Attachment 3 - Resolution for CUP-442 — Camarillo City Council, March 11, 2026

RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CAMARILLO APPROVING A CONDITIONAL USE PERMIT
(CUP-442) FOR A CAR WASH ON 2.25 ACRES OF VACANT

PROPERTY IN THE AIRPORT NORTH SPECIFIC PLAN
The City Council of the City of Camarillo resolves as follows:

SECTION 1. The City Council of the City of Camarillo finds and declares as follows:

A. Darren Embry submitted application s on behalf of Faring Capital, LLC, for a Modification to an Industrial Planned Development (“IPD”) permit (IPD -412M(1)) to allow for the construction of the Envision Auto & Commerce Center (Reduced Project), consisting of approximately 183,600 square feet of auto center uses (including a dealership -only car wash), approximately 476,550 square feet of limited manufacturing/research and development uses, and an approximately 4,625 -square-foot independently operated car wash (CUP -442), totaling approximately 665,775 square feet, together with a tentative tract map modification (Tract 6123) to subdivide the site into seven (7) lots and a private roadway.

B. The project site (the “Property”) is approximately 46.88 acres located at the southwest corner of U.S. Highway 101 and Springville Drive within the Airport North Specific Plan area, designated Research and Development under the City’s General Plan and Airport North Specific Plan, and zoned Limited Manufacturing (“L-M”).

C. The Director of Community Development reviewed the applications for completeness and consistency with the Airport North Specific Plan and applicable provisions of the Camarillo Municipal Code (“CMC”) and scheduled the matter for a duly noticed public hearing before the Planning Commission.

D. On February 3, 2026, the Planning Commission opened the duly noticed public hearing, received public testimony and evidence, and considered the staff report, application materials, and all other information in the administrative record. The Planning Commission adopted a resolution recommending that City Council approve CUP-442.

E. The City Council held a duly noticed public hearing on March 11, 2026, at which time testimony was heard on the Conditional Use Permit (CUP-442).

SECTION 2. Environmental Review (CEQA)
A. An Addendum to the certified 2016 Final Subsequent Environmental Impact Report (SEIR 2014 -08) attached as Exhibit A and incorporated by reference as if fully set forth here, has been prepared pursuant to CEQA Guidelines Section 15164 and the City’s environmental guidelines to evaluate whether the Reduced Project and related entitlements would result in any new significant environmental effects or a substantial increase in the severity of significant effects previously identified in the 2016 Final SEIR and t he City’s approved 2023 and 2024 Addenda (collectively, the “Prior CEQA Documents”).

Resolution No. 2026-

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B. The City Council has reviewed and considered the Addendum together with the Prior CEQA Documents and the administrative record and finds that, consistent with CEQA Guidelines Sections 15162 and 15164, the CUP is within the scope of the Prior CEQA Documents as updated by the Addendum. Accordingly, no subsequent or supplemental EIR is required.

SECTION 3. Notice of Determination. The Community Development Director, or designee, is directed to file a Notice of Determination with the Ventura County Clerk.

SECTION 4. Findings for CUP-442.

Pursuant to the procedures and standards for Conditional Use Permits in CMC Chapter 19.62, and based on the evidence in the record, and in accordance with the required findings contained in CMC Section 19.62.030(a) –(e), the City Council finds as follows:

A. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by Title 19.

The proposed use is consistent with the applicable General Plan and Airport North Specific Plan designations for the Property and is compatible with surrounding land uses.

B. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the Zone in which the proposed use is to be located.

The proposed use, as conditioned, will not be materially detrimental to the public health, safety, or welfare, nor injurious to property or improvements in the vicinity and Zone in which the Property is located.

C. That the site for the intended use is adequate in size and shape to accommodate the use and all of the yards, setbacks, walls or fences, landscaping, and other features required in order to adjust the use to those existing or permitted future uses on land in the neighborhood.

The proposed use will comply with applicable development standards, including site design, access, circulation, and operational requirements, as demonstrated in the plans and as required by the Conditions of Approval.

D. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use.

The Project Site is served by an existing improved roadway network with access and circulation consistent with the Airport North Specific Plan. The carwash is a low-to- moderate trip-generating use that falls within the traffic envelope previously evaluated for the site. Accordingly, the streets and highways serving the site are properly designed and improved to accommodate the type and quantity of traffic generated by the proposed use.

Resolution No. 2026-

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E. That conditions of approval are appropriate and necessary to protect the public health, safety, and general welfare.

The proposed use, as conditioned, will not create excessive noise, traffic, dust, odors, light or glare, or other nuisances beyond those previously analyzed and disclosed in the prior CEQA documents; applicable mitigation measures and conditions will ensur e continued compliance.

SECTION 5. Based on the above findings, the City Council of the City of Camarillo approves CUP-442, including the plans labeled, Exhibit A, subject to the attached conditions labeled, Exhibit B , which are attached and made a part of this resolution, as well as all applicable general Municipal Code requirements and development standards.

SECTION 6. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council’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 7. Administrative Record. The City Council hereby finds and declares that the Addendum (CEQA Guidelines §15164), together with the previously certified 2016 Final Subsequent Environmental Impact Report (SEIR 2014-08) and the City’s approved 2023 and 2024 Addenda, and all documents incorporated the rein by reference (CEQA Guidelines §15150), constitute the primary environmental documentation for the CUP. The City Council further finds and declares that the administrative record for this action includes this Resolution, the Addendum and incorporated prior CEQA documents, the staff report and all attachments, project plans and maps, technical studies and memoranda, all written correspondence received, and all evidence and testimony presented at the public hearing.

All such documents and materials are incorporated by reference into this Resolution as though fully set forth herein, and the City shall maintain the administrative record consistent with CEQA and applicable law.

SECTION 8. Reliance on Record. Each and every one of the determinations in this Resolution is 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 City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 9. 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 10. Limitations. The City Council’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 City Council’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 t he City’s ability to solve what are in effect

Resolution No. 2026-

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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 11. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council 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 12. Effective Date. This Resolution is effective upon adoption.

SECTION 1 3. 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 14. Office of Record. The record of proceedings upon which this decision is based is located in City Hall, which is the office of record for the matter.

SECTION 15. The Mayor, or presiding officer, is hereby authorized to affix their signature to this Resolution signifying its adoption by the City Council of the City of Camarillo, and the City Clerk is directed to attest thereto.

PASSED AND ADOPTED on March 11, 2026.

________________________________
Mayor
Attested to on _________________

_____________________________
City Clerk

I, Carrie Weal, City Clerk of the City of Camarillo , certify Resolution No. __ was adopted by the City Council of the City of Camarillo at a regular meeting held ____, by the following vote:

YES: Councilmembers:

NO: Councilmembers:

ABSENT: Councilmembers:

_________________________________
City Clerk

28.613

4.946 12.333 4.167

14.417
Mack TerraPro Cabover 6x4 MRU613 + Wayne Curbtender 31cu yd Overall Length 28.613ftOverall Width 8.000ft
Overall Body Height 10.481ftMin Body Ground Clearance 1.311ftTrack Width 8.000ftLock-to-lock time 6.00sCurb to Curb Turning Radius 33.500ft 40 7.583 16.75 4.833

19.167
E-ONE HP100 Aerial
Overall Length 40.000ftOverall Width 8.333ftOverall Body Height 11.000ftMin Body Ground Clearance 1.393ftTrack Width 8.333ftLock-to-lock time 6.00sMax Wheel Angle 45.00° 30 4 20
SU-30 - Single Unit TruckOverall Length 30.000ft
Overall Width 8.000ftOverall Body Height 13.500ftMin Body Ground Clearance 1.367ftTrack Width 8.000ftLock-to-lock time 5.00sMax Steering Angle (Virtual) 31.80° N
KA
MV
04/22/2025
A100SITE PLAN - BUILDING I
SPRINGVILLE/ W. VENTURA BOULEVARD

BUILDING F

CITY OF CAMARILLO, CA
0 04.25.2025 CONCEPT PACKAGE
1 07.09.2025 CONCEPT PACKAGE REVISION
2 10.15.2025 CITY COMMENTS

SHEET NUMBER

SHEET MANAGEMENT
PROJECT NUMBER:

ISSUED DATE:

DRAWN BY:

CHECKED BY:THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF SEVAN ENGINEERING, P.C.

REPRODUCTION OR ALTERATION OF THIS DOCUMENT

WITHOUT THE EXPRESSED WRITTEN PERMISSION OF
SEVAN ENGINEERING, P.C. IS PROHIBITED.
(NOT PUBLISHED: ALL RIGHTS RESERVED.)
COPYRIGHT BY SEVAN ENGINEERING, P.C. 2025
PROJ. MGR:

Corporate Office:
3025 Highland Parkway | Suite 850
Downers Grove, IL 60515
[email protected] www.sevansolutions.com
CLIENT
SEAL

I HEREBY CERTIFY THAT THESE DRAWINGS

HAVE BEEN PREPARED UNDER MY DIRECT

SUPERVISION AND, THAT TO THE BEST OF MY

KNOWLEDGE AND BELIEF, COMPLY WITH THE

BUILDING CODES AND ORDINANCES OF THE
LOCAL MUNICIPALITY.

REVISIONS
DATE DESCRIPTIONREV.

CONSULTANTS

PROJECT INFORMATION
FILE: Z:\Shared\Clients\Siteology\Elite Express Carwash\Camarillo\DS\ConDocs\A100.dwg PLOT: 10/15/2025 5:09 PM BY: Vanderbeke, Mike
CUP-442, Faring Capital, LLC
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March 11, 2026
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Exhibit A Page 6 of 7
March 11, 2026
N
KA
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04/22/2025
L-6PRELIMINARY LANDSCAPE PLAN
SPRINGVILLE/ W. VENTURA BOULEVARD

BUILDING F

CITY OF CAMARILLO, CA
0 04.22.2025 CONCEPT PACKAGE
1 07.09.2025 CONCEPT PACKAGE REVISION
2 10.15.2025 CITY COMMENTS

SHEET NUMBER

SHEET MANAGEMENT
PROJECT NUMBER:

ISSUED DATE:

DRAWN BY:

CHECKED BY:THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF SEVAN ENGINEERING, P.C.

REPRODUCTION OR ALTERATION OF THIS DOCUMENT

WITHOUT THE EXPRESSED WRITTEN PERMISSION OF
SEVAN ENGINEERING, P.C. IS PROHIBITED.
(NOT PUBLISHED: ALL RIGHTS RESERVED.)
COPYRIGHT BY SEVAN ENGINEERING, P.C. 2025
PROJ. MGR:

Corporate Office:
3025 Highland Parkway | Suite 850
Downers Grove, IL 60515
[email protected] www.sevansolutions.com
CLIENT
SEAL

I HEREBY CERTIFY THAT THESE DRAWINGS

HAVE BEEN PREPARED UNDER MY DIRECT

SUPERVISION AND, THAT TO THE BEST OF MY

KNOWLEDGE AND BELIEF, COMPLY WITH THE

BUILDING CODES AND ORDINANCES OF THE
LOCAL MUNICIPALITY.

REVISIONS
DATE DESCRIPTIONREV.

CONSULTANTS

PROJECT INFORMATION
FILE: Z:\Shared\Clients\Siteology\Elite Express Carwash\Camarillo\DS\ConDocs\L-6.dwg PLOT: 10/15/2025 5:16 PM BY: Vanderbeke, Mike
NOTE: IN HEIGHT RESTRICTED AREAS ONLY RHUS LANCEA CAN BE USED NOTE: IN HEIGHT RESTRICTED AREAS ONLY LAGERSTROEMIA X 'MUSKOGEE' CAN BE USED

TREES ADJACENT TO BUILDING
ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD 24"BOX, LOW PODOCARPUS GRACILIOR / FERN PINE 24"BOX, MED
TRISTANIA CONFERTA / BRISBANE BOX 24"BOX, MED

PARKING LOT TREES
KOELREUTERIA BIPINNATA / CHINESE FLAME TREE STANDARD TRUNK 24"BOX, MED QUERCUS VIRGINIANA / SOUTHERN LIVE OAK 24"BOX, LOW
RHUS LANCEA / AFRICAN SUMAC 24"BOX, LOW, LOW

ACCENT TREES
CERCIDIUM X `DESERT MUSEUM` / THORNLESS PALO VERDE 36"BOX, LOW KOELREUTERIA BIPINNATA / CHINESE FLAME TREE STANDARD TRUNK 36"BOX, MED LAGERSTROEMIA X `MUSKOGEE` / LAVENDER CRAPE MYRTLE STD. 24"BOX, MED QUERCUS AGRIFOLIA / COAST LIVE OAK 36"BOX

STREET TREES
CUPANIOPSIS ANACARDIOIDES / CARROT WOOD - STANDARD TRUNK 24"BOX, MED, LOW KOELREUTERIA BIPINNATA / CHINESE FLAME TREE STANDARD TRUNK 24"BOX, MED LAGERSTROEMIA X `MUSKOGEE` / LAVENDER CRAPE MYRTLE STD. 24"BOX, MED PLATANUS X ACERIFOLIA / LONDON PLANE TREE 24"BOX, MED
PYRUS CALLERYANA 'BRADFORD' / BRADFORD CALLERY PEAR 24"BOX, MED QUERCUS AGRIFOLIA / COAST LIVE OAK 24"BOX, LOW
TRISTANIA CONFERTA / BRISBANE BOX 24"BOX, MED

EVERGREEN SCREEN TREES
PINUS ELDARICA / AFGHAN PINE 24"BOX, LOW
PODOCARPUS GRACILIOR / FERN PINE 24"BOX, MED
RHUS LANCEA / AFRICAN SUMAC 24"BOX, LOW, LOW
TRISTANIA CONFERTA / BRISBANE BOX 24"BOX, MED

DEALERSHIP TREES
GINKGO BILOBA / MAIDENHAIR TREE - (MALE ONLY) 24"BOX, MED LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE 24"BOX, MED TABEBUIA IMPETIGINOSA / PINK TRUMPET TREE 24"BOX, MED
X CHITALPA TASHKENTENSIS / CHITALPA 24"BOX, MED

DEALERSHIP ACCENT PALMS
SYAGRUS ROMANZOFFIANA / QUEEN PALM 15` BROWN TRUNK HEIGHT (BTH), MED WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 15` BROWN TRUNK HEIGHT (BTH), LOW

WQMP MODULAR PLANTER TREES
OLEA EUROPAEA 'SWAN HILL' / SWAN HILL FRUITLESS OLIVE 24"BOX, LOW TABEBUIA IMPETIGINOSA / PINK TRUMPET TREE 15 GAL., MED

TREES FOR HEIGHT RESTRICTIONS
LAGERSTROEMIA X `MUSKOGEE` / LAVENDER CRAPE MYRTLE STD. 24"BOX, MED OLEA EUROPAEA 'SWAN HILL' / SWAN HILL FRUITLESS OLIVE 24"BOX, LOW RHUS LANCEA / AFRICAN SUMAC 24"BOX, LOW, LOW

CONCEPT PLANT SCHEDULE
FOUNDATION PLANTING / HEDGE SCREEN - 5 GAL - MED WATER
LIGUSTRUM TEXANUM / TEXAS PRIVET 5 GAL, MED
NANDINA DOMESTICA / HEAVENLY BAMBOO 5 GAL, LOW
RHAPHIOLEPIS INDICA 'JACK EVANS' / JACK EVANS INDIAN HAWTHORN 5 GAL LARGE SCALE FOUNDATION SHRUB - 5 GAL - LOW WATER
CALLISTEMON CITRINUS / LEMON BOTTLEBRUSH SHRUB 5 GAL, LOW DODONAEA VISCOSA `PURPUREA` / PURPLE LEAFED HOPSEED BUSH 5 GAL ELEAGNUS PUNGENS / SILVERBERRY 5 GAL
HETEROMELES ARBUTIFOLIA / TOYON 5 GAL, LOW
FOUNDATION / HEDGE SCREEN PLANTING - 5 GAL - LOW WATER
ARBUTUS UNEDO / STRAWBERRY TREE SHRUB 5 GAL
CALLISTEMON CITRINUS / LEMON BOTTLEBRUSH SHRUB 5 GAL, LOW DODONAEA VISCOSA `PURPUREA` / PURPLE LEAFED HOPSEED BUSH 5 GAL ELEAGNUS PUNGENS / SILVERBERRY 5 GAL
LEUCOPHYLLUM FRUTESCENS `GREEN CLOUD` TM / GREEN CLOUD TEXAS RANGER 5 GAL OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® OLIVE 5 GAL
WESTRINGIA FRUTICOSA / COAST ROSEMARY 5 GAL, LOW

SHRUB / GROUND COVER PALETTE - MEDIUM WATER USE
LIGUSTRUM TEXANUM / TEXAS PRIVET 5 GAL, MED
NANDINA DOMESTICA / HEAVENLY BAMBOO 5 GAL, LOW
PODOCARPUS GRACILIOR `COLUMN` / FERN PINE 15 GAL, MED
BUXUS X `GREEN GEM` / GREEN GEM BOXWOOD 5 GAL
PHILODENDRON X 'XANADU' / XANADU PHILODENDRON 5 GAL, MED RHAPHIOLEPIS INDICA `CLARA` / INDIAN HAWTHORN 5 GAL

ROSA FLORIBUNDA 'ICEBERG' / ICEBERG ROSE ---
ROSA X 'NOARE' / FLOWER CARPET® RED GROUNDCOVER ROSE 1 GAL TRACHELOSPERMUM JASMINOIDES / CHINESE STAR JASMINE 1 GAL, MED XYLOSMA CONGESTUM / SHINY XYLOSMA 5 GAL, MEDSHRUB / GROUND COVER PALETTE - LOW WATER USE ARBUTUS UNEDO / STRAWBERRY TREE SHRUB 5 GAL, LOW
LEUCOPHYLLUM FRUTESCENS `GREEN CLOUD` TM / GREEN CLOUD TEXAS RANGER 5 GAL SALVIA CLEVELANDII `ALLEN CHICKERING` / CLEVELAND SAGE 5 GAL, LOW TECOMA X `SUNRISE` / YELLOW BELLS 5 GAL, LOW
WESTRINGIA FRUTICOSA / COAST ROSEMARY 5 GAL, LOW
ACACIA REDOLENS 'DESERT CARPET' / DESERT CARPET BANK CATCLAW 1 GAL, LOW AGAVE AMERICANA / CENTURY PLANT 1 GAL
AGAVE ATTENUATA 'AGAVWS' / RAY OF LIGHT FOXTAIL AGAVE 1 GAL AGAVE PARRYI TRUNCATA / ARTICHOKE PARRY'S AGAVE 5 GAL., LOW AGAVE X 'BLUE GLOW' / BLUE GLOW AGAVE 1 GAL
BOUGAINVILLEA X 'MONKA' / OO-LA-LA® BOUGAINVILLEA 5 GAL., LOW BOUGAINVILLEA X 'SAN DIEGO RED' / SAN DIEGO RED BOUGAINVILLEA 1 GAL CALLISTEMON CITRINUS `LITTLE JOHN` / DWARF BOTTLE BRUSH 5 GAL CAREX DIVULSA / EUROPEAN GREY SEDGE 1 GAL., LOW
DASYLIRION WHEELERI / GREY DESERT SPOON 5 GAL
HESPERALOE PARVIFLORA / RED YUCCA 5 GAL
IVA HAYESIANA / SAN DIEGO POVERTY WEED 1 GAL
LANTANA X 'NEW GOLD' / NEW GOLD LANTANA 1 GAL
LONICERA JAPONICA 'HALLIANA' / HALLS HONEYSUCKLE FLOWERING VINE 1 GAL

MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS ---
MUHLENBERGIA RIGENS / DEER GRASS 1 GAL, LOW
MYOPORUM PARVIFOLIUM 'PUTAH CREEK' / PUTAH CREEK TRAILING MYOPORUM 1 GAL OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® OLIVE 1 GAL
PENNISETUM SPATHIOLATUM / SLENDER VELDT GRASS 1 GAL., LOW RHAMNUS CALIFORNICA 'EVE CASE' / EVE CASE COFFEEBERRY 5 GAL ROSMARINUS OFFICINALIS 'HUNTINGTON CARPET' / HUNTINGTON CARPET ROSEMARY 1 GAL., LOW SALVIA GREGGII `FURMANS RED` / FURMAN`S RED SALVIA - SPACE 3` O.C. 5 GAL

SALVIA X 'ALLEN CHICKERING' / ALLEN CHICKERING SAGE --- SENECIO MANDRALISCAE 'BLUE CHALK STICKS' / SENECIO 1 GAL EARTHWORKS (951)782-0260

SHREDDED MULCH NOTE
ALL PLANTER AREAS TO RECEIVE A 3" LAYER OF SHREDDED COVER MULCH AVAILABLE FROM BOTH DIRECTIONS FOR A TOTAL OF 10'

1. ALL TREES WITHIN 6' OF HARDSCAPE SHALL BE IN A SHAWTOWN LINEAR (WRAP AROUND NOT ALLOWED) ROOT BARRIER 24" HIGH LINEAR ROOT BARRIER SHALL BE CENTERED ON TREE AND EXTEND 5' IN NOTES

2. NOTE: QUANTITIES AND AREA CALCULATIONS SHOWN IN LEGEND ARE FOR REFERENCE ONLY .

CONTRACTOR REPONSIBLE FOR ALL QUANTITY TAKE-OFFS AND AREA CALCULATIONS FOR DETERMINING COST AND DELIVERY OF MATERIALS TO SITE.

DEALERSHIP- LOW GROWING PLANTS TO ALLOW FOR VISIBILITY
CAREX DIVULSA / EUROPEAN GREY SEDGE 1 GAL., LOW
MYOPORUM PARVIFOLIUM 'PUTAH CREEK' / PUTAH CREEK TRAILING MYOPORUM 1 GAL, LOW ROSMARINUS OFFICINALIS 'HUNTINGTON CARPET' / HUNTINGTON CARPET ROSEMARY 1 GAL., LOW SENECIO SERPENS / BLUE CHALKSTICKS 1 GAL, LOW

WQMP BASIN PALETTE
ACACIA REDOLENS `DESERT CARPET` TM / BANK CATCLAW 1 GAL, LOW BACCHARIS PILULARIS 'PIGEON POINT' / PIGEON POINT COYOTE BRUSH 1 GAL, LOW BACCHARIS X 'STARN' / STARN THOMPSON® COYOTE BRUSH 1 GAL, LOW IVA HAYESIANA / SAN DIEGO POVERTY WEED 1 GAL, LOW
LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE 1 GAL., LOW MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS 1 GAL, LOW
MUHLENBERGIA LINDHEIMERI / LINDHEIMER'S MUHLY 1 GAL, LOW NASSELLA PULCHRA / PURPLE NEEDLEGRASS 1 GAL, LOW

CUP-442, Faring Capital, LLC
Exhibit A Page 7 of 7
March 11, 2026
MS - Maintenance Security Required
CUP-442 – 03/11/2026 Page 1
Darren Embry EXHIBIT B
Northwest corner of Springville Drive and Ventura Boulevard Reference: CUP-442
March 11, 2026

In addition to all applicable provisions of the Camarillo Municipal Code (CMC), Faring (the “Applicant”), agrees to comply with the following conditions of approval (“Project Conditions”) for Construction of Conditional Use Permit CUP-442.

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 or zone clearance, unless otherwise specified.

CUP-442 (Lot 7, Tract 6123)

PROJECT CONDITIONS

STREETS

1. ** The applicant must comply with applicable conditions of Tentative Tract 6123 and IPD-412M(1) as designated by the Department of Public Works and Department of Community Development.

2. ** Trees and Landscaping:
a. The applicant must plant private trees based on an approved landscape plan or at 40-foot intervals along West Ventura Boulevard. 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 West Ventura Boulevard 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 or be part of an 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-of-way will be private. The applicant must prepare and submit required legal descriptions, and sketches.

3. ** The applicant must submit deed, legal description and sketch, for review and approval by the Department of Public Works, for the public sidewalk easements located

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CUP-442 – 03/11/2026 Page 2
within the project boundaries adjacent to West Ventura Boulevard, including those portions of the public sidewalk that meander outside of the public right-of-way.

4. ** If applicable, the applicant must submit separate deed, legal description and sketch for dedication of access easements such as, but not limited to, sewer, water or storm drain, which cannot be directly accessed from any street as required by the Department of public Works.

5. All street or road improvements adjacent to the project boundaries must be as directed and approved by the Department of Public Works. Sidewalks must be constructed to meander where required. This condition will be consistent with the design set of final approved grading improvements plans.

6. ** If applicable, the applicant must prepare and submit legal descriptions and sketches for any easements to be vacated. This condition will be consistent with the design set of the final approved grading improvement plans.

7. 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 Transportation Engineer. (CS)

8. 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.

9. * Ramps and other accessible path of travel elements (sidewalk, AC pavement, 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). Base materials under ramp s must be a minimum 4-inches PMB compacted to a minimum relative compaction of 95%. (CS)

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

11. * 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 Transportation Engineer. The sight distance requirements will also apply to commercial and industrial driveway intersections with public and private streets.

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CUP-442 – 03/11/2026 Page 3
The monument signs at driveways must comply with sight distance requirements and will be subject to review and approval by the City Transportation Engineer.

12. 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.

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.”

13. ** Before the City issues a grading permit the applicant must submit completed Consent for Offsite Construction from property owners affected by project improvements.

14. 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. ** Ventura Boulevard from West Verdulera Street to Springville Drive is currently in moratorium, before the City issues occupancy the applicant must apply pavement treatment, including preparation work, such as, but not limited to, Type II Slurry or Overlay, within the limits of repair as directed by the City Engineer. c. ** Design and construction of the traffic signal must be in coordination with applicable conditions of IPD-412M(1) and Tract 6123, reviewed and approved by and, as designated by the Department of Public Works.
i. Before the City issues a grading permit the applicant must design a traffic signal at the intersection of the main project driveway and Ventura Boulevard subject to City approval. As part of the initial street and utility construction, the applicant mustin stall all underground and above -ground infrastructure necessary for the traffic signal, including but not limited to conduit, pull boxes, signal foundations, poles, controller cabinet, detection, electrical service, communications equipment, and interconne ct facilities, or as otherwise approved by the City.
ii. Prior to commencement of traffic signal construction or issuance of grading permit, whichever occurs first, the applicant must enter into a public improvement agreement with the City and must furnish performance and labor and material bonds in forms and amounts acceptable to the City, guaranteeing the full and faithful ins tallation of the traffic signal and all associated appurtenances.

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CUP-442 – 03/11/2026 Page 4
iii. The traffic signal must be designed and constructed to be fully compatible with and physically connected to the City’s existing traffic signal system.

The applicant must extend and install all required signal interconnect infrastructure from the project signal to the existing City signal at Springville Road and Ventura Boulevard to the east, and westward to the western edge of the project site near West Ventura Boulevard, as determined by the City. The interconnect improvements must include all conduit, pull boxes, communication cable, and re lated appurtenances necessary to support coordinated operation, central system monitoring, and future system expansion.
iv. The traffic signal must be fully installed, tested, approved by the City, and placed into full operational service prior to issuance of a certificate of occupancy for Lot 1 of Tract 6123, as designated by the City Transportation Engineer. Before acceptance by the City, the applicant must provide a warranty or maintenance bond to ensure correction of any defects during the applicable warranty period.
v. All work must be completed in accordance with City standards and specifications and to the satisfaction of the City.
d. ** Before the City issues a grading permit the applicant must design, and before the City issues occupancy, apply striping on West Ventura Boulevard (East- West segment) in a manner acceptable to the Department of Public Works. e. ** Before the City issues a grading permit, the applicant must design and, before the City issues any zone clearance for building permit, construct the sidewalk to meander along the south side of West Ventura Boulevard adjacent to the project, to extend westerly of the projectto the existing sidewalk along the south side of Verdulera Street and to extend easterly of the project to the existing access ramp at the intersection of Springville Drive and West Ventura Boulevard, in a manner acceptable to the Department of Public Works.
f. ** Before the City issues a grading permit, the applicant must design and, before the City issues any zone clearance for building permit, upgrade existing, and construct new, access ramps at driveway approaches along the south side of Verdulera Street and West Ventura Boulevard as designated by, and in a manner acceptable, to the Department of Public Works.
g. ** No decorative pavement will be permitted to be located within the public right- of-way along West Ventura Boulevard.
h. All driveways must be constructed as necessary to comply with California Title 24 accessibility requirements of the California Building Codes and Americans with Disabilities Act (ADA).
i. All final paving must be placed as required by project improvement plans before final inspection.

15. 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

16. 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.

17. ** Traffic Mitigation Fee:
a. The applicant must pay the Traffic Mitigation Fee as established by CMC § 11.68 before the city issues any zone clearance of any building or as required by the Department of Public Works. 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.
b. The Traffic Mitigation Fee will be administered subject to the First Amendment to Fee Credit and Reimbursement Agreement (CC Agreement No. 2008 -1A) dated March 23, 2011.

18. ** The applicant must pay the Springville Interchange Benefit Area (SIBA) Fee as established and adopted by Resolution No. 2009 -173 before the city issues any zone clearance of any buildings. 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.

19. Ventura County Benchmark No. “SPRINGVILLE” may be used as datum in conjunction with this project.

20. 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

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

22. * The applicant must prepare and submit to the City Engineer a 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.

The project site is currently part of soils and geologic study for IPD-412M(1) and Tract 6123. A soils response report by Geolabs, dated December 5, 2025, is currently in review. a. A site-specific soils report (or update) will be required to be submitted for review and approval by the Department of Public Works.
b. Before the applicant submits for 1st Plan Check to the Department of Public Works, “Feasibility-Level Comments” for site -specific reports and responses must be acceptable to the Department of Public Works.
c. Before the City issues a grading permit, “Design-Level Comments” for site-specific reports and responses must be deemed acceptable to the Department of Public Works.

23. ** All grades and elevations shown on the site plans are preliminary and will be verified during detailed design review by the Department of Public Works.

24. ** The remainder portion of the lot (Lot 6 of Tentative Tract Map 6123) must be graded to a minimum 1% slope, in a manner acceptable to the City Engineer.

25. ** The site must be raised as needed to provide standard slopes and standard clear cover for sewer, water and storm drains, in a manner acceptable to the City Engineer

26. * Before the City issues a zone clearance for building permit, the lot must be certified as geotechnically suitable for its intended use. The area to be certified will be as designated by the Department of Public Works.

27. 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.

28. ** Before the City issues a grading permit the applicant must design and, before the City issues a zone clearance, grade the remainder portion of the lot (Lot 6 of Tentative Tract Map 6123) in a manner acceptable to the Department of Public Works.

29. 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)

* - Project Condition Modified CS - City Security Required ** - New Condition SS - Sanitary Security Required
MC - Mitigation Condition GS - Grading Security Required MS - Maintenance Security Required
CUP-442 – 03/11/2026 Page 7
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.

30. ** If applicable, the applicant must submit deeds, legal description and sketches, for access and maintenance easements for portions of the storm drain system that are outside the project boundaries.

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

32. 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.

33. 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.

34. 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)

35. 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.
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.

36. The lot must drain to an approved drainage facility. Cross lot drainage must be minimized.

37. ** Before the city issues occupancy for any building the applicant must install Connector Pipe Screen (CPS) Trash Capture Units within the public catch basins

38. 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.

STORMWATER QUALITY

39. 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).

40. ** Since this project was deemed complete for processing prior to May 12, 2025, the effective date of the Ventura County Technical Guidance Manual 2025 Reissuance, and developed a final, or substantially final, drainage concept and site layout that included water quality treatment based upon the performance criteria set forth in Order 2010-0108 prior to the MCMs of R4-2021-0105 becoming effective, the project must incorporate Post Construction Stormwater Management Plan (PCSMP) requirements in accordance w ith Order No. R4-2010-0108 and the associated Ventura County Technical Guidance Manual Errata Update 2018 into the project plans.

41. ** The project must be designed to comply with the PCSMP SW0072 dated September 21, 2025, including the PCSMP site map depicting all post-construction stormwater quality mitigation devices and points of connection to the existing storm drain system.

Supplemental documents, such as the Drainage/Geotechnical Report, submitted with the PCSMP have been reviewed for stormwater quality only and are subject to change.

Proposed stormwater mitigation devices must not be built within the public right of way.

Any changes to the PCSMP must be approved by the Public Works Department. These requirements include implementation of criteria related to low impact development, hydromodification, and water quality treatment.

42. 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, including development of a Stormwater Pollution Prevention Plan (SWPPP) and ensuring the SWPPP is available at the construction site.

43. If applicable, before the City issues a grading permit, the Applicant must submit a copy of the project’s 401 Water Quality Certification.

44. 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.

45. All construction activity mustbe performed and implemented in compliance with the requirements of the Ventura Countywide Stormwater Quality Management Program and the City’s Municipal Stormwater Permit, Order R4 -2021-0105. This includes, but is not limited to, implementing the minimum set of Best Management Practices (BMPs) for all construction sites and minimum required BMPs for roadway paving or repair operations listed within Part VIII.G. of the City’s Municipal Stormwater Permit.

46. The City Stormwater Division will be performing inspections of construction sites and/or critical sources per the requirements of the City’s MS4 Permit. In order to defray the cost of these mandatory inspections, construction sites and/or critical sources are required to pay the applicable inspection fee established by City Council Resolution.

47. 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 include installation of the labels.

48. The use of architectural copper is prohibited and no architectural copper that is exposed to stormwater runoff mustbe used. 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.

49. 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.

50. 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 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.

51. 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 ar ea(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-on of stormwater. Post sign on

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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.

52. 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.

53. 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. T he design of the BMP must be submitted to the City Engineer for review and approval before the City issues a grading permit.

54. The discharge from the car washing activities must be dealt with separately from the parking lot and site drainage. Accumulated wash water from car washing activities must not discharge to the storm drain system.

55. All material storage and handling areas, delivery areas/loading docks, and outdoor work areas 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.

56. If applicable, wrecked vehicle storage areas must have all liquids and batteries removed from vehicles prior to storage. Removal must take place in a covered area with no direct connection to the storm drain system that is constructed on impermeable paveme nt and is graded or bermed to prevent runoff/run-on.

57. If applicable, fuel dispensing areas must be paved with Portland cement concrete or equivalent. The fuel dispensing area is defined as extending 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus one (1) foot, whichever is less. The paving around the fuel dispensing area may exceed the minimum dimensions of the fuel dispensing area stated above. Asphalt sealant must be used to protect asphalt paved areas surrounding the fueling area. The fuel dispensing area must be covered and the cover’s minimum dimensions must be equal to or greater than the area within the grade break or the fuel dispensing area as defined above. The cover must not drain onto the fuel dispensing area. The fuel dispensing area must have a 2 percent to 4 percent slope to prevent ponding and must be separated from the rest of the site by a grade break that prevents run -on of stormwater to the extent practicable. The fueling area must be graded to drain toward a dead -end sump. Direct runoff from downspouts/roofs away from fueling areas. Do not locate storm drains in the

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immediate vicinity of the fueling area. An emergency storm drain seal must be provided, such as isolation valves, drain plugs, or drain covers to prevent spills or contaminated stormwater from entering the storm drainage system. Any contaminated stormwater and non-stormwater that accumulates in the containment areas and sumps with impervious surfaces must be disposed of in accordance with applicable laws and cannot be discharged directly to the storm drain or sanitary sewer system without the appropriate permit.

58. If applicable, 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 drai n; 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.

59. If applicable, decorative fountains or other water features 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.

60. Air-conditioning condensate flows mustnot 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.

61. All property areas must be maintained free of litter/debris.

62. 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.

63. Private roads, 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 the 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 this requirement prior to issuance of zoning clearance.

64. Material storage areas, trash enclosures, waste handling areas, and/or outdoor fuel dispensing 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,

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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.

65. 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.

66. 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 water from entering the storm drain.

67. 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 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 occupancy and 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.

68. If applicable, business owner must take out coverage under the State Water Resources Control Board’s NPDES General Permit No. CAS000001 for Stormwater Discharges associated with Industrial Activities, Board Order No. 2014-0057-DWQ, prior to the issuance of a Business Tax Certificate in accordance with Senate Bill (SB) 205. This permit is required for operators of facilities that discharge stormwater associated with industrial activity, which includes manufacturing facilities, landfills, mining, steam generating electricity facilities, hazardous waste facilities, transportation facilities with vehicle maintenance, and recycling facilities. A copy of the Permit can be downloaded on the State Water Resources Control Board’s website at
http://www.waterboards.ca.gov/water_issues/programs/stormwater/industrial.shtml.

Contact City Stormwater Program Manager at 805-383-5659 for further information.

69. Project applicants can contact Jessica Ouellette, Stormwater Program Manager at 805 - 383-5659, or [email protected] for questions or clarification on Stormwater comments.

WATER AND FIRE PROTECTION

70. ** The project is located within the Waterline Freeway Crossing at Well D (Tract 4690) Reimbursement District. Prior to issuance of grading permit, the applicant must pay to the city principal of $11,766.50, plus interest, based on City of Camarillo Resolution No. 98-94 and Agreement No. 98-27.

71. The applicant 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 prohibit the use of potable water for irrigation of non-functional turf.

72. Before the City issues the grading permit and before the City issues a water will serve letter, the applicant 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. All existing easements and proposed easements are required to be shown on plans, and no vertical structures can be installed within easements owned by the City or other agencies.

73. * The applicant must abide by City Resolution No. 2016-90 regarding the Water Demand Offset Program:
a. A Water Demand Credit Requirement amount of $970,750.00 was paid by Springville, LLC to the City on December 19, 2017 for 110 acre -feet per year of water for APN's: 230 -0-010-345, -390, -400, -415, -425, -430, and -440 affiliated with the project. The Preliminary Water Supply Study dated March 28, 2024 noted project water demands are not anticipated to exceed 110 acre-feet per year. If the project estimated water use is above 110 acre -feet per year, the applicant must provide a Water Demand Offset for the net increase in water use above 110 acre- feet per year.
b. * Before the City issues any building permits, the applicant must submit to the Department of Public Works a Water Supply Study for review and approval to demonstrate that the approved water conservation measures (WCMs), which satisfy the Water Demand Offset Requirement, are implemented, 100% operational, and provide the specified water reductions. The Water Demand Offset Requirement must be met and confirmed by the Department of Public Works and Department of Community Development. If projected water demands as reviewed and approved by the Public Works Department in the Water Supply Study do not exceed 110 acre-feet per year, then the Water Demand Offset requirement does not apply.
c. Any agreements between the applicant and outside businesses or agencies used to achieve the Water Demand Offset must be fully executed before a grading permit or will service letter will be issued. Before the City issues any building permits, the applicant must submit to the Department of Public Works the approved measures to achieve the Water Demand Offset Requirement are 100%

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operational, and provide the specified water reductions to be reviewed and verified by the Department of Public Works.

74. Prior to installation of any water system components outside of any building footprint(s), the applicant must notify the City of Public Works Water Division for approval to begin construction.

75. Any water well(s) located on such property must be indicated on improvement plans.

Applicant must submit pumping performance and well history to the City. Such water well(s) must be offered to the City. If the water quality or location of the well(s) is such that the City deems the well(s) unusable, the well(s) must be destroyed according to CMC Chapter 14.08 or, at the City’s discretion, security of an amount equal to the charges of such destruction must be placed with the City to insure proper destruction of the well(s) at a future date. (CS)

76. The applicant must design the landscape irrigation system separate from the domestic system and have a landscape irrigation meter.

77. The applicant must provide the necessary backflow prevention control devices as required by the California Environmental Protection Agency, State Water Resources Control Board or certify existing devices to ensure they’re in compliance.

78. ** Before the City issues the grading permit, and before the City issues a water will serve letter, the applicant must provide a Water Study for review and approval by the Department of Public Works that updates or confirms information already supplied in the Preliminary Water Study.

79. 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.

80. Before project approval in the City Water Division service area, the applicant must comply with all requirements as set forth in the City ordinances and standards. All water system facilities and/or appurtenances must be approved by the Department of Public Works. (CS)

81. No pre-grading or grading permits, building permits or map recordation will take place until a water will -serve letter issued by the City of Camarillo indicating that adequate water supply is available to service the proposed project.

82. The applicant must dedicate to the City any water rights associated with this project.

83. Before the City issues the grading permit, the applicant must furnish to the City a completed Groundwater Allocation Transfer Authorization form as issued by the City in accordance with the Fox Canyon Groundwater Management Agency (GMA) Ordinance 8, Chapter 5.0, Section 5.3.

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a. The historical groundwater allocation that was extracted and applied to such property for the purpose of agricultural irrigation will be transferred from the agricultural facility(s) supplying that property to the City of Camarillo. b. If an extraction facility(s) supplied the historical allocation to a greater acreage than the amount of property to be developed, the allocation to be transferred will be prorated proportionately.

SANITARY

84. The applicant must provide the necessary backflow prevention control devices as required by the Ventura County Department of Environmental Health. (SS)

85. Before the City issues the grading permit and before the Camarillo Sanitary District issues a sewer will serve letter, the applicant must submit plans to the Department of Public Works for review and approval demonstrating how the project complies with the Camarillo Sanitary District Standard Specifications, the Camarillo Sanitary District Operations Code including any applicable limits noted in the Industrial Waste Supplement and the plans must address any prior comments provided.

86. Before the City issues the grading permit and before the Camarillo Sanitary District issues a sewer will serve letter, the applicant must submit plans to the Department of Public Works for review and approval demonstrating how the project complies with the Camarillo Sanitary District Standard Specifications, the Camarillo Sanitary District Operations Code including any applicable limits noted in the Industrial Waste Supplement and the plans must address any prior comments provided.

87. ** Before the City issues the grading permit, and before the City issues a sewer will serve letter, the applicant must provide a Sewer Study for review and approval by the Department of Public Works that updates or confirms information already supplied in the Preliminary Sewer Study.

88. The applicant must construct sewer monitoring wells of a design approved by the Camarillo Sanitary District (District) to facilitate the inspection, sampling and flow measurements by District personnel. The wells must be located in a manner that will provide unrestricted access for District personnel.

89. The applicant must provide the City with an unconditional sanitary will -serve letter from the Camarillo Sanitary District indicating that adequate sewer conveyance and treatment capacity is available to service the proposed project.

UTILITIES

90. All utility lines and stub connections to property lines of each lot must be installed underground before any paving is placed.

91. The applicant must underground new utilities in the following manner:

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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.

92. 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 Ventura County Watershed Protection District.

93. The applicant must provide trenching for conduit and miscellaneous substructures necessary for the installation of cable television and electronic gear.

94. 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 improvements. Coordinate locations of transformers with Southern California Edison Company, Department of Public Works and Department of Community Development.

FLOOD CONTROL

95. Before the city issues a grading permit, the applicant must obtain an encroachment permit and any other necessary permit from the Ventura County Watershed Protection District (VCWPD) for any activity (i.e., connections) involving the Camarillo Hills Drain. Any improvements of storm drain facilities within these areas must be constructed in accordance with VCWPD standard.

MISCELLANEOUS

96. The development is subject to the subdivision requirements of CMC Title 18.

97. The Bridge Policy (CMC §§ 18.70.020 and 18.75.050) must be complied with and bridge construction fees must be paid.

The amount of fees which the applicant must pay pursuant to this condition is the applicant’s proportionate share of the acreage of the applicant’s property in relation to the estimated construction cost of the bridge as more fully set forth in Resolution No. 2018 -

46. 98. 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.

99. All persons doing business in the city in connection with the project must have a current Business License Tax Certificate before commencing construction. 100. Before the City issues the grading permit, the applicant must submit to the City an improvement plan, grading plan, and erosion control plan for the development. These plans must include proposed site and street improvements, proposed drainage facilities and structures as required by the City, sewer system and a plan of the water supply system. 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.
101. 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. 102. There will be no burning or burying of materials at any time during the development or agricultural burning before development.
103. 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. 104. 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.
105. * The amount of fees to be paid will be those in effect at the actual time of payment of such fees.
a. All fees must be paid before the City issues Public Works permits or approves the tract map, as designated by the Department of Public Works, such as, but not limited to, the following:
i. Grading Permit
ii. Plan Check Fees (Balance)
iii. Construction Inspection (Grading, Improvements, Sewer, Water) iv. Bridge Policy
v. Water Fees
vi. Sewer Fees
b. All other fees as required by law, City Council agreement, or as determined by the Department of Public Works, such as, but not limited to, the following:

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i. Traffic Mitigation Fee
ii. Springville Interchange Benefit Area (SIBA)
iii. Camarillo Facilities District No. 1.
106. 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. 107. 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.
108. If applicable, before recordation, the applicant must initiate proceedings to adjust any special district boundaries that may traverse the development. 109. 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. 110. 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.
111. 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.

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112. 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)
113. 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: CUP-442. Any such ingresses or egresses must be as approved by the Department of Public Works. Any entrance must be surfaced and improved as to include necessary paveout to join existing pavement as required and in accordance with City Standards. 114. Applicant must submit design and calculations and obtain permit and inspection for all development perimeter and retaining walls from Building and Safety. (CS) 115. 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.

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Darren Embry EXHIBIT E
Northwest corner of Springville Drive and Ventura Boulevard Reference: CUP-442
March 11, 2026
Fire Protection
Compliance
116. Prior to building permits obtain Fire District plan review clearance for each phase/building and submit all required district forms, plan sets, and associated fees. 117. Prior to occupancy obtain all required operational Fire Code permits and final inspection on said permits as applicable to the use/tenant.

Access Road
118. Prior to grading permit, design and have approved, the fire apparatus access road geometry and clearances based on the following requirements. • Design fire apparatus access roads to meet Fire District standards:
▪ Two-way, 24-foot unobstructed width.
▪ Maximum grade of 10%.
▪ Vertical curve transitions cannot exceed 6% elevation change within any 10-foot section.
▪ Road section must comply with Camarillo public road standard. ▪ Certified as an “all-weather” road.
▪ 40-foot centerline turning radius at all turns.
• Provide minimum vertical clearance of 13 feet 6 inches along required fire apparatus access routes.
119. Prior to grading permit, design and access gates so vehicles queue entirely on-site and do not block or spill back onto public streets or required access routes. • Gates must provide Fire District-approved emergency access features (e.g., Knox device/override, opening width, and power-failure operation/battery backup) as required.
• Obtain Fire District final acceptance inspection prior to placing any gate into service. 120. Prior to combustible construction, and continuing throughout construction:
• Provide an approved, paved all-weather fire apparatus access road/driveway capable of supporting a 20-ton Fire District vehicle (or as otherwise required by the Fire District).
• Install required utilities within the access road footprint and complete the first lift of pavement (or equivalent) prior to combustible construction, as required by the Fire District.
• Maintain the required clear width for fire apparatus access at all times during construction and keep access routes free of obstructions. (CUP-442) – 3/11/2026 Page 21
Fire Lanes
121. Prior to grading permit design and construct:
• A minimum 24-foot clear width fire lane for required fire apparatus access serving buildings that are two stories or less, unless otherwise required by the Fire District. • This condition is intended to supersede any inconsistent fire apparatus access width requirement contained in prior approvals for the Project Site; final determinations will be made by the Fire District during plan review.
• Final access widths and locations are subject to Fire District review and approval. 122. Prior to Building Permits Submit fire lane plan(s) for Fire District review and approval showing the location and dimensions of all required fire lanes and fire apparatus access routes (including within recorded access easements where required). 123. Maintain fire lanes and apparatus access routes must remain unobstructed at all times for the life of the project.
124. Prior to occupancy, install approved fire lane markings and signage (e.g., “NO PARKING – FIRE LANE – TOW AWAY”) consistent with Fire District standards and California Vehicle Code.

Hydrants & Water Supply
125. Prior to Building Permit prepare a hydrant design to VCFD standards. • Fire hydrants must conform to the applicable water purveyor standards and Fire District requirements, including hydrant type (e.g., wet barrel), outlet sizes/configuration, and installation details.
• Each hydrant must be a 6-inch wet barrel design and must have (1) 4-inch and (2) 2½-inch outlets.
• The required fire flow must be achieved at no less than 20-psi residual pressure. • Fire hydrants must be spaced 300 feet on center and so located that no structure will be farther than 150 feet from any one hydrant.
• Fire hydrants must be set back in from the curb face 24 inches on center. • No obstructions, including walls, trees, light and signposts, or meters, must be placed within three (3) feet of any hydrant.
• A concrete pad must be installed surrounding the hydrant a minimum of 18 inches from the outside diameter of the fire hydrant.
• Ground clearance to the lowest operating nut must be between 18 to 24 inches. 126. Prior to Building Permits submit a fire hydrant plan to the Fire District showing existing hydrants within 500 feet of the project and the proposed hydrant locations, types, and outlet configuration, as required.
• Submit plans for private fire water systems (including fire lines and appurtenances not within a water purveyor easement) to the Fire District for review and approval and pay applicable fees.
(CUP-442) – 3/11/2026 Page 22
• The hydrant plan must demonstrate hydrant coverage, spacing, and fire flow compliance to the satisfaction of the Fire District; any inconsistent hydrant spacing references in prior approvals are superseded by this condition. 127. Prior to Building Permits, provide documentation acceptable to the Fire District and water purveyor, demonstrating that required fire flow volume, duration, and residual pressure can be provided to serve the development.
128. Prior to Combustible Construction:
• Install all required fire hydrants and place them in service at Fire District-approved locations prior to combustible construction.
• Maintain required clearances around hydrants and provide required hydrant markers or pads where applicable.
129. Prior to occupancy of any structure, blue reflective hydrant location markers must be placed on the access roads in accordance with Fire District standards. If the final asphalt cap is not in place at the time of occupancy, hydrant location markers must still be installed and must be replaced when the final asphalt cap is completed.

Sprinkler and Alarms
130. Prior to Building Permit design and submit for approval the Fire Sprinkler and Fire Alarm Systems.
• Automatic fire sprinkler systems and fire alarm systems are required in accordance with codes and Fire District standards that are in effect at the time of building permit application.
131. Prior to Occupancy complete required acceptance testing and obtain Fire District final approval.

Other Fire
132. Prior to Building Permit, show combustible storage and refuse enclosures on plan sets meeting Fire District separation, access, and construction requirements, and obtain Fire District approval.
133. Comply with any additional Fire District requirements identified during plan check and inspections.
134. Prior to Occupancy building address numbers must be installed to the following standards.
• A minimum of ten inches (10") high.
• Contrasting color to the background.
• Readily visible at night.
• No brass or gold plated numbers.
• Where structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is not visible from the street, the address number(s) must be posted adjacent to the driveway entrance on an elevated post.
(CUP-442) – 3/11/2026 Page 23
• Individual unit numbers must be a minimum of 4 inches in height and must be posted at the front and rear entrances to each unit.
• Additional address directional signs may be required at common building entrances and stairways.

PLANNING
135. The Applicant, by acceptance of the approval of Conditional Use (CUP-442), 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 and 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.
136. The Applicant, as a condition of issuing this permit, agrees 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 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.
137. The 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.
138. The Applicant must sign all necessary documents for conditions that are required to be recorded and run with the land.
139. The Applicant must sign a statement that he is aware of the existence of the airport and will not oppose, or object to, normal airport operation noise now and in the future. This statement must be recorded and must run with the land.
140. All approved conditions for Tract 6123 apply to this permit. 141. 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 Director, or designee and the City Attorney.
142. The Applicant must provide a draft of the utilities and access/egress easements for the properties to Community Development for review and approval by the Director and the City Attorney.
(CUP-442) – 3/11/2026 Page 24
143. The Applicant must sign an agreement indicating that any electromagnetic disturbance that causes interference with radio transmission, aircraft, instruments, navigational aids, or other electromagnetic receptors, must be modified, or abated upon, the written request of the Camarillo Airport Authority.
144. The Director of Community Development may approve minor changes, but substantial changes require the filing of a modification application to be considered by the Planning Commission in accordance with CMC 19.68. Additions, changes, exterior modifications, rooftop equipment, storage, or equipment enclosures may be built only after receiving Department of Community Development approval and appropriate permits. 145. All proposed plant materials within landscaped areas adjacent to parking lots and pedestrian pathways must be selected and maintained to not exceed a mature height of 3 to 4 feet above finished grade. A minimum of 50% of the plantings must consist of species that do not exceed 2 feet in height at maturity to ensure clear visibility across the site and to discourage concealment opportunities.
146. All trees on site must be maintained to provide a minimum canopy clearance of 6 feet above finished grade. This clearance must be maintained at all times to preserve visibility throughout the site and to support public safety and crime deterrence. 147. If an alarm system is used, it must be wired to all exterior doors and windows, and to any roof vents or other roof openings, where access may be made. 148. During all phases of construction, the Applicant, to comply with CalGreen Pt. II, must make recycling bins available. Bins must be labeled as to specific material or "mixed material." Workers must be informed of the waste handling plan and must comply. Upon request by any City agent, the Applicant must allow access to the bins and records. 65 percent of all non-hazardous construction materials must be diverted from landfills. 149. During all phases of construction, operations must conform to the requirements of their emissions permit as required per the Ventura County Air Pollution Control District Rulebook. Upon request by any City or County agent, the Applicant must allow access to the equipment and the associated maintenance records. Records must be maintained on site for all equipment.
150. 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 of site and a concurrence received from the Department of Public Works/Engineering and the Department of Community Development. 151. 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. 152. The Applicant must obtain appropriate permits from Community Development, Public Works/Land Development Division, and Building and Safety. Additional information and fees may be required from these departments, including traffic studies or fees, 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. (CUP-442) – 3/11/2026 Page 25
153. The electrical and communications plan showing transformer locations, communications lines, and vaults must be submitted to the Community Development Director. 154. The plans submitted for plan check must include all the details as described in the Plan Review Checklist.
155. The Applicant must have all conditions of approval reproduced and incorporated into the building plans submitted for plan check.
156. The Applicant must submit a Zone Clearance for review and approval by the Departments of Community Development and Public Works for any temporary construction trailer, sales office, or temporary power poles.
157. The Applicant will submit to the Director of Community Development for review and approval, a program based on the recommendations provided by Rincon Consultants for evaluating the project site for potential human remains or items of archeological significance.
158. The Mitigation Monitoring Report of the Addendums and the Final SEIR, 2014-08 are applicable as mitigation conditions of the Conditional Use Permit. 159. The project must comply with the requirements of the Airport North Specific Plan and the LM Zone.
160. The Applicant must comply with any water conservation requirements established by Ordinance or otherwise of the City of Camarillo or applicable water agency that are in effect at the time of application for a building permit. CMC Chapter 14.12 161. Site preparation and construction activities must be limited to between the hours of 7 a.m. and 7 p.m., and not on Sundays or holidays. CMC §10.34.120.E. 162. The use must be inaugurated, or construction commenced and diligently pursued not later than twenty-four (24) months from the date of entitlement after which entitlement will automatically expire. However, if there have been no changes in the proposed plot plan or adjacent area, at the discretion of the Community Development Director, or designee may grant additional time extensions for use inauguration.
163. The Applicant must notify the Community Development Director of any transfer of the use to another similar user.
164. All uses must be submitted for review with approval by the Community Development Director, or designee to ensure conformance with the provisions of the ANSP and the LM Zone and the performance standards contained within the Zoning Ordinance, as per Chapter 19.54. Additional conditions may be added to any use to mitigate any inherent objectionable operating characteristics.
165. Additions, changes, exterior modifications, rooftop equipment, storage, or equipment enclosures may be built only after receiving Department of Community Development approval and appropriate permits.
166. The location of all buildings, fences, roadways, parking areas, landscape and other facilities or features must be substantially as shown on the plans labeled, Exhibit “C,” and in conformance with the conditions labeled, Exhibit “E”. (CUP-442) – 3/11/2026 Page 26
167. 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.
168. There must be no outdoor storage, sales, or displays per the LM Zone except for vehicles being offered for sale by authorized factory franchises. 169. All approved landscaping and irrigation systems located on private property and within the public right-of-way parkways adjacent to the Envision Auto Center and Industrial Park must be maintained in perpetuity in a healthy, orderly, and aesthetically pleasing condition in accordance with the approved landscape plans. This maintenance requirement does not apply to landscaping located within medians. The Applicant must provide a landscape maintenance program, either within the landscape plans or as a separate document, for review and approval by the Community Development Director and the City’s Landscape Consultant.
170. The Applicant must regularly and promptly remove any and all 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.

Prior to grading
171. The Applicant must submit and have approved, by the Director of Community Development and Camarillo Police Department, a photometric lighting and security plan that complies with the Camarillo Lighting Ordinance, CMC 19.47 and security best practices.
172. Private Property Landscape Plan Submittal - Prior to issuance of any grading permit, the Applicant must submit a detailed landscape plan, irrigation plan, and specifications prepared by a registered Architect or registered Landscape Architect for all landscaped areas located on private property, including but not limited to green common areas, required street trees located on private property, and any public or semi-public landscaped areas within the development. The plans must:
a. Include an automatic irrigation system with moisture sensors and automatic rain shut- off devices;
b. Utilize drought-resistant plant materials appropriate to site conditions; c. Consider eventual plant size, spread, durability, and adaptability to local soil and climate;
d. Comply with the Airport North Specific Plan (ANSP);
e. Include all required items from the City’s landscape plan checklist.

All applicable landscape plan check and inspection fees must be paid at the time of submittal. This requirement may be phased.
(CUP-442) – 3/11/2026 Page 27
173. A six-foot-high (6’) chain link fence with mesh screen must be erected around the site during the construction phase.
174. Construction equipment, tools, etc., must be properly secured during non-working hours. 175. BIO-1 - No more than 30 days before the commencement of grading and construction activities on the project site, a qualified biologist must conduct a pre-construction survey for resident burrowing owls If work is delayed more than 30 days after the initial survey, the area must be resurveyed. A report describing the results of the survey must be provided to the Department of Community Development to satisfy this condition. See MMRP for details.
176. Cultural Preservation - The applicant will submit to the Director of Community Development for review and approval, a program based on the recommendations provided by Rincon Consultants for evaluating the project site for potential human remains or items of archeological significance. Before the grading permit is issued the program must be approved by the Director and any initial studies or analysis required by said program before ground disturbance must be completed.

Prior to Building Permits
177. Prior to issuance of the first building permit for the Envision Auto Center and Industrial Park, the Applicant must prepare draft Covenants, Conditions and Restrictions (CC&Rs) for a Commercial Owner’s Association applicable to the entire development and must submit the draft CC&Rs to the Community Development Director and the City Attorney for review and approval. The Applicant must pay all costs necessary for the City’s review of the draft CC&Rs. All revisions to the CC&Rs must be highlighted or otherwise clearly marked on subsequent submittals.
178. 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 CalGreen Building Code Part II of Title 24 California Code of Regulations. The Construction and Demolition Materials Management Plan Estimate must include estimated quantities for each type of material to be diverted or landfilled. The instructions and forms can be found on the City’s website.
179. The Applicant must confirm that all previously provided and approved materials will still be used and if necessary, provide an updated materials sample board that substantially conforms to the approved materials.
180. Private Property Landscape Plan Approval - Prior to issuance of the first building permit for any phase of development, the private property landscape and irrigation plans must be approved by the Community Development Director and the City’s Landscape Consultant.

This condition may be phased.
181. The Applicant must pay the appropriate Park Impact Fees per CMC Chapter 16.52, to be calculated by, and paid directly to the Pleasant Valley Recreation and Park District. To comply with this condition the applicant must provide proof of payment of the fees to the Community Development Department. This condition may be phased. 182. The Applicant must pay the appropriate school fees to be calculated by, and paid directly to the Pleasant Valley School District and the Oxnard Union High School District. To (CUP-442) – 3/11/2026 Page 28
comply with this condition the applicant must provide proof of payment of the fee to the Community Development Department. This condition may be phased. 183. Bicycle Parking Facilities - Prior to issuance of the first building permit for each phase of development, the Applicant must submit building plans for review and approval demonstrating the location, quantity, and design bicycle parking facilities serving the carwash. Two spaces are required
Bicycle racks must:
a. Be installed in visible, accessible, and convenient locations near building entrances (short-term parking must be located near primary building entrances for visitors); b. Accommodate a range of bicycle sizes and allow secure locking of both frame and wheels;
c. Comply with applicable City standards and design guidelines; The bicycle parking facilities must be installed prior to issuance of a Certificate of Occupancy for each phase of development.

The provision of bicycle parking is intended to support Transportation Demand Management (TDM) strategies and reduce vehicle miles traveled (VMT) by encouraging alternative modes of transportation consistent with CEQA and local mobility policies.

During construction
184. The Applicant must ensure that the Demolitions Materials Management Plan is adhered to by all employees. The Applicant must maintain records of all materials leaving the site by collecting and filing the weight receipts from the various facilities where materials were taken. City officials must be allowed access to the records and waste bins upon request to inspect and verify that the plan is being followed.
185. 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 containing 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 Certificate of Occupancy
186. Prior to issuing the first Certificate of Occupancy for the Envision Auto Center and Industrial Park, the Applicant must record the approved Commercial Owner’s Association CC&Rs and ensure the CC&Rs run with the land. Each initial owner must be provided a copy of the recorded CC&Rs.
187. Private Property Landscaping Installation and Certification - Prior to issuance of a Certificate of Occupancy for each phase of development, all required private property landscaping and irrigation improvements for that phase must be installed in accordance with the approved plans. The Applicant must:
a. Submit written certification from the Landscape Architect confirming completion in compliance with the approved plans and specifications;
b. Submit a landscape irrigation audit report to Community Development in compliance with the State Model Water Efficient Landscape Ordinance. (CUP-442) – 3/11/2026 Page 29
c. Submit a reproducible “as-built” set of the approved landscape plans to the Owner’s Association, with one copy provided to the Department of Community Development. 188. The Applicant must submit a completed Final Compliance Report for the Demolitions Materials Management Plan to the Building and Safety Division and attach all weight receipts.
189. The Applicant must contact the Department of Public Works for an inspection and approval of landscaping within the parkway of the city right-of-way. Contact the City Landscape Inspector (805.388.5338) at least 48 hours before the inspection. 190. Commercial Waste Diversion and Recycling Compliance - Prior to issuance of the Certificate of Occupancy, the Applicant must submit for review and approval by the Community Development Director a Commercial Waste Diversion and Recycling Compliance Plan for the carwash. The Compliance Plan must include, at a minimum:
a. A description of recycling and organic waste diversion services for tenants, employees, and customers that meet or exceed applicable California law, including requirements of AB 341 (mandatory commercial recycling) and SB 1383 (mandatory organic waste collection);
b. Identification of containers, locations, and service frequencies for landfill, recycling, and organic waste streams in compliance with state color coding, labeling, and accessibility requirements;
c. Procedures for educating employees, tenants, and customers on proper separation and disposal of waste into the required streams, including education delivery at move-in and annually thereafter;
d. A mechanism to ensure that landscaping contractors recycle or appropriately dispose of green waste and yard debris, which may include an additional waste stream in the program or a requirement for off-site diversion documentation; e. Protocols for contamination monitoring and corrective action.

The approved Compliance Plan must be implemented for the life of the project. The Applicant must provide written documentation demonstrating ongoing compliance, including evidence of service subscriptions, container deployment, and periodic outreach and education.

The provisions of this condition must be incorporated into all lease agreements and into the CC&Rs of any Owner’s Association.

This condition is required to implement applicable California waste reduction laws and to reduce greenhouse gas emissions consistent with statewide waste diversion goals and local environmental policy.

Conditional Use Permit Conditions (CUP-442)
191. Prior to issuance of building permits for the car wash facility, the applicant must submit detailed plans and specifications for a water reclamation and treatment system for review and approval by the Community Development Director, Public Works Director, and any other applicable reviewing agencies. The system must be designed to capture, treat, and reuse wash water in order to minimize potable water consumption, and must include (CUP-442) – 03/11/2026 Page 30
treatment components consistent with the approved project plans (including but not limited to filtration and ozone or equivalent disinfection technology). 192. The water reclamation system must be installed prior to commencement of car wash operations and must be continuously maintained and operated in good working order for the life of the project. Any material modification to the approved system must be subject to review and approval by the Community Development Director. 193. The car wash facility and all associated areas, including but not limited to drive aisles, queuing lanes, vacuum stations, equipment areas, sidewalks, landscaped areas, and parking spaces, must be maintained in a clean, orderly, and safe condition at all times.

The operator must ensure:
a. All litter, debris, and wash-related residue are removed from the site daily and as needed throughout operating hours;
b. Vacuum areas and trash receptacles are adequately provided, regularly serviced, and maintained to prevent overflow and wind-blown debris;
c. Wash water, soap residue, and runoff are contained on-site and properly drained in accordance with approved plans and applicable regulations, and must not flow onto public sidewalks, streets, or adjacent properties;
d. All equipment, pavement, striping, and site improvements are maintained in good working condition and free of excessive staining, buildup, or deterioration.

Failure to maintain the site in a clean and orderly manner constitutes a violation of these Conditions of Approval and may result in enforcement action or modification of operating conditions as determined by the City.
194. The approved stacking and circulation configuration must be maintained at all times. If operational conditions result in vehicle spillback or congestion affecting public streets or on-site circulation, the City may require operational modifications or physical improvements to ensure compliance with this condition. Failure to maintain adequate on- site queuing constitutes a violation of this approval and may result in enforcement action or modification of operating conditions.

Camarillo City CouncilMarch 11, 2026

Camarillo City Council
March 11, 2026