Attachment 5 - PC Packet — Camarillo City Council, November 13, 2024 (part 2 of 2)

RESOLUTION NO. PC 2024-

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF CAMARILLO RECOMMENDING APPROVAL TO

THE CITY COUNCIL OF A REQUEST BY HIJI INVESTMENT
& TFR INVESTMENT COMPANIES , FOR A N AMENDMENT

TO THE VILLAGE AT THE PARK SPECIFIC PLAN
The Planning Commission of the City of Camarillo resolves as follows:

SECTION 1. General Findings. The Planning Commission finds as follows:

A. The Planning Commission has reviewed the request for an amendment to the Village at the Park Specific Plan to change the Specific Plan designation from Mixed Use to Commercial on Parcel A of Lot Line Adjustment 563A of Tract 5753, consisting of 0.94 acres, located south of U.S. 101, between Village at the Park Drive and Westpark Court and allow for drive-through uses within the Commercial Specific Plan designation; B. The City reviewed the project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines”), and the City’s Environmental Guidelines (“Camarillo Guidelines”; CEQA, CEQA Guidelines and Camarillo Guidelines collectively referred to as “CEQA Regulations”); C. The Director completed review and scheduled a public hearing regarding the request before the Planning Commission on October 15, 2024; D. A Notice of Public Hearing before the Planning Commission was duly given and published in the time, form, and manner as required by law; E. On October 15, 2024, the Planning Commission opened the public hearing to receive public testimony and other evidence regarding the request, including without limitation, information provided to the Planning Commission by the Applicant; and F. The Planning Commission considered the information provided by staff, public testimony, and the applicant. This Resolution, and its findings, are made based upon the evidence presented the Planning Commission at its October 15, 2024 , hearing including, without limitation, the staff report submitted by the Director of Community Development.

SECTION 2. Environmental Review. The amendment to the Village at the Park Specific Plan has been reviewed for compliance with the California Environmental Quality Act (CEQA) and have been found that there are no environmental impacts that cannot be adequately mitigated, and that an Addendum to Final Mitigated Negative Declaration 20 09- 6 has been prepared and approved for the project.

SECTION 3. Project Findings . The Planning Commission , after review of the project, finds:

A. The proposed amendment to the Village at the Park Specific Plan maintains internal consistency with the goals and policies of all elements of the General Plan. The

Resolution No. PC 2024- Village at the Park Specific Plan Amendment

Page 2 of 4 ends

proposed amendment is consistent with the General Plan Land Use Element because the Specific Plan redesignation from Mixed Use to Commercial on 0.94 acres is consistent with the underlying General Plan land use designation of General Commercial.

B. The proposed amendment to the Village at Park Specific Plan is consistent with the Circulation Element, as the backbone infrastructure and streets in Village at the Park were completed in accordance with Tract 5350 and access is currently improved to the 0.94-acre site from Village at the Park Drive and Westpark Court.

C. The proposed amendment to the Village at Park Specific Plan is consistent with the certified 2021-2029 Housing Element, as the 0.94 -acre site will be redesignated from Mixed Use to Commercial and is not identified for future housing development in the Housing Element.

D. The proposed amendment to the Village at the Park Specific Plan is consistent with the Community Design Element, which establishes a design framework for community development, because the proposed amendment includes adding a new Commercial Development Standard requiring the design of drive -through uses to be approved by the Planning Commission under the planned development permit process to ensure new drive- through uses continue to create a functional and attractive community with a distinct sense of place within the Village at the Park Specific Plan area.

E. The proposed amendment to the Village at the Park Specific Plan is consistent with the Recreation Element, as it will have no impact to existing or planned recreational land uses. The amendment to the Specific Plan to redesignate 0.94 acres from Mixed Use to Commercial will facilitate future development that will provide services to visitors of the Pleasant Valley Fields.

F. The proposed amendment to the Village at the Park Specific Plan is consistent with the Safety and Noise Elements, which ensure that the community is protected from natural and manmade hazards , because the proposed redesignation of 0.94 acres from Mixed Use to Commercial will occur within the same boundaries that is already designated for development and is located outside of the Camarillo fault setback area.

G. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City, as the 0.94 acre site proposed to be redesignated from Mixed Use to Commercial will continue to be developed consistent with the underlying General Commercial General Plan land use designation and; H. The site is physically suitable for the requested land use development as the project site is an infill site that has been previously graded as part of the 2004 certified grading plan as part of an overall approved Village at the Park Master Tract 5350.

I. The proposed project has been reviewed in compliance with CEQA.

Resolution No. PC 2024- Village at the Park Specific Plan Amendment

Page 3 of 4 ends

SECTION 4. Recommendation of A pproval of an Amendment to the Village at the Park Specific Plan. The Planning Commission recommends approval of an amendment to the Village at the Park Specific Plan, based on the above findings, and as depicted in Exhibit A.

SECTION 5. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the Planning Commission’s intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 6. Reliance on Record. Each and every one of the determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 7. Limitations. The Planning Commission’s analysis and evaluation of this matter is based on the best information currently available. It is inevitable that in evaluating the matter that absolute and perfect knowledge of all possible aspects of the matter will not exist. One of the major limitations on analysis of the matter is the Planning Commission’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the lim itations on the City’s ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 8. Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Resolution’s effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 9. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the Planning Commission intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.

SECTION 10. Electronic Signatures . This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 11. Office of Record. The record of proceedings upon which this decision is based is located in the Department of Community Development, which is the office of record for the matter.

SECTION 12. Effective Date. This Resolution is effective upon adoption.

Resolution No. PC 2024- Village at the Park Specific Plan Amendment

Page 4 of 4 ends

SECTION 1 3. The Planning Commission Chair, or presiding officer, is hereby authorized to affix their signature to this Resolution signifying its adoption by the Planning Commission of the City of Camarillo, and the Planning Commission Secretary is directed to attest thereto.

APPROVED AND ADOPTED on October 15, 2024 , by members of the Planning Commission voting as follows:

AYES:

NOES:

ABSENT:

ABSTAIN:

Chair

Secretary

Copy: Community Development Department
General Services Department (Information Systems Division) Dennis Hardgrave (applicant)

at
illage the
Specific Plan

EXHIBIT A
City of Camarillo

VILLAGE AT THE PARK

SPECIFIC PLAN
Prepared by:

City of Camarillo
Department of Community Development
601 Carmen Drive
Camarillo, California
Impact Sciences
Agoura Hills, California
Development Planning Services
Camarillo, California
Approved by City Council
Resolution No. 2001-15
Adopted on October 10, 2001
Amended September 26, 2013
Resolution No. 2013-100
Amended _____________ , 2024
Resolution No. 2024-______

TABLE OF CONTENTS
Section Page

1.0 INTRODUCTION

1.1 Purpose of the Specific Plan ................................................................................................. 1-1

1.2 Community Setting .................................................................................. .............................. 1-1 1 .2 .1 Location and Physical Setting .................................................................................. 1-1

1.2.2 Existing Land Uses and On-site Characteristics ...................................................... 1-3 1 .3 Objectives of the Specific Plan .............................................................................................. 1-7 1 .4 Authority ................................................................................................................................. 1-8

1.5 Relationship to The City of Camarillo General Plan .............................................................. 1-9

1.5.1 Jurisdictional Boundaries and Policies ..................................................................... 1-9

1.6 Organization of the Specific Plan .......................................................................................... 1-9

2.0 DEVELOPMENT PLAN

2.1 Introduction ............................................................................................................................ 2-1

2.2 Land Use Plan ....................................................................................................................... 2-2

2.2.1 Approved Project ...................................................................................................... 2-2

2.3 Proposed Zone Classifications .............................................................................................. 2-4

2.3.1 Zone Classifications ................................................................................................. 2-4

2.4 Utility Master Plans ................................................................................................................ 2-4

2.4.1 Potable Water System ............................................................. ................................. 2-4

2.4.2 Wastewater System ................................................................................................. 2-4

2.4.3 Storm Water Drainage ..................................................................... ......................... 2-6

2.4.4 Natural Gas .............................................................................................................. 2-6

2.4.5 Electricity ....................................................... ........................................................... 2-6

2.4.6 Communication ........................................................................................................ 2-6

3.0 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES

3.1 The Vision: Primary Design Objectives for the Specific Plan Area ....................................... 3-1

3.1.1 Promote the "Small Town" Im age ............................................................................ 3-1

3.1.2 Provide Pedestrian-Oriented Design ........................................................................ 3-2

3.1.3 Provide Pedestrian-Oriented Public Realm .............................................................. 3-2

3.2 Design Guidelines and Development Standards ................................................................... 3-3

3.2.1 Consistency with the City's Heritage Zone ............................................................... 3-4

3.2.2 Institutional Uses ...................................................................................................... 3-4

3.2.3 Commercial Uses ..................................................................................................... 3-6

3.2.4 Mixed Use Planning Areas ....................................................................................... 3-9

3.2.5 Residential Areas ...................................................................... ............................. 3-12

3.2.6 Sports Park Planning Area ..................................................................................... 3-36

3.2.7 Open Space/Water Detention Areas ........................................... ........................... 3-36

3.2.8 Sign age .................................................................................................................. 3-38

3.2.9 Landscape Regulations .......................................................................................... 3-40

3.2.10 Walls and Fences ................................................................................................... 3-52

3.2.11 Mailboxes ............................................................................................................... 3-53

3.2.12 Lighting ................................................................................................................... 3-53

3.2.13 Curbs and Sidewalks ............................................................................................. 3-54

3.2.14 Enhanced Paving .............................................................................. ..................... 3-54

3.2.15 Standards ............................................................................................................... 3-54 Table of Contents Village at the Park Specific Plan
City of Camarillo - 2024
Section

4.0 IMPLEMENTATION
TABLE OF CONTENTS (continued}
Page

4.1 Required Approvals and Actions .......................................................................................... .4-1

4.2 Phasing .................................................................................................................................. 4-1

4.3 Development Review Process .............................................................................................. .4-2

4.4 Specific Plan Administration ................................................................................................. .4-2

4.4.1 Administration ........................................................................................................... 4-2

4.5 Development Agreements .............................................................. ...................................... .4-4

4.5 Mitigation Monitoring and Reporting Program ...................................................................... .4-5

LIST OF FIGURES
Figure Page
1-1 Regional Location ............................................................................................................................. 1-2 1-2 Project Site Location ................................................................................................ ......................... 1-4 1-3 Surrounding Land Uses .................................................................................................................... 1-5 1-4 Existing Project Site Parcels ............................................................................................................. 1-6 2-1 Approved Project Land Use Plan ..................................................................................................... 2-3 2-2 Proposed Zoning .............................................................................................................................. 2-5 High Density Character ................................................................................................................... 3-24 Traditional Neighborhood Character .............................................................................................. 3-28 Medium Density Character ............................................................................................................. 3-29 Architectural Styles ................................................................................................... 3-33 through 3-35 Typical Roadway Cross Sections ............................................................................. 3-43 through 3-48

LIST OF TABLES
Table Page
2-1 Statistical Land Use Summary - Approved Project .......................................................................... 2-2 3-1 Master Plant Palette ................................................................................................. 3-56 through 3-57 APPENDIX A - Resolution of Approval & Attachments 2001
APPENDIX B - Resolution of Approval & Attachments 2013 APPENDIX C - Resolution of Approval & Attachments 2024 Village at the Park Specific Plan
City of Camarillo - 2024
Table of Contents
ii

1.0 INTRODUCTION

1.1 PURPOSE OF THE SPECIFIC PLAN
The Village at the Park Specific Plan (Specific Plan) provides the City of Camarillo with a comprehensive planning program to direct the orderly development of the Village at the Park site. The Specific Plan provides a conceptual land use plan, regulations, guidelines and programs to ensure that this area of the City is developed in a manner consistent with the goals, objectives, principles and policies of the City of Camarillo General Plan (referred to in this document as the General Plan).

The Specific Plan allows development of a wide variety of residential, commercial, recreational, and institutional uses within the 334.37-acre Specific Plan Area. The regulations and guidelines contained in this
Specific Plan will ensure that these uses, and the associated infrastructure elements and public spaces,
are planned and designed in an integrated manner.

This Specific Plan has been prepared in accordance with the requirements of the California Government Code (Sections 65450 through 65457) and addresses all issues and topics specified in the code. A key function of the Specific Plan is to reduce the need for subsequent master planning and environmental review procedures as the project area is developed. The Specific Plan fixes the general layout and configuration of streets, and defines the land uses allowed in the Specific Plan Area. At the time of subdivision of land, subdivision maps will precisely fix the boundary of the land uses, the location of streets, and the configuration of residential lots.

1.2 COMMUNITY SETTING

1.2.1. Location and Physical Setting
As illustrated in Figure 1-1, the proposed project site is located in the southeastern portion of the City of Camarillo,
in the County of Ventura. U.S. Highway 101 divides the city along an east-west alignment. The City is surrounded by pockets of unincorporated County land, beyond which lay the City of Thousand Oaks further to the east, the City of Ventura further to the west and the City of Oxnard further to the southwest.

A variety of land uses, such as agricultural, commercial, office, industrial and residential, occur in the City of Camarillo. Agricultural uses are typically found in the southern portion of the City and are comprised primarily of row crops including a variety of vegetables and fruits. Commercial and office Chapter 1 - Introduction Village at the Park Specific Plan City of Camarillo - 2024 1-1
I
\
(
PIER POINT BA~ . ..____,,..-.,-.
\
; MONTALVO
\
\
HOLLYWOOD 13'EACH
\ .
\

HOLLYWOOD-BY THE-SEA
·•
FOREST
SILVl=:R STRAN D~:~., ~8~~EME
"-

2.5 0 2.5 5
-SCAL~ IN MILES

SANTA PAULA
SOMIS
Kem Count,·
··-·•-i
Lo.rA11gdcs C,,11my
Sespe
Condor
Sw1efttt/1';'r· .

MOORPARK
• MOORPARK
ACRES
• SIMI VALLEY • SANTA
SUSANA
• VEN TU PARK .. .,-••-··-••--■-
FIGUREl-1
~~--------------------R_e_g_i_on_a_ l _L_oc_a_ti_o~n I
37-24•04/01 VILLAGE AT THE PAR K • Specific P lan
uses generally occur along major arterials, such as Ventura Bouleva rd, Carmen Drive, and Arneill Road.

Industrial uses are generally located along the railroad right-of-way in the central and eastern portions of the City and consist of manufacturing, research and development, and agricultural industry. Residential uses are located throughout the city, but most units by percentage occur north of the Ventura Freeway.

Vehicular access to the City of Camarillo is obtained primarily from the Ventura Freeway (U.S. Highway 101 - located directly north of the project site), State Highway 118 (located approximately 2.5 miles north of the site), and State Highway 34 (located approximately 0.5 miles west of the site). Local vehicular, pedestrian, and bicycle access to the project vicinity is provided by Petit Street which is a two-lane local street, and Pleasant Valley Road which is currently a two-lane primary arterial along the southern project boundary. West of the site, Pleasant Valley Road widens to provide four lanes.

The proposed project site is located south of U.S. Highway 101 between Pleasant Valley Road and Lewis Road as illustrated in Figure 1-2. Land uses in the immediate vicinity of the proposed project site are identifiee-i-A Figure 1-3. As shown, the proposed project site is bordered on the north by U.S. Highway 101Nentura Freeway, on the south by Pleasant Valley Road, on the east by the Lamplighter Mobile Home Park (zoning designation MHP: Mobile Home Park), and on the west by light industrial uses (zoning designation M1: Light Manufacturing) that includes the Imation manufacturing facility and a business park.

The site includes a segment of Petit Street. Also shown in Figure 1-3 are single family homes located further to the east of the site, and single family homes and agricultural uses (zoned M1) located further to the west and south. All land south of Pleasant Valley Road is located within unincorporated portions of Ventura County and is in agricultural production.

The project site is within the boundaries of the City of Camarillo and not within an area subject to CURB/SOAR voter approval.

1.2.2. Existing Land Uses and On-site Characteristics
The proposed project site encompasses the five contiguous properties totaling 334.37 acres of land illustrated in Figure 1-4. It's topography is relatively flat with the total relief on th e site ranging from about 15 to 18 feet above mean sea level. The highest point is located within the right-of-way of Petit Street and the lowest point is located within the drainage culvert in th e southern pa rt of the site. The site is highly visible from U.S. Highway 101, Pleasant Valley Road, and the adjacent Lamplighter Community.

Chapter 1 - Introduction Village at the Park Specific Plan City of Camarillo - 2024 1-3
09/2024

PROJECT
SITE
LEWIS RD.RES.

RESIDENTIAL
IND.

IND.

LT.
09/2024
09/2024
PARCEL
5 4.86 ac.
09/2024
The project site has historically been cultivated with spinach, lettuce, strawberri es, and broccoli by various tenants. Over the years there have been fluctuations in the types, amounts, and net revenue of the crops cultivated at the site; although the primary crop cultivated in recent years has been strawberries.

The majority of the project site is designated as Prime Farmland. Smaller areas located in the north central and southeastern portions of the site are designated as Farmland of Statewide Importance.

Development on the site is limited two farmhouses, a farm equipment storage area, and landscape trees located in the north-central portion of the site along Petit Street. The City of Camarillo General Plan Land Use designation for the site is Agriculture. The City's Zoning Code designation for the site is AE - Agriculture Exclusive.

1.3 OBJECTIVES OF THE SPECIFIC PLAN
The project applicant and City of Camarillo have established objectives for the project and Specific Plan.

These objectives respond to the exis-t+Ftg physical setting of the Specific Plan area and surrounding areas as well as the City of Camarillo General Plan. The City's objectives for the Specific Plan are as follows:
• To create a pe destrian-oriented residential and commercial community incorporating traditional neighborhood planning principles.
• To establish a collection of linked neighborhoods featuring high architectural design character and quality of construction, extensive landscape/tree planting and a strong sense of place. • To provide a location for a 55-acre youth sports park benefiting the entire City of Camarillo. • To meet a variety of the future housing needs of the City of Camarillo in a location that is an infill property within the existing City limits and within the City CURB limits. • To develop at densities that provides for an appropriate housing and land use mix but does not adversely impact surrounding infrastructure or existing neighborhoods. • To provide a location and substantial funding for an elementary school to serve the southeast portion of the City of Camarillo.
• To provide a location for a family YMCA from which it can serve physical and social needs of a diverse cross-section of Camarillo residents.
• To create an acceptable separation between agricultural land uses south of the site and existing plus proposed residential land uses by means of an open space buffer along Pleasant Valley Road. • To complete build-out of Pleasant Valley Road along the project frontage, providing additional roadway capacity to serve the California State University, Channel Islands (CSUCI) campus and regional needs.

Chapter 1 - Introduction Village at the Park Specific Plan City of Camarillo - 2024 1-7
• To provide improved vehicle access for the Lamplighter Mobile Home Community by means of a traffic signal-controlled intersection at Pleasant Valley Road. • To provide neighborhood retail services to serve the local residents as well as a Highway Commercial/Hotel site to serve regional tourist needs and provide local jobs and sales tax/fee revenue.

1.4 AUTHORITY
California Government Code Section 65450 gives a legislative body the authority to prepare a Specific Plan for the systematic implementation of the General Plan for all or part of the area covered by the General Plan. As outlined in the Government Code Sections 65451-65452, specific plans are to contain a text and diagram or diagrams specifying:

The distribution, location, and extent of land uses;
the distribution, location, and extent of major infrastructure improvements needed to support the land uses described in the plan (for this project, a detailed infrastructure plan will be prepared subsequent to the Planning Commission's selection of a land plan); development standards and criteria;
a phasing plan (also to be prepared following selection of a land plan); a program of implementation measures;
a statement of the relationship of the Specific Plan to the General Plan; and any other subjects which are necessary or desirable for the implementation of the General Plan.

After it is adopted (either by ordinance or resolution), a Specific Plan supplements existing zoning regulations and has an effect similar to the local General Plan. For example, the State Subdivision Map Act requires the legislative body to deny approval of a tentative or final subdivision map if it is not in substantial conformance with the applicable Specific Plan. In addition, a development agreement between a municipal body and a developer/applicant cannot be approved unless the legislative body finds the agreement is consistent with the General _Plan and any applicable Specific Plan.

Chapter 1 - Introduction Village at the Park Specific Plan City of Camarillo - 2024 1-8

1.5 RELATIONSHIP TO THE CITY OF CAMARILLO GENERAL PLAN
The City of Camarillo General Plan guides development of the City. The General Plan includes the following elements: Land Use, Circulation, Scenic Highways, Housing, Recreation, Open Space and Conservation, Community Design, Safety, and Noise. A primary component of the Land Use Element is the Land Use Map, which designates the land use classifications and land use patterns intended to achieve the City's overall land use objectives.

The current General Plan Land Use Map designation for the Specific Plan area (i.e., Agriculture) would be amended at the time the Specific Plan is adopted. Land use designations proposed for the site include:

Low Density Residential, Low-Medium Density Residenti al, Medium Density Residential, and High Density Residential, Highway and Village Commercial, Open Space, Recreational and Institutional uses.

Proposed zoning designations for the site would be consistent with theses General Plan land use designations.

A map illustrating proposed General Plan and Zoning designations for the site is provided in Section 2.0 of this Specific Plan.

1.5.1. Jurisdictional Boundaries and Policies
The entire Specific Plan Area is located within the corporate boundary of the City of Camarillo. In 1998, the City of Camarillo adopted a SOAR Ordinance which created a City Urban Restriction Boundary and placed it on the ballot in November 1998 for voter approval. This City Urban Restriction Boundary (CURB) was approved. The purpose of the CURB is to create a boundary defining the area in which urban development will be allowed through the year 2020, the horizon year for the City's General Plan. Through the year 2020, the City of Camarillo will restrict urban services and land uses to land located within the CURB. The Specific Plan area is located within the City's CURB, and development of the area is consistent with this ordinance.

1.6 ORGANIZATION OF THE SPECIFIC PLAN
The organization of the Specific Plan and the directions for its use are defined below.

Chapter 1: Introduction. The introduction provides background information and outlines the intent and structure of the Village at the Park Community and this Specific Plan, and establishes the regulatory authority of the Plan and its relation to other regulatory documents.

Chapter 1 - Introduction Village at the Park Specific Plan City of Camarillo - 2024 1-9
Chapter 2: Development Plan. This chapter defines the pattern and intensity of land uses allowed in the Specific Plan area, the planned open space network, and th e utility networks planned to serve the allowed land uses.
• Chapter 3: Development Standards and Design Guidelines. This chapter includes site Development Standards, Design Guidelines, and Landscape Regulations.

Chapter 4: Implementation. This chapter defines the policies and programs to be used to implement the Specific Plan.

Chapter 1 - Introduction Village at the Park Specific Plan City of Camarillo - 2024 1-10

2.0 DEVELOPMENT PLAN

2.1 INTRODUCTION
As part of the planning process four land use concepts were originally considered for the Speciﬁc Plan.

The Proposed Project was prepared and submitted by the project applicant while the three development alternatives were prepared by the City. After Planning Commission review and City Council action, the ﬁnal land plan was adopted in October 2001. The “hybrid” plan represents the components of the applicant’s plan while incorporating some of the design features of the alternative plans.

The Speciﬁc Plan has been amended several times in subsequent years, including the addition of 4.86 acres of the former Imation Industrial site added to the planning area in 2004. Additional signiﬁcant land use changes between 2001 and 2012 included redesignation of the Camden project along Village Commons Boulevard from Medium Density to Low Medium Density; Tract 5350, Lot 21 was amended to Medium Density Residential; Tract 5350, Lot 2 was amended from CPD to CMU (Mixed Use).

In 2013 a Speciﬁc Plan Amendment was approved revising the land use designation for the undeveloped portions of Tract 5655, west of Village at the Park Drive to High Density Residential. An Addendum to the Speciﬁc Plan was approved by the City Council and is included as Appendix B to this Speciﬁc Plan document. The Addendum provided details of the Speciﬁc Plan amendments which had occurred between 2001 and 2013, concluding that the Speciﬁc Plan Addendum met the legal requirements for speciﬁc plan amendments as established under Section 65450 (and following) of the California Government Code. A Supplemental environmental document was certiﬁed as a part of the 2013 Addendum & Speciﬁc Plan Amendment.

The 2024 Speciﬁc Plan Amendment addresses the applicant-requested change of zone for a portion of the approved Tract 5753, located on the east side of Village at the Park Drive adjacent to the US 101 ramps. The Zone Change and Speciﬁc Plan Amendment would be to re-designate a 0.94-acre parcel in the northwest corner of Tract 5753 from CMU to CPD (Commercial Planned Development) and to amend the Speciﬁc Plan to allow for drive-through food service use on the subject parcel. The Speciﬁc Plan Amendment process includes a CEQA Addendum to the Village at the Park certiﬁed EIR. The Addendum found that the proposed changes produced no new project impacts. This Speciﬁc Plan document has been updated to reﬂect the applicant-requested changes. Land Use exhibits and tables have been updated to reﬂect all prior Speciﬁc Plan Amendments, including the graphic representation of the 0.94- acre CPD parcel within Tract 5753. Table 2-1, Land Use Summary, reﬂects all prior and 2024 updates. The 2024 CPD Amendment falls within the overall “Village Commercial Mixed Use & CPD” category on Table 2-1.

Vill
age at the Park Speciﬁc Plan Chapter 2 – Development Plan City of Camarillo – 2024 2-1
2-2
Village at the Park Specific Plan 2024 Update
UPDATED TABLE 2-1 [REPLACES EXISTING PAGE 2-2]
LandUse NetAcres
Residential
LowDensity 150.10 685.00 units
LowͲMediumDensity 14.42 90.00 units
MediumDensity 10.05 175.00 units
HighDensity 19.95 285.00 units
Subtotal: 194.52 1,235.00 units
Commercial

3.55 50,000.00 sq. ft.HighwayCommercial
VillageCommercial(MixedUse) & CPD (2024) 13.51 200,000.00 sq. ft.

Subtotal: 17.06 250,000.00 sq.ft.

Public
CommunitySportsParkSite 55.00
ElementarySchoolSite 10.00 33,000.00 sq.ft.

PerimeterGreenbelts/DetentionAreas 15.33
Subtotal: 80.33 33,000.00
QuasiͲPublic
PrivateNeighborhoodRecreationAreas 6.00
YMCASite 5.00 54,450.00 sq. ft.

InstitutionalUse 3.00 39,200.00 sq. ft.

NeighborhoodRVStorage 3.50
Subtotal: 17.50 93,650.00 sq.ft.

Streets/RightͲofͲWay
ArterialBoulevards 24.96
SiteTotal: 334.37
VillageattheParkSpecificPlanUPDATE Chapter2ͲDevelopmentPlan CityofCamarilloͲ 2024 2Ͳ2

2.2LANDUSEPLAN

2.2.1ApprovedProject(2013Update & 2024 CPD Amendment) The 2024UpdatedApprovedProjectillustratedinFigure2Ͳ1providesavarietyoflandusesonthesitewitha communitysportsparkasafocusoftheproject.Itwasdesignedtoallowphasedevelopmentwithoutaffecting thethreeexistingparcelboundaries(Figure1Ͳ4)inSection1.0,Introduction.Astatisticalsummaryofthe2024 UpdatedProjectlandusemixisprovidedinTable2Ͳ1.

Table2Ͳ1
StatisticalLandUseSummaryͲApprovedProject(Updated2024) Development
Potential
Pleasant Valley Road
Lewis Road
Dawson Rd.

Petit St.

City of Camarillo
Low and
Low Medium
Density
Medium Density High Density Mixed Use Commercial
Pleasant Valley Road
101 Freeway
YMCA
School
Park
Inst.

VILLAGE AT THE PARK

LAND USE PLAN
Amended 2024

2.3 PROPOSED ZONE CLASSIFICATIONS.

2.3.1 Zone Classifications
Figure 2-5 defines zoning classifications proposed within the Specific Plan area. The City of Camarillo would administer the plan as an amendment to the existing AE-Agricultural Exclusive Zoning Code designation. This plan defines development standards that shall be applied to future individual developments with in the plan area. The standards set forth herein supercede the requirements found in the City of Camarillo Zoning Ordinance. In those categories where the plan does not establish or define standards, the standards of the underlying zone as set forth in the City of Camarillo Zoning Ordinance shall apply. However, this plan may further specify development regulations that are not addressed in the Zoning Ordinance.

2.4 UTILITY MASTER PLANS
This section presents the master plans for utility improvements. The precise location and size of the water and sewer lines may be modified as part of the subdivision map process.

2.4.1 Potable Water System
Potable water is provided to the Specific Plan area by the Camarillo Municipal Water Department through 10- to 12-inch diameter water mains in Petit Street, Pleasant Valley Road, and Constitution Avenue.

There is also a 12-inch waterline along the eastern boundary of the Specific Plan area. The approved uses would receive potable water through a looped distribution system that would connect with the 12-inch water mains in Petit Street, Pleasant Valley Road, and along the eastern boundary of the Specific Plan area. The existing 12-inch water main in Pleasant Valley Road would connect with the existing 12-inch water main along the eastern boundary Specific Plan area, while within the Specific Plan area, there would be 10- and 12-inch water mains to serve the approved uses.

2.4.2 Wastewater System
Wastewater generated within the City of Camarillo is treated by the Camarillo Sanitary District and the Camrosa Water District at the Camarillo Sanitary District Water Reclamation Plant. Within the Specific Plan vicinity, gravity-flow trunk sewers exist in Dawson Drive, Lewis Road, and along the eastern boundary of the Specific Plan area. There is also a 21-inch sewer trunk located south of the Specific Plan area in Pleasant Valley Road. Wastewater generated within the Specific Plan area would gravity-flow from the through 8- and 10-inch sewers to the existing 21-inch sewer trunk in Pleasant Valley Road where it would gravity flow to Pumping Station No. 2. From this point, sewage would be pumped through existing systems to the water reclamation plant.

Chapter 2 - Development Plan Village at the Park Specific Plan City of Camarillo - 2024 2-4
RPDRPD
25 D.U./Ac.

CMU
O-S
RPD
25 D.U./
Ac.RPD
RPD
10 D.U./Ac.

RPD
10 D.U./Ac.

CPD
CMU
RPD
18 D.U./
Ac.

Single Family Residential (4-5 DU / Ac.)
Residential Planned Development
Commercial Planned Development
Open Space
RPD
CPD
CMU Commercial Mixed Use
OS
Village at the Park Specific Plan
City of Camarillo - October 2001 AMENDED MAY 2013
Chapter 2 - Development Plan
2-5
FFIIGGUURREE 22--22
Proposed Zoning
CMU
2024
CPD

2.4.3 Storm Water Drainage
Storm water occurring within the Specific Plan area would drain to detention basins in the central and or southern part of the site. Runoff from the detention basins would discharge into the existing storm drain system and/or Calleguas Creek. The storm water drainage plan shall be consistent with the provisions of the City of Camarillo Department of Engineering Services Master Plan of Drainage.

2.4.4 Natural Gas
Natural gas service is provided to the Specific Plan area by the Southern California Gas Company via 6- inch high pressure lines in Pleasant Valley Road and Petit Street. The approved land uses would connect to either or both of these existing lines via installation of a regulator station and local distribution lines.

2.4.5 Electricity
Electrical power is provided to the City of Camarillo by Southern California Edison. Above-ground transmission lines are presently located along the southern perimeter of the Specific Plan area along Pleasant Valley Road. The approved uses would connect to these existing lines.

2.4.6 Communication
Telephone Service is provided under contract to the City by Verizon. The existing lines are located both east and west of the Specific Plan area and would be extended to the area to serve the approved uses.

Cable TV service is provided to the City by Verizon and Adelphia. The existing cables are located east of the Specific Plan area and would be extended to the area to serve the approved uses.

Chapter 2 - Development Plan Village at the Pa�k Specific Plan City of Camarillo - 2024 2-6

3.0 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
This section of the Specific Plan contains the overall expectations, design guidelines and the development standards for each of the defined land use types. Gu idelines provide the overall design intent and visual parameters for development and are interpretable. Standards provide additional clarity to the Guidelines by setting numerical and operational limits and are not interpretable.

The contents of this section do not intend to replicate the City's Zoning Code. This plan defines development standards that shall be applied to future individual developments with in the plan area. The standards set forth herein supercede the requirements found in the City of Camarillo Municipal Code, Zoning Ordinance.

3.1 THE VISION: PRIMARY DESIGN OBJECTIVES

FOR THE SPECIFIC PLAN AREA
In preparing the Design Guidelines and Development StaA-eards for this Specific Plan, several examples of viable, beautiful, and lasting neighborhoods were reviewed and evaluated. These neighborhoods are in the communities of Monterey, Carmel, Santa Barbara, Pasadena, and San Marino. All of these examples provide effective and balanced pedestrian-oriented environments and integrated circulation networks and charming architecture which then sets the tone for their overall appeal and ambience.

Upon review, one of the most compelling results of the above examples is that due to their design and simplicity, these neighborhoods tend to come across as "small towns" or, parts of small towns. This is due in large part, to their inherent variety of land uses, the focus on the Public Realm, and the lack of perimeter walls, all interconnected by a hierarchy of circulation routes. As mentioned, these neighborhoods have a pedestrian-friendly environment which is the result of a highly coordinated set of components: architecturally interesting buildings, a variety of building types, orientation to the street, a beautiful Public Realm and, vehicular circulation in balance with pedestrian circulation. These fundamental principles serve as the foundation upon which the following Design Guidelines and Development Standards are based.

3.1.1 Promote the "Small Town" Image
The development scenarios envisioned for the Specific Plan area contain the various "pieces" that are often found in a small town: a village center, a school, YMCA, church, mixed use buildings and, different types of housing all woven sensitively into neighborhoods. The examples that were used in preparing the vision for this Specific Plan area all have that "small town" character, aesthetically and physically. In fact, .the Specific Plan area is roughly 1/3 the size of pedestrian-oriented, "village" or small town type Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-1
communities in California. This character is often referred to as "village-character" but this is not always as easy to convey or implement as "small town-character." Additionally, "village" is a term which can hav� a wide variety of scale associated with it and, as such, tends to not serve as well as a founding principle.

For this reason, "small town" is used in this Plan as it is more easily achievable, clear and the fundamental objective to implementing the vision set forth in this Specific Plan.

3.1.2 Provide Pedestrian-Oriented Design
These Guidelines and Standards reinforce the "small town" image through the emphasis of architecture at the pedestrian level. The examples used to prepare this Specific Plan show that their strength comes from appealing to the pedestrian instead of trying to appeal to vehicular traffic that is moving at different rates of speed.

Exaggerated architectural gestures and trendy techniques are not present in the examples as pedestrian oriented design is based on a direct relationship between the buildings in the neighborhood(s) and the Public Realm. Namely, the buildings orient directly to the adjacent sidewalk and do not turn away from the street and into parking lots. In the case of single-family houses, the buildings are not dominated by garages. For this Specific Plan area, to meet current demands, garages will probably be larger than in the example neighborhoods. However, alternate techniques are available to creatively recess the garages from the front of the house so as not to dominate visually and detract from the overall pedestrian-oriented design of the neighborhood.

In addition to architecture, the example neighborhoods balance the needs of pedestrians and vehicles.

This is accomplished chiefly by an integral circulation network which is based on a hierarchy of routes for the motorist and pedestrian that actually disperse rather concentrate traffic Boulevards, Avenues and Streets.

Too often this hierarchy is realized in name only without utilizing the direct benefits of such a system.

3.1.3 Provide Pedestrian-Oriented Public Realm
The Public Realm is known as the area within the "right of way" for Boulevards, Avenues and Streets.

When these areas balance the needs of vehicles with pedestrians, we tend to want to be in these· areas and not simply "get through" these areas. In this Specific Plan, the Public Realm is not intended to be minimized to a specific area. Rather, it is a fundamental concept upon which the example neighborhoods are based.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-2
These Guidelines and Standards would reinforce the "small town" character by designing pedestrian scaled Boulevard, Avenue or Streets while providing for efficient vehicular circulation. However, efficiency shall not be at the expense of the pedestrian scale. In the example neighborhoods, the pedestrian environment was strong and vehicular circulation was efficient. This is particularly evident in such physical features ranging from the width of sidewalks in relation to the adjacent Boulevard, Avenue or Street, size and location and width of the adjacent tree lane based o n the adjacent Boulevard, Avenue or Street, to the amount of house in relation to the amount of garage as seen from the adjacent Boulevard, Avenue or Street. As seen in the example neighborhoods, the Public Realm always comes first, it is prominent, it varies according to the type of adjacent Boulevard, Avenue or Street, and, it is scaled to the pedestrian by properly proportioning the vehicular area to the pedestrian area.

Due to the relatively flat topography of the Specific Plan area, the network of streets/Public Realm, has few physical constraints. However, in an effort to provide fundamental identity to the development through the Public Realm, the network of streets has purposely been designed to avoid a rectilinear arrangement.

The resulting network of streets/Public Realm, meanders in a variety of manners creating inherent visual interest for the eventual development that will follow and form this community.

Summary
• A street (Boulevard, Avenue or Street) is a circulation mode for people driving, riding and walking that allows access to private uses along its edges. In good streets, the experience is comfortable, safe and aesthetically pleasing to the senses.
• The best streets encourage participation by all. Memorable streets invite us to spend time watching, playing, working and having the opportunity to be together. By using the Public Realm as an amenity, the neighborhoods are even stronger and more visually appealing. • A variety of streets creates the hierarchy needed to properly and efficiently disperse traffic to be able to produce the pedestrian-oriented Public Realm.
• Trees planted at the curb line as well as on-street parking provide pedestrians with a feeling of safety, contributing to the overall ambience of the area. • Orientation of buildings to the Public Realm makes for a pedestrian-friendly environment that is very appealing.

3.2 DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
For each of the land use types (as defined by zone) identified in this Specific Plan area (e.g., Open Space, Commercial, Mixed Use, Residential, etc.), this section first provides the overall design objectives and expectations for the particular land use type and, then identifies the numerical and operational limits for Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-3
development purposes. In presenting the information from general to specific, the reader will gain a more thorough understanding of the requirements and opportunities in this Specific Plan.

3.2.1 Consistency with the City's Heritage Zone
a. Non-Residential Development
Consistent with the Heritage Zone as defined in the City of Camarillo Municipal Code, all non-residential development inclusive of the Town Center shall be in the "Spanish" style of which there are several acceptable interpretations: "Spanish colonial revival, Santa Barbara, Andulasian, Mexican, mission, Monterey or early California."
b. Residential Development
---Residential areas planned as part of the Village at the Park Specific Plan site are outside Heritage Zone boundaries (greater than 1,000 feet from the freeway). Therefore, residential areas may have more of a variety of architectural styles. However, the multi-family component of the Village and the Park Specific Plan should use these criteria as these residential areas are an extension of the "Town Center." Other residential planned as part of the Village and the Park Specific Plan should be encouraged to utilize a blend of heritage zone and other design themes as defined in this Specific Plan.

3.2.2 Institutional Uses
Institutional uses include the church and YMCA site(s) that are components of the Residential zone (R-P D). These uses are permitted with a Conditional Use Permit in this zone and are subject to design review as part of the approval process. Development standards per the City of Camarillo Zoning Ordinance for the • residential zone apply to institutional uses. To provide additional design direction within the Specific Plan area, design objectives, guidelines and development standards for institutional uses are provided below. a. Institutional Design Objectives
Institutional properties and buildings often provide the visual emphasis or interest for a particular area. These are usually the buildings where a certain feeling of permanence or welcome is expressed through the architecture. Consistent with the architecture of these buildings is their physical location in the area. Usually, such buildings command an important setting such as at the terminus of an important street or prominently at a significant intersection. For example, a church with a prominent feature at the end of an avenue.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-4
These buildings are expected to be of a higher level of design than multi-family buildings, houses or the commercial structures. By incorporating these types of buildings into the area in a simple but strong manner, the area will be provided with a visual "punctuation" or highlight that exists in the example neighborhoods used for this Specific Plan.

Summary
• Prominent Location of building on the site
• Non-commercial or residential architecture
• Gathering area to connect entry to Public Realm
b. Institutional Design Guidelines
As described above, Institutional properties and buildings are few (inclusive of the YMCA and church), but are important from a number of perspectives. In terms of design guidelines, the following....gwdelines shall be applied to institutional uses occurring within the Village at the Park Specific Plan area:

1. Buildings and site improvements designed in the authentic Spanish Colonial Revival Style are highly recommended.

2. Individual Fa9ades should generally be limited to 60 feet in length along a Frontage. Building wings may exceed this dimension if designed with architecturally distinct Fa9ades articulated in plan, elevation and massing, each approximately 60 feet or less in length.

3. Projecting architectural elements such as colonnades, arcades and balconies are encouraged, and should include fine materials such as profiled heavy timber and wrought iron.

4. Open colonnades/arcades shall include stone or plaster columns trimmed in stone. Columns shall not be less than 18 inches in any dimension, shall have decorative capitals and bases and shall be spaced at no more than 20 feet on center.

5. Building walls should be detailed as thick walls, with windows substantially recessed. If walls are finished in stucco, it should be "smooth," " steel trowel," "sand" or other approved finish, with accents of fine materials such as stone, cast stone and ceramic tile.

6. Windows and doors should be of a high quality. Aluminum or wood frames with divided lights are highly recommended.

7. The primary buildings should have visible pitched roofs, with high quality roofing material such as clay barrel tile, or concrete tile faithfully simulating that material. The pitch of such roofs should be low and preferably in the 4:12 to 6:12 proportion.

8. Eaves should be detailed with overhangs with exposed rafter tails, or with a profiled cornice.

Gutters should be half round or ogee, and downspouts should be round.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-5
c. Institutional Development Standards

1. Development within Institutional Areas is subject to the development standards associated with the R-1 zone as defined by the City of Camarillo Zoning Ordinance. Additional design standards are r ecommended below to enhance the visual appeal within institutional areas and contribute to the enhancement of the public realm. 1. The primary pedestrian entry should be oriented to the adjacent Boulevard, Avenue or Street.

2. At the corners of a Boulevard or Avenue, the Faqades should be set back 25 to 40 feet from the Frontage Line for a distance of 50 feet from the corner.

3. Lot sizes shall be per the adopted plan. Bui lding setbacks would be subject to the review of the CUP.

4. Side yard building setbacks to residential lots shall be a minimum of 60 feet. Parking lots shall be setback at least 6 feet from any residential lot line. A six (6) foot high masonry separation wall shall be provided.

5. The main Far;ades should be no less than 20 feet in height.

6. Faqades adjacent to, or visible from, any type of Boulevard, Avenue or Street should be fenestrafed with windows and doors.

7. Parking areas shall not be located between the building and the adjacent Boulevard, Avenue or Street. Where parking areas are located on the Frontage, they shall b e screened from the Frontage by a low wall or by continuous maintained hedge of the specified height.

8. Trash recep tacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view by walls matching those of the buildings.

9. Land uses are subject to uses permitted in the Zoning Code but the anticipated uses within the Village at the Park Specific Plan are:
a. Church/Place of Worship
b. YMCA

10. Parking shall be provided for permitted uses in accordance with the provisions of the Zoning Code.

3.2.3 Commercial Uses
Commercial uses include those components of the specific plan area that occur within the Commercial Planned Dev elopment (CPD) zone. Development standards per the City of Camarillo Zoning Ordinance for the Commercial Planned Development zone apply to commercial uses. The intent of the CPD zone is to provide areas for the development of planned commercial areas. To provide additional design direction within the CPD zone in the Specific Plan area, desi gn objectives, guidelines and development standards for commercial uses are provided below.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-6
a. Commercial Design Objectives
Commercial properties and buildings provide the areas for commerce. These properties and buildings are usually expressive of the ownership and/ or tenants. These properties and buildings often provide the visual interest and variety that exists in the example neighborhoods used as a basis to prepare this Specific Plan. This variety is provided in terms of the architecture as well as the visual appointments/details (e.g., signage, lighting, etc.). Commercial planning areas are intended to work with and complement the mixed use planning areas. Visually and physically, where the two planning areas abut, there should be a smooth transition so as not to detract from the Public Realm. Rather, the Public Realm becomes part of the ambience and appeal for the commercial businesses.

Typical of the City of Camarillo, commercial buildings are expected to be primarily in the Spanish Colonial Revival style of which there are several interpretations (i.e., Mediterranean, Andulasian, Mexican, Monterey, Santa Barbara, Mission, etc.). This type of architecture provides a sophisticated and warm backdrop for t_he various businesses that will occur within the buildings. As with the Institutional buildings-.------ the pedestrian's needs are to be as important as the vehicular needs. This balance frequently occurs in the example neighborhoods used for this Specific Plan.

Summary
• Work with the Public Realm to enhance the individu�I businesses • Variety of architecture and facades within the "Spanish" style • Incorporate pedestrian-oriented details
b. Commercial Design Guidelines
As described above, Commercial properties and buildings serve as the backdrop or "setting" for the daily routines of all who operate and use the businesses in the area. Where appropriate, the orientation of the buildings to the adjacent sidewalk in the Public Realm should be emphasized. This planning feature can provide convenient parking for short-term use, decreases the size of the necessary parking lot and, tends to slow the traffic speeds on secondary streets due to ingress and egress needs. In short, this feature can add to the "small town" character upon which the architecture can then enhance. All of this contributes positively toward the pedestrian-oriented Public Realm.

1. Individual Faqades should generally be limited to 75 feet in length along a Frontage. Additionally, facades should not be less than 25 feet in width along a Frontage.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-7

2. Projecting architectural elements such as colonnades, arcades and balconies are encouraged, and should include fine materials such as profiled heavy timber and wrought iron.

3. Building walls should be detailed as thick walls, with windows substantially recessed. If walls are finished in stucco, it should be "smooth," "steel trowel," "sand" or other approved finish, with accents of fine materials such as stone, cast stone and ceramic tile.

4. Windows and doors should be of a high quality. Aluminum or wood frames with divided lights are highly recommended.

5. Buildings should have visible pitched roofs, with high quality roofing material such as clay barrel tile, or concrete til e faithfully simulating that material. The pitch of such roofs should be low and preferably in the 4:12 or 6:12 proportion.

6. Eaves should be detailed with overhangs with exposed rafter tails, or with a profiled cornice.

Gutters should be half round or ogee, and downspouts should be round.

7. Facades should have a height of at least 15 feet.

8. Shade devices such as awnings and canopies should not project more than 4 feet from the face of the fac;;ade and shall be at least 8 feet above the sidewalk.

9. Permanent shade devices such as metal ca nopies need to be considered with the design of the facade.
c. Commercial Development Standards
Development within the Commercial Areas is subject to development standards associated with the CPD zone as defined in the City of Camarillo Zoning Ordinance. Additional design standards are recommended below to enhance the visual appeal within commercial areas and contribute to the enhancement of the public realm.

1. The primary pedestrian entry should be oriented to the adjacent street and the entry Faqade shall be built on the Required Setback Lines.

2. At the corners of a Boulevard, Avenue or Street, the Faqades should be set back 20 feet from the Frontage Line for a distance of 25 feet from the corner.

3. Side yard building setbacks to residential lots, when immediately adjacent, should be a minimum of 10 feet. Parking lots shall be setback at least 15 feet from any residential lot line.

4. The main Faqades shall be no less than 15 f eet in height. Buildings should be no more than 2 Stories or 35 feet in height unless a CUP is approved for a greater height. Building Height is exclusive of architectural features.

5. Facades should be designed to not be wider than 75 feet or narrower than 25 feet.

6. Lot sizes shall be in accordance with the adopted Specific Plan and Zoning Ordinance.

7. Faqades adjacent to, or visible from, any type of Boulevard, Avenue or Street should be fenestrated with windows and doors.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-8

8. Parking areas shall be screened from the Frontage by a low wall or by continuous maintained hedge of the specified height.

9. Trash receptacles, electrica l transformers, and other service elements should be located in areas where parking is permitted and shall be screened from public view by walls matching those of the buildings.

10. On-street parking should be provided in accordance with the Circulation and Landscape Standards of this Specific Plan. These areas are to be clear of the necessary lane(s) for the adjacent Boulevard, Avenue or Street and shall be counted toward satisfying no more than 25 percent of the required parking as set forth in the Zoning Code.

11. Parking should be provided for perm itted uses in accordance w ith the provisions of the Zoning Code.

12. All mechanica
l
and electrica l equ ipment
- including but not limited to air-cond itioning un its, solar panels and antennas - whethe r roof-mounted, ground-mounted or otherwise, shall be complete ly screened from view.

13. Dr iveway entrances shall be detailed as street intersections (e.g., pedestrian crossings, curb returns, street
furnishings, signage, etc.)

14. Land uses are subject to the Zoning Code, but anticipated include the following and requ i
re
planned development permits
Grocery Store
Restaurants
Hotel / Motel
Genera
l Retail
Garden / Nursery
Drive-thru uses are discouraged.

3.2.4 Mixed Use Planning Areas
a. Mixed Use Design Objectives
Mixed-Use properties and buildings provide the areas for people who want an apartment, condominium, office or other type of use immediately above limited commercial businesses or offices. This area also provides for those who want a combination of their house and work/commerce areas on the same lot.

Both of these options are reemerging types across the country and allow for an additional type of housing unit in the area. These properties and buildings tend to reflect more of the commercial aesthetic, especially at street level, while providing access to the residential portion of the unit(s) from the street.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-9
Drive-through uses are allowed, subject to review and approval of the drive-through design by the Planning Commission under the planned development permit process. ------------------------------------------
As with Commercial buildings, at the street level, these properties and buildings are usually expressive of the ownership and/or tenants. However, above the street level, these properties and buildings reflect the residential character of the upper floor(s).

These buildings are expected to be primarily in the Spanish Colonial Revival style of which there are several interpretations (i.e., Mediterranean, Andulasian, Mexican, Monterey, Santa Barbara, Mission, etc.).

This type of architecture provides a sophisticated and warm backdrop for the various businesses that will occur within the buildings. As with the Institutional and Commercial buildings, the pedestrian's needs are to be as important as the vehicular needs for these properties. This was evident in the example neighborhoods used for this Specific Plan.

Summary
• Non-residential on ground floor, residential office or similar above or behind ground floor • Express the ground floor as different but r-el.a-ted to upper floor(s) • Variety of architecture and facades within the "Spanish" style • Work with the Public Realm to enhance the appeal of the business/housing b. Mixed Use Design Guidelines
As described above, Mixed Use properties and buildings are a limited blending of residential and commercial uses and provide a sound opportunity for customers of adjacent or nearby commercial areas to come from directly above the ground floor activity.

The orientation of the buildings to the adjacent sidewalk in the Public Realm is a primary objective for various reasons (e.g., convenience, visibility, vitality of the streetscape, etc.). One of the prevalent features found in the example neighborhoods is the provision of on-street parking for businesses in addition to off-street parking behind buildings. This provides convenient parking for short-term use, decreases the size of the necessary parking lot and, tends to slow the traffic speeds of the Boulevard, Avenue or Street due to ingress and egress needs. All of this contributes positively toward the pedestrian oriented Public Realm. In terms of design guidelines, the following shall be applied to these properties:

1. Individual Fac;ades should generally be limited to 75 feet in length along a Frontage. Additionally, facades should not be less than 25 feet in width along a Frontage.

2. Projecting architectural elements such as colonnades, arcades and balconies are encouraged, and should include fine materials such as profiled heavy timber and wrought iron.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-10

3. Building walls should be detailed as thick walls, with windows substantially recessed. If walls are finished in stucco, it should be "smooth," "steel trowel," or "sand" finish, with accents of fine materials such as stone, cast stone and ceramic tile.

4. Windows and doors should be of a high quality. Aluminum or wood frames with divided lights are highly recommended.

5. Buildings should have visible pitched roofs, with high quality roofing material such as clay barrel tile, or concrete tile faithfully simulating that material. The pitch of such roofs should be low and preferably in the 4:12 or 6:12 proportion.

6. Eaves should be detailed with overhangs with exposed rafter tails, or with a profiled cornice.

Gutters should be half round or ogee, and downspouts should be round.

7. Facades should have a height of at least 15 feet.

8. Shade devices such as awnings and canopies should not project more than 4 feet from the face of the fa9ade and shall be at least 8 feet above the sidewalk.

9. Permanent shade devices such as metal canopies are highly encouraged.

10. Entries to the residential portion of a building should be clearly identifiable but not dominant on the overall fac;ade.

11. Forecourts or dooryards are highly encouraged as a transitional semi-private area between the Public Realm and the fa9ade of the building. Variety among such features is highly encouraged.

These spaces may be defined by a low wall consisting of materials matching those of the associated building and should not exceed 30 inches in height. c. Mixed Use Development Standards
Development within the Mixed Use Planning Areas is subject to the following development standards:

1. The primary pedestrian entry shall be oriented to the adjacent street and the entry Fac;ade shall be built on the Required Setback.

2. At the corners of a Boulevard or Avenue or Street, the Fa9ades shall be set back 20 feet from the Frontage Line for a distance of 25 feet from the corner.

3. Parking lots shall be setback at least 6 feet from any mixed use lot line.

4. The main Fa9ades shall be no less than 20 feet in height. Buildings shall be no more than 3 Stories or 45 feet in height.

5. Fa9ades adjacent to, or visible from, any type of Boulevard, Av enue or Street shall be fenestrated with windows and doors.

6. Parking areas shall not be located between the building and the adjacent Boulevard, Avenue or Street. Where parking areas are located on the Frontage, they shall be screened from the Frontage by a low wall meeting the requirements of a Courtyard Wall (see Glossary) or by continuous maintained hedge of the specified height.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-11

7. Trash receptacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view by walls matching those of the buildings.

8. Provisions shall be made to ensure functional and efficient access by residents and/or tenants of common facilities such as trash, delivery access, etc.

9. On-street parking shall be provided in accordance with the Circulation and Landscape Standards of this Specific Plan. These areas are to be clear of the necessary lane(s) for the adjacent Boulevard, Avenue or Street and shall be counted toward satisfying no more than 25 percent of the required parking as set forth in the Zoning Code.

10. Parking shall be provided for permitted uses in accordance with the provisions of the Zoning Code.

11. All mechanical and electrical equipment - including but not limited to air-conditioning units, solar panels and antennas - whether roof-mounted, ground-mounted or otherwise, shall be completely screened from view.

12. Land uses are subject to the Zoning Code and subject to Planning Commission review and approval under the Planned Development
Permit process. The anticipated uses are:

3.2.5 Ground Floor:

Upper Floor(s):

Retail (limited food establishments; offices, including medical offices) Residential (2 max), Office or similar uses
Uses not allowed in this planning area:

Drive-through uses
Automotive Repair/Storage
Automotive Sales
Residential Areas
Residential uses include those components of the specific plan area that occur within the Residential Planned Development (RPO) zone. Development standards per the City of Camarillo Zoning Ordinance for the Single-Family Residential and Residential Pl anned Dev elopment zones apply to residential uses as appropriate. The intent of the RPD-4U and RPD-5U zones are to provide single-family homes with not more than one dwelling unit and customary accessory buildings on one lot. The intent of the RPO zone is intended to provide residential uses that take advantage of modern site planning techniques. T o provide additional design direction within the Specific Plan area, design object ives, guidelines and development . standards for residential uses are provided below.
a. General Residential Design Objectives
The purpose of the fo llowing Design Guidelines and Development Standards in residential areas is to capture a historic context or period of architecture found in established and viable neighborhoods. In preparing the Design Guidelines and Development Standards for this Specific Plan, several examples of Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-12
strong neighborhoods were reviewed and evaluated for application of the successful practices in this community. These neighborhoods are in the communities of Monterrey, Carmel, Santa Barbara, Pasadena, and San Marino. All of these examples provide effective and balanced pedestrian-oriented environments and contain a variety of architectural styles with the most prevalent being the Spanish Colonial Revival. These styles are generally consistent with the City of Camarillo's Heritage Zone requirements and are encouraged as part of this Specific Plan. As with the previous land use categories, the residential Guidelines and Standards are presented below, beginning from the general to the specific.

Residential uses provide the majority of the development in the Specific Plan area. Within the residential planning areas, a total of four (4) land use categories are allowed and include Low, Low-Medium, Medium and High. Within each of these land use categories, there are several types of development/buildings allowed as permitted by the City of Camarillo Zoning Ordinance. A primary purpose of the RPO zone is to allow flexibility that responds to changing market conditions as well as for achieving a variety of building types within each land use category. A variety of building types contributes significantly towards providing community character through a variety of building types and avoids the feel of a "mass produced" community.

Aesthetically, residential development should be more diverse in style than any of the other land use categories. This is due in large part to the fact that there is more of this development type and that there are opportunities to express certain styles on certain streets. As with the other development and buildings, a fundamental principle here is that the pedestrian's needs are to be as important as the vehicular needs for these properties. This was evident in the example neighborhoods used in preparing this Specific Plan.

Summary
• Four (4) land use categories
• Multiple building types within each of the 4 land use categories • Orientation of the buildings to the street
• Work with the Public Realm to enhance the neighborhood's ambience and appeal b. General Residential Design Guidelines
The following Guidelines apply to all residential development in the Village and the Park Specific Plan area. Also, refer, further to the particular land use category (e.g., High, Medium, Low-Medium or Low) for further guidelines.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-13
Site Planning

1. The orientation of the buildings to the adjacent sidewalk in the Public Realm is a fundamental objective of this Specific Plan and, while it may be obvious for single-family development, it is often overlooked for non-single family development.

For example, in the non-single family development reviewed in the example neighborhoods, one of the prevalent features was a generous and attractive Public Realm.

2. The street configuration should be planned so that the resulting lots and buildings can readily incorporate the most recent solar energy techniques.

3. Lots should be planned and houses should be designed so that the garages of the houses do not dominate the Faqades. The maximum proportion of garage to fa9ade should be 1 /2 garage to 1 /2 fa9ade. In the event that this proportion is not feasible, the garage shall be recessed from the fa9ade by a minimum of 10 feet to make the house portion more visually prominent than the garage.

4. The primary pedestrian entry shall be oriented to the adjacent street and the entry Faqade shall be built on the Required Setback Lines.

5. Faqades adjacent to, or visible from, any type of Boulevard, Avenue or Street shall be fenestrated with windows and doors, including a principal entry to the building. Tne openings should be of vertical proportions, or square.

6. Parking shall be provided for permitted uses in accordance with the provisions of the Zoning Code.

7. The number and size of parking spaces shall be as required by the Zoning Code. Required parking for residences shall be located and designed in conformance with the Development Standards and the Design Guidelines.

8. Corner lots should make use of the side street for garage access wherever possible.

Architectural Details
These Guidelines generally define a range of materials, elements and details that are required for houses, outbuildings, and site improvements on all residential lots within the community and generally apply to all architectural styles defined below.

Not all of the materials, elements and details listed in this General Guidelines sections are consistent with the described Architectural Styles. Upon selection of a style, the available range of such choices is narrowed to ensure the proper execution of the essential qualities of the selected style. In a few cases, the specific requirements for a style may contradict a General Guideline. In case of such a conflict, the requirement for the specific Style shall govern.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-14
Roofs and Massing
• Two-story masses to be accompanied by lower roof elements, unless specifically stated to the contrary for a particular style.

The main Fa<;ades shall be no less than 15 feet in height.

Building roofs shall be gabled or hipped and sloped between 3:12 and 12:12, not to exceed a height of 35 feet.
• Porch roofs shall have a minimum pitch of 3:12, unless specifically stated to the contrary for a particular style.

Overhanging eaves shall be finished with exposed rafter tails or a cornice, in accordance with the requirements for the selected architectural style. The minimum nominal dimension of exposed rafter tails and outlookers shall be 3".
• Skylights shall be flat (non-bubble) only.

Rakes at gable ends shall be terminated with 2x fascia or tile wrapped over such a fascia. • Gutters shall be painted galvanized steel, copper, or painted aluminum. Allowed gutter shapes _..ar:a.half round and ogee.

Roofing materials shall be clay barrel ti le, wood shakes, wood shingles, slate, or concrete or approved, high-quality composite materials faithfully simulating these natural materials. The roofing material for each house or building shall be consistent with the selected architectural style, as specified in the following style sections of these Guidelines.

Doors and Windows
Doors and windows shall be made of wood, vinyl-clad wood, vinyl or metal. • Window openings shall be vertical in proportion or may be square.

Window glass shall be clear glass with not more than 1 O percent daylight reduction (tinting), and shall not be reflective (mirrored).

Windows may have the following accessories: shutters sized to match the openings, opaque canvas awnings (Spanish Colonial Revival style only), and planter boxes supported by visible and decorative brackets.
• Windows and doors may be trimmed in painted wood, brick, stone, or cast stone.

Feature windows (arch, segment, circular, oval) may be provided - no more than one per Fa<;ade is recommended.

Windows should be single-hung, double-hung, or hinged casement. • Windows on Fa<;ades shall have divided lites that are consistent with the selected Architectural Style
Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-15
Walls and Fences
Building walls shall be made of or finished i n stucco, painted wood siding, brick, stone, or approved composite materials faithfully simulating these natural materials.

Garden walls shall be made of or clad with stucco, brick, stone, or block materials faithfully simulating these natural materials. Garden wall materials and colors shall be consistent with the selected architectural style and with the buildings on the lot.

Walls may be trimmed with painted wood, brick, stone or approved cast stone.

Frontage fences may be made of painted or stained wood. Frontage fences should be a maximum of 36 inches in height.

Painted wood picket fences, and stained or painted rail fences, are allowed at the Frontages of lots in the Low and Low-Medium Residential Areas.

Frontage fencing at the side yards of corner lots should match the fence design of the front yard frontage and be located within two (2) feet of the property line.

Rear yard walls and interior sideyard walls shall be made of sacked slump block masonry, plastered concrete block masonry, or fine masonry of any type. Such walls shall be no more than 6 feet in height.

On the ends of blocks, where sideyards front the street, the corresponding fa9ade shall respond to the side or rear yard in an inviting, pedestrian-scaled manner (e.g., secondary entry to house, windows taking advantage of streetscape view, etc.) and no more than 50% of the side yard shall be enclosed by walls.

Gates in wood fences shall be made of wood matching the fence. Gates in masonry walls may be made of wood, wrought iron, or tubular steel faithfully simulating wrought iron.

Mechanical and Electrical Equipment
Colors
All mechanical and electrical equipment - including but not limited to air-conditioning units, solar panels and antennas - whether roof-mounted, ground-mounted or otherwise, shall be completely screened from view.
• Roof and Materials
Natural materials or composite materials faithfully replicating the color and texture of the natural material.

Walls
Deep value "earth" and natural toned colors.

Accents
Traditional and historically correct colors to complement the selected architectural style.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-16
Architectural Style
Five (5) historical Architectural Styles form the basis for these Design Guidelines for the Residential Planning Areas. It is intended that houses within the Residential Community adhere to a coherent set of design features of one of these Styles. The five Styles hav e been selected to allow a wide range of variation in materials and a great deal of invention in architectural design. Through the use of these styles, and careful attention to authentic detailing, the high quality residential character of the community will be achieved. It is not intended, however, that these styles be merged with one another or "reinterpreted" in "innovative" or "flashy" ways.

For each neighborhood, at least 80 percent of the single-family lots shall incorporate a minimum of four (4) building plans with three (3) distinct architectural styles and elevations with n o footprint and elevation located adjacent to or directly across the street from the same plan or style to ensure a unique design character for this neighborhood.

Allowed Architectural Styles for Residential Planning Areas Traditional
Spanish Colonial Revival
Monterey
Craftsman
French Country
Village at the Park Specific Plan
City of Camarillo - 2024
Chapter 3 - Development Standards and Guidelines
3-17
Traditional • Identifying Characteristics
Simple, two-story massing of distinct single or multiple box elements with gable roofs. One-story wings and porches may have shed roofs attached to the primary building.

Roofs
Gabled roofs with pitches between 5:12 to 10:12.

Simple front to back or side-to-side forms.

Concrete flat tile materials simulating those natural materials.

Substantial profiled wood cornices at eaves, and profiled trim at gable ends (no stucco soffits).

Windows
Rectangular (vertical), single- or double-hung.

Divided lites.

Trimmed in painted wood.

Shutters sized to match openings (operable or at least look like they operate).

Wall Materials
Wood drop-siding or clapboard, trimmed with painted wood at all edges and corners.

Brick.

Architectural Elements
Front porches or stoops.

Pedimented wood surrounds at front entries.

Brick chimneys.

Wood fences if attached to house, picket fence at Frontage.

Colors
Walls of dark or medium earth hues, or white.

Trim and shutters of dark earth hues or white.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-18
Spanish Colonial Revival - Identifying Characteristics
Low-pitched, red-tiled roofs, usually with little or no eave overhang. Typically with one or more prominent arches placed above doors, principal windows or beneath porched roofs. Wall s urfaces are always stucco and the forms are usually asymmetrical.

Roofs
Gabled and hipped roofs, from 4:12 to 6:12 in pitch.

Simple hip, gable and shed forms.

Exposed rafter tails or profiled cornice at eaves.

No overhang at gables, with tile wrapped over face of wall,_ with or without profiled plaster cornice (no stucco soffits ).

Clay tile or clay or concrete barrel S-tile.

Half round or ogee gutters and round downspouts
• Windows
Recessed windows.

Flat, arched, segmental or half rounawfndow heads.

No trim typically at heads or jambs of typical openings.

Stone or cast stone trim at accent openings, or at sills of typical openings.

Wall Materials
Smooth finish stucco (no rougher than sand finish).

Cut or cast stone accents.

Clay pipe scuppers and vents.

Shutters at windows accent windows.

Architectural Elements
Heavy exposed beams.

Iron or wood balconies and rails.

Masonry or wood column and balustrades.

Arcades and trellises.

Decorative tile insets.

Low stucco wall at Frontage, enclosing forecourt.

Colors
White and off-white walls.

Dark brown wood.

Vibrant paint and tile accents.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-19
Monterey - Identifying Characteristics
Low-pitched, red-tiled roofs, usually with little or no eave overhang. Typically with one or more prominent arches placed above doors, principal windows or beneath perched roofs. Wall surfaces are always stucco and the forms are usually asymmetrical:

Roofs
Gabled and hi pped roofs, from 2:12 to 5:12 in pitch.

Simple hip, gable and shed forms.

Exposed rafter tails or profiled cornice at eaves (no stucco soffits).

Little or no overhang at gables, with narrow cornice or tile wrapped over face of wall.

Clay tile or clay or concrete barrel S-tile.

Windows
Recessed windows.

Flat, arched, segmental or half round window heads.

No trim typically at heads or jambs or typical openings.

Stone or cast stone trim at accent openings, or at sills of typical openings.

Wall Materials
Smooth finish stucco (no rougher than sand finish).

Cut or cast stone accents.

Clay pipe scuppers and vents.

Shutters at windows accent windows.

Architectural Elements
Heavy exposed beams.

Wood balconies supported by heavy wood posts and roofed with low-pitched shed roofs.

Masonry or wood column and balustrades.

Arcades and trellises.

Decorative tile insets.

Low stucco wall at Frontage, enclosing forecourt.

Colors
White and off-white walls.

Dark brown wood.

Vibrant paint and tile accents, especially M onterey Blue.

Chapter 3 • Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-20
Craftsman - Identifying Characteristics
Low-pitched, gabled roof (occasionally hipped) with wide, unenclosed eave overhangs. Roof rafters are usually exposed and decorative (false) beams or braces commonly added under gables porches (either full- or partial-width) with roof supported by tapered square columns or pedestals frequently extending to ground level (without a break at level of porch floor).

Roofs
Low pitched (2:12 to 4:12) gable roofs, with extensive (30" to 42") overhangs.

Exposed, profiled rafter tails eaves, and simple wide gable boards with trim (no stucco soffits).

Flat shake tile roofs.

Windows
Vertical and squa re windows combined into horizontal groupings.

Divided lites in upper sashes of single- or double-hung windows.

Surrounded by wide and carefully detailed wood trim.

Wall Materials
Wide, horizontal wood siding or smooth stucco.

Frequent use of cobblestone and river rock.

Occasional use of brick at base of wall or porch.

Architectural Elements
Tapered wood posts set on rectangular or tapered masonry piers.

Exposed wood beams and brackets, profiled at the ends.

Extensive use of gabled porches.

Bandsawed and pierced ornamentation in the wood railings.

Colors
Mostly brown in wood treatment.

Rich earth-toned accents.

Occasionally lighter whites, grays, flat blues and yellows.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-21
French Country - Identifying Characteristics
The use of natural materials and local stone. Use of stucco a nd high-pitched roofs with flat tiles, tall and narrow window openings with extensive use of shutters. The windows are occasionally rounded at the top, and shutters echo the shape of the windows. Colors are normally light with vibrant accents.

Roofs
Steep pitched roofs (7:12 to 12:12).

More shallow slopes on main house.

Gable forms, often linking one-and two-story masses with a single roof plane.

Simple cornices (concave outward often) at eaves (no stucco soffits).

Small wood trim with no overhang at gables.
"Slate" or "shake" character.

Windows
Deep set (4" minimum) windows on front elevation.

Wood plank shutters (2x material).

Trim detailed to simulate heavy timber post and lintel construction.

Single round, oval, hexagonal shaped windows accenting some Faqades.

Wall Materials
Smooth or sand finish stucco.

Smooth cut or cast stone and wood trim.

Architectural Elements
Circular and segmental arches at main entries.

Wrought iron or wood balconies.

Color
Light earth tones on walls
Soft natural colors on trim accents.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-22
c. High Density Residential
High Density residential uses include components of the specific plan area that occur within the Residential Planned Development (RPO) zone. Development standards per the City of Camarillo Zoning Ordinance for the Residential Planned Development zone apply to high density residential uses as appropriate. The intent of the RPO zone is intended to provide residential uses that take advantage of modern site planning techniques. To provide additional design direction within the RPO zone in the Specific Plan area, additional design objectives, guidelines and development standards for residential uses are provided.

Design Objectives and Guidelines
This residential category provides for residential development types up to 25 units per acre in the form of apartment and/or condominium buildings. These buildings are to be designed in a manner that orients the main facades to the adjacent Boulevard, Avenue or Street to take advan-tage of the associated Public Realm.

These buildings shall have street-oriented entries that are prominent and help reduce the physical scale of the buildings. The number of people living in these buildings will contribute positively to the nearby or adjacent commercial areas. Accordingly, the adjacent Public Realm can be u sed as a secondary "recreation" area as it relates to providing residents with an enjoyable route to walk, jog, bike, etc.

These types are also expected to complement and take advantage of the adjacent Public Realm to provide residents with additional amenities beyond what might be provided on their particular site. Private outdoor space in the form of balconies, patios and porches is expected. Parking and access drives are to be located behind buildings and configured into "parking courts." Summary
• Typically three story buildings
• Buildings orient to the street
• Parking behind buildings in "parking courts" off of private drives • Work with Public Realm and on-street parking as an amenity • Architecture to vary at least 75 feet
• Rental or Ownership units
Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-23

Development Standards
Property development and performance standards in the RPD Zone are determined by the Planning Commission under the planned development permit. The intent is to take advantage of modern site planning techniques and to produce a stable desirable character that is in harmony with the surrounding site and neighborhood. The following standards are recommended as guidelines . . 1. Lot size shall be per the approved specific plan.

2. At the corners of a Boulevard, Avenue or Street, the Far;ades shall be set back 20 feet from the Frontage Line for a distance of 25 feet from the corner. A forecourt shall be constructed in this area, paved or landscaped in accordance with the Landscape Standards.

3. Parking areas shall not be located between the building and the adjacent Boulevard, Avenue or Street and shall be configured as "parking courts." Where parking areas are located on the Frontage, they shall be screened from the Frontage by a low wall meeting the requirements of a Courtyard Wall or by continuous maintained hedge of the specified height.

4. The following minimum parking requirements apply for rental units:

Type of Unit
Studio
1 Bedroom
2 Bedroom
3 Bedroom
Other
Guest
Required Parking Spaces

1.5 1.5

2.0 2.5

1.0 RV parking space per 5 units minimum

1.0 parking space per 2 units minimum
Of the above spaces required, only guest and handicap parking spaces are allowed as "on-street" parking.

5. Trash receptacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view by walls matching those of the buildings.

6. All mechanical and electrical equipment - including but not limited to air-conditioning units, solar panels and antennas - whether roof-mounted, ground-mounted or otherwise, shall be completely screened from view.
d. Medium Density Residential
Medium Density residential uses include components of the specific plan area that occur within the Residential Planned Development (RPD} zone. Development standards per the City of Camarillo Zoning Ordinance for the Residential Planned Development zone apply to medium density residential uses as appropriate. The intent of the RPO zone is intended to provide residential u ses that take advantage of modern site planning techniques.

To provide additional design direction within the RPD zone in the Specific Plan area, additional design objectives, guidelines and development standards for residential uses are provided.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 202
4 3-25
Design Objectives and Guidelines
This residential category provides for residential development up to 1 O units per acre in the form of two story apartment and/or condominium buildings, 2-story courtyard housing or 2-story townhouses. These buildings are to be designed in a manner that orients the main facades to the adjacent Boulevard, Avenue or Street to take advantage of the associated Public Realm. These buildings shall have street-oriented entries that are prominent and help reduce the physical scale of the buildings.

This building type will contribute positively to the nearby or adjacent commercial areas. Accordingly, the adjacent Public Realm shall be used as a secondary "recreation" area as it relates to providing residents with an enjoyable route to walk, jog, bike, etc.

Summary
• Typically two story buildings
• Buildings orient to the street
• Parking behind buildings in "parking courts" off of private drives • Work with Public Realm and on-street parking as an amenity • Architecture to vary at least 75 feet
• Apartment or condo ownership
Development Standards
Property development and performance standards in the RPO Zone are determined by the Planning Commission under the planned development permit. The intent is to take advantage of modern site planning techniques and to produce a stable desirable character that is in harmony with the surrounding site and neighborhood. The following standards are recommended as guidelines.

1. Lot sizes shall be per the approved specific plan.

2. At the corners of a Boulevard, A venue or Street, the Faqades should be set back 20 feet from the Frontage Line for a distance of 25 feet from the corner.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-26

3. Parking areas shall not be located between the building and the adjacent Boulevard, Avenue or Street and shall be configured as "parking courts."

4. The following minimum parking requirements apply:

Type of Unit
Condo/T ownhome
Other
Guest
Required Parking Spaces

2.0 car garage per unit

1.0 RV parking space per 5 units

1.0 parking space per 2 units
Of the above spaces required, only guest and handicap parking spaces are allowed as "on-street" parking.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-27

e. Low-Medium Density Residential
Low-Medium Density residential uses include components of the specific plan area that occur within the Residential Planned Development (RPO) zone. Deve lopment standards per the City of Camarillo Zoning Ordinance for the Residential Planned Development zone apply to low-medium density residential uses as appropriate. The intent of the RPD zone is intended to provide residential uses that take advantage of modern site planning techniques. To provide additional design direction within the RPD zone in the Specific Plan area, additional design objectives, guidelines and development standards for low-medium density residential uses are provided.

Design Objectives and Guidelines
This residential category provides for residential development up to 8 units per acre in the form of 1 and 2- story courtyard housing (apartments or condominiums), townhouses or detached, 2-story single-family houses. This category provides a variety of housing types that can serve as a transitional type betweeFl-- low-density and higher density land use types. As stated above, there are several types of residential units that may occur in this land use category which lend themselves to this transitional function within the Specific Plan area.

These residential land use types are also expected to complement and take advantage of the adjacent Public Realm to provide residents with additional amenities beyond what might be provided on their particular site. Private outdoor space in the form of balconies, patios and porches is expected.

Summary
• 1 to 2 story courtyards
• Detached or Attached housing
• Buildings orient to the street
• Work with Public Realm and on-street parking as an amenity • Individual lots or common/condo ownership
Development Standards
Property development and performance standards in the RPD Zone are determined by the Planning Commission under the planned development permit. The intent is to take advantage of modern site Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-30
planning techniques and to produce a stable desirable character that is in harmony with the surrounding site and neighborhood.

1. At the corners of a Boulevard, Avenue or Street, the Faqades shall be set back 20 f eet from the Frontage Line for a distance of 25 feet from the corner.

2. Parking areas shall not be located between the building and the adjacent Boulevard, Avenue or Street and shall be configured as "parking courts."

3. The following minimum parking requirements apply:

Type of Unit
Townhome/Condo
Guest
Other
Required Parking Spaces

2.0 car garage per unit

1.0 parking space per 2 units

1.0 RV parking space per 5 units
Of the above spaces required, only guest and handicap parking spaces are allowed as "on-street" parking.

4. Trash receptacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view by walls matching those of the buildings.

5. A minimum of two (2) fully enclosed garage spaces is required for each unit

6. For detached units only, a third garage space may be provided if it is in t andem with one of the two required spaces, or if it is accessed by a one-car garage door placed perpendicular to the Frontage, or if all garage doors are at least 40 feet from the Frontage Line, or if facing a Private Drive.
f. Low Density Residential
Low-Density Residential uses include those components of the specific plan area that occur within the RPD-4U and RPD-5U zones. The intent of the Low-Density Residential zone is to provide single-family homes with not more than one dwelling unit and customary accessory buildings on one lot. To provide additional design direction within the RPD-4U and RPO-SU zones in the Specific Plan area, design objectives, guidelines and development standards for residential uses are provided below.

Design Objectives
This residential category provides for residential development up to 5 units per acre in the form of detached, single-family houses. Within this type of housing, there are several configurations that can be used to promote the visual appeal of the neighborhoods.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-31
These types are also expected to complement and take advantage of the adjacent Public Realm to provide residents with additional amenities beyond what might be provided on their particular site.

Summary
• Single Family Detached Houses
• Buildings orient to the street
• Garages allowed on front but shall not dominate the fa9ade horizontally • Largest types of ownership lots in the neighborhoods
Development Standards
Development in the RPO Zone is subject to review and approval by the Planning Commission and City Council under their review authority. The intent of this review is to review the development for concurrence with zone requirements and to provide for orderly development within the city.

1. Trash receptacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view by walls matching those of the buildings.

2. A minimum of two (2) fully enclosed garage spaces are required. A third garage space may be provided if it is fn tandem with one of the two required spaces, or if it is accessed by a one-car garage door placed perpendicular to the Frontage, or if all garage doors are at least 40 feet from the Frontage Line, or if facing a Private Drive. An RV space is also required. The RV space shall be located behind the front setback.

Chapter 3 • Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-32

3.2.6 Sports Park Planning Area
This planning area consists of 55 acres adjacent to the Ventura Freeway in an east-west fashion and is expected to contain a variety of organized recreation fields (e.g., soccer, softball, basketball, tennis, etc.).

This planning area will be addressed by the Pleasant Valley Park and Recreation District and as such, is subject to detailed design requirements not known at this time. The final design of the park area is subject to review by the city for a determination of consistency with the General Plan. The final plan shall include parking to meet the city's Parking Ordinance.

In order to be consistent with the Specific Plan area, the edges of this planning area need to incorporate the Streetscape/Public Realm guidelines and standards.

3.2.7 Open Space/Water Detention Areas
a. Design Objectives and Guidelines
These areas are divided into two groups: a) formal spaces and, b) informal spaces and are the highlights of the Public Realm.

Formal Spaces
These are the spaces such as the "green," "square" or "plaza" which may be surrounded by mixed use, commercial or multi-family development. These spaces do not have to be large (1/4 acre to 2 acres) to be effective. Generally, the primary function of these formal spaces is to provide outdoor gathering areas that are along your path on the Public Realm. For example, one could walk down the street from their house or apartment to the "green" where basic businesses up to a supermarket might be located. One could easily go back home with the purchases or, stay in the "green" to enjoy the setting for a while.

The "linear park" is also in this category of formal spaces. In the Specific Plan area, a very good use of the linear park would be to use it as a transition/buffer between any housing that is adjacent to the Sports Park. In this way, an east-west link can be provided from one edge of the community to the other.

Additionally, this feature can minimize the activity from the adjacent Sports Park while enabling the adjacent housing to take advantage of the views to the north and to make the linear park another highlight of the Public Realm. This is in contrast to the typical approach of using walls to separate uses which really only separates the use at the ground level but does not necessarily provide distance or substantive Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-36
buffer area. It is recommended that the linear park be at least 50 feet wide and not wider than 75 feet to serve the above functions.

The provision of roadways along this and the other open spaces is important so that these areas are not "visually forgotten" and become attractive nuisances.

Informal Spaces
These areas are in two categories: 1-buffers at the edges of the community and, 2-water-detention areas.

Each of these types of space is also a highlight of the Public Realm.

Buffers at the Community Edges
These areas provide visual separation for the adjacent land uses while providing visual termination of the community. This should be done in a very informal fashion, signaling the edge of the community.

Additionally, the roadways in these areas have a more rural appearance as compared to the rest of the community, contributing to the overall variety and interest of the community. These areas could have paths for residents to enjoy walking, jogging, biking, etc., and can link all areas of the community with each other. The provision of roadways along this and the other open spaces is important so that these areas are not "visually forgotten" and become attractive nuisance s.

Water-Detention Areas
These areas are intended to function as areas in which to temporarily collect and detain drainage for the neighborhoods as well as open space and recreation areas for residents. This is possible due to the low amount of time that the areas are needed to function as drainage-detention areas. Because of the limited time that these areas are needed as drainage detention areas, the opportunity to make good use of these areas is high.

Summary
• Use "greens, square, or plazas" to highlight a particular neighborhood • Use "linear parks" to provide visual relief and buffering between housing and Sports Park type uses • Use informal/natural buffers to define the community edge • Make dual use of the Water Detention areas as open recreation areas and/or widened medians Chapter 3 • Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-37
• Visually connect to the Public Realm to emphasize these areas as highlights of the overall Public Realm system.
b. Development Standards

1. If there are any buildings in these areas, they are to be passive type structures such as picnic shelters, gazebos, entry archways, etc., and are to be of high quality architectural design and materials. The authentic Spanish Colonial Revival Style is highly recommended. Specific design characteristics recommended for these areas are defined by the following development standards:

2. The landscape and hardscape should be of a uniformly high quality, since these areas will provide visual character and identity for the entire community.

3. These areas are not to contain parking lots. If parking is desired, it shall be as part of the adjacent street section (e.g., parallel on-street parking).

4. For "greens, squares or plazas," the above requirements apply except that these areas shall not be classified also as "drainage-detention" areas and, therefore, not subject to those particular requirements.

3.2.8 Signage
The following requirements are in addition to the requirements of the Zoning Code. a. Non-Residential Signage

1. Courtyard Wall Signs: Lettering applied to Courtyard Walls (walls parallel to the Frontage Line and matching the building walls (see definition of Courtyard Wall) to identify facilities, institutions, and addresses. Lettering shall be individually mounted metal letters, not to exceed 16 inches in height, either front lit or halo lit. Courtyard Walls intended to receive signage may encroach to within five (5) feet of the Frontage line.

2. Freestanding Monument Signs: Lettering applied to freestanding walls that are not Courtyard Walls (i.e., not parallel to the Frontage Line or not matching the building walls) to identify facilities, businesses, tenants, and addresses. Lettering shall be individually mounted metal letters, not to exceed 16 inches in height either front lit or halo lit except with Community Development Department approval.

Monument signs shall meet the same setback requirements as required for Cowtyard Walls and shall have distinct base and cap elements. Monuments shall be set back at least five (5) feet from the Frontage line and shall not exceed 5 feet in height except with Community Development Department approval. Materials for monument signs may include but are not limited to:

Slump block with painted sack finish;
Plaster & stucco;
Brick;
Stone;
Concrete.

3. Building Wall Signs: Lettering applied to a Fa9ade to identify the building or an institution within the building.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-38

4. Projecting Signs: Sign panels perpendicular to and projecting from a Fa9ade to identify a tenant or use. Such signs shall be made of metal or wood, with lettering raised or incised, and painted.

Sign Area
Courtyard Wall or Building Wall Sign: the area enclosed by the shortest line drawn to include all letters and logos, including all intervening space.

Freestanding Monument Sign: the area of the monument wall, excluding any base element designed to be obscured by plantings.

Projecting Sign: the area of the sign panel, excluding architectural supporting brackets or hangers.

Lighting, Materials, etc.

Halo Lit Lettering: Opaque, fabricated metal letter form with internal luminous tubing, mounted a few inches off face of building. Illumination falls only on building surface immediately adjacent to letter, creating halo effect.

Front Lit Lettering: Fabricated letter form lighted by decorative light fixtures mounted on the Faqade.

Signage Band: Constant horizontal band or fascia area of a Faqade, within which lettering must be placed.

All signs, if lit, shall be front lit or halo lit, not internally illuminated except with Community Development Department approval. No canister type signs are permitted.

All signs shall be made of materials compatible with exterior building colors, materials, and finishes, and be of a high quality of fabrication.

No signs will be permitted which do not directly relate to the name or primary service or function of the building user or institution.

Signs are to be free of all labels and fabricator's advertising, except for those required by code.

All electrical service to sign lights shall be fully concealed. No sign shall have exposed wiring, raceways, ballasts, conduit, or transformers.

No sign shall have visible moving parts or simulate movement by means of fluttering, rotating or reflecting devices.

No sign shall have flashing, blinking, or moving lights, or any other moving lights, or any other illuminating device that has changing light intensity, brightness, or color, except for parts designed to give public service information such as time, date, temperature, or similar information.

Freestanding Monument Signs shall be integrated with landscaping and Courtyard Walls to minimize visual mass.

Metal signs may be made of aluminum, brass, bronze, copper or stainless steel.

The scale and proportion of graphics shall be in consonance with the architecture.

Chapter 3 • Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3.39
b. Residential Signage

1. The only signs permitted at residential uses are street address numerals up to 8 inches in height, made of ceramic tile or metal, attached to a wall.

3.2.9 Landscape Regulations
a. Intent
Landscaping shall preserve and promote the aesthetic character and spatial character of the Community in the following ways:
■ Landscape shall define, unify and enhance the public realm. ■ Landscape shall embellish and enhance private yards
■ Landscape shall screen and/or buffer views of parking, loading and service yards. b. General
This section will describe the minimum landscape requirements that shall be met in the design of all improvements on public and private land within the Plan area. c. Roads, Boulevards, Avenues and Neighborhood Streets
The principal plantings on all streets are tree rows that define the public realm. All streetscapes shall be planted with a mix of 15-gallon and 24-inch box sized trees minimum. Consistency in tree species, and spacing shall be used to establish a strong street identity. Street planting diagrams are provided after descriptions of the following categories.

Edge Roads
Roads connect the Community to the edges of the adjacent land uses. These roads also define the boundary of the Community, and offer the motorist or pedestrian alternative choices for circulation.

Although these traveled ways are linked under the heading of edge Roads, they have distinctive configurations and contextual differences. Trees on these roads clarify and reinforce these distinctions while also establishing unity of design.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-40
Petit Road at North Side of the Sports Park
Park Edge Trees: shall define the edge of both the roadway and the interior of the park space. These trees shall allow for easy visual access into the park beneath the foliage canopy. All trees shall be subject to final review by staff, the Planning Commission and/or the City Council.

Boulevards
Boulevards function mainly as collector streets, providing both local and through circulation. Boulevards serve as statements as to the character of the entire community and should be a source of civic pride.

Boulevards are wide and civic in character and serve as the main connectors throughout the community.

There are two types of boulevards, but in both cases the public realm produces a strong amenity for the respective land uses that front on to the boulevards.

Boulevard Type A
This Boulevard passes through and connects civic, commercial, mixed-use frontages, and resid ential neighborhoods in the immediate vicinity of the Community Core. Trees may be planted in sidewalk wells at commercial, mixed use and institutional districts, but as the boulevard moves through residential neighborhoods, trees will be planted in parkways. Trees are generally spaced equally at approximately 35 feet on center. Tree sizes shall be 24" box specimens.

Boulevard Type B
Wide parkways and a wide grassy median strip identify this Boulevard as urban y et m ore park-like than the Type A Boulevard. The space in both parkways and medians allows for monumental plantings of upper story trees. The "median" doubles as a water detention area and therefore will have tree species that will tolerate short-term periods of saturated soil. Mainly residential frontages have trees planted in parkways with lawn as groundcover. Trees are generally spaced equally at approximately 35 foot on center. Tree sizes shall be a minimum 24" box specimens.

Avenues
Avenues are smaller versions of boulevards with strong uniformity in their planting schemes. Avenues function mainly as collector streets, providing both local and through circulation and connecting various neighborhoods to one another.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-41
As Avenues pass through civic, commercial and institutional frontages, street trees shall be planted in sidewalk wells directly behind the curb. As Avenues move through residential neighborhoods, street trees will be planted in 8 foot planted parkways. Trees are generally spaced equally at approximately 35 feet on center. Tree shall be a minimum of 24" box.

Neighborhood Streets
Residential frontages have trees planted in parkways with lawn as groundcover. Trees are generally spaced equally at approximately 35 foot on center. Each street possesses its own identifying street tree.

Accordingly, in order to provide maximum identity, the width of the parkways and sidewalks should correspond to the size of the street (wider streets equal wider parkways, etc). Tree sizes shall be 24" box minimum.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-42

UJ UJ
0::: UJ I- UJ
tu UJ 0 er
V,
;;;
Village at the Park Specific Plan
City of Camarillo -2024
,�
b
'fol'i
,� �
�ii 11\ 1�.t�
� \� � i �i ,� )�
'fol'i
�, tlf
�
"'
i I�'
llQ<> t �'#J;;,o� f 't'\
tf'�t/12��
�N I�
� ,
<Mby
"
:., � �QI �!
/��" .\;�I� l:
l�J'As I J
'illl '
y "
;r
I
.i.,,i
,,ii
w
• VI
z::i -o�I 00 N I-
:,.:
• UJ <(_J
� §l �
UJ w
� UJ z
I= :s
l'.l
z
co Q 0::

I-� UJ UJ N
0::::: - '
0 V) '
� _J N
Ll'l
'7
6 0
c:, 0
z _J
CX) Q 0::
�
UJW
� UJ z
I= :s
,to
UJ
• V,
Z:::::>
-o� :c 00 N I-
Chapter 3 - Development Standards and Guidelines
3-44
UJ
LJ.J
(::
1-
UJ
UJ
�
Village at the Park Specific Plan
City of Camarillo - 2024
�t\��
i l!lf
\� �'o
.
,
�i
I
.,o .,
�, \!I s,
•�
,,
'i'lll,,' �
�,J,�'!IJ
i oC.,
,q.,
ti�
t112��
�� I�,
� ,
,Ml,'$
o, 0
:, Vf. lr. �l
� t��o '¥If '$
��
��
UJ
Q� V,
co
N
N
co
� _,...,_ <( .
,::· 0
LJ.J '<I" N
Q�
V,
�
i
QJ
0:::: C: cu
....J
0 �
iii .,_ u UJ
_J
_J
0 0CX)
u
_J
<
QJ
u C: cu
0 -I
_J iii
f
,._ cu
Chapter 3 - Development Standards and Guidelines
3-45
'
0 20'

TO HOUSESIDE
WALK
5'
TREE
LANE
6'
PRKG.
8'5'13'
MEDIAN
36'
110'
"B” STREET
SIDE
WALK
5'
TREE
LANE
6'
PRKG.
8' 5' 13'20'

TO HOUSE
Villageatthe ParkSp ecific Plan
Cityof Camarillo- 2024
Chapter 3 - Development Standards and Guidelines
3-46
'k
I I
,,
&f '
Village at the Park Specific Plan
City.of Camarillo- 2024
Chapter 3 - Development Standards and Guidelines
3-47
'k
I I
,,
Village at the Park Specific Plan
City.of Camarillo- 2024
Chapter 3 - Development Standards and Guidelines
3-47

MIXED USE STREET
15'

PROMENADEDIAGONAL

PARKING
19'16'16'
100'

DIAGONAL

PARKING
19'15'

PROMENADE

STREET LIGHT

STREET LIGHT
Village at the Park Specific Plan
City of Camarillo -2024
UJ • UJZ '° � :s
0 .._ UJ
UJ
0:::
.._
Chapter 3 - Development Standards and Guidelines
3-48
d. Common Greens and Parks
Parks and Greens shall be planted simply with lawns and tree plantings located chiefly at the perimeter allowing visibility into the green from the adjacent streets. Occasionally parks will have small central groves or specimens.

Common Green Trees shall allow easy visibility under their canopies. Parks and Greens with abundant space shall have large, vertical trees at the perimeter, which define the space, but allow maximum space for both active and passive recreational activities. Smaller greens may be completely open or shall have accent trees which display seasonal changes or unusual habit.

Space Defining Trees
Araucaria species/Araucarias
Brachychiton populneus/Bottle Tree
Liquidambar styraciflua/American
Palm species/Palms
Populus candicans/Balm of Gilead
P/atanus acerifolia/Plane Tree
Sequoia sempervirens/Coast Redwood
Accent Trees
Albizia julibrissin/Mimosa Tree
Bauhinia blakeana/Kong Orchid Tree
Erythrina caffra/Coral Tree
Ginkgo biloba/Maidenhair Tree
Jacaranda mimosifolia/Jacaranda
Liquidambar styracif/ua/Sweetgum
Koelreuteria paniculata/Raintree
Pistacia chinensis/Pistache
Prunus cerasifera/Purple Plum
Tipuana tipu/Tipu Tree
Pyrus calleryana/Aristocrat Pear
e. Landscaping on Private Lots
Front yard plantings shall be organized by building type and shall contribute to distinctive streetscapes throughout the residential neighborhoods. T he types of landscaping, hardscape and low yard walls or fences that are built adjacent to the streets will define the character of the neighborhood. The Specific Plan allows for front yard landscape treatments that emphasize the front lawn.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-49
f. Residential Building Yards
Front Yard Landscapes
Plantings in yard areas fronting on streets shall be appropriate to the scale, orientation, and purpose of the yard. Front yards shall contribute to distinctive streetscapes throughout the residential portions of the community. Landscaping, hardscape, and low walls or fences that are built adjacent to the streets will define the character of the various neighborhoods within the community. Appropriate materials and designs for specific frontage yard types are listed below.

Lawn/Turf shall be the primary ground cover
Shrubs and ground cover shall be planted at the foundation of the building facade. 50 percent of the yard may be hardscape that may be designed access to the garage and for guest parking, front walks and courtyards. Hardscape may include brick, stone, interlocking concrete pavers, textured concrete and/or Impressed patterned concrete. The balance of the yard shall be landscaped. Hardscape may be used for driving and parking of automobiles.

Landscaping may include turf, low shrubs, or groundcover and yard trees listed below.

Single Family Front Yards shall be minimum of twenty feet in width, from the back of sidewalk to a facade or garden wall. A minimum of ten feet of turf shall be planted behind the sidewalk. At Facades, low shrubs and/or ground cover shall be planted against the Facade. At garden walls, low shrubs and wall vines, or tall shrubs alone, shall be planted against the wall.

Apartment Front Yards Turf, ground cover, and low shrubs may be planted in the area between the buildings and the sidewalk, but should not exceed fifteen feet in width. Shrubs shall be massed or configured as maintained hedges. Hardscape may be used adjacent to entrances and in seating areas.

Tree shapes, sizes and t ypes shall be planted as buffers and as definers of the edge of the private space, but at all times should be in proportion to the height and mass of the building facade.

Courtyard Apartment Front Yards. Turf, ground cover, and low shrubs may be planted in the area between the buildings and the sidewalk, but should not exceed fifteen feet in width. Shrubs shall be massed or configured as maintained hedges. Tree shapes, s izes and types shall be planted as buffers and as definers of the edge of the private space, but at all times should be in proportion to the height and mass of the building facade.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-50
g. Other Yards
Side and Rear Yard Plantings
Side yards shall be planted to insure privacy and create b uffers as identified above. Rear yards and property lines need not be landscaped, except as required to the extent that they affect the quality of the public realm.

Yard Trees: recommended for residential neighborhoods shall be planted as buffers and definers of the edge of the private space, but at all times should be in proportion to the height and mass of the building Fac;ade. Trees may include the following species:

Araucaria species/Araucarias
Brachychiton populneus/Bottle Tree
Pine species/Pines
Platanus acerifolia/Pfane Tree
Albizia julibrissin/Mimosa Tree
Bauhinia blakeana/Kong Orchid Tree
Erythrina caffra/Coral Tree
Ginkgo biloba/Maidenhair Tree
Jacaranda mimosifolia/Jacaranda
Uquidambar styracif/ua/Sweetgum
Koelreuteria paniculata/Raintree
Pistacia chinensis/Pistache
Prunus cerasifera/Purple Plum
Tipuana tipu/Tipu Tree
Pyrus calleryana/Aristocrat Pear
h. Commercial/Retail and Mixed Use Buildings
Parking Lots
Landscaping of parking lots shall consist of 15 gallon and 24-inch box sized trees, which shall be provided at the rate of one tree per five parking spaces. Acceptable plant materials are:

Parking lot trees
Cupaniopsis anacardiodes/Carrotwood
Bauhinia blakeana/Hong Kong Orchid Tree
Jacaranda mimosifolia/Jacaranda
• Uquidambar styracif/ua/Sweetgum
Koelreuteria Panicu/ata/Raintree
Magnolia grandiflora/Southern Magnolia
Platanus acerifolia/London Plane Tree
Pittosporum undulatumNictorian Box
Tipuana tipu/Tipu Tree
Village at the Park Specific Plan
City of Camarillo - 2024
Chapter 3 - Development Standards and Guidelines
3-51
Tall Shrubs: These shall reach 4 to 10 feet in height at maturity and shall not be frequently sheared or pruned. The shrubs shall display flower and/or foliage color, and be re sistant to prolonged periods of drought. Acceptable species are:

Abelia grandiflora/Glossy Abelia
Escaf/onia fradesii/Escallonia
Elaeagnus pungens/Silverberry
Nerium oleander/Oleander
Photinia fraseri/Photinia
Plumbago auriculata/Cape Plumbago
Pittosporum tobira "Variegata"Nariegated Tobira
Xylosma congestum/Shiny Xylosma
Low shrubs and ground covers: These shall reach no more than 3 feet in height at maturity, without requiring frequent shearing and pruning. The shrubs shall display flower and/or foliage color, a nd be resistant to prolonged periods of drought. Acceptable species are :

Bougainvillea/Bougainvillea
Carissa macrocarpa/Natal Plum
Cistus salvifolius/Rockrose
Cotoneaster "Lowfast'1/Cotoneaster
Euonymus f. "Colorata"/Euonymous
Lantana montevidensis/Trai/ing Lantana
Pittosporum t. "Wheelers'1/Prostrate Tobira
Trachelospermum jasminoides/Star Jasmine
Hedge plantings, when used in lieu of a Street wall: These hedges shall be pruned and sheared into a solid hedgerow of the specified height, without breaks or openings between individual shrubs.

Acceptable species are:

Esca/lonia fradesii/Pink Esca/lonia
Ugustrum texanum/Wax Leaf Privet
Raphiolepis "Springtime'1/lndia Hawthorn
Buxus japonica/Japanese Boxwood
Photinia fraseri/Red Photinia
Pittosporum undulatumNictorian Box
Trash Enclosures and Street walls at Loading Areas: These walls shall be planted with self adhering vines no less than 10 feet on center and a minimum of 5 gallons in size. Acc eptable species are:

Ficus pumila repens "Minima'1/Creeping Fig
Parthenocissus tricuspidata/Boston Ivy

3.2.10 Walls and Fences
The community theme i s one of inclusiveness and integration rather than exclusivity and segregation.

Accordingly the public realm of the community should be viewed as open, connective and inviting.

Therefore the edge of the public realm should not be seen as a "sea of six foot high walls." No thematic walls may occur along a public Right-of-Way. Walls, when they are used, should be used as adjuncts and fenestration to the public landscape.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-52
All fencing and wall heights will be measured vertically from the average finished grade at the base of the fence or wall. Side and rear yard walls will have a maximum height of 6'-0" except along Pleasant Valley Road.

Side yards requiring a retaining wall will provide a minimum horizontal separation of 3'-0" between the side yard wall and the retaining wall to allow for planting. • Fencing and walls must be of plaster, stucco, concrete, earth-to ne slump stone, masonry finish or tubular steel. Finish colors must be approved by the City and be consistent with the architectural palette.

Fencing and walls must meet pool safety code requirements for height and picket spacing and access.

All retaining walls must be properly waterproofed and drained.

Walls may not occur directly adjacent to a walkway. A minimum 2'-0" landscape area is required.

Side yard gates may be wood or tubular steel.

3.2.11 Mailboxes
Mailboxes in the residential neighborhoods will be ganged in groups of two to four per kiosk. The mailbox kiosk will be designed to match the architectural character of the surrounding neighborhood. Materials may include wood, wrought iron, masonry, stone or brick. The kiosk may include a decorative light fixture.

Mailbox kiosks should be located at the entries to streets.

3.2.12 Lighting
a. Street Lights
Street Lights will be decorative pole lights with a traditional globe or pendant fixture to match the architectural character of the overall the community theme. "Cobra" lights will not be permitted at the entries or within the neighborhoods. Poles may be concrete or aluminum. Color and finish are to be reviewed by the Community Development Director.
b. Decorative Lighting
Decorative up-lights, bollards and landscape accent fixtures are allowed in the community at entries to the residential neighborhoods, recreation areas, and mixed-use districts. These lights will be high quality 120- volt fixtures and will match the architectural character of the community theme.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-53

3.2.13 Curbs and Sidewalks
Curbs will be a vertical concrete curb. The curb will be natural gray concrete.

Sidewalks will be natural gray medium acid wash finish concrete with a tooled grid to reflect the character of older early California neighborhoods (2 ft. x 2 ft. grid for 4 ft. walks), (2.5 ft. x 2.5 ft. grid for 5 ft walks) and (3 ft. x 3 ft. grid for 6 ft. walks). Other walkways in the community may include but are not limited to:
• Natural Gray acid wash concrete
Integral color concrete with acid wash finish
Seeded / Exposed Aggregate concrete
• Flagstone
• Brick
• Pre-cast, interlocking concrete pavers

3.2.14 Enhanced Paving
Enhanced paving may occur in the community at neighborhood e ntries, streets, intersections, driveways and walkways. Materials may include but are not limited to:

Integral color concrete with acid wash finish and a pattern of frequent deep score joints • Seeded exposed aggregate concrete
Flagstone
Impressed (Stamped) concrete with modular tile or cobblestone pattern Pre-cast Interlocking concrete pavers

3.2.15 Standards
In addition to City of Camarillo Landscape Standards and guidelines, and the landscape provisions of this document, the following shall apply:
• All areas not devoted to paving or building shall be landscaped and permanently maintained. • To complement building elevations, a landscape area shall be provided adjacent to facades and side elevations as designated herein. Planting area dimensions shall be consistent with plant material requirements and the purpose of the planting, such as aesthetics, screening, environmental mitigations, air quality, wind, etc.
• Permanent automatic irrigation facilities shall be provided in all landscaped areas.

Chapter 3 - Development Standards and Guidelines Village at the Par.k Specific Plan City of Camarillo - 2024 3-54
• Prior to the issuance of building permits, a landscape and irrigation plan in conformance with these Regulations shall be submitted to the City of Camarillo. • To minimize exterior water use, the following measures shall be incorporated into project design within the project area, where feasible: Use of drought tolerant plants, extensive use of mulch in landscaped areas, installation of low precipitation rate irrigation systems where appropriate. • • impervious paving and other areas which limit the percolation of rainwater and irrigation water into the ground water table shall be minimized wherever possible. • All street trees shall be planted and staked p er City of Camarillo Landscape Standards and Details. All trees planted in turf areas shall receive turf boots to prevent damage from mowers and edgers, etc. Root barriers shall be required where trees are planted within five (5) feet of any walls, curbs, walks, buildings or other hardscape.
• All plant materials shall be planted in the following sizes and shall be in accordance with all City standards and minimum requirements.
a. Trees
Planted trees shall be a combination of 36", 24" and 15 gal lon sizes. b. Shrubs
Shrubs located at entries and major intersections shall have a minimum size of five (5) gallons with minor exceptions as approved by the City of Camarillo Community Development Director. c. Drought Tolerant Plant Materials
Shall be defined as plants listed as Moderate, Low, a nd Very Low in the WUCOLS PROJECT listing of Water Use Classification of Landscape Species as published by the University of California Cooperative Extension. University of California Publications can be obtained from:

ANR Publications
University of California
6701 San Pablo Ave., Oakland, CA 94608-1239
Telephone 415-642-2431
d. Master Plant Palette
The following are types of trees and shrubs that may be selected from the following master plant palette; however, others may also be considered.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-55
Botanical Name
Trees
Bauhinia blakeana
Calodendrum caeense
Cedrus deodara
Cinnamomum camehora
Cueanioesis anacardioides
Cueressus semeervirens
Eucal:tetus Nicholii
Fraxinus uhdei
* Koelreuteria bieinnata
* Jacaranda mimosifolia
Liguidambar st:traciflua
Magnolia grandiflora
Pinus canariensis
Pittoseorum undulatum
Podocareos gracilior
Prunus see-
Prunus caroliniana
Ptrus see-
Schinus molle
Tieuana tieu
Tristania conferta
Ulmus earvifolia
Abelia grandiflora
Acacia redolens
Arbutus unedo
Baccharis eilularis
Bougainvillea se.

Buxus m. jaeonica
Carissa macrocarea
Cercis occidentalis
Ceanothus see-
Cistus se.

Coleonema eulchrum
Cotoneaster se.
* Note: these trees are wind sensitive
and should be planted in protected
locations
Village at the Park Specific Plan
City of Camarillo - 2024
Table 3-1
Master Plant Palette
Common Name
Orchid Tree
Caee Chestnut
Deodar Cedar
Camehor
Carrotwood
Italian C:teress
Willow-leafed Peeeermint
Evergreen Ash
Chinese Flame Tree
Jacaranda
Sweetgum
Southern Magnolia
Canary Island Pine
Victorian box
Fern Pine
Ornamental Plum
Carolina cherr:t
Ornamental Pear
California Peeeer
Tieu Tree
Brisbane Box
Evergreen Elm
Gloss:t Abelia
N.C.N.

Dwarf Strawberr:t Tree
Co:tote Bush
Bougainvillea
Jaeanese Boxwood
Prost. Natal Plum
Western Redbud
Varies
Rockrose
Pink Breath of Heaven
Coton easter
seacin� Size- box/�allon
20 feet 24" & 36" box
24" & 36" box
30 feet 36"
30' 36"
20'-30' 24" & 3 6"
10' 24"
15'-30' 15 gallon
30'-40' 36"
30' 36"
15'-30' 24" & 36"
30' 36"
30' 24" & 36"
25' 24" & 36"
20'-30' 24" & 36"
25' 24"
20' 24"
25' 24"
30' 36"
30' 24" & 36"
30' 36"
30' & 40' 36"
4-6' 1 or 5 gal.
8' 1 gal.
8-10' 5 gal.
4-6' 1 gal.
4-6' 1 & 5 gal.
3-4' 1 or 5 gal.
3' 5 gal.
6-8' 1 or 5 gal.
varies 1 or 5 gal.
4' 1 or 5 gal.
5' 1 or 5 gal.
varies 1 or 5 gal.

Chapter 3 - Development Standards and Guidelines
3-56
Botanical Name Common Name seacina Size- boxlaallon
Shrubs
Dietes bicolor Fortnight Lilt 5' 1 or 5 gal.
• Elaeagnus eungens Silverberrx 6' 5 gal.

Escallonia fradesii Escallonia 4' 5 gal.

Euontmus se. Euontmus 4-6' 1 or 5 gal.

Grevillea Noelli Noel's Grevillea 4' 1 or 5 gal.

Hemerocallis se. Datlilt 2' 1 or 5 gal.

Heteromeles arbutifolia Taton 8' 1 or 5 gal.

Limonium eerezii Sea Lavender 2' 1 or 5 gal.

Lantana montevidensis Trailing Lantana 5' 1 or 5 gal.

Lavandula
se. Lavender 2' 1 or 5 gal.

Leetoseermum scoearium New Zealand Tea Tree 6-8' 1 or 5 gal.

Ligustrum j. 'Texanum' Jaeanese Privet 3-5' 1 or 5 gal.

Nerium oleander Oleander 6-8' 1 or 5 gal.

Pennisetum setaceum Fountain Grass varies 1 or 5 gal.

Photinia fraseri Photinia 8' 1 or 5 gal.

Phormium tenax New Zealand Flax 6' 1 or 5 gal.

Plumbago auriculata Caee Plumbago 6' 1 or 5 gal.

Pittoseorum se. Mock Orange varies 1 or 5 gal.

Prunus caroliniana California Laurel Cherrx 6' 1 or
5 gal.

Rhaehioleeis se. {small varieties} India Hawthorn 2-0" 1 or 5 gal.

Raehioeeis se. {large varieties} India Hawthorn 4-0" 5 gal.

Rosa se. Rose 4'0" 5 gal.

Rosmarinus officinalis "Prostratus" Rosema!}'. 3-5' 1 gal.

Salvia se. Sage 3'-4' 5 gal.

Sollta heteroehtlla Australian Bluebell Creeeer 3-4' 1 or 5 gal.

Tecomaria caeensis Caee honetsuckle 6-8' 1 or 5 gal.

Tracheloseermum jasminoides Star Jasmine 3' 1 gal.

X:tlosma congestum Shint Xtlosma 8' 1 or 5 gal.

Arctostaeh:tlos see- Manzanita varies Flats/Containers
Carissa grandiflora Natal Plum 18-24' 1 gal.

Hedera helix "Hanhii" Hahn's lvt 8-12" Flats
Hteericum caltcinum Aaron's Beard 8-12" Flats
Ueeia canescens ueeia 8-12" Flats
Lonicera jaeonica Jaeanese Honetsuckle 12-18" Flats
Rosmarinus officinalis "Prostratus" Periwinkle 3-4' 1 gal.

Vinca major 12-18" Flats
Vines
Antigonon leetoeus Rosa de Montana varies 1 or 5 gal.

Distictus buccinatoria Blood Red Trumeet Vine varies 1 or 5 gal.

Ficus eumila Creeeing Fig varies 1 gal.

Gelsemium semeervirens Carolina Jessamine varies 1 or 5 gal.

Hardenbergia violacea N.C.N. varies 1 or 5 gal.

Parthenocissus tricuseidata Boston lvt varies 1 gal.

Rosa banksiae Ladt Banks Rose varies 1 or 5 gal.

Chapter 3 - Development Standards and Guidelines Village at the Park Specific Plan City of Camarillo - 2024 3-57

4.0 IMPLEMENTATION

4.1 REQUIRED APPROVALS AND ACTIONS
In addition to adoption of this Specific Plan by the City of Camarillo, the City will enter into a Development Agreement authorized pursuant to Section 65865 et seq. of the California Government Code.

This Specific Plan shall not become operative until a Development Agreement is signed by the City of Camarillo and all owners of private property in the Specific Plan area.

4.2 PHASING
Development of the Specific Plan area is anticipated to occur in several phases. Development of the major land use components (the residential areas, community sports park, elementary school, and commercial areas) may occur independently of one another-Gr in parts. However, the community parkland will be made available for sport activities prior to development of the balance of the Specific Plan area.

The elementary school will be available as required by the Pleasant Valley School District, but no sooner than 2004. The sequence of development of the other major project elements cannot be predicted, and would depend on market conditions.

The extent and sequence of phases of development would be approved through the City's development review process and subdivision map approval process with implementation of the utility master plans, as contained in this Specific Plan as required to provide necessary utility services. In no case would the number of residential units built exceed the City's annual development allocation program . . Phase I improvements shall include, but not be limited to:
• Widening and improvements of Pleasant Valley Road along the length of the project, • Major infrastructure improvements including water, sewer, drainage, and utility trunk lines, • Dedication of park site with roads, berm and utilities to allow commencement of improvements,
• Improvement of major north-south street from Dawson Drive offramp to Pleasant Valley Road, • Widening of Petit Street,
• Mass grading of site, and
• Dedication of YMCA site.

Phase II and later improvements shall provide the necessary improvements to accommodate the build out of the site. Each phase will be reviewed at the time of the request for permits including a review of traffic conditions.

Chapter 4 - Implementation Village at the Park Specific Plan City of Camarillo - 2024 4-1

4.3 DEVELOPMENT REVIEW PROCESS
All proposed development within the Village at the Park Community is subject to the standards and guidelines in this Specific Plan. As part of the application review process (i.e., Staff Review, Development Design Review Permit, Special Use Permit, Subdivision Map Approval, etc.) the City of Camarillo shall review project submittals for consistency with these standards and guidelines. Subdivision maps, Planned Development Permits, Conditional Use Permits and Building permits shall be processed in accordance with the procedures established by the City of Camarillo and the Village at the Park Development Agreement.

4.4 SPECIFIC PLAN ADMINISTRATION

4.4.1 Administration
The Specific Plan includes development and design standards and guidelines but cannot foresee every potential condition requiring decisions within the Development Review Process. Any subsequent discretionary approval or amendment to the Specific Plan must be consistent with the General. Plan as amended and/or updated, except where the Developer/Applicant possess vested rights under the terms of a Development Agreement entered into between the Developer/Applicant and the City.

Future development applications will be processed that are in substantial conformance with the Specific Plan or that may require an amendment to the Specific Plan. This section shall govern these applications and classifies them into four categories: Minor Modifications, Major Modifications, Specific Plan Amendments and Special Use Permits.
a. Minor Modifications
The following items may deviate, within specified limitations, from the adopted Specific Plan but shall be considered to be in Substantial Conformance with the Specific Plan. This review shall occur at staff level, through the Development Review Process if so determined by the Director of Community Development (Director). The Director, however, shall have the discretion to refer any such request for modification to the Planning Commission as a Major Modification. Conversely, the applicant shall have the right to appeal decisions of the Director to the Planning Commission and/or City Council.

Final facility sizing and alignment of water, sewer, and storm drain improvements (as directed by the City Engineer).

Change in utility and/or infrastructure servicing agency.

Chapter 4 - Implementation Village at the Park Specific Plan City of Camarillo - 2024 4-2
Alignment of local streets within neighborhoods so long as the number and approximate spacing of connections is in general conformance with the Land Use Concept Plan. • Local Street, road and bicycle/jogging trail alignments provided that connecting of destination points is maintained.

Minor landscape and streetscape design modifications consistent with the Design Guidelines contained in this document and approved through the Development Review Process.

Deletion of utility infrastructure deemed unnecessary by the City Engineer. b. Major Modifications
Amendments may be requested at any time pursuant to Section 65453(a) of the Government Code.

Proposed amendments deemed to be Major Modifications by the Director of Community Development as defined herein will be processed by the Planning and Environmental Services Division through the Development Review Process and approved by the Planning Commission. If the Director so determines, the changes identified below may be processed as a Specific Plan Amendment as described below.

Location or reconfiguration of major streets.

Specific modifications of a similar nature to those listed above, which are deemed by the Director to be in keeping with the spirit and intent of the Specific Plan, and are in conformance with the 2020 General Plan.
c. Specific Plan Amendments
Amendments may be requested at any time pursuant to Section 65453(a) of the Government Code. If any proposed modification to the Specific Plan is deemed major by the Director, it will be processed as an amendment to the Specific Plan. Depending upon the nature of the proposed amendment to the Specific Plan, additional environmental analysis may be required, pursuant to Section 15162 of CEQA. d. Special Use Permits
Institutional Uses shall require Special Use Permits. Projects requiring Special Use Permits shall be processed in accordance with the Camarillo City Code. Special Use Permit requests shall be approved by the decision-making authority if the following findings are made. These findings are in addition to any findings by California State Law and Camarillo City Code:

The proposed special use is consistent with the Specific Plan; • The nature, condition and development of adjacent uses, buildings and structures shall be considered Chapter 4 - Implementation Village at the Park Specific Plan City of C
amarillo - 2024 4-3
and no proposed special use shall be permitted where such use will adversely affect or be materially detrimental to said adjacent uses, buildings or structures; The site for a proposed special use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in the Specific Plan, or as required by the Planning Commission as a condition in order to integrate said use with the uses in the neighborhood; and
• The site for a proposed special use is served by streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate.

4.5 DEVELOPMENT AGREEMENTS
It is contemplated that Development Agreements may be used to implement the Goals and Policies of the Specific Plan.

A Development Agreement is a contract between the City of Camarillo and the property owners/applicants, which delineates the terms and conditions of the Developer's proposed project. By enacting the Development Agreement Legislation of 1979, the California Legislature provides for the following measures:

Certainty: The lack of certainty in the approval of development projects can result in a waste of resources, escalate the cost of housing and other development to the consumer, and discourage investment in and commitment to comprehensive planning which would m ake maximum efficient utilization of resources at the least economic cost to the public.

Assurance: Assurance is necessary to the applicant for a development project that upon approval of the project the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to the conditions of approval. Such assurance will strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic cost of development (Government Code Section 65864).

Intent of Legislation: This legislation was intended both to preserve local government control over development projects and to give developers the opportunity to specify the parameters of a project in one undertaking. The Development Agreement Legislation fulfills the public needs to alleviate haphazard land regulation schemes that burden smaller, less integrated development projects, and to provide for comprehensive long-term planning and land use regulation for major developments.

Chapter 4 - Implementation Village at the Park Specific Plan City of Camarillo - 2024 4-4
Government Code Section 65864: Pursuant to California Government Code Section 65864, et seq., and city-wide procedures for Development Agreements, adopted by the City of Camarillo City Council pursuant to California Government Code Section 65865, an applicant in any zone, for any proposed development, may apply for a Development Agreement.

4.6 MITIGATION MONITORING AND REPORTING PROGRAM
The Mitigation Monitoring and Reporting Program is included in Appendix A of this Specific Plan. All mitigation measures contained in this program shall be implemented as specified by this program.

Chapter 4 - Implementation Village at the Park Specific Plan City of Camarillo - 2024 4-5

APPENDIX A
Village at the Park Speciﬁc Plan
2001 Resolution of Approval Documents
i .

RESOLUTION NO. 2001- 151

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CAMARILLO APPROVING GENERAL PLAN AMENDMENT
99-2, VILLAGE AT THE PARK (GENERAL PLAN

AMENDMENT/SPECIFIC PLAN)
WHEREAS, the City Council has previously referred a request for processing of an amendment to the City of Camarillo General Plan Land Use Element, Recreation Element and Circulation Element involving approximately 330 acres loca.ted south of U.S. 101Nentura Freeway, north of Pleasant Valley Road, easterly of Lewis Road and westerly of Calleguas Creek; and,
WHEREAS, a duly-noticed hearing was held by the City of Camarillo Planning Commission on August 21, 2001, and adopted a resolution on September 18, 2001, recommending approval of the amendment to the General Plan and Village at the Park Specific Plan; and,
WHEREAS, the City Council has reviewed the General Plan amendment request and Village at the-rrark Specific Plan and received testimony at a duly-noticed public hearing on October 10, 2001 and finds that the amendment be approved based on the following findings:

1. That the amendment is consistent with the goals of the General Plan including its various elements and would be consistent with the community goals.

2. The conversion of the area south of the Ventura Freeway would provide needed public facilities in the form of a 55-acre citywide park, YMCA site, elementary school site and other uses to merit consideration as a public benefit to outweigh the conversion of the agricultural land.
\

3. That the size of the property is adequate to accommodate the types of development under the designated land uses being proposed including the open space use, residential areas, public uses, commercial areas and buffer areas. In addition, the plan provides for roadways to accommodate the proposed uses and improve the roadways in the area to benefit the community as a whole.

4. That the project has been reviewed under an environmental impact report which will provide various mitigation measures under a mitigation monitoring program to ensure that levels of impact will be within acceptable thresholds .

5. That the specific plan contains specific design guidelines for development to the area to ensure the proper development of the site in accordance with the vision for a neighborhood-oriented village with a variety of residential, commercial and public uses.

GPA 99-2, Village at the Park

Page 1 of 3 ends

Resolution No. 2001-151

6. The proposed change in land use was considered in regard to the impacts on housing within the region. It was determined that the conversion of land use will provide additional opportunities for residential units in a variety of classifications and prices to assist in meeting the objectives of the Housing Element of the General Plan of the City of Camarillo.

7. The development of a specific plan provides a greater opportunity for guiding development in a manner that would be far more compatible with the existing land uses within the area. In addition it provides appropriate mitigation measures to create a community that would be considered compatible with the various constraints facing the study area.

WHEREAS, prior to certifying the Environmental Impact Report, the City Council of the City of Camarillo considered the Initial Study of Environmental Impact and the Environmental Impact Report together with any comments received during the public review process; and,
WHEREAS, the development of the proposed project will result in significant unavoidable adverse environmental, including the conversion of agricultural land, and changing the visual character from open agricultural field to an urban setting. The Findings of Facts attached hereto as Exhibit "B". describe the unavoidable adverse effects and, as provided by CEQA and State CEQA Guidelines and sets forth a Statement of Overriding Considerations which are being adopted by the City Council.

NOW, THEREFORE, BE IT RESOLVED AND DETERMINED by the City Council of the City of Camarillo that General Plan Amendment 99-2 and Village at the Park Specific Plan is hereby approved as depicted on the attached Exhibit "A" and determined that this General Plan amendment shall be filed with the County Clerk of the County of Ventura. The record of proceedings upon which this decision is based is located in the office of the City Clerk, who is the custodian of records for the same. \ IT IS FURTHER RESOLVED AND DETERMINED that all proposed mitigation measures identified in the Environmental Impact Report were previously adopted as the Mitigation Monitoring Plan included in the Final EIR in accordance with Public Resources Code Section 21081.6; and,
BE IT FURTHER RESOLVED, that the City of Camarillo City Council approves of the Findings of Facts including the Statement of Overriding considerations (Exhibit "B") for the significant unavoidable adverse environmental effects.

GPA 99-2, Village at the Park

Page 2 of 3 ends

Resolution No. 2001-151
PASSED, APPROVED AND ADOPTED this 10th day of October, 2001.

ATTEST:

I , Deborah A. Harrington, do hereby certify that the foregoing Resolution 2001- 151 was duly adopted by the City of Camarillo at a regular meeting thereof held on the 10th day of October, 2001, by the following vote of the Council:

AYES: COUNCILMEMBERS: Craven, Kildee, McDonald, Waunch, Mayor Morgan NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
sc/jw/sc {f:\CC Agenda Rpts\ GPA 99-2 ccreso oct10 01-R) Copy: Department of Community Development
Dennis Hardgrave, Development Planning Services
Hiji Bros/EJM Development Company, c/o DPS
Lynch Levy Levitt, c/o DPS
Ronald Faught
GPA 99-2, Village at the Park

Page 3 of 3 ends

Resolution No. 2001-151
Exhibit A
(

EXHIBITB

FINDINGS OF FACTS
I. INTRODUCTION
CEQA and the CEQA Guidelines provide in part that:
"No public agency shall approve or carry out a project for which an Environmental Impact Report has been completed and that identified one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding." (CEQA Guidelines Section 15091)
The Final EIR for GPA 99-2 Village at the Park (State Clearinghouse No.2000011063) • identifies significant or potentially significant environmental impacts, prior to mitigation, that may occur as a result of the project. Thus, in accordance with the provisions of the CEQA Guidelines, the City Council hereby adopts these findings in considering the proposed project.

II. DESCRIPTION OF PROJECT PROPOSED FOR APPROVAL
The Project applicant is requesting approval of a mixed-use development based on a land use plan consisting of a range of residential, commercial, public, and quasi-public uses. A primary planning element is a 55-acre community sports park. A range of residential uses is proposed and would cover approximately 184 acres of the 330-acre site. As planned, 1,060 residential units are proposed at a variety of densities and product types.

Approximately 97.83 acres (including the 55-acre sports park) would be dedicated for public or quasi-public uses. The remaining 47 acres would accommodate commercial uses and arterial boulevards. Development of the Proposed Project is anticipated to occur in several phases.

Five alternatives were evaluated in the EIR: the No Project Alternative, development at alternative sites and three City-prepared development alternatives. The City-prepared alternatives were selected based upon their potential to reduce significant environmental impacts associated with the Proposed Project. The differences between the Proposed Project and the Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 1 of 11 ends

Development Alternatives are based on three issues. First, the land use plans provide similar mixes of residential and non-residential land uses, but locate them in different areas of the site. Second, the development intensities are slightly different, with two development alternatives planning less intensity than the Proposed Project and one planning greater intensity.

Last, alternative means of reducing potential impacts are evaluated such as berms, landscaping, or increased · setbacks to reduce noise levels at the site.

A more detailed project description is provided in Section 4.0, Project Description of the Draft EIR.

Ill. FINDINGS FOR SIGNIFICANT IMPACTS
A. Transportation and Circulation
Potential Impacts
Proposed project at buildout would result in significant level of service impacts at the following intersections:
• Petit Street/U.S. Highway 101 SB ramps,
• Dawson Drive/Petit Street,
• Lewis Road/Pleasant Valley Road,
• Pancho Road/Pleasant Valley Road,
• Ridge View Street/Pleasant Valley Road,
• Pleasant Valley Road/U.S. Highway 101 SB ramps, and
• Santa Rosa Road/Adolfo Road.

At project buildout, a significant impact would occur along the road segment of Pleasant Valley Road between Lewis Road and the Santa Rosa interchange.
\.

Future (2015) plus Project buildout would result in a significant impact at the following intersections unless mitigated:
• Petit Street/U.S. Highway 101 SB ramps,
• Dawson Drive/Petit Street,
• Lewis Road/Pleasant Valley Road,
• Pancho Road/Pleasant Valley Road,
• R idge View Street/Pleasant Valley Road,
• Pleasant Valley Road/U.S. Highway 101 SB ramps,
• Santa Rosa Road/U.S. Highway 101 NB ramps, and
• Santa Rosa Road/Adolfo Road.

Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 2 of 11 ends

All of the roads and highways analyzed in this study will operate at acceptable levels after the identified mitigation measures are completed.

Therefore, the LOS will not be exceeded individually or cumulatively and the project will comply with the CMP.

Findings
The proposed project has been reviewed and mitigation measures have been identified. With the implementation of the recommended mitigation, no unavoidable significant transportation and circulation impacts would occur as a result of the Project or cumulative projects. Further, each phase of development will be addressed to consider the timing and phasing of the mitigation measures.

F_acts in Support of Findings
The potential impacts from these circulation conditions have been eliminated or substantially lessened to a level of less than significant by virtue of project design considerations and lM_ mitigation measures identified in the Draft EIR, and incorporated into the project. Improvements including the widening of Pleasant Valley Road and off-site improvements will not only address the impacts of the proposed project, it will aid in improving current impacts and impacts associated with the California State University at Channel Islands.

B. Air Quality
Potential Impacts
Short-term air quality impacts would result primarily from vehicle emissions, equipment emissions, and fugitive dust generation during normal site preparation and construction phases of the proposed development. Due to the short-term, temporary nature of construction activities, the APCD does not consider normal construction related air quality impacts to be significant.

The APCD does require that mitigation measures be implemented during Project construction in order to minimize air quality impacts.

Daily emissions of the Proposed Project would exceed the APCD recommended significant threshold for ROC or NOx emissions. These are thresholds that the APCD ha·s determined will individually and cumulatively jeopardize attainment of State and Federal ozone standards. As such, the Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 3 of 11 ends

Proposed Project would contribute to the violation of State and Federal ozone standards.

Findings
While the Proposed Project would increase the city population numbers, it would not cause the projections contained within the General Plan of 72,093 person, which was used in the preparation of the AQMP, to be exceeded.

As such, Project-generated emissions have been accommodated in the AQMP emissions forecasts, and the Proposed Project would not jeopardize attainment of air quality standards in Ventura County. Given the above, the Proposed Project is considered to be consistent with the AQMP.

Facts in Support of Findings
Implementation of the mitigation measures identified in this section would reduce project emissions of ROC and NOx. Contribution to the City's TOM Program would reduce the residual long-term Project emissions to less than significant levels. There would be no unavoidable significant air quality impacts associated with the Proposed Project.

Noise
Potential Impacts
Noise would be generated by medium and heavy trucks making deliveries to the commercial uses on-site. Instantaneous noise levels from delivery trucks traveling 10 to 20 miles per hour have been found to average 80 dB(A) at distances of 30 feet. In the event that Village Commercial uses along and south of "B" Street back onto the proposed single family residential area, truck delivery would have a significant noise impact on these uses unless mitigated.

Recreational activities at the proposed sports park would point source noises as well as noise associated with sound systems, people cheering, etc. Since the proposed sports park would be adjacent to residential uses, late evening and nighttime use of the park could generate noise in excess of 45 dB(A), which the Municipal Code identifies as the maximum permitted evening/nighttime noise level for this land use. As persons would be exposed to noise levels in excess of those identified in the Municipal Code, this would result in a significant impact unless mitigated.

Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 4 of 11 ends

Land uses along Pleasant Valley Road and the primary roadways within the site would experience a range of noise levels depending upon their setbacks from the roads; use and placement of typical noise attenuation measures, such as walls and berms; use of double-glazed windows; building orientations , etc. If individuals at these land uses would experience noise levels in excess of standards established in the local general plan or Municipal Code, the project would result in a significant noise impact.

Slow-moving cultivation and harvesting equipment will be sporadically operating south of the Project site across Pleasant Valley Road du.ring the growing season. Equipment operations could occur as close as 200 feet from any of the proposed on-site residential building envelopes north of Pleasant Valley Road. Assuming, as a worst case scenario, the equipment would generate noise at 80 dB(A) at 50 feet and there would be no sound wall, noise levels within the development envelope would be a maximum 68 dB(A), which is in excess of the maximum permitted daytime intermittent exterior noise level for residential uses as specified for Standard No.'s 1 and 2 in Section 10.34.040 of the Municipal Code (no nighttime agricultural operations are expected to occur). This would be considered a significant noise impact unless mitigated.

The Project may experience noise levels in excess of 60 dB(A) from overhead flights from the Point Mugu Naval Air Weapons Station, which could violate Standard No. 3 of Section 10.34.040, Exterior Noise Standards for residential uses, of the City's Municipal Code (see Table 5.7-2, Exterior Noise Standards for Intermittent Noises). Unless mitigated, interior noise levels within on-site residential areas may slightly exceed 45 dB(A) during these intermittent and temporary fly-overs, which would be a significant impact.

Findings
Project site development noise impacts would be reduced to less than significant with conformance with Section 10.34.120 of the City's Municipal Code, and there would be no unavoidable significant site development noise impacts. With implementation of mitigation measures recommended in this section, there would be no on-site operational noise impacts. The Project would generate no off-site impacts as a result of Project-generated traffic noise. As a result, the Project would create no unavoidable significant noise impacts.

Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 5 of 11 ends

Facts in Support of Findings
With or without the Proposed Project in place, there would be a potentially significant cumulative noise increase along Petit Street east of Dawson Drive. Acoustical analysis of this noise increase and its impact on residential uses along the roadway would be required to determine specific cumulative impacts on the residences and to specify measures that would reduce any significant noise impacts to less than significant. Because measures do exist to mitigate the noise impacts on these uses, there would be no unavoidable significant cumulative noise impacts.

D. Geotechnical Conditions
Potential Impacts
The extension of the Camarillo fault that traverses the site is considered active. Geolabs - Westlake Village has assigned a Structural Setback Zone that extends 50 feet south of the active fault area. No structures for human habitation should be constructed within this zone. This Setback Zone would affect the northern part of the community sports park and the northern part of the highway commercial area. Although n6 structures are proposed for the sports park, the Setback Zone means that the existing Petit residence could not be used as an office for the park if it would undergo more than 50 percent reconstruction.

Findings
The Specific Plan has been designed to accommodate the fault zone.

Facts in Support of Findings
Because the development of each site would have to be consistent with jurisdictional requirements and the Uniform Building Code as they pertain to protection against known geologic hazards, impacts of cumulative development would be less than significant given known geologic considerations.

E. Hydrology and Water Quality
Potential Impacts
Excessive erosion and sedimentation and other pollutants of concern including metals, nutrients, soil additives, pesticides, construction Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 6 of 11 ends

chemicals, and miscellaneous wastes from construction sites could impact water quality during construction. In addition, demolition of existing structures on the Project site could also indirectly introduce existing pollutants into the ground or surface waters.

Water quality concerns associated with the community sports park, neighborhood parks, and landscaped buffer areas relate to the use of fertilizers, pesticides, and herbicides in these areas, and to the potential for them to enter protected bodies of water (i.e., Calleguas Creek). Given that these green areas would be dominant features on the Project site, the chemical-laden runoff from these areas would have the potential to significantly impact the water quality of Calleguas Creek.

Findings
Development within the City of Camarillo would result in hydrology and water quality impacts similar to those of the Proposed Project, and would be subject to the same types of water quality requirements and mitigation measures (discussed previously) as the Proposed Project to avoid potential for creating downstream and subsurface water quality impacts. Therefore, - no cumulative water quality impacts from cumulative development are anticipated.

Facts in Support of Findings
With the implementation of the mitigation measures recommended in this section, no unavoidable Project specific or cumulative significant impacts related to hydrology or water quality are anticipated.

F. Public Services and Utilities
Potential Impacts
The Proposed Project would have a significant impact on Pleasant Valley School District and Oxnard Union High School District.

The Proposed Project includes a 55.0-acre community sports park, at three locations a total of 6.0 acres of private neighborhood recreation areas, and a 5.0-acre YMCA site. The Project applicant is not proposing to construct or fund the construction of the park. The City of Camarillo and the Recreation and Park District presently lack adequate funds to construct the park. A significant impact would occur if the park facilities would not be constructed arid useable at the time that the first residents live at the Project site.

Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 7 of 11 ends

Findings
The specific plan provides for a site for an elementary school and the has indicated on the record that they are working on · an agreement that will result in a fully improved school at a specific benchmark. In addition, school fees will be required to mitigate school impacts at the high school level.

The 55 acre park site will be provided and will assist in improving the ratio of park land for the community . In addition a YMCA site and private recreation areas and buffer areas will afford other open space and recreational opportunities for the community.

Facts in Support of Findings
The potential impacts from these land use and relevant planning conditions have been eliminated or substantially lessened to a level of less than significant by virtue of project design considerations and the mitigation measures identified in the Draft EIR, and incorporated into the project.

Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 8 of 11 ends

STATEMENT OF OVERRIDING CONSIDERATIONS
I. INTRODUCTION
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines provide in part the following:
a) CEQA requires that the decision maker balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. If the benefits of the proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable."
b) Where the decision of the public agency allows the occurrence of significant effects that are identified in the Final EIR but are not mitigated, the agency must state in writing the reasons to support its action based on the Final EIR and/or other information in the record.

This statement may be necessary if the agency also makes the finding under Section 15091 (a)(2) or (a)(3).
c) If an agency makes a statement of overriding considerations, the . statement should be included in the record of the project approval and should be mentioned in the Notice of Determination (Section 15093 of the Guidelines).

The City Council, having reviewed and considered the information contained in the Route 101 / Airport North Area Interchange and Annexation No. 83 Draft EIR and the public record, adopts the following Statement of Overriding Considerations that have been balanced against the unavoidable adverse impacts in reaching a decision on this project.

II. SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS
Although all potential project impacts have been substantially avoided or mitigated as described in the preceding findings, there is no complete mitigation for certain project impacts. These would include the impact to agricultural resources resulting from conversion of agricultural land for urban uses and the resulting conversion of the visual character of the site from an open field to an urban setting. Details of these significant unavoidable adverse impacts were discussed in the Draft.

Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 9 of 11 ends

Ill. OVERRIDING CONSIDERATIONS
A. Enhanced Traffic Flow
The project's proposed improvements to Pleasant Valley Road and off-site traffic improvements will help to complete the city's roadway system. This will address the current traffic levels and those from future approved projects including the development of the university. The proposed project will allow for greater traffic circulation and enhance traffic flow through the widening of Pleasant Valley Road and improvements to Lewis Road and the freeway offramps as detailed in the traffic mitigation measures .

The enhanced traffic flow provided by the project will also allow for more safe and efficient circulation in this portion of the City, as well as improved emergency access.

B. Park Land and Open Space Buffers
While the development plan-pLoposes the conversion of the property from agricultural open space to an urban development, the specific plan provides for a variety of open space areas. These include 55 acres of active and passive recreational areas along the freeway corridor, buffer areas along the easterly property line and buffer areas along the southerly property line.

In addition, areas of open space for the school, private recreation areas, YMCA site and landscaped areas will be provided. As a result; the proposed project will be a change from the current usage of the property, but the resulting development will be consistent with the city standards for developed areas by maintaining buffers· and visually attractive corridor along major streets.
.. D. Additional Housing Units
The proposed Village at the Park Specific Plan will provide approximately ·1060 dwelling units in the low density, medium density and high density residential categories consistent with the land use element of the General Plan. As a result, this will provide additional housing opportunit ies to help meet current and projected housing needs for the city and the region.

E. Community Benefits
The City of Camarillo's community goals state that the conversion of Exhibit B
GPA 99-2 Village at the Park Specific Plan

Page 10 of 11 ends

·,
i
agricultural land may only be considered where there is a public need or benefit. The proposed project will provide a number of public benefits including the 55 acre sports park, the school site, the YMCA site, the roadway improvements, and the additional housing opportunities . Each of these components of the plan will offer further benefits such as the park site helping to increase the amount of park land in the community as the amount of park land does not currently ·meet the standards of the Recreation Element.

F. Consistency with SOAR/CURB
The proposed project involves the conversion of the site from agricultural lands to a variety of urban and open space uses. While this results in a loss of agricultural lands, the conversion is not inconsistent with the adopted SOAR and CURB ordinances. By filling in a portion of the land within the city limits, it will have the benefit of relieving pressure on lands that are designated to remain under agricultural and open space uses while allowing for economic development which will benefit the community.

G. Economic Development
The proposed development under the Village at the Park · Specific plan provides a variety of land uses that provide a number of economic improvements to the community as described in the economic impact analysis. In addition to the direct benefits of the commercial uses proposed within the project, the development will provide a number of jobs during its construction and a number of jobs associated with some of the land uses including the school, commercial areas and the park. The residential units will also serve to support new job growth from future research and development, office, retail, and manufacturing uses as designated under the city's General Plan.

RWB•:II/sc (f:\gpa.hiji 99-2\EJR ccreso exhB oct10 2001) Exhibit 8
_ GPA 99-2 Village at the Park Specific Plan

Page 11 of 11 ends

APPENDI
X B
Village at the Park Speciﬁc Plan
2013 Addendum GPA 2012-01
Approval Documents
C®ãù Ê¥ CÃÙ®½½Ê

VILLAGE AT THE PARK SPECIFIC PLAN
2013 AÄçÃ
UÖã Ι SÖ®¥® P½Ä AÃÄÃÄã
GPA 2012-01
Prepared by Development Planning Services, Inc.

Village at the Park Specific Plan 2013 Addendum

8.28.13 1.3
Village at the Park Specific Plan 2013 Addendum

TABLE OF CONTENTS
Introduction ................................................................................................................................. 1.4 Legal Requirements ..................................................................................................................... 1.6 Previous Speciﬁ c Plan Revisions & Other Actions ....................................................................... 1.6 Current Speciﬁ c Plan Amendment Actions ................................................................................. 1.8 Land Use and Zoning Changes .................................................................................................... 1.8 Modiﬁ ed Speciﬁ c Plan Exhibits .................................................................................................. 1.8 Conclusion ................................................................................................................................... 1.8

EXHIBITS
Updated Table 2-1 (replaces existing page 2-2) ........................................................................ 1.10 Updated Figure 2-1 (replaces existing page 2-3) ....................................................................... 1.11 Updated Figure 2-2 (replaces existing page 2-5) ....................................................................... 1.12 Approved Tentative Tract 5350: Village at the Park Master Map ........................................... 1.13 LD-454: Lot Line Adjustment between Imation & Tract 5350, Lot 1 ......................................... 1.14 GPA 2005-3/CZ 293 .................................................................................................................. 1.15 Approved Tentative Tract 5655 ................................................................................................ 1.16 Approved RPD 174 ................................................................................................................... 1.18 Approved RPD 174-2 ................................................................................................................ 1.19 Approved Tentative Tract 5753 ................................................................................................ 1.20

ATTACHMENTS
Resolution No. 2013-100
Resolution No. 2013-102

1.4 Village at the Park Specific Plan 2013 Addendum
within Lots 2, 3, and 4 of approved and
partially developed Tract 5655. These land
use designation changes are being considered
as a result of the changing land use patterns
anticipated for the adjacent former Imation
site. At the time of the original Speciﬁ c Plan
approval the land use plan created substantial
buffers between the then-active Imation
industrial use and all Village at the Park land
uses. Imation ceased operations several years
ago and the industrial buildings nearest the
Speciﬁ c Plan area have been demolished.

The Imation property is being considered
concurrently for a General Plan Land Use
Amendment from Industrial to Residential
for apartment use.

The key community beneﬁ ts of the Village at
the Park Speciﬁ c Plan have been constructed.

These include the 55-acre Pleasant Valley
Fields Sports Park, Rancho Rosal School, and
the Camarillo Family YMCA. Additionally,
almost all residential development has been
completed with the exception of the ﬁ nal
phases of single family homes in Tract 5367
& 5368 that were subject to a FEMA Flood
Plain designation adopted subsequent to the
approval of the Speciﬁ c Plan. The FEMA
Flood Plain designation is anticipated to be
removed during 2014 and construction on the
last remaining single family homes will likely
proceed immediately thereafter.

For simplicity, this Speciﬁ c Plan Addendum
leaves the text of the original Speciﬁ c Plan
largely intact. The only changes to the
original document are as follows:
□ Incorporate the northerly 4.86 acre
portion of the former Imation site that
is currently zoned M-1 and CPD into the
Speciﬁ c Plan area with new land use and
zoning designations.

INTRODUCTION
This Speciﬁ c Plan Addendum updates and
amends the Village at the Park Speciﬁ c Plan,
originally adopted by the City of Camarillo
City Council on October 10, 2001. Since the
adoption of the original Speciﬁ c Plan several
land use changes have been approved by the
City of Camarillo within the Speciﬁ c Plan
area and a 4.86 acre portion of the adjacent
(to the west) former Imation industrial site
was added to the planning area. In 2004
this 4.86 acre parcel was added by Lot Line
Adjustment (LD-454) to Lot 1 of Tract 5350,
the Master Tract Map for the Village at the
Park development. Subsequently, Lot 1 of
Tract 5350 was re-subdivided as Tract 5655
and included within its boundary the former

4.86 acre Imation parcel. This added acreage
is reﬂ ected in this Speciﬁ c Plan Addendum
with the revised total project area calculated
as 334.57 acres.

The prior approved land use changes
to the Speciﬁ c Plan area to be included
in this Addendum all occurred in the
northwest quadrant of the plan area. They
were primarily market-driven reductions
in Highway Commercial and Village
Commercial uses and increases in Residential
uses. The locations previously changed
included the area between Village at the
Park Drive (Tract 5753) and two residential
medium density projects fronting Westpark
Court southerly of Village at the Park Drive
(RPD 174-1 & 2). The prior approved
changes are shown both graphically and in
tabular data form within this Addendum.

Further changes in land use classiﬁ cations
are included within this Addendum for the
northwesterly portion of the Speciﬁ c Plan
area. The parcels are west of Village at the
Park Drive and north of Westpark Court,

8.28.13 1.5
Village at the Park Specific Plan 2013 Addendum
Pleasant Valley Fields
Pleasant Valley Fields
Rancho Rosal School
Camarillo YMCA

1.6 Village at the Park Specific Plan 2013 Addendum

PREVIOUS SPECIFIC PLAN REVISIONS &

OTHER ACTIONS
The Camden detached courtyard homes
development fronting both sides of Village
Commons Boulevard north of Pleasant Valley
Road and south of Village at the Park Drive
was developed at a density of RPD10U (10
D.U./Ac.). The Village at the Park Land Use
Plan original designation was for Medium
Density Residential. The amended Land
Use Plan will reﬂ ect Low Medium Density
Residential.

Lot 21 of Tract 5350 (RPD 174) was re-
designated as a 34-unit Lower Income
affordable apartment project and classiﬁ ed
as Medium Density Residential: RPD18U (18
D.U./Ac.).

Lot Line Adjustment LD-454 added the 4.86
acres portion of the former Imation property
to Lot 1 of Tract 5350, the Village at the Park
Master Tentative Tract Map.
□ Change the land use and zoning
designations on the adjacent undeveloped
parcels from Commercial to Residential.
□ Incorporate all City-approved land use
changes that have occurred in the Speciﬁ c
Plan area between 2001 and 2012.

The above-identiﬁ ed changes to the Speciﬁ c
Plan will be reﬂ ected on the following pages
of the existing Village at the Park Speciﬁ c
Plan:

Update the Land Use Plan (Figure 2-1)
□ Update the Statistical Land Use Summary
(Table 2-1)
□ Update the Proposed Zoning Map (Figure
2-2)

LEGAL REQUIREMENTS
The Speciﬁ c Plan Addendum meets the
legal requirements for speciﬁ c plans and
speciﬁ c plan amendments as established
under Section 65450 (and following)
of the California Government Code. As
required by the Government Code, the
Speciﬁ c Plan Addendum describes the
distribution, location and extent of uses of
the area covered by the Plan. A program
of implementation measures shall be
incorporated into the conditions of approval
for the Speciﬁ c Plan Addendum, as well as
the mitigation monitoring plan to be adopted
in association with the certiﬁ cation of the
supplemental environmental document
for the Speciﬁ c Plan Addendum. All of the
infrastructure required to serve the project
will be ﬁ nanced privately through user fees or
by other funding mechanisms.

RPD 174 Affordable Apartments

8.28.13 1.7
Village at the Park Specific Plan 2013 Addendum
Lot 1 of Tract 5350 was re-subdivided as a
ﬁ ve-lot subdivision: Tentative Tract Map
5655. The land use designations for Tract
5655 were established as:
□ Lot 1 was designated CPD and developed
as the Marriott Residence Inn.
□ Lot 2 was designated as Industrial and
zoned M-1 and is currently vacant.
□ Lots 3 & 4 were designated as CPD and
are currently vacant.
□ Lot 5 was re-designated as Medium
Density Residential with a zoning
designation of RPD18U (18 D.U./Ac.).

The Villas at the Park 58-unit apartment
project (RPD 174-2) has been developed
on the site.

CUP-288, Tract 5753
Landscape Buffer at the Marriott Residence Inn
RPD 174-2 Villas at the Park Apartments
RPD 174-2 Villas at the Park Apartments

1.8 Village at the Park Specific Plan 2013 Addendum

MODIFIED SPECIFIC PLAN EXHIBITS
Table 2-1 (replaces existing page 2-2) - The
revised land uses for the Village at the Park
Speciﬁ c Plan are summarized in the attached
Table 2-1 (Amended). The revised acreages
and development potential for all land use
types are summarized within Table 2-1 as
amended.

Figure 2-1 (replaces existing page 2-3) -
Land Use Plan The revised land uses are
graphically illustrated on the attached
“Village at the Park Land Use Plan”
(Amended).

Figure 2-2 (replaces existing page 2-5) –
Revised Proposed Zoning map incorporates
all previous and current amendments and
modiﬁ cations of the Speciﬁ c Plan.

CONCLUSION:

All other provisions of the Speciﬁ c
Plan shall remain in effect including
development standards, design guidelines
and implementation requirements based on
the existing or revised land use and zoning
designations. Development of any remaining
undeveloped parcels within the Village at
the Park Speciﬁ c Plan shall adhere to the
standards herein and shall be granted all
of the rights and responsibilities, including
payment of applicable dues and assessments,
of the Master Property Owners Association
and applicable sub-associations.

Lot 2 of Tract 5350 was re-zoned from the
original Speciﬁ c Plan designation of CPD
to CMU (Village Commercial Mixed Use)
consistent with its Village Commercial
design. This parcel was subsequently re-
subdivided into eight parcels as Tract 5753
and is under construction as of Spring 2013.

All development within this parcel shall be
consistent with the CMU zoning standards.

CURRENT SPECIFIC PLAN AMENDMENT

ACTIONS
The 2013 Speciﬁ c Plan Amendment includes
three parcels on the west side of Village at the
Park Drive within Tract 5655 (Lots 2, 3, & 4)
as shown in the Village at the Park Land Use
Plan Exhibit “A” (Amended).

LAND USE AND ZONING CHANGES
Lot 2 of Tract 5655 (formerly a portion of
the Imation site) is incorporated into the
Speciﬁ c Plan area. The Land Use designation
is High Density Residential and the zoning is
RPD30U (30 D.U./Ac.). The site is 2.25 acres.

Lots 3 (1.39 acres) and 4 (1.22 acres) of Tract
5655 shall have a revised land use designation
of High Density Residential and a revised
zoning designation of RPD30U (30 D.U./Ac.).

Per approved City of Camarillo Tentative
Tract Map 5655 the total lot area of Lots 2, 3,
and 4 is 4.86 acres. The maximum allowable
development density of the combined parcels
will be 30 dwelling units per acre as a result
of this Speciﬁ c Plan Amendment.

8.28.13 1.9
Village at the Park Specific Plan 2013 Addendum

EXHIBITS
Updated Table 2-1 (replaces existing page 2-2) ........................................................................ 1.10 Updated Figure 2-1 (replaces existing page 2-3) ....................................................................... 1.11 Updated Figure 2-2 (replaces existing page 2-5) ....................................................................... 1.12 Approved Tentative Tract 5350: Village at the Park Master Map ........................................... 1.13 LD-454: Lot Line Adjustment between Imation & Tract 5350, Lot 1 ......................................... 1.14 GPA 2005-3/CZ 293 .................................................................................................................. 1.15 Approved Tentative Tract 5655 ................................................................................................ 1.16 Approved RPD 174 .............................................................................................................. ..... 1.18 Approved RPD 174-2 ................................................................................................................ 1.19 Approved Tentative Tract 5753 ................................................................................................ 1.20

1.10 Village at the Park Specific Plan 2013 Addendum
UPDATED TABLE 2-1 [REPLACES EXISTING PAGE 2-2]

2.2LANDUSEPLAN

2.2.1ApprovedProject(2013Update)
LandUse NetAcres
Residential
LowDensity 150.10 685.00 units
LowͲMediumDensity 14.42 90.00 units
MediumDensity 10.05 175.00 units
HighDensity 19.95 285.00 units
Subtotal: 194.52 1,235.00 units
Commercial
HighwayCommercial 3.55 50,000.00 sq. ft.

VillageCommercial(MixedUse) 13.51 200,000.00 sq. ft.

Subtotal: 17.06 250,000.00 sq.ft.

Public
CommunitySportsParkSite 55.00
ElementarySchoolSite 10.00 33,000.00 sq.ft.

PerimeterGreenbelts/DetentionAreas 15.33
Subtotal: 80.33 33,000.00
QuasiͲPublic
PrivateNeighborhoodRecreationAreas 6.00
YMCASite 5.00 54,450.00 sq. ft.

InstitutionalUse 3.00 39,200.00 sq. ft.

NeighborhoodRVStorage 3.50
Subtotal: 17.50 93,650.00 sq.ft.

Streets/RightͲofͲWay
ArterialBoulevards 24.96
SiteTotal:
334.37
VillageattheParkSpecificPlanUPDATE Chapter2ͲDevelopmentPlan CityofCamarilloͲMay2013 2Ͳ2
The2013UpdatedApprovedProjectillustratedinFigure2Ͳ1providesavarietyoflandusesonthesitewitha communitysportsparkasafocusoftheproject.Itwasdesignedtoallowphasedevelopmentwithoutaffecting thethreeexistingparcelboundaries(Figure1Ͳ4)inSection1.0,Introduction.Astatisticalsummaryofthe2013 UpdatedProjectlandusemixisprovidedinTable2Ͳ1.

Table2Ͳ1
StatisticalLandUseSummaryͲApprovedProject(Updated2013) Development
Potential

8.28.13 1.11
Village at the Park Specific Plan 2013 Addendum
UPDATED FIGURE 2-1 [REPLACES EXISTING PAGE 2-3]
Pleasant Valley Road
Lewis RoadDawson Rd.

Petit St.

City of Camarillo
Low and
Low Medium
Density
Medium Density High Density Mixed Use Commercial
Pleasant Valley Road
101 Freeway
YMCA
School
Park
Inst.

VILLAGE A T THE PARK

LAND USE PLAN
Amended 2013

1.12 Village at the Park Specific Plan 2013 Addendum
UPDATED FIGURE 2-2 [REPLACES EXISTING PAGE 2-5]
RPD
10 D.U./Ac.

RPD
10 D.U./Ac.

RPDRPD
25 D.U./Ac.

CMU
O-S
RPD
25 D.U./
Ac.RPD
RPD
10 D.U./Ac.

RPD
10 D.U./Ac.

CPD
CMU
RPD
18 D.U./
Ac.

RPD
5 D.U./Ac.

8.28.13 1.13
Village at the Park Specific Plan 2013 Addendum
APPROVED TENTATIVE TRACT 5350: VILLAGE AT THE PARK MASTER MAP

1.14 Village at the Park Specific Plan 2013 Addendum
LD-454: LOT LINE ADJUSTMENT BETWEEN IMATION & TRACT 5350, LOT 1

8.28.13 1.15
Village at the Park Specific Plan 2013 Addendum
GPA 2005-3/CZ 293

1.16 Village at the Park Specific Plan 2013 Addendum
APPROVED TENTATIVE TRACT 5655 [SHEET 1 OF 2]

8.28.13 1.17
Village at the Park Specific Plan 2013 Addendum
APPROVED TENTATIVE TRACT 5655 [SHEET 2 OF 2]

1.18 Village at the Park Specific Plan 2013 Addendum
APPROVED RPD 174

8.28.13 1.19
Village at the Park Specific Plan 2013 Addendum
APPROVED RPD 174-2

1.20 Village at the Park Specific Plan 2013 Addendum
APPROVED TENTATIVE TRACT 5753 [SHEET 1 OF 2]

8.28.13 1.21
Village at the Park Specific Plan 2013 Addendum
APPROVED TENTATIVE TRACT 5753 [SHEET 2 OF 2]

I, Jeffrie Madland, City Clerk of the City of Camarillo, certify Resolution No. 2013- 100 was adopted by the City Council of the City of Camarillo at a regular meeting held September 25, 2013, by the following vote:

AYES:

NOES:

Councilmembers: Kildee, Little, Morgan
Councilmembers: McDonald
ABSENT: Councilmembers: Mayor Craven
Copy: Community Development
General Services
Resolution No. 2013-100

Page 4 of 4 ends

City Clerk

APPENDIX
C
Village at the Park Speciﬁc Plan
2024 Amendment - Approval
Documents
Resolution No. PC 2024- CZ-336, Hiji Investments & TFR Investment Companies

Page 1 of 4 ends

2 9
2 1
RESOLUTION NO. PC 2024-

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF CAMARILLO RECOMMENDING APPROVAL

OF A REQUEST BY HIJI INVESTMENT & TFR

INVESTMENT COMPANIES FOR A CHANGE OF ZONE

FROM VILLAGE COMMERCIAL MIXED USE (CMU) TO

COMMERCIAL PLANNED DEVELOPMENT (CPD),
INVOLVING APPROXIMATELY 0.94 ACRES, FURTHER
DESCRIBED AND SET FORTH AS CHANGE OF ZONE 336
(CZ-336)
The Planning Commission of the City of Camarillo resolves as follows:

SECTION 1. General Findings. The Planning Commission finds as follows:

A. Camarillo Municipal Code (CMC) Chapter 19.70 specifies the procedure for processing this application and authorizes the Planning Commission to provide a recommendation to the City Council for its review of this application.

B. The Planning Commission has reviewed a request for a Change of Zone for approximately 0.94 acres from Village Commercial Mixed Use (CMU) to Commercial Planned Development (CPD) on Parcel A of Lot Line Adjustment 563A of Tract 5753, located on the south of the U.S. Highway 101, west of Westpark Court, and north and east of Village at the Park Drive submitted by Hiji Investment and TFR Investment companies.

C.The City reviewed the project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines”), and the City’s Environmental Guidelines (“Camarillo Guidelines”; CEQA, CEQA Guidelines and Camarillo Guidelines collectively referred to as “CEQA Regulations”);
D. The Director completed review and scheduled a public hearing regarding the request before the Planning Commission on October 15, 2024; E. A Notice of Public Hearing before the Planning Commission was duly given and published in the time, form, and manner as required by law; F. On October 15, 2024, the Planning Commission opened the public hearing to receive public testimony and other evidence regarding the request, including without limitation, information provided to the Planning Commission by the Applicant; and

Resolution No. PC 2024- CZ-336, Hiji Investments & TFR Investment Companies

Page 2 of 4 ends

2 9
2 1
G. The Planning Commission considered the information provided by staff, public testimony, and the applicant. This Resolution, and its findings, are made based upon the evidence presented the Planning Commission at its October 15, 2024, hearing including, without limitation, the staff report submitted by the Director of Community Development.

SECTION 2. Environmental Review. Change of Zone 336 has been reviewed for compliance with the California Environmental Quality Act (CEQA) and have been found that there are no environmental impacts that cannot be adequately mitigated, and that an Addendum to Final Mitigated Negative Declaration 2009-6 has been prepared and approved for the project.

SECTION 3. Project Findings. The Planning Commission, after review of the project, finds:

A. Rezoning the 0.94-acre property from CMU to CPD is consistent with the current General Commercial General Plan land use designation.

B. The size and shape of the property is adequate to accommodate commercial development as allowed under the proposed CPD Zone. The project site was previously subdivided under Tract 5753, which anticipated a mix of commercial and residential uses, including future food uses.

C. The site is adequately served by streets and utilities for the proposed CPD Zone, as Village at the Park Drive and Westpark Court are existing streets that provide access to the site. The project site is an infill site that has been previously graded as part of the 2004 certified grading plan as part of an overall approved Village at the Park Master Tract 5350.

SECTION 4. Recommendation of Approval of CZ-336. The Planning Commission recommends approval of CZ-336 to the City Council, based on the above findings for the site.

SECTION 7. Limitations. The Planning Commission’s analysis and evaluation of this matter is based on the best information currently available. It is inevitable that in

Resolution No. PC 2024- CZ-336, Hiji Investments & TFR Investment Companies

Page 3 of 4 ends

2 9
2 1
evaluating the matter that absolute and perfect knowledge of all possible aspects of the matter will not exist. One of the major limitations on analysis of the matter is the Planning Commission’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City’s ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 10. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 11. Office of Record. The record of proceedings upon which this decision is based is located in the Department of Community Development, which is the office of record for the matter.

SECTION 12. Effective Date. This Resolution is effective upon adoption.

SECTION 13. The Planning Commission Chair, or presiding officer, is hereby authorized to affix their signature to this Resolution signifying its adoption by the Planning Commission of the City of Camarillo, and the Planning Commission Secretary is directed to attest thereto.

Resolution No. PC 2024- CZ-336, Hiji Investments & TFR Investment Companies

Page 4 of 4 ends

2 9
2 1
APPROVED AND ADOPTED on October 15, 2024, by members of the Planning Commission voting as follows:

AYES:

NOES:

ABSENT:

ABSTAINED:

Chair
Secretary
Copy: Community Development Department
General Services Department (Information Systems Division) Dennis Hardgrave (applicant)

Resolution No. PC 2024- CPD-255, Hiji Investment & TFR Investment Companies

Page 1 of 4 ends

RESOLUTION NO. PC 2024-

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF CAMARILLO, RECOMMENDING

APPROVAL OF A REQUEST FROM HIJI

INVESTMENT & TFR INVESTMENT COMPANIES

FOR A COMMERCIAL PLANNED
DEVELOPMENT PERMIT (CPD-2 55) FOR THE
CONSTRUCTION OF A NEW 2,190 SQUARE-FOOT

COFFEE SHOP WITH A DRIVE-THROUGH LANE
ON PARCEL A OF LOT LINE ADJUSTMENT 563A
AND GRADING OF LOTS 1 THROUGH 6 OF TRACT
5753 WITHIN THE VILLAGE AT THE PARK SPECIFIC
PLAN AREA.

The Planning Commission of the City of Camarillo resolves as follows:

SECTION 1: General Findings. The Planning Commission finds as follows:

A. Hiji Investment and TFR Investment Companies submitted an application for a Commercial Planned Development Permit (CPD-255) to allow for the construction of a new 2,190-square-foot Starbucks coffee shop with a drive -through lane on Parcel A of Lot Line Adjustment 563A consisting of 0.94 acres, and grading of Lots 1 through 6 of Tract Map 5753, with the exception of the bike lane within Lot 1 and Lot 2 , located east of the U.S. Highway 101 and Village at the Park Drive interchange (the Property); B. The Property is approximately six acres and is located within the Commercial Mixed-Use (CMU) Zone with a General Plan Designation of General Commercial. The project involves a Change of Zone for Parcel A of Lot Line Adjustment 563A, consisting of 0.94 acres from CMU to Commercial Planned Development (CPD) under CZ-336 and Amendment to the Village at the Park Specific Plan from Mixed Use to Commercial which is being processed concurrently with CPD-255;
C. The Application was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Camarillo Municipal Code (CMC); D. The Director completed the review and scheduled a public meeting regarding the application before the Planning Commission on October 15, 2024; E. Municipal Code section 19.26.200(B) assigns decision-making authority to the Planning Commission for the requested CPD. Municipal Code section 19.70.020 assigns the Planning Commission as the recommending party and the City Council as the decision- making authority for the concurrent requested Change of Zone and Specific Plan Amendment. As such, t he Planning Commission refer s the decision for the requested CPD to the City Council;
F. On October 15, 2024, the Planning Commission opened the public meeting to receive public testimony and other evidence regarding the applications, including without limitation, information provided to the Planning Commission by the Applicant, and; Resolution No. PC 2024- CPD-255, Hiji Investment & TFR Investment Companies

Page 2 of 4 ends

G. The Planning Commission considered the information provided by City staff, public testimony, and the Applicant. This Resolution, and its findings, are made based upon the evidence presented to the Planning Commission at its October 15 , 2024 meeting including, without limitation, the staff report submitted by the Director of Community Development.

SECTION 2: Environmental Review. CPD-255 has been reviewed for compliance with the California Environmental Quality Act (CEQA) and have been found that there are no environmental impacts that cannot be adequately mitigated, and that an Addendum to Final Mitigated Negative Declaration 20 09-6 h as been prepared and approved for the project.

SECTION 3: Commercial Planned Development Findings (CPD-255). Pursuant to CMC § 19.26.220 (Planned development permit – Consideration of proposal), the Planning Commission, after reviewing the application and receiving evidence and testimony at a public meeting on this CPD permit, finds that the request may be approved based on the following findings:

A. That the degree of compatibility of property uses for which this chapter is intended to promote and preserve shall be maintained with respect to the particular use on the particular site and consideration of existing and potential uses of property within the zone and the general area in which use is proposed to be located.

The proposed use is a use permitted pending approval of the amendment to the Village at the Park Specific Plan and zone change as it will be permitted with a planned development permit under CMC section 19.26.030 (58). The project site was previously subdivided under Tract 5753, which anticipated a mix of commercial and residential uses, including future food uses.

B. That performance standards and conditions shall be imposed upon uses which without such condition might become obnoxious, dangerous, offensive or injurious to the public health, safety, or welfare or a portion thereof by reason of the emission of noise, smoke, dust, fumes, vibration, odor or other harmful or annoying substances.

The project is adequately conditioned to prevent the use and development from becoming obnoxious, dangerous, offensive, or injurious. Furthermore, the project complies with the development standards in CMC Chapter 19.26 and must comply with the commercial performance standards as described in CMC Chapter 19.54.

C. That the project will maintain the integrity and character of the neighborhood in which the use will be located and the utility and value of property in the neighborhood and in the adjacent zones.

The project incorporates the use of appropriate colors, textures, materials, height, and massing. The project is consistent with the Camarillo Community Design Element Commercial Design Guidelines , Village at the Park Specific Plan design criteria, and is compatible with the surrounding use types, both in terms of design and use.

Resolution No. PC 2024- CPD-255, Hiji Investment & TFR Investment Companies

Page 3 of 4 ends

D. That the use is compatible with public interest, health, safety, convenience, and general welfare.

The project meets the requirements of the CMC pending the Change of Zone , which were implemented to protect public health, safety, convenience, and general welfare. The project will expand food and beverage options for locals and visitors to the community, and the project has been conditioned to ensure continued compatibility with public interest, health, safety, convenience, and general welfare.

SECTION 4. Recommendation of Approval of CPD-255. Based on the above findings, the Planning Commission recommends approval of CPD-255 to the City Council , which includes approval of the plans labeled Exhibit A, subject to the conditions labeled, Exhibit B, which are attached and incorporated by reference, as well as all applicable general Municipal Code requirements and development standards.

SECTION 6. Reliance On Record. Each and every one of the determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 7. Limitations. The Planning Commission’s analysis and evaluation of this matter is based on the best information currently available. It is inevitable that in evaluating the matter that absolute and perfect knowledge of all possible aspects of the matter will not exist. One of the major limitations on analysis of the matter is the Planning Commission’s lack of knowledge of future events. In al l instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City’s ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

Resolution No. PC 2024- CPD-255, Hiji Investment & TFR Investment Companies

Page 4 of 4 ends

SECTION 10. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 11. Office of Record. The record of proceedings upon which this decision is based is located in the Department of Community Development, which is the office of record for the matter.

SECTION 12. Effective Date. This Resolution is effective upon adoption.

PASSED, APPROVED, AND ADOPTED on October 15, 2024, by the members of the Planning Commission voting as follows:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
Chairman

_____________________________
Secretary

Copy: Community Development Department
General Services Department (Information Systems Division) Dennis Hardgrave (applicant)

DEVELOPMENT PLANS RESUBMITTAL | 05.15.2024

CAMARILLO, CA

VILLAGE GATEWAY
HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 1 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
1 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of CamarilloSITE PLAN
SCALE: 1” = 50’-0”
0 1005025
LOT 6

0.45 Ac.

LOT 4

0.53 Ac.

LOT 3

0.63 Ac.

LOT 5

1.17 Ac.

LOT 1

3.07 Ac.

COFFEE
2,190 SF
26 PS
Trash /Loading
Village at the Park Drive
Westpark Court
101 FWY
Petit St.

CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 2 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
2 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of CamarilloFLOOR & ROOF PLANS
SCALE: 1/8” = 1’-0”
0 1684
NOTES:

1. RTU LOCATIONS ARE SUBJECT TO CHANGE.

2. DRAIN LOCATIONS ARE TBD.

3. ROOF SLOPES ARE TBD.

4. ALL GAS LINES TO RUN UNDERGROUND AND
THROUGH INTERIOR OF THE BUILDING.

TRELLIS ABOVE
PAD A
±2,190 SF

TRELLIS WITH SOLAR

PANELS ABOVE

TRELLIS WITH SOLAR

PANELS ABOVE
SLOPE:
14" PER FOOT

SOLAR PANELS
(± 425 SF)
RTU
RTU

SOLAR PANELS
(± 1000 SF)
FLOOR PLAN ROOF PLAN1 2
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 3 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
3 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of Camarillo

CONCEPTUAL ELEVATIONS
SCALE: 1/8” = 1’-0”
0 1684
1 13
5 53
5 5 5
3 62 263 1
5 51
24 41 3
22 44 41 33 36213
6 A
BJ

K H G GK B

KG G H LH GK
M E B

GP PGB E O N FF L ND

K G GBM

PC CA J

PP FCC CA N LBJ ME BGEPFAEJ
G
H
+8’-0”
+13’-2”
+13’-2”
+13’-2”
+8’-6”
T.O. ROOF
T.O. PARAPET
T.O. ROOF
T.O. ROOF
T.O. TOWER
B.O. TRELLIS
B.O. TRELLIS
B.O. CANOPY
B.O. TRELLIS
B.O. CANOPY
T.O. PARAPET
T.O. PARAPET
T.O. TOWER
+22’-0”
+24’-9”
+22’-0”
+22’-0”
+35’-0”
+24’-9”
+24’-9”
+35’-0”
A STUCCO: OMEGA, "20/30 FINE SAND FLOAT" G WALL TILE N WROUGHT IRON GRILLE 1 PAINT: SHERWIN WILLIAMS-SW7006 "EXTRA WHITE" B ARCHITECTURAL TRIM H ROOF TILE O LANDSCAPE TRELLIS 2 PAINT: SHERWIN WILLIAMS-SW7036 "ACESSIBLE BEIGE" C METAL CANOPY J TRELLIS P PRECAST CONCRETE 3 PAINT: SHERWIN WILLIAMS-SW7510 "CHATEAU BROWN" D DOOR K SIGNAGE (Under separate Submittal) Q METAL GATE 4 PAINT: SHERWIN WILLIAMS-SW7020 "BLACK FOX" E STONE VENEER : EL DORADO STONE, LIMESTONE "SAN MARINO" L LIGHTING R METAL MESH 5 WALL TILE: ARTO "SD100B CERAMIC TILE" 6X6 F ALUMINUM STOREFRONT: ARCADIA-AB4 "MEDIUM BRONZE" M SOLAR PANELS S STRUCTURAL STEEL 6 WALL TILE: DALTILE "TS71 AUTUMN MIST", 4X4

MATERIALS FINISHES

NORTH ELEVATION (RIGHT)EAST ELEVATION (FRONT)

WEST ELEVATION (BACK) SOUTH ELEVATION (LEFT)
1 2
43 CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 4 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
4 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of CamarilloSECTIONS
SCALE: 1/4” = 1’-0”
0 842
22'

TOP OF ROOF
16'-8"

TOP OF ROOF
35'

TOP OF ROOF
5'-9"
5'-5"
8'
B.O. CANOPY
22'

BUILDING HEIGHT
35'

TOP OF ROOF
15'-6"

TOP OF WALL
24'-9"

TOP OF WALL
5'-4"
5'-3"
13'

BOTTOM OF TRELLIS
13'-6"

BOTTOM OF TRELLIS
15'-5"

TOP OF ROOF
8'-6"
B.O. CANOPY

LONGITUDINAL SECTION

CROSS SECTION
A
B
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 5 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
5 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of Camarillo

PERSPECTIVE VIEW

PERSPECTIVE VIEW - NORTHEAST CORNER OF BUILDING

COVERED PATIO SEATING LOW WALL
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 6 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
6 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of Camarillo

PERSPECTIVE VIEW

PERSPECTIVE VIEW - SOUTHEAST CORNER OF BUILDING

SOLAR PANELS

INTEGRATED INTO

THE TRELLIS CANOPY

OVER THE PICK UP
WINDOW

STARBUCKS DRIVE

THRU SIGNAGE OVER

THE PICK UP WINDOW
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 7 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
7 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of Camarillo

PERSPECTIVE VIEW

PERSPECTIVE VIEW - SOUTHWEST CORNER OF BUILDING

SOLAR PANELS

INTEGRATED INTO

THE TRELLIS CANOPY

OVER THE PICK UP
WINDOW

DECORATIVE TRELLIS

OVER THE DRIVE-

THRU LANE WITH

OPTION TO PUT SOLAR

PANELS ON TOP LOW WALL
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 8 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
8 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of Camarillo

PERSPECTIVE VIEW

PERSPECTIVE VIEW - NORTHWEST CORNER OF BUILDING

DECORATIVE TRELLIS

OVER THE DRIVE-

THRU LANE WITH

OPTION TO PUT SOLAR

PANELS ON TOP

STARBUCKS LOGO

DISK ON THE TOWER

CLOSEST TO THE

FREEWAYLOW WALL
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 9 of 9
Planning Commission Meeting of October 15, 2024

Architecture + Planning
949.851.2133
ktgy.com
CAMARILLO, CA 93012 # 2023-0251

VILLAGE GATEWAY
MAY 15, 2024

DEVELOPMENT PLANS
9 HIJI INVESTMENT CO., LLC
203 Village Commons Blvd., Suite 11
Camarillo, CA 93012
attn: Dennis Hardgrave
[email protected]
(805) 402-1589
CPD #255
Lot 1, Tract 5753
Village at the Park
City of CamarilloTRASH ENCLOSURE, TRELLIS,
AND LOW WALL DETAILSSCALE: 1/4” = 1’-0”
0 842
10'-2"
9'-0" 3'-4"
R.O
7'-0"
19'-4"
5'-0" CLR.
11'-0"
8"
8"
1'-0"
1'-0" 17'-4" 1'-0"
9'-0"
9'-0"
R.O
9'-0"
R.O
18'-0" CLR.
3FT LOW WALL

TRELLIS WITH SOLAR

PANELS ABOVE
1 1
13 3
33 3
33 3
4 4
42 2
2 2 2 3
A
A
AC
C
CS
S
SQ
Q
R
R
RP
P
P

P P JM E
T.O. ROOF
T.O. ROOF
B.O. TRELLIS
T.O. ROOF
T.O. WALL
T.O. WALL
T.O. WALL
+10’-0”
+10’-0”
+11’-6”
+10’-0”
+7’-0”
+7’-0”
+3’-0”
+0’-0”
+7’-0”

TRASH ENCLOSURE FLOOR PLAN TRELLIS & LOW WALL FLOOR PLAN T.E. ELEVATION (E)
T.E. ELEVATION (W)
T.E. ELEVATION (N/S)

TRELLIS ELEVATION (LONG) TRELLIS ELEVATION (SHORT)
1 2
A
B
C
D E
A STUCCO: OMEGA, "20/30 FINE SAND FLOAT" G WALL TILE N WROUGHT IRON GRILLE 1 PAINT: SHERWIN WILLIAMS-SW7006 "EXTRA WHITE" B ARCHITECTURAL TRIM H ROOF TILE O LANDSCAPE TRELLIS 2 PAINT: SHERWIN WILLIAMS-SW7036 "ACESSIBLE BEIGE" C METAL CANOPY J TRELLIS P PRECAST CONCRETE 3 PAINT: SHERWIN WILLIAMS-SW7510 "CHATEAU BROWN" D DOOR K SIGNAGE (Under separate Submittal) Q METAL GATE 4 PAINT: SHERWIN WILLIAMS-SW7020 "BLACK FOX" E STONE VENEER : EL DORADO STONE, LIMESTONE "SAN MARINO" L LIGHTING R METAL MESH 5 WALL TILE: ARTO "SD100B CERAMIC TILE" 6X6 F ALUMINUM STOREFRONT: ARCADIA-AB4 "MEDIUM BRONZE" M SOLAR PANELS S STRUCTURAL STEEL 6 WALL TILE: DALTILE "TS71 AUTUMN MIST", 4X4

MATERIALS FINISHES
CPD-255, Hiji Investment & TFR Investment Companies
Exhibit A Page 10 of 9
Planning Commission Meeting of October 15, 2024

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 1
Hiji Investment EXHIBIT B
East side of Village at the Park Drive
South of Petit Street
Reference: Tract 5753/CPD-236/LD-563A
September 23, 2024
October 15, 2024
CPD-255

PROJECT CONDITIONS
In addition to all applicable provisions of the Camarillo Municipal Code (CMC), Hiji Investment (the “Applicant”), agrees to comply with the following conditions of approval (“Project Conditions”) for Construction of Commercial Planned Development Permit, (CPD-255).

Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in this Conditions of Approval use the definitions set forth in the CMC.

The applicant must comply with the following conditions before the City issues the grading permit otherwise specified.

STREETS

1. ** The conditions of approval for the underlying Tract 5753 shall apply to this project.

2. ** The applicant shall submit a change order to the underlying Tract 5753 project plans, for review and approval by the Department of Community Development and Department of Public Works.

3. Trees and Landscaping:
a. The applicant must plant private trees based on an approved landscape plan or at 40-foot intervals along Village at the Park Drive and Westpark Court. Trees must be of the species and size as required by the City. All required trees will be private and must be planted before occupancy of the first building.

The landscape plan must be coordinated with the grading plans to avoid conflicts of trees with BMP’s for stormwater quality and with storm drains. b. The applicant must install private landscape/hardscape features, and irrigation systems within Village at the Park Drive right-of-way adjacent to the project, as required by the Community Development and Public Works Departments. c. The applicant /owner must enter into a License Agreement with the City of Camarillo for the Owners’ Association to own, operate and maintain the private landscaping, private trees, and private irrigation system within the public right -of- way parkways. All required landscaping, trees and irrigation within the public right-

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 2
of-way will be private. The applicant must prepare and submit required legal descriptions, and sketches.

4. The applicant must dedicate sufficient roadway right -of-way so that the ultimate width, interior of and adjacent to the project boundaries, as designated by the City Engineer and the City Traffic Engineer, may be accomplished.

5. All street or road improvements inside and adjacent to the project boundaries must be as directed and approved by the Department of Public Works.

6. Before the City issues the grading permit, traffic circulation and control on adjacent streets, including all curb openings, control signs for regulation, warning, and guidance of traffic, must be designed as required by the City Traffic Engineer. These include, without limitation, stop signs, speed signs, turn prohibition signs, one -way signs, parking signs, together with required pavement striping, raised pavement markers, and road symbols.

Traffic circulation and control onsite must meet the approval of the Director of Community Development and the City Traffic Engineer. (CS)

7. Before the City issues a certificate of occupancy, all signs must be installed, and before final acceptance, the City may require the applicant to add traffic control devices, such as signing and striping, the need for which is not apparent at time of plan approval but which are warranted due to actual field conditions. The applicant must install the traffic control devices before final acceptance.

8. Ramps and other accessible path of travel elements (sidewalk, walk, appurtenances) must be constructed in locations specified by the City Engineer and the Director of Community Development. Accessible facilities must be constructed and existing facilities reconstructed within and adjacent to the limits of the project limits as necessary to comply with California Title 24 accessibility requirements of the California Building Codes and Americans with Disabilities Act (ADA). (CS)

9. * All underground irrigation, water, and other pipes or openings which are encountered during construction of site and street improvements must be removed or sealed in a manner satisfactory to the Department of Public Works.

The applicant must mitigate the removal and abandonment of drainage facilities serving the 101 Freeway in a manner acceptable to the Department of Public Works.

10. Before the City issues the grading permit, the applicant must design and, before occupancy, provide intersection visibility as set forth in CMC § 19.38.050 and in a manner acceptable to the City Traffic Engineer. The sight distance requirements will also apply to commercial and industrial driveway intersections with public and private streets.

11. Before the City issues the grading permit, the applicant must design frontage landscaping that will not obstruct a motorist’s line of sight above three feet nor below seven feet within the corner cutoff area of an uncontrolled intersection, or within the sight triangle of a controlled intersection.

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 3
The applicant must plant trees based on an approved landscape plan or planted parallel to the street centerline along the sidewalks with a 15-foot setback and medians. All trees within the corner cutoff area of an uncontrolled intersection or within the sight triangle of an uncontrolled intersection must be spaced no closer than 40 feet apart to avoid creating a “fence post condition that may restrict a driver’s vision.”

12. The road construction (paveout) policy of the City will apply: (CS) a. The applicant must remove and reconstruct any existing public improvements adjacent to the limits of the project found to be damaged before or during the construction of this project.
b. ** Before the City issues a grading permit, the applicant shall design and, before the City issues a zone clearance, construct the first driveway south of Petit Street at Village at the Park Drive. The driveway shall be constructed with a width of not less than 30 feet or not greater than 35 feet, unless the driveway design is approved by the City Traffic Engineer. The driveway shall be signed and striped for right-in/right-out movements only. The entrance throat shall be constructed to have a minimum storage length of 40 feet along the drive aisle extending from Village at the Park Drive into the project site. Curb returns for the driveway shall be constructed with a minimum radius of 25 feet. The driveway opening shall be improved to include necessary paveout or cross gutters to join existing pavement as required by the City Traffic Engineer. (CS)
c. ** Before the City issues a grading permit, the applicant shall design and, before the City issues a zone clearance, construct the northerly driveway at the cul-de-sac on Westpark Court. The driveway shall be constructed with a width of not less than 30 feet or not greater than 35 feet, unless the driveway design is approved by the City Traffic Engineer. The driveway shall be signed and striped for right-in/right-out movements only. The entrance throat shall be constructed to have a minimum storage length of 40 feet along the drive aisle extending from Village at the Park Drive into the project site. Curb returns for the driveway shall be constructed with a minimum radius of 25 feet. The driveway opening shall be improved to include necessary paveout or cross gutters to join existing pavement as required by the City Traffic Engineer. (CS)
d. All final paving must be placed as required by project improvement plans before final inspection.

13. Before the City issues zone clearance for building permit, the applicant must complete all curb, gutters and onsite paving (this paving sequence will not apply to tilt-up buildings). All utilities must be installed before paving is placed

14. The applicant must submit evidence to the City of existing corner lot monumentation before project approval and at the completion of the project to ensure that existing corner monumentation and witness markings are not disturbed by construction activities or were reset.

15. The applicant must pay the Traffic Mitigation Fee as established by CMC § 11.68 before the City issues a zone clearance for building permit . If the applicant sells this project before construction, in whole or part, the applicant must inform the subsequent owner that not all fees have been paid.

16. Ventura County Benchmark No. 75-19 RM1 may be used as datum in conjunction with this project.

17. If applicable, before the City issues a zone clearance, the applicant must furnish to the Department of Public Works a street lighting plan. The plan must include all street lumens proposed or existing within the project boundaries. For each of the project streets that connect to an existing street, the plan must identify the location of the first existing street light on the existing street. For street lights located on local streets, the lights must be located a maximum of 220 feet apart and have 5.8 KHPS. For street lights located on collector streets, the lights must be located a maximum of 200 feet apart and have 9.5 KHPS. For street lights located on primary and secondary arterial streets, the lights must be located a maximum of 200 feet apart and have 22 KHPS. Before occupancy, the applicant must construct street lights in accordance with the approved street lighting plan.

This includes decorative marbelite electroliers of the lumen rating called for on the plan, trenching, and installing underground electrical power to the lighting fixtures. Differential costs of the marbelite electroliers and the cost of trenching must be paid by the applicant.

Applicant must contract with Southern California Edison for installation of street lights and must prepay all fees. (CS)

GRADING AND DRAINAGE

18. All grading must conform to CMC Chapter 16.04. (GS)

19. The applicant must prepare and submit to the City Engineer an update soils and geologic study as required by CMC Chapter 16.38 and in accordance with the requirements of Resolution No. 88-57 (and all subsequent amendments). The study must include, without limitation, liquefaction, hydroconsolidation and seismically-induced settlement testing and analysis (contact the Public Works Department for guidelines). The applicant must comply with the recommendations of the soils and geologic study as determined by the City. Any restricted use zones must be shown on the grading plan.

20. ** No structure or portion of any structure shall be constructed within the fault setback area as determined and defined in the report prepared by Gorian and Associates, Inc. dated July 19, 2007.

21. The lots must be individually certified as geotechnically suitable for their intended use.

22. The entire development must be graded in total and not phased in order to mitigate the noise, dust, air quality, and construction traffic impacts. Erosion control plans, slope planting plans, open space landscape plans, and irrigation plans must be approved and implemented immediately upon completion of grading.

23. The applicant must prepare and submit a hydrology and hydraulics study for the project to the City Engineer. The study must include, without limitation, the hydraulic analysis for the sizing of the required storm drain system. Appropriate facilities for proper drainage within the development must be provided and constructed as directed and approved by the City Engineer. (CS)
a. All areas must be graded in such a manner that there will be no undrained depressions.
b. All onsite storm drains will be private.
c. All storm drain facilities must be designed to convey the Q50 storm runoff. d. Pads must be protected from the Q100 storm and the overflow path must be shown on the hydrology map.
e. Provide Water Surface Pressure Gradient (WSPG) calculations using WSPG Program for all pipes 18-inches or larger.

24. The applicant must construct concrete gutters at appropriate locations within the drive aisles and parking lots throughout the site.

25. No grated drain inlet may be located within the drive aisles and/or middle of the parking areas, except at locations approved by the City Engineer.

26. No storm drain facility is to be located in conflict with trash enclosures, planters and light fixtures, which obstruct the storm drains function and maintenance. Locations of storm drain facilities must be in a manner acceptable to the City Engineer.

27. The development must be protected from offsite drainage, and any water concentration and/or increase as a result of the construction of the development must be conveyed by means of adequate facilities to the natural water courses of the area, and/or existing storm drain system designed to convey the development’s runoff. Determination of suitable natural watercourse will be made by the City Engineer. (CS)

28. The applicant must design and construct the slopes throughout the development in the following manner:
a. The applicant must design and construct the concrete gutters with a minimum flowline slope of 0.5 percent and in a manner acceptable to the City Engineer. b. The applicant must design, and before zone clearance, construct the asphalt drive aisles, with a minimum of 1 percent cross fall slope, in a manner acceptable to the City Engineer.

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 6
c. Landscaping must be designed and installed with a minimum flowline slope of 1 percent and a minimum cross fall slope of 2 percent, and in a manner acceptable to the City Engineer.

29. Each lot must drain to an approved drainage facility. Cross lot drainage must be minimized.

30. The applicant must provide storm water acceptance deeds on any and all lots subject to runoff water from adjacent lots or properties. In addition, the applicant must construct permanent concrete swales at appropriate locations intercepting such runoff waters and transporting them off each lot in a manner approved by the City Engineer.

31. ** The applicant must show and call out private storm drain easements on each lot.

32. ** The applicant must design and construct the proposed utilities such as, but not limited to, storm drain, water, and sewer, such that these utilities shall have no conflict and adequate clearances are maintained with other proposed improvements, such as buildings, planter fingers, enclosures, lights, and trees in a manner acceptable to the Department of Public Works.

STORMWATER QUALITY

33. Development must be undertaken in accordance with conditions and requirements in the Waste Discharge Requirements and National Pollutant Discharge Elimination System (NPDES) Permit for Municipal Separate Storm Sewer System (MS4) Discharges within the Coastal Watersheds of Los Angeles and Ventura Counties, Permit No. CAS004004, Board Order R4-2021-0105 (City's MS4 Permit).

34. ** Any improvements on each of the lots throughout T-5753, including Lots 1, 2, 3, 4, 5, and 6, are subject to the requirements of the City's MS4 Permit. Since this project area was part of a tract map (Lots 1-6 of T-5753) which was approved prior to October 11, 2011 and subject to the requirements of a Development Agreement, the improvements must be in accordance with the requirements of the Development Agreement and original tract map, including the specific land uses. If these lots deviate from the Devel opment Agreement or original tract map, including a change in land use, then any improvements made on these lots as a part of this project will be required to comply with the Planning and Land Development requirements of the City's MS4 Permit at the time of development, as well as the associated Ventura County Technical Guidance Manual.

35. Since this project area was part of a tract map (Lot 1 of T-5753) which was approved prior to October 11, 2011, the effective date of the July 13, 2011 Ventura County Stormwater Quality Technical Guidance Manual, the project must incorporate appropriate Ventura Countywide Stormwater Quality Urban Impact Management Plan (SQUIMP) requirements into the project plans for the following projects covered by SQUIMP requirements:
a. single-family hillside residences

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 7
b. 100,000-square-foot commercial developments
c. automotive repair shops
d. retail gasoline outlets
e. restaurants
f. home subdivisions with 10 or more housing units
g. locations within, or directly adjacent to, or discharging directly to, an environmentally-sensitive area (ESA) - Definition in Technical Guidance Manual; map of ESAs available from City Stormwater Program Manager h. parking lots of 5,000 square feet or more or with 25 or more parking spaces and potentially exposed to stormwater runoff
i. Private redevelopment projects that result in the creation or addition of 5,000 square feet or more of impervious surfaces. If a redevelopment project creates or adds 50 percent or more impervious surface area to the existing impervious surfaces, then stormwater runoff from the entire area (existing and additions) must be conditioned for stormwater quality mitigation. Otherwise, only the additional area of redevelopment project requires mitigation.

The project must be designed to include the control measures applicable to a development project with an application deemed complete for processing or an approved tract map prior to October 11, 2011 as specified in the 2002 Technical Guidance Manual under Board Order 00- 108 (2002 Technical Manual). Those control measures include site design control, site-specific source control, and require treatment control measures (refer to Table 2-3 of the 2002 Technical Manual). Per the 2002 Technical Manual, project must minimize impervious surfaces through methods such as reducing footprint of building and parking lots; clustering buildings and paved areas to maximize pervious area; use minimum allowable roadway and sidewalk cross sections and parking stall widths, include landscape islands in cul -de-sacs (where approved), use pervious materials where appropriate, such as modular paving blocks, turf blocks porous concrete and asphalt, brick and gravel or cobbles, and use grass -lined channels or surface swales to convey runoff instead of paved gutters. For treatment, emphasis should be on the use of infiltration/land- based treatment controls, such as bioretention gardens, pervious concrete/pavement, and grassy bioswales. Alternative or proprietary treatment controls not described in the Technical Manual may be considered on a case- by-case basis provided the project proponent can demonstrate that treatment equivalent to approved methods is achievable.

Copies of SQUIMP and the 2002 Technical Guidance Manual can be obtained from the Ventura Countywide Stormwater Program at www.vcstormwater.org or 805-654-2010.

Pretreatment of parking lot and roof drainage will be required before discharge to storm drain system.

The owner is responsible for providing a SQUIMP worksheet on the form provided by the City. The SQUIMP worksheet will be subject to the review and approval of the City Engineer and/or the City Stormwater Program Manager. Before final acceptance of project improvements, the owner or his/her designated representative must certify that the treatment device was constructed and installed in accordance with the approved SQUIMP.

36. State General Construction Permit requirement for projects that disturb 1 acre or more of soil or are part of a larger common plan of development. Before the City issues a grading permit, the Applicant must submit a copy of the project receipt of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) from the California State Water Resources Control Board (SWRCB), Storm Water Permit Unit, for coverage under the General Construction NPDES Permit (GCP) (Permit No. CAS000002/ Order No. 2022- 0057- DWQ). The Applicant must comply with all requirements of the General Permit.

37. All development subject to the State GCP, must prepare a local Stormwater Pollution Prevention Plan (SWPPP) based on the template available in the California Construction BMP Handbook Portal available at www.casqa.org. The SWPPP must be submitted to the City for review and approval, and once approved; the Applicant must submit the SWPPP in electronic format to the City.

38. If a change of ownership takes place for the entire development or portions of the common plan of development where construction activities are still on- going, development must provide City with Proof of a Change of Information form (COI) with the State GCP.

39. The project construction plans must incorporate Best Management Practices (BMPs) applicable to the development for the review and approval of the City Engineer.

Suggested construction BMPs are listed in the California Stormwater BMP Handbook for Construction, which can be downloaded at www.cabmphandbooks.com.

40. All onsite storm drain inlets, whether newly constructed or existing, must be labeled "Don't Dump - Drains to Creek" before occupancy in accordance with City requirements. The labels are to be provided by the City to the Applicant at cost; this does not i nclude installation of the labels.

41. No architectural copper should be used that is exposed to stormwater runoff. This area drains to a watershed that has been listed by the State Water Resources Control Board as being impaired for copper per Los Angeles Regional Water Quality Control Board Resolution No. 2006-012.

42. All exterior metal building surfaces, including roofs, must be coated with rust -inhibitive paint to prevent corrosion and release of metal contaminants into the storm drain system prior to occupancy.

43. Certified full capture trash devices must be installed to address the trash total maximum daily load (TMDL) requirements imposed under Los Angeles Regional Water Quality

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 9
Control Board Resolution No. 2007- 007 or the Statewide Trash Amendments adopted April 7, 2015. Contact the City's Stormwater Program Manager for a list of certified devices and more information. Existing storm drain inlets located within this project must be retrofitted to address the above trash policies.

44. Trash enclosures and/or recycling area(s) must include a lattice structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure. The roof must extend sufficiently outward in all directions so that wind- blown rain will not enter the interior of the storage area. All litter/waste material must be kept in leak-proof containers. Area(s) must be paved with impermeable material. No other area may drain onto these areas. The trash enclosure and/or recycling area(s) may not drain to the storm drain system or the sanitary sewer and all cleanups must be performed using dry cleanup methods. There must be no slope on the interior floor of the enclosure and the waste handling area must be bermed to prevent run-o n of stormwater. Post sign on trash enclosure informing users that hazardous materials are not to be disposed of therein.

Enclosures for air compressors must include a roof installation similar to trash enclosures, if feasible, to direct water from entering the enclosure.

45. Landscape areas must be designed and maintained with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution.

46. Parking and associated drive areas with five or more spaces must be designed to minimize degradation of stormwater quality. BMPs, such as bioretention, bioswales, oil/water separators, sand filter basins or approved equals, must be installed to intercept and effectively prohibit pollutants from discharging to the storm drain system. The design of the BMP must be submitted to the City Engineer for review and approval before the City issues a grading permit.

47. All material storage and handling areas, delivery areas/loading docks must be covered, constructed on impermeable pavement, be designed to eliminate run-on from other areas, must be graded and constructed to prevent runoff from the area, and the development must be designed and constructed with no drain in this area. If these conditions cannot be met, BMPs such as oil/water separators, sand filters, and/or detention basins must be installed to treat all stormwater runoff before it is discharged to the storm drain system. If other areas drain onto the area, treatment for these areas must be included in the design of BMPs. The design must be submitted to the City Engineer for review and approval before the issuance of grading permit.

48. Food facilities must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be inside, or covered and designed to prevent run-on or runoff from the area. The area may not discharge to the storm drain; indoor wash waters must drain through a grease interceptor to the sanitary sewer or be collected for ultimate disposal to the sanitary sewer or an authorized location (pumped/trucked offsite). Wash areas located outside must be covered and bermed; wash water must be collected and not allowed to drain to the storm drain system. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area.

49. If applicable, decorative fountains must be designed with no connection to the storm drain system. Decorative fountains and lakes may be discharged to the storm drain system as long as the discharge meets the City's Municipal Stormwater Permit requirements.

50. Air-conditioning condensate flows shall not discharge to the storm drain system. If air conditioning condensate is discharged to the storm drain system, then coverage must be obtained under the General NPDES Permit No. CAG994003, Discharges of Nonprocess Wastewater to Surface Water in Coastal Watershed of Los Angeles and Ventura Counties.

51. All property areas must be maintained free of litter/debris.

52. All onsite storm drains must be cleaned at least twice a year; once immediately before October 1 (the beginning of the rainy season), and once in January. Additional cleaning may be required by the City Engineer.

53. Sidewalks and parking lots/drive -throughs must be maintained free of litter/debris.

Sidewalks, parking lots and drive-throughs must be swept at least on a monthly basis, with a minimum of two (2) sweepings occurring during the month of October, prior to t he beginning of the rainy season. Such sweepings must be a minimum two (2) weeks apart.

When swept or washed, debris must be trapped and collected to prevent entry to the storm drain system. The applicant must provide a program for the compliance with t his requirement prior to issuance of zoning clearance.

54. Material storage areas, trash enclosures, and/or waste handling areas must be dry swept/cleaned at least on a monthly basis, with a minimum of two (2) sweepings occurring during the month of October, prior to the beginning of the rainy season. Such sweepings must be a minimum two (2) weeks apart. When swept, debris must be trapped and collected to prevent entry to the storm drain system. The facility must have a spill prevention, control and cleanup plan.

55. If applicable, any generator or tank enclosure areas must be paved with impermeable material. No other area must drain onto these areas. The enclosure area must not drain to the storm drain system or the sanitary sewer and all cleanups must be performed using dry cleanup methods. There must be no slope on the interior floor of the enclosure and the area must be bermed to prevent run- on of stormwater. The generator or tank must have adequate secondary containment to contain 110 percent of fuel or liquid in tank in event of a spill.

56. There must be no pressure washing of roofs, building surfaces, parking or loading areas, material and waste storage areas, or building site with discharges to the street, curb/gutter or storm drain, unless the City approves a collection system to keep wate r from entering the storm drain.

57. The owner is responsible for maintaining and operating all on-site private improvements.

The owner is responsible for submitting a stormwater quality mitigation device Maintenance Plan and is responsible for providing a Stormwater Treatment Device Access and Maintenance Agreement on the form provided by the City for all post construction

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 11
stormwater treatment devices, as required by the National Pollutant Discharge Elimination System (NPDES) Permit for Municipal Separate Storm Sewer System (MS4) Discharges within the Coastal Watersheds of Los Angeles and Ventura Counties, Permit No.

CAS004004, Board Order R4- 2021-0105. The agreement will be subject to the review and approval of the City Engineer and City Attorney. Before final acceptance of project improvements, the engineer must certify that the treatment device was constructed and installed in accordance with the approved plans using the City of Camarillo certification form.

WATER AND FIRE PROTECTION

58. The developer must comply with the Water Conservation Measures noted in City of Camarillo Municipal Code Chapter 14.12 , and any related Urgency Ordinances. The project must comply with any State regulations that limit watering of non -functional turf.

The project is not a significant new development project therefore the Water Demand Offset Requirement noted in City of Camarillo Resolution No.2016-90 does not apply.

59. Before the City issues the grading permit and before the City issues a water will serve letter, the developer must submit a Water Supply Study to the Department of Public Works for review and approval estimating yearly water use.

60. Before the City issues the grading permit and before the City issues a water will serve letter, the developer must submit plans to the Department of Public Works for review and approval demonstrating how the project complies with Water Division Standard Specifications and the plans must address any prior comments provided.

61. The developer must design the landscape irrigation system separate from the domestic system and have a landscape irrigation meter.

62. The developer must provide the necessary backflow prevention control devices as required by the Ventura County Department of Environmental Health or certify existing devices to ensure they’re in compliance.

63. In order to provide for reasonable fire protection during the construction period, the applicant must maintain passable vehicular access to all buildings. Adequate fire hydrants with required fire flow must be installed before structural framing as recommended by the Fire Department and Camarillo Water Division.

SANITARY

64. The method of sewage and waste disposal will be by means of a private disposal system.

Sewerage system design, including connections to the Camarillo Sanitary District (District) system, must be submitted to the District for approval.

65. Before the City issues the grading permit and before the Camarillo Sanitary District issues a sewer will serve letter, the developer must submit plans to the Department of Public Works for review and approval demonstrating how the project complies with the Camarillo

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 12
Sanitary District Standard Specifications, the Camarillo Sanitary District Operations Code including any applicable limits noted in the Industrial Waste Supplement and t he plans must address any prior comments provided.

66. Before the City issues the grading permit, and before the City issues a water will serve l
etter the developer must provide a Sewer Study that estimates yearly sewage generated for review and approval by the Department of Public Works.

67. Before the City issues the grading permit and before the Camarillo Sanitary District issues a water will serve letter, the developer must submit plans for review and approval of the sizing requirements for a grease interceptor by the Camarillo Sanitary Dis trict (District).

No certificate of occupancy will be issued until the approved grease interceptor has been installed and inspected by the District. The developer and/or property manager must inform future tenants of this requirement.

68. The developer must provide the city with an unconditional sanitary will -serve letter from the Camarillo Sanitary District/Camrosa Water District indicating that adequate sewer conveyance and treatment capacity is available to service the proposed project.

UTILITIES

69. All utility lines and stub connections to property lines of each lot must be installed underground before any paving is placed.

70. The applicant must underground new utilities in the following manner:
a. The applicant must contact the Southern California Edison Company, Frontier Communications (telephone), and Spectrum to make a determination of the requirement for the aboveground structures necessary to serve and to be constructed for this project.
b. The applicant must provide easements for these structures outside of the public right-of-way and must provide screening for these structures. The location and screening will be subject to the approval by the City Engineer and the Director of Community Development.

71. Applicant must obtain all necessary encroachment permits before project approval. This will include, without limitation, City of Camarillo, Southern California Edison Company, Southern California Gas Company, Frontier Communications (telephone), Spectrum and Caltrans.

72. The applicant must provide trenching for conduit and miscellaneous substructures necessary for the installation of cable television and electronic gear.

73. Before the City issues the grading permit, the applicant must design and, before zone clearance, install transformers such that their locations do not interfere with other

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CPD-255/Hiji Investment – 10/15/24 Page 13
improvements. Coordinate locations of transformers with Southern California Edison Company, Department of Public Works and Department of Community Development.

MISCELLANEOUS

74. The development is subject to the subdivision requirements of CMC Title 18.

75. If applicable, t he applicant must form a Owners’ Association (OA) or other approved program approved by the City and City Attorney to be recorded to provide maintenance of the common area, private landscape, private trees, BMP’s and detention area.

76. No permanent building construction may be commenced until the Public Works Department approves final grading and improvement plans, the Community Development Department issues a zone clearance, and Building and Safety issues a building permit.

77. Before the City issues the grading permit or approves a change order, whichever occurs first, the applicant must submit to the City an improvement plan, grading plan, and erosion control plan for the development. These plans must include proposed street improvements, proposed drainage facilities and structures as required by the City, sewer system, a plan of the water supply system, and a plan showing the layout of all underground utilities proposed to be installed. The project agreements, securities, and documents may not be approved by the City Council unless said improvement plans, grading plans, and erosion control plans are ready to be approved by the City Engineer.

78. All improvement and grading plans must be on 24” x 36” drawing size. Originals must be inked on 4 mil Mylar. No “cut and paste,” “sticky -backs,” “zip -a-tone,” “kroy lettering,” or other tape will be permitted on final originals.

79. There will be no burning or burying of materials at any time during the development or agricultural burning before development.

80. The conditions of approval of this project supersede all conflicting notations, specifications, dimensions, typical sections, and the like, which may be shown on tentative project plans.

81. All ordinances, policy resolutions and standards of the City in effect at the time of approval of this project must be complied with as a condition of this approval. This condition will not apply to the amount of fees to be paid.

82. The amount of fees to be paid will be those in effect at the actual time of payment of such fees. All fees must be paid before the City issues the grading permit, unless otherwise required by law. Administrative Policy and Procedure No. 8.02 will apply to capital facility fees.

83. Any deposit or security required by any ordinance, resolution, policy or condition must be delivered to the City in a form acceptable to the City.

84. The applicant must make appointments with the Public Works Administrator to review and submit agreements, securities, and documents of the project to determine eligibility to be placed on the City Council agenda. All required agreements, securities, documents and fees must be submitted a minimum of twenty-one ( 21) working days before the City Council meeting.

85. The City will not issue a Certificate of Occupancy, or any other final clearance needed before occupancy, until all other conditions are met and the applicant has submitted approved “As-built” improvement plans to the Department of Public Works.

86. No parking space may be located within ten feet of vehicular entrance to the property. All areas shown as parking areas must be surfaced with asphaltic concrete in accordance with City Standards and must be suitably marked, outlining individual parking spaces and traffic flow.

87. Responsibility:
a. Before commencing work, the applicant must designate in writing an authorized representative with complete authority to represent and act for the applicant.

Applicant’s authorized representative must be present at the site of the work at all times while work is actually in progress. During periods when work is suspended, arrangements acceptable to the City Engineer must be made for any emergency work which may be required.
b. In the absence of the applicant and the applicant’s authorized representative from the project site, required decisions will be made by the City Engineer. If warranted, the City Engineer will order completion of work to protect the general public. If such orders are not acted upon immediately, the city may complete the work or have such work completed at the applicant’s expense.
c. The applicant must be responsible for all actions of his contractors and subcontractors until the improvements have been approved and accepted by the City Council.

88. The installation of irrigation systems, including automatic controls, meters, and appurtenances for all publicly-maintained slopes, parkways, and medians to be planted, is required. (CS,GS)

89. There will be no ingresses or egresses to the property except for those shown on the plot plan labeled Exhibit A, and as approved by this development permit, to wit: CPD-255.

Any entrance must be surfaced and improved as to include necessary paveout to join existing pavement as required and in accordance with City Standards.

90. Applicant must submit design and calculations and obtain permit and inspection for all development perimeter and retaining walls from Building and Safety. (CS)

91. Before commencing work, the applicant must schedule a pre -construction meeting with the City public works inspector, storm water inspector, water inspector, sewer inspector and landscape supervisor.

F:\Departments\Public Works\SHARED\Conditions\CPD\255, Hiji Investment, Village at the Park\CPD-255 DAC draft conditions.docx

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 16

EXHIBIT B

DEPARTMENT OF COMMUNITY DEVELOPMENT

CONDITIONS OF APPROVAL
CPD-255, Hiji Investment & TFR Investment Companies

FIRE PROTECTION

92. Fire Lanes - Prior to construction the applicant shall submit two (2) site plans to the Fire District for approval of the location of fire lanes. Prior to occupancy, all fire lanes shall be posted “NO PARKING -FIRE LANE-TOW AWAY” in accordance with Californ ia Vehicle Code, the International Fire Code and current VCFPD Fire Lane Standards. All signs and or Fire Lane markings shall be within recorded access easements.

93. Fire Flow (Commercial, Industrial, Multi-family buildings) - The minimum fire flow required shall be determined as specified by the current adopted edition of the International Fire Code Appendix B with adopted Amendments and the applicable Water Manual for the jurisdiction (with ever is more restrictive). The applicant shall verify that the water purveyor can provide the required volume and duration at the project prior to obtaining a building permit.

94. Fire Sprinklers - All structures shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application.

95. Fire Alarm System - A fire alarm system shall be installed in all buildings in accordance with California Building and Fire Code requirements.

96. Building Plan Review - Building plans of all A, E, I, H, R-1, R-2 or R-4 occupancies shall be submitted, with payment for plan check, to the Fire District for review and approval prior to obtaining a building permit.

97. Fire Department Clearance - Applicant shall obtain VCFD Form #610B "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures.

VENTURA COUNTY ENVIRONMENTAL HEALTH DIVISION

98. Commercial/Retail Food Facilities - New Facility
Purpose: To ensure that food facilities are designed, constructed, and operated in compliance with all applicable State and local Environmental Health Division (EHD) requirements.

Requirement: The Permittee shall have a plan review and/or obtain a Permit to Operate from Ventura County EHD, Community Services Section for the food service operations.

Documentation: Submit the required applications and plans to Ventura County EHD, Community Services Section for food facility plan review and approval.

Timing: Prior to the issuance of building permits for any food facilities included in the project, the Permittee shall obtain a Permit to Construct a Food Facility from Ventura County EHD, Community Services Section. Prior to operation of any food facilities included in the project, the Permittee shall obtain a Permit to Operate a Food Facility from Ventura County EHD, Community Services Section.

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 17 Monitoring: Plan review and construction inspections, as well as routine site inspections to ensure ongoing compliance with regulations related to food facilities, shall be conducted by Ventura County EHD, Community Services staff.

AIR QUALITY

99. The development must conform to the transportation demand management measures, as set forth under Camarillo Municipal Code § 19.44.190.

LANDSCAPING
100. That a detailed landscaping, irrigation plan , and specifications prepared by a registered Architect or by a registered Landscape Architect must be submitted for all green areas, or public or semi-public areas, including required street trees prior to issuance of a grading permit. Said landscaping must include an automatic irrigation system with moisture sensors and automatic rain shut -off devices and consist of a combination of trees, shrubs , and groundcover utilizing drought-resistant materials with careful consideration given to eventual size, spread, susceptibility to disease and pests, and durability and adaptability to existing soil and climatic conditions. Plans must also include a program for maintenance. The landscaping of the development must be completed prior to occupancy and maintained in accordance with the landscape plans submitted and approved by the City Landscape Architect consultant and the Community Development Director, or designee. 101. Landscaping and irrigation must comply with the City’s Landscape and Irrigation Guidelines and Chapter 14.14 – Water Efficient Landscapes of the Camarillo Municipal Code. 102. The Applicant must submit a landscape irrigation audit report to the Department of Community Development in compliance with the State Model Water Efficient Landscape Ordinance prior to occupancy.
103. The landscaping of the development must be completed prior to occupancy and maintained in accordance with the landscape plans subm itted and approved by the City L andscape Architect consultant and the Community Development Director, or designee for CPD-255. 104. All planting area must be filled to within two inches (2”) of the top of curbs. Planting areas must be cleared of debris, rocks, concrete, and other foreign material preparatory to planting. The Department of Community Development must approve curb design adjacent to planters and no asphalt or concrete must extend into planters. 105. Landscape plans must be at a minimum scale of 1” = 20’; except that slope planting plans may be at 1” = 30’ minimum scale.
106. That any tree within five feet (5’) of any public sidewalk, or other public improvement, must be provided with a root b arrier as approved by the Assistant Director Public Works/City Engineer and Community Development Director, or designee. 107. That prior to final inspection, the Applicant must submit written certification from the Landscape Architect that the landscaping has been completed in accordance with the approved plans and specifications.
108. All landscape plan check and inspection fees must be paid at the time of submittal of landscape plan.

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 18 109. Driveways and parking areas must be separated from landscape areas by means of concrete curbing a minimum of six inches (6”) above the parking area. 110. All trees are to be double staked per City Standard S -2 or appropriately supported , as approved by the Community Development Director, or designee. 111. That prior to final inspection, the Applicant must provide a reproducible “as -built” set of landscape plans to the Department of Community Development. 112. The Applicant must install landscaping and irrigation in accordance with the approved landscape plans prior to occupancy.

PARKING/ACCESS
113. The Applicant must provide sufficient maneuvering space, as determined by the Community Development Director, or designee, to provide access to the loading areas and must submit and receive approval from the Community Development Director and the Assistant Director of Public Works/City Engineer, or designees. The adjacent accessways will be widened, as necessary, to provide such maneuvering space, so as not to conflict with parking spaces or other loading areas.
114. Common access ways with adjoining parcels must be provided with appropriate agreements implementing this condition, to be recorded and run with the land, must name the City as a party, and must be subject to the approval of the Community Development Direct or, or designee and the City Attorney.
115. That all project driveway entries have a decorative pavement design to match the driveways adjacent to the project site.

PARKS
116. Applicant must pay appropriate Park Impact Fees per CMC Chapter 16.52, to be calculated by, and paid directly to, the Pleasant Valley Recreation and Park District. Applicant must provide proof of payment of appropriate fees to the Department of Community Development prior to the issuance of a zone clearance.

SCHOOLS
117. The Applicant must pay school facilities fees as determined by the school districts and the City prior to building permit issuance in accordance with City and/or State regulations.

RECYCLING/REFUSE
118. The user must submit a recycling plan illustrating the programs that will be employed by the individual use.
119. During construction, the Applicant must divert 65 percent of all non-hazardous construction materials from landfill (CalGreen Building Code Part II of Title 24 California Code of Regulations. Recycling bins must be made available during construction and labeled “Recycling Only,” or bins co ntaining mixed material must be sent to a State -approved recycling center or transfer station where the material is to be sorted for proper recycling.

Prior to issuance of a building permit, the Applicant must submit a Construction and Demolition Materials Management Plan Estimate to the Building and Safety Division for recycling of waste materials consistent with the aforementioned requirement. The

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 19 Construction and Demolition Materials Management Plan Estimate must include estimated quantities for each type of material to be diverted or landfilled.

Prior to final inspection, the Applicant must submit a Final Report Construction and Demolition Waste Letter of Documentation to the Building and Safety Division, demonstrating compliance with the Construction and Demolition Materials Management Plan Estimate and indicate the total amount of construction and demolition waste diverted. 120. Trash enclosures of a matching masonry material, as used in the building, must be provided with solid-screen gates with overhead trellis and solid roof. Said trash enclosures must be of sufficient size to accommodate the needs of the users and must be constructed in accordance with the Standard Plate S-1, or approved alternate design, to screen the storage of refuse. In addition to the area for trash receptacles, space must be provided for storage/collection of recyclables and organic waste, or a separate enclosure must be provided, to accommodate the amount of recyclable or organic waste material. 121. Trash enclosures must include a lattice structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure itself. All litter/waste material must be kept in leak-proof containers. The area must be paved with impermeable material. No other area must drain onto these areas. The trash enclosure area must not be designed nor constructed with a drain that is connected directly to the storm drain system or the sanitary sewer.

PLANNING
122. This permit shall not be valid until such time an ordinance adopting a change of zone from CMU to CPD on Parcel A of LD-563A becomes effective.
123. The Applicant must form an Owners Association (OA) to provide maintenance of common areas, parking and landscaping. The CC&Rs establishing the OA must be approved by the City Attorney and Community Development Director, or designee prior to occupancy. 124. That the Applicant must obtain appropriate permits and a zone clearance must be obtained from the City Departments of Community Development, Public Works/Land Development Division, and Building and Safety. Additional information and fees may be required from these departments, including such fees as: school, traffic, soils reports, geologic studies, grading plans, utilities, encroachment permit, and building code requirements. The building plans will also be coordinated with other governmental agencies (i.e. , fire, water, environmental health, etc.). It is the Applicant’s responsibility to ensure that all City of Camarillo and interested parties’ requirements have been met. 125. That the location of all buildings, fences, roadways, parking areas, landscape and other facilities or features must be substantially as shown on the plan labeled, Exhibit “A,” and in conformance with the conditions labeled, Exhibit “B”.
126. The Applicant must attest and submit a declaration certifying having read and understood the Project Conditions and agreeing to comply with the Project Conditions. 127. The development must be provided with bicycle racks in a location and of a suitable design, as approved by the Community Development Director, or designee. 128. That, if archaeological or historical artifacts are uncovered during land modification activities, the site must be preserved until a qualified Archaeologist is consulted for proper disposition

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 20 of site and a concurrence received from the Department of Public Works/Engineering and the Department of Community Development.
129. That unless the use is inaugurated, or construction is commenced and diligently pursued not later than twelve (12) month s from the date this permit is granted, this permit will automatically expire on that date. However, if there have been no changes in the proposed plot plan or adjacent area, the Community Development Director, or designee may grant additional time extensions for use inauguration.
130. That the final colors, textures, and materials be submitted for approval by the Community Development Director, or designee prior to issuance of the zone clearance. 131. All exterior light fixtures and location be approved by the Community Development Director, or designee. On-site lighting must be shielded and directed away from adjoining properties, so as to produce no annoyance or nuisance or traffic hazard. A photometric lighting plan must be submitted for review and approval by the Community Development Director or designee prior to issuance of a zone clearance.
132. All exterior mechanical equipment must be shown on plans and screened by appropriately- designed treatment approved by the Community Development Director, or designee. 133. All rooftop mechanical equipment and vents must be no higher than the top of the lowest parapet wall and this must be reflected on the building plans to the satisfaction of the Community Development Director prior to issuance of a zone clearance. 134. That the applicant demonstrate all electrical cabinets and/or panels will be located within a utility room that is architecturally integrated within the buildings to the satisfaction of the Community Development Director prior to issuance of a zone clearance. 135. No exterior access ladders of any kind to the roof are permitted. 136. The Applicant must notify the Community Development Director of any transfer of the use to another user.
137. Additions, changes, exterior modifications, rooftop equipment, storage , or equipment enclosures may be built only after receiving Department of Community Development approval and appropriate permits.
138. That the Applicant submit a zone clearance for review and approval by the Departments of Community Development and Public Works for any temporary construction trailer, sales office, and temporary power poles.
139. That a comprehensive sign program be designed and submitted to the Community Development Director, or designee for approval to provide a uniform sign arrangement and design.
140. All temporary and permanent signage must be submitted under a sign permit for review and approval by the Department of Community Development prior to issuance of a building permit. All signage must comply with the requirements of the Camarillo Municipal Code. 141. Applicant agrees, as a condition of issuing this permit, to pay all legal and expert fees and expenses of the City in defending any legal action brought against the City, other than one by the Applicant, challenging the issuance of the permit, or any action or failure to act by the City relating to the environmental review process pursuant to the California Environmental

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 21 Quality Act. In the event such a legal action is filed against the City, City must estimate its expenses for the litigation, and Applicant must deposit said amount with the City, or enter into an agreement with the City, to pay such expenses, as they become due. 142. Applicant must reimburse the City for all attorneys’ fees expended by the City, which are directly related to the processing of this development/project. No Certificate of Occupancy or other final occupancy approval must be given until the attorneys’ fees billed to date have been paid.
143. There must be no outdoor storage, sales, or displays in accordance with the CPD Zone. 144. The project must comply with the requirements of the CPD Zone. 145. The Applicant must regularly and promptly remove graffiti from the Property, must maintain exteriors in a clean and attractive condition, and must maintain all landscaping required for the Project in a healthy, orderly, and aesthetically pleasing condition. In instances where the Community Development Director, or designee, determines that a violation of this condition exists, and upon notice to the Applicant, the Applicant must act promptly to correct the condition, in accordance with the direction of the Community Development Director, or designee.
146. That accessible ramps and parking spaces be provided to serve all buildings with required signage and blue markings.
147. All persons doing business in the City of Camarillo in connection with the project must have a current Business Tax Certificate prior to commencing construction. 148. Any fee, deposit, or security required by any City of Camarillo regulations governing conditions for construction projects and for the purpose of guaranteeing the performance of any act or agreement by an Applicant must be delivered to the City in the form of a time certificate of deposit or passbook account with principal only payable to the City of Camarillo.

An assignment agreement must be executed and delivered to the City setting forth the conditions for the time certificate of deposit or passbook account. 149. Applicant, by acceptance of the approval of this commercial planned development (CPD- 255), agrees to indemnify, defend, and hold the City harmless from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs, and expenses of whatever nature, including reasonable attorney fees and disbursements (collectively, “Claims”), which the City may suffer or incur, or to which the City may become subject by reason of, or arising out of, the City’s approval of this project, or the activities undertaken by the Applicant under this permit a nd any related project approvals. If any Claim is brought against the City by legal action or otherwise, Applicant agrees to defend the City at the City’s request and with counsel satisfactory to the City. For the purposes of this section, “City” includes the City of Camarillo’s officials, officers, employees, and agents.
150. The owners must sign all necessary documents for conditions that are required to be recorded and run with the land.
151. Prior to occupancy, all uses must be submitted for review with approval by the Community Development Director, or designee to ensure conformance with the provisions of the CPD Zone and the performance standards contained within the Zoning Ordinance , as per

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 22 Chapter 19.54. Additional conditions may be added to any use to mitigate any inherent objectionable operating characteristics.
152. That the drive through speaker have automatic volume control that will adjust the outbound volume based on the outdoor, ambient noise level. When ambient noise levels naturally decrease in the early morning and night, the outbound speaker volume will also decrease.

ENVIRONMENTAL
153. MC The contractor shall prepare a dust control plan at the time that grading permits are requested. The dust control plan shall include, but not be limited to, the following measures, which should be implemented by the contractor . (Mitigation condition for Section C of MND 2009-6)
• Sufficiently water active portions of the construction site. • Replace ground cover, cover bare soil, or apply environmentally safe soil stabilizers on inactive portions of the construction site. • Apply water or environmentally safe soil stabilizers to unpaved parking or staging areas or unpaved road surfaces.
• Suspend all excavating and grading operations when wind speeds exceed 20 mph averaged over one hour. Contact the VCAPCD meteorologist for current information about average wind speeds.
• Sufficiently water or securely cover all material transported off site and all fill material transported on site.
• Provide employees involved in grading operations with face masks during dry periods to reduce inhalation of dust, which may exacerbate health problems of the respiratory tract.
• Limit speeds on all unpaved roads to 15 mph or less.
• Sweep streets at the end of the day if visible soil material is carried over the adjacent roads.
154. MC Contractors shall keep records on the project site demonstrating that equipment engines are maintained in good condition and in proper tune as per manufacturers’ specifications to prevent excessive emissions. Such records will be available for review during grading and construction inspections. (Mitigation condition for Section C of MND 2009-6) 155. MC Emissions generated by demolition activities shall be reduced by the following . (Mitigation condition for Section C of MND 2009-6)
• Trucks transporting loose debris such as waste asphalt and wallboard off site shall be covered.
• All diesel-powered equipment should be turned off when not in use for more than 30 minutes and gasoline-powered equipment should be turned off when not in use for more than 5 minutes.
156. MC Lighting for public streets, parking areas, and recreational areas shall utilize energy - efficient mechanical, computerized, or photo cell switching devices to reduce energy usage. (Mitigation condition for Section C of MND 2009-6)

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 23 157. MC Solar or low emission water heaters shall be installed into proposed buildings to reduce natural gas consumption and emissions. (Mitigation condition for Section C of MND 2009- 6)
158. MC Energy-efficient, automated controls for air conditioners shall be installed into proposed buildings to reduce energy consumption and emissions. (Mitigation condition for Section C of MND 2009-6)
159. MC Automatic lighting on/off controls and energy -efficient lighting shall be installed into proposed buildings to reduce electricity consumption and associated emissions. (Mitigation condition for Section C of MND 2009-6)
160. MC Light-colored roofing materials as opposed to dark roofing materials shall be used on proposed buildings. Light -colored materials reflect sunlight and minimize heat gains in buildings. This measure would lessen the overall demand for mechanical air conditioning systems. (Mitigation condition for Section C of MND 2009-6) 161. MC Wall and attic insulation shall be provided in proposed buildings beyond the requirements of Title 24, California Code of Regulations. (Mitigation condition for Section C of MND 2009-6)
162. MC Special sunlight filtering window coatings or double-paned windows shall be installed into proposed buildings to reduce thermal gain in hot weather and loss in the cold weather, thus reducing emissions associated with heaters and air conditioners. (Mitigation condition for Section C of MND 2009-6)
163. MC Shade trees shall be provided to reduce heating/cooling needs. (Mitigation condition for Section C of MND 2009-6)
164. MC The project shall mitigate 24.84 pounds per day of ROC and 34.64 pounds per day of NOx. Specifically, the project applicant shall contribute funds to an off-site Transportation Demand Management (TDM) plan. The fee shall be in the amount of $1,150.00 per residential dwelling unit plus the amount for the commercial share of the air quality impacts as determined by the Village at the Park Specific Plan EIR, in accordance with the VCAPCD Air Quality Assessment Guidelines. The contributions shall be calculat ed based on the amount of emissions that must be reduced to bring the project below the thresholds established by the VCAPCD, and will be based on the year of completion of the development. The applicant shall submit the calculations for air quality fees to be reviewed and approved by the Director of Community Development. (Mitigation condition for Section C of MND 2009-6)
165. MC Prior to the design and construction of any structural improvements, the project developers shall have comprehensive design level geotechnical evaluations conducted that include subsurface exploration and laboratory testing. Recommendations for grading/earthwork, surface and subsurface drainage, foundations, pavements structural sections, and other pertinent geotechnical design considerations shall be formulated and implemented based on the findings of this evaluation. (Mitigation condition for Section F of MND 2009-6)
166. MC In order to safeguard against major seismic-related structural failures, all buildings within the project site shall be constructed in conformance with the Uniform Building Code, as adopted by the City Council. (Mitigation condition for Section F of MND 2009-6)

CPD-255, Hiji Investment & TFR Investment Companies – October 15, 2024 Page 24 167. MC The fault hazard area and Structural Setback Zone shall be identified on the tract map or other appropriate document to provide notice to property purchasers of the limitation on the use of the property. (Mitigation condition for Section F of MND 2009-6) 168. MC Prior to the initiation of any construction activity on the project site, the project developer shall provide proof of coverage under the current State General Construction NPDES permit (GCP) available from the State Water Resources Control Board. The dev eloper shall be responsible for complying with all applicable requirements under the State GCP. (Mitigation condition for Section H of MND 2009-6)
169. MC Project improvement plans shall incorporate appropriate stormwater mitigation requirements into the project design consistent with the current Ventura County Municipal Stormwater NPDES Permit and related Stormwater Quality Urban Impact Mitigation Plan (SQUIMP). The project will be required to implement all applicable requirements under the Municipal Permit. (Mitigation condition for Section H of MND 2009-6)

m e m o r a n d u m
DATE: October 2, 2024
TO: Mr. Jason Samonte, Transportation Engineer
Sandipan Bhattacharjee, PE, TE, AICP, ENV SPFROM:

SUBJECT: Starbucks Project CPD-255 Addendum – Trip Generation & Queueing Analysistranslutionsthe transportation solutions company. ..

Translutions, Inc. (Translutions) is pleased to provide this focused traffic analysis discussing the trip generation and queueing analysis and VMT screening for the Starbucks Coffee project to be located within the Village Gateway Specific Plan in the City of Camarillo.

PROJECT DESCRIPTION
The project will include the construction of a 2,190 square foot Starbucks coffee shop with drive through window. Access to the project will be provided via Village at the Park Drive and internally through Westpark Court. Figure 1 illustrates the location of the project within Village Gateway and Figure 2 shows the site plan.

PROJECT TRIP GENERATION
Vehicle trips generated by a project site can be separated into two major categories, pass-by trips and primary trips. A pass-by trip is made as an intermediate stop on the way from an origin to a primary trip destination. Pass-by trips are attracted from traffic passing the site on an adjacent street or roadway that offers direct access to a project site. Retail developments such as restaurants, shopping centers, and banks are often located adjacent to busy streets in order to attract motorists already on the street system on their way to a destination. These pass-by trips do not add new traffic to the adjacent street system and may be reduced from the total external trips generated by a project site. In addition, a primary trip is a new trip made for the specific purpose of visiting the generator and is the primary reason for the trip. The trip typically goes from an origin to a destination and then returns to the origin. The trip generation for the project includes pass-by and primary trips and is discussed further below. Based on the scoping agreement approved by the City, trip generation for the project is based on rates for Land Use 937 “Coffee/Donut Shop with Drive-Through Window” from the ITE Trip Generation, 11th Edition. The pass by rates for Land Use 938 “Coffee/Donut Shop With Drive-Through Window and No Indoor Seating” has been applied to the trip generation. Trip generation for the proposed project is included in Table A.

As seen on Table A, the proposed project is forecast to generate 188 a.m. peak hour trips, 85 p.m. peak hour trips, and 1,169 daily trips. Of these, pass-by trips account for 156 a.m. peak hour trips, 71 p.m. peak hour trips, and 970 daily trips. After accounting for pass-by trips, the net trip generation is 32 a.m. peak hour trips, 14 p.m. peak hour trips, and 199 daily trips.

Table A: Project Trip Generation
A.M. Peak Hour P.M. Peak Hour
Land Use Units In Out Total In Out Total Daily
Coffee Shop with Drive-Through Window
Trip Generation Rates1
Trip Generation
Pass By Trips2
Total Net Trips

43.80 96
(78)
18 42.08
92 (78)
14 85.88
188
(156)
32 19.50
43 (35)
8 19.50
42 (36)
6 38.99
85 (71)
14 533.57
1,169
(970)
199

2.190 TSF
83%
Total Net New Trip Generation 18 14 32 8 6 14 199
Notes: TSF = Thousand Square Feet
Trip generation based on rates for Land Use 937 - "Coffee/Donut Shop with Drive-Through Window" from Institute of Transportation Engineers' (ITE) Trip Generation (11th Edition).

Pass-By rates based on rates for Land Use 938 "Coffee/Donut Shop with Drive-Through Window and No Indoor Seating" from ITE Trip Generation Handbook (3rd Edition). 1 2

DRIVE-THROUGH QUEUING ANALYSES
To determine the potential drive-through queue lengths that may be anticipated with the completion of the project, a drive-through queuing analysis was conducted based on surveys conducted at three existing Starbucks locations. The Starbucks locations were

Memorandum: Starbucks Coffee – Village Gateway Camarillo Trip Generation & Queueing Analysis
surveyed on weekdays from 7:00 a.m. to 9:00 p.m. Appendix A includes the survey data. Table B shows the observed queues. As shown in Table B, the maximum observed queue was 13 vehicles.

Table B: Starbucks Locations Drive-Through Queues
City Address Maximum Queue Length
1 2
3 .
.
.

Anaheim
Santa Ana
Tustin
1134 N. State College Blvd
2302 17th Street
11 13
102701 N. Bristol St.

The site plan provides queuing space for 15 vehicles in the drive-through lane. Therefore, the project’s available storage space in the drive-through lanes is anticipated to accommodate the maximum observed queue length surveyed at the Starbucks locations. In addition, even if the queues exceed the above observed queue lengths, vehicles are unlikely to spill over to city streets as the access to the drive through lanes are through internal roadways.

VMT SCREENING ANALYSIS
VMT analysis is a requirement under CEQA due to the passage of Senate Bill 743 (SB-743).SB-743 was codified in Public Resources Code section 21099, was signed by the Governor in 2013 and directed the Governor’s Office of Planning and Research (OPR) to identify alternative metrics for evaluating transportation impacts under CEQA. Pursuant to Section 21099, the criteria for determining the significance of transportation impacts must “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” Recently adopted changes to the CEQA guidelines in response to Section 21099 include a new section (15064.3) that specifies that Vehicle Miles Traveled (VMT) is the most appropriate measure of transportation impacts. A separate Technical Advisory issued by OPR provides additional technical details on calculating VMT and assessing transportation impacts for various types of projects.

The City has adopted the Ventura County CEQA VMT Adaptive Mitigation Program prepared by Ventura County Transportation Commission (VCTC) and Ventura Council of Governments (VCOG). The guidance exempts projects which serve the local community and have the potential to reduce VMT, such as neighborhood K-12 schools and local-serving retail less than 50,000 sq. ft. The proposed project is a coffee shop which qualifies as a retail project of less than 50,000 square feet. Therefore, the project meets the requirements and is screened out.

CONCLUSION
Project Description. The project will include the construction of a 2,190 square foot Starbucks coffee shop with drive through window.

Project Trip Generation. The proposed project is forecast to generate 32 net trips during the a.m. peak hour, 14 net trips during the p.m. peak hour, and 199 net new daily trips.

Drive-Through Queues. The maximum observed queue based on surveys at three Starbucks locations was 13 vehicles. The site plan provides queuing space for 15 vehicles. Therefore, the project’s available storage space in the drive-through lanes is anticipated to accommodate the maximum observed queue length surveyed at the Starbucks locations.

VMT Screening. Based on the recommended VMT thresholds set by the OPR, VCTC, and VCOG, the project is presumed to have a less than significant impact on VMT.

Memorandum: Starbucks Coffee – Village Gateway Camarillo Trip Generation & Queueing Analysis
Figures
-Page 3-

FIGURE 1
Starbucks Coffee Site Starbucks Coffee - Village Gateway Camarillo Village Gateway Site Plan
the transportation solutions company...

P:\Rincon - Starbucks Camarillo CPD-255\Z30 Site Plan Landscape.xlsx (8/15/2024) -Page 4-

Source: Amor Architectural Corporation (08-14-2023) FIGURE 2 Starbucks Coffee - Village Gateway Camarillo
Starbucks Coffee Site Plan
the transportation solutions company...

P:\Rincon - Starbucks Camarillo CPD-255\Z30 Site Plan Landscape.xlsx (8/15/2024) -Page 5-

Memorandum: Starbucks Coffee – Village Gateway Camarillo Trip Generation & Queueing Analysis
Appendix A: Drive Through Queueing Study
-Page 6-

ARRIVAL/QUEUE SURVEY
LOCATION: Starbucks, 1134 N. State College Blvd
C$i$TY: Anahe$i$m
DAY: Thursday
DATE: 5/31/2018
TIME PERIOD: 7:00 AM TO 9:00 AM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
7:02:23
7:02:25
7:04:33
7:04:38
7:08:03
7:08:20
7:08:24
7:08:39
7:08:46
7:09:22
7:09:37
7:10:02
7:11:15
7:11:42
7:11:46
7:12:06
7:12:23
7:13:12
7:14:37
7:15:27
7:17:02
7:17:10
7:19:44
7:19:47
7:21:22
7:21:24
7:21:51
7:23:24
7:23:44
7:24:07
7:25:36
7:25:42
7:26:32
7:28:43
7:29:48
7:30:27
7:32:34
7:32:38
7:32:40
7:32:49
7:33:14
7:34:03
7:34:28
7:37:15
7:37:19
7:37:54
7:40:52
- 1
2 1
2 1
2 3
3 4
4 5
5 5
5 6
6 7
6 5
6 5
5 3
4 4
5 4
3 3
4 4
5 4
2 2
1 1
2 3
4 4
4 4
2 2
3 1
2 1
2 2
0 0
0 1
1 2
2 2
2 3
3 3
3 4
5 5
4 5
4 4
3 3
4 3
4 3
4 4
5 4
3 3
2 2
2 2
1 2
3 2
3 2
2 3
3 3
4 1
2 3
4 5
6 7
7 7
8 9
9 10
10 10
11 9
10 7
8 7
8 8
6 7
7 8
9 9
6 5
4 7:41:19
7:41:22
7:41:25
7:41:29
7:42:18
7:42:23
7:42:52
7:43:32
7:45:01
7:45:40
7:45:47
7:49:11
7:50:30
7:51:28
7:51:59
7:52:27
7:52:48
7:53:42
7:54:16
7:55:46
7:57:07
8:00:21
8:01:21
8:02:37
8:04:27
8:04:29
8:04:46
8:04:51
8:04:53
8:09:41
8:09:50
8:09:52
8:10:18
8:10:26
8:10:42
8:11:19
8:11:51
8:13:17
8:13:23
8:15:14
8:15:32
8:15:35
8:19:36
8:20:39
8:21:42
8:22:01
8:25:12
0:00:27
0:00:03
0:00:03
0:00:04
0:00:49
0:00:05
0:00:29
0:00:40
0:01:29
0:00:39
0:00:07
0:03:24
0:01:19
0:00:58
0:00:31
0:00:28
0:00:21
0:00:54
0:00:34
0:01:30
0:01:21
0:03:14
0:01:00
0:01:16
0:01:50
0:00:02
0:00:17
0:00:05
0:00:02
0:04:48
0:00:09
0:00:02
0:00:26
0:00:08
0:00:16
0:00:37
0:00:32
0:01:26
0:00:06
0:01:51
0:00:18
0:00:03
0:04:01
0:01:03
0:01:03
0:00:19
0:03:11
1 2
3 4
3 4
4 4
3 3
4 1
1 1
2 3
4 3
3 4
4 1
1 1
1 2
3 4
5 1
2 3
4 5
5 5
5 5
6 3
4 5
1 1
1 1
1 3
3 2
2 2
2 3
3 4
4 4
4 3
4 3
3 3
3 4
4 4
3 2
2 1
1 1
1 1
4 4
4 4
4 4
4 4
3 3
2 2
2 4
3 4
4 0
4 5
5 6
5 6
7 7
7 7
8 5
4 5
5 6
7 6
7 8
8 4
3 3
2 3
4 5
6 5
6 7
8 9
9 9
9 8
9 5
6 7
5 4
5 5
1 0:00:02
0:02:08
0:00:05
0:03:25
0:00:17
0:00:04
0:00:15
0:00:07
0:00:36
0:00:15
0:00:25
0:01:13
0:00:27
0:00:04
0:00:20
0:00:17
0:00:49
0:01:25
0:00:50
0:01:35
0:00:08
0:02:34
0:00:03
0:01:35
0:00:02
0:00:27
0:01:33
0:00:20
0:00:23
0:01:29
0:00:06
0:00:50
0:02:11
0:01:05
0:00:39
0:02:07
0:00:04
0:00:02
0:00:09
0:00:25
0:00:49
0:00:25
0:02:47
0:00:04
0:00:35
0:02:58
3 4
5 6
5 6
7 4
5 5
3 Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 7-

ARRIVAL/QUEUE SURVEY
LOCATION: Starbucks, 1134 N. State College Blvd
C$i$TY: Anahe$i$m
DAY: Thursday
DATE: 5/31/2018
TIME PERIOD: 7:00 AM TO 9:00 AM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
8:25:19
8:26:25
8:26:27
8:26:29
8:28:00
8:28:06
8:29:29
8:31:15
8:32:59
8:33:03
8:33:30
8:33:54
8:34:56
8:35:59
8:36:53
8:37:05
8:37:58
8:38:57
8:41:58
8:42:22
8:42:37
8:43:35
8:43:45
8:44:09
8:45:21
8:46:01
8:47:31
8:48:49
8:51:04
8:53:02
8:53:14
8:54:53
8:55:08
8:56:27
0:00:07
0:01:06
0:00:02
0:00:02
0:01:31
0:00:06
0:01:23
0:01:46
0:01:44
0:00:04
0:00:27
0:00:24
0:01:02
0:01:03
0:00:54
0:00:12
0:00:53
0:00:59
0:03:01
0:00:24
0:00:15
0:00:58
0:00:10
0:00:24
0:01:12
0:00:40
0:01:30
0:01:18
0:02:15
0:01:58
0:00:12
0:01:39
0:00:15
0:01:19
2 1
2 3
2 3
1 1
1 2
2 3
2 1
1 2
2 2
1 1
2 2
3 3
3 4
3 3
2 1
2 1
2 2
0 2
2 2
2 2
4 2
1 1
1 1
2 3
3 3
2 2
0 1
1 2
2 2
2 2
1 1
2 1
1 3
2 2
2 3
4 5
4 5
5 3
2 3
3 4
4 4
4 5
4 4
1 2
3 4
5 5
5 6
4 4
4 2
3 4
4 4
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 8-

ARRIVAL/QUEUE SURVEY
LOCATION: Starbucks, 1134 N. State College Blvd
CITY: Anaheim
DAY: Thursday
DATE: 5/31/2018
TIME PERIOD: 4:00 PM TO 6:00 PM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
16:00:40
16:01:10
16:01:23
16:03:27
16:05:03
16:06:02
16:06:20
16:07:45
16:10:14
16:11:23
16:12:58
16:13:48
16:14:06
16:16:48
16:17:39
16:19:59
16:26:46
16:27:06
16:29:19
16:32:12
16:32:31
16:34:12
16:34:30
16:34:45
16:35:07
16:35:34
16:38:02
16:44:53
16:47:22
16:47:38
16:47:52
16:49:26
16:51:50
16:51:57
16:54:23
16:54:25
16:55:13
16:57:01
17:01:45
17:04:24
17:08:23
17:12:05
17:14:59
17:21:46
17:21:53
17:23:41
17:24:43
- 1
1 2
2 1
1 2
2 2
2 2
3 4
4 5
3 1
2 1
1 2
2 3
3 4
4 3
1 1
2 3
4 3
4 3
4 4
5 3
2 1
1 1
1 2
2 3
3 3
3 4
4 4
4 4
4 5
4 4
4 4
4 5
4 4
4 2
2 2
2 3
3 4
5 4
4 4
4 3
4 4
4 4
5 5
5 5
4 4
3 0
0 1
1 4
4 5
6 5
5 6
6 6
7 6
7 8
8 9
8 5
6 5
3 4
4 5
6 7
8 8
5 5
6 7
7 7
8 7
8 9
10 8
7 5
5 4
1 2
3 4
17:25:27
17:31:29
17:36:05
17:36:19
17:37:34
17:39:47
17:39:52
17:40:06
17:47:36
17:47:49
17:47:53
17:49:22
17:53:08
17:53:13
17:53:35
17:56:44
17:57:02
17:57:06
0:00:44
0:06:02
0:04:36
0:00:14
0:01:15
0:02:13
0:00:05
0:00:14
0:07:30
0:00:13
0:00:04
0:01:29
0:03:46
0:00:05
0:00:22
0:03:09
0:00:18
0:00:04
3 2
1 2
2 1
2 3
1 2
3 3
1 2
3 2
2 3
2 2
1 1
1 2
2 2
0 0
0 1
4 4
4 3
4 4
5 4
2 3
3 3
4 5
1 2
3 4
5 6
7 5
6 7
0:00:30
0:00:13
0:02:04
0:01:36
0:00:59
0:00:18
0:01:25
0:02:29
0:01:09
0:01:35
0:00:50
0:00:18
0:02:42
0:00:51
0:02:20
0:06:47
0:00:20
0:02:13
0:02:53
0:00:19
0:01:41
0:00:18
0:00:15
0:00:22
0:00:27
0:02:28
0:06:51
0:02:29
0:00:16
0:00:14
0:01:34
0:02:24
0:00:07
0:02:26
0:00:02
0:00:48
0:01:48
0:04:44
0:02:39
0:03:59
0:03:42
0:02:54
0:06:47
0:00:07
0:01:48
0:01:02
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 9-

ARRIVAL/QUEUE SURVEY
LOCATION: Starbucks, 2302 17th Street
CITY: Santa Ana
DAY: Wednesday
DATE: 5/30/2018
TIME PERIOD: 7:00 AM TO 9:00 AM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
7:00:00
7:01:00
7:02:43
7:02:46
7:03:32
7:05:12
7:07:16
7:09:55
7:10:27
7:11:19
7:11:23
7:13:27
7:14:41
7:15:22
7:15:52
7:16:33
7:17:45
7:19:44
7:20:24
7:20:44
7:21:50
7:22:14
7:24:25
7:24:29
7:25:20
7:25:23
7:25:33
7:26:48
7:26:52
7:26:58
7:27:05
7:28:28
7:28:35
7:28:55
7:32:02
7:32:05
7:33:04
7:34:03
7:34:55
7:35:36
7:36:36
7:37:10
7:38:52
7:39:16
7:40:22
7:40:34
7:41:15
8:11:57
8:12:04
8:14:08
8:16:19
8:17:12
8:17:53
8:18:26
8:18:40
- -
3 1
1 2
2 1
1 2
1 1
2 1
1 1
1 1
2 1
1 1
1 2
1 2
1 2
3 4
5 6
7 7
8 8
9 10
8 8
7 7
6 7
6 7
7 7
9 9
8 4
4 4
4 5
- 0
4 4
3 4
5 4
3 3
4 4
5 2
2 2
3 4
4 3
3 3
3 3
2 3
4 5
6 6
7 8
9 7:42:08
7:42:45
7:44:21
7:45:00
7:45:55
7:46:07
7:46:10
7:47:22
7:47:40
7:48:48
7:50:16
7:50:29
7:51:47
7:51:50
7:52:11
7:52:15
7:53:15
7:54:16
7:54:29
7:55:20
7:55:27
7:56:36
7:56:40
7:56:51
7:57:11
7:57:40
7:58:57
8:00:37
8:01:02
8:01:32
8:01:38
8:03:05
8:03:08
8:06:23
8:06:24
8:06:44
8:07:17
8:07:38
8:07:45
8:08:45
8:09:37
8:09:50
8:09:55
8:09:57
8:09:59
8:10:53
8:11:52
8:55:49
8:56:04
8:56:15
8:56:27
8:57:10
8:57:46
8:57:49
8:58:26
0:00:53
0:00:37
0:01:36
0:00:39
0:00:55
0:00:12
0:00:03
0:01:12
0:00:18
0:01:08
0:01:28
0:00:13
0:01:18
0:00:03
0:00:21
0:00:04
0:01:00
0:01:01
0:00:13
0:00:51
0:00:07
0:01:09
0:00:04
0:00:11
0:00:20
0:00:29
0:01:17
0:01:40
0:00:25
0:00:30
0:00:06
0:01:27
0:00:03
0:03:15
0:00:01
0:00:20
0:00:33
0:00:21
0:00:07
0:01:00
0:00:52
0:00:13
0:00:05
0:00:02
0:00:02
0:00:54
0:00:59
0:02:36
0:00:15
0:00:11
0:00:12
0:00:43
0:00:36
0:00:03
0:00:37
7 6
4 4
4 5
6 4
5 6
5 6
4 5
6 7
6 5
5 5
6 5
6 6
7 8
6 4
5 5
6 2
3 1
2 3
2 3
4 3
4 5
6 7
8 8
8 1
2 3
4 3
4 4
5 3
3 3
3 3
3 3
4 4
3 3
3 3
3 3
3 3
2 3
3 3
3 3
4 3
3 3
3 3
3 3
3 3
2 2
2 3
3 3
3 3
3 3
3 3
3 3
2 2
2 1
2 2
3 3
10 9
7 7
7 8
9 8
9 9
8 9
7 8
9 10
9 7
0:01:00
0:01:43
0:00:03
0:00:46
0:01:40
0:02:04
0:02:39
0:00:32
0:00:52
0:00:04
0:02:04
0:01:14
0:00:41
0:00:30
0:00:41
0:01:12
0:01:59
0:00:40
0:00:20
0:01:06
0:00:24
0:02:11
0:00:04
0:00:51
0:00:03
0:00:10
0:01:15
0:00:04
0:00:06
0:00:07
0:01:23
0:00:07
0:00:20
0:03:07
0:00:03
0:00:59
0:00:59
0:00:52
0:00:41
0:01:00
0:00:34
0:01:42
0:00:24
0:01:06
0:00:12
0:00:41
0:00:05
0:00:07
0:02:04
0:02:11
0:00:53
0:00:41
0:00:33
0:00:14
1 3
2 2
3 3
2 1
3 3
3 1
1 1
2 3
2 2
2 2
2 1
1 1
3 3
3 2
2 2
2 3
3 4
3 3
3 3
4 3
3 3
3 3
3 4
3 4
3 3
3 4
4 3
8 8
9 8
9 10
10 11
9 7
8 8
9 5
6 3
4 5
5 6
7 6
7 10
11 12
12 13
11 11
11 10
9 8
910
9 10
11 11
11 3
4 5
5 5
10 10
11 12
13 11
7 7
8 8
8 6
7 8
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 10-

ARRIVAL/QUEUE SURVEY
LOCATION: Starbucks, 2302 17th Street
CITY: Santa Ana
DAY: Wednesday
DATE: 5/30/2018
TIME PERIOD: 7:00 AM TO 9:00 AM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
8:18:56
8:18:57
8:22:00
8:22:58
8:23:33
8:23:52
8:24:38
8:24:44
8:25:19
8:25:23
8:25:26
8:27:36
8:29:43
8:29:53
8:31:16
8:33:37
8:34:33
8:35:13
8:36:33
8:36:56
8:37:12
8:37:44
8:39:04
8:39:08
8:40:33
8:41:01
8:42:06
8:43:04
8:45:16
8:46:29
8:46:44
8:47:40
8:50:32
8:50:52
8:51:06
8:51:08
8:51:10
8:52:58
8:53:13
0:00:16
0:00:01
0:03:03
0:00:58
0:00:35
0:00:19
0:00:46
0:00:06
0:00:35
0:00:04
0:00:03
0:02:10
0:02:07
0:00:10
0:01:23
0:02:21
0:00:56
0:00:40
0:01:20
0:00:23
0:00:16
0:00:32
0:01:20
0:00:04
0:01:25
0:00:28
0:01:05
0:00:58
0:02:12
0:01:13
0:00:15
0:00:56
0:02:52
0:00:20
0:00:14
0:00:02
0:00:02
0:01:48
0:00:15
5 6
4 5
6 5
5 6
6 7
8 6
4 5
3 2
1 1
2 3
4 3
3 4
2 3
1 2
1 1
2 1
1 2
2 3
4 1
2 3
3 3
3 3
4 3
3 3
3 3
3 3
3 3
1 3
4 3
3 3
4 3
3 3
3 3
3 2
2 2
2 1
1 2
2 2
3 3
8 9
7 8
9 9
8 9
9 10
11 9
7 8
6 3
4 5
5 6
7 7
6 7
5 6
4 5
3 3
4 3
2 3
4 5
6 4
5 8:59:13
8:59:42
0:00:47
0:00:29
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
5 5
-
3 4
-
8 9
-
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 11-

ARRIVAL/QUEUE SURVEY
LOCATION: Starbucks, 2302 17th Street
CITY: Santa Ana
DAY: Wednesday
DATE: 5/30/2018
TIME PERIOD: 4:00 PM TO 6:00 PM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
16:01:57
16:02:21
16:05:16
16:05:38
16:06:53
16:09:03
16:13:19
16:13:31
16:13:39
16:14:15
16:17:36
16:19:45
16:22:09
16:22:37
16:24:21
16:25:43
16:26:17
16:30:45
16:35:54
16:36:31
16:37:25
16:39:05
16:39:36
16:40:44
16:43:27
16:45:51
16:47:10
16:48:40
16:48:53
16:49:20
16:56:35
16:56:49
16:56:56
16:58:55
17:00:01
17:00:23
17:06:08
17:10:06
17:11:01
17:15:05
17:18:34
17:19:23
17:19:35
17:20:05
17:24:28
17:26:01
17:28:26
- 1
2 1
2 2
2 1
2 3
3 1
2 1
2 2
2 3
2 1
1 1
1 1
2 2
1 1
1 2
3 1
2 3
1 1
2 1
1 1
1 1
2 2
2 1
1 1
0 0
1 1
2 2
1 1
1 2
3 2
3 3
3 3
2 2
1 2
3 2
3 3
3 2
2 2
2 2
0 0
0 2
3 3
3 0
1 0
0 0
1 2
0 1
0 1
2 2
3 4
4 2
3 4
5 4
4 4
5 5
5 5
4 2
3 4
3 4
5 5
3 3
3 4
5 1
2 3
3 4
5 4
1 2
1 1
2 3
4 1
2 1
17:28:46
17:29:07
17:30:22
17:31:40
17:37:27
17:37:39
17:38:05
17:38:26
17:41:16
17:42:17
17:44:59
17:46:23
17:48:44
17:52:12
17:54:14
17:54:20
17:56:52
0:00:20
0:00:21
0:01:15
0:01:18
0:05:47
0:00:12
0:00:26
0:00:21
0:02:50
0:01:01
0:02:42
0:01:24
0:02:21
0:03:28
0:02:02
0:00:06
0:02:32
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
2 3
2 1
1 2
3 3
1 1
2 3
1 1
1 2
1 0
0 2
3 1
1 1
2 3
3 3
2 2
1 0
0 1
2 3
4 4
2 3
4 5
4 4
5 5
3 2
1 2
2 0:00:24
0:02:55
0:00:22
0:01:15
0:02:10
0:04:16
0:00:12
0:00:08
0:00:36
0:03:21
0:02:09
0:02:24
0:00:28
0:01:44
0:01:22
0:00:34
0:04:28
0:05:09
0:00:37
0:00:54
0:01:40
0:00:31
0:01:08
0:02:43
0:02:24
0:01:19
0:01:30
0:00:13
0:00:27
0:07:15
0:00:14
0:00:07
0:01:59
0:01:06
0:00:22
0:05:45
0:03:58
0:00:55
0:04:04
0:03:29
0:00:49
0:00:12
0:00:30
0:04:23
0:01:33
0:02:25
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 12-

ARRIVAL/QUEUE SURVEY
LOCATION:

CITY:

Starbucks, 2701 N. Bristol St.

Tustin, CA
DAY:

DATE:

Thursday
5/31/2018
TIME PERIOD: 7:00 AM TO 9:00 AM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
7:01:04
7:01:41
7:02:51
7:03:05
7:03:33
7:04:53
7:06:30
7:06:38
7:06:59
7:07:16
7:10:43
7:12:10
7:12:48
7:13:50
7:14:26
7:14:45
7:17:31
7:17:59
7:18:38
7:18:50
7:19:02
7:19:06
7:19:19
7:19:55
7:20:41
7:21:26
7:23:21
7:24:02
7:26:19
7:26:47
7:26:53
7:27:17
7:27:29
7:27:52
7:28:30
7:28:32
7:28:57
7:29:31
7:29:57
7:33:47
7:38:01
7:38:23
7:39:14
7:40:02
7:42:30
7:42:33
7:42:36
- 4
4 4
5 5
3 4
4 4
4 2
2 2
2 2
3 1
2 1
2 3
3 4
4 4
4 2
2 1
1 2
2 3
4 4
5 6
6 7
4 1
1 2
1 1
2 3
3 3
3 2
2 3
2 3
3 3
2 2
2 3
3 3
2 2
3 3
2 3
3 3
3 3
4 4
2 3
3 4
4 3
3 3
3 3
3 4
3 3
1 2
0 0
0 7
7 7
7 7
6 6
7 7
7 4
4 4
5 5
6 3
4 4
5 5
6 7
7 7
7 6
6 3
4 5
6 7
7 7
8 9
9 10
8 4
4 3
3 1
2 3
7:44:14
7:44:43
7:44:53
7:46:27
7:46:45
7:49:05
7:49:13
7:49:32
7:50:04
7:50:33
7:51:05
7:52:32
7:54:31
7:55:31
7:56:16
7:56:48
7:56:50
7:56:55
7:57:07
7:57:19
7:59:37
7:59:55
7:59:57
8:01:12
8:02:05
8:02:08
8:02:32
8:02:55
8:03:04
8:03:07
8:03:49
8:04:03
8:04:57
8:07:24
8:09:05
8:09:35
8:09:52
8:10:20
8:10:31
8:12:19
8:12:33
8:12:43
8:12:52
8:14:19
8:14:28
8:16:05
8:16:09
0:01:38
0:00:29
0:00:10
0:01:34
0:00:18
0:02:20
0:00:08
0:00:19
0:00:32
0:00:29
0:00:32
0:01:27
0:01:59
0:01:00
0:00:45
0:00:32
0:00:02
0:00:05
0:00:12
0:00:12
0:02:18
0:00:18
0:00:02
0:01:15
0:00:53
0:00:03
0:00:24
0:00:23
0:00:09
0:00:03
0:00:42
0:00:14
0:00:54
0:02:27
0:01:41
0:00:30
0:00:17
0:00:28
0:00:11
0:01:48
0:00:14
0:00:10
0:00:09
0:01:27
0:00:09
0:01:37
0:00:04
1 1
2 1
2 1
2 2
2 3
3 3
1 2
1 2
3 4
4 5
2 3
4 4
3 4
5 5
6 7
6 7
7 4
2 3
3 4
4 3
4 5
6 4
5 3
4 2
3 3
2 2
2 2
3 4
3 4
3 2
1 2
2 2
2 2
2 4
4 4
3 3
3 2
2 2
2 3
3 3
3 2
2 3
3 3
3 2
2 1
3 2
2 2
3 4
5 3
4 3
4 5
6 6
7 6
3 3
3 4
5 6
6 7
6 7
8 7
6 7
7 7
8 9
9 10
10 7
4 5
6 7
7 6
6 7
7 7
7 5
5 0:00:37
0:01:10
0:00:14
0:00:28
0:01:20
0:01:37
0:00:08
0:00:21
0:00:17
0:03:27
0:01:27
0:00:38
0:01:02
0:00:36
0:00:19
0:02:46
0:00:28
0:00:39
0:00:12
0:00:12
0:00:04
0:00:13
0:00:36
0:00:46
0:00:45
0:01:55
0:00:41
0:02:17
0:00:28
0:00:06
0:00:24
0:00:12
0:00:23
0:00:38
0:00:02
0:00:25
0:00:34
0:00:26
0:03:50
0:04:14
0:00:22
0:00:51
0:00:48
0:02:28
0:00:03
0:00:03
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 13-

ARRIVAL/QUEUE SURVEY
LOCATION:

CITY:

Starbucks, 2701 N. Bristol St.

Tustin, CA
DAY:

DATE:

Thursday
5/31/2018
TIME PERIOD: 7:00 AM TO 9:00 AM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
8:17:40
8:17:42
8:17:44
8:19:17
8:19:22
8:19:25
8:20:05
8:21:02
8:21:08
8:23:19
8:24:29
8:25:12
8:25:52
8:26:38
8:26:42
8:27:51
8:28:10
8:28:12
8:28:16
8:28:20
8:29:24
8:29:36
8:32:19
8:34:30
8:35:46
8:36:04
8:37:07
8:37:14
8:39:07
8:41:13
8:42:22
8:44:21
8:44:45
8:44:55
8:44:59
8:48:00
8:49:47
8:51:57
8:53:26
8:55:44
8:55:47
8:56:55
8:57:10
8:57:47
8:57:59
8:58:14
0:01:31
0:00:02
0:00:02
0:01:33
0:00:05
0:00:03
0:00:40
0:00:57
0:00:06
0:02:11
0:01:10
0:00:43
0:00:40
0:00:46
0:00:04
0:01:09
0:00:19
0:00:02
0:00:04
0:00:04
0:01:04
0:00:12
0:02:43
0:02:11
0:01:16
0:00:18
0:01:03
0:00:07
0:01:53
0:02:06
0:01:09
0:01:59
0:00:24
0:00:10
0:00:04
0:03:01
0:01:47
0:02:10
0:01:29
0:02:18
0:00:03
0:01:08
0:00:15
0:00:37
0:00:12
0:00:15
0:00:00
2 3
4 3
4 5
5 4
5 2
1 1
1 1
2 1
2 3
4 5
5 5
2 1
1 2
1 2
1 1
1 1
1 2
3 1
1 1
1 1
2 2
3 3
4 4
4 4
4 3
3 3
3 3
3 3
3 3
3 4
4 4
4 4
4 4
4 4
3 2
1 0
2 2
1 0
1 0
1 1
1 2
0 0
1 0
0 1
1 2
2 3
6 7
8 6
7 8
8 7
8 5
4 4
4 5
6 5
6 7
8 9
9 9
5 3
2 2
3 4
2 1
2 1
2 3
4 3
1 1
2 1
2 3
4 5
6 7
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 14-

ARRIVAL/QUEUE SURVEY
LOCATION:

CITY:

Starbucks, 2701 N. Bristol St.

Tustin, CA
DAY:

DATE:

Thursday
5/31/2018
TIME PERIOD: 4:00 PM TO 6:00 PM

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
Window

ARRIVAL
TIME

TIME BETWEEN

ARRIVALS
Order
Board
Pick-up
WindowTOTAL TOTAL
16:00:39
16:02:41
16:03:01
16:10:11
16:13:11
16:13:19
16:13:38
16:13:40
16:16:26
16:16:49
16:16:53
16:18:00
16:23:12
16:24:06
16:25:35
16:26:56
16:29:55
16:33:03
16:33:49
16:34:55
16:35:23
16:36:32
16:39:53
16:40:25
16:40:35
16:42:12
16:46:02
16:46:08
16:46:36
16:47:44
16:49:22
16:50:11
16:57:19
16:57:29
16:57:55
17:01:09
17:02:45
17:02:48
17:03:54
17:04:15
17:04:17
17:05:26
17:06:41
17:07:16
17:12:38
17:16:49
17:17:35
- 1
1 1
1 1
2 2
3 1
2 3
3 1
1 1
1 2
1 1
1 1
1 1
1 2
1 1
2 2
1 1
1 1
2 2
1 1
2 3
4 5
5 4
4 1
1 1
1 1
1 0
0 0
1 1
4 4
4 3
2 2
2 2
0 1
1 2
3 2
1 1
1 2
0 0
1 3
2 3
0 0
1 0
1 1
0 0
0 1
3 3
2 0
1 2
2 2
1 1
2 3
4 5
6 7
6 3
3 3
3 2
2 2
3 4
3 2
2 3
3 1
2 3
4 3
4 1
2 3
1 2
3 3
4 5
6 7
7 3
1 2
17:21:58
17:22:30
17:24:06
17:25:23
17:27:04
17:27:27
17:36:17
17:38:43
17:42:45
17:48:31
17:49:43
17:53:43
17:56:23
17:59:28
0:04:23
0:00:32
0:01:36
0:01:17
0:01:41
0:00:23
0:08:50
0:02:26
0:04:02
0:05:46
0:01:12
0:04:00
0:02:40
0:03:05
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
0:00:00
1 1
1 1
1 2
1 1
1 1
2 1
1 1
0 1
2 1
1 1
0 0
0 0
0 0
1 0
1 2
3 2
2 3
1 1
1 1
2 1
2 1
0:02:02
0:00:20
0:07:10
0:03:00
0:00:08
0:00:19
0:00:02
0:02:46
0:00:23
0:00:04
0:01:07
0:05:12
0:00:54
0:01:29
0:01:21
0:02:59
0:03:08
0:00:46
0:01:06
0:00:28
0:01:09
0:03:21
0:00:32
0:00:10
0:01:37
0:03:50
0:00:06
0:00:28
0:01:08
0:01:38
0:00:49
0:07:08
0:00:10
0:00:26
0:03:14
0:01:36
0:00:03
0:01:06
0:00:21
0:00:02
0:01:09
0:01:15
0:00:35
0:05:22
0:04:11
0:00:46
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268-Page 15-

101 FW
W

ESTPARK
CT

RIVERDALE CT (PVT)

SUMMERTON CT (PVT)

WESTPARK CT (PVT)

PETIT ST VILLAGE
AT
THE
PARK
DR

MISSION OAKS BL
Addendum to Final MND 2009-6, Village at the Park Specific Plan Amendment, CZ-336, and CPD-255 City of Camarillo
Department of Community Development
10/15/2024
µ
0 120 240 360 48060
Feet
Project Site
APN:229-0-320-145, -155, -165, -175, -185, -195, -205, and -215

601 Carmen Drive | Camarillo | CA | 93010
City of Camarillo
Department of Community Development
805.388.5360  [email protected]

TAKE NOTICE, that the City of Camarillo Planning Commission will conduct a public hearing during a special meeting on Tuesday, October 15, 2024, at 6:30 p.m. in the Camarillo Library Community Room, 4101 Las Posas Road, Camarillo, California, on the following agenda item:

Addendum to Final Mitigated Negative Declaration 2009-6, Village at the Park Specific Plan Amendment, Change of Zone No. 336, and Commercial Planned Development Permit No. 255
The City is considering applications from Hiji Investment & TFR Investment Companies for an amendment to the Village at the Park Specific Plan, Change of Zone (CZ -336) to change the zoning from Village Commercial Mixed- Use (CMU) to Commercial Planned Development (CPD) on 0.94 acres , and a Commercial Planned Development permit (CPD-255) to construct a 2,190- square-foot drive-through coffee shop , located south of U.S. 101, between Village at the Park Drive and Westpark Court.

An Addendum to the Final Mitigated Negative Declaration (MND) 2009-6 has been prepared to evaluate the potential impacts associated with the proposed project located within a portion of a 10.06-acre area previously analyzed under MND 2009- 6 in accordance with the California Environmental Quality Act (CEQA) and the City’s environmental guidelines.

The Planning Commission is requested to review the applications, open a public hearing, accept public input, and formulate a recommendation to the City Council with regard to the adoption of the Addendum to MND 2009- 6, amendment to the Village at the Park Specific Plan, CZ-336, and CPD-255.

Any person interested in this matter is invited to attend and provide comments on the proposed action. If you challenge the proposed action in court, you may be limited to raising only those issues raised at the meeting verbally or in writing.

For further information regarding this application, you may contact the City of Camarillo, Department of Community Development and speak with the case planner, Jaclyn Lee, at 805.383.5616 or via email at [email protected].

You may also review copies of the application materials on the City’s website at www.cityofcamarillo.org/planningcommission or at the Community Development Department, City Hall, 601 Carmen Drive, Camarillo, California prior to the Planning Commission meeting.

You may livestream the Planning Commission meeting on the City’s YouTube Channel at:
www.youtube.com/user/thecityofcamarillo/live. The meeting will broadcast on the Local Government Channels, Spectrum Channel 10 and Frontier Channel 29 following the meeting.

You may submit written comments on a specific agenda item at www.cityofcamarillo.org/publiccomment or at City Hall. Please submit your comment no later than 4:00 p.m. on October 15, 2024.

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at 805.388.5316. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility.

David Moe,
Planning Commission Secretary

Camarillo City CouncilNovember 13, 2024

Camarillo City Council
November 13, 2024