westcoast marble & granite · 2020. 10. 29. · westcoast marble & granite modified planned...

WESTCOAST MARBLE & GRANITEModified Planned Development (PD) Permit

CASE NO. PL20-0020

A. PROJECT INFORMATION

1. Request: The applicant requests that a modified Planned Development (PD)permit be granted to authorize the construction of a 662 square-foot addition toan existing 1,072 square-foot retail commercial building, the reconfiguration ofparking spaces and accessory outdoor sales areas on the site, and that thePlanning Director waive the requirement to provide an on-site materialsloading/unloading zone, pursuant to Section 8108-8.2.1 of the Ventura CountyNon-Coastal Zoning Ordinance. (Case No. PL20-0020)

2. Applicant: Ilona Scott, Lauterbach and Associates, Inc., 300 MontgomeryAvenue, Oxnard, CA 93036

3. Property Owner: Ashoor and Jaspeerd Gorgis, 2813 Ventura Boulevard, NylandAcres, CA 93036

4. Decision-Making Authority: Pursuant to the Ventura County Non-CoastalZoning Ordinance (NCZO) (Section 8105-5 and Section 8111-1.2 et seq.), thePlanning Director is the decision-maker for the requested modified PD Permit.

5. Project Site Size, Location, and Parcel Number: The 0.27-acre project site islocated at 2813 Ventura Boulevard, near the intersection of Orange Drive andVentura Boulevard, in the community of Nyland Acres, and in the unincorporatedarea of Ventura County. The Tax Assessor’s Parcel Number (APN) for the parcelthat constitutes the project site is 149-0-081-140. (Exhibit 2)

6. Project Site Land Use and Zoning Designations (Exhibit 2):

a. Countywide General Plan Land Use Map Designation: ExistingCommunity – Urban Reserve

b. El Rio / Del Norte Area Plan Land Use Map Designation: Commercial

c. Zoning Designation: CPD (Commercial Planned Development)

Planning Director Staff Report – Hearing on November 5, 2020

County of Ventura • Resource Management Agency • Planning Division800 S. Victoria Avenue, Ventura, CA 93009-1740 • (805) 654-2478 • vcrma.org/divisions/planning

Staff Report for Westcoast Marble and Granite, Case No. PL20-0020Planning Director Hearing on November 5, 2020

of 11

7. Adjacent Zoning and Land Uses/Development (Exhibit 2):

Location inRelation to the

Project SiteZoning Land Uses/Development

North

City of Oxnard, adjacent to RE-10,000 sq. ft. (Rural Exclusive –10,000 square foot minimum lotarea)

Residential, adjacent to a Church withaccessory residential units

EastCity of Oxnard, adjacent to CPD(Commercial Planned Development)

Residential, adjacent to Commercial

SouthU.S. Route 101, adjacent to the Cityof Oxnard

U.S. Route 101, adjacent toagricultural row crops

West CPD, adjacent to the City of OxnardArt Structure (Santa Claus), adjacentto residential

8. History: The subject property was developed in 1945 as a two-bedroom, one-bath single family dwelling with a two-car detached garage. This residential usenominally continued until 1992. On December 18, 1992, the Planning Directorapproved a PD permit (PD-1543) to legalize the operation of an existing antiqueand collectable retail store, including part-time outdoor sales as accessory to theretail use. In 1997, the detached two-car garage was demolished, and theoperation of a used-car dealership was authorized on the site with the granting ofConditional Use Permit (CUP) No. 4988. The CUP expired on June 15, 2007.

In 2008, the Resource Management Agency (RMA), Planning Division openedZoning Violation Case No. ZV08-0002 and recorded a Notice of Non-Complianceon the property on March 10, 2008. The Zoning Violation and Notice of Non-Compliance were for the operation of a used car sales business on the site,without the required land use permit (i.e. CUP 4988 had expired) and without arequired certificate of occupancy.

In 2009, the RMA Planning Division opened Permit Violation Case No. PV09-0014 for 1) installation of banners and monument signs without obtaining therequired permit, 2) the outdoor display of marble and granite materials withoutobtaining the required permit and 3) operation of an unpermitted outdoor storageyard.

On April 5, 2012, the Planning Director approved PD Permit Case No. LU10-0033, which legalized the existing retail trade operation with accessory outdoorsales of granite, marble, and tile and abating Permit Violation Case No. PV09-0014.

9. Project Description: The applicant requests that a modified PD permit begranted to authorize the construction of a 662 square-foot addition to an existing1,072 square-foot retail commercial building and the reconfiguration of parking


of 11

spaces and accessory outdoor sales areas on the site. The reconfigured facilitywill have six parking spaces (including one handicap accessible space) and threedesignated areas for the storage and display of cut rock slab, tile and similarproducts. The hours of operation for the sales office will be Monday throughSaturday, 9:00 a.m. to 5:00 p.m. No loading of material will occur prior to 7:00a.m. or after 6:00 p.m., Monday through Saturday. The applicant is alsorequesting that the Planning Director waive the requirement for a designated on-site materials loading/unloading zone, pursuant to Section 8108-8.2.1 of theVentura County Non-Coastal Zoning Ordinance. Water will continue to beprovided by the Garden Acres Mutual Water Company and sewer service willcontinue to be provided by the City of Oxnard. (Exhibit 3)

B. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE

Pursuant to CEQA (Public Resources Code Section 21000 et seq.) and the CEQAGuidelines (Title 14, California Code or Regulations, Division 6, Chapter 3, Section15000 et seq.), the proposed project is subject to environmental review.

The State Legislature through the Secretary for Resources has found that certainclasses of projects are exempt from CEQA environmental impact review because theydo not have a significant effect on the environment. These projects are declared to becategorically exempt from the requirement for the preparation of environmental impactdocuments.

The proposed project primarily involves a minor addition (662 square feet) to an existingcommercial retail building along with reconfiguration of accessory product storage areasand parking spaces. No change in use of the property is proposed.

Given the limited physical change in the facility, the project is eligible for exemption fromenvironmental review pursuant to Section 15303 of the CEQA Guidelines. This sectionexempts the construction of new, small commercial facilities or structures of up to10,000 square feet in size in urbanized areas on property zoned for the proposed use,where necessary public services and facilities are available, and where surroundingareas are not environmentally sensitive. The property is zoned for the proposed use(CPD) and no substantial effects on traffic, community character, water resources orother environmental issues have been identified for the proposed changes in theexisting facility. No environmentally sensitive areas are located near the project site. Allnecessary public and private services will continue to be available to serve the subjectproperty. Further, the Project will not trigger any of the exceptions to the exemptionslisted under CEQA Guidelines Section 15300.2. Therefore, no further environmentalreview is required.

Based on the above discussion, staff recommends that the decision-maker find theproject to be categorically exempt from environmental review pursuant to Section 15303of the CEQA Guidelines.


of 11

C. CONSISTENCY WITH THE GENERAL PLAN

Section 8111-1.2.1.1.a of the Ventura County NCZO states that in order to be approved,a project must be found consistent with all applicable policies of the Ventura CountyGeneral Plan.

Evaluated below is the consistency of the proposed project with the applicable policiesof the 2040 General Plan and El Rio / Del Norte Area Plan.

PFS-1.7 Public Facilities, Services, and Infrastructure Availability: The County shallonly approve discretionary development in locations where adequate public facilities,services, and infrastructure are available and functional, under physical construction, orwill be available prior to occupancy. (RDR)

The project involves minor alterations to an existing commercial facility. Adequate publicservices, facilities and infrastructure are and will continue to be available to serve theproject site.

Based on the above discussion, the proposed project is consistent with Policy PFS-1.7.

PFS-3.2 Fair Share of Improvement Costs: The County shall require development topay its fair share of community improvement costs through impact fees, assessmentdistricts, and other mechanisms. (RDR)

The Permittee paid their fair share of community improvement costs associated with PDPermit approval of Case No. LU10-0033 and may be required to pay additional trafficimpact fees, as required by ordinance for the addition to the commercial building.


PFS-4.1 Wastewater Connections Requirement: The County shall requiredevelopment to connect to an existing wastewater collection and treatment facility ifsuch facilities are available to serve the development. An onsite wastewater treatmentsystem shall only be approved in areas where connection to a wastewater collectionand treatment facility is deemed unavailable. (RDR)

Sewer service will continue to be provided to the project site by the City of Oxnard. Nosubstantial change in the generation of sewage effluent is anticipated to result fromproject implementation.


PFS-6.1 Flood Control and Drainage Facilities Required for DiscretionaryDevelopment: The County shall require discretionary development to provide floodcontrol and drainage facilities, as deemed necessary by the County Public Works


of 11

Agency and Watershed Protection District. The County shall also require discretionarydevelopment to fund improvements to existing flood control facilities necessitated by orrequired by the development. (RDR)

The proposed project does not involve an increase in the area of impervious surfaces.Thus, no effect on existing drainage facilities will result from project implementation.


PFS-11.4 Emergency Vehicles Access: The County shall require all discretionarydevelopment to provide, and existing development to maintain, adequate access foremergency vehicles, including two points of access for subdivisions and multifamilydevelopments. (RDR)

PFS-12.3 Adequate Water Supply, Access, and Response Times for FirefightingPurposes: The County shall prohibit discretionary development in areas that lack andcannot provide adequate water supplies, access, and response times for firefightingpurposes. (RDR)

The project site is accessed by a private driveway connected to Ventura Boulevard.Changes in the configuration of this driveway are not proposed. The VC Fire ProtectionDistrict has reviewed the project and determined that the available access is adequatefor emergency vehicles.

The water supply available from the Garden Mutual Water Company is adequate for firesuppression according to the VCFPD. The project site is located with two miles of thenearest fire station. Thus, adequate fire response time is available.

Included in the recommended conditions of approval are various provisions set forth bythe VCFPD that require the currently adequate fire safety situation to be maintainedover time.

Based on the above discussion, the proposed project is consistent with Policies PFS-11.4 and PFS-12.3.

WR-1.11 Adequate Water for Discretionary Development: The County shall requireall discretionary development to demonstrate an adequate long-term supply of water.(RDR)

The project site will continue to be supplied water by the Garden Acres Mutual WaterCompany. This company produces groundwater for distribution under an allocation fromthe Fox Canyon Groundwater Management Agency (FCGMA). Such service isconsidered by the County of Ventura to constitute an adequate long-term supply ofwater.

Based on the above discussion, the proposed project is consistent with Policy WR-1.11.


of 11

ED-17.2 Review of All Discretionary Development: The County shall review andcondition all discretionary development projects to ensure that they are in conformancewith the Building Intensity, Population Density Summary Table (Table ED-3), compatiblewith their surroundings, are of highest quality and best design feasible, are consistentwith the character of the El Rio/Del Norte area, and are beneficial to the community as awhole.

The proposed project involves improvements to a 75-year old structure originally built asa residence in 1945. The continued use is compatible with and similar to othercommercial uses in the surrounding area. The proposed construction would modernizeand improve the aesthetic character of the building as viewed from the adjacent publicstreet and the U.S. 101 freeway. Thus, the project would provide a benefit to thecommunity.

Based on the above discussion, the proposed project is consistent with Policy ED-17.2.

ED-25.1 Percolation Standards for Discretionary Development: The County shallrequire discretionary development to be either served by a sewage treatment facility oran on-site septic system where the total percolate from the property to the groundwaterbasin does not exceed the Primary Standards - Inorganic Chemicals (Article 4, Title 22,California Code of Regulations). The County Environmental Health Division shall El Rio/ Del Norte September 2020 ED-15 regulate the installation and maintenance of septicsystems in accordance with the County's Sewer Policy, County Building Code andCounty Service Area 32.

Sewer service will continue to be provided to the project site by the City of Oxnard. Nosubstantial change in the generation of sewage effluent is anticipated to result fromproject implementation.


ED-39.1 Groundwater Quantity Protection: In order to protect groundwater quantity,the County shall require discretionary development to not result in any net decrease inthe quantity of groundwater, taking into account existing and projected water supply anddemand factors (e.g. potable water demand, landscape irrigation, evapotranspiration,recharge). Discretionary development may utilize water offsets (e.g. plumbing fixtureretrofits in existing structures) to achieve no decrease in the quantity of groundwater.

Implementation of the proposed project would not result in an increase in waterdemand. The landscape area will not be expanded and an increase in onsite employeesis not anticipated. Thus, a decrease in the quantity of groundwater is not anticipated.



of 11

D. ZONING ORDINANCE COMPLIANCE

The proposed project is subject to the requirements of the Ventura County NCZO.

Pursuant to the Ventura County NCZO (Section 8105-5), the proposed “Retail Trade”use is allowed in the Commercial Planned Development (CPD) zone district with thegranting of a Planned Development (PD) Permit. Upon the granting of the PD Permit,the Permittee will be in compliance with this requirement.

The proposed project includes the construction and use of a building that is subject tothe development standards of the Ventura County NCZO (Section 8106-1.2). Table 1lists the applicable development standards and a description of whether the proposedproject is designed in conformance with each standard.

Table 1 – Development Standards Consistency Analysis

Type of RequirementZoning Ordinance

RequirementDesigned in conformance?

Minimum Lot Area (Gross) None Yes

Maximum Percentage of Building Coverage60 percent

Yes. With the proposedaddition, the building

coverage on the site will beapproximately 15 percent.

Front Setback None Yes

Side Setback As specified by permit Yes

Rear Setback None Yes

Maximum Building Height 35 feetYes. Building will be less

than 35 feet in height.

The proposed accessory use of open storage of materials (i.e. products for sale) issubject to the special use standards of the Ventura County NCZO. Table 2 lists theapplicable special use standard and a description of whether the proposed project hasbeen designed in conformance with the applicable standard.


of 11

Table 2 – Special Use Standards Consistency Analysis

Special Use Standard Designed in conformance?

Sec. 8109-2.2 - Open Storage Open storageof materials and equipment shall bepermitted in the CPD Zone only whenincidental to the permitted use of an office,store or other building located on the frontportion of the same lot, provided that suchstorage area shall be completely screenedfrom view from any adjoining property orroadway by a solid wall or fence at least sixfeet in height and shall be appropriatelylandscaped and maintained in goodcondition.

Yes. The proposed project is designed with the area oflandscaping required by the Ventura County NCZO forprojects in the CPD Zone. However, a six-foot tall solidwall or fence to screen the material storage areas in theside and back yards of the site is not proposed. Insteadof a wall, the facility operator will place in a verticalposition four to six-foot wide slabs of polished rock at thefront of the material storage area and outside of thedriveway aisle. This rock will effectively comprise a “solidwall” that will screen the material storage area frompublic view to the extent feasible. As materials are sold,these slabs of rock will be periodically replaced.Installation of a six-foot permanent wall is not feasible asit would interfere with the operation of cranes and otherequipment used to lift and transport the heavy rockmaterials stored and displayed at the site.

E. PD PERMIT FINDINGS AND SUPPORTING EVIDENCE

The Planning Director must make certain findings in order to grant a PD Permit pursuantto Section 8111-1.2.1.1 of the Ventura County NCZO. The ability to make the requiredfindings is evaluated below.

1. The proposed development is consistent with the intent and provisions ofthe County's General Plan and of Division 8, Chapters 1 and 2, of theVentura County Ordinance Code [Section 8111-1.2.1.1.a].

Based on the information and analysis presented in Sections C and D of this staffreport, the finding that the proposed development is consistent with the intentand provisions of the County's General Plan and of Division 8, Chapters 1 and 2,of the Ventura County Ordinance Code can be made.

2. The proposed development is compatible with the character ofsurrounding, legally established development [Section 8111-1.2.1.1.b].

The project site has been used for commercial retail purposes for approximately30 years, in a manner similar to other nearby properties on Ventura Boulevard.The proposed project involves minor additions to the existing commercial buildingand a reconfiguration of the accessory uses in the adjoining portions of thesubject lot. An improved appearance of the existing 75-year old building will bethe only feature of the project that will be noticeable from public view along theadjoining roadway and the U.S. 101 freeway. No adverse effect on the characterof the community has been identified that would result from project


of 11

implementation. The building and site will remain compatible with the character ofsurrounding, legally established development.

Based on the above discussion, this finding can be made.

3. The proposed development would not be obnoxious or harmful or impairthe utility of neighboring property or uses [Section 8111-1.2.1.1.c].

No aspect of the proposed project has been identified that would be obnoxious orharmful or impair the utility of neighboring property or uses. The minor changesin the project site would not involve an intensification of use or any substantialnew impacts on neighboring properties. Noise will be generated during thetemporary construction period. This noise is adequately addressed through thelimitations on work hours incorporated into the conditions of approval.


4. The proposed development would not be detrimental to the public interest,health, safety, convenience, or welfare [Section 8111-1.2.1.1.d].

The proposed project primarily involves the continued operation of an existingretail commercial use. The proposed minor additions to the existing building andchanges in accessory uses would not substantially alter the intensity of activity orthe visual character of the site. No aspect of the proposed project has beenidentified that would be detrimental to the public interest, health, safety,convenience, or welfare

Based on the discussion above, this finding can be made.

5. The proposed development, if allowed by a Conditional Use Permit, iscompatible with existing and potential land uses in the general area wherethe development is to be located [Section 8111-1.2.1.1.e].

This finding is not applicable to the proposed project, as a CUP is not required.

6. The proposed development will occur on a legal lot [Section 8111-1.2.1.1f].

The subject property is comprised of a legal lot created by conveyance (deedrecorded July 15, 1939, in Book 591, Page 630 of Official Records of VenturaCounty) prior to regulation by the Subdivision Map Act or Ventura CountySubdivision Ordinance.


7. The proposed development is approved in accordance with the CaliforniaEnvironmental Quality Act and all other applicable laws.


of 11

As discussed in Section B of this staff report, the proposed project is eligible forexemption from environmental review pursuant to Section 15303 of the CEQAGuidelines. This section exempts the construction of new, small commercialfacilities or structures of up to 10,000 square feet in size in urbanized areas onproperty zoned for the proposed use, where necessary public services andfacilities are available, and where surrounding areas are not environmentallysensitive. The proposed project satisfies each of these criteria.


F. PLANNING DIRECTOR HEARING NOTICE, PUBLIC COMMENTS, ANDJURISDICTIONAL COMMENTS

The Planning Division provided public notice regarding the Planning Director hearing inaccordance with the Government Code (Section 65091), Ventura County NCZO(Section 8111-3.1). On October 18, 2020, the Planning Division mailed notice to ownersof property within 400 feet of the property on which the project site is located. OnOctober 26, 2020, the Planning Division placed a legal ad in the Ventura County Star.As of the date of this document, no comments from the public have been received.

The project site is located within the City of Oxnard’s Area of Interest and Sphere ofInfluence. Therefore, on March 16, 2020 the Planning Division notified the City ofOxnard of the proposed project and requested the City of Oxnard to submit anycomments that the City might have on the proposed project. As of the date of thisdocument, no comments from the City of Oxnard have been received.

H. RECOMMENDED ACTIONS

Based upon the analysis and information provided above, Planning Division Staffrecommends that the Planning Director take the following actions:

1. CERTIFY that the Planning Director has reviewed and considered this staff reportand all exhibits thereto, and has considered all comments received during thepublic comment process;

2. FIND that this project is categorically exempt from CEQA pursuant to Section15303 of the CEQA Guidelines.

3. MAKE the required findings to grant a modified PD Permit pursuant to [Section8111-1.2.1.1 of the Ventura County NCZO based on the substantial evidencepresented in Section E of this staff report and the entire record;


of 11

4. GRANT modified PD Permit PL20-0020, subject to the conditions of approval(Exhibit 5).

5. SPECIFY that the Clerk of the Planning Division is the custodian, and 800 S.Victoria Avenue, Ventura, CA 93009 is the location, of the documents and materialsthat constitute the record of proceedings upon which this decision is based.

The decision of the Planning Director will be made within 40 days after the completionof the public hearing. This decision is final unless appealed to the Planning Commissionwithin 10 calendar days after the permit has been granted, conditionally granted, ordenied (or on the following workday if the 10th day falls on a weekend or holiday). Anyaggrieved person may file an appeal of the decision with the Planning Division. ThePlanning Division shall then set a hearing date before the Planning Commission toreview the matter at the earliest convenient date.

If you have any questions concerning the information presented above, please contactJohn Kessler at (805) 654-2461 or [email protected].

Prepared by: Reviewed by:

John Kessler, Case Planner Mindy Fogg, ManagerCommercial and Industrial Permits Commercial and Industrial PermitsVentura County Planning Division Ventura County Planning Division

EXHIBITSExhibit 2 MapsExhibit 3 Site PlanExhibit 4 Notice of ExemptionExhibit 5 Conditions of Approval

33

700 01 60 05

700 01 90 01

700 01 90 05

700 01 90 02 700 01 90 03

Oxnard

Camarillo

Ojai

Thousand Oaks

San BuenaventuraMoorpark

Santa Paula

Fillmore

Port Hueneme

Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, EsriJapan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, ©OpenStreetMap contributors, and the GIS User Community

É0 16,0008,000 Feet

Disclaimer: This Map was created by the Ventura County ResourceManagement Agency, Mapping Services - GIS which is designedand operated solely for the convenience of the County and relatedpublic agencies. The County does no twarrant the accuracy of thismapand no decision involving a risk of economic loss or physicalinjury should be made in reliance thereon.

Ventura County, California Resource Management Agency

GIS Development & Mapping Services Map created on 09-30-2020

RH

County of VenturaCounty of VenturaPlanning Director HearingPlanning Director Hearing

Location MapLocation MapPL20-0020PL20-0020

site^̀

kesslej

Text Box

County of Ventura Planning Director Hearing PL20-0020 Exhibit 2 - Maps

149-0-081-140

VENTURA BL.

0 5025 Feet

É RH

Disclaimer: This Map was created by the Ventura County ResourceManagement Agency, Mapping Services - GIS which is designedand operated solely for the convenience of the County and relatedpublic agencies. The County does no twarrant the accuracy of thismapand no decision involving a risk of economic loss or physicalinjury should be made in reliance thereon.

County of VenturaCounty of VenturaPlanning Director HearingPlanning Director Hearing

PL20-0020PL20-0020Aerial PhotographyAerial Photography

Ventura County,California Resource Management Agency

GIS Development & Mapping Services Map Created on 09-30-2020

This aerial imagery is under the copyrights of Pictometry: DEC. 2019

Urban Residential 2-4 DU/AC

CommercialCommercial

Commercial

Oxnard

RE-10,000 sq ft

CPDCPD

CPD

urban

existing community - urban reserve

ÉCounty of Ventura

Planning Director Hearing General Plan & Zoning Map

PL20-0020Disclaimer: this map was created by the Ventura County ResourceManagement Agency Information Systems GIS, which is designedand operated solely for the convenience of the County and relatedpublic agencies. The County does not warrant the accuracy of thismap and no decision involving a risk of economic loss or physicalinjury should be made in reliance therein

0 50 10025 Feet

RH

Ventura CountyResource Management Agency

Information Systems GIS ServicesMap created on 09-30-2020

Source: Pictometry: 2018

Project: PL20-0020

General PlanZoning

APN: 149-0-081-140

Area Plans

site

DN

DN

DN

30

ATTEMP

ATTEMP

ATTEMP

75.0

0'

N 86

°30'0

0" E

N 3°29'00" E

222.82'

N 3°29'00" E

120.28'

75.00'

N 90°00'00" E

34' - 3"

24' -

0"

EXIS

TIN

G D

RIV

EWAY

27' -

0"

24' -

0"

(E) SIDEWALK

7' - 0"

(E) S

ETBA

CK

3' -

0"34

' - 0

"

4' -

0"

VENT

URA

BLV

D.

PROPOSEDBUILDINGREMODEL

2' -

0"18

' - 0

"4'

- 0"

18' -

0"

2' -

0"

5' - 0"12' - 0"

STONE SLAB STORAGE AREA



1

2456

PROPOSEDBUILDING

ADDITIONS

25' -

0"

27' - 0"6' - 0" 7' - 0"39' - 4"6' - 0"

51' - 0"

472 S.F.

1,020 S.F.

1,286 S.F.

ADJACENTRESIDENTIAL

ADJACENTRESIDENTIAL

TYP

9' - 0"

ADJACENTSANTA BYTHE SEA PARK

110

2

64

5

8

NO

PA

RK

ING

9

1010

77

3

3

6' -

0"

P-2021

± 53' - 5"12' - 0"

18' - 0"6' - 0"

4' - 0"

7' -

0"

15' -

0"

18' -

0"

5' -

0"

11

4

7' - 0"

EXIST. BLK. WALL EXIST. CHAIN LINK

12

KEYNOTESEXISTING FIRE HYDRANT1

2

3

4

5

EXISTING WATER METER

EXISTING PROPERTY LINE BLOCK WALL

EXISTING METAL FENCE WITH SLIDE GATE

EXISTING PROPERTY LINE CHAIN LINK FENCE

6 EXISTING UTILITY POLE

7

VAN ACCESSIBLE PARKING STALL8

ACCESSIBLE PATH OF TRAVEL9

EXISTING ASPHALT PAVING

LANDSCAPE AREA, SEE LANDSCAPE PLANS10

DEMOLISH EXISTING POLE SIGN11

GENERAL NOTES1. The facility operator shall place in a vertical position, four to six-foot wide slabs

of polished rock at the front of the material storage area and outside of the driveway aisle. This rock shall effectively comprise a “solid wall” that shall screen the material storage area from public view and U.S. Route 101 to the maximum extent feasible. As materials are sold, these slabs of rock would be removed but shall be replaced with another four to six-foot wide vertical slab/slabs by the close of business on the same day which the slab/slabs had been removed.

SOLID STONE SLAB STORAGE. SEE GENERAL NOTES12

ASSESSOR PARCEL NO.: 149-0-081-140

ZONING: CPD

LAND USE: COMMERCIAL

PARCEL SIZE: 12,116 S.F. 100%

EXISTING BUILDING: 1,072 S.F.PROPOSED EXPANSION: 662 S.F.TOTAL BUILDING COVERAGE: 1,734 S.F. 14.30%

PAVING AREA: 9,663 S.F. 75.50%

LANDSCAPE AREA:REQ'D. 10% OF SITE: 1,211.60 S.F.

PROVIDED: 1,238.31 S.F. 10.20%

TREES REQUIRED: 180 L.F./ 30 = 6

PARKING REQUIRED: 5 STD + 1 VAN ACCESS. SPACES

PARKING PROVIDED: 5 STD + 1 VAN ACCESS. SPACES

TOTAL STONE SLAB STORAGEAREAS: 2,778 S.F.

PROJECT ANALYSIS

VICINITY MAP

Proj. No.:

Print Date:

2813 VENTURA BLVD., OXNARD, CA 93036

WEST COAST MARBLE & GRANITE INC.

2309

AUB

RY P

L., C

AMAR

ILLO,

CA

9301

0

ASHO

OR G

ORGI

SW

EST

COAS

T MA

RBLE

& G

RANI

TE IN

C.

10/20/2020 2:42:39 PM

P-100

Ilona

S. S

cott,

AIA

COVER SHEET / SITE PLAN20-191104

0' 10' 20' 40' 120'1" = 10'-0"1 SITE PLAN

WEST COAST MARBLE & GRANITE INC.BUILDING EXPANSION & REMODEL


SHEET INDEXPLANNINGP-100 COVER SHEET / SITE PLANP-101 PROPOSED FLOOR & REFLECTED CEILING PLANSP-102 PROPOSED ROOF PLANP-201 PROPOSED ELEVATIONSP-202 TRASH ENCLOSURE PLAN & ELEVATIONS

LANDSCAPEL-1 PLANTING & IRRIGATION PLANL-2 LANDSCAPE DETAILSL-3 LANDSCAPE SPECS

kesslej

Text Box

County of Ventura Planning Director Hearing PL20-0020 Exhibit 3 - Site Plan

DN DN

DN

E

14

B

D

3 234' - 0"

C

A

9' -

2"9'

- 2"

6' - 0"

13' -

10"

11' - 1"11' - 10"11' - 1"

24' -

0"

8' - 0"

51' -

0"

6' -

0"13

' - 2

"

SALES /SHOWROOM

WOMEN

MEN

48" M

IN C

LR48

" MIN

CLR

1

2

2

2

3

1

12"24"16" 12" 24" 16"6'

- 4"

5' -

0"8'

- 0"

5' -

0"8'

- 0"

5' -

0"

E

14

B

D

3 2

C

A

8'-0" CEILING

9'-0" CEILING

10'-0" CEILING

8'-0" CEILING

8'-0" CEILING

8'-0" CEILING

9'-0" CEILING

11'-0" CEILING

8'-0" CEILING

8'-0" CEILING

11' - 1" 11' - 10" 11' - 1"

6' -

0"13

' - 2

"13

' - 1

0"24

' - 0

"

4

4

4

5

3' - 6" 3' - 6"3' - 0"3' - 0" 4' - 7" 4' - 7"

4' -

7"4'

- 7"

5' -

0"3'

- 0"

15' -

9"

3' -

0"

4

KEYNOTES1

2

INFILLED OPENING IN WALL AT REMOVED EXISTING WINDOW

16 x 16 COLUMN

3 LINE OF ROOF OVERHANG ABOVE

4 HARD LID CEILING

5 LED DOWNLIGHT, 6" RECESSED CAN

Proj. No.:

Print Date:



2309

AUB

RY P

L., C

AMAR

ILLO,

CA

9301

0

ASHO

OR G

ORGI

SW

EST

COAS

T MA

RBLE

& G

RANI

TE IN

C.

4/30/20 11:49:48 AM

P-101

Ilona

S. S

cott,

AIA

PROPOSED FLOOR & REFLECTED CEILING PLANS20-191104

1/4" = 1'-0"1 PROPOSED FLOOR PLAN1/4" = 1'-0"2 PROPOSED REFLECTED CEILING PLAN

0' 2' 4' 8' 16'

E

14

B

D

3 2

C

A

4 %

2 %

2 %

4 %

4" / 1'-0"

4" /

1'-0

"

4" / 1'-0"

4" / 1'-0"

4" / 1

'-0"

4" /

1'-0

"

4" / 1'-0"

4" / 1'-0"

4" /

1'-0

"

2

3

1

KEYNOTESCONCRETE TILE ROOF1

2

3

ASPHALTIC SHINGLES, SHAKE STYLE ROOF

MECHANICAL WELL

Proj. No.:

Print Date:



2309

AUB

RY P

L., C

AMAR

ILLO,

CA

9301

0

ASHO

OR G

ORGI

SW

EST

COAS

T MA

RBLE

& G

RANI

TE IN

C.

4/30/20 10:55:23 AM

P-102

Ilona

S. S

cott,

AIA

PROPOSED ROOF PLAN20-191104

1/4" = 1'-0"1 PROPOSED ROOF PLAN0' 2' 4' 8' 16'

20' -

0" 22

' - 8

"

A

D

C

E

H

4

10' -

3"

1' -

6"

F

G

A

C

B

C

D

3

2

D

1

B

D

C

G

F

C

F

1

CONCRETE TILE ROOF:

MATERIALS / COLORS

'BRONZE PEARL BLEND' SAXONY 900 BY BORAL

EXTERIOR PLASTER(LIGHT SAND FINISH):WALL

SW 6028 'CULTURED PEARL' BY SHERWIN WILLIAMS PAINTS

ACCENT AND TRIM FINISH: SW 7000 'IBIS WHITE' BY SHERWIN WILLIAMS PAINTS

A

C

D

E STONE VENEER AT WALL: NATURAL GRANITE (TAN)

WINDOWS: DUAL GLAZED LOW 'E' CLEAR GLASS IN ALUMINUM FRAMES 'AQUAMARINE' BY ANDERSEN

G

STOREFRONT: DUAL GLAZED LOW 'E' CLEAR GLASS IN ALUMINUM FRAMES 'AQUAMARINE' SIMILAR TO ANDERSEN

H

ASPHALT SHINGLES: RESAWN SHAKE STYLE BY CERTAINTEED

B

F STONE VENEER AT COLUMN & WALL BAND:

NATURAL GRANITE (GREEN)

KEYNOTES1

2

WALL REVEAL

WALL MOUNTED EXTERIOR LIGHT FIXTURE

3 WALL LOUVERED VENT

4 REPLACE EXISTING GATE WITH 6'-0" HIGH CHAIN LINK FENCE

Proj. No.:

Print Date:



2309

AUB

RY P

L., C

AMAR

ILLO,

CA

9301

0

ASHO

OR G

ORGI

SW

EST

COAS

T MA

RBLE

& G

RANI

TE IN

C.

4/30/20 11:50:03 AM

P-201

Ilona

S. S

cott,

AIA

PROPOSED ELEVATIONS20-1911041/4" = 1'-0"1 SOUTH ELEVATION (ENTRANCE)

1/4" = 1'-0"2 NORTH ELEVATION

1/4" = 1'-0"3 EAST ELEVATION

1/4" = 1'-0"4 WEST ELEVATION

CANE BOLT, TYP

CLE

AR

9' -

0" STEEL FRAME PAIROF GATES, CORRUGATEDMETAL PANEL, PAINTFINISH

3" TUBE STEEL POST, PAINTFINISH, TYP

SOLID METAL PANEL, PAINTFINISH

2" CMU CAP

WOOD FRAMING 2x4 AT 12" O.C.O/ 6x8 BEAM, PAINT FINISH

8" CMU WALL, SOLIDGROUT

CONCRETE CURB

12' - 0"

9' -

4"5'

- 0"

2 YARD BIN (1 FOR GENERALTRASH & 1 FOR RECYCLABLES)

6" CONCRETE SLAB & APRON

6' -

4"

10' -

0"

Proj. No.:

Print Date:



2309

AUB

RY P

L., C

AMAR

ILLO,

CA

9301

0

ASHO

OR G

ORGI

SW

EST

COAS

T MA

RBLE

& G

RANI

TE IN

C.

4/30/20 10:56:06 AM

P-202

Ilona

S. S

cott,

AIA

TRASH ENCLOSURE PLAN & ELEVATIONS20-191104


1/4" = 1'-0"1 FLOOR PLAN-TRASH ENCLOSURE


0' 2' 4' 8' 16'

(SOUTH ELEVATION SIMILAR)1/4" = 1'-0"4 EAST ELEVATION

20' -

0" 22

' - 8

"

A

D

C

E

H

4

10' -

3"

1' -

6"

F

G

A

C

B

C

D

3

2

D

1

B

D

C

G

F

C

F

1

CONCRETE TILE ROOF:

MATERIALS / COLORS

'BRONZE PEARL BLEND' SAXONY 900 BY BORAL

EXTERIOR PLASTER(LIGHT SAND FINISH):WALL

SW 6028 'CULTURED PEARL' BY SHERWIN WILLIAMS PAINTS

ACCENT AND TRIM FINISH: SW 7000 'IBIS WHITE' BY SHERWIN WILLIAMS PAINTS

A

C

D

E STONE VENEER AT WALL: NATURAL GRANITE (TAN)

WINDOWS: DUAL GLAZED LOW 'E' CLEAR GLASS IN ALUMINUM FRAMES 'AQUAMARINE' BY ANDERSEN

G

STOREFRONT: DUAL GLAZED LOW 'E' CLEAR GLASS IN ALUMINUM FRAMES 'AQUAMARINE' SIMILAR TO ANDERSEN

H

ASPHALT SHINGLES: RESAWN SHAKE STYLE BY CERTAINTEED

B

F STONE VENEER AT COLUMN & WALL BAND:

NATURAL GRANITE (GREEN)

KEYNOTES1

2

WALL REVEAL

WALL MOUNTED EXTERIOR LIGHT FIXTURE

3 WALL LOUVERED VENT

4 REPLACE EXISTING GATE WITH 6'-0" HIGH CHAIN LINK FENCE

Proj. No.:

Print Date:



2309

AUB

RY P

L., C

AMAR

ILLO,

CA

9301

0

ASHO

OR G

ORGI

SW

EST

COAS

T MA

RBLE

& G

RANI

TE IN

C.

4/30/20 10:55:50 AM

P-201C

Ilona

S. S

cott,

AIA

PROPOSED ELEVATIONS20-1911041/4" = 1'-0"1 SOUTH ELEVATION (ENTRANCE)


1/4" = 1'-0"3 EAST ELEVATION


AEF

B

DN

Ventura Blvd

Stone S

lab S

torage A

rea

Stone S

lab S

torage A

rea

S

t

o

n

e

S

l

a

b

S

t

o

r

a

g

e

A

r

e

a

427 S

.F

.

1

,

0

2

0

S

.

F

.

1,296 S

.F

.

NO PARKING

DN

DN

⅊

⅊

⅊

No Landscape Planting or Irrigation Proposed beyondthis point.

Trash

Enc.

Demo Existing Tree, including burl andany interferring structural roots

Agonis flexuosa615 gal

Bougainvillea x `Camarillo Fiesta`45 gal

Agapanthus africanus `Peter Pan`1 gal

51

Pennisetum orientale1 gal

27

Nandina domestica `Compacta`195 gal

Cissus rhombifolia31 gal

Grevillea x `Noellii`115 gal

Juniperus procumbens `Nana`71 gal

DN

Ventura Blvd

Sto

ne

S

la

b S

to

ra

ge

A

re

a

Sto

ne

S

la

b S

to

ra

ge

A

re

a

S

t

o

n

e

S

l

a

b

S

t

o

r

a

g

e

A

r

e

a

42

7 S

.F

.

1

,

0

2

0

S

.

F

.

1,2

96

S

.F

.

NO PARKING

DN

DN

⅊

⅊

⅊

No Landscape Planting or Irrigation Proposed beyondthis point.

Trash

Enc.

Find Existing 5 8" Water Meter andService Line

C

5

5

5

5

5

5

5

5

5 5 5

555

5

5

555

5 5 55

5

5

5

5

5 5

5

5

5

5

5

5

5

5

5

Locate Irrigation Controllerand Rain Sensor per the Owner

5

5

8

8

8

5

5

5

5

555

5555

5

5

5

5

5

5

5

555

5555

5

5

5

5

5

5

5

55

5

5

5

5

5

5

5

5

5

5

5

5

5

5.262

3

4

"

17.13

3

4

"

TREES BOTANICAL / COMMON NAME CONT QTY DETAIL

Agonis flexuosa / Peppermint Tree 15 gal 6WUCOLS L

SHRUBS BOTANICAL / COMMON NAME SIZE QTY DETAIL

Bougainvillea x `Camarillo Fiesta` / Camarillo Fiesta Bougainvillea 5 gal 4WUCOLS L--Remove stake to spill, Prune Out Verticals toMaintain 4` Max. Hgt.

Grevillea x `Noellii` / Grevillea 5 gal 11WUCOLS L

Juniperus procumbens `Nana` / Shore Juniper 1 gal 7WUCOLS L

Nandina domestica `Compacta` / Dwarf Heavenly Bamboo 5 gal 19WUCOLS L

ANNUALS/PERENNIALS BOTANICAL / COMMON NAME SIZE QTY DETAIL

Agapanthus africanus `Peter Pan` / Dwarf Blue Lily of the Nile 1 gal 51WUCOLS M

GRASSES BOTANICAL / COMMON NAME SIZE QTY DETAIL

Pennisetum orientale / Oriental Fountain Grass 1 gal 27WUCOLS L

PLANT SCHEDULE

5

L2

5

L2

5

L2

5

L2

6

L2

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI DETAIL

Toro O-T-570Z-12P PRX COM 5 Series 87 30Shrub Spray, 12" popup with X-flow shut-off device and pressureregulator, check valve, Precision Series spray nozzles.

Toro O-T-570Z-12P PRX COM 8 Series 3 30Shrub Spray, 12" popup with X-flow shut-off device and pressureregulator, check valve, Precision Series spray nozzles.

Toro 570Z-6P-FB-25-PC 9 30Shrub Bubbler, 6" popup

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY DETAIL

Toro EZF-29-03 2 3/4" Electric Remote Control Valve, Jar-Top, with NPT andAnti-Siphon Model. Residential Application Use.

Toro 075-SLSC 2 3/4", One-piece, single lug, quick coupler wtih standard cover.

Nibco T-580-S6-R-66-LL 1 Bronze ball valve Shut Off Valve

Toro TMC-424E-ID 1 4-Station Indoor Controller. Base Model. Standard Surge.

Toro PSS-KIT 1 Wireless Soil Sensor. Reduces water waste by continuouslymeasuring moisture levels in the soil. Communication is wireless.Applicable for commercial sites and golf courses. Works withnearly all irrigation controllers. Kit includes probe and receiver

Water Meter 5/8" 1 Assume 50 PSI

Irrigation Lateral Line: PVC Class 200 SDR 21 493.9 l.f.

Irrigation Mainline: PVC Class 315 SDR 13.5 146.2 l.f.

Pipe Sleeve: PVC Class 200 SDR 21 66.8 l.f.

Q T H FTQTT5 5 5 5 5 5

Q T H FTQTT8 8 8 8 8 8

#"

#Valve Number

Valve Size

Valve Flow

Valve Callout

#

IRRIGATION SCHEDULE

1

L2

2

L2

3

L2

4

L2

Irrigation Notes1. Assumed minimum 50 PSI available at meter.2. With permission of Owner, salvage existing sound and functional pipe sleeves, valves and sprinklers meeting

design specifications, if possible, for re-use here. Where possible and where conforming to the plan, re-useoriginal installation equipment and piping in place.

3. Construct irrigation system according to the highest industry standards and per the applicable details of thesedrawings and per the specifications.

4. The Contractor shall comply with all state and local ordinances regarding this work.5. The intent of these drawings is to indicate a complete and operational irrigation system, ready to use by the

Owner. Irrigation design is essentially diagrammatic. Full coverage with no throw onto structures shall beguaranteed as part of this work.

6. Bury main lines 18" deep and lateral lines 12".7. Trim heads to minimize overthrow into adjacent areas and paving.8. Quantities are given for convenience only. The Contractor shall verify quantities before bidding.9. Contractors, shall confirm utilities locations (Phone 811) and any other existing conditions prior to

commencement of construction.

Planting Notes:1. The Plot Plan by Lauterbach and Associates, 300 Montgomery Avenue, Oxnard, CA, dated

2/10/20, provides the basis of this drawing. Landscape Architect assumes no responsibility forthe accuracy of the drawings. The Contractor shall verify all measurements.

2. With approval of the Owner, harvest, protect, and replant healthy, viable plant materialmatching specified species in locations specified on the plan. Where possible and whereconforming closely to the plan, maintain existing planting in place. Move existing plantingwhere mature growth would otherwise encroach on paving or structures. Replace any shrubspreviously sheared to hedge form.

4. Substitute plant varieties only with the approval of the Owner or Landscape Architect, and theCity of Oxnard.

5. Plant substitutions will be considered only after the Contractor has demonstrated everyreasonable effort to secure the specified plants. Plant provider 'Bamboo Pipeline' isrecommended (http://www.bamboopipeline.com, (888) 288-1619).

6. Verify plant sizes & quantities with Owner before ordering and installing plants.7. All planting areas shall be treated with 'Gro-Power, Inc.' fertilizer (Phone: (909) 393-3744,

www.gropower.com). The Contractor shall provide agronomic analysis, including possible soilsterilants (http://www.gropower.com/services.htm) per manufacturer's specifications, and shallcomply with the 'Gro-Power' recommendations. No bulk amendment is necessary orrecommended. The original agronomic analysis from 2013 may substitute for this provision.

7. If soil sterilants or other growth-inhibiting substances are discovered in planting areas, the soilshall be processed to re-establish the ability to support plant life, or replaced to a depth of 12"generally, and 18" within a 4-ft diameter around the new tree.

8. The Contractor shall clean all planter areas of all debris to a minimum, depth of 12".9. All planting areas shall receive 1-inch depth of ground bark mulch. Set finish grades to

accommodate mulch areas accordingly.10. Do not shear shrubs into topiary.11. Set finished grades per detail L2 H.12. Regarding installation: This plan is illustrative only. All work herein illustrated shall be

installed according to the highest industry standards and according to all laws andgovernmental statutes and regulations. Quantities are given for convenience only.Contractors shall verify all counts, measurements, utilities and any other existing legal andphysical conditions.

L1

Ro

nal

d K

irk D

esi

gnca

lifo

rnia

lan

dsc

ape a

rch

itect

5100

ron

@rc

kir

k.c

om

805 3

88-3

004

fax 3

20 3

88-3

005

14000 E

l E

vad

o R

oad

#87

Vic

torv

ille

, C

alif

orn

ia 9

2392

Sheet

of 3

Design concepts and constructiondocuments hereon are the propertyof Ronald Kirk, with non-exclusive

license granted for use solely at theproject site. Any other use without

written permission is a copyrightviolation. © 2020

05 10 20

Nor

th ScaleAs Shown

Date3/22/13

Plan

ting

and

Irr

igat

ion

Plan

Con

stru

ctio

n D

ocum

ents

Revisions1 General design revisions required by site

revision--2/17/20

2 General design revisions required by site

revision--5/1/20

West

Co

ast

Mar

ble

2813

E. V

entu

ra B

oule

vard

, Oxn

ard,

CA

Ash

oor

Gor

gis,

Ow

ner

Landscape Drawing LegendL1 Planting and Irrigation Plan

L2 Landscape Details

L3 Landscape Specifications

Signature

Renewal Date

Date

LICE

NSED

LA NDS C A PE A RCHITECT

S T A T E O F C A L IFORNIA

Ro n a l d K i r k N o . 5 10 0

2/13/20

12/31/20

Irrigation Scheduling Notes:

1. Based on Annual Eto of 42.3 per CIMIS.

2. Sprinkler Water Time (min/wk) = 60 (min/hour) x ETo (in/wk) ÷ PR (in/hr) x Kc.

3. PR calculated by per Land FX Landscape design software.

4. During plant establishment, all hydrozones, schedule for H zones. Multiply minutes by 2 for M

zones, and by 4 for L zones.

Irrigation Schedule

AutoCAD SHX Text

M

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

34"

AutoCAD SHX Text

34"

AutoCAD SHX Text

34"

AutoCAD SHX Text

PSS

AutoCAD SHX Text

12"

AutoCAD SHX Text

12"

AutoCAD SHX Text

34"

AutoCAD SHX Text

34"

AutoCAD SHX Text

12"

AutoCAD SHX Text

C

AutoCAD SHX Text

PSS

AutoCAD SHX Text

M

ScaleAs Shown

Date3/22/13

Sheet

Of 3

Land

scap

e D

etai

lsC

onst

ruct

ion

Doc

umen

ts




Signature

Renewal Date

Date

LICE

NSED



Ro n a l d K i r k N o . 5 10 0

2/13/20

12/31/20

Ro

nal

d K

irk D

esi

gnca

lifo

rnia

lan

dsc

ape a

rch

itect

5100

ron

@rc

kir

k.c

om

805 3

88-3

004

fax 3

20 3

88-3

005

14000 E

l E

vad

o R

oad

#87

Vic

torv

ille

, C

alif

orn

ia 9

2392

ScaleAs Shown

Date3/22/13

Sheet

Of 3

Land

scap

e D

etai

lsC

onst

ruct

ion

Doc

umen

ts

These drawings, with designconcepts and specifications,

are the property of Ronald Kirk,with non-exclusive license

granted for use solely at thesite for which they are

prepared. Any other use is acopyright violation. © 2020

L2

West

Co

ast

Mar

ble

2813

E. V

entu

ra B

oule

vard

, Oxn

ard,

CA

Ash

oor

Gor

gis,

Ow

ner

Ro

nal

d K

irk D

esi

gnca

lifo

rnia

lan

dsc

ape a

rch

itect

5100

ron

@rc

kir

k.c

om

805 3

88-3

004

fax 3

20 3

88-3

005

14000 E

l E

vad

o R

oad

#87

Vic

torv

ille

, C

alif

orn

ia 9

2392

Section/Elevation

Pop-Up Sprinkler Head

Finished Grade orTop of Mulch

Paving

Sch. 80 PVC Nipple Riser, Length as Needed

Flexible Pipe Male Ell Adapter &'Marlex' Street Ell Assembly

12-in L. Flexible Pipe Nipple

Sch 40 PVC Ell

Irrigation Lateral: Depth per Irr. Notes

Lateral Line Ell or Tee

Flexible Pipe Male Ell Adapter

1 2"

1" Min.

POP-UP HEAD1 REMOTE CONTROL VALVE & ATMOS BREAKER

30" length Control Wire, Coiled,Each Connection

Commercial Waterproof Connectorper Manuf. Specs

Remote Control Valve with Atmostpheric Breaker

Per

Loca

l Cod

e, M

in. 6

" ab

ove

Hig

hest

Dis

char

ge E

lev.

UV Resistant PVC Sch 80 Male Adapter (2)

UV Resistant PVC Sch 80 Riser (2)

Finished Grade

PVC Sch 80 Ell (2)

PVC Main per Plans

PVC Lateral per Plans

2

12" Max.

2" M

AX

.

1" M

IN.

6" Min.

Sch 80 PVC Nipples, Length as Needed (3)

Quick Coupling Valve

Finished Grade or Top of Mulch

#4 Rebar

34" above Finished Grade or Top

of Mulch

Elevation / Section

QUICK COUPLER VALVE BOX

10" Ø 'Armor,' 'Rainbird' or Equal Valve Box.Head Brand "QCV" on Libd with 2" Ht.Letters

Brick Supports (2) Opposite Sides

PVC Sch 80 Ells (3)

12" Galv. Wire Cloth

Gopher Screen. Wrap UpSides

Stainless Steel Clamps (2)

Irrigation Mainline,Depth per Plans

6" Deep Pea Gravel Sump

3 BALL SHUT-OFF VALVE - 3" AND SMALLER

Threaded ball valve.(See irrigation legendfor make and model).

Sch. 80 PVC maleadapter.

Finished grade.

Notes:1- Locate valve boxes in planting areas.2- Wrap valve box with a minimum of 3 mil thick plastic and secure it using duct tape or electrical tape.3- All threaded connection to be made using teflon tape.4- All changes in elevation shall be made using Sch. 40 PVC 45° elbows.

6" m

in12

" m

ax.

Sch. 40 PVC 45°elbow.

Four (4) 4" x 8"bricks.

Pavement.

Sch. 80 PVC union SxS.

Sch. 80 PVC nipple TxS.

Three inch (3") thick layerof pea gravel or approvedequal.

Mainline.

38" welded wire mesh.

Rectangular valve boxwith locking lid.

URBAN TREE FOUNDATION © 2014OPEN SOURCE FREE TO USE

Not to Scale

Set 34" Above F.G. in Turf.2" Above F.G. in G.C.

4

Elevation/Section

Construct Min. 3" DeepWatering Basin

Note:· Scarify Root Ball Surfaces.· Use Slope Planting Detail on Slopes over

10%

ROOT BALL

Reduce Backfill to a Friable Condition &thoroughly Mix w/ 'Gro-Power' Fertilizerper Plans & Specs. Thoroughly Water-In.

No Basin in Mowed Turf

Finished Grade

Center & Set Top of Root Ball 1"above Finished Grade

Top w/ 2" Min. Bark Mulchover Whole Plant Pit, except

at Plant Stem or in Turf

Loosen & Lightly Tamp CompactedSoil. Scarify Native Soil & Leaveotherwise Intact

1 1/

2 X

Roo

t B

all D

epth

2 X Root Ball Width

Line Tree Plant Pit with RootBarrier as Specified in the

Planting Notes.

5 TREE STAKING

6' M

in.

Construct per Plant Pit Detail

· Tie figure-8 style, withComm. Tie, 12" Garden Hoseor 3 4" Woven Guying Fabricat the Lowest Height toSupport Crown.

· Add Second, Mid-Height Tieif Trunk Bends.

· Allow Trunk to Flex 3" Min.· Nail Ties to Stake w/ Galv.

Roof Nails or Equiv.

· Remove Nursery Stakes· Double Stake 15 Gal and 24"

Single-Stem Box Trees· Drive Commercial Treated 2" Ø

Lodgepole Pine or 2" x 2"Redwood Stake AlongsideRootball.

· Locate Windward & LeewardSides.

· Saw cut driver- damaged tops.

6" M

in.

6 FINISHED GRADE AT PAVING

Section

2" o

r Pe

r Pl

an

Paving Typ.

Planting

Finished Grade

7 No Scale

EQ.EQ.

Notes:1. See planting legend for groundcover species, size, and spacing dimension.2. Small roots (14" or less) that grow around, up, or down the root ball periphery are

considered a normal condition in container production and are acceptable howeverthey should be eliminated at the time of planting. Roots on the periperhy can beremoved at the time of planting. (See root ball shaving container detail).

3. Settle soil around root ball of each groundcover prior to mulching.

PLAN

Pavement.

Mulch, if Specified.

Space Groundcover PlantsTriangularly.

1/2

Plan

t Sp

acin

g M

in.

Modified from Urban TreeFoundation © 2014

Open Source, Free to Use

GROUND COVER PLANTING8P-KI-PLA-32


revision--2/17/20


revision--5/1/20

AutoCAD SHX Text

Not to Scale

AutoCAD SHX Text

P-KI-IRR-01

AutoCAD SHX Text

Not to Scale

AutoCAD SHX Text

P-KI-IRR-10

AutoCAD SHX Text

QCV

AutoCAD SHX Text

Not to Scale

AutoCAD SHX Text

Not to Scale

AutoCAD SHX Text

Not to Scale

AutoCAD SHX Text

Not to Scale

ScaleAs Shown

Date3/22/13

Sheet

Of 3




Signature

Renewal Date

Date

LICE

NSED



Ro n a l d K i r k N o . 5 10 0

2/13/20

12/31/20

Ro

nal

d K

irk D

esi

gnca

lifo

rnia

lan

dsc

ape a

rch

itect

5100

ron

@rc

kir

k.c

om

805 3

88-3

004

fax 3

20 3

88-3

005

14000 E

l E

vad

o R

oad

#87

Vic

torv

ille

, C

alif

orn

ia 9

2392

ScaleAs Shown

Date3/22/13

Sheet

Of 3

Land

scap

e Sp

ecif

icat

ions

Con

stru

ctio

n D

ocum

ents

These drawings, with designconcepts and specifications,

are the property of Ronald Kirk,with non-exclusive license

granted for use solely at thesite for which they are

prepared. Any other use is acopyright violation. © 2020

L3

West

Co

ast

Mar

ble

2813

E. V

entu

ra B

oule

vard

, Oxn

ard,

CA

Ash

oor

Gor

gis,

Ow

ner

Ro

nal

d K

irk D

esi

gnca

lifo

rnia

lan

dsc

ape a

rch

itect

5100

ron

@rc

kir

k.c

om

805 3

88-3

004

fax 3

20 3

88-3

005

14000 E

l E

vad

o R

oad

#87

Vic

torv

ille

, C

alif

orn

ia 9

2392

Construction Documents for the

Landscape Construction of the

West Coast Marble and Granite

2813 E. Ventura Blvd.,

Oxnard, CA

SPECIAL PROVISIONS

I. OWNER

Ashoor Gorgis

2309 Aubury Place,

Camarillo, California

II. DEFINITIONS OF THE SPECIAL

AND GENERAL PROVISIONS

A. These SPECIAL PROVISIONS

form a part of the Construction

Documents and together with the

drawings and details are specific

for this project.

B. The GENERAL PROVISIONS, a

part of these Construction

Documents, also govern this work.

The General Provisions under this

work are herein titled

SPECIFICATIONS.

III. SCHEDULE OF DRAWINGS

Planting and Irrigation Plan Sh L1

Landscape Specifications Sh L2

Landscape Details Sh L3

IV. DETAILS

Details which govern the

construction of this project, whether

attached hereto, included on the

drawings, or referenced shall be

considered a part of the

Construction Documents.

V. INSPECTIONS

No provisions for inspections by the

Landscape Architect are specified

for this work.

SPECIFICATIONS

GENERAL SPECIFICATIONS

I. CONSTRUCTION DOCUMENTS

A. The Construction Documents

consist of the Drawings, Details,

Specifications and Special

Provisions, all forming the Plans of,

and hereby made a part of, the

Landscape Construction Contract.

B. The Drawings, Details,

Specifications and Special

Provisions are complementary and

shall be considered a single

document for purposes of this

work.

C. If conflict occurs, authority of the

constituting documents is in the

following order:

1. Special Provisions

2. Plan Drawings

3. Details

4. Specifications

II. DEFINITIONS

A. LANDSCAPE ARCHITECT

“Landscape Architect” means the

Owner, his authorized agent, or

Ronald Kirk or his authorized agent.

B. OWNER

“Owner” means the party which has

contracted the services of the

Contractor for the work of the project

as nominally identified by the Special

Provisions, or his agent.

C. CONTRACTOR

“Contractor” means the primary

Contractor and any Subcontractors

under contract to perform the work of

this project. Second person,

imperative sentences are addressed to

the Contractor and shall be understood

as such.

D. PROJECT

“Project”, “work” or other such words

mean the construction indicated by the

Construction Documents to be

performed by the Contractor.

E. MISCELLANEOUS TERMS

“Or equal”, “as directed”, “suitable”,

“satisfactory”, or other words of similar

meaning and intent shall be

understood to refer to the judgment,

discretion, and decision of the

Landscape Architect.

“Approval”, “as approved,” or similar

terms or changes from the

Construction Documents which require

Landscape Architect's or Owner's

approval, shall be understood to mean

written approval.

III. SCOPE OF WORK

The Contractor shall complete all work

shown or implied in these Construction

Documents in a neat, safe, and

workman-like manner. Said work

includes but is not limited to the

furnishing of all materials, labor, tools,

equipment, utilities, permits, bonds,

transportation and supervision

necessary to complete the work as

shown including any incidental

connections, additions, or alterations

to existing work unless otherwise

stated.

IV. DESIGN INTENT

The Construction Documents are

intended to govern the implementation

of a landscape design and represent

said design. The Contractor shall at

every point endeavor to implement the

intended design. The Contractor shall

make no changes to the design

without the approval of the Landscape

Architect or Owner. If there are any

questions as to design intent, it shall

be the Contractor's responsibility to

ascertain from the Landscape

Architect the true intent.

V. FAMILIARITY WITH THE WORK

AND SITE CONDITIONS

Prospective bidders, prior to

submitting a bid, shall be fully

familiarized with the Construction

Documents and existing site

conditions. Bids shall reflect the

full cost of all items included in this

contract.

VI. CONSTRUCTION BY OTHERS

Certain construction may be performed

by others on this project prior to,

during, or following this work. Some

construction shown as existing may

not be completed prior to a pre-bid site

visit. Such incomplete construction

ought to be considered by the bidder.

The contractor, with regard to the

work, shall be responsible for any

expense incurred by such incomplete

construction. The Contractor shall,

without additional compensation,

cooperate with others and coordinate

his work with the other trades as

required for completion of the project.

VII. WORKING AREA

The Contractor shall confine all

operations and storage to the areas of

improvement as shown on the

Drawings unless otherwise stated in

the Construction Documents.

VIII. PROTECTION OF

IMPROVEMENTS

The Contractor shall protect all

existing and new improvements during

the performance of this project unless

otherwise specifically indicated by the

Construction Documents. The

Contractor shall determine the location

of any underground facilities which

may be affected by or affect this work.

In case of failure to protect same, the

Contractor shall make repair or

replacement at his own expense to the

satisfaction of all parties involved.

IX. AS-BUILT DATA

The Contractor shall maintain, on a

daily basis at the project site, a set of

the Drawings with all modifications

thereto legibly indicated thereon. At

the completion of the project, the

Contractor shall transfer this

information to a new set of Drawings

and present same to the Landscape

Architect.

If no modifications from the original

Drawings have been made, a letter to

the Landscape Architect certifying the

same will be acceptable.

X. CONDUCT OF WORK

The Contractor shall be responsible

for all work under his contract whether

performed by his company or a

subcontractor. The Contractor shall be

responsible for the conduct of all his

agents and employees on or near the

project site. The Contractor shall

provide workmanship according to the

highest industry quality standards.

XI.ERRORS AND OMISSIONS

The Contractor shall bring any errors

or omissions in the Construction

Documents to the attention of the

Landscape Architect immediately.

Failure to follow this procedure shall

result in full responsibility for such

errors or omissions by the Contractor.

XII. MATERIALS AND

SUBSTITUTIONS

A. All material shall be new unless

recycled material is specified. All

material shall be of the best kind

specified.

B. The Contractor shall state any

desired material, equipment, or

technique substitutions as

alternates in his bid with the proper

price modification noted.

C. Upon signing the contract for this

work, the Contractor agrees to

perform all work exactly as stated

or indicated in the Construction

Documents. Therefore, no

substitutions resulting in a price

increase will be allowed after the

contract is awarded without written

authorization from the Owner.

D. With the previous written approval

of the Landscape Architect, the

Contractor may make material

substitutions of demonstrably

equivalent or better quality and

function to that specified.

XIII. DUST AND SOIL EROSION

PALLIATION

Throughout the entire contract period,

the Contractor shall effectively control

dust within the areas of this work.

The Contractor shall, within the areas

of this work, effectively control

hydraulic soil erosion from any cause.

The Contractor shall accordingly install

rice-straw wattles and other erosion

control devices as needed to preclude

erosion, according to the

manufacturer's specifications.

XIV. CODES AND PERMITS

All work shall conform to all National,

State and Local Codes and

Regulations governing the trades in

this work. Requirements of these

Specifications and Drawings, not

conflicting therewith, but exceeding

code requirements shall govern. The

Contractor shall obtain and pay for all

necessary permits required for this

work. The Contractor shall also

arrange and pay for all costs in

connection with inspections or

approvals required by the governing

agencies, for this work.

XV. INSPECTION

A. The Contractor shall arrange with

the Landscape Architect for any

inspections required by any and all

of the civil authorities which govern

this work.

B. Prior to commencement of this

work, the Contractor shall arrange

with the Owner for any inspections

by required the Owner or the

Landscape Architect unless

otherwise specified in the Special

Provisions.

C. The Contractor shall notify the

Landscape Architect at least

forty-eight hours in advance of

each required inspection.

D. The Contractor shall pay any fees,

at the rate of $95.00 per hour, for

extra time spent by the Landscape

Architect for additional inspections

necessary because of the failure of

the work to pass any inspection.

Said fee will be deducted from

payments otherwise due to the

Contractor.

XVI. VERIFICATION OF

DIMENSIONS

All scaled drawings are approximate.

Noted dimensions, where shown, take

precedence over scaled dimensions.

The Contractor shall verify all indicated

dimensions. The Contractor shall

report any dimension discrepancies

which affect the design intent to the

Landscape Architect for resolution

prior to completing the work pertaining

to the dimension discrepancy.

XVII. QUANTITIES

All quantities given are for the

convenience of the Contractor. Where

quantities differ from those given in the

Construction Documents, the

Contractor shall use the actual

quantities required to fully complete

the work at no additional

compensation.

XVIII. CLEAN-UP

Throughout the entire contract period,

the project area shall be kept clean

enough so as not to hamper the work

of other trades or cause public

nuisance or harm. At the completion

of the work under this work, the

Contractor shall remove all debris and

sweep and wash clean all project and

affected adjacent areas.

XIX. SHOP

DRAWINGS/DESCRIPTIVE

DATA/SAMPLES

A. GENERAL

Where the Construction Documents

or local regulations call for shop

drawings, descriptive data, or

samples, the Contractor shall

submit them to the Landscape

Architect for approval so as to

cause no delays to the work.

B. SHOP DRAWINGS

Shop drawings shall be neat and

legible on a permanent, reproducible

medium. Submit shop drawings as

original drawings, or blue line or other

permanent electronic or optical

hard-copy reproductions. The shop

drawings shall contain sufficient detail

to show clearly the construction or

assembly and the resulting form of the

finished product. In addition, submit

shop drawings to supplement the

plans where necessary to control the

work or where required by local

governmental authorities.

C. DESCRIPTIVE DATA/SAMPLES

Where descriptive data or samples are

required for the selection of materials

or equipment or to determine quality of

workmanship and appearance, the

Contractor shall make submittal to the

Landscape Architect prior to delivery

of the material or equipment and prior

to construction. For items affecting

appearance, submit descriptive

photos, drawings or samples.

IRRIGATION SYSTEM

SPECIFICATIONS

I. SCOPE OF WORK

Work shall consist of all labor,

materials, transportation, and

equipment necessary or incidental to

the installation of the irrigation system

as shown in the Construction

Documents or reasonably implied.

II. INTENT OF THE DRAWINGS AND

SPECIFICATIONS

It is the intent of the Construction

Documents to indicate a complete and

operational irrigation system ready to

use by the Owner. The Contractor

shall guarantee full and complete

irrigation coverage of all planting areas

as part of his work. The Contractor

shall notify the Landscape Architect of

any known discrepancy prior to

construction. The Contractor shall

make any adjustments to the irrigation

design necessary to meet the intent.

III. DIAGRAMMATIC DRAWINGS

Irrigation design as shown on the

Drawings is essentially diagrammatic.

The Contractor shall install all pipe,

fittings, sprinklers, and other

equipment as necessary. Wherever

possible, lay pipe or other

underground equipment in the planting

area. Actual location of the controllers,

valves, and backflow preventers shall

be as approved by the Landscape

Architect or the Owner.

IV. MATERIALS

A. GENERAL

All materials shall be as shown on

the plans and as herein specified.

B. PVC PIPE AND FITTINGS

PVC pipe and fittings shall conform to

the latest ASTM specifications for the

specified materials. PVC class-rated

pipe shall be ASTM 1120 or 1220.

Bell-end PVC pipe shall conform to

ASTM D-2672. Pipe shall be

continuously marked with the

manufacturer's name, nominal size,

schedule or class and pressure rating.

PVC fittings shall be as recommended

by the pipe manufacturer.

For other than wrapped valve risers,

PVC pipe and fittings used above

ground shall be U.S. Polymer

'Sunstop' PVC-UVR, or its exact

equivalent.

C. SOLVENT

Solvent used for welding PVC pipe

shall be according to the pipe


D. GALVANIZED STEEL PIPE

Galvanized steel pipe in sizes 6-inches

and smaller, shall conform to the

requirements of the “Specifications for

Black Welded and Hot-Dipped Zinc

Coated (Galvanized) Pipe for Ordinary

Uses” (ASTM A-120) of standard

weight unless otherwise shown.

Fittings shall be of malleable iron,

Class 150, ASTM A-197 and A-153,

unless otherwise indicated.

E. COPPER TUBING

Copper tubing shall be seamless

annealed conforming to ASTM

specifications B-88 and shall be Type

K. Fittings shall be of malleable iron

unless otherwise shown.

F. BACKFLOW PREVENTION

DEVICES

Backflow prevention devices shall

meet all local codes for the intended

use.

G. DRAIN VALVES

Where required by the drawings or

otherwise needed due to susceptibility

to freezing, the Contractor shall install

'Harmony' brand automatic drain

valves. Manual drain valves shall be

brass ball or butterfly valves of

sufficient pressure rating and service

specification for the purpose.

H. WIRE

Wire shall meet or exceed all codes

applicable to the project location.

Controller wire for the irrigation system

shall be AWG size copper as

necessitated by system requirements

and electrical codes. Wire for remote

control valves shall be single wire

direct burial irrigation control cable

conforming to the remote control valve

manufacturer's recommendations.

Ground wire shall be white. Control

wires shall be any other color and

permanently labeled by controller and

station, as appropriate, at both ends.

In absence of local code

specifications, Irrigation pipe tracer

wire shall be commercial grade, PVC

insulated solid copper clad steel wire,

14 ga.AWG designed and

manufactured for direct burial, tracer

purpose. Connectors shall be

designed and manufactured for tracer

wire use, permanent and water tight.

I. TRIFLURALIN

Where specified or otherwise included

in irrigation material, trifluralin chemical

root inhibitor shall be of commercial

grade.

V. EXCAVATION

A. RESPONSIBILITY

The Contractor shall do all necessary

excavation for the proper installation of

this work, unless otherwise stated.

B. PIPE SLEEVES

Pipe sleeves under paving shall be

installed prior to paving wherever

possible.

C. TRENCHES

The Contractor shall provide trenches

for pipe which are straight and provide

uniform pipe support. Provide the

width required for the installation of

fittings, valves, and other equipment.

D. BEDDING AND BACKFILL

The Contractor shall provide pipe

bedding and backfill such that pipe,

fittings and other equipment will not be

damaged by rocks, debris, or other

material. Backfill shall comply with

local and state Building Code.

E. ROOTS

Wherever possible, the Contractor

shall not cut existing roots. Where

unavoidable, make a clean cut and

apply 2-coats of commercial wound

sealant over the affected root area on

roots greater than ¾” in diameter.

F. BARRICADES

The Contractor shall prevent hazard to

the public posed by open excavation

by providing barricades or by other

effective means.

VI. INSTALLATION

A. ELECTRICAL SERVICE

Unless otherwise provided, the Owner

will be responsible for providing

electrical service to the controller

location. The Contractor shall make

the 120 volt connection from the

service to the controller.

B. WATER SERVICE

The Contractor shall connect the

irrigation system to water sources as

shown on the Drawings. The

Contractor is responsible for variations

caused by actual site conditions.

C. MANUFACTURER'S

SPECIFICATIONS

The Contractor shall perform all work

in strict accordance with the

manufacturer's specifications and

recommendations. Said work pertains

to but is not limited to automatic

controllers, remote control valves,

pipe, fittings, and wiring. Pertinent

techniques include but are not limited

to thrust blocking, handling, storage,

connections, coating, expansion

allowance and testing.

D. PIPE

All pipe shall be the size shown on the

Drawings or larger. Parallel piping

shown on the Drawings may be

installed in the same trench. No direct

contact with other pipes or structures

shall be made. PVC pipe shall be

snaked from side to side in the trench

to allow for expansion and contraction.

Cover pipe as soon as practical after

installation with the exception of the

joints which shall be left exposed until

after testing. The Contractor shall not

leave PVC pipe permanently exposed

to sunlight, except where ultra-violet

resistant PVC pipe is specified for

above ground use.

E. WIRE

Lay control wire in common trenches

with pipe where possible. Leave

18-inches of coiled slack at each valve

and controller and at a minimum of

every 500 feet between valves or

controllers. Splice wires only at

equipment connections. Splices shall

be mechanically sound, permanent,

and water proof. Tape wire bundles at

20-foot intervals.

Provide secure and electrically sound

grounding for tracer wire. Contractor

shall provide documentation of

properly functioning of all project

tracer wire.

F. SPRINKLERS AND VALVES

Install each sprinkler head, quick

coupling valve, garden valve and other

such equipment plumb, level and per

the Details, if any. The contractor

shall maintain square angles in the

plumbing pipe and fixtures. The

Contractor shall space sprinklers as

indicated on the Drawings with the

condition that sprinklers shall not be

spaced greater than the


Following installation, adjust all heads

for correct discharge and direction of

throw. Adjust spray heads after valve

adjustment so as to minimize misting

and to produce distinct droplets of

water.

G. DRAIN VALVES

In an area prone to freezing at main or

lateral line depth, the Contractor shall

provide Automatic or Manual Drain

Valves, as a required by the Drawings,

at all low points below freeze

susceptibility depth. Provide a

pea-gravel sump of sufficient

dimension to preclude backflow into

the lateral line and to avoid saturated

soil and soil structure damage,

particularly in clayey soils.

Where manual drain valves are

specified, provide round valve

boxes for ease of access.

H. VALVE BOXES

Provide industry-standard valve boxes

for remote control valves, gate valves,

pressure reducing valves and where

otherwise specified. Unless otherwise

specified and where practicable, place

valve boxes in turf or areas accessible

by paving and out of the sprinkler

range of the controlled circuit. Allow

sufficient space in the valve box for

equipment servicing.

I. BACKFLOW PREVENTION

DEVICES

1. Install backflow prevention devices

per local health and building codes.

Locate them a minimum 12-inches

clearance from structures and

4-feet from trees.

2. Flush mainlines immediately prior

to installing back flow prevention

device.

J. BACKFILL

Trench backfill shall be free of clods

and shall be placed in 6-inch layers.

Compact each layer to the equivalent

compaction of the adjacent

undisturbed soil.

K. SETTLING AND FINISH GRADES

If settlement of pipe or equipment

occurs, the Contractor shall make

adjustments necessary to bring the

system to specification and proper

working order without additional

compensation. After irrigation system

installation, bring finish grades to

specification or to the original condition

if outside of the landscape

improvement area.

L. FLUSHING

After installation, thoroughly flush all

piping, risers, valves, and backflow

preventers using a full head of water.

VII. REMOTE CONTROL VALVE

TUNING

Tune remote control valves as follows:

Open valve full; close flow adjustment

until sprinklers dip; then open flow

adjustment 1 1/2 turns. Do not,

however, leave flow adjustment more

than 50% closed.

VIII. PRESSURE TEST

Test the pressure lines of the irrigation

system at operating pressure for 24

hours. If leaks develop, repair as

needed and retest.

If required by the Construction

Documents, also pressure test the

entire system, after flushing and with

risers capped, at operating pressure

for one hour in the manner described

above for the pressure lines. Repair

and retest as needed if leaks develop.

IX. COVERAGE TEST

A. With the irrigation system fully

operational, test for full irrigation

coverage. The Contractor shall

correct any deficiencies without

additional compensation. Full

coverage means even watering of

all planted areas without over-throw

onto adjacent structures or paving.

With the exception of areas

capable of watering by flooding, full

coverage additionally means

overlapped sprinkler throw per the


B. For grid type underground

irrigation, the Contractor shall test

coverage via sampling of the soil 3”

(8 cm.) deep, in a grid at 50 feet

(15 m.) on-center and at emitter

line ends.

X. OPERATING INSTRUCTIONS

AND CHART

The Contractor shall furnish an

operating and instruction manual for

each type of automatic controller and

any other power or adjustable

equipment. The Contractor shall fill-in

the sequence chart at each controller,

or provide one if not normally part of

the unit.

XI. GUARANTEE

The Contractor shall guarantee the

entire irrigation system as to material

and workmanship, including settling of

excavations for a period of one year

from the date of final acceptance of

the work.

Any warrantees, either implied or

written, by the manufacturer, shall not

relieve the Contractor of his

responsibility for the guarantee period.

XII. MISCELLANEOUS

EQUIPMENT TO BE FURNISHED

The Contractor shall furnish to the

Owner upon completion of the project:

A. Two wrenches per hundred for

each type of sprinkler head

installed;

B. One quick-coupler valve key and

hose elbow for each 4

quick-coupler valves (two

minimum);

C. One loose key for each garden

valve;

D. Two keys for each automatic

controller unit or pad lock;

E. Two keys plus one key for each

additional 4 units for valve boxes,

quick couplers and other locking

devices;

F. Two each of any other special tools

required for maintenance and

repair.

XIII. AS-BUILT DATA

In addition to all other requirements,

the Contractor shall provide an

“as-built” drawing showing the actual

location of all pressure line, points of

water connection, valves, quick

coupling valves, hose bibs and

controllers. (See General

Specifications, Section IX, “As-Built

Data.”)

PLANTING SPECIFICATIONS

I. SCOPE OF WORK

Work shall consist of all material,

labor, transportation and equipment

necessary or incidental to complete

the landscaping of the planting area as

shown in the construction documents

or reasonably implied.

II. MATERIALS

A. GENERAL

All materials shall be of standard and

first quality and shall be in prime

condition when installed.

Commercially processed or packaged

material shall be delivered to the work

site in the original unopened container

bearing the manufacturer's guaranteed

analysis. No material shall contain

any substance which is harmful to

plants or would inhibit plant growth.

B. SOIL PREPARATION MATERIALS

1. TOPSOIL

Unless otherwise stated in the Special

Provisions, all soils on the site may be

used as topsoil. Any imported topsoil

shall have laboratory analysis showing

agricultural suitability and shall be a

loose, friable loam, free of subsoil,

hard clods, stiff clay, hard pan, sod,

weeds, or any other foreign material.

2. ORGANIC AMENDMENTS

Where organic amendments are

specified (unless one type is specified

in the Construction Documents)

provide one of the following:

a. Redwood sawdust shall be leached

and nitrogen fortified to a residual

nitrogen content of 0.5% and shall

be weed-free.

b. Fir or redwood bark shall be ground

from 0 to 1/4-inch particle size,

80% passing a #8 screen, leached

and fortified with 0.5% residual

nitrogen and shall be weed free.

c. Peat moss shall have acid reaction

of pH 4 to 5, and shall be of

commercial grade.

3. FERTILIZER

Fertilizer shall be a commercial grade,

uniform in composition, dry and free

flowing, with guaranteed NPK analysis

as specified in the Construction

Documents.

Manure and organic compost shall be

free of weeds and materials

deleterious to plants.

4. CHEMICAL ADDITIVES

a. Soil sulfur shall be standard

commercial grade.

b. Gypsum shall be standard

agricultural grade.

5. CERTIFICATES

The Contractor shall furnish to the

Landscape Architect, as a prerequisite

to acceptance of the work, written

certificates or invoices indicating

quantities of the following materials

used in the work:

a. Commercial fertilizer

b. Organic amendments

c. Chemical additives

d. Seed or stolons

e. Sod

f. All hydroseeding materials

C. ROOTED PLANT MATERIALS

1. NOMENCLATURE

Plant names refer to the accepted

botanical names and named varieties

if any. Common names, if any, are

used for convenience to the

Contractor only.

2. LABELING

Each group of plants delivered to the

work site shall be clearly labeled as to

specie, variety and nursery source.

However, determination of plant

species or variety may be made by the

Landscape Architect, and if so, his

decision will be final.

3. QUALITY AND SIZE

a. Plants shall be in accordance with

the California State Department of

Agriculture's regulation for nursery

inspection, rules and grading. All

plants shall be sound, healthy,

vigorous, and free of insect

infestations, plant diseases, sun

scalds, fresh abrasions, or other

objectionable disfigurements. Tree

trunks shall be sturdy and well

hardened. All plants shall have

normally well-developed branch

systems, and vigorous and fibrous

root systems which are not root or

pot bound. All plant material will be

subject to the approval of the

Landscape Architect. The size of

the plants will correspond with that

normally expected for species and

variety of commercially available

nursery stock, or as specified in the


minimum acceptable size of all

plants, measured before pruning

with the branches in normal

positions, shall conform to the

measurements, if any, specified on

the Drawings. Plants larger in size

than specified may be used with

the approval of the Landscape

Architect, but the use of larger

plants will make no change in

contract price.

b. Reference to container size shall

also refer to plants of their

equivalent caliper in bare root or

other container forms and sizes.

4. REJECTION

All plants not conforming to the

requirements of the Construction

Documents will be considered

defective and the Contractor, at his

own expense, shall immediately

replace such plants, whether in place

or not, with new plants. Replacement

plants shall conform to all

requirements herein.

5. PRUNING

No plant material shall be pruned prior

to delivery to the site. The Contractor

shall only prune with the approval of

the Landscape Architect, and, if

requested, in the presence of the


6. PROTECTION

Handle and store all plants at all times

so that they are protected from drying

out, form wind burn, or from any other

injury.

D. WATER

Water used for hydroseeding or

irrigation shall be of potable quality.

Local domestic water is acceptable.

The Contractor shall ensure the quality

of well-water, if used, by testing and

shall submit testing results to the


E. HYDROSEED MULCH

Hydroseed mulching material shall be

produced from non-recycled cellulose

such as wood pulp and shall be of

such character that it will disperse into

a uniform slurry when mixed with

water. Mulch shall, when sprayed,

form an absorptive, porous mat on the

soil surface. Mulch shall be colored

green and not inhibit seed germination.

F. SEED

1. Seed shall be furnished in sealed

standard containers and labeled in

accordance with the California

State Agricultural Code. Seed

which has become wet, moldy, or

otherwise damaged will not be

accepted. Substitute seed species

shall only be made with the

approval of the Landscape

Architect. The term “purolized

seed”, if used, refers to the product

of the percentage of tested purity

and the percentage of tested

germination of the specified seed.

The Contractor shall document that

the purolized seed meets the

specified minimum required by the


specified purolized seed minimum

may be reduced by the Landscape

Architect if the Contractor can

demonstrate to the Landscape

Architect's satisfaction that the

purolized seed minimum cannot be

obtained. The Contractor shall

place orders for seed from a

distributor as soon as possible to

avoid any delays in the project due

to seed shortages.

2. All legumes shall be inoculated with

viable bacteria compatible for use

with that species of seed. The

application rate for seed shall be

the weight exclusive of inoculated

materials. All inoculated seed shall

be labeled to show the weight of

seed, the date of inoculation, and

the weight and source of inoculant

materials. Inoculated seed shall be

sown within 20 days of inoculation

or be re-inoculated. The legume

see shall be inoculated as provided

in Bulletin AXT-280 “Pellet

Inoculation of Legume Seed” of the

University of California Agricultural

Extension Service.

G. STOLONS

The Contractor shall keep stolons

fresh and from drying. Stolons shall

originate from a commercial turf grass

farm and be of first quality and healthy.

H. SOD

Sod shall be first quality from a

commercial sod farm, machine cut at a

uniform thickness of 5/8-inch excluding

top growth and thatch. Sod shall be

only of the grasses specified, weed

free and shall be no less than eight

months and no more than sixteen

months old. Sod shall be installed

within 24 hours of cutting and shall be

fully protected from drying and other

harm.

I. HERBICIDES

Herbicides shall be first quality

commercial products delivered to the

site in the original containers showing

manufacturer, product specifications,

and instructions for use.

J. BARK MULCH

Bark mulch shall be derived from white

fir, red fir, or pine bark and shall be

granular in structure. 99% of the bark

particles shall fall between 1/4- and

1/2-inch size unless otherwise

specified.

K. STAKING AND GUYING

MATERIAL

1. Tree ties shall elongate with tree

growth to avoid bark girdling.

2. Woven staking and guying fabric

shall be commercial grade

polypropylene flat-woven strap,

¾-inch (1.9 cm.) wide, with a 900

lb. (409.2 kg.) break strength, and

lock stitch construction with round

weave.

3. Cinch style tree ties shall be

manufactured of virgin flexible vinyl

(ASTM-D412 standards) for tensile

and elongation strength. Material

shall be ultra-violet light stabilized.

Tree ties shall be rounded to

protect tree bark and locked into

position with an integral buckle.

L. ROOT BARRIER

1. Root barrier material shall be

manufactured of copolymer

polypropylene, 0.080-in (2.032-mm)

minimum thickness, injection

molded, and ISO 9002 certified.

Material shall meet the following

testing requirements:

a. Tensile stress @ yield (ASTM

D638) 3800 PSI

b. Elongation @ yield (ASTM D638)

6.3%

c. Flexural Modulus (ASTM D790B)

155,000 PSI

d. Notched Izod Impact (ASTM

D256A) 7.1

e. Rockwell Hardness r-scale (ASTM

D785A) 68

2. Root barriers shall include vertical

ribs or other demonstrated and

verifiable means to preclude

horizontal root circling.

3. Where specified or otherwise

included in root barrier material,

trifluralin chemical root inhibitor

shall be of the highest commercial

grade.

M. EROSION CONTROL

1. Jute mesh shall be of commercial

grade, capable of self-support on

slopes, and with spacing sufficient

to effect erosion control and to

allow for the growth of plant

materials.

2. Jute mesh staples shall be of

sufficient length and strength to

support the jute mesh for its life

span.

3. Commercial, non-toxic polymer

mesh, photo-degradable within a

time frame similar to jute, may be

substituted for jute mesh.

III. GRADING

A. ROUGH GRADING

Unless otherwise stated, the rough

grading will be accomplished by others

prior to the work under this contract.

B. MOUNDING AND FILL

Where mounding is specified, fill shall

be placed as shown on the drawings.

Prior to the installing fill, all fill areas

shall have existing vegetation

removed, then tilled to a depth of

6-inches to provide an interface for the

fill soil. No specific compactive effort

is required other than the fill shall be

firm and not subject to subsidence.

The intent of the mounding is to create

a gentle, rolling, natural effect,

pleasant to the eye. Elevations shown

on the plan may be varied in the field

to accomplish intent subject to the

approval of the Landscape Architect.

Unless otherwise specifically required,

no mounded slope shall exceed 2:1.

C. FINISH GRADING

1. Finish grading shall consist of

repairing eroded or otherwise

irregular surfaces to achieve even,

continuous contours capable of

facilitating surface runoff. Finish

grading shall follow all other

development just prior to planting.

Slopes shall be 2% minimum

wherever possible. Planting areas

shall be rolled, raked, and floated

to finish grade, smooth and even,

free of rocks and clods, and

reasonably well firmed. The

surface of the area shall be

sufficiently loose and friable for

planting.

2. Finish grades shall be set one inch

below the surface of adjacent

pavement and header boards.

3. Grades not indicated shall be

uniform slopes between given or

set elevations.

4. Grades shall always slope away

from buildings unless adjacent

drainage structures are present to

remove surface water.

5. Any weeds present after finish

grading shall be removed prior to

planting by appropriate mechanical

or chemical methods.

6. After finish grades have been

established, all soil within the

planting areas shall be compacted

by application of heavy irrigation to

a minimum soil depth of 12-inches.

Repair any surfaces which show

damage or settling after moisture

content is sufficiently reduced to

avoid destroying soil structure. In

sub-irrigation areas, use a

combination of hand watering and

timed-irrigation to achieve

compaction.

IV. SOIL PREPARATION

A. Soil-prepare all planting areas prior

to planting. Refer to other of the

Construction Documents for

specific ingredients and application

rates.

B. Till all ground cover or turf areas of

generally 3:1 slope or flatter in 2

directions to a minimum depth of

6-inches. Evenly spread and till-in

amendments and fertilizer to a

minimum of 4-inches deep.

C. On all ground cover planting slopes

greater than 3:1, evenly spread

amendments and fertilizer, and

either rake or till the slope

horizontally to a minimum depth of

2-inches to incorporate.

D. For hydroseed, delete fertilizer from

soil preparation and apply it directly

as part of the hydroseed slurry.

V. EROSION CONTROL

A. Install all erosion control materials

in accordance with State and local

codes and statutes, according to


B. Jute Mesh

1. Install jute mesh after soil

preparation, seeding and mulching,

if specified.

2. Unroll netting down slope or in the

direction of water flow in a ditch

line. Do not stretch the mesh,

allowing it fully to contact the soil.

3. Secure Jute Mesh with staples 18"

x 24" apart throughout the matting

(approximately 200 staples per 100

square yards). All staples should be

driven flush to the ground.

4. Secure the beginning and end of

the roll by anchoring the matting

into 6" slots. In waterway

applications, install additional

check slots every 25' to 50',

depending on the velocity of water

flow expected as necessary to

effect soil stability. Staple jute

mesh into the check slots.

VI. WEED CONTROL

A. GENERAL

Weed control as follows shall be

conducted as specified. Alternate

methods shall be used only with the

approval of the Landscape Architect.

The Contractor shall guarantee the

replacement of plantings damaged by

weeds or by the removal of weeds. If

a contact herbicide is used it shall be a

commercial grade non-residual post

emergent type. The contractor shall

use chemical herbicides in strict

accordance with the manufacturer's

specifications and governing civil

statutes and regulations.

B. HYDROSEED AREAS

In hydroseed areas or where

otherwise specified, after planting

areas have been soil prepared, irrigate

for a minimum of 2-weeks to

germinate weed seeds. Then remove

weeds by an appropriate mechanical

or chemical method.

C. BERMUDA OR KIKUYA GRASS

Where noted on the Construction

Documents or wherever found on the

work site, remove Bermuda, Kikuya or

other stolonizing weed grass with

treatments of 'Roundup' herbicide

according to manufacturer's

specifications. Make all effort to treat

such infestations before the dormant

period. Repeat if necessary to

eradicate the infestation.

D. NOT OTHERWISE SPECIFIED

Where not otherwise specified, the

Contractor shall provide sufficient

mechanical or chemical weed control

before and after planting to allow the

healthy growth of the plantings.

Compatible pre-emergent herbicides

may be used after planting, but with

hydroseed only after complete

hydroseed germination.

VII. PLANTING TIME

The Contractor shall plant during those

periods when weather and soil

conditions are suitable and in

accordance with locally accepted

practice.

VIII. SHRUB AND TREE PLANTING

A. ORDER OF PLANTING

Trees and shrubs shall be planted

after finish grading and soil preparation

and prior to groundcover or turf

planting.

B. IRRIGATION

1. Shallow buried and surface drip

irrigation equipment may be

installed after container and

bare-root tree or shrub planting.

The contractor shall then guarantee

the protection of plant material in

the ground against damage due to

irrigation installation.

2. Otherwise, planting may precede

irrigation system operation only at

the assumption of total

responsibility for the planting by the

Contractor and with the written

permission of the Landscape

Architect.

3. No more plants shall be distributed

in the planting area than shall be

planted and watered the same day.

C. PLANT LOCATION

Plant locations as shown on the

Drawings are diagrammatic and may

have to be adjusted for irrigation lines

and equipment or other obstructions.

Final position of all plant material is

subject to the approval of the


D. PLANT PITS

Plant pits shall have vertical sides,

roughed, and be of sufficient size to

permit handling of the root ball without

damage.

E. INSTALLATION

The Contractor shall removed plants

from their containers so as not to

damage the root ball. Plants shall be

installed and watered immediately

after removal from the container.

Containers shall be disposed of

off-site.

F. PRUNING

Pruning may be required by the

Construction Documents to promote a

certain form. The Contractor shall

only prune under the direction of, and,

if requested, in the presence of the


Otherwise, limit pruning to the

minimum necessary to remove injured

twigs and branches and to

compensate for loss of roots during

transplanting. Never remove more

than 1/3 of the branching. Make cuts

flush at the branch attachment unless

otherwise directed by the Landscape

Architect.

G. PLANT SUPPORTS

1. Stake or guy all trees 5-gallon size

and larger per the Drawings unless

otherwise specified.

2. Double stake trees 24” to 36” box

size.

3. Shrubs shall not receive additional

support unless specified for

particular varieties or plant form

requires support for plant health or

proper conformation.

4. Anchor plants not otherwise staked

or guyed, and subject to wind

upheaval. Use commercial

underground anchor devices or

their field-constructed equivalent.

5. Guy all trees 24” Box size or larger.

Guy all trees with any trunk 4-inch

caliper or larger measured at 2-feet

above the top of root ball.

6. Staking or guying shall protect the

integrity of the roots and trunk or

trunks of the plant, while allowing

sufficient trunk movement for

strengthening.

7. Trees shall not be left to become

permanently dependent on staking.

8. Attach all vines where specified

and all espaliered plants to the

nearest structural support to the

satisfaction of the Landscape

Architect.

9. Commercial plant support products

shall be installed according to

manufacturers' specifications.

IX. HYDROSEEDING

A. INGREDIENTS AND QUANTITIES

See other of the Construction

Documents for hydroseeding

ingredients and quantities.

B. FERTILIZER

Make fertilizer a part of the hydroseed

slurry at the specified rate shown on

the plans.

C. HYDROSEED SLURRY

Mix hydroseeding materials in a

thoroughly clean tank with a built-in,

continuous agitation system of

sufficient operating capacity to

produce a homogeneous slurry and a

discharge system which will apply the

slurry to the slopes at a continuous

and uniform rate.

D. TIMING

The hydroseed slurry shall be applied

within 60 minutes after the seed has

been added to the slurry.

E. WATERING

Watering shall be as follows:

1. The day of seeding, irrigate

repeatedly to provide a thoroughly

wet seed bed for the hydroseed

application.

2. After initial irrigation, water shall be

applied as often and in sufficient

amounts as conditions may require

to keep the soil wet above, around,

and below the seeds until rooting is

complete.

F. PLANT PITS

Keep plant pits free of hydroseed

material. Remove any hydroseed

material from beyond designated

hydroseed areas.

X. GROUND COVER PLANTING

A. FLATS

All flat stock ground covers shall

remain in the flats until time for

transplanting. The soil shall not fall

apart when lifting plant from the flat.

Each plant shall be planted with the

proportionate amount of the flat soil in

a manner that will ensure a minimum

disturbance to the root system.

B. SLOPES

On slopes greater than 3:1, and after

fertilization and amending, water

repeatedly in light applications for at

least one day immediately prior to

planting. Do not allow rivulets,

mechanical or other damage to slopes.

C. WATERING

No plant shall be in the ground for

longer than one hour without being

watered for penetration to the full

depth of the plant hole. In case of

plantings in the open on hot sunny

days, the time between planting and

watering shall be shortened

accordingly. Never allow plants to

show signs of wilting before watering.

D. SPACING

Space ground cover according to

distances specified in the Drawings,

and in a pattern of equilateral

triangles.

XI. TURF INSTALLATION

A. MATERIAL AND RATES

See other of the Construction

Documents for turf grass variety,

method, and rates of application.

B. ROLLING AND FERTILIZER

Following soil preparation and finish

grading, roll turf area with a 200 pound

water ballast roller or equivalent. If

additional fertilizer is specified, apply

after rolling.

C. HAND SEEDING/STOLONIZING

Broadcast seed or stolons at an even

rate. Lightly rake soil surface, apply

1/4-inch layer of the specified organic

amendment, and roll with an empty

roller. Thoroughly water.

D. SOD PLANTING

Lay sod strips parallel with staggered

ends, tightly butted to adjacent paving

or structures and other sod. On

slopes, install horizontally and from the

bottom upward. Secure to slopes with

wooden pegs only. Walk over new

sod on boards to spread the load. Roll

newly laid sod with a 1/2 full roller.

Immediately water after every 1000

square feet of planting. When

installation of an entire area is

complete, water the entire sod area a

minimum of 6-inches deep.

E. HYDROSEEDING

Following soil preparation apply turf

hydroseed slurry per the

specifications.

XII. GUARANTEE

The Contractor shall guarantee all

planting, except trees, as to growth

and health for a period of 60 days from

the date of final acceptance of the

work. The Contractor shall guarantee

all trees for a period of one year, which

shall include staking and guying.

The Contractor shall, within 14 days of

written notification from the Landscape

Architect or Owner, replace any and all

plant materials failing to meet these

specifications for whatever reasons.

ESTABLISHMENT AND

MAINTENANCE SPECIFICATIONS

I. GENERAL

The Contractor shall maintain all areas

involved in this work to the

requirements of the Construction

Documents during the progress of the

work and during the contract

establishment period until final

acceptance of the work, in writing, by

the Landscape Architect or Owner.

The Contractor shall maintain all

planted areas by means of continuous

watering, weeding, rolling, mowing,

reseeding, edging, insect and disease

control and/or any other operations

necessary for care and upkeep.

II. PERIOD

The establishment period shall begin

on the first day after the project

construction is completed and is

approved by the Landscape Architect,

and last for a period of not less than

60 days, unless otherwise specified by

contract.

Failure to obtain final approval shall

contractually obligate the Contractor to

continue maintenance until all work

meets the requirements of the

Construction Documents.

III. MOWING AND EDGING

Upon 90% coverage of new lawns

mow the turf to 1/2 its height. After the

first mowing, mow to the height

recommended by the supplier or other

qualified authority for the kind. Mow

every 7 days after the first mowing

during growing season. Trim edges

every other mowing. Clippings shall

be collected and removed.

IV. WATERING

Water shall be applied lightly and

frequently until plant roots are

established. Water as often as 6 times

daily in hot weather.

Once plants are established, water as

required for maximum plant growth.

Schedule watering for soil re-aeration

to occur, but without wilting. Water on

a rising temperature.

V. INSECT AND DISEASE

CONTROL

The Contractor shall properly identify

any pest and immediately begin

control by industry and state approved

mechanical or chemical methods. All

such methods shall be done in strict

adherence to the manufacturer's

instructions and without harm to any

plant or animal life, except the pests or

diseases to be removed.

VI.FERTILIZATION

Apply fertilizer and required

micronutrients per the Construction

Documents for the establishment

period and as otherwise required for

proper and healthy plant growth.

VII. PLANT REPLACEMENT

A. The Contractor shall immediately

replace all dead or missing plant

material with the originally

designated plant type, size and

quantity. Replant only after the

causes for any problems have been

identified and corrected.

B. Replant spots or areas of dead or

distressed plant material in turf,

hydroseeding or ground cover.

C. Do not substitute replacement plant

except upon the written permission

of the Landscape Architect.

VIII. IRRIGATION SYSTEM

The irrigation system shall be kept in

correct operating order at all times.

Should failure occur, the Contractor

shall hand water to ensure healthy

plant growth. Inspect and adjust

irrigation schedule and coverage

weekly.

IX. CLEAN-UP

Maintain all planting and adjacent

paved areas neat and clean and

debris free.

X. STAKING AND GUYING

A. Replace all broken or missing

support.

B. Remove support material prior to

disfigurement or abnormal growth

of any plant material caused by the

support and replace with

appropriate support if it is still

needed.

C. Supported plants shall be checked

monthly and the support removed

when no longer needed.

XI.PRUNING

A. Make all pruning cuts flush to the

branch or trunk at the joint, unless

a sheared form or special pinching

is specified.

B. Young trees shall not be pruned or

forced into standard form until they

are able to stand without staking or

other support.

C. Prune to maintain growth within

space limitations, for special

ornamental effects or to maintain a

proper leaf-to-root relationship only

as specifically authorized by the

Construction Documents or in

writing by the Landscape Architect.

D. Otherwise, the Contractor shall

only prune to remove dead or

damaged portions.

XII. WEEDING

The Contractor shall keep the entire

area weed-free by mechanical or

chemical methods. Compatible

pre-emergent herbicides may be used.

Inspect once per week and weed as

necessary. Replace plantings

damaged by weeds or by weed

removal.

XIII. LIABILITY

The Designer assumes neither

responsibility nor liability for the

execution of the maintenance, nor for

any errors or omissions thereof, for

this work.

POST-ESTABLISHMENT

PERIOD MAINTENANCE

SPECIFICATIONS

Any directions given for

post-establishment period

maintenance are not a part of this

work but shall be considered

recommendations to the Owner or

requirements for the maintenance

contractor unless otherwise required

by the local governing authorities or

the Special Provisions. The

requirements for post-establishment

period maintenance are equivalent to

the ESTABLISHMENT AND

MAINTENANCE SPECIFICATIONS,

Sections I-XII. Landscape Architect

assumes neither responsibility nor

liability for post-establishment

maintenance of the project, unless

otherwise provided in the Drawings or

the Special Provisions.


revision--2/17/20


revision--5/1/20

RESOURCE MANAGEMENT AGENCYPlanning Division

Dave Ward, AICPDirector

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)NOTICE OF EXEMPTION

To: County Clerk From: County of VenturaCounty of Ventura RMA, Planning Division800 South Victoria Ave., L#1210 800 South Victoria Ave., L#1740Ventura, CA 93009 Ventura, CA 93009

Office of Planning and Research1440 Tenth Street, Room 121Sacramento, CA 95814(Only if State discretionary approval is required)

A. Project Description:

1. Entitlement: Modification to Planned Development Permit Case No. PLU10-0033(Case No. PL20-0020)

2. Applicant’s Name: Ilona Scott

3. Applicant’s Address: 300 Montgomery Avenue, Oxnard, CA 93036

4. Location: 2813 Ventura Boulevard, Ventura County

5. Assessor Parcel No.: 149-0-081-140

6. Project Description: The applicant requests that a modified Planned Development(PD) permit be granted to authorize the construction of a 662 square-foot addition toan existing 1,072 square-foot retail commercial building, the reconfiguration of parkingspaces and accessory outdoor sales areas on the site, and that the Planning Directorwaive the requirement to provide an on-site materials loading/unloading zone,pursuant to Section 8108-8.2.1 of the Ventura County Non-Coastal Zoning Ordinance.

B. Lead Agency Contact:

1. Public Agency Approving Project: County of Ventura, ResourceManagement Agency, Planning Division

2. Contact Person: John Kessler, Case Planner

3. Telephone No.: (805) 654-2461

4. E-mail Address: [email protected]

C. Exempt Status:

Categorical Exemption (Sec. 15303)Type: Class 3 (New Construction or Conversion of Small Structures

kesslej

Text Box

County of Ventura Planning Director Hearing PL20-0020 Exhibit 4 - Notice of Exemption

Notice of ExemptionCase No. PL20-0020

Page 2 of 2

D. Justification for Exemption:

Modified PD Permit Case No. LU10-0033 (Case No. PL20-0020) is exempt pursuant toCEQA Guidelines Section 15303, as the proposed project primarily involves a minoraddition (662 square feet) to an existing commercial retail building, along withreconfiguration of accessory product storage areas and parking spaces with nochange in use of the property.

Project Approval: [insert approval date]

Prepared by: John Kessler, Case Planner

Reviewed by:

Mindy Fogg, ManagerCommercial and Industrial Permits SectionVentura County Planning Division

EXHIBIT 5

DRAFT CONDITIONS OF APPROVAL FORPLANNED DEVELOPMENT PERMIT PD-1543 (AS MODIFIED BY PLANNED

DEVELOPMENT PERMIT CASE NO. LU10-0033 AND MINOR MODIFICATION CASENO. PL20-0020) FOR WESTCOAST MARBLE AND GRANITE

RESOURCE MANAGEMENT AGENCY CONDITIONS

I. Planning Division Conditions

1. Project DescriptionThis Planned Development Permit is based on and limited to compliance with theproject description stated in this condition below, Exhibits 1 through 5 of the PlanningDirector hearing on November 5, 2020, and conditions of approval set forth below.Together, these conditions and documents describe the “Project.” Any deviations fromthe Project must first be reviewed and approved by the County in order to determine ifthe Project deviations conform to the Project as approved. Project deviations mayrequire Planning Director approval for changes to the permit or further CaliforniaEnvironmental Quality Act (CEQA) environmental review, or both. Any Project deviationthat is implemented without requisite County review and approval(s) may constitute aviolation of the conditions of this permit and applicable law.

The Project description is as follows:

The applicant has been granted a modified Planned Development (PD) Permitauthorizing the construction of a 662 square-foot addition to an existing 1,072 square-foot retail commercial building and to reconfigure parking spaces and accessory outdoorsales areas on the site. The reconfigured facility shall have six parking spaces(including one handicap accessible space) and three designated areas for the storageand display of cut rock slab, tile and similar products. The hours of operation for thesales office shall be Monday through Saturday, 9:00 a.m. to 5:00 p.m. No loading ofmaterial shall occur prior to 7:00 a.m. or after 6:00 p.m., Monday through Saturday. Theapplicant has also been granted a waiver by the Planning Director for no designated on-site materials loading/unloading zone, pursuant to Section 8108-8.2.1 of the VenturaCounty Non-Coastal Zoning Ordinance. Water would continue to be provided by theGarden Acres Mutual Water Company and sewer service would continue to be providedby the City of Oxnard.

The grading, development, use, and maintenance of the property, the size, shape,arrangement, and location of structures, parking areas and landscape areas shallconform to the project description above and all approved County land use hearingexhibits in support of the Project and conditions of approval below.

kesslej

Text Box

County of Ventura Planning Director Hearing PL20-0020 Exhibit 5 - Conditions of Approval

Draft Conditions of Approval for PD-1543 (as modified by PD Permit Case No. LU10-0033 andMinor Modification Case No. PL20-0020) Permittee: Ashoor and Jaspeerd GorgisDate of Public Hearings: December 18, 1992, April 2, 2012 and November 5, 2020Date of Approval: TBD Page 2 of 23

2. Days and Hours of OperationPurpose: In order to remain consistent with previous approvals, it is necessary to limitthe days and hours of operation of the approved use.

Requirement: The retail store hours of operation shall be limited to Monday throughSaturday, 9:00 a.m. to 5:00 p.m. Material loading/unloading shall be limited and onlyoccur Monday through Saturday, 7:00 a.m. to 6:00 p.m. The Permittee shall post thehours of operation in an obvious location that can be seen by customers, vendors,and/or truck hauling operators. The signage must be made of weatherproof andpermanent material and comply with the Ventura County Non-Coastal ZoningOrdinance (Article 10).

Documentation: The Permittee shall provide the Planning Division with photographicdocumentation that the hours of operation have been posted as required pursuant tothis condition.

Timing: The Permittee shall post the hours of operation prior to the issuance of ZoningClearance for construction and use inauguration and the Permittee shall maintain theposted hours of operation for the life of the permit.

Monitoring and Reporting: The Planning Division has the authority to conduct periodicsite inspections to ensure ongoing compliance by the Permittee with this conditionconsistent with the requirements of § 8114-3 of the Ventura County Non-Coastal ZoningOrdinance.

3. Required Improvements for PD PermitPurpose: To ensure the project site conforms to the plans approved at the PlanningDirector hearing in support of the project.

Requirement: The Permittee shall ensure that all required off-site and on-siteimprovements for the Project, including structures, paving, parking, and landscaping arecompleted in conformance with the approved plans stamped as hearing exhibit 3. ThePermittee shall prepare and submit all final building and site plans for the County’sreview and approval in accordance with the approved plans.

Documentation: The Permittee shall obtain Planning Division staff’s stamped approvalon the project plans and submit them to the County for inclusion in the Project file. ThePermittee shall submit additional plans to the Planning Division for review and stampedapproval (e.g., tree protection and landscape plans) for inclusion in the Project file, asnecessary.

Timing: Prior to the issuance of a Zoning Clearance for construction and useinauguration, the Permittee shall submit all final development plans to the PlanningDivision for review and approval. Unless the Planning Director and/or Public WorksAgency Director allow the Permittee to provide financial security and a final executedagreement, approved as to form by the County Counsel, that ensures completion of


such improvements, the Permittee shall complete all required improvements prior tooccupancy. The Permittee shall maintain the required improvements for the life of theProject.

Monitoring and Reporting: The County Building Inspector, Public Works AgencyGrading Inspector, Fire Marshall, and/or Planning Division staff has the authority toconduct periodic site inspections to ensure the Permittee’s ongoing compliance with thiscondition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

4. Site MaintenancePurpose: To ensure that the Project site is maintained in a neat and orderly manner soas not to create any hazardous conditions or unsightly conditions which are visible fromoutside of the Project site.

Requirement: The Permittee shall maintain the Project site in a neat and orderlymanner, and in compliance with the Project description set forth in Condition No. 1. Onlyequipment and/or materials which the Planning Director determines to substantiallycomply with the Project description shall be stored within the Project site during the lifeof the Project.

Documentation: The Permittee shall maintain the Project site in compliance withCondition No. 1 and the approved plans for the Project.

Timing: The Permittee shall maintain the Project site in a neat and orderly manner andin compliance with Condition No. 1 throughout the life of the Project.

Monitoring and Reporting: The County Building Inspector, Public Works AgencyGrading Inspector, Fire Marshall, and/or Planning Division staff has the authority toconduct periodic site inspections to ensure the Permittee’s ongoing compliance with thiscondition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

5. PD Permit ModificationPrior to undertaking any operational or construction-related activity which is notexpressly described in these conditions, the Permittee shall first contact the PlanningDirector to determine if the proposed activity requires a modification of this PD Permit.The Planning Director may, at the Planning Director’s sole discretion, require thePermittee to file a written and/or mapped description of the proposed activity in order todetermine if a PD Permit modification is required. If a PD Permit modification isrequired, the modification shall be subject to:

a. The modification approval standards of the Ventura County Ordinance Code ineffect at the time the modification application is acted on by the PlanningDirector; and,


b. Environmental review, as required pursuant to the California EnvironmentalQuality Act (CEQA; California Public Resources Code, §§ 21000-21178) and theState CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, §§15000-15387), as amended from time to time.

6. Construction ActivitiesPrior to any construction, the Permittee shall obtain a Zoning Clearance for constructionfrom the Planning Division, and a Building Permit from the Building and Safety Division.Prior to any grading, the Permittee shall obtain a Grading Permit from the Public WorksAgency.

7. Acceptance of Conditions and Schedule of Enforcement ResponsesThe Permittee’s acceptance of this PD Permit and/or commencement of constructionand/or operations under this PD Permit shall constitute the Permittee’s formalagreement to comply with all conditions of this PD Permit. Failure to abide by andcomply with any condition of this PD Permit shall constitute grounds for enforcementaction provided in the Ventura County Non-Coastal Zoning Ordinance (Article 14),which shall include, but is not limited to, the following:

a. Public reporting of violations to the Planning Commission and/or Board ofSupervisors;

b. Suspension of the permitted land uses (Condition No. 1);

c. Modification of the PD Permit conditions listed herein;

d. Recordation of a “Notice of Noncompliance” on the deed to the subject property;

e. The imposition of civil administrative penalties; and/or,

f. Revocation of this PD Permit.

The Permittee is responsible for being aware of and complying with the PD Permitconditions and all applicable federal, state, and local laws and regulations.

8. Time Limitsa. Use inauguration:

(1) The approval decision for this PD Permit becomes effective upon theexpiration of the 10-day appeal period following the approval decision onwhich the Planning Director rendered the decision on the Project, or whenany appeals of the decision are finally resolved. Once the approval decisionbecomes effective, the Permittee must obtain a Zoning Clearance forconstruction and use inauguration in order to initiate the land uses set forth inCondition No. 1.


(2) This PD Permit shall expire and become null and void if the Permittee fails toobtain a Zoning Clearance for construction and use inauguration within oneyear from the date the approval decision of this PD Permit becomes effective.The Planning Director may grant a one year extension of time to thePermittee in order to obtain the Zoning Clearance for construction and useinauguration if the Permittee can demonstrate to the satisfaction of thePlanning Director that the Permittee has made a diligent effort to implementthe Project, and the Permittee has requested the time extension in writing atleast 30 days prior to the one year expiration date.

(3) Prior to the issuance of the Zoning Clearance for construction and useinauguration, all fees and charges billed to that date by any County agency,as well as any fines, penalties, and sureties, must be paid in full. Afterissuance of the Zoning Clearance for construction and use inauguration, anyfinal billed processing fees must be paid within 30 days of the billing date orthe County may revoke this PD Permit.

9. Documentation Verifying Compliance with Other Agencies’ Requirements Relatedto this PD Permit

Purpose: To ensure compliance with, and notification of, federal, state, and/or localgovernment regulatory agencies that have requirements that pertain to the Project(Condition No. 1, above) that is the subject of this PD Permit.

Requirement: Upon the request of the Planning Director, the Permittee shall providethe Planning Division with documentation (e.g., copies of permits or agreements fromother agencies, which are required pursuant to a condition of this PD Permit) to verifythat the Permittee has obtained or satisfied all applicable federal, state, and localentitlements and conditions that pertain to the Project.

Documentation: The Permittee shall provide this documentation to Planning Divisionstaff in the form that is acceptable to the agency issuing the entitlement or clearance, tobe included in the Planning Division Project file.

Timing: The documentation shall be submitted to the Planning Division prior to theissuance of the Zoning Clearance for construction and use inauguration.

Monitoring and Reporting: The Planning Division maintains the documentationprovided by the Permittee in the respective Project file. In the event that the federal,state, or local government regulatory agency prepares new documentation due tochanges in the Project or the other agency’s requirements, the Permittee shall submitthe new documentation within 30 days of receipt of the documentation from the otheragency.


10. Notice of PD Permit Requirements and Retention of PD Permit Conditions On-SitePurpose: To ensure full and proper notice of these PD Permit conditions affecting theuse of the subject property.

Requirement: Unless otherwise required by the Planning Director, the Permittee shallnotify, in writing, the Property Owner(s) of record, contractors, and all other parties andvendors who regularly conduct activities associated with the Project, of the pertinentconditions of this PD Permit.

Documentation: The Permittee shall maintain a current set of PD Permit conditionsand exhibits at the project site.

Timing: Prior to issuance of a Zoning Clearance for construction and use inaugurationand throughout the life of the Project.

Monitoring and Reporting: The Planning Division has the authority to conduct periodicsite inspections to ensure ongoing compliance with this condition consistent with therequirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

11. Recorded Notice of Land Use EntitlementPurpose: The Permittee shall record a “Notice of Land Use Entitlement” form and theconditions of this PD Permit with the deed for the subject property that notifies thecurrent and future Property Owner(s) of the conditions of this PD Permit.

Requirement: The Permittee shall sign, have notarized, and record with the Office ofthe County Recorder, a “Notice of Land Use Entitlement” form furnished by the PlanningDivision and the conditions of this PD Permit, with the deed of the property that issubject to this PD Permit.

Documentation: Recorded “Notice of Land Use Entitlement” form and conditions of thisPD Permit.

Timing: The Permittee shall record the “Notice of Land use Entitlement” form andconditions of this PD Permit, prior to issuance of a Zoning Clearance for constructionand use inauguration.

Monitoring and Reporting: The Permittee shall return a copy of the recorded “Noticeof Land Use Entitlement” form and conditions of this PD Permit to Planning Divisionstaff to be included in the Project file.

12. Financial Responsibility for Compliance Monitoring and Enforcement

a. Cost Responsibilities: The Permittee shall bear the full costs of all County stafftime, materials, and County-retained consultants associated with conditioncompliance review and monitoring, CEQA mitigation monitoring, other permit


monitoring programs, and enforcement activities, actions, and processesconducted pursuant to the Ventura County Non-Coastal Zoning Ordinance (§8114-3) related to this PD Permit. Such condition compliance review, monitoringand enforcement activities may include (but are not limited to): periodic siteinspections; preparation, review, and approval of studies and reports; review ofpermit conditions and related records; enforcement hearings and processes;drafting and implementing compliance agreements; and attending to themodification, suspension, or revocation of permits. Costs will be billed at therates set forth in the Planning Division or other applicable County Fee Schedule,and at the contract rates of County-retained consultants, in effect at the time thecosts are incurred.

b. Establishment of Revolving Compliance Account:

Pursuant to the requirements of PD Permit Case No. LU10-0033, the ResourceManagement Agency created Condition Compliance Case No. CC13-0013 tocover the costs associated with condition compliance review, monitoring, andenforcement activities, and any duly-imposed civil administrative penalties,regarding PD Permit Case No LU10-0033. The Planning Division will continue touse Condition Compliance Case No. CC13-0013 to cover the costs associatedwith condition compliance review, monitoring, and enforcement activitiesdescribed in subsection 12.a (above), and any duly imposed civil administrativepenalties regarding this PD Permit.

Within 10 calendar days of the effective date of the final decision approving thisPD Permit, the Permittee shall submit a new, updated, and completedreimbursement agreement for Condition Compliance Case No. CC13-0013, in aform provided by the Planning Division, obligating the Permittee to pay allcondition compliance review, monitoring, and enforcement costs, and any civiladministrative penalties, subject to the Permittee’s right to challenge all suchcharges and penalties prior to payment.

c. Billing Process: The Permittee shall pay all Planning Division invoices within 30days of receipt thereof. Failure to timely pay an invoice shall subject thePermittee to late fees and charges set forth in the Planning Division FeeSchedule, and shall be grounds for suspension, modification, or revocation of thisPD Permit. The Permittee shall have the right to challenge any charge or penaltyprior to payment.

13. Defense and Indemnification

a. The Permittee shall defend, at the Permittee's sole expense with legal counselacceptable to the County, against any and all claims, actions, or proceedingsagainst the County, any other public agency with a governing body consisting ofthe members of the County Board of Supervisors, or any of their respective


board members, officials, employees and agents (collectively, “IndemnifiedParties”) arising out of or in any way related to the County’s issuance,administration, or enforcement of this PD Permit. The County shall promptlynotify the Permittee of any such claim, action or proceeding and shall cooperatefully in the defense.

b. The Permittee shall also indemnify and hold harmless the Indemnified Partiesfrom and against any and all losses, damages, awards, fines, expenses,penalties, judgments, settlements, or liabilities of whatever nature, including butnot limited to court costs and attorney fees (collectively, “Liabilities”), arising outof or in any way related to any claim, action or proceeding subject to subpart (a)above, regardless of how a court apportions any such Liabilities as between thePermittee, the County, and/or third parties.

c. Except with respect to claims, actions, proceedings, and Liabilities resulting froman Indemnified Party’s sole active negligence or intentional misconduct, thePermittee shall also indemnify, defend (at Permittee’s sole expense with legalcounsel acceptable to County), and hold harmless the Indemnified Parties fromand against any and all claims, actions, proceedings, and Liabilities arising outof, or in any way related to, the construction, maintenance, land use, oroperations conducted pursuant to this PD Permit, regardless of how a courtapportions any such Liabilities as between the Permittee, the County, and/or thirdparties. The County shall promptly notify the Permittee of any such claim, action,or proceeding and shall cooperate fully in the defense.

d. Neither the issuance of this PD Permit, nor compliance with the conditionshereof, shall relieve the Permittee from any responsibility otherwise imposed bylaw for damage to persons or property; nor shall the issuance of this PD Permitserve to impose any liability upon the Indemnified Parties for injury or damage topersons or property.

14. Invalidation of Condition(s)If any of the conditions or limitations of this PD Permit are held to be invalid in whole orin part by a court of competent jurisdiction, that holding shall not invalidate any of theremaining PD Permit conditions or limitations. In the event that any condition imposing afee, exaction, dedication, or other mitigation measure is challenged by the Permittee inan action filed in a court of competent jurisdiction, or threatened to be filed therein, thePermittee shall be required to fully comply with this PD Permit, including withoutlimitation, by remitting the fee, exaction, dedication, and/or by otherwise performing allmitigation measures being challenged. This PD Permit shall continue in full forceunless, until, and only to the extent invalidated by a final, binding judgment issued insuch action.

If a court of competent jurisdiction invalidates any condition in whole or in part, and theinvalidation would change the findings and/or the mitigation measures associated with


the approval of this PD Permit, at the discretion of the Planning Director, the PlanningDirector may review the project and impose substitute feasible conditions/mitigationmeasures to adequately address the subject matter of the invalidated condition. ThePlanning Director shall make the determination of adequacy. If the Planning Directorcannot identify substitute feasible conditions/mitigation measures to replace theinvalidated condition, and cannot identify overriding considerations for the significantimpacts that are not mitigated to a level of insignificance as a result of the invalidation ofthe condition, then this PD Permit may be revoked.

15. Consultant Review of Information and Consultant WorkThe County and all other County permitting agencies for the Project have the option ofreferring any and all special studies that these conditions require to an independent andqualified consultant for review and evaluation of issues beyond the expertise orresources of County staff.

Prior to the County engaging any independent consultants or contractors pursuant tothe conditions of this PD Permit, the County shall confer in writing with the Permitteeregarding the necessary work to be contracted, as well as the estimated costs of suchwork. Whenever feasible, the County will use the lowest responsible bidder orproposer. Any decisions made by County staff in reliance on consultant or contractorwork may be appealed pursuant to the appeal procedures contained in the VenturaCounty Zoning Ordinance Code then in effect.

The Permittee may hire private consultants to conduct work required by the County, butonly if the consultant and the consultant’s proposed scope-of-work are first reviewedand approved by the County. The County retains the right to hire its own consultants toevaluate any work that the Permittee or a contractor of the Permittee undertakes. Inaccordance with Condition No. 12 (above), if the County hires a consultant to reviewany work undertaken by the Permittee or hires a consultant to review the workundertaken by a contractor of the Permittee, the hiring of the consultant will be at thePermittee’s expense.

16. Relationship of PD Permit Conditions, Laws, and Other EntitlementsThe Permittee shall implement the Project in compliance with all applicablerequirements and enactments of federal, state, and local authorities. In the event ofconflict between various requirements, the more restrictive requirements shall apply. Inthe event the Planning Director determines that any PD Permit condition containedherein is in conflict with any other PD Permit condition contained herein, when principlesof law do not provide to the contrary, the PD Permit condition most protective of publichealth and safety and environmental resources shall prevail to the extent feasible.

No condition of this PD Permit for uses allowed by the Ventura County Ordinance Codeshall be interpreted as permitting or requiring any violation of law, lawful rules, orregulations, or orders of an authorized governmental agency. Neither the approval ofthis PD Permit, nor compliance with the conditions of this PD Permit, shall relieve the


Permittee from any responsibility otherwise imposed by law for damage to persons orproperty.

The Permittee shall obtain a business tax certificate for the operation of retail store.

17. Contact PersonPurpose: To designate a person responsible for responding to complaints.

Requirement: The Permittee shall designate a contact person(s) to respond tocomplaints from citizens and the County which are related to the permitted uses of thisPD Permit.

Documentation: The Permittee shall provide the Planning Director with the contactinformation (e.g., name and/or position title, address, business and cell phone numbers,and email addresses) of the Permittee’s field agent who receives all orders, notices, andcommunications regarding matters of condition and code compliance at the Project site.

Timing: Prior to the issuance of a Zoning Clearance for construction and useinauguration, the Permittee shall provide the Planning Division the contact informationof the Permittee’s field agent(s) for the Project file. If the address or phone number ofthe Permittee’s field agent(s) should change, or the responsibility is assigned to anotherperson, the Permittee shall provide Planning Division staff with the new information inwriting within three calendar days of the change in the Permittee’s field agent.

Monitoring and Reporting: The Planning Division maintains the contact informationprovided by the Permittee in the Project file. The Planning Division has the authority toperiodically confirm the contact information consistent with the requirements of § 8114-3of the Ventura County Non-Coastal Zoning Ordinance.

18. Change of PermitteePurpose: To ensure that the Planning Division is properly and promptly notified of anychange of Permittee.

Requirement: The Permittee shall file, as an initial notice with the Planning Director,the new name(s), address(es), telephone/FAX number(s), and email addresses of thenew owner(s), lessee(s), operator(s) of the permitted uses, and the company officer(s).The Permittee shall provide the Planning Director with a final notice once the transfer ofownership and/or operational control has occurred.

Documentation: The initial notice must be submitted with the new Permittee’s contactinformation. The final notice of transfer must include the effective date and time of thetransfer and a letter signed by the new Property Owner(s), lessee(s), and/or operator(s)of the permitted uses acknowledging and agreeing to comply with all conditions of thisPD Permit.


Timing: The Permittee shall provide written notice to the Planning Director 10 calendardays prior to the change of ownership or change of Permittee. The Permittee shallprovide the final notice to the Planning Director within 15 calendar days of the effectivedate of the transfer.

Monitoring and Reporting: The Planning Division maintains notices submitted by thePermittee in the Project file and has the authority to periodically confirm the informationconsistent with the requirements of § 8114-3 of the Ventura County Non-Coastal ZoningOrdinance.

19. Landscaping PlanPurpose: To comply with the County’s landscaping requirements.

Requirement: The Permittee shall retain a landscape architect to prepare a landscapeplan that complies with the requirements of this condition and the “Ventura CountyLandscape Design Criteria” (1992).

Landscaping Objectives: The Permittee must install and maintain landscaping thatserves the following functions:

a. Screens undesirable views, incompatible land uses or uses in natural settings.The Permittee must install landscaping to screen the parking area, trashenclosure and open storage areas.

b. Provides visual relief and visual integration. The Permittee must installlandscaping that softens the building edges and blends the structure with itssurroundings.

c. Ensures compatibility with community character. The Permittee must installlandscaping that visually integrates the development with the character of thesurrounding community.

d. Shades and improves the aesthetics of paved areas that the public andemployees use. The Permittee must install landscaping in the parking area andadjacent to all project sidewalks.

Landscaping Design: The Permittee shall design all required landscaping such that thelandscaping requires minimal amounts of water and uses required water efficiently, inaccordance with the water efficiency requirements of the Landscape Design Criteria andmust achieve the following design objectives:

a. Use Available Non-potable Sources of Water. The landscaping must involve theharvesting and/or use of alternative, non-potable sources of water, includingstormwater, reclaimed water, and gray water, if available to the Project site.


b. Protection of Solar Access. The Permittee must design the landscaping to avoidthe introduction of vegetation that would now or in the future cast substantialshadow on existing solar collectors or photovoltaic cells, or impair the function ofa nearby building using passive solar heat collection.

c. Create Viable Growing Environment. The landscape design must address theneeds of the plants to ensure their health, long-term viability, and protection.

d. Species Diversity. The landscape plan must integrate a variety of plant species,heights, colors, and textures, as appropriate given the size of the landscape.

e. Use Native or Non-Invasive Plant Species. In accordance with El Rio/Del NorteArea Plan Policy 1.4.2-3, landscaping must utilize plants that are native to theSanta Clara River watershed.

Documentation: The Permittee shall submit three sets of a draft landscape plan to thePlanning Division for review and approval. A California registered landscape architect(or other qualified individual as approved by the Planning Director) shall prepare thelandscape plan, demonstrating compliance with the requirements set forth in thiscondition (above) and § 8109-0.6 (Landscaping) of the Ventura County Non-CoastalZoning Ordinance, and the Ventura County Landscape Design Criteria. The landscapearchitect responsible for the work shall stamp the plan. After landscape installation, thePermittee shall submit to Planning Division staff a statement from the project landscapearchitect that the Permittee installed all landscaping as shown on the approvedlandscape plan. Prior to installation of the landscaping, the Permittee must obtain thePlanning Director’s approval of any changes to the landscape plans that affect thecharacter or quantity of the plant material or irrigation system design.

Timing: The Permittee shall submit the landscape plan to the Planning Division forreview and approval prior to issuance of a Zoning Clearance for construction and useinauguration. Landscaping installation and maintenance activities shall occur accordingto the timing requirements set forth in the “Ventura County Landscape Design Criteria”(§ F).

Monitoring and Reporting: Landscaping approval/installation verification, monitoringactivities, and enforcement activities shall occur according to the procedures set forth inthe “Ventura County Landscape Design Criteria” (§§ F and G) and § 8114-3 of theVentura County Non-Coastal Zoning Ordinance. The Planning Division maintains thelandscape plans and statement by the landscape architect in the Project file and has theauthority to conduct site inspections to ensure that the Permittee installs and maintainsthe landscaping in accordance with the approved plan consistent with the requirementsof § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.


20. ScreeningPurpose: To comply with the County and El Rio / Del Norte Area Plan screeningrequirements.

Requirement: The Permittee shall ensure that open storage/display areas arescreened from U.S. Route 101, an eligible County scenic highway at all times.

Documentation: The Permittee shall ensure that the project plans reflect that thefacility operator shall place in a vertical position, four to six-foot wide slabs of polishedrock at the front of the material storage area and outside of the driveway aisle. This rockshall effectively comprise a “solid wall” that shall screen the material storage area frompublic view and U.S. Route 101 to the maximum extent feasible. As materials are sold,these slabs of rock would be removed but shall be replaced with another four to six-footwide vertical slab/slabs by the close of business on the same day which the slab/slabshad been removed.

Timing: The Permittee shall obtain the Planning Division’s approval of the screeningplan, prior to the issuance of a Zoning Clearance for construction and use inauguration.The Permittee shall maintain the screen wall as approved in the project plans for the lifeof the Project.

Monitoring and Reporting: The Planning Division maintains a stamped copy of theapproved project plans in the Project file. The Permittee shall ensure that the screenwall is installed according to the approved project plans. Planning Division staff has theauthority to conduct periodic site inspections to ensure ongoing compliance with thiscondition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

21. Lighting PlanPurpose: To ensure lighting on the subject property is provided in compliance with §8106-8.6 and § 8108-5.12 of the Ventura County Non-Coastal Zoning Ordinance and toensure the following objectives are met:

a. avoids interference with reasonable use of adjoining properties;

b. avoids conflict with landscape features;

c. minimizes on-site and eliminates off-site glare;

d. provides adequate on-site lighting for security;

e. minimizes energy consumption; and,

f. includes devices that are compatible with the design of the permitted facility.


Requirement: The Permittee shall submit two copies of a lighting plan to the PlanningDivision for review and approval prior to implementing such plan. The lighting plan mustcomply with the following:

a. the lighting plan shall be prepared by an electrical engineer registered by theState of California;

b. the lighting plan shall include a photometric plan and manufacturer’sspecifications for each exterior light fixture type (e.g., light standards, bollards,and wall mounted packs).

c. the lighting plan shall provide illumination information for all exterior lighting suchas parking areas, walkways/driveways, and open storage spaces proposedthroughout the development;

d. in order to minimize light and glare on the project property, all parking lot lighting,exterior structure light fixtures, and freestanding light standards must be a cut-offtype, fully shielded, and downward directed, such that the lighting is projecteddownward onto the property and does not cast light on any adjacent property orroadway; and,

e. light emanation shall be controlled so as not to produce excessive levels of glareor abnormal light levels directed at any neighboring uses. Lighting shall be keptto a minimum to maintain the normal night-time light levels in the area, but notinhibit adequate and safe working light levels.

The Permittee shall bear the total cost of the review and approval of the lighting plan.The Permittee shall install all exterior lighting in accordance with the approved lightingplan.

Documentation: The Permittee shall submit two copies of a lighting plan to thePlanning Division for review and approval.

Timing: The Permittee shall obtain the Planning Division’s approval of the lighting planprior to the issuance of a Zoning Clearance for construction and use inauguration. ThePermittee shall maintain the lighting as approved in the lighting plan for the life of theProject.

Monitoring and Reporting: The Planning Division maintains a stamped copy of theapproved lighting plan in the Project file. The Permittee shall ensure that the lighting isinstalled according to the approved lighting plan prior to occupancy. The Building andSafety Inspector and Planning Division staff have the authority to ensure that thelighting plan is installed according to the approved lighting plan. Planning Division staffhas the authority to conduct periodic site inspections to ensure ongoing compliance with


this condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

22. Sign PlanPurpose: To ensure signage on the property complies with Chapter 1, Article 10 of theVentura County Non-Coastal Ordinance and the Del Norte/El Rio Area Plan.

Requirement: The Permittee shall submit two copies of a sign plan to the PlanningDivision for review and approval prior to the issuance of a Zoning Clearance forconstruction and use inauguration. The sign plan shall include the proposed size,colors, materials, and lighting details. The Permittee shall bear the total cost of suchreview and approval. The Permittee also shall be responsible for obtaining a ZoningClearance for any new or replacement sign to ensure that the signage for the Projectcontinues to comply with the approved sign plan.

Documentation: A stamped copy of the approved sign plan.

Timing: The Permittee shall submit the sign plan to the Planning Division for reviewand approval prior to the issuance of a Zoning Clearance for construction and useinauguration.

Monitoring and Reporting: The Planning Division maintains a stamped copy of theapproved sign plan in the Project file. The Planning Division has the authority to conductperiodic site inspections to ensure ongoing compliance with this condition consistentwith the requirements of § 8114-3 of the Ventura County Non-Coastal ZoningOrdinance.

23. Availability of Parking SpacesPurpose: To ensure compliance with § 8108-3 of the Ventura County Non-CoastalZoning Ordinance.

Requirement: The Permittee shall ensure that the required six motor vehicle parkingspaces (including accessible spaces) and two short-term bicycle spaces remaincontinuously available for their intended parking use and are not used for merchandisedisplay, storage, vehicle repair, or any other unauthorized use. The Permittee shallmaintain the required parking area as illustrated on the approved site plan. Thismaintenance requirement includes, but is not limited to, the number of parking spaces,curbs, directional markings, accessible parking symbols, screening, sight distance,surfaces, signs, striping, lighting fixtures, landscaping, and trash and recyclablesenclosures.

Documentation: A stamped copy of the approved site plan.


Timing: The Permittee shall install all components of the required parking area asindicated on the approved site plan prior to occupancy and shall maintain the requiredparking area as illustrated on the approved site plan for the life of the Project.

Monitoring and Reporting: The Planning Division maintains a stamped copy of theapproved site plan provided by the Permittee in the Project file. The Building and SafetyInspector and Planning Division have the authority to inspect the site to ensurecompliance with the approved site plan prior to occupancy. Planning Division staff hasthe authority to conduct periodic site inspections to ensure ongoing compliance with thiscondition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

24. Trash and Recycling Storage AreaPurpose: In order to comply with § 8106-8.7 and § 8108-5.13 of the Ventura CountyNon-Coastal Zoning Ordinance.

Requirement: The Permittee shall ensure that trash and waste diversion (e.g.,recyclables and yard waste) enclosures are constructed and maintained on the projectsite in accordance with the County of Ventura’s adopted “Space Allocation for Recyclingand Refuse Collection Design Criteria and Specifications Guidelines.”

Documentation: The Permittee shall submit the following for the Planning Division’sreview and approval:

a. a site plan that identifies the location of the enclosure; and,

b. building elevation plans for the enclosure.

Timing: Prior to the issuance of a Zoning Clearance for construction and useinauguration, the Permittee shall submit the site and building elevation plans to thePlanning Division for review and approval. The Permittee shall install the trashenclosure prior to occupancy.

Monitoring and Reporting: The Planning Division maintains a copy of the approvedsite plan in the Project file. The Planning Division has the authority to inspect the site toensure that the enclosures are constructed as illustrated on the approved plans prior tooccupancy. The Planning Division has the authority to periodically inspect the site toensure that the trash enclosures are maintained consistent with the requirements of §8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

25. Archaeological Resources Discovered During GradingPurpose: In order to mitigate potential impacts to archaeological resources discoveredduring ground disturbance.

Requirement: The Permittee shall implement the following procedures:


a. If any archaeological or historical artifacts are uncovered during grounddisturbance or construction activities, the Permittee shall:

(1) Cease operations and assure the preservation of the area in which thediscovery was made;

(2) Notify the Planning Director in writing, within three days of the discovery;

(3) Obtain the services of a County-approved archaeologist who shall assess thefind and provide recommendations on the proper disposition of the site in awritten report format;

(4) Obtain the Planning Director’s written concurrence of the recommendeddisposition of the site before resuming development; and,

(5) Implement the agreed upon recommendations.

b. If any human burial remains are encountered during ground disturbance orconstruction activities, the Permittee shall:

(1) Cease operations and assure the preservation of the area in which thediscovery was made;

(2) Immediately notify the County Coroner and the Planning Director;

(3) Obtain the services of a County-approved archaeologist and, if necessary,Native American Monitor(s), who shall assess the find and providerecommendations on the proper disposition of the site in a written reportformat;

(4) Obtain the Planning Director’s written concurrence of the recommendeddisposition of the site before resuming development on-site; and,

(5) Implement the agreed upon recommendations.

Documentation: If archaeological remains are encountered, the Permittee shall submita report prepared by a County-approved archaeologist including recommendations forthe proper disposition of the site. Additional documentation may be required todemonstrate that the Permittee has implemented any recommendations made by thearchaeologist’s report.

Timing: If any archaeological remains are uncovered during ground disturbance orconstruction activities, the Permittee shall provide the written notification to the Planning


Director within three days of the discovery. The Permittee shall submit thearchaeological report to the Planning Division immediately upon completion of thereport.

Monitoring and Reporting: The Permittee shall provide the archaeological report tothe Planning Division to be made part of the Project file. The Permittee shall implementany recommendations made in the archaeological report to the satisfaction of thePlanning Director. The archaeologist shall monitor all ground disturbance activitieswithin the area in which the discovery was made, in order to ensure the successfulimplementation of the recommendations made in the archaeological report. ThePlanning Division has the authority to conduct site inspections to ensure that thePermittee implements the recommendations set forth in the archaeological report,consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal ZoningOrdinance.

26. Construction NoisePurpose: In order for this project to comply with the Ventura County General PlanGoals, Policies and Programs Noise Policy 2.16.2-1(5) and the County of VenturaConstruction Noise Threshold Criteria and Control Plan (Amended 2010).

Requirement: The Permittee shall limit construction activity for site preparation anddevelopment to the hours between 7:00 a.m. and 7:00 p.m., Monday through Friday,and from 9:00 a.m. to 7:00 p.m. Saturday, Sunday, and State holidays. Constructionequipment maintenance shall be limited to the same hours. Non-noise generatingconstruction activities such as interior painting are not subject to these restrictions.

Documentation: The Permittee shall post a sign stating these restrictions in aconspicuous location on the Project site, in order so that the sign is visible to thegeneral public. The Permittee shall provide photo documentation showing posting ofthe required signage to the Planning Division, prior to the commencement of gradingand construction activities. The sign must provide a telephone number of the siteforeman, or other person who controls activities on the jobsite, for use for complaintsfrom the public. The Permittee shall maintain a “Complaint Log,” noting the date, time,complainant’s name, complaint, and any corrective action taken, in the event that thePermittee receives noise complaints. The Permittee must submit the “Complaint Log” tothe Planning Division upon the Planning Director’s request.

Timing: The Permittee shall install the sign prior to the issuance of a building permitand throughout all grading and construction activities. The Permittee shall maintain thesignage on-site until all grading and construction activities are complete. If the PlanningDirector requests the Permittee to submit the “Complaint Log” to the Planning Division,the Permittee shall submit the “Complaint Log” within one day of receiving the PlanningDirector’s request.


Monitoring and Reporting: The Planning Division reviews, and maintains in theProject file, the photo documentation of the sign and the “Complaint Log.” The PlanningDivision has the authority to conduct site inspections and take enforcement actions toensure that the Permittee conducts grading and construction activities in compliancewith this condition, consistent with the requirements of § 8114-3 of the Ventura CountyNon-Coastal Zoning Ordinance.

27. GraffitiPurpose: In order to comply with § 8107-31.15 of the Ventura County Non-CoastalZoning Ordinance.

Requirement: The Permittee shall submit a graffiti control plan (“the plan”) for thePlanning Director’s review and approval. The plan must address the prevention ofgraffiti by such means as landscaping materials, special surface finishes,misting/irrigation strategies, alarms, or other means that the Planning Director deemsfeasible. The plan must also include strategies which detail how graffiti will be removedwithin 48 hours of its discovery.

Documentation: The Permittee shall submit the plan to the Planning Division forreview and approval.

Timing: The Permittee shall submit the plan to the Planning Division for review andapproval prior to issuance of the Zoning Clearance for construction and useinauguration. The Permittee shall implement the plan in accordance with the PlanningDivision-approved schedule.

Monitoring and Reporting: The Planning Division maintains a copy of the plan in theProject file. The Planning Division has the authority to ensure ongoing compliance withthis condition pursuant to the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

PUBLIC WORKS AGENCY (PWA) Conditions

II. Integrated Waste Management Division (IWMD) Conditions

28. Construction and Demolition Debris Recycling Plan (Form B)Purpose: Ordinance 4421 requires the Permittee to divert recyclable construction anddemolition (C&D) materials generated by their project (e.g., wood, metal, greenwaste,soil, concrete, asphalt, paper, cardboard, etc.) from local landfills through recycling,reuse, or salvage. Review Ordinance 4421 at:https://www.vcpublicworks.org/wsd/iwmd/businessrecycling/#GreenWasteProcessing.

Further, the 2016 California Green Building Code Sections 4.408 and 5.408 require aminimum of 65% diversion of construction and demolition materials from landfilldisposal.


Requirement: The Permittee must submit a comprehensive recycling plan (Form B –Recycling Plan) to the IWMD for any proposed construction and/or demolition projectsthat require a building permit.

Documentation: The Form B – Recycling Plan must ensure a minimum of 65% of therecyclable C&D debris generated by the project will be diverted from the landfill byrecycling, reuse, or salvage. A copy of Form B is available at:http://onestop.vcpublicworks.org/integrated-waste-management-forms.

A comprehensive list of permitted recyclers, County-franchised haulers, and solid waste& recycling facilities in Ventura County is available at: http://onestoppermit.ventura.org/.A list of local facilities permitted to recycle soil, wood, and greenwaste is available at:https://www.vcpublicworks.org/wsd/iwmd/businessrecycling/#GreenWasteProcessing. Acomplete list of County-franchised solid waste haulers is available at:https://www.vcpublicworks.org/wsd/iwmd/construction/#solid-waste-collecters.

Timing: Upon Building and Safety Division’s issuance of a building permit for theproject, the Permittee must submit a Form B – Recycling Plan to the IWMD for approval.

Monitoring & Reporting: The Permittee is required to keep a copy of their approvedForm B – Recycling Plan until Building and Safety Division’s issuance of final permit.

29. Construction and Demolition Debris Reporting Form (Form C)Purpose: Ordinance 4421 requires the Permittee to divert recyclable construction anddemolition (C&D) materials generated by their project (e.g., wood, metal, greenwaste,soil, concrete, paper, cardboard, plastic containers, etc.) from local landfills throughrecycling, reuse, or salvage. Review Ordinance 4421 at:http://onestop.vcpublicworks.org/integrated-waste-management-laws-ordinances. The2016 California Green Building Code Sections 4.408 and 5.408 require a minimum of65% diversion of construction and demolition materials from landfill disposal.

Requirement: The Permittee must submit a Form C – Reporting Form to the IWMD forapproval upon issuance of their final Building and Safety Division permit. A copy ofForm C – Reporting Form is available at:https://www.vcpublicworks.org/wsd/iwmd/businessrecycling/#GreenWasteProcessing.

Documentation: The Permittee must submit original recycling facility receipts and/ordocumentation of reuse with their Form C – Reporting Form to verify a minimum of 65%of the recyclable C&D debris generated by their project was diverted from the landfill.


Timing: A completed Form C – Reporting Form, with required recycling facility receiptsand/or documentation or reuse, must be submitted to the IWMD for approval at the timeof Building and Safety Division’s issuance of final permit.

Monitoring & Reporting: The Permittee is required to keep a copy of their approvedForm C – Reporting Form until Building and Safety Division’s issuance of final permit.

OTHER VENTURA COUNTY AGENCIES

III. Ventura County Fire Protection District (VCFPD) Conditions

30. Address Numbers (Commercial, Industrial, Multi-Family Buildings)Purpose: To ensure proper premise identification to expedite emergency response.

Requirement: The Permittee shall install a minimum of 10-inch (10”) address numbersthat are a contrasting color to the background and readily visible at night. Brass or gold-plated numbers shall not be used. Where structures are setback more than 150 feet(150’) from the street, larger numbers will be required so that they are distinguishablefrom the street. In the event the structure(s) is not visible from the street, the addressnumber(s) shall be posted adjacent to the driveway entrance on an elevated post.Individual unit numbers shall be a minimum of 4 inches (4”) in height and shall beposted at the front and rear entrance to each unit. Additional address directional signsmay be required at common building entrances and stairways.

Documentation: A stamped copy of an approved addressing plan or a signed copy ofthe Ventura County Fire Protection District’s Form #126 “Requirements forConstruction”.

Timing: The Permittee shall install address numbers before final occupancy.

Monitoring and Reporting: A copy of the approved addressing plan and/or signedcopy of the Ventura County Fire Protection District’s Form #126 “Requirements forConstruction” shall be kept on file with the Fire Prevention Bureau. The Fire PreventionBureau shall conduct a final inspection to ensure that all structures are addressedaccording to the approved plans/form.

31. Fire SprinklersPurpose: To comply with current California Codes and Ventura County Fire ProtectionDistrict Ordinance.

Requirement: The Permittee shall be responsible to have an automatic fire sprinklersystem installed in all structures as required by the VCFPD. The fire sprinkler systemshall be designed and installed by a properly licensed contractor under California StateLaw.


Documentation: A stamped copy of the approved fire sprinkler plans.

Timing: The Permittee shall submit fire sprinkler plans to the Fire Prevention Bureaufor approval before the installation of the fire sprinkler system.

Monitoring and Reporting: A copy of the approved fire sprinkler plans shall be kepton file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conductonsite inspections to ensure that the fire sprinkler system is installed according to theapproved plans. Unless a modification is approved by the Fire Prevention Bureau, thePermittee, and their successors in interest, shall maintain the fire sprinkler system forthe life of the development.

32. Fire AlarmPurpose: To comply with current California Codes and Ventura County Fire ProtectionDistrict Ordinance.

Requirement: The Permittee shall be responsible to have a fire alarm system installedin all structures. The fire alarm system shall be designed and installed by a properlylicensed contractor under California State Law.

Documentation: A stamped copy of the approved fire alarm plans.

Timing: The Permittee shall submit fire alarm plans to the Fire Prevention Bureau forapproval before the installation of the fire alarm system.

Monitoring and Reporting: A copy of the approved fire alarm plans shall be kept onfile with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct onsiteinspections to ensure that the fire alarm system is installed according to the approvedplans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee,and their successors in interest, shall maintain the fire alarm system for the life of thedevelopment.

33. Fire Department ClearancePurpose: To provide the Permittee a list of all applicable fire department requirementsfor their project.

Requirement: The Permittee shall obtain VCFD Form #126 “Requirements forConstruction” for any new structures or additions to existing structures before issuanceof building permits.

Documentation: A signed copy of the Ventura County Fire Protection District’s Form#126 “Requirements for Construction.”

Timing: The Permittee shall submit VCFPD Form #126 Application to the FirePrevention Bureau for approval before issuance of building permits.


Monitoring and Reporting: A copy of the completed VCFPD Form #126 shall be kepton file with the Fire Prevention Bureau. The Fire Prevention Bureau will conduct a finalonsite inspection of the project to ensure compliance with all conditions and applicablecodes / ordinances.