/" ) AW ABANDONED WATER A 251.15 FS / 250.58 FS 24536 FS • ' ► 251.15 FS , 1 0q JOIN EX. IQ GENERAL PLAN: 1-2 (MEDIUM COMMERCIAL) S alfER - `V Pi I_ 'r / (,, / ♦��:�� �► 250.48 FS 250.38 TC ` ,I G GAS ZONING.• SP92-1. CARLSBERG SPECIfTC PLAN wt��i� ■ 249.88 FL I► a etirw - TELEPHONE �� �� ki SIZE OF PARCEL: 2.78 ACRES 250.12 TC - 250.67 TC '�MP_IMMIN! • 251.16 TC ��� i 0 C�1MUN/CA110N 249.62 fZ )1 250.17 FS ''12'''0.'•;.- x: 250.66 FS •�'E •.O.C. oHE - OVERHEAD ELEC. ---- 251.45 TC 1 2.,>„,,,6% JAN EX. EXlS71NG_STRUCTURES:. 111, o 250.95 FS mh 248.19 TC ',�� off OVERHEAD GUY INRE 249.08 TC 247.69 FL �• 248 58 - I �- BUILDING #1 72,689. S.F. E ELECTRIC 250.70 TC 4,11,17 • 7----\\** l k ,251.15 FS 251.15 FS 250.40 TC I 250.20 FS o ii :..,\, TOTAL: 72,689 S.F. ® WATER VALVE • i O , I� 249.90 Fs ;;�/ / g �' -- ��'�•�� 251.05 TC 1 I 4 po WATER HYDRANT 250.55 FS b 11111 PARKING CDUNT I� I I0 STREET LIGHT 251.45 TC - 4.79, Al4 EX. , lin • 250.95 FS 34 TOTAL PARKING STALLS (INCLUDES 2 ADA ACCESSIBLE) 10 1.0 251.49 TC CONTOUR UNE 251 15 FS , 251.16 TC 250.99 FL 10 ENCLOSED PARKING STALLS (INCLUDES 1 ADA ACCESSIBLE) I1 250.66 FS ` 250.00 TC "111111 W _ STREET SIGN _ IMPERVI'DUS SURFACES 24,225 S.F. J'twora I 249.50 FSS A I c ,f X11° 250.70 TC =249.12 7C �/,; - ABBREVIATIONS )/j 250.20 FS 250.56 FS 248.62 FL )iII a ig ( �� FS 'NISH SURFACE 249.33 FL HP - ;FL 0 CONSTRUCTION NOTES Di i ,i■„_ ■ FG f1Nll GRADE L _11._ o o _ �'_-- 248.55 FL /gill` 1. CONSTRUCT 7" MIN/MUM TOTAL PAVEMENT THICKNESS ON 17" AGGREGATE250.70 TC r \ , I INV INVERT 251.63 TC a, 250.70 7C q� 1 250.03 TC 'I '1 ` BASE.jTG Its G!F GRATE ,, / 251.13 FS �ou.�u F5 04y, Vf"� 0.4.E 00 250.20 FS co 1.0.x\ 249.53 FL r' I252.05 TC / 25191 TC249.19 FL p N I'; `' ,� 2. CONSTRUCT 4 THICK P.C.C. SIDEWALK PER A.P. W.A. STD. PLAN 112-1.i / 251.5b FS 24832 FL L coLri 25262 TC T 251.41 FS i I `:' L 3. CONSTRUCT P.C.C. 8 CURB AND 24 GUTTER (A2-8) PER A.P.W.A. STD. EX EXISTING 'y� �� 251.91 TC 1 I. } , 250.94 TC 250.94 TC I I 252.12 FS I; .r I 251.41 FS 251.49 TC 251.49 TC I PLAN 120-1. fZ fZOW UNE 250.44 FS 250.44 FS 250.99 FS 255.08 GFF-o ' r 250.99 FS I GM GAS METER } 1 , -d l IN 4. CONSTRUCT GRADED SWALE PER TYPICAL SECTION 'l , THIS SHEET. r / 255.00 IW 1111r111:': 254.0 1F 260.00 17V 260.00 TW - - � it 5 CONSTRUCT THICKENED PAVING EDGE PER DETAIL "CI THIS SHEET. i 254.0 7F - 254.0 7F �, ��II _ 111 6. CONSTRUCT 6" CONCRETE PAVEMENT OVER 6" AGGREGATE BASE. V z� ill1111II z� III110'IIRillil I //////\ ilitaill- � -tea / 11111%1 IIAINIIIIIIII illt��--imalinisummit in, Il 1 1 III11 1'0 1. v, ii , 11 oe�sr. N.- II\ . ,_. Ili_Ih O A/ N O OFESS I - 3 co ��\0K T 0,� - PRELIMINARY GRADING PLAN Ls L 1672 DONLON STREET 4, o No. C 057289 x 4tIENSEN SHEET VENTURA, CALIF 93003 FOR 30' 15' 0' 30' 60' Exp. 12-31-19 ^� DESIGN PHONE 805/654-6977 r=30' ..r, �, o��,� \ # &SURVEY, INC� FAX 8051654 6979 OAKMONT SENIOR LIVING - MOORPARK GRAPHIC SCALE: 1 =30 OF OCL\E v� www�dscrvil.com 1 PEACH HILL ROAD SCALE: r=30' J.N.: OAKS 5839 MOORPARK, CA DATE 1/10/2018 yOF o DWG NAME 5839PGP.dw COUNTY OF VENTURA STATE OF CALIFORNIA N mi 1 > RESOLUTION NO 2018- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING COMMERCIAL PLANNED DEVELOPMENT NO 2018-01 FOR A 77-UNIT ASSISTED LIVING AND MEMORY CARE COMMUNITY ON A 2 78 ACRE VACANT LOT AT 13960 PEACH HILL ROAD, ON THE APPLICATION OF JAMES M LAWSON, AICP FOR OAKMONT SENIOR LIVING WHEREAS, on April 20, 2018, an application for Commercial Planned Development No 2018-01 was filed by James M Lawson, AICP for Oakmont Senior Living for a 77-Unit Assisted Living and Memory Care Community on an Approximately 2 78 acre vacant lot at 13960 Peach Hill Road, and WHEREAS, at a duly noticed public hearing on June 26, 2018, the Planning Commission considered Commercial Planned Development No 2018-01 , and adopted a resolution recommending approval to the City Council, and WHEREAS, at a duly noticed public hearing on August 1 , 2018, the City Council considered Commercial Planned Development No 2018-01, and WHEREAS, at its meeting of August 1 , 2018 the City Council considered the agenda report and any supplements thereto and written public comments, opened the public hearing and took and considered public testimony both for and against the proposal, and reached a decision on this matter, and WHEREAS, the Community Development Director has determined that this project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32 Infill Projects) of the CEQA Guidelines The proposed development is consistent with the General Plan and Zoning regulations In addition, there is no substantial evidence that the project will have a significant effect on the environment in that the site has already been graded NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS SECTION 1 ENVIRONMENTAL DOCUMENTATION The City Council, based on its own independent analysis and judgment, concurs with the Community Development Director's determination that the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32 Infill Projects) of the CEQA Guidelines The proposed development is consistent with the General Plan and Zoning regulations In addition, there is no substantial evidence that the project will have a significant effect on the environment in that the site has already been graded No further environmental documentation is needed CC ATTACHMENT 4 22 Resolution No 2018- Page 2 SECTION 2 PLANNED DEVELOPMENT FINDINGS Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the City Council makes the following findings in accordance with City of Moorpark, Municipal Code Section 17 44 030 A The site design, including structure location, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the provisions of the general plan, any applicable specific plans, zoning ordinance, and any other applicable regulations in that the project has been designed to comply with the architectural design guidelines of the Carlsberg Specific Plan, B The site design would not create negative impacts on or impair the utility of properties, structures or uses in the surrounding area in that the site design is sensitive to the site and surrounding properties, and C The proposed uses are compatible with existing and permitted uses in the surrounding area in that assisted living is an expected use in the Institutional designation of the Carlsberg Specific Plan SECTION 3 APPROVAL OF PROJECT Based on all of the findings contained herein and all the evidence in the record of this matter, the City Council approves Commercial Planned Development 2018-01 subject to the Standard and Special Conditions of Approval included in Exhibit A (Standard and Special Conditions of Approval), attached hereto and incorporated herein by reference SECTION 4 The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions PASSED AND ADOPTED this 1st day of August, 2018 Janice S Parvin, Mayor ATTEST Maureen Benson, City Clerk Exhibit A — Standard and Special Conditions of Approval 23 Resolution No 2018- Page 3 EXHIBIT A STANDARD AND SPECIAL CONDITIONS OF APPROVAL FOR COMMERCIAL PLANNED DEVELOPMENT PERMINT NO 2018-01 STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Planned Development Permits and Conditional Use Permits as adopted by City Council Resolution No 2009-2799 (Exhibits A and B), except as modified by the following Special Conditions of Approval In the event of conflict between a Standard and Special Condition of Approval, the Special Condition shall apply SPECIAL CONDITIONS 1 All facilities and uses, other than those specifically requested in the application and those accessory uses allowed by the Municipal Code, are prohibited unless otherwise permitted through application for Modification consistent with the requirements of the zone and any other adopted ordinances, specific plans, landscape guidelines, or design guidelines 2 The 10-car garage must be designed in a manner consistent with the main building, including a hipped roof with clay tile Architectural details of the garage must be provided for review and approval of the Community Development Director prior to issuance of Zoning Clearance for plan check 3 The landscape plan must incorporate specimen size trees and other substantial features subject to the review and approval of the Community Development Director, with enhanced landscaping west of the building Where feasible, the applicant shall use native California trees in the landscaping of the project Specific tree type, species, size and location shall be to the satisfaction of the Community Development Director None of the prohibited plants indicated in the Provisionally Acceptable Plant List and the Invasive and Prohibited Plant List contained in the City's Landscape Guidelines may be used in this development 4 All landscaping and irrigation must be installed prior to occupancy 5 The tool shed within the resident's garden must be relocated to the opposite side of the garden, away from Peach Hill Road The exact location will be subject to review and approval of the Community Development Director 6 Lighting fixtures must be architecturally compatible with the buildings and landscaping Security and parking lot lighting shall not be attached to the buildings 24 Resolution No 2018- Page 4 7 Visible roof ladders, equipment, vents, exterior drains and scuppers are not permitted 8 Ground-mounted utility boxes and equipment must be screened with landscaping subject to the review and approval of the Community Development Director 9 All gas, electric, water and any other utility meters or boxes must be screened to the degree allowable by the utility companies, and subject to the review and approval of the Community Development Director 10 All signage must conform to the City's sign requirements and an approved sign program A monument sign may be constructed consistent with the sign requirements and a sign program as approved by the Community Development Director 11 Prior to issuance of a Zoning Clearance for plan check, the parking plan shall be redesigned to relocate the parking space closest to Peach Hill Road to the parking area on the southeast side of the building (closest to the 10 car garage) Landscape diamonds for the planting of trees shall replace the landscape "finger" at the rate of one diamond for every four parking spaces 12 Prior to the issuance of a certificate of occupancy of the building, the applicant shall provide documentation and a plan (including any necessary easements) for the maintenance of the 2 02 acre Spring Road open space lot (Parcel OS-1 , Tract 4974) adjacent to this property Any existing prohibited plants within this area must be removed as part of the landscape and irrigation plan 13 The applicant shall not protest the formation of an Assessment District "Back-Up District"] to fund future City costs, should they occur, for the maintenance of the rear slope facing Spring Road, parkway landscaping on all public street frontages, median landscaping or drainage improvements previously maintained by a Private Responsible Party and then assumed by the City If a Back-Up District is formed, it shall be the intent of the City to approve the required assessment each year, but to only levy that portion of the assessment necessary to recover any past City costs or any anticipated City costs for the following fiscal year In the event the City is never required to assume the maintenance of any such improvements maintained by a Private Responsible Party, the amount of the annual assessment actually levied upon the affected properties would be minor amount, possibly zero The City shall administer the annual renewal of the Back-Up District and any costs related to such administration shall be charged to the Fund established for such district revenues and expenses The aforementioned backup district may include the landscape setbacks including an irrevocable access easement given to the City 14 During construction, perimeter lighting must be installed at a minimum of 150 foot intervals and at height not less than fifteen (15) feet from the ground The light source used must have a minimum light output of 2,000 lumens, be protected by a vandal resistant cover, and be lighted during the hours of darkness 25 Resolution No 2018- Page 5 Construction lighting is subject to review and approval of the Community Development Director and Chief of Police 15 Prior to the commencement of construction, including grading, fencing not less than six (6) feet in height, which is designed to preclude human intrusion, must be installed along the perimeter boundaries of the construction site and shall be secured with chain and Fire District padlocks for emergency vehicle access Alternatively, a uniformed security guard, licensed pursuant to Chapter 11 of the Business and Professions Code of the State, shall be utilized to continually patrol the construction site during the hours when construction work has ceased 16 On-site water detention area(s) may not be so deep, or the sides so steep, as to require fencing, as determined by the Community Development Director and City Engineer/Public Works Director, prior to issuance of a grading permit 17 No specific hours of operation are established for the uses in this project, however, the Community Development Director shall have the authority to establish hours of operation through a Permit Adjustment when in his/her opinion limits on hours of operations are necessary to maintain compatibility with the adjacent uses Any exterior maintenance, cleaning, sweeping and landscape work may only be performed between 7 00 a m and 7 00 p m Monday through Saturday 18 Loading and unloading operations are allowed only between the hours of 7 00 a m and 7 00 p m , Monday through Fridays More restrictive hours for loading and unloading may be imposed by the Community Development Director if there are noise and other issues that make the loading and unloading incompatible with the adjacent uses Idling of trucks while loading or unloading is prohibited 19 Final architectural and site plan design and detailing, including parking lot, landscaping and lighting design is subject to review and approval of the Community Development Director The roof material must be of a clay tile material, with the specific tile design and color subject to the review and approval of the Community Development Director to be consistent with the Amended Carlsberg Specific Plan design guidelines 20 Any lighting shall be designed to avoid glare impacts to the properties west of Spring Road and must be in compliance with Chapter 17 30 LIGHTING REGULATIONS of the Moorpark Municipal Code Lighting hours may be imposed in the future by the Community Development Director 21 Non-reflective glass must be used on all exterior walls of the building, with specific glass locations to the satisfaction of the Community Development Director 22 The applicant shall prohibit truck or recreational vehicle parking or storage overnight in the parking lot area Limited truck parking, when in association with a permitted use, is allowed, but in no case shall there be overnight parking 26 Resolution No 2018- Page 6 23 Prior to the issuance of a Zoning Clearance for plan check, the applicant shall submit a fencing/wall plan for review and approval of the Community Development Director for the walls/fencing 24 The elevation on the northwest corner of building, facing Peach Hill Road and Presbyterian Church must be architecturally enhanced to the satisfaction of the Community Development Director prior to issuance of a Zoning Clearance for plan check 25 The applicant shall submit all of the proposed colors, materials and building finish textures for review and approval to the satisfaction of the Community Development Director prior to the issuance of Zoning Clearance for plan check 26 Prior to the issuance of a grading permit, the applicant shall submit a final hardscape plan to include the treatment of the decorative hardscape areas with integral color and texture at all predominant pedestrian areas, and prominent drive aisles 27 Prior to installation of hardscape and building materials, a field check and approval by the Community Development Director is required 28 Air conditioning handling units may be no higher than the lowest parapet on the roof and must be painted the same color as the roofing material There may not be any piping, visible roof ladders, equipment, vents, exterior drains and scuppers or any other exposed equipment on the roof 29 Development Fee Prior to issuance of Zoning Clearance for each building permit, the applicant shall pay the City a Development Fee consistent with the Settlement Agreement requirement for the Amended Carlsberg Specific Plan 30 Mitigation Fee Prior to issuance of Zoning Clearance for each building permit, the applicant shall pay the City a "Mitigation Fee" consistent with the Settlement Agreement requirement for the Amended Carlsberg Specific Plan Institutional uses shall pay on the same basis as commercial and industrial uses, except that institutional uses which are exempt from secured property taxes shall be exempt from the fee 31 Prior to the issuance of the Zoning Clearance for the first building permit, the applicant shall pay to the Community Development Department the Spring Road/Tierra Rejada Road Area of Contribution (AOC) fee The fee shall be paid in accordance with City Council adopted AOC fee requirements in effect at the time of building permit application 32 The applicant shall participate in intersection improvements for Los Angeles Avenue/Spring Road The level of participation shall be to the requirements of the City Council Resolution No 94-1061 Prior to Zoning Clearance approval, a traffic report shall be provided by the applicant to determine the extent of the impact to this intersection 27 Resolution No 2018- Page 7 33 In conjunction with the preparation of precise grading and landscape plans, the sight distance shall be reviewed and approved at project access points per City standards 34 The applicant shall install stop signs, stop bars, and stop legends at project access points 35 The applicant shall provide decorative anti-skateboard devices at several points along seat walls and low benches, subject to the review and approval of the Community Development Director -END- 28