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HomeMy WebLinkAboutAGENDA REPORT 2000 0202 CC REG ITEM 10BTO: FROM: DATE CITY OF MOORPARK AGENDA REPORT Honorable City Council a Wayne Loftus, Director of Community Development d. Prepared by: John Libiez, Principal Planner /Advanc January 24, 2000 (For Meeting of February 2, 2000) SUBJECT: Consider Request by Toll Brothers, Inc. for Modification No. 1 to Vested Tentative Tract 4928, Residential Planned Development No. RPD 94 -1, and Conditional Use Permit CUP 94 -1, related to the Moorpark Country Club Estates, and Addendum No. 1 to the certified EIR (SCH # 9408175). SUMMARY This staff report discusses several modifications to the Moorpark Country Club Estates project that are being requested by Toll Brothers, the current owner /developer of this approved 216 home subdivision. Proposed modifications affect grading, circulation, neighborhood design, amenities, street improvements, phasing, and the required equestrian trail. Proposed changes and modifications are requested to conditions of approval for the Tract, Residential Planned Development and Conditional Use Permit. Each of these topical areas are discussed separately with analysis and recommendations provided. I: YA {l7Z�li1 Bollinger Development Corporation, as applicant, received approval of Vesting Tentative Map (VTM 4928), Residential Planned Development (RPD 94 -1), General Plan Amendment (GPA 94- 1), Zone Change (ZC 94 -1), Conditional Use Permit (CUP 94 -1, and a Development Agreement (DA 95 -1). Toll Brothers, Inc. subsequently acquired the project from Bollinger in 1999, and has been in the process of refining aspects of the approved project to create a more marketable project with less impact to topographic and biological features. M:\ JLibiez \M \MISC \TollMinorMod1299.2.doc 00001.5 Agenda Report Moorpark Country Club Estates Minor Mod. No.l February 2, 2000 Page 2 Since acquisition, Toll Brothers has been exploring project design options and modifications to address conditions of approval, mitigation requirements and technical study recommendations. Toll Brothers' goal has been to improve the overall project while reducing environmental impacts. DISCUSSION Toll Brothers representatives and the City's contract planning staff assigned responsibility for the monitoring and implementation of the project (Steve Craig /Planning Corporation) have had extensive meetings concerning the project with Toll Brothers staff and consultant personnel over the last several months, resulting in the submittal of these requested modifications. Several documents and diagrams have been incorporated into this staff report as exhibits, and an Addendum to the project EIR has been prepared for Council review and consideration which is attached to this report. The analysis and discussion which follows is intended to assist Council in reviewing the key issues and areas of the requested modifications. For discussion purposes of this report the subject property has been divided into two neighborhoods as follows the westerly neighborhood which includes all portions of the project west of the Edison High Voltage power lines, and the easterly neighborhood which includes the balance of the project east to Walnut Canyon Road. ACCESS AND CIRCULATION Toll Brothers proposes to modify the alignment and access to the project in two ways: (1) modification of the "C" Street alignment and, (2) relocation and adjustments to local street alignments. These modifications are intended to improve the design profiles of the streets, reduce grading impacts, increase traffic safety, and implement buffer separations to adjacent agricultural uses consistent with provisions of the General Plan Land Use Element. The "C" Street alignment is proposed to be straightened between Walnut Canyon Road and Grimes Canyon Road. "C" Street will be shifted seven hundred feet (700') northerly of its currently approved intersection with Grimes Canyon Road resulting in a reduction in grading and improved sight -lines at the intersection. This will allow interior streets and the westerly neighborhood to be developed on the south side of the "C" Street alignment only. Relocation of "C" Street as proposed also allows 0000 -16 Agenda Report Moorpark Country Club Estates Minor Mod. No.l February 2, 2000 Page 3 the westerly neighborhood to be gated which was not previously achievable. The resulting "C" Street alignment appears to offer a better design to serve as a local Collector Street as designated by the General Plan Circulation Element. With regard to interior streets, the realignment of "C Street and the constraint limiting the placement of habitable structures not closer than 200 feet to the north project boundary where there are agricultural uses has resulted in a shift of affected lots to the south with streets _ located in the 200 foot setback. This approach is particularly noticeable in the easterly neighborhood, where streets have been placed within the agricultural buffer setback to the north in order to allow the flattening of "C" Street alignment and shifting of the lots southerly to insure compliance with the 200 foot agricultural setback criteria contained in the General Plan Land Use Element as Policy No. 11.2. This modification is needed since the applicant withdrew a General Plan Amendment, considered and recommended for denial by the Planning Commission on November 8, 1999, which sought to reduce the required agricultural setback /buffer from 200' to 1001. Policy 11.2 limits only the placement of habitable structures within the 200 foot buffer, allowing streets, open space, etc. within the agricultural buffer. All streets comply with circulation standards and design, as previously conditioned. Cul -de -sac Street "P", in the easterly neighborhood, appears to be the only street which may require additional consideration by the fire department for compliance with length limitations. Originally the street projected approximately 850' easterly from the intersection at "0" Street. "P" Street now appears to extend 950+ feet. However, it may be possible to shorten "P" Street and place lots around the head of the cul -de -sac without affecting the overall project design and still maintain fifteen lots. Additionally, the streets in the western neighborhood would also become private streets rather than public streets. As originally approved, sidewalks were required for all interior local streets intended for public dedication. Non - public streets were not specifically required to have sidewalks. This results in forcing pedestrian traffic to share the roadway with vehicular traffic which is not conducive to safety. Staff would recommend that Council consider requiring a five foot wide sidewalk on at least one side of each non - public local street 0®0017 Agenda Report Moorpark Country Club Estates Minor Mod. No.l February 2, 2000 Page 4 for pedestrian traffic. The implementation of this pathway can be administered by the developer through review of individual landscape plans, with this function eventually handled through the Homeowners Association. The CC &Rs will be required to be modified to include these provisions. Conclusion Staff believes the alignment and circulation changes to be minor in scope, beneficial to the overall project design, and recommends City Council consider granting this modification. It is recommended that sidewalk design and placement remain unchanged for public streets and that concrete sidewalks be installed five feet from the back of curb within the parkway on one side of all private streets. GRADING Exhibits provided by Toll identify and designate grading areas by color and symbols for comparison and ease of understanding. Red lines and hatched areas reflect previously proposed grading approved through the tentative map. Blue lines and hatched areas reflect newly proposed grading areas requested by this minor modification. A study of the comparison diagrams shows that the direction and distance from developed pads is no greater in impact under the new (blue)design than previously approved. Information provided by Hunsaker and Associates, the project civil engineer reflects that the new grading concept actually reduces the overall preliminary grading impacts for the project by 411,000 cubic yards (4.30) from 9,455,000 cubic yards to 9,044,000 cubic yards. According to the applicant, this is accomplished by the shift of roadways, withdrawal from some stream locations and the exterior tract boundaries, and better balance between cut and fill locations and pad elevations. Additionally, when considering the grading footprint or area of disturbance there has been a reduction by fifty -five (55)acres in the surface area to be disturbed. The project geotechnical consultant, Geolabs, has indicated that the grading aspects are not particularly significant from a geotechnical point of view and represent an improvement in the grading concept for the project, in their opinion. Conclusion The proposed modifications to grading of this site are viewed as an improvement from an aesthetic and environmental perspective. Final grading plans will be closely reviewed for additional improvement to grading impacts. Approval of the proposed grading 000018 Agenda Report Moorpark Country Club Estates Minor Mod. No.1 February 2, 2000 Page 5 modifications should be given with the understanding that reduction of grading impacts will continue to be pursued by the developer. DESIGN CHANGES /AMENITIES INCLUSIONS The modification to the tract map has changed the overall layout of the westerly neighborhood. Previously this area had local public streets with lots on both sides of "C" Street. The proposed change would allow this area to be developed totally south of "C" Street as a gated neighborhood. with private streets similar to the two neighborhoods located within the east side development. The new design provides a loop street with several cul -de -sacs projecting from the loop. This street design results in lots that are viewed, from a marketing perspective, as more desirable, and lends itself to the gated concept. The redesign eliminates intersection points along "C" Street with the result that traffic flow should also be improved. A private recreation area consisting of a tennis court, tot lot, fountain, arbor /picnic area is being proposed to be added within this neighborhood. The two neighborhoods to the east have been proposed to be shifted slightly south from the original design in order to allow "C" Street alignment modification and to remove primary building areas from the 200' agricultural setback area. The golf course country club facilities including a club house, and related facilities are located within the easterly area and remain unchanged from the original proposal. Both eastern neighborhoods, one north of the "C" Street alignment, and one south of the "C" Street alignment, are gated. The golf course and ancillary facilities will be open to the general public with access taken directly from "C" Street. A private fenced recreation area consisting of a children's play lot, half court basketball area and extensive landscaping will be provided within Lot 230 of the tract map, located in the triangle lying between "I" Street and "C" Street. The configuration of the two golf courses has significantly changed the grading and course routing. The two courses will share a common clubhouse and operations facility. The combination of the golf course revisions and the tract revisions will not affect hydrology and biology on the site based upon the analysis conducted by the applicant's consultant and reviewed by staff and the consultant planner. Applicant is studying the potential reduction of the golf courses from two eighteen hole 00001.9 Agenda Report Moorpark Country Club Estates Minor Mod. No.1 February 2, 2000 Page 6 courses to one twenty -seven hole course to further reduce impacts to biology and hydrology. Such a change would require the consideration by City Council of a modification application in the future and would also require a modification to the Development Agreement. Conclusion The modifications to neighborhood areas improve the overall livability and vehicle circulation in the project. All streets within the neighborhoods are private thereby removing responsibility for long term maintenance from the City. Several home -sites have been removed from the noise impact area created by "C" Street, Walnut Canyon Road or Grimes Canyon Road. The relocation of some lots also avoids conflicts with creek areas and enhances the preservation of additional land area for habitat purposes. The changes and amenities inclusions are viewed as consistent with the basic project design and vesting tentative map. PHASING and IMPROVEMENTS The applicant proposes to establish four separate phases for the purposes of rough grading the project site. The development phasing for the project is proposed to be done under seven separate phases. The project is permitted to record in up to eight (8) phases as set forth in the Development Agreement. The phasing /construction of the project requires a number of modifications to the conditions of approval which have been evaluated. Staff verbal considerations and suggestions are included in Exhibit 1 to the staff report. Exhibit 8 contains a narrative table and graphic comparison of the Council approved phasing, applicant request, and staff recommended phasing. Applicant's Phase 1 would include full width improvement and landscaping for "C" Street between Grimes Canyon Road and Club House Drive, half street improvement from Club House Drive to Walnut Canyon Road, and construction of the park /trail staging area adjacent to Grimes Canyon Road. The applicant is proposing to install the off -site improvements on Grimes Canyon Road and Walnut Canyon Road at the same time including the first two - hundred (200) feet of "C" Street west from Walnut Canyon Road. The portion of "C" Street between the entrance to the club house east to within 200 feet of Walnut Canyon Road is proposed to be developed with two lanes of traffic, one on each side of centerline with no curbs, gutters or sidewalks at this time. Provision for adequate drainage will be made. Two means of 0 00() Agenda Report Moorpark Country Club Estates Minor Mod. No.l February 2, 2000 Page 7 ingress and egress are required for fire protection and need to be provided per adopted standards. The fire department must approve the half street improvements. Applicant is requesting an amendment to conditions of the CUP, Tract Map, and Residential Planned Development permit that would place maintenance responsibility for landscaping along "C" Street under a Home Owners Association, while the street itself which is public will be maintained by the City. The association would not become fully responsible for the cited improvements until the first residential closing within that Department of Real Estate phase. The proposed change would eliminate the assessment district for improvements and landscaping previously required by the map conditions of record. Staff does not support the elimination of the Assessment District unless an alternative that ensures adequate performance of the physical and financial maintenance responsibility is applied to the project. Applicant proposes that the maintenance of non - public improvements for "C" Street be given to the HOA subject to the City reserving a maintenance easement over the common areas which would allow the City to maintain these areas in the event the HOA fails to include the provision of lien against all HOA members. Staff is concerned that even though an HOA may in fact accept the financial burden for these improvements, that it could not financially sustain them. Applicant's Phase 2 would include all interior streets and lots (95) for the westerly neighborhood. The previously referenced private recreational center would also be developed at this time. Depending on Council's consideration on the multi - purpose trail issue discussed later in this report, the trail would be developed from the staging center to the easterly neighborhood boundary. Applicant's Phase 3 establishes thirteen holes of golf below "C" Street in the west golf course. Applicant's Phase 4 contains five holes above "C" Street. The club house facilities and driving range would be included within applicant's Phase 3. Applicant has indicated a temporary facility (club house) is intended to be requested (Minor Modification required) until a permanent structure is established. It is staff's opinion that all eighteen holes of golf be provided within the same phase, and that permanent club house and support facilities be provided at completion of the west golf course in Phase 1 of the project. 000021 Agenda Report Moorpark Country Club Estates Minor Mod. No.l February 2, 2000 Page 8 Depending on Council's consideration of the multi - purpose trail issue discussed later in this report, the trail would be developed from the westerly neighborhood to the easterly neighborhood boundary. Applicant's Phase 5 would contain 45 lots within the northeast gated community and complete full width "C" Street improvements from Clubhouse Drive to Walnut Canyon Road. Staff recommends that "C" Street be completed to full improvement standards in Staff's proposed Phase 3 (Exhibit 8). Applicant's Phase 6 would construct the final 76 lots within the southeasterly gated neighborhood area. Applicant's Phase 7 would develop the eastern golf course and complete multi - purpose trail developments. By tying the required multi - purpose trail system to the east golf course development, the trail would be one of the last facilities provided within the project, and as proposed, only if the second golf course is constructed. The trail should be developed independently from the golf course. With regard to the multi - purpose trail required by the original approval as shown upon the tentative map, the Development Agreement currently requires an irrevocable offer of dedication for a twenty foot wide trail within Vested Tentative Map 4928. Although shown within an easement on the tentative map, because of topographic constraints within the trail corridor it cannot be developed. Additionally, Toll Brothers is concerned that the close proximity of an equestrian trail to the golf course creates significant liability issues for the developer and subsequently, the HOA if a golf ball were to frighten a horse and the rider were injured as a result. Staff has discussed this matter with the applicant previously and has stated that having the trail easement is no benefit if it cannot be developed or lacks improvements. Staff is encouraging support for the dedication, construction and financial commitment for maintenance of the trail as a condition for approval of the requested minor modifications for the Moorpark Country Club Estates project. Alternatively, if a trail can more easily be developed upon an alignment that involves adjacent properties, such an option should be permitted provided that full construction by Toll be required and maintenance cost be guarantied in perpetuity by Toll. Another Agenda Report Moorpark Country Club Estates Minor Mod. No.1 February 2, 2000 Page 9 option that could be considered is modification of the improvement requirements for "C" Street to include a multi- purpose trail within this corridor. Toll has expressed concern over the future liability, construction, and maintenance of the trail and would prefer deeding the trail to the City for ownership and maintenance. A copy of the Toll Brothers letter dated January 17, 2000, concerning the trails issues is included in the staff report package (Exhibit 3). In response to Toll Brothers contact concerning the Minor Modification, Ventura County Public Works Agency issued a letter (11/23/99) which addresses additions to conditions for improvements and dedications for Grimes Canyon Road and also at the intersection of Grimes Canyon Road and SR -118. (Exhibit 7) In a letter to the Community Development Director, dated December 23, 1999, (Exhibit 7) Toll Brothers has requested the City assistance in resolving issues raised by the County's letter. The City Engineer has evaluated the County Public Works letter of November 23, 1999, and concludes that the stated conditions are typical of those that the City might place upon a development. Three items referenced by the County conditions, namely, 1) a traffic signal warrant study at the intersection of Grimes Canyon Road, 2) a traffic signal warrant study at the intersection of Grimes Canyon Road and SR -118, and 3) the addition of an acceleration lane for westbound vehicles on SR- 118, were not part of the original conditions submitted for the vested tentative map by the County. Adding new conditions does not appear to be in keeping with the spirit and intent of Section 66498.1 et seq. of the Subdivision Map Act, as staff reads the limitations of the Act. The applicant should address these new County concerns without City intervention. Conclusions The multi - purpose trail, including the equestrian component should continue to be an obligation to be discharged by Toll Brothers. The trail could be developed upon an alignment, on or off -site, subject to approval of the Director of Community Development and City Engineer. The minor modification conditions should require the dedication, construction and financial commitment for long term maintenance of the multi- purpose trail. A permanent club house and all appurtenant support facilities should be provided upon the completion of the westerly golf course, (applicant phase three, staff phase 1). Also, applicant 000.1 .23 Agenda Report Moorpark Country Club Estates Minor Mod. No.l February 2, 2000 Page 10 phases three and four should be combined to one phase so that the entire westerly golf course is completed at one time. CONDITIONS OF APPROVAL MODIFICATIONS Applicant seeks revisions to several conditions of approval for the Vested Tentative Map, Residential Planned Development Permit, and Conditional Use Permit. The various changes are addressed by application type and staff's consideration given. Because of the extensive nature of this section of the staff report, synopsis and recommended action for each condition change is included in Exhibit 1, attached to this report. STAFF RECOMMENDATION 1. Consider request for Minor Modifications to the Moorpark Country Club Estates project and Addendum No. 1 to the certified project EIR. 2. Adopt Resolution 2000- , granting Minor Modification No. 1 to the Country Club Estates project. Attachments: Exhibit 1: Conditions Modification Considerations Exhibit 2: Resolution 2000 - Exhibit 3: Toll Brothers, Inc. Letter dated January 17, 2000 Exhibit 4: Addendum No. 2 to Moorpark Country Club Estates EIR Exhibit 5: Grading diagrams Exhibit 6. Recreational area Concept plans Exhibit 7. County Public Works Letter /Toll letter to City Related to County request Exhibit 8: Phase Plan Comparison Matrix and Maps 000024 CONDITION MODIFICATIONS TOLL BROTHERS MINOR MODIFICATION NO. 1 TO MOORPARK COUNTRY CLUB ESTATES Vested Tentative Map 4928 5. Revision as shown seeks to segments. The Development phases for development. enhance financing, and (Approve) alter phasing from two to seven Agreement allows up to eight This may be more acceptable, reduce environmental impacts. 19. Changes the maintenance responsibility and entity from assessment district /City to Homeowners Association. HOA(s) are acceptable for interior private streets and recreational facilities. Staff believes that "C" Street, Walnut Canyon Road and Grimes Canyon Road improvements and landscaping should be a public responsibility and that an assessment district, or landscape- lighting and maintenance district may be the more correct way to finance these public responsibilities. (Deny) 25. This modification is no longer needed since the applicant withdrew the General Plan Amendment to reduce the setback policy. (No Action) 44. Change seeks to reduce "C" Street improvement from full width with landscaping to half street without landscape from Clubhouse Drive to Walnut Canyon Road as phase 1. The change also prescribes that the remaining "C" Street improvements be installed prior to construction of the first east golf course or alternatively the first residential occupancy. The phase plan submitted would place this within either Phase 5 or Phase 7. This modification is acceptable provided that the Walnut Canyon Road entrance be fully improved for a distance of two hundred (200) feet. (Approve, requiring the addition of the Walnut Canyon Road entrance construction) 47. Modifies when landscape plans need to be prepared by applicant for approval by the Community Development Director prior to the issuance of the first building permit within any phase. Staff believes this request is reasonable and from experience has seen implementation in similar manner in other projects. (Approve) Further, the request seeks to defer all streetscape landscaping east of Club House Drive until the first east M: \JLibiez \M \TOLLCONDITION MODIFICATIONS.2.doc EXHIBIT 1 000025 Toll Brothers Minor Modification RPD 94 -1; Cup 94 -1; VTM 4928 February 2, 2000 Page 2 side residential unit or golf course is developed. Staff has continued to maintain that all of the physical improvements, including landscaping, to "C" Street be accomplished in one phase, however, with the construction of full improvements within the first two hundred feet of "C" Street from Walnut Canyon Road entry, staff's concern that the project be oriented to Walnut Canyon Road is diminished. (Approve noting construction of the Walnut Canyon Road entry) Within sub - paragraph 6 of the condition applicant seeks to permit City standards to apply for slope planting and vegetation sizes for such plantings where conflicts may exist between tract specifications and the City standard. Since all landscaping is subject to approval of a plan or plans submitted for evaluation and approval by the City's contract landscape architect, the request is appropriate and should be approved, subject to the following stipulation. In granting that landscape plans be submitted with each phase, applicant must be subject to a master plan for the whole site to which the phase plans must be consistent. (Approve as modified)) Applicant seeks to modify sub - paragraph 13 by changing the responsibility period for landscape maintenance from the last residential unit in the tract or phase to the first unit. This is appropriate, the City should not accept any responsibility for landscaping within private gated community areas or partial landscaping improvements. (Approve) 53. The request seeks to eliminate the trail construction and surety provision of the earlier approval. In essence all the City receives is the irrevocable offer of dedication with each phase of the map. Staff believes the trail should be dedicated and developed consistent with other improvements within the phases in which the trail occurs. It would seem that if golf cart trails can be designed and constructed throughout the varying topographies of the site, the multi - purpose trail could also be accomplished. (Deny) Alternatively, if the applicant was to finance, construct and provide long term maintenance support to the trail system within an acquired offsite easement on abutting Toll Brothers Minor Modification RPD 94 -1; Cup 94 -1; VTM 4928 February 2, 2000 Page 3 properties it could serve to satisfy the on -site trail requirement. Appropriate guarantee would need to be structured and adjacent owners responsive. Toll's obligation would be to design, construct and provide long term maintenance support for the trail. 55. The modification request seeks to reduce the perimeter fencing height and style of perimeter fencing adjacent to agricultural uses. A master fence and wall plan will be required for the project, subject to the Director of Community Development approval. All fences /walls would comply to the master plan. (Deny) 81. The modification change identifies seven phases for the project. (Approve) 110. The request would add an opportunity for consideration of an alternate wall system to the slough wall required by the original condition. The change would allow staff to look at alternate designs that may be more technically and aesthetically correct for the application. (Approve) 131. Additional wording to reflect modified vesting map added. (App-rove) 132 - 134,136, 137, 144 -147. Request would modify street sections and timing of improvements for Walnut Canyon Road, Grimes Canyon Road and interior streets. The applicant proposes to provide an at -grade golf cart crossings over "C" Street at Club Drive in lieu of a tunnel as permitted within the Development Agreement. It is anticipated that "C' Street may see considerable traffic which could result in conflicts for vehicles, golf carts and pedestrians at the major entry to the country club area. The Developer is seeking to implement his option as permitted by the Development Agreement. Warning signs and flasher systems should be considered in addition to the required three way stop sign to ensure safety at this intersection. DENY any changes to street standards except as noted by the attached resolution. 148. Applicant wishes to delete the requirements for bus turn- outs from Grimes Canyon Road, Walnut Canyon Road and "C" Street. Rationale is that Ventura County Transportation has no plan for bus service to the area at this time. The 000027 Toll Brothers Minor Modification RPD 94 -1; Cup 94 -1; VTM 4928 February 2, 2000 Page 4 City provides bus service within the incorporated boundary and although it is not known at this time if or when service will occur, future conditions may require a service connection. School bus pickup is facilitated by turn outs which also increases safety. (Deny) 214. Request seeks to modify double /single loaded residential street standards. Inserts use of "Exhibit F" as criteria. (Neutral) Residential Planned Development Permit (RPD_ -94 -1) 17. Same as Vested Tentative Map 4928 condition 19. (Deny) 27. Minor modification to wording regarding design features submittal to Community Development Director. The change would subject the development to up -front design review for the various elements for the residential units and ordinance design standards referenced by the condition. (Approve) 29. This condition is written somewhat differently than Tract condition 47, but as modified would limit "C" Street landscape improvement to just the west neighborhood rather than all in the same phase. (Approve the same as #47 Tract condition) 31. Request seeks to delay on -site improvements until 120 days after the issuance of the last Certificate of Occupancy (CO) for each phase. Under current code requirements, no CO is required to occupy a standard residential structure. Final inspection typically is the only action needed for occupancy. Occupancy of structures should not occur until all phase requirements are completed. Improvements may be staged to either the first unit or some subsequent number of units that Council is comfortable with, but improvements should not be delayed until after the units are complete and released for occupancy. (Deny) 34. Same as Vested Tentative Map condition 55. (Approve) 59 -62, 64 -66. Conditions are similar to those for the Tentative Map (132 -134, 136, 137, 144 -147). (Approve with same limitations as Tentative Tract conditions) 119. Same as Vested tentative Map condition 214. (Neutral) 000028 Toll Brothers Minor Modification RPD 94 -1; Cup 94 -1; VTM 4928 February 2, 2000 Page 5 Conditional Use Permit (CUP -94 -1) 26. Same as Vested Tentative Map Condition 19, and RPD condition 17. (Deny) 41. Like the requested change to condition 53 of the Vested Tentative Map, this request seeks to eliminate the trail construction and surety provision of the earlier approval. Staff's previous comments on the tract condition change apply. (Deny) 103. The condition is labeled "odors" but relates to Walnut Canyon Road improvement similar to Tract Condition 134, and RPD condition 61. Staff's comments and recommendation are the same. 105. The request seeks to have Grimes Canyon Road dedicated and constructed consistent with applicant's Exhibit F. The exhibit does not contain a cross section for Grimes Canyon Road. Inclusion of the appropriate cross section and approval by the City Engineer should be incorporated.(Approve with clarifying language) 107. This request is similar to Vested Tentative Tract condition 144, and RPD condition 64. Staff's comments for this request remain the same as previously indicated. 000029 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 VESTING TENTATIVE MAP NO. 4928 CONDITIONS OF APPROVAL And PROPOSED CONDITION MODIFICATON IN LEGISLATIVE FORMAT I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS Approved Phasing 5. If the Final Map is to record in phases, it shall be recorded in twe (2) seven(7)phases consistent with the Modified Phasing Plan, approved by the City Council on April 17, 19 96;- December ,1999, and the applicable subsequent conditions of approval. Assessment District for "C" Street Maintenance Area Improvements 19. Except for the street improvements, maintenance responsibility for the other "C" Street improvements (" Maintenance Areas "),including but not limited to the landscaping improvements in the parkway, medians, and at the entranceways; the bus stops; storm drains; and any slope directly affecting drainage, and any other items deemed necessary by the City, shall be provided by an ssse ssEtent d s}~;et the homeowners association. The total cost of the maintenance provided by the assessment —distr-let homeowners association shall be borne by all of the residential and golf course property owners within the entire Vesting Map No. 4928 area, as applicable. The Applicant /Developer shall be responsible for installing all required Maintenance Area improvements and maintaining such Mainte- nance Area improvements, to the City's specifications and satisfaction, until acceptance by the Gay homeowners association for maintenance ieelusien- in the assessment d;str ~' Acceptance of Maintenance Area improvements for homeowners association aseessfReet distriet maintenance purposes shall not occur until one year after the last residential enit eeeupaney in the installation & 80% coverage of the landscape within the tract hp ase. er until the neiEt eppertunity te- -plaee --this area -- within --the "C" Street improvements shall be maintained by the Applicant/Developer to the City's specifications and satisfaction, until acceptance of said improvements by the Cry homeowners association. Acceptance can ell occur upon occupancy of the final any residential unit or golf course occupancyr rements to be Included in CC &R's 25. The following shall be included as requirements and limitations for construction in the CC &R's /Design Guidelines: 1. 200 -Foot and 100 -Foot Easements: No use or structures of any kind or size, with the exception of drainage structures and infra- structure required by the City or other public agency, shall be allowed within a 100 -foot non - buildable, restricted -use ease- ment, shown on the Vesting Tentative Map. This easement is to 1 OOOO.L�o VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 serve as the 100 -foot fuel modification zone for fire prevention. In addition, between the Project site's northeast corner that is located north of Lot No. 224 (water tank site and the northwest corner that is located northwest of the green for the 12th hole (west golf course), the non - buildable, restricted -use easement shall be inereaseel a `- ° 200 Fee`s Limited to 100 feet as approved by GPA No. To provide an agricultural buffer consistent with the General Plan Land Use Element requirement. These easements are required to be recorded in conjunction with Final Map approval. The landscaping within such easements shall be consistent with the Fire Hazard Reduction Program that is required to be prepared prior to recordation of Phase 1 of the Final Vesting Map(reference Ventura County Fire Prevention District conditions). 2. California Administrative Code Requirements: All residential units constructed in the subdivision shall comply with Chapter 2- 53 of Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the California Administrative Code. 3. Earthquake Related Requirements: All habitable structures shall be designed according to the most recent Uniform Building Code (UBC) requirements to accommodate structural impacts from ground acceleration and maximum credible earthquake event. 4. Drainage Between Lots: No structures, walls, or fences shall be erected which impede or restrict flow of drainage waters between lots. 5. Roofing Materials: Use of wood or asphalt shingles as roofing materials shall be prohibited. 6. Energy Saving Devices: All residential units shall be constructed employing energy saving devices. These devices are to include, but are not limited to the following: 1. Ultra low flush toilets (to not exceed three and one -half gallons) ; 2. Low water use shower controllers as required by Title 24 of the Uniform Building Code shall be placed on all shower facilities; 3. Natural gas fueled stoves, ovens and ranges shall not have continuous burning pilot lights; 4. All thermostats connected to the main space heating source shall have night set back features; 5. To ensure closure when not in use kitchen ventilation systems shall have automatic dampers; and 6. Hot water solar panel stub -outs shall be provided. 2 0 0002iI VESTING TENTATIVE MAP NO. 4928 City Council Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 7. Exterior Building and Paint Colors: All exterior building materials and paint colors are to be compatible with the Design Guidelines and with adjacent development. 8. Rain Gutters and Downspouts: Non - corrosive rain gutters and downspouts shall be provided on all sides of dwelling units. Water shall be conveyed to the street or drives, as determined by the drainage plan. 9. Roof Equipment: All roof jacks and metal flashing shall be painted to match the roof color. Roof mounted equipment shall be prohibited. All deck drains shall drain to the side, not the front facing any private or public street. 10. Solar Panels: Solar panels, such as for heating swimming pool(s), shall be subject to the approval of the Director of Community Development prior to the issuance of a Zoning Clearance. All solar panels shall be designed so as to be part of the overall design of the structure supporting it. 11. Water Heater Vents: Water heater vents shall be located so as to not be visible from a front elevation viewpoint. 12. Stucco Finishes: Stucco finishes applied mechanically shall contain the smallest sand grit sizes feasible. Stucco finishes shall not be textured. The design objective of stucco application is to obtain a smooth trowel finish, to the degree feasible, without requiring hand troweling or dry - polishing during finish coat application. 13. Asbestos Prohibited: No asbestos pipe or construction materials shall be used in the development of homes associated with this subdivision. 14. Lighting Restrictions: Front and rear yard lighting restrictions shall be included to ensure compatibility with the surrounding rural neighborhoods. All exterior lighting shall be fully hooded and shielded. 15. Graffiti Removal: Any graffiti on Homeowners' Association maintained property shall be removed within five (5) days from written notification by the City of Moorpark. All such graffiti removal shall be completed to the satisfaction of the City. 16. Maintain Tract and Easement Notification Signage: Any neighborhood identification signage and any required signs notifying residents of an easement for future street extension shall be maintained by the Homeowners' Association in perpetuity, or in the case of the easement notification sign, shall be maintained until such time that the road is extended or the easement is relinquished by the City. 000032 01 VESTING TENTATIVE MAP NO. 9928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 17. Dominant Street Tree: A coordinated tree planting program shall be developed which will provide a dominant street tree for each of the residential streets to provide aesthetic diversity within the development. 18. Fire Protection Features: All structures adjacent to open space, around the perimeter of the project, shall be designed to satisfy at least a one hour fire - resistant rating. Such structures shall incorporate fire retarding features including, but not limited to, boxed -in eaves, reduced overhangs, double -paned windows, convection resistant roof design, non - combustible roofing material, and related design features. The County Fire Protection District shall review this component of the Design Guidelines prior to approval by the Director of Community Development. 19. Keeping of Farm Animals Prohibited: The keeping of farm animals as a principal or accessory use shall be prohibited for all residential lots. 20. Residential Addresses: Addresses for residential units shall be clearly visible to approaching emergency vehicles, a minimum of 6 inches in height, and illuminated during hours of darkness. Surety for "C' Street Maintenance Area Improvements 44. No Zoning Clearance shall be issued for construction activities until after recordation of Phase 1 of the Final Map and all "C" Street Mainte- nance Area improvements specified in the conditions of approval for this Vesting Tentative Map No. 4928 have been provided or the Director of Community Development approves the acceptance of a Performance Bond to guarantee the construction, installation, and maintenance of "C' Street Maintenance Area improvements including, but not limited to perimeter tract walls (including stucco treatment), fences, median and parkway landscaping, slope planting, irrigation, and other landscape improve- ments. Required westside residential and golf course improvements and two 12 foot lanes of "C' street from the clubhouse to Walnut Canyon Road shall be completed prior to the first golf course or residential occu- pancy approval. The remaining "C" Street improvement shall be completed prior to the first East Golf Course or East residential occupancv. In case of failure to comply with any term or provision of this condition, the City Council may by resolution declare the surety forfeited. Upon full completion of the required improvements to the satisfaction of the City,the City Council may reduce the amount of the bond; however, the bond must be kept in full force and effect for one year after the last golf course or residential occupancy, whichever occurs later, to guaran- tee that items such as, but not limited to, perimeter tract walls, in- cluding stucco treatment, landscaping, fences,slope planting or other landscape improvements are maintained. 0 04J VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 Landscaping Requirements 47. Prior to rough grading permit approval, complete landscaping and irrigation plans (2 sets), together with specifications and a maintenance program shall be prepared by a State Licensed Landscape Architect for the Maintenance Areas for "C' Street. The landscaping and irrigation plans for the Common Maintenance Areas for the residential development shall be prepared prior to recordation of the applicable phase of development. The landscaping and irrigation plans for each phase of the residential projects and for each golf course shall be reviewed and approved by the City Community Development Director (or his designee) prior to issuance of building permits for respective phases. tie pelf eeurses —and elabheuse area shall be prepared- pi-ler to reeerdatlen e€ Phase 1 of the Final Vesting Map. All landscaping and irrigation plans shall be generally in accordance with the Ventura County Guide to Landscape Plans, and shall be submitted to the Director of Community Development for review and approval. The subdivider shall bear the cost of the landscape plan review, installation of the landscaping and irrigation system, and of final landscape inspection. All tree replacement, Maintenance Area and Common Maintenance Area landscaping, and permanent erosion control landscaping shall be installed and receive final inspection prior to issuance of an occupancy approval for the first residential unit or golf course in each phase, as applicable, with the exception that all streetscape landscaping east of the club house in the half street section. shall be completed within 90 days of completion of the related eeurse sti -eet base first east residential unit or golf course area. Planting and irrigation specifications shall be included for all manufactured slopes over three (3) feet in height, and all Maintenance Areas and Common Maintenance Areas . The purpose of the landscaping shall be to control erosion, prevent aesthetic impacts to adjacent property owners, mitigate the visual impacts of all manufactured slopes three (3) feet or more in height, replace mature trees lost as a result of construction, and provide a landscaping pattern along the streets and entranceways that resembles a rural ranch design. The Landscaping and Irrigation Plans shall include landscaping specifications, planting details, and design specifications consistent with the following requirements: 1. Irrigation: Irrigation shall be provided for all permanent landscaping identified in the approved landscape plan. The subdivider shall be responsible for maintaining the irrigation system and all landscaping until such time as a Homeowners' Association, assessment district, or similar entity approved by the City accepts the responsibility. 1. 2. Tree Report: The information contained in the Final Vesting Map No. 4928 Tree Report, regarding which trees are to be saved or retained on the site, shall be noted on the landscape plan. 000034 9 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 3. Tree Replacement: The landscape plan for "C' Street and the entranceways at Walnut Canyon and Gabbert Canyon Roads shall specify how trees removed during the rough and fine grading phases of the project will be replaced in accordance with Municipal Code requirements. 4. Streetscape Elements: The landscape plan shall include the final design of all sidewalks, barrier walls, streetscape elements, urban landscaping and pedestrian paths within the project limits. 5. Streetscape Appearance: All landscaped pedestrian walkways shall be designed to provide an aesthetically pleasing streetscape appearance and shall be subject to approval of the Director of Community Development. All pedestrian walkway plans shall conform to conditions of approval. 6. Tree Planting: A sufficiently dense tree planting plan emphasiz- ing tall growing trees and /or shrubs shall be designed. Planting shall be planned to achieve shade and screening in a three (3) to five (5) year time period. A minimum of 25 percent of the trees shall be 24 -inch box size and a minimum of 25 percent shall be 36 inch box size. Where these specification conflict with countv Guidelines for slope planting and stabilzation the county guidelines shall prevail. In addition, recommendations regarding planting, that are included in the mitigation monitoring program, shall be incorporated to the degree feasible into the screening plan. The size of the trees to be planted shall be subject to approval of the Director of Community Development. 7. Dominant Street Tree: A coordinated tree planting program shall be developed for all Maintenance Areas and Common Maintenance Areas. Dominant street trees shall vary between residential streets to provide aesthetic diversity within the development. 8. Landscaping Near Intersections: Landscaping at site entrances and exits and at any intersection within the development shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. 9. Landscaping Within Median and Parkways: Landscaping within any median or parkway shall be designed so as to not obstruct the view of any exterior door or window from the street. 10. Trees Prohibited Under Street Lights: Landscaping (trees) shall not be placed directly under any overhead lighting which could cause a loss of light at ground level. 11. Equipment Screening: Backflow preventers, transformers, or other exposed above grade utilities shall be shown on the landscape plan(s) and shall be screened with landscaping and /or a wall. 12. Slopes Adjacent to Grimes Canyon Road: A restriction and /or covenant in a form satisfactory to the City Attorney shall be placed on lots 133 -135, 142, 143, 157, 158, and 161 prohibiting 6 000035 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 any deck, patio, gazebo, or other structure on the slope adjacent to Grimes Canyon Road. 13. Maintenance and Replacement: Until one year after occupancy of the first final: residential unit in a ire tract /phase or golf course occupancy, whiehever eeeurs 'a`e the Applicant /Developer shall be responsible for maintenance of the Maintenance Areas and Common Maintenance Areas. Prior to Homeowners' Association, or assessment district, or similar entity's acceptance of responsi- bility for the landscaping, the Applicant /Developer shall replace any dead plants and make any necessary repairs to the irrigation system consistent with the landscape plan approved for the subdivision. 14. Native and /or Drought Tolerant Plantings: The use of native and /or drought - tolerant shrubs and trees shall be utilized for landscaping purposes in order to stabilize graded slopes and encourage the return of some wildlife species displaced from the project site as a result of grading activities. Any turf plantings shall also be drought tolerant, low water -using varieties. 15. Exotic Plants Prohibited: Exotic plants which are known to spread beyond their original plantings and invade native habitats such as Pampas Grass, Spanish Broom, and Tamarisk shall not be used. Non - Buildable, Restricted -Use Easement (Agricultural /Land Use Buffer) 49. The developer shall provide a minimum 100 foot width non - buildable, restricted -use easement along the entire perimeter of the area covered by Vesting Tentative Map No. 4928. This easement is to serve as the 100 -foot fuel modification zone for fire prevention. In addition, between the Project site's northeast corner that is located north of Lot No. 224 (water tank site), and the northwest corner that is located northwest of the green for the 12th hole (west golf course), the non - buildable, restricted -use easement shall be inefeased t e a 280-€ems width Limited to 100 feet as approved by GPA No. to provide an agricultural buffer consistent with the General Plan Land Use Element requirement. Only landscaping consistent with a required Fire Hazard Reduction Program (reference Fire Prevention District conditions) shall be allowed within the easement. No structures of any kind or size, with the exception of drainage structures, fencing /walls, and infrastructure required by the City or other public agency, shall be permitted within the easement. Recordation of said easement shall occur coincidentally with recordation of Phase 1 of the Final Vesting Map. This easement shall be illustrated on all subsequent recorded maps for phased residential development. Multi -Use Trail Easement 53. The Final Vesting Map shall identify a 20 -foot wider multi -use trail easement as shown on the Modified Tentative Map;_ aed inelude a tT-; ^�� 7 000036 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 seetien. The final map 1-t- shall alse include an irrevocable offer of dedication €e= the easement and an }frevaeable effer of dedieatlee for public purposes for Lot 217, the trail staging area. This dedication shall be made at the time of the phase 1 map recordation. All phases of the Final Map shall show the location of the multi -use trail easement. Prior to approval of Phase � 2 of the Final Map, the subdivider shall be required to cooperate with implementation of a trial network along the southern perimeter of the project. prevlde a ten –year euEe ty fe =mil eenstr�etlen, as determined by - -the E}ty to lnelude— Eequ±Eed grading sur-€aeing, landseaplag, geneing, and trail . Location of Perimeter Property Line Fencing /Walls 55. A Perimeter Boundary Fencing and Wall Plan is required to be submitted, for Director of Community Development approval, prior to approval of the first phase of the Final Vesting Map. The perimeter boundary fencing/ wall plan shall include the type, height, and location of all fencing and /or walls to be installed along the perimeter of the entire project site and along "C" Street and within the "C' Street parkway. Boundary perimeter fencing or walls shall be installed prior to the first residential or golf course occupancy in each phase. Along the northern Pperimeter of the project, boundary fencing consistent with wild land fences typical of agricultural buffer areas shall: be a minimum of 6 feet in <ght and shall be installed by the Applicant/ Developer adjaeent to agrieialtar-al zoned r- _r_ -'-1 prior to the first golf course occupancy approval or first residential occupancy approval north of "C" Street, whichever occurs first, and shall represent an appropriate a substantial barrier to discourage vandalism and trespassing. The Director of Com- munity Development may approve high - quality chain link fencing adjacent to agricultural properties in locations where such fencing would not be visible from the public right of way or the adjacent residential pads. In all other perimeter locations, not adjacent to agricultural zoned property, either wrought iron fencing, a block wall, or a combination shall be provided, as determined by the Director of Community Develop- ment in the Perimeter Fencing and Wall Plan. II. CITY ENGINEER CONDITIONS OF APPROVAL PRIOR TO FINAL MAP APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED: General Requirements 81. Recorded Final Maps for each of the twe &I-A seven phases of the Vesting Tentative Tract Map for the project shall be permitted subject to the applicable conditions of approval. Phasing shall comply with with City Council approved Phasing Plan dated April 17, 1996. Each phase of the Final Map may be filed concurrently or in sequence. Phasing shall be in substantial conformance with the aforementioned City Council approved Phasing Plan (Exhibit A) . Deviations in the numerical map recording and construction sequence must be approved by the City Council. 0000317 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 110. To reduce debris from entering sidewalk and streets, the approved grading plan shall show a slough wall or approved alternate design, approximately 18 inches high, with curb outlet drainage to be constructed be- hind the back of the sidewalk where slopes exceeding 4 feet in height are adjacent to sidewalk. The subdivider shall use the City's standard wall detail or approved alternate design during design and construction. All material for the construction of the wall shall be approved by the City Engineer and Director of Community Development. No retaining wall greater than 18 inches in height shall be approved immediately adjacent to a sidewalk. A minimum 2 -foot wide planting area shall be established between the back of sidewalk and any retaining or other property walls. All slough walls shall be shown as part of the approved landscape plan. Street Improvement Requirements 131. The applicable Ventura County Road Standard Plates are as follows and have been modified to conform to the cross sections shown on the Vesting Tentative Map No. 4928 —and modified VTM no.4928. Walnut Canyon Road: 132. Walnut Canyon Road shall be designed per Ventura County Standard Plate B -7B with right -of -way varying between 60 -75 feet in width and lane configurations as modified per Exhibit F of the approved Modified Vesting Tentative Map No. 4928. 133. The improvements on Walnut Canyon Road shall provide a 13 foot north- bound through lane, 12 foot northbound left turn lane, 12 foot southbound right turn lane, 13 foot southbound through lane, 12 foot southbound acceleration lane (south of the "C" street intersection) with 84.9 foot paved shoulders on each side consistent with Exhibit F of the approved Modified Vesting Tentative Map No. 4928. 134. The primary project collector street intersection with Walnut Canyon Road (State Route 23) and Walnut Canyon Road improvements shall be designed in consultation with the City and Caltrans to assure that acceptable turning radii, lane widths, shoulders, lane tapers, and adequate acceleration and deceleration improvements are constructed and adequate sight distance is provided. Modifications to State Route 23, as required by Caltrans, shall be constructed prior to occupancy of the first eastside residential unit of Tract No. 4928 or the first- second golf course facility, whichever occurs first. An encroachment permit shall be obtained from Caltrans prior to construction of any proposed roadway improvements. Any additional right -of -way required to implement the Caltrans approved design for this entrance intersection shall be acquired by the subdivider and dedicated to the State in a manner acceptable to Caltrans. Entry monumentation that does not interfere with sight- distance or turning movements shall be incorporated into the project entrance planning. Landscaping shall be provided appropriate to the entry that will not interfere with sight- distance or turning movement operations. 9 0001035 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 136. Prior to occupancy of the first residential eastside unit of Tract 4928 or the !Est second golf course facility, whichever occurs first, the subdivider shall improve Walnut Canyon Road as specified in these conditions. Grimes Canyon Road: 137. The subdivider shall dedicate sufficient right of way to provide any future improvements per Ventura County Standard Plate .B -7B. The (-r&950 foot ROW) shall be widened as necessary to construct: a dedicated 12 foot southbound left, 13 foot northbound right turn lane, and 16 foot through lane for the project entrance with "C" street, and 10 foot wide paved shoulders. Interior Streets: Public Streets: 144. "C" Street shall be constructed per Ventura County Standard Plate B -4A modified to have a sixty (60) foot right of way and configured, consistent with the Circulation Element, to provide the following cross section : 1 -five (5) foot meandering sidewalk located at on the ba-ek of eaeh southerly 18 foot parkway 2 -eight (8) foot bikelanes 2- twelve (12) foot travel lanes 1- fourteen (14) foot median at "C" Street Entranceways Left Turn Pocket at all Cross - streets (not including three -way stop at clubhouse entry drive) The -flEst -five (5) feet of eEach parkway shall be landscaped consistent with the landscaping conditions of approval. An additlenal 18 feet -e€ foot parkway shall be provided behind the sidewalk on the southerly parkway. Rolled curbs shall be permitted providing no design /drainage constraints prevent their use. A 3 -way stop sign shall be provided at the intersection of "C' Street and the clubhouse entry drive. Te- aveid- eenfliets with traffle- n An at grade golf cart crossing "C' Street, a- Cannel, er similar underbr-1 ge aeeessway, shall be constructed {ruder at the "C" Street /br-idge clubhouse entrance to enable connecting the 14th and the 15th holes for the West golf course and at the clubhouse_ entry The tanrele on grade cart crossing shall be constructed to specifications approved by the City Engineer. Left turn storage lanes are required at all public and private intersections on "C' Street. Adequate intersection right of way shall be provided for constructing all left -turn pockets without decreasing other lane width or parkway requirements. 145. All ether publiely dedicated "Private" "Streets" interior streets shall be per Ventura County Standard Plate --a wn having a fifty six (3-6 39 or 41) foot right of way, thirty -&4-x (-3-6 35 or 37 ) foot pavement width, and tear (10) two (2) foot parkways.. ,without £sidewalks shall be five 10 OOVIM3�9 VESTING TENTATIVE MAP NO. 4928 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 (5)feet in- -Rolled curbs shall be allowed provided no design /drain- age constraints prevent their use. 146. All iabl _,'y dedleated private street cul -de -sacs shall be per Ventura County Standard Plate -B=ZG- having a fifty twe --(52) thirty... (39 or 41) foot right of way, thirty -twe (3 ) (35 or 37) foot pavement width, and X 10) two (2) foot parkways- ,without sGidewalks shall be five (9) feet ia-- :�ist�. Rolled curbs shall be allowed provided no design /drainage constraints prevent their use. 147. All streets serving residential lots shall be publiely dedleatzed are "private streets" and shall conform to the applicable Ventura County standards as specified in conditions Nos. 145 and 146. Other Street Improvements 148. The subdivider shall inelude bus step- tuEneuts- is the €iaal street i - prevemea- t - plae_s - €ems- -G Street, Walnut Ganyen Read, and Grimes Ganyen Read, and previde -fer their eenstruetlen, to serviee the- pr-ejeet —The €mil leeatien e€ the bus step— turneuts, and any - - shelters, shall be DELETED IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS Road and Driveway Requirements 214. Double loaded residential streets shall be a minimum of 36 feet wide with parking allowed on both sides. Single residential loaded streets shall be a minimum of 32 feet wide with parking allowed on one side only. Per Exhibit F of Modified Vesting Tentative. 11 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. RPD -94 -1 CONDITIONS OF APPROVAL And PROPOSED CONDITION MODICICATION IN LEGISLATIVE FORMAT I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS Assessment District for "C" Street Maintenance Area Improvements 17. Except for the street improvements, maintenance responsibility for the other "C" Street improvements (" Maintenance Areas "), including but not limited to the landscaping improvements in the parkway, medians, and at the entranceways; the bus stops; storm drains; and any slope directly affecting drainage, and any other items deemed necessary by the City, shall be provided by aft the Home Owners Association assessment dlstE . }. The total cost of the maintenance provided by the Home Owners Association assessffieft} distri: shall be borne by all of the residential and golf course property owners within the entire Vesting Map No. 4928 area, as applicable. The Applicant/Developer shall be responsible for installing all required Maintenance Area improvements and maintaining such Maintenance Area improvements, to the City's specifications and satisfaction, until acceptance by the City for the Home Owners Association inelus -ien in the assessment distEiet in the Home Owners Association assessment distr - . Acceptance of Maintenance Area improvements for assessment district maintenance purposes shall not occur until one year after the last residential unit occupancy in the west residential tract. er- Until the neiit er rer tunity te iqlaee tzhis area within the — assessment distriet f&r as ses efaent perpes e s , whiehever e eeidrs late- "C" Street improvements shall be maintained by the Applicant/Developer to the City's specifications and satisfaction, until acceptance of said improvements by the City. Acceptance shall occur upon occupancy of the final west residential unit or golf course occupancy, whichever occurs later. CC &R Requirements for Construction 21. The following shall be included as requirements and limitations for construction in the Design Guidelines: 1. 200 -Foot and 100 -Foot any kind or size, with the infrastructure required by shall be allowed within Ed -use easement, shown or easement is to serve as for fire prevention. site's northeast corner th Easements: No use or structures of exception of drainage structures and the City or other public agency, a 100 -foot non - buildable, restrict - the Vesting Tentative Map. This he 100 -foot fuel modification zone n addition, between the Project t is located north of Lot No. 224 1 0000'.:3. RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 (water tank site),and the northwest corner that is located northwest of the green for the 12th hole (west golf course) , the non - buildable, restricted -use easement shall be increased te--a 209 feet width Limited to 100 feet as approved by GPA No. to provide an agricultural buffer consistent with the General Plan Land Use Element requirement. These easements are required to be recorded in conjunction with Final Map approval. The landscaping within such easements shall be consistent with the Fire Hazard Reduction Program that is required to be prepared prior to recordation of Phase 1 of the Final Vesting Map (reference Ventura County Fire Prevention District conditions). 2. California Administrative Code: All residential units constructed in the subdivision shall comply with Chapter 2- 53 of Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the California Administrative Code. 3. Earthquake Design Requirements: All habitable structures shall be designed according to the most recent Uniform Building Code (UBC) requirements to accommodate structural impacts from ground acceleration and maximum credible earthquake event. 4. Drainage Between Lots: No structures, walls, or fences shall be erected which impede or restrict flow of drainage waters between lots. 5. Roofing Materials: Use of wood or asphalt shingles as roofing materials shall be prohibited. 6. Energy Saving Devices: All residential units shall be constructed employing energy saving devices. These devices are to include, but are not limited to the following: 1. Ultra low flush toilets (to not exceed three and one -half gallons); 2. Low water use shower controllers as required by Title 24 of the Uniform Building Code shall be placed on all shower facilities; 3. Natural gas fueled stoves, ovens and ranges shall not have continuous burning pilot lights; 4. All thermostats connected to the main space- heating source shall have night set back features; 2 000042 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 5. To ensure closure when not in use kitchen ventilation systems shall have automatic dampers; and 6. Hot water solar panel stub -outs shall be provided. 7. Exterior Building Materials and Colors: All exterior building materials and paint colors shall be approved by the Director of Community Development to ensure compatibility with the Design Guidelines and with adjacent development. 8. Rain Gutters and Downspouts: Non - corrosive rain gutters and downspouts shall be provided on all sides of dwelling units. Water shall be conveyed to the street or drives, as determined by the drainage plan. 9. Roof Equipment: All roof jacks and metal flashing shall be painted to match the roof color. Roof mounted equipment shall be prohibited. All deck drains shall drain to the side, not the front facing any private or public street. 10. Solar Panels: Solar panels, such as for heating swimming pool(s), shall be subject to the approval of the Director of Community Development prior to the issuance of a Zoning Clearance. All solar panels shall be designed so as to be part of the overall design of the structure supporting it. 11. Water Heater Vents: Water heater vents shall be located so as to not be visible from a front elevation viewpoint. 12. Stucco Finishes: Stucco finishes applied mechanically shall contain the smallest sand grit sizes feasible. Stucco finishes shall not be textured. The design objective of stucco application is to obtain a smooth trowel finish, to the degree feasible, without requiring hand troweling or dry polishing during finish coat application. 13. Asbestos Prohibited: No asbestos materials shall be used in the associated with this permit. 14. Lighting Restrictions: Front and restrictions shall be included to en the surrounding rural neighborhoods. shall be fully hooded and shielded. pipe or construction development of homes rear yard lighting sure compatibility with All exterior lighting 15. Graffiti Removal: Any graffiti on Homeowners' Association maintained property shall be removed within five (5) days 3 00004,3 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 from written notification by the City of Moorpark. All such graffiti removal shall be completed to the satisfaction of the City. 16. Maintain Tract and Easement Notification Signage: Any neighborhood identification signage and any required signs notifying residents of an easement for future street extension shall be maintained by the Homeowners' Association in perpetuity, or in the case of the easement notification sign, shall be maintained until such time that the road is extended or the easement is relinquished by the City. 17. Dominant Street Tree: A coordinated tree planting program shall be developed which will provide a dominant street tree for each of the residential streets to provide aesthetic diversity within the development. 18. Fire Protection Features: All structures adjacent to open space, around the perimeter of the project, shall be designed to satisfy at least a one hour fire - resistant rating. Such structures shall incorporate fire - retarding features including, but not limited to, boxed -in eaves, reduced overhangs, double -paned windows, convection resistant roof design, non - combustible roofing material, and related design features. The County Fire Protection District shall review this component of the Design Guidelines prior to approval by the Director of Community Development. 19. Keeping of Farm Animals Prohibited: T animals as a principal or accessory use for all residential lots. 20. Residential Addresses: Addresses for shall be clearly visible to approaching a minimum of 6 inches in height, and hours of darkness. he keeping of farm shall be prohibited residential units emergency vehicles, illuminated during Non - Buildable, Restricted -Use Easement (Agricultural /Land Use Buffer 25. The developer shall provide a minimum 100 -foot width nonbuildable, restricted -use easement along the entire perimeter of the area covered by Vesting Tentative Map No. 4928. This easement is to serve as the 100 -foot fuel modification zone for fire prevention. In addition, between the Project site's northeast corner that is located north of Lot No. 224 (water tank site), and the northwest corner that is located northwest of the green for the 12th hole (west golf course), the non - buildable, restricted -use easement 4 000044 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 shall be inereased to a-290 feat width Limited to 100 feet as approved by GPA to provide an agricultural buffer consistent with the General Plan Land Use Element requirement. Only land- scaping consistent with a required Fire Hazard Reduction Program (reference Fire Prevention District conditions) shall be allowed within the easement. No structures of any kind or size, with the exception of drainage structures, fencing /walls, and infrastruc- ture required by the City or other public agency, shall be per- mitted within the easement. Recordation of said easement shall occur coincidentally with recordation of Phase 1 of the Final Vesting Map. This easement shall be illustrated on all subse- quent recorded maps for phased residential development. Residential Architectural Design Standards and Guidelines 27. Detailed information about residential project design features for ear residential structures er fer eaeh phase of development shall be submitted to the Director of Community Development for review and approval. This detailed information shall comply, to the ex- tent feasible, with the design guidelines and development stand- ards contained in the City's Hillside Management Ordinance. The street widths, streetscape patterns, lighting, and parkway con- cept for the residential areas shall assure a decidedly rural aesthetic. Accomplishment of this objective may involve providing for rolled curbs, low intensity decorative lighting along minor streets, the use of decorative boundary fencing along streets, and other features. Final residential development requirements con- cerning landscaping, streetscape, the architecture of residen- tial units, lighting, and all other Design Guidelines subjects shall be provided to the Director of Community Development in the Final Moorpark Country Club Estates Residential Design Guidelines, to be approved by the Director at the time of review of proposed CC &R's and prior to lot sales. Landscaping Requirements for Maintenance Areas and Common Maintenance Areas 29. Prior to the recordation of each applicable phase of development, two (2) sets of Landscaping and Irrigation Plans, together with a maintenance program, shall be prepared by a State - licensed Land- scape Architect for the Maintenance Areas and Common Maintenance Areas for the tract. The plans shall be in accordance with the Ventura County Guide to Landscape Plans, and applicable City poli- cies, plans and ordinances, and shall be submitted to the Director of Community Development for review and approval. The Applicant /Developer shall bear the full cost of plan review, installation, and final inspection. The landscaping for the Maintenance Areas and Common Maintenance Areas in each approved phase of development shall be installed and receive final inspection and approval prior 5 00004 -J RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 to the first occupancy in each phase. (The landscaping for "C" Street westside is required to be installed prior to the West first golf course occupancy; however, if westside residential de- velopment precedes golf course construction, the westside land- scaping for "C" Street shall be installed and receive final in- spection and approval prior to the first residential occupancy.) The landscape plan shall include planting and irrigation specifications for manufactured slopes over three (3) feet in height, and all Maintenance Areas and Common Maintenance Areas proposed to be maintained by a Homeowners' Association, assessment district, or similar entity. The purpose of the landscaping shall be to control erosion, prevent aesthetic impacts to adjacent property owners, mitigate the visual impacts of all manufactured slopes three (3) feet or more in height, replace mature trees lost as a result of construction, and provide a landscaping pattern along the streets and entranceways that resembles a rural ranch design. The Landscaping and Irrigation Plans shall include landscaping specifications, planting details, and design specifications consistent with the following requirements: 1. Irrigation: Irrigation shall be provided for all permanent landscaping identified in the approved landscape plan. The subdivider shall be responsible for maintaining the irrigation system and all landscaping until such time as a Homeowners' Association, assessment district, or similar entity approved by the City accepts the responsibility. 2. Tree Report: The information contained in the Final Vesting Map No. 4928 Tree Report, regarding which trees are to be saved or retained on the site, shall be noted on the landscape plan. 3. Tree Replacement: The landscape plan for "C' Street and the entranceways at Walnut Canyon and Gabbert Canyon Roads shall specify how trees removed during the rough and fine grading phases of the project will be replaced in accordance with Municipal Code requirements. 4. Streetscape Elements: The landscape plan shall include the final design of all sidewalks, barrier walls, streetscape elements, urban landscaping and pedestrian paths within the limit of the RPD Permit. 5. Streetscape Appearance: All landscaped pedestrian walkways shall be designed to provide an aesthetically pleasing streetscape appearance and shall be subject to approval of the Director of Community Development. All pedestrian walkway plans shall conform to conditions of approval. 6 000046 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 6. Tree Planting: A sufficiently dense tree - planting plan emphasizing tall growing trees and /or shrubs shall be designed. Planting shall be planned to achieve shade and screening in a three (3) to five (5) year time period. A minimum of 25 percent of the trees shall be 24 inch box size and a minimum of 25 percent shall be 36 inch box size. In addition, recommendations regarding planting, that are included in the mitigation monitoring program, shall be incorporated to the degree feasible into the screening plan. The size of the trees to be planted shall be subject to approval of the Director of Community Development. 7. Dominant Street Tree: A coordinated tree planting program shall be developed for all Common Maintenance Areas. Dominant street trees shall vary between residential streets to provide aesthetic diversity within the development. S. Landscaping Near Intersections: Landscaping near street intersections shall not block or screen the view of a seated driver from another moving vehicle or pedestrian. 9. Landscaping Within Median and Parkways: Landscaping within any median or parkway shall be designed so as to not obstruct the view of any exterior door or window from the street. 10. Trees Prohibited Under Street Lights: Landscaping (trees) shall not be placed directly under any overhead lighting which could cause a loss of light at ground level. 11. Equipment Screening: Backflow preventers, transformers, or other exposed above grade utilities shall be shown on the landscape plan(s) and shall be screened with landscaping and /or a wall. 12. Slopes Adjacent to Grimes Canyon Road: A restriction and /or covenant in a form satisfactory to the City Attorney shall be placed on lots 133 -135, 142, 143, 157, 158, and 161 prohibiting any deck, patio, gazebo, or other structure on the slope adjacent to Grimes Canyon Road. 13. Maintenance and Replacement: Until one year after occupancy of the final residential unit in the tract or golf course occupancy, whichever occurs later, the Applicant /Developer shall be responsible for maintenance of landscaping within the Maintenance Areas and the Common Maintenance Areas. Prior to Homeowners' Association, or 7 000047 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 assessment district, or similar entity's acceptance of responsibility for the landscaping, the Applicant /Developer shall replace any dead plants and make any necessary repairs to the irrigation system consistent with the landscape plan approved for the subdivision. 14. Native and /or Drought Tolerant Plantings: The use of native and /or drought - tolerant shrubs and trees shall be utilized for landscaping purposes in order to stabilize graded slopes and encourage the return of some wildlife species displaced from the project site as a result of grading activities. 15. Exotic Plants Prohibited: Exotic plants which are known to spread beyond their original plantings and invade native habitats such as Pampas Grass, Spanish Broom, and Tamarisk shall not be used. 16. Turf Plantings: Any turf plantings shall be drought tolerant, low water -using varieties. Surety for Common Maintenance Area Improvements 31. No Zoning Clearance shall be issued for construction activi- ties, until after recordation of Phase 1 of the Final Map and all on -site improvements specified in this permit have been provided, or the Director of Community Development approves the acceptance of a Performance Bond to guarantee the construction, installation, and maintenance of Common Maintenance Area improvements for each phase of the residential development including, but not limited to perimeter tract walls (including stucco treatment), fences, median and parkway landscaping, slope planting, irrigation, and other landscape improvements. On -site improvements shall be completed within 120 days of issuance of the Est last Certificate of Occu- pancy for each phase. In case of failure to comply with any term or provision of this condition, the City Council may by resolution declare the surety forfeited. Upon full completion of the re- quired improvements to the satisfaction of the City, the City Council may reduce the amount of the bond; however, the bond must be kept in full force and effect for one year after the last residential occupancy for each phase to guarantee that items, other than landscaping, such as, but not limited to, perimeter tract walls, including stucco treatment, fences, slope planting or other related improvements are maintained. Location of Perimeter Property Line Fencing /Walls 34. A Perimeter Boundary Fencing and Wall Plan is required to be submitted, for Director of Community Development approval, 8 000048 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 prior to approval of the first phase of the Final Vesting Map. The perimeter boundary fencing /wall plan shall include the type, height, and location of all fencing and /or walls to be installed along the perimeter of the entire project site and along "C" Street and within the "C" Street parkway. Boundary perimeter fencing or walls shall be installed prior to the first residential or golf course occupancy in each phase. Along the northern Pperimeter of the project, boundary fencing consistent with wild land fences typical of agricultural buffer areas shall lae aFR%nimufft -ef 6 feet in height- and shall be installed by the Applicant/ Developer adja-eent- -t-e ire„ aural zencd --pr- pert prior to the first golf course occupancy approval or first residential occupancy approval north of "C" Street, whichever occurs first, and shall represent an appropriate a substantial barrier to discourage vandalism and trespassing. The Director of Community Development may approve high - quality chain link fencing adjacent to agricultural properties in locations where such fencing would not be visible from the public right of way or the adjacent residential pads. In all other perimeter locations, not adjacent to agricultural zoned property, either wrought iron fencing, a block wall, or a combination shall be provided, as determined by the Director of Community Development in the Perimeter Fencing and Wall Plan. II. CITY ENGINEER CONDITIONS OF APPROVAL PRIOR TO OCCUPANCY OF THE FIRST RESIDENTIAL UNIT OR GOLF COURSE FACILITY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Street Improvements Walnut Canyon Road: 59. Prior to occupancy of the first eastside residential unit of Tract 4928, the developer shall have improved Walnut Canyon Road per Ventura County Standard Plate —B-B and as shown on Exhibit EF of approved Modified Vesting Tentative Tract 4928. 60. The improvements on Walnut Canyon Road shall provide a 13 foot northbound through lane, 12 foot northbound left turn lane, 12 foot southbound right turn lane, 13 foot southbound through lane,12 foot southbound acceleration lane (south of the "C street intersection) with 4-88 foot paved shoulders on each side consis- tent with Exhibit C of the approved Vesting Tentative Map No. 4928. 9 00002-19 RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 61. The primary project collector street intersection with Walnut Canyon Road (State Route 23) and Walnut Canyon Road improvements shall be designed in consultation with the City and Caltrans to assure that acceptable turning radii, lane widths, shoulders, lane tapers, and adequate acceleration and deceleration improvements are constructed and adequate sight distance is provided. Modifications to State Route 23, as required by Caltrans, shall be constructed prior to occupancy of the first eastside residential unit of Tract No. 4928 or the Est second golf course facility, whichever occurs first. An encroachment permit shall be obtained from Caltrans prior to construction of any proposed roadway improvements. Any additional right -of -way required to implement the Caltrans approved design for this entrance intersection shall be acquired by the subdivider and dedicated to the State in a manner acceptable to Caltrans. Entry monumentation that does not interfere with sight - distance or turning movements shall be incorporated into the project entrance planning. Landscaping shall be provided appropriate to the entry that will not interfere with sight- distance or turning movement operations. Grimes Canyon Road: 62. Prior to occupancy of the first residential unit of Tract No.4928, construction modifications to Grimes Canyon Road and the Grimes Canyon Road / "C" street intersection are required to be completed per Ventura County Standard Plate B -7B and per Exhibit C of approved Modified Vesting Tentative Tract 4928. The (xG50 foot ROW) shall be widened as necessary to construct: a dedicated 12 foot southbound left, 13 foot northbound right turn lane, and 16 foot through lane for the project entrance with "C street, and 10 foot wide paved shoulders. Interior Streets: Public Streets: 64. "C Street shall.be constructed per Ventura County Standard Plate B -4A modified to have a sixty (60) foot right of way and configured, consistent with the Circulation Element, to provide the following cross section : 1- five (5) foot meandering sidewalk located a-t- on the bad of -eaeh 10 fems southerly 18 -foot parkway 2 -eight (8) foot bikelanes 2- twelve (12) foot travel lanes 1- fourteen (14) foot median at "C" Street Entranceways Left Turn Pocket at all Cross - streets (not including three - way stop at clubhouse entry drive) The -fir-st— five -- (5) feet of eEach parkway shall be landscaped consistent with the landscaping conditions of approval. An 18 foot fetes -ef parkway shall be provided behind th� 10 0000..�o RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 e' l# on the southerly parkway. Rolled curbs shall be permitted providing no design /drainage constraints prevent their use. A 3 -way stop sign shall be provided at the intersection of "C" Street and the clubhouse entry drive. Te aveid eenfliets with traff;e an at grade golf cart crossing "C` Street, a-tannelT eE similaE iandeEbr-!Ekje aeeessway, shall be constructed under at the "C" Street/ age clubhouse entrance to enable connecting the 14th and the 15th holes for the West golf course and at- the clubhouse. entEy EiEiElve. The tunnels on grade cart crossing shall be constructed to specifications approved by the City Engineer. Left turn storage lanes are required at all public and private intersections on "C" Street. Adequate intersection right of way shall be provided for constructing all left -turn pockets without decreasing other lane width and parkway requirements. 65. All ether public_j dedle to "Private" "Streets" interior streets shall be per Ventura County Standard Plate B 4B having a fifty TE (§& 39 or 41) foot right of way, thirty -ems (4-6 35 or 37) foot pavement width, and ten (10) two (2) foot parkways- , without s £idewalks cull be five (5) feet in width Rolled curbs shall be allowed provided no design /drainage constraints prevent their use. 66. All publrrly dedieatzed private street cul -de -sacs shall be per Ventura County Standard Plate -a-4-G having a fifty t (52) thirty... (39 or 41) foot right of way, thirty -twe (32) (35 or 37) foot pavement width, and tear- --(10) two (2) foot parkways- ,without s gidewalks shall be five (5) feet in ter Rolled curbs shall be allowed provided no design /drainage constraints prevent their use. IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS Road and Driveway Requirements 119. Double loaded residential streets shall be a wide with parking allowed on both sides. Single streets shall be a minimum of 32 feet wide with one side only. 11 minimum of 36 feet loaded residential parking allowed on 00005 CONDITIONAL USE PERMIT NO. CUP -94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 CONDITIONAL USE PERMIT NO. CUP -94 -1 CONDITIONS OF APPROVAL And PROPOSED CONDITION MODIFICATION IN LEGISLATIVE FORMAT I. DSPARTMSNT OF COMMIINITY DEVELOPMENT CONDITIONS Assessment District for "C" Street Maintenance Area Improvements 26. Except for the street improvements, maintenance responsibility for city the other "C" Street improvements (" Maintenance Areas "), including but not limited to the landscaping improvements in the park- way, medians, and at the entranceways; the bus stops; storm drains; and any slope directly affecting drainage, and any other items deemed necessary by the City, shall be provided by home owners association an- assess en's distriet. The total cost of the maintenance provided by the home owners association assessment ,istr—! shall be borne by all of the residential and golf course property owners within the entire Vesting Map No. 4928 area, as applicable. The Applicant /Developer shall be responsible for installing all required Maintenance Area improvements and main- taining such Maintenance Area improvements, to the City's specifications and satisfaction, until acceptance by the City for mee 47ft the home owners association assessftent d;str �'. Acceptance of Maintenance Area improvements for the home owners association assessfaent di8t ri maintenance purposes shall not occur until one year after the final residential unit or golf course occupancy in the tract hp ase.T whiehever eeeuEs lateE, ent-i! the neiEt epper- tunity te- p3aee -:6his aEaa- within t re assess Etent dl s t E rem -€ef assessment pia!icpes e s, --wh l eheve�- - -eeeie -ire= "C" Street improvements shall be maintained by the Applicant /Developer to the City's specifications and satisfaction, until acceptance of said improvements by the City. Multi -Use Trail 41. A 20 -foot multi -use trail easement is included within the golf course lots and an irrevocable offer of dedication of the easement and an irrevocable offer of dedication for public purposes for lot No. 217, the trail staging area are requirements of Vesting Tenta- tive Map No. 4928. Prior to approval of Phase 12 of the Final Vesting Map, the subdivider shall be required to cooperate with implementation of a trail network along the southern perimeter of the project. previde a ten year- surety --- €ems trail-- eenstr- u-etien, as . 1 000052 CONDITIONAL USE PERMIT NO. CUP -94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 Odors 103. The primary project collector street intersection with Walnut Canyon Road (State Route 23) and Walnut Canyon Road improvements shall be designed in consultation with the City and Caltrans to assure that acceptable turning radii, lane widths, shoulders, lane tapers, and adequate acceleration and deceleration improvements are constructed and adequate sight distance is provided. Modifications to State Route 23, as required by Caltrans, shall be construc- ted prior to occupancy of the first eastside residential unit of Tract No. 4928 or the Est second golf course facility, whichever occurs first. An encroachment permit shall be obtained from Caltrans prior to construction of any proposed roadway improvements. Any additional right - of -way required to implement the Caltrans approved design for this entrance intersection shall be acquired by the subdivider and dedicated to the State in a manner accep- table to Caltrans. Entry monumentation that does not inter- fere with sight- distance or turning movements shall be in- corporated into the project entrance planning. Landscaping shall be provided appropriate to the entry that will not interfere with sight- distance or turning movement opera- tions. Grimes Canyon Road: 105. Prior to occupancy of the first golf course of Tract 4928, con- struction modifications to Grimes Canyon Road and the Grimes Canyon Road / "C" street intersection are required to be completed per Ventura County Standard Plate $ and per Exhibit 8F of approved Modified Vesting Tentative Tract 4928. The (-6450 foot ROW)shall be widened as necessary to construct: a dedicated 12 foot southbound left, 13 foot northbound right turn lane, and 16 foot through lane for the project entrance with "C" street, and 10 foot wide paved shoulders. Interior Streets: 107. Prior to issuance of a certificate of occupancy for the first golf course of Tract 4928, "C" Street shall be completed with one 12' foot wide lane in each direction. Prior to issance of a certi- ficate of occupancey for the second Golf Course, of Tract 4928 "C" street will be fully improved "C" Street shall be constructed per Ventura County Standard Plate B -4A modified to have a sixty (60) foot right of way and configured, consistent with the Circulation Element, to provide the following cross section : 2 00005%3 CONDITIONAL USE PERMIT NO. CUP -94 -1 City Council = Action APPLICANT: BOLLINGER DEVELOPMENT, INC. April 17, 1996 1 -five (5) foot meandering sidewalk located at- on the baek of eaeh 10 southerly 18 foot parkway 2 -eight (8) foot bikelanes 2- twelve (12) foot travel lanes 1- fourteen (14) foot median at "C" Street Entranceways Left Turn Pocket at all Cross- streets (not including three - way stop at clubhouse entry drive) The — €first €Ive --(5) feel-- e-€ —eEach parkway shall . be landscaped consistent with the landscaping conditions of approval. An 18 feet e f foot parkway shall be provided behind t sidewalk on the southerly parkway. Rolled curbs shall be permitted providing no design /drainage constraints prevent their use. A 3 -way stop sign shall be provided at the intersection of "C" Street and the clubhouse entry drive. Te-v eid eenfliets with tEa€fle —ee An at grade golf cart crossing "C' Street, a tunnel, er simi- lam— undeEbridge aeeessway, shall be constructed undeE at the "C" Street/ bridge clubhouse entrance to enable connecting the 14th and the 15th holes for the West golf course and at the clubhouse. efttfy drive. The tunnels on grade cart crossing shall be constructed to specifications approved by the City Engineer. Left turn storage lanes are required at all public and private intersections on "C" Street. Adequate intersection right of way shall be provided for constructing all left -turn pockets without decreasing other lane width and parkway requirements. 3 000054 RESOLUTION NO. 2000- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING MINOR MODIFICATION NO.1 TO VESTED TENTATIVE TRACT 4928, RESIDENTIAL PLANNED DEVELOPMENT NO. RPD -94 -1, AND CONDITIONAL USE PERMIT NO. CUP -94 -1, AND APPROVING ADDENDUM NO. 1 TO ENVIRONMENTAL IMPACT REPORT (SCH# 9408175) RELATED TO THE MOORPARK COUNTRY CLUB ESTATES DEVELOPMENT. WHEREAS, on October 6, 1999, Toll Brothers Development, Inc. applied for Minor Modification No. 1 to Vested Tentative Tract 4928, Residential Planned Development No. RPD -94 -1, and Conditional Use Permit No. CUP -94 -1, related to the Moorpark Country Club Estates development; and WHEREAS, the Director of Community Development referred the matter to the City Council on February 2, 2000; and WHEREAS, at its meeting of February 2, 2000, the City Council considered the application filed by Toll Brothers Development requesting approval of Minor Modification No. 1 to the Country Club Estates project; and WHEREAS, at its meeting of February 2, 2000, the City Council after review and consideration of the information contained in the staff report dated January 18, 2000, reached a decision on this matter; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES RESOLVE AS FOLLOWS: SECTION 1. Based upon the information and findings presented in the staff report and accompanying documents, and public testimony, the City Council finds that: a. Addendum No. 1 to the project Environmental Impact Report (SCH # 9408175) adequately addresses the changes to the Moorpark Country Club Estates project analyzed by the original environmental impact report proposed and that the information and analysis in support of Modification No. 1 of this project does not constitute new information or impacts that requires preparation of a new or amended EIR and hereby directs S: \Community Development \Everyone \City Council Agenda Reports \TollMinorMOd1CC1192000RESO.doc EXHIBIT 2 000055 RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 2 that Addendum as a portion proj ect . No. 1 be attached to the Certified EIR of the environmental record for the b. The Minor Modifications are consistent with the intent and provisions of the City's General Plan and of the City Zoning Ordinance; C. The Minor Modifications are compatible with the character of existing and proposed development adjacent to the project; d. The proposed Minor Modifications would not be obnoxious or harmful, or impair the utility of neighboring properties or uses and are consistent with the intent of the original project as conditioned and approved; e. The Modifications would not be detrimental to the public interest, health, safety, convenience, or welfare; and f. The proposed project would not have a substantial adverse impact on surrounding properties. g. The minor modifications as approved herein are consistent with the Development agreement. SECTION 2. The City Council conditionally approves Minor Modification No. 1 to Vested Tentative Tract 4928, Residential Planned Development No. RPD -94 -1, and Conditional Use Permit No. CUP -94 -1, related to the Country Club Estates development. SECTION 3. Approval of Minor Modification No. 1 to Vested Tentative Tract 4928, Residential Planned Development No. RPD- 94-1, and Conditional Use Permit No. CUP -94 -1, related to the Country Club Estates development is hereby approved subject to the conditions contained herein: 1. Except as modified herein, all conditions of approval and /or mitigation measures of Resolution No's. 96 -1197, and 95 -1167 shall apply unless modified by this resolution. Additionally, the mitigation measures incorporated within Addendum No. 2 ()()O ()Sb RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 3 to the certifed EIR related to this minor modification application shall apply. 2. Except as modified herein, all requirements of approval for Vested Tentative Tract 4928, RPD 94 -1 and CUP 94 -1 contained within, or affixed, to Ordinances 214 and 215 shall apply to this project. 3. Except as modified by the project design changes which reduce impacts for the project as contained within Modification No. 1, all mitigation measures and /or statements of overriding consideration adopted under City Council Resolution 95 -1167 certifying Environmental Impact Report No. SCH- 9408175 shall apply to the project as modified. 4. Pursuant to the Development Agreement, Vesting Tentative Map 4928 is permitted to record in independent phase maps. Phasing shall be limited to not more than eight individual maps consistent with all applicable ordinances and the Subdivision Map Act. 5. Phase 1 of Vested Tentative Map 4928 shall incorporate the construction of full width improvements for "C" Street between Grimes Canyon Road and Club House Drive, including landscaping, as required by any approved landscape plan. A lesser standard may be approved in the interim for the remaining segments of "C" Street from Club House Drive to the easterly property line. Full improvement to "C" Street, including landscaping, shall be required prior to the completion of phase three as indicated on the exhibit labeled "Staff Recommendation" affixed to the City Council Staff report dated 2/2/2000. 6. Prior to issuance of the first Zoning Clearance for construction of the first dwelling unit in any approved phase, the applicant shall pay all applicable development fees for that phase. Outstanding case processing costs shall be paid prior to the issuance of the first Zoning Clearance. 7. Prior to the issuance of the first building permit for any phase, landscape plans for that phase shall be reviewed and approved by the City's' 0®005 "7 RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 4 Landscape Architect and the Director of Community Development. Where Vested Tentative Tract condition #47 is in conflict with the City slope and landscape guidelines, the City guidelines shall take precedent. 8. Prior to the issuance of the first building permit for the project, applicant shall prepare and shall obtain approval of a comprehensive fence and wall plan from the Director of Community Development. 9. Prior to the issuance of a Zoning Clearance for construction of either a model home complex, or the first building permit for the project, the applicant shall obtain approval of an architectural design program for the entire project. The architectural design program shall be consistent with the City Guideline and shall include: a. All exterior building materials and colors to be used upon the structures within the project. b. Plotting diagrams that depict the setbacks for individual lots such that no two adjacent lots shall share the same setback and such that front setbacks along streets shall vary by not less than five feet between adjacent lots. C. A siting plan that identifies the model, color variation and elevation for each lot shall be incorporated. 10. Prior to the issuance of a grading permit, the applicant shall prepare and submit for approval a master equestrian /multi - purpose trail plan. The plan shall show the dedicated alignment, improvements and method of continued financial support for each segment of the trail. Each trail segment shall be constructed for the full length of the phase in which the trail is incorporated. The equestrian staging facilities shall be constructed and shall be connected to a dedicated and improved trail. The design of the trail and surfacing and fencing, etc., shall be approved by the Director of Community Development. An alternative alignment off -site of the subject property, but consistent with the approximate alignment of the 000053 RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 5 original on -site approved trail as determined by the Director of Community Development, may be considered. The same provisions for construction, connection to existing facilities and fencing shall apply. Any modification to the trail alignment to locate it offsite shall require appropriate environmental review as determined by the Director of Community Development. 11. For all exterior lighting, a lighting and photometric plan including design details and specifications prepared by an Electrical Engineer registered in the State of California, shall be submitted and approved by the Director of Community Development prior to approval of a Zone Clearance for construction of any buildings within a phase. The lighting plan shall meet all requirements of all Lighting Ordinance criteria in effect at the time of issuance of the building permit or Zoning Clearance. 12. The westerly golf course and club house facility shall be constructed within Phase 1 as shown on the exhibit labeled "Staff Recommendation" affixed to the City Council Staff report dated 2/2/2000. It is the intent of this condition that one complete eighteen hole golf course with permanent ancillary support facilities be available to residents of Phase 2 and the public at the earliest possible time in the project development. 13. The modifications granted herein shall not grant an extension for the initiation and compliance with permit requirements previously granted by the City Council, nor shall any additional extension of time for the Vested Tentative Map, Residential Planned Development Permit or Conditional Use Permit be construed as being accrued by this approval action. 14. Private recreation areas identified by the modification plans shall be subject to review and approval of the Director of Community Development. The Home Owners Association shall be responsible for the long term maintenance of the private facilities. 000059 RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 6 15. Private residential streets within the gated neighborhoods shall be provided a concrete pedestrian walkway not less than five feet in width on one side of the street. The design of the walkway shall be approved by the Director of Community Development and shall be reflected within an easement at the front of the lot. 16. The design of the gated entry for each neighborhood shall be approved by the City Engineer and Director of Community Development. Plans for the entries shall include a turn - around /escape lane between the public right -of -way of "C" Street and the entry gate area. The design shall incorporate sufficient vehicle stacking area at the entry. 17. Provision shall be made for the continuous maintenance of the properties designated for golf course development until such time as all facilities are complete and an operator or other legal entity assumes the financial responsibility for such maintenance. SECTION 4. The City Clerk shall certify to the adoption of this Resolution and shall cause a certified resolution to be filed in the book of original Resolutions. PASSED AND ADOPTED this 2nd day of February, 2000. Patrick Hunter, Mayor ATTEST: Deborah S. Traffenstedt, City Clerk 000060 `Toll `Brothers, Inc. Quality Homes By Design° January 17, 2000 Mr. City Manager Stephen Kueny City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 RE: - Vesting Tentative Map No 4928. Moorpark Country Club Estates Project Conditions Relating to Recreational Trail Dear Steve: I would like to ask you to give further consideration to our position on the issue involving the regional multi-use trail which has come up in connection with our proposed Minor Modification No 1 to Vesting Tentative Map Number 4928. In its response to our application, the Community Development Department has proposed that we agree to a new Map condition, requiring us to improve and perpetually maintain the trail which traverses the project site. This would be a substantial new obligation, and we do not believe there is any justification for the City making such a request at this time. The original Conditions of Approval of the Map included a requirement (Condition 53) for an irrevocable offer of dedication of an easement for the trail and a lot to serve as a trail staging area. In addition, it required that surety be provided for construction of the trail- related improvements. However, the subsequent Development Agreement for the project modified those requirements considerably. While Section 6(e) maintained the requirement for dedication of the trail easement, Section 7(i)(3) eliminated the requirement for improvement of the trail. Neither the Map Conditions of Approval nor the Development Agreement imposed any trail maintenance obligation. We object to the proposed reinstatement of the original improvement condition and addition of a maintenance obligation for several reasons. First, the Minor Modification of the Map which we are processing is concerned solely with improving the design of the project, and does not increase our development rights, accordingly, it seems inappropriate to ask for some special consideration on our part in return. In addition, the perpetual maintenance obligation, which is being proposed, is an entirely new issue; this trail is part of a regional network, and it seems completely inappropriate that this project should be responsible for its long -term maintenance. Lastly, we have concerns regarding liability which could arise from the trail's proximity to the golf courses in the project, and such liability likely would be increased if the project developer were responsible for 00®'061 New York Stock Exchange • Symbol TOL 2100 West Orangewood Avenue, Suite 180, Orange, CA 92868 EXHIBIT 3 Telephone (714) 935 -0700 Mr. City Manager Stephen Kueny City of Moorpark January 17, 2000 Page 2 construction and maintenance of the trail as well. After all, the trail will be open to use by residents of the entire region, and it is unfair to expose Toll Brothers to such liability. I hope you will agree with our perspective on this issue. If so, please meet at your earliest opportunity with Wayne Loftus and help us reach a resolution, before his Department concludes its staff report in preparation for City Council review of our pending application. Thank you for your consideration. Sincerely, T BROTHERS, INC. Paul Feilberg Senior Project Manager PF /db cc: Wayne Loftus, Community Development Director, City of Moorpark 00 ()()G2 \ \CA \CA \DEPTS\ALL \PAUL \MOORPARK \LETTERS \S Kueny Recreational Tmil.doc ADDENDUM 2 TO THE FINAL ENVIRONMENTAL IMPACT REPORT TOLL BROTHERS AND BOLLINGER DEVELOPMENT CORPORATION RESIDENTIAL and GOLF COURSE PROJECT Modifications to Approved Entitlements: General Plan Amendment No. 94-1 Zone Change No. 94-1 Parcel Map No. 94-1 Vesting Tentative Tract No. 4928 Residential PD Permit No. 94-1 Conditional Use Permit (CUP) No. 94-1 Prepared By: The Planning Corporation Post Office Box 20250 Santa Barbara, California 93120 (805) 472 -2266 (805) 472 -2421 (fax) Email: Planningcorp@mindspring.com With the assistance of The City of Moorpark Wayne Loftus, Director of the Community Development Department John Libiez Principal Planner January 24th, 2000 Addendum to Final EIR SCH 9408175 -1 EXHIBIT 4 CONTENTS Introduction Rationale for the Use of an Addendum Project Description and Setting: Approved Project Summary Description of Proposed Modifications to the Approved Project Environmental Analysis Recommended Modifications to Approved Mitigation Measures Appendix 1: Proposed Modifications (Summary Prepared by the Applicant) Appendix 2: Environmental Quality Assurance Plan Appendix 3: Staff and EQAP Consultant Recommended Modifications to Approved Mitigation Measures Appendix 4: Technical Data Supporting the Addendum Determination Addendum to Final EIR SCH 9408175 -2 0000164 INTRODUCTION This Addendum has been prepared in accordance with relevant provisions of the California Environmental Quality Act (CEQA) of 1970 as amended and the CEQA Guidelines. CEQA Guidelines define an Addendum as the proper method for analyzing minor potential environmental consequences of a project for which a previous EIR has been prepared. Based on CEQA Guidelines and case law, an Addendum is appropriate when the following criteria are met: (1) only minor technical changes are needed to make the analysis in the prior EIR sufficient; (2) the changes to the Project Description are non - significant and contain elaborations upon or clarifications to components of a project that were described in a conceptual or schematic manner in the original EIR; (3) no significant environmental impacts are anticipated that were not contemplated in the prior document; and (4) no additional substantial mitigation planning is necessary for project implementation; clarification and refinement of mitigation planning is acceptable. In the case of the Moorpark Country Club Estates Project, based on a field and archival review of modifications to the project proposed by the applicant, the City's contract environmental analyst for this project has recommended to City Staff that an Addendum to the Certified Final EIR is a reasonable and appropriate course of action in this case. There are four reasons why this type of CEQA processing is recommended: ➢ Consultations have been held with agencies that originally provided conditions of approval or mitigation measures through the City of Moorpark and County of Ventura (Responsible Agency) development review process. In some cases, the applicant is proposing modifications to conditions and /or mitigation measures (proposed modifications are included in Appendix 1) and in other cases changes have been proposed by the consulting environmental specialists retained to implement the mitigation measures for the project through the Environmental Quality Assurance Addendum to Final EIR SCH 9408175 -3 000065 Program. A copy of the environmental monitoring implementation plan (EQAP) for this project is included in Appendix 2. ➢ Any condition changes that are recommended in this document or that have been requested by the applicant will be incorporated into the revised Environmental Quality Assurance Program (EQAP) for the project. Prior to final action on the proposed modifications, if any changes are proposed in adopted Final EIR mitigation measures, a revised mitigation monitoring program addressing modified or added conditions will be prepared for Council review and approval. A copy of all environmental consultant recommended changes to the originally approved Conditions of Approval for the project are included in Appendix 3 of this Addendum. The EIR consultants are recommending that minor additions and changes be made to the project conditions applicable to the Vesting Map, CUP, and, in some instances RPD. These changes support the environmental mitigation program outlined in the Final EIR for the project and provide a method for better implementing existing mitigation measures. However, the Addendum does not propose any changes to the existing mitigation measures for the project. ➢ Few significant departures have been recommended from the conditions originally imposed on the project by the City. In cases where changes have been proposed by the consulting environmental analyst and EQAP specialists, the recommended modifications have been made because subsequent pre - grading monitoring has revealed that portions of previously recommended conditions are either not feasible or would not necessarily result in feasible or cost effective mitigation. Alternative conditions have been recommended for Council review and adoption (included in Appendix 3). ➢ In compliance with the previously adopted mitigation measures, an Environmental Quality Assurance Program has been developed for this project that will provide an appropriate framework for the implementation and monitoring of any changes to the originally approved mitigation measures. This document is designed to cover future CEQA review of all final conditions necessary for implementation of the Moorpark Country Club Estates Project including: Addendum to Final EIR SCH 9408175 -4 000066 (1) recordation of the amended Final Map and compliance with "prior to recordation" CEQA conditions; (2) compliance with conditions that must be satisfied prior to recordation of all subsequent phases of development; and (3) compliance with revised Conditions of Approval for all subsequent tracts which will substitute for and replace City of Moorpark conditions that were originally applied to the project. This document represents the final City of Moorpark review of CEQA related mitigation measures for the construction of all subsequent phases of this development unless, in the future, a Development Agreement modification or extension is submitted to the City for consideration or the Project Description is changed so significantly that subsequent environmental review of future phases of development is deemed necessary or warranted. The City intends to use the Environmental Quality Assurance Plan (EQAP) process outlined in Appendix 2 of this Addendum to ensure that the natural environment in the development area is properly protected. The sole exception to this finding is that the development of a trail system as originally approved for the project (and as indicated on the approved Tentative Vesting Map) may require some subsequent environmental review if development of this trail system will result in significant impacts outside of the envelope of grading that is presently contemplated for the project. Certification of the Final EIR and Prior Addenda The Certified Final EIR on the Moorpark Country Club Estates Project was adopted by the City Council in December of 1995. The Final EIR Alternatives Analysis included a set of recommendations designed to provide for enhanced environmental protection, improved aesthetics, and a more "rural responsive" design for the project. The applicant agreed to incorporate most of the recommendations contained in the "Environmentally Superior Alternative" discussion in the Final EIR. Once the project description was formally revised by the applicant, an Addendum was prepared which outlined the environmental consequences of this significantly improved Project Description. This Addendum (Addendum No. 1 to the Certified Final EIR) contained a brief environmental review of the changes proposed by the applicant in response to redesign suggestions contained in the EIR Alternatives Analysis. This Addendum was adopted by the City Council on January 6'", 1996 at the time the project was originally approved by the City Council. Addendum to Final EIR SCH 9408175 -5 0000 G "t" This second Addendum to the Final EIR (Addendum No. 2) contains a review of the environmental effects of the modifications to the development proposed by Toll Brothers, the company that has acquired the Moorpark Country Club Estates property and companion entitlements from Bollinger Development. This Addendum examines only the environmental impacts of the proposed Toll Brothers modifications and not the original project. RATIONALE FOR THE USE OF AN ADDENDUM Background to the Addendum Decision The approved project which was submitted to and processed by the City in the mid -1990s was proposed by Bollinger Development Corporation. This Development Agreement associated with this approval was reconfirmed by the City Council in 1998. Over the past several years, the Council has also extended the time frame for Vesting Map recordation; this Map has yet to be recorded. In 1998, Toll Brothers, a merchant builder active in the southern California region, purchased the project from Bollinger Development Corporation and funded completion of a complex set of land purchases and bankruptcy clearances which were necessary for the project land to be fully and legally assembled. Toll Brothers became the lead developer for the entire undertaking. Although Bollinger Development and Toll Brothers are currently involved in a joint venture relative to development of the golf courses and homes, Toll Brothers is primarily responsible for implementation of the development, and as such, has proceeded to fund extensive final geologic testing and project infrastructure engineering. In the process of completing this design work, a number of relatively minor changes have been proposed to better plan, market, phase and construct the project. Toll Brothers is responsible for designing, phasing, and implementing the grading program for the project. In essence, Toll Brothers inherited a preliminary design for the project which was created by Bollinger and Civil Engineer and urban planner Robert Haaland. The phasing, design, and neighborhood plans for the project at the time of approval were conceptual and in need of a variety of refinements and clarifications. Further, neither Bollinger or Haaland are primarily housing developers/builders nor were they primarily concerned with the successful marketing of the project. When Toll Brothers purchased the land and entitlements, it became apparent that a number of modifications to the project would be required to successfully implement the original design vision for the project. The purpose of this Addendum is to put into perspective these modifications and to provide a discussion of why the changes were deemed necessary by Toll Brothers. In addition, this document provides input regarding the design consequences of each modification. As detailed below, the Addendum to the Addendum to Final EIR SCH 9408175 -6 000066 Certified Final EIR on the Moorpark Country Club Estates Project concludes that the modifications proposed by Toll Brothers will not result in any significant effects on the environment that were not previously described and mitigated to the degree feasible. The modifications requested by the applicant are considered relatively minor since the proposals do not involve any changes to the number, size, lot quality, or setbacks approved on the existing Vesting Tentative Map (VTM No. 4928). Addendum Determination The City of Moorpark (the Lead Agency), upon review of the record as a whole, has determined that proposed amendments to the Project Description (in the form of modifications) and to Tentative Vesting Map No. 4928 and related entitlements constituting the Moorpark Country Club Estates Project are not substantial enough to warrant additional environmental review in the form of a supplemental EIR, Negative Declaration, or Mitigated Negative Declaration. Prior to the 1994 revisions to CEQA, the State CEQA Guidelines, Section 15164, recognized the use of an Addendum only in situations where a new project would necessitate that only minor technical changes or additions be made to a previously certified EIR in order to adequately address the modified project. The prevailing attitude prior to the 1994 CEQA revisions held that the modifications to a project would need to be minor in order for an Addendum to be appropriate. However, since the CEQA amendments of 1994, Section 15164 now provides for an addendum to an EIR to be prepared, even where more than mere "minor technical changes or additions" to a project are proposed. Court cases provided the impetus for the 1994 CEQA Amendments regarding the applicability of an Addendum when considering revisions to a previously studied project. In Benton v. Napa County, the court concluded that the scope or magnitude of the changes to a project should not be used as the determinant of whether an Addendum is appropriate, but rather the environmental impacts of the proposed changes, and the content of the original EIR, must be the basis for the decision. Several courts have concluded that a supplemental or subsequent EIR is not required, and therefore an Addendum will suffice, when the impacts of project changes will be mitigated, even though the new impacts would be significant without mitigation (Long Beach Savings & Loan Assn v. Long Beach Redevelopment Agency). Lastly, where significant impacts will result from project changes, a subsequent or supplemental EIR or Mitigated Negative Declaration is not required if those impacts have already been evaluated in the original EIR (Fund for Environmental Defense vs. County of Orange). All categories of potential environmental effect associated with the proposed Toll Brothers modifications were previously studied in the Certified Final EIR on the Moorpark Country Club Estates Project. A review of this conclusion is provided in the Environmental Analysis section of this Addendum. Addendum to Final EIR SCH 9408175 -7 00®®c� Residential build out of the proposed project, including minor changes to the layout of streets and lots, were considered in the alternatives analysis contained in the Certified Final EIR on the project previously approved by the City Council. The Certified Final EIR for this project includes a thorough discussion of the environmental consequences of the residential development as proposed in this modification. Therefore, the scope of review for this Addendum was, as permitted by CEQA Guidelines and relevant case law, limited to consolidating and modifying mitigation measures previously considered, amending certain of these measures, granting approvals of limited urban and infrastructure redesign, and formally adopting a procedure for implementing these measures (the EQAP included in Appendix 2). In summary, the Lead Agency has determined that the criteria which could mandate the preparation of a supplemental or subsequent EIR or a Mitigated Negative Declaration for the proposed Moorpark Country Club Estates Project modifications have not been met. Section 15162 the State CEQA Guidelines, indicates that a Supplemental EIR must be prepared only: (1) where changes to the project would result in significant new environmental; (2) where substantial changes are anticipated to occur with respect to the circumstances under which the project is undertaken, (such as deterioration in the roadway network performance, which involve new significant environmental impacts); and (3) where new information of substantial importance becomes available (such as the identification of a mitigation measure from the environmental impact report which has been found to be infeasible, and whose inapplicability would change the level of the impact as described in the EIR). None of these tests have been met in the present case and therefore preparation of an Addendum is justified. PROJECT DESCRIPTION AND SETTING: APPROVED PROJECT The originally proposed project was comprised of residential and recreational components. The residential design concept proposed a meandering ridgeline rural neighborhood street system providing access to 216 custom homes situated on approximately 0.8 acre lots. In the original concept (as approved by the City Council), the residential component of the project was partitioned into an eastern and western neighborhood; the eastern neighborhood was approved as a gated community. The recreational component of the project included a proposal to construct two golf courses; one course was originally proposed to be converted to a municipal facility owned and operated by the City but this proposal was abandoned in favor of developing two private courses. A modestly scaled clubhouse facility was proposed to be situated within the boundary of the western private golf course. Addendum to Final EIR SCH 9408175 -8 To implement these development objectives, the applicant submitted a series of related land use requests including: General Plan Amendment No. 94-1 Zone Change No. 94 -1 Parcel Map No. 94-1 Vesting Tentative Tract No. 4928 Residential PD Permit No. 94 -1 Conditional Use Permit (CUP) No. 94-1 The project approvals included a development agreement which was renewed in 1998. Approved Residential Component The residential properties were proposed to be situated on the higher elevation portions of the landforms within the property boundary. The proposed community design plan for the project included the development of two distinct residential neighborhoods, one located in the east - central portion of the property and the other situated along the ridge system defining the eastern perimeter of the development. A new residential collector street ("C" Street) was proposed to be constructed along the ridge system defining the northern portion of the property. This rural collector street links Walnut Canyon (State Highway 23) and Grimes Canyon Roads. In the canyon systems below the new neighborhoods, two golf courses and an equestrian staging area were approved. The original approval included an area set -aside for a public park -use type of area (intended originally to be an equestrian center). The proposed project approval resulted in more intensive residential occupancy of the subject property than would have been permitted under prior existing land use designations. The approved increased the permitted number of dwelling units from 131 to 216, a net increase of 85 units over the theoretical maximum permitted under existing designations. This increase was accomplished by redesignating lands within the project boundary from a 5 acre per dwelling unit minimum to a 3.5 dwelling unit per acre designation. In the approved version of the Vesting Tentative Map, the average proposed lot size is .79 acres with lot sizes ranging from .24 acre to 9.70 acres per buildable lot. The original residential design concept for the project directly incorporated architectural planning completed for the Club Estates Tract in North Ranch, Westlake Village (Tract Nos. 4185 and 4256). The prototype design standards for the proposed project included architectural restrictions, fencing details, landscaping requirements, finish grading guidelines, and property amenity restrictions. The applicant proposed guidelines to satisfy the City's Residential Planned Development Permit (RPD No. 94 -1) information requirements. Some modifications and more detailed planning have been undertaken by Toll Addendum to Final EIR SCH 9408175 -9 00007. -. Brothers to finalize these restrictions and design objectives. The governing Codes, Covenants, and Restrictions that would apply to the Moorpark Country Club Estates Project are contained in Appendix 10 of the EIR. Revised design and HOA guidelines have been prepared by Toll Brothers and will be approved in accord with design review procedures set forth in the Conditions of Approval and Mitigation Measures for the project. Approved Recreational Component The applicant obtained permission to develop two public eighteen hole golf courses. Since this project was approved, several new golf courses have been developed within a ten mile radius of the project and several other golf courses in the project vicinity are in the process of receiving approvals. The existence of these golf courses has potentially modified the demand for play that was used to develop a thirty-six hole design concept for the project. With a documented decreasing demand for new courses in this region and the existence of several new courses, whether the development of a thirty -six hole golf course facility is warranted should be reconsidered by the applicant. Construction of a smaller number of holes would reduce the overall environmental impacts of the project. In addition to the two golf courses, one of which will include a modest clubhouse facility, the applicant proposed to provide an area set aside for potential future public park development, a potential equestrian staging area, and associated trails. The present golf course design may compromise the ability of these trails to be constructed. Negotiations are underway between Toll Brothers and adjacent property owners (Westpointe Homes) to provide a single consolidated trail facility for these two projects. Until or unless such a consolidated trail is approved by the City Council, the existing proposed trail alignment illustrated on the Vesting Tentative Map will remain. However, construction of this trail as proposed may be geotechnically and environmentally infeasible. Existing Conditions and Land Use Trends Relevant to the Original Approval The approval of this project represented a departure from the land use development trends in the immediately surrounding area typical of the period between 1960 and 1980; however, this departure was deemed reasonable and predictable given the costs of extending infrastructure to the property. The flood control, drainage, water, sewer, and reclaimed water extensions required to implement development of the Moorpark Country Club Estates are extensive and costly. The major obstacles to the implementation of the existing and proposed five acre minimum parcel size subdivisions in the project vicinity concerned (1) the prohibitive costs of extending infrastructure to the smaller approved but unrecorded parcels in the project vicinity and (2) diminished market demand for five acre ranchette type of development. Based on a realistic appraisal of real estate market trends and calculation of infrastructure extension costs for Addendum to Final EIR SCH 9408175 -10 00®0 721 implementing lower density residential development consistent with the City's present General Plan and Zoning Ordinance, the proposed project was determined by the City Council to be a reasonable and appropriate alternative approach to facilitating rural residential development in the northern portion of the City. Existing five, ten, and twenty acre residential - ranchette parcels in the unincorporated Moorpark Area of Interest (adjacent to the recently adopted CURB line) and Sphere of Influence limit between Broadway, Grimes Canyon Road, Walnut Canyon Road and the perimeter of the Moorpark Country Club Estates property were all developed under County jurisdiction. Most of these properties either have individual wells and septic systems or, in some cases, small groups of properties have been assembled into small mutual water companies. With incorporation of the City and the establishment of sewage treatment, water supply infrastructure extension, and other municipal facility requirements, the trend supporting the development of five (and larger) acre ranchette type of housing products with individual, parcel specific infrastructure improvements was terminated. Given infrastructure requirements associated with urban service policies, the financial feasibility of developing five acre ranchettes around the northern perimeter of the City has substantially diminished since incorporation. Existing Environmental Setting The proposed project is situated in the northern portion of the City. The property within the boundary of the development area consists of approximately 655 acres of land located in the northern portion of the City of Moorpark, California. The project has a relatively narrow, rectangular configuration with frontage on both Grimes Canyon Road to the west and Walnut Canyon (State Route 23) to the east. The land proposed for development is situated 2,700 feet south of Broadway Road. The land within the project boundary consists of piedmont type foothills defined by two ridgelines trending from the northeast to the southwest across the site. There is a large internal valley between these two ridgelines comprising the majority area where the recreational component of the project (two golf courses) is proposed. The western and eastern perimeter of the property are both defined by two ridgelines trending north -south forming the edges of Grimes and Walnut Canyons, respectively. The elevation of the property ranges from approximately 600 feet above sea level in the Gabbert Canyon Creek (in the southwest portion of the site) to 1,000 feet above sea level in the north - central portion of the site (along one of the on -site ridgelines). Vegetation within the property boundary consists largely of scrub and grassland habitats. Coastal sage scrub is the dominant plant community, covering approximately sixty (60) percent of the hillsides on the Addendum to Final EIR SCH 9408175 -11 00007 <:s site. Non - native and other disturbed grasslands dominate the lower portions of the site. Small areas of alluvial fan scrub are located along Gabbert Canyon Creek and Grimes Canyon Creek. Gabbert Canyon Creek flows through the western third of the site in a southwesterly direction, and is the main drainage tributary for the project. An unnamed tributary to Gabbert Canyon Creek flows from east to west through the project "bowl" area in the middle of the property. Portions of Grimes and Walnut Canyon Creeks traverse the site on the western and eastern edges, respectively. A short section of an unnamed drainage runs parallel to Walnut Canyon through the eastern portion of the site and intersects Walnut Canyon Creek south of the approved project boundary. Surrounding land uses consist of citrus agriculture to the north and west, low density residential with some equestrian uses to the east, and undeveloped private low density residential property to the south. More detailed information about the environment comprising the property is presented in individual chapters of the Certified Final EIR. SUMMARY DESCRIPTION OF PROPOSED MODIFICATIONS TO THE APPROVED PROJECT The applicant has submitted a request to make a number of modifications to the approved project. Modification Request 1: This request is a proposal which would result in the following amendments to the approved project: ➢ revising the site plan for the western neighborhood to reconfigure the street pattern, ➢ gating the neighborhood (consistent with the private street plan in the eastern neighborhood), ➢ modifying the size and elevation of the pads within this neighborhood to accomplish street reconfigurations, ➢ relocating and realigning the primary intersection of "C" Street with Grimes Canyon Road to permit the development of a private street system in the western neighborhood and ➢ modifying the grading footprint in this western neighborhood to implement these design revisions. These proposals would not result in any net change to the number of lots in the subdivision or the western residential neighborhood. Overall, lot sizes would be slightly increased over the average lot sizes originally proposed by Bollinger Development. Summary of Environmental Effects of Modification 1 As described in more detail in the Environmental Analysis (following section), this proposal would result in a minor net change in the amount of grading necessary to build the western residential neighborhood. The net change in grading in excess of the approved project grading quantities is projected to be about Addendum to Final EIR SCH 9408175 -12 000074 three acres for the first phase' of grading (creation of "C" Street and development of the western residential neighborhood). Most of this additional grading is necessary to relocate the project entrance intersection about 700 feet north of its approved terminus ( "C" Street and Grimes Canyon Road). The applicant has submitted detailed engineering documentation about the effects of this grading on pad elevations (refer to Appendix 1 - Request 1). The environmental and EQAP consultants surveyed all areas within the revised grading footprint for cultural and natural resources. Based on the results of these surveys (reconnaissance summary information is contained in Appendix 4 of the Addendum), the changes to the grading envelope necessary to implement the modification will not result in any impacts to wetlands, riparian areas, cultural resources, or other significant biological resources. Other impacts associated with this minor change in grading were also determined to be insignificant. With respect to the safety of the revised intersection location, sight- distance at the new intersection is adequate, no road grade or driveway conflicts would result and roadway gradients into the development would be acceptable for fire protection services. Indeed, some beneficial environmental consequences would result from this change including: (1) A reduction in the overall cumulative noise volumes that new residents would be exposed to in the future; (2) Gating of the community would provide for increased privacy and safety for residents and decrease potential accidents and other conflicts in use between vehicles, bicyclists and pedestrians that result from driveway and local street intersections with collector streets; (3) The change from public to private street status for the street grid in the western neighborhood would reduce public maintenance costs that the City would otherwise be required to fund; and (4) Urban design within the development would be improved by providing better separation between primary transportation corridors and residential areas. Other beneficial design consequences include the elimination of double - loaded lots (with streets on two sides of the lot frontage) and reductions in street widths to provide for a narrower and more pedestrian- oriented street section. Modification Request 2: This request is a proposal to include a Private Community Recreational Facility for use by the eastern and western neighborhoods. Implementation of this request would involve: ➢ Amending the site plan to incorporate a private residential area and meeting room for the HOA into the overall plan for the development; ➢ Providing adequate parking for this facility as illustrated in the schematic plan included in the Staff Report for the project; Addendum to Final EIR SCH 9408175 -13 0000 �;:� ➢ modifying the size and elevation of the pads within the immediate vicinity of this recreational facility to accommodate this use. This proposal would not result in any net change to the number of lots in the subdivision or in the eastern or western residential neighborhoods. Summary of Environmental Effects of Modification 2 As described in more detail in the Environmental Analysis (following section), this proposal would not result in any significant adverse changes to the grading plan, erosion control, landscaping, lighting, or other community design issues. Inclusion of such a facility is typical of communities such as the proposed project. The applicant is not requesting any credit towards public park fees for development of this facility. This request is simply a minor redesign of the project to include enhanced residential opportunities and a meeting place for members of the two residential communities comprising the project. This modification request will not result in any significant environmental effects. Detailed review of the facility, parking plans, integration with the street system, landscaping and lighting will be required prior to approval. A mitigation measure has been recommended to ensure that this review is properly accomplished consistent with design review required of other aspects of the project. This mitigation measure is included in Appendix 3. Modification Request 3: This request is a proposal to amend the grading and build out phasing for the project to partition the grading into four phases and the development of subsequent tracts of the Vesting Map in seven phases. Implementation of this request would involve: ➢ Constructing "C" Street as a fully improved street from Grimes Canyon Road to the proposed Clubhouse located north of the western golf course and as a "half street section" from the Clubhouse east to Walnut Canyon Road. D Changing the grading program for the project so that the amount of mass grading in a single episode would be reduced. The grading phasing would involve a sequenced expansion of the project from west to east. The proposed grading phases would be to complete the "C" Street connection between Walnut Canyon and Grimes Canyon and grade the western neighborhood as Phase 1 of the project. Phase 2 would be limited to grading for the western golf course; Phase 3 would involve grading the eastern residential neighborhood and Phase 4 the eastern golf course. ➢ The amended grading plan is designed to ensure that grading activities are followed by building permit issuance without exposing a massive graded area to erosion for a number of years. ➢ The SWPPP and NPDES compliance programs would be modified to match the grading revisions. Addendum to Final EIR SCH 9408175 -14 0000 This proposal would not result in any net change to the number of lots in the subdivision or in the eastern or western residential neighborhoods. Amendments to the build out phasing of the Vesting Tract Map is not an environmental issue and has no environmental consequences. The phasing of build out is a market planning issue related to the anticipated rate of "absorption" (purchase of lots) . Summary of Environmental Effects of Modification 3 As described in more detail in the Environmental Analysis (following section), this proposal would not result in any significant adverse changes to the grading plan, erosion control, landscaping, lighting, or other community design issues. The reduction of the scale of the proposed mass grading is clearly beneficial in relation to environmental concerns. The primary environmental consequences of this modification are all beneficial. The only negative consequence of this proposal is that new residents will be exposed to periods of mass grading after occupying new homes. Mitigation planning can reduce the impacts of this mass grading on these new residents. On the other hand, positive benefits to the environment resulting from this change include: (1) Habitat modification (and replacement) will not proceed unless or until adequate economic demands for all of the housing proposed is demonstrated. (2) Graded areas will not be denuded and subject to erosion and downstream sediment transport for a prolonged period of time. (3) If the entire project is mass graded, regrading would be required in the future resulting in two significant cycles of erosion and debris transport rather than one. (4) The air quality impacts of the project, both short and long term, would be reduced significantly. (5) Disruptions to neighboring communities associated with sustained particulate dispersion would be minimized. (6) Delay in the mass grading of the golf course areas would prevent the disruption oPlarge acres of habitat that may need not be disturbed if less than thirty -six holes of golf course are ultimately developed on the site. (7) Impacts on wetland and riparian environments will be minimized due to a reduction in grading, more confinement and control of grading activities, and limiting of debris transport over time. This modification request will not result in any significant environmental effects. Detailed review of the phased grading plan will be required and all aspects of the EQAP for the project will still be diligently implemented even through the grading for the project will occur over a longer period of time than originally anticipated. Several mitigation measures have been recommended to ensure that the phased grading review and associated on -site mitigation planning is properly accomplished consistent with engineering Addendum to Final EIR SCH 9408175 -15 y 0®0 ®�y d �0 and environmental review required of other aspects of the project. These mitigation measures are included in Appendix 3. Modification Request 4: This request is a proposal to amend the grading and golf course routing for both the eastern and western golf courses. Implementation of this request would involve: ➢ Amending the overall design of play (called the routing of the course) compared to the plan originally submitted by Bollinger Development. ➢ Reducing the amount of rare habitat to be removed as a result of golf course construction by about 55 acres. ➢ Changing the elevation of various tees, greens, and fairways to avoid conflicts with permit requirements and limitations imposed on the project by Trustee Agencies (Department of Fish and Game, Army Corps of Engineers, and State Water Resources Board). This proposal would not result in any net change to the number of lots in the subdivision or in the eastern or western residential neighborhoods. Nor would this proposal, of itself, change the overall plan for the number of holes of play proposed for the project. However, at this time, while developers responsible for the residential component of the project are prepared to proceed to the first phases of construction, the development of the golf courses have not been finalized. Issues related to the routing, ultimate number of holes of play, area to be graded and related issues are still under study and negotiation. Therefore, further amendments to the build out plan for the golf course routing may be forthcoming. Based on available information, the routing plan outlined in the attachments to the Staff Report (included as reductions in Appendix 1 of the Addendum) represents the current planning for the golf course routing. Typically, final routing is adjusted in the field as the course is constructed. Therefore, it should be understood that the proposed routing as presently conceived is subject to change in the future. Summary of Environmental Effects of Modirication 4 As described in more detail in the Environmental Analysis (following section), this proposal would not result in any significant adverse changes to the grading plan, erosion control, landscaping, lighting, or other community design issues. The change of the routing plan is consistent with typical golf course development procedures when course design is in the schematic phase. Based on available information, the routing plan outlined in the attachments to the Staff Report (included as reductions in Appendix 1 of the Addendum) represents the current planning for the golf course routing. Typically, final routing is adjusted in the field as the course is constructed. A mitigation measure has been included as a part of this Addendum to refine the process for reconsideration of routing changes in the future so such changes Addendum to Final EIR SCH 9408175 -16 0000716 need not return to the City Council for approval unless the number of holes for play are reduced. This mitigation measure is included in Appendix 3 of the Addendum. Modification Request 5: This request is a proposal to clarify and/or (in some cases) modify the street sections to be constructed within the private residential neighborhoods. Implementation of this request would: ➢ Resolve conflicts between street standards defined in the CUP conditions, on the Vesting Map, in the Development Agreement, and the RPD permit. ➢ Amend the site plan to incorporate a revised set of street standards for private residential areas. ➢ Remove certain requirements for the use of stamped concrete on roadway shoulders. ➢ Permits selective deletion of slough walls in locations where such walls are deemed by the City Engineer to be unnecessary. This proposal would not result in any net change to the number of lots in the subdivision or in the eastern or western residential neighborhoods. The primary changes to the street sections as proposed would be relatively minor and would not adversely effect street capacity, intersection capacity, or parking supply. Some potential conflicts may exist between Fire Department standards and the proposed length of "R" Street which is situated in the western residential neighborhood. Summary of Environmental Effects of Modification 5 As described in more detail in the Environmental Analysis (following section), this proposal would not result in any significant adverse changes to the overall circulation plan for the project. Minor changes to finish and remedial grading would result if the street section planning for the project is consolidated to reduce the number of options and conflicting guidance given regarding street section design. This issue is a planning concern rather than environmental issue (with the exception of the single concern about the length of a cul -de -sac in the western residential neighborhood). Detailed review of the ultimately adopted street section design standards for the project, integration of local and collector streets, and landscaping and lighting along these street sections will be required prior to approval. A mitigation measure has been recommended to ensure that this review is properly accomplished consistent with engineering and design review required of other aspects of the project. This mitigation measure is included in Appendix 3. ENVIRONMENTAL ANALYSIS OF THE PROPOSED MODIFICATIONS Geologic and Seismic Hazards Addendum to Final EIR SCH 9408175 -17 ►�y 00® ®6:) According to the preliminary grading plans for the project, approximately 10,339,400 million cubic yards of earth were to be graded to create building pads, construct two golf courses, and provide access roads and internal circulation. Impacts associated with the scope and intensity of grading were determined to be potentially significant in the Certified Final EIR. As revised, the proposed grading plans for the project would involve a balanced onsite program within each of the four major grading phases. In general, the grading concept involves (1) diminishing the elevation of the ridge systems along the northern perimeter of the project to create an east -west residential street and associated residential lots and (2) increasing the elevation of the valley system internal to the property and placing golf courses in the altered valley. The southern perimeter ridge system within the property will not be altered substantially. The general grading concept has not been changed as a result of the proposed modifications although the phasing of the grading has been revised substantially. Cuts of up to 80 feet and fills up to about 90 feet in depth would still be created during phased site mass grading. Maximum cut and fill slopes would extend 400 to 500 feet in height and 300 to 400 feet in length, respectively. The grading design has been conceived to minimize, to the extent feasible, the adverse appearance of manufactured slopes by day lighting proposed grades with contours of unmodified slopes. Based on the grading plans, cut and fill slope gradients up to two horizontal and one vertical are planned. Generally, ridges and hilltops are to be cut and canyons filled in order to create relatively flat building sites and access roads within the project boundary. However, two major ridgeline systems along the northern and southern perimeters of the property will remain intact and unmodified. Although this is generally compatible from a Geotechnical standpoint, the proposed grading would substantially alter the existing on -site topography and drainage patterns. No offsite road construction is required which will involve significant grading. The proposed grading was in part planned within an area of known landslides and potentially unstable slopes. Final grading plans have been developed with the benefit of very substantial Geotechnical work that has been completed by the applicant and reviewed by the City's consulting geologists. The Geotechnical testing that has been completed subsequent to approval of the Vesting Map has included seismic hazard testing, fault delineation, slope stabilization planning and related testing. Further minor geologic study will be required to implement the revised grading plan, particularly for the western neighborhood. Overall, the present grading design projects about a half - million cubic yard reduction in grading quantities compared to the approved project. This level of impact reduction is beneficial. Surficial landslides and slope failures are present along the southern perimeter of the property. The Addendum to Final EIR SCH 9408175 -18 0®®®x,0 constraints posed by these landslides have been taken into account in the design of the project. Few landslides or unstable slopes exist within the residential portion of the project; a substantial number of landslides are present within the areas to be developed with golf courses. This distribution of proposed uses in relation to hazards is intentional and reflects careful and judicious financial and engineering planning. A substantial portion of the southern perimeter of the Moorpark Country Club Estates property is characterized by unstable slopes and existing landslides. The proposed trail system for the project has been designed to follow a corridor along this more landslide prone portion of the project. Further environmental review in the future may be necessary to actually construct this trail on the alignment as presently illustrated on the Vesting Map. It is also possible that this trail alignment may not be an implementable corridor given the steep slopes and potential for failure along this southern corridor. This issue can be addressed in the future by additional environmental analysis once a definite alignment is decided upon. The present alignment may be revised to include ridgeline trails and open space on the adjacent Westpointe Homes property. However, the proposed distribution of residential and recreational uses within the project boundary was developed to minimize the potential hazards of major landslides which exist along the southern perimeter of the property. Final Geotechnical clearance of residential areas is pending but no significant obstacles to approval of all of the residential construction are anticipated. Addendum to Final EIR SCH 94081751-19 Paleontological Resources A preliminary paleontological resources (Phase 1) assessment of the property has been completed. The underlying bedrock within the Moorpark Country Club Estates property is a rock unit with some potential to yield significant fossil specimens. Based on the information contained in the Phase I analysis of the property, there is a modest potential for the future discovery of fossils within the project boundary. Given the scale of the proposed grading, potential fossil exposure could yield information of significance for understanding evolutionary questions. The reduction in grading quantities will reduce the likelihood of disruption to fossil beds. Air Quality Construction of the Moorpark Country Club Estates residential and golf course development would generate particulate emissions during clearing and grading activities and ozone precursor emissions during the prolonged and extensive grading program required to implement the project. The level of particulate generation depends on soil moisture, wind speed, activity level, and silt content of the soil. Particulate generation typically occurs at a rate of 1.2 tons per acre per month of construction activity (U.S. EPA, 1985). Some construction operations for the proposed project would have the potential to result in concentrations of particulates that exceed both the national and state ambient air quality standards on a short-term basis; this exceedence is considered a potentially significant impact. The dust generated by such activities may also pose adverse impacts to those living and working near the construction sites. Using the emission factors for commercial and residential projects provided in County Guidelines, a total net decrease of about 5% in projected Reactive Organic Compounds (ROC) and Nitrogen Oxides (NOx) are anticipated with a reduction in the grading proposed for the project. This level of impact may be further reduced if the scale of the golf course aspects of the project is revised in response to market forces related to potential over - building of golf courses in the region. The general consequence of the project modifications on to air quality impacts would be beneficial for three reasons: (1) the mass grading would be limited to areas subject to immediate follow -on construction; (2) the revised grading plan will result in a reduction in emissions due to a smaller grading footprint and reduced grading quantities; and (3) further amendments to the grading plan in response to golf course routing changes may reduce emissions even more than presently anticipated. However, full build out of the proposed project and operation of the golf courses will still result in significant impacts on the community airshed. Addendum to Final EIR SCH 9408175 -20 00®08 ti Groundwater Supplies and Surface Water Quality The proposed project is situated in the North Las Posas Basin which is seriously overdrafted. The Ventura County Groundwater Management Agency (GMA) has adopted an ordinance which requires future reductions in well extractions from the basin in an attempt to stabilize future demands and assure that the Basin extractions do not exceed safe yield. Under this self- managed approach to minimizing future adverse groundwater supply impacts, the amount of water extracted from this (and geologically related basins) is being reduced 5% per year in 5 -year time increments. Project demands on the North Las Posas Basin will not significantly impact groundwater supplies since the managed extraction reduction program will offset any potential impact. The District's capacity to extract water from this basin already far exceeds adjudicated values. Compliance with the Fox Canyon Ordinance limitations will minimize any potential adverse extraction effects that may be associated with implementation of the Moorpark Country Club Estates project. Even with cumulative extraction demands, reductions to cumulative demands on the basin will be substantially achieved by the year 2009. Future management of the Basin should assure that extractions and safe yield are balanced. While the project proposes to keep existing well facilities situated within the property boundary operational and provide a future use site, implementation of the proposed modifications to the District's extraction and delivery system has the potential to result in significant adverse impacts through interruption of service, damage to the wells or conveyance lines, the addition of extraction fees, and other legal and practical complications. Therefore, despite the level of well mitigation planning accomplished thus far, the impacts of the proposed construction may result in significant adverse impacts to existing Water Works District No.1 wells and transmission lines. Modifications proposed by the applicant will result in very small and insignificant reductions to water demands and water use quantities. In addition, the applicant has requested that the requirement to use reclaimed water in areas along medians, landscaped open space, and other slope areas be deleted from the project conditions of approval. This change in the existing conditions should not be made unless the applicant can demonstrate that current demands are projected to exceed supplies for a period of 50 years. The demand calculations supporting this conclusion would need to be supplied by the water purveyor. The golf course operations would still be required to use reclaimed water consistent with the existing mitigation measures for the project. Addendum to Final EIR SCH 9408175 -21 0000 Waste Water Treatment Based on available data, the proposed Moorpark Country Club Estates project effluent can feasibly be processed by the Moorpark Treatment Plant without adverse effects on long term or short term treatment capacity. The total treatment demand of 0.070 million gallons per day would not adversely effect treatment capacity. None of the project modifications proposed by the applicant would impact treatment capacity. Reclaimed Water The anticipated reclaimed water demand for the project is projected to be approximately 1.5 million gallons per day. This allotment of reclaimed water is available and can be provided by the District. A contract for the provision of this water has been proposed by the applicant and approved in concept by the District. Therefore, reclaimed water can be provided to the project without adverse consequences on existing users or on Moorpark Treatment Plant facilities. Reclaimed water is being used at several golf courses in Ventura and Los Angeles Counties including the Calabasas Park, Lake Sherwood, Lake Lindero, Buenaventura, and Olivas Park facilities. The managers at these golf courses scientifically evaluate the nutrient and water requirements of the plants (grasses) being watered with reclaimed sources and apply the appropriate amount of reclaimed water supplemented by additional fertilizers and soil amendments. The nutrient and moisture uptake of the grass type is balanced with the application rate to minimize any excess in nutrient buildup which could otherwise result in a poor quality visual landscape. With proper management, these golf courses appear to have maintained this balance and no degradation in surface or groundwater quality due to either the use of reclaimed water or use of fertilizers, pesticides or herbicides has been reported. However, failure to properly manage the golf course could result in a significant impact on the quality of the downstream surface waters. The proposed modifications do not include any changes to the anticipated use of reclaimed water on the golf courses. Chemical Applications to Golf Course Tun` Although chemicals are used in the maintenance of a golf course, the array and volume of these materials are minor compared to comparable agricultural activities. As the academic literature on golf course management concludes, to minimize potential surface or groundwater quality impacts, proper turf management is essential. The instrument for proper management is a master plan covering all aspects of golf course operations including maintenance and cultivation; such a plan is called an Integrated Golf Course Management Plan ( IGCMP). The portion of the IGCMP pertaining to pesticide and fertilizer application is also frequently called an Integrated Pest Management or IPM program. Therefore, with Addendum to Final EIR SCH 9408175 -22 00008.1- proper management of the golf course, no contamination of downstream surface waters from the application of reclaimed water and fertilizers is expected to occur even under worst case conditions. Assuming proper use of the pesticides, the potential for runoff of pesticides from the golf courses is not expected to result in significant downstream impacts even under worst case conditions. The golf course builder /operator has prepared the required IGCMP and this document will be reviewed by the City EQAP consultants once more definitive plans for the golf course are available. No aspects of the project modifications proposed by Toll Brothers would result in significant changes relative to golf course management. In fact, the revised plan provides better separation between residential uses and the golf course turf management program and the redesigned routing minimizes potential impacts of golf course contaminants on the Gabbert Canyon drainage. Drainage, Hydrology, and Flood Control Planning No significant increases in downstream stormwater discharge are anticipated with implementation of the project. Potentially significant impacts can be avoided with construction of proposed drainage improvements. Without proper implementation of these proposed improvements, impacts are considered potentially significant and therefore mitigation measures implementing the schematic post - development improvement conditions modeled in the hydrology report have been required. Based on a preliminary review of the Gabbert Canyon hydrology calculations, geological setting, and landform shape in relation to stormwaters, about ten (10) residential properties (in the northern portion of the proposed tract) were originally to be situated within areas potentially subject to bank erosion. Furthermore, a substantial number of tees, greens, and fairways, along the semi- private golf course route adjacent to this drainage will potentially be exposed to either the direct or indirect effects of flood events. The revised project and amended course routing has been designed to eliminate, reduce or minimize most of these potential hazards to home locations and to essential golf course facilities. The potential for loss or damage to some residences in the northern portion of the project and the potential for damage to golf course improvements along the Gabbert Canyon drainage were considered significant impacts in the certified Final EIR. Revisions to the project associated with the modifications have reduced many of these potential conflicts. Thorough review of final plans will be required by Planning Staff however. The EQAP for the project makes provisions for amending requirements associated with mitigation measures if such amendments are justified. Detailed bank protection plans may no longer be required for this project. This issue will be resolved during final Engineering and Planning review for the project. Bank protection will still be required to construct the proposed bridge across Gabbert Canyon Creek; this Addendum to Final EIR SCH 9408175 -23 �pp 00008 3 bridge is designed to connect Walnut Canyon Road and Grimes Canyon Road through providing a collector street ( "C' Street) that will permit through movements between these two major arterials. Without proper bank protection and flood control planning related to bridge design, significant adverse impacts could occur in the bridge vicinity along the Gabbert Canyon drainage including (1) stormwater induced road failures, (2) ponding in the bridge vicinity, and (3) bank scouring which could undermine bank or bridge stability; these impacts are considered potentially significant. The modifications proposed by the applicant have not changed the required planning for this issue. Biological Resources As originally designed, project build out would have resulted in the direct loss of about 394 acres of Venturan Coastal Sage Scrub, about 40 acres of cactus scrub, 4 acres of Valley Needle Grassland, and modification of about 17 acres of riparian habitat (Alluvial Scrub). These communities all meet the definitions of significant, rare or sensitive habitats. Also, a substantial portion of the land around the perimeter of the residential portion of the project would need to be cleared and modified for fire protection purposes, further diminishing the potential for retaining extant native plant communities. Disturbance associated with clearing and grubbing, grading, and equipment storage and movement would further destroy an undetermined amount of vegetation. Total sensitive native habitat loss resulting from implementation of the project is estimated to be about 450 acres. The adverse effects resulting from destruction of sensitive habitats and plant communities will be very significant. The modifications proposed by the applicant have reduced the impact to these communities by about 50 acres. Staff and the EQAP consultants are working to further reduce these impacts by changing fairway locations, consolidating disturbance corridors for golf course routing, and by encouraging a more compact final golf course routing design. Impacts to Ventura Coastal Sage Scrub and Valley Needle Grassland habitats which are classified as "threatened" by the State of California Department of Fish and Game are anticipated to remain significant despite redesign efforts. Development of this project will significantly reduce stands of Venturan Coastal Sage Scrub; depending on variable estimates of the amount of remaining Ventura Scrub extant in Southern California, development of the project would reduce the remaining total inventory of this type of community in the State by between 5% and 20 %. The lands within the project boundary may represent as much as one - quarter of all remaining Ventura Coastal Sage habitat in the state. Implementation of the project will contribute significantly to the gradual, potentially inevitable, loss of this plant community as a viable habitat. Addendum to Final EIR SCH 9408175-24 00008 In addition to a direct reduction of vegetation and fauna, the indirect effect of urbanization would have adverse consequences on the surrounding plant communities. Human disturbance such as noise, introduction of domestic animals and /or increased intrusion of domestic plants and animals into undeveloped areas and surrounding parcels with unconverted native habitat would further reduce the value of surrounding land to wildlife. Indirect effects on the habitats adjacent to the project are predicted to occur as a result of project implementation. The potential adverse biological effects on surrounding biological resources could potentially include increased and unregulated recreational use of surrounding lands, intrusion of non- native plants and domestic pets into the remaining relict components of the surrounding natural ecosystem, and the creation of impediments to wildlife dispersal. Disturbance to nearby habitats through increased noise, traffic, lighting, and general human activity are also potentially significant. Construction of the project as modified will still result in wildlife mortality. This impact was determined to be an adverse but not significant impact. The extent of animal mortality will not seriously impact the viability of any vertebrate species. Regional animal populations will be sustained despite the mortality of vertebrates associated with construction disturbances. Due to the nearly complete anticipated destruction of extant plant communities and transformation of the environment which will occur with implementation of the project, adverse effects on these special interest species are anticipated to be significant; direct and indirect impacts include temporary dislocation, essential habitat removal, construction mortality, and long term habitat loss and related species displacement. The EQAP monitoring staff for the project, in consultation with the City's contract environmental analyst have recommended some revisions to the biological resource mitigation measures for this project to address implementation problems associated with the originally proposed measures. Please refer to the revised measures outlined in Appendix 3 and supporting text and findings which prompted these modifications (included in Appendix 4). Noise Construction noise associated with the project would cause significant annoyance but not long term or severe effects. The potential construction noise impacts of the project would be significant only for several immediately adjacent properties. The topography of the project site and existing community and roadway noise in the area will also tend to either further attenuate construction noise. All residential Addendum to Final EIR SCH 9408175 -25 000084 properties within the project boundary would be in conformance with both the Federal and City CNEL 65 dB maximum outdoor noise criteria. Therefore, roadway corridor related noise effects on residential properties within the project boundary would not be significant. The addition of project traffic to regional traffic volumes would not result in any significant noise impact. Because no reduction in the number of units is proposed, noise Impacts resulting from implementation of the modification are not anticipated to change significantly. Some aspects of the modifications proposed by the applicant will reduce noise impacts in the western residential neighborhood, a beneficial effect. Fire Hazards and Fire Suppression Presently fuel loads within the project boundary are moderately high. Therefore, overall fire susceptibility within and immediately adjacent to the project is considered a potentially significant problem. Primary fire related risk in the project vicinity would result from a fast burning high intensity chaparral fire. These types of fires are less easily contained and suppressed than fires in oak woodland and grassland areas south of the Moorpark Country Club Estates Project. Property damage and loss of life are likely in chaparral fires which are characterized by rapid, high intensity burning patterns. Therefore, design features should be incorporated into the project to reduce fire risks. Implementation of the proposed project will result in an increased demand for fire protection services. Development of the project will result in the conversion of approximately 550 acres of predominantly undeveloped area to urbanized land uses. The steep topography and chaparral vegetation located in the project vicinity is highly conducive to wildfires. The conversion of the existing vegetation to golf course will reduce the overall hazard of existing conditions. Based on the proximity of the proposed project to an existing Fire Station and the adequacy of facilities and personnel at other fire stations in the immediate vicinity, no additional fire protection manpower or equipment is warranted to satisfy fire suppression demands associated with the project. Existing personnel and mutual aid agreements can respond to fires that may arise within or pass near the proposed project. Project impacts on fire personnel and facilities are not significant. The proposed modifications will result in very minor changes to the potential fire related effects of the project since no significant changes in unit counts, density, or location are anticipated as a result of the proposed changes to the site plan. The proposed project internal circulation system has been designed to. comply with standards established by the County Fire Prevention Division. The concerns of these agencies have been taken into account in designing the collector road system serving the project. Dual access to and from the development both Addendum W Final EIR SCH 9408175 -26 ®OO®EL for fire personnel and planned routes of emergency egress for future residents of the development are adequate. No other design modifications are required to meet County Fire Protection Division requirements. Applicable County agencies will be afforded the opportunity to review all changes to the street system and adopted final street design standards recommended in the Staff Report. Implementation of the proposed project, together with other proposed development within District's service jurisdiction, would adversely effect the ability of the District to provide sufficient fire protection services to the City of Moorpark. The cumulative impacts associated with the development of the site along with other related projects would require additional staffing, equipment, and facilities in order to maintain adequate levels of fire protection throughout the City. Growth Inducement, Population, Housing and Jobs- Housing Balance Implementation of the proposed project would result in a maximum net increase of 216 new housing units and creation of a recreational- visitor serving clubhouse designed to serve golf course patrons. Using current housing occupancy projections (3.13 persons per household) applicable to the City of Moorpark, the proposed residential project would provide residential opportunities for a total of about 676 persons. Not all of these occupants would be new City residents; an unknown proportion of future housing purchasers would reside in Moorpark while other purchasers would potentially be relocating to the City from surrounding unincorporated areas or adjacent cities. The golf course project will directly generate employment opportunities for approximately 220 people. The addition of a small recreational facility to the project would not significantly change the projected occupational opportunities associated with the project. Transportation and Circulation The project will generate 4,162 daily, 337 A.M. and 391 P.M. peak hour trips at build out. With the addition of project traffic, all of the study intersections would operate at acceptable levels of service under year 2000 build out plus project traffic conditions. For both project specific and near term cumulative analysis, project impacts were determined to be insignificant. Under future conditions, assuming all programmed improvements are constructed as proposed, the addition of project traffic to future volumes will not result in either a project specific or cumulative impact on area intersections. The modifications proposed by Toll Brothers will not change the trip generation, distribution or effects on streets and intersections. Addendum to Final EIR SCH 9408175 -27 00008 Due to the high volume of traffic along Walnut Canyon Road (State Route 23), the potential intersection and lane design deficiencies identified by the consultants at the project access road intersection with Walnut Canyon Road could result in significant traffic safety and turning movement related problems. These design deficiencies are significant impacts requiring redesign, additional engineering, and consultation with Caltrans. Implementation of mitigation measures required for the project will offset impacts to the local street system acceptably. Toll Brothers has agreed to address this issue by completing all required Caltrans and City related improvements at the intersection of Walnut Canyon Road and "C" Street as a component of Phase 1 of both the grading and building components of the project. As a result, implementation of the proposed modifications will not result in any adverse effects on traffic safety or traffic circulation. The proposed modification of the location of "C" Street in relation to Grimes Canyon Road will result in a shift of this intersection northerly about 700 feet from the original location of this planned intersection. A preliminary engineering and design review was completed by the City's contract environmental analysts to determine if this relocation would result in any significant effects on traffic related issues. This relocation is necessary to accommodate the proposed change to the private street arrangement in the western project neighborhood. Based on the available evidence, this change will not increase traffic travel speeds along either "C" Street or Grimes Canyon Road. Furthermore, the length of "C" Street will be reduced by about 300 feet. The revised design of the western neighborhood street grid will result in fewer intersections with the "C" Street collector which should improve traffic flow and reduce accidents. Finally, the location of the proposed intersection will not create any sight - distance constrains, cross traffic conflicting movements, driveway conflicts, or other design problems. Therefore, from the standpoint of traffic flow, capacity, intersection operations, and traffic safety, the proposed circulation modifications will not have any adverse effects on traffic circulation. Public Services and Private Utilities Domestic Water Supplies The certified Final EIR contains a detailed analysis of the domestic water service facilities that are designed to serve the project. Based on this analysis, domestic water service can satisfactorily be provided to the proposed project. A major infrastructure extension is required to extend sewer service to the proposed project. The growth inducing effects of the required infrastructure extension for water supply, wastewater treatment, and reclaimed water supply were determined to be significant. However, the project would not adversely effect treatment capacity and the projected project wastewater flows can be accommodated without expansion of the treatment facility. Because Toll Brothers is not proposing Addendum to Final EIR SCH 9408175 -28 0000 i G any change in the unit count for the project, no reclassification of impacts is required regarding this issue. The proposed modifications will not change the Impacts previously identified in the Final EIR for the approved project. School System Impacts Build out of the project is expected to generate a total of 146 students under full build out conditions (82 elementary students, 32 middle level students, and 32 high school students. The impacts of additional project specific demands on educational facilities are anticipated to be significant (Class II impacts). Development of the proposed project would impact District facilities through the creation of equivalent demand for approximately two additional elementary school classrooms, one middle school classroom, and one high school classroom. Because most existing facilities are near capacity, accommodation of new pupils would require facility planning to accommodate project related growth. Build out of the proposed project should not otherwise adversely effect educational quality since the payment of mandated mitigation fees would be used to offset project specific effects on educational quality. However, in addition to the payment of mandated fees, the project should be required to make a contribution in excess of required mitigation fees to assure that the long term cumulative impacts of the development on educational quality can be offset. Because Toll Brothers is not proposing any change In the unit count for the project, no reclassification of Impacts is required regarding this issue. The proposed modifications will not change the impacts previously identified in the Final EIR for the approved project. Police and Emergency Services Regarding police and emergency service concerns, the ratio of officers to population in Moorpark is presently adequate (approximately 2 officers per thousand residents) and the addition of the project population (about 600 persons) will increase service demands (a Class II impact). While development of the Moorpark Country Club Estates project is expected to result in increased calls for service, the number or frequency of such calls is difficult to predict. The mitigation measures for police service impacts should adequately offset any additional service demands that may result from implementation of the project. Average emergency response times are within the criterion used by the Moorpark Police to evaluate service adequacy. Because Toll Brothers is not proposing any change in the unit count for the project, no reclassification of impacts Is required regarding this issue. The proposed modifications will not change the impacts previously Identified In the Final EIR for the approved project. Addendum to Final EIR SCH 9408175 -29 00005 Solid Waste Solid waste impacts related to implementation of the project could be potentially significant. With implementation of all feasible diversion strategies, this rate could be reduced to 1.2 tons per day or 440 tons per year. Implementation of the proposed project would account for less than 1/2 of 1% of the permitted daily tonnage received at the Simi Valley Landfill. This landfill has sufficient capacity to serve the proposed project. Even without consideration of green waste production related to golf course operations, the project specific and cumulative waste generation would exceed County thresholds. The applicant has not developed a green waste recycling plan for the proposed golf course. Therefore, the impacts of the project would exceed the estimates provided above by an undetermined annual tonnage. The absence of green waste recycling planning for the golf course project is a significant impact requiring mitigation planning. This Issue is being addressed by the golf course developers rather than by Toll Brothers. Utilities Implementation of the proposed project will not result in a significant impact on electrical services or facilities (Class Ili impact). Nor will the project adversely effect natural gas services or facilities (a Class III impact). Because Toll Brothers Is not proposing any change in the unit count for the project, no reclassification of impacts is required regarding these issues. The proposed modifications will not change the impacts previously identified in the Final EIR for the approved project. Aesthetics, Visual Resources, and Community Design The potential visual impacts of the proposed project on four primary view corridors were assessed. The visibility of the project from the Walnut Canyon and Highway 23 view corridor would be low. The period of visibility of the modified landforms, project entrance, and access roadway would be of modest duration from this corridor (15 to 20 seconds). Impacts associated with landform modifications along this view corridor were determined to be potentially significant. The visibility of the project from the Broadway Road- Highway 23 Corridor would be very low. The impacts of project related landform modification along this view corridor related to the public street system were determined to be insignificant in the Certified Final EIR. Some components of the project would be moderately visible from Grimes Canyon Road. Given the grade differences between the current roadway alignment along Grimes Canyon and the elevation of the ridge system defining the western perimeter of the project, most of the western neighborhood comprising the development would be highly visible from this view corridor. The period of visibility of the modified landforms, project entrance, and access roadway would be of modest duration from this corridor (10 to 15 seconds). Impacts associated with Addendum to Final EIR SCH 9408175 -30 000092 landform modifications along this view corridor were determined to be potentially significant. Toll Brothers have developed a revised grading program that further sets back the western neighborhood from Grimes Canyon Road. In addition, a landscaping concept has been designed for the revised slope contour design associated with the modification that fully implements the design guidance provided in the Certified Final EIR. The combined effects of increasing setbacks and providing a rural -ranch type of landscaping design along Grimes Canyon Road where grading modifications have been proposed have fully offset the impacts of the proposed modification. The ridgeline defining the southern perimeter of the project is highly visible from Los Angeles Avenue and most portions of the City south of the proposed development. However, few if any grading modifications are planned to this ridgeline, other than development of a ridgeline trail system, and therefore impacts along this corridor would be insignificant. This issue will need to be readdressed once a final trail design is developed by the applicant in consultation with Westpointe Homes (the development proposed to the south of Moorpark Country Club Estates). While the loss of open space that would result from implementation of the project would be significant, from an aesthetic standpoint, this impact would be insignificant from the vantage point of the developed portion of the City since the dominantly visible ridgeline along the southern property perimeter will not be visibly modified. The proposed reduction in the grading envelope for the project and the overall reduction of total area to be graded will contribute to further improving the quality and quantity of preserved open space. Therefore, the proposed modifications will have a beneficial effect on open space retention. Homes situated on five acre or larger properties are present adjacent to the eastern and western perimeters of the proposed project. Therefore, the presence of a substantially different urban design form in the immediate project environment (rural -ranch oriented homes on larger parcels) will create quality of life related incompatibilities between existing and proposed development. The dominant changes that the introduction of the proposed project will introduce to the adjacent rural neighborhoods include: (1) existing very low levels of night lighting in the project area will be modified significantly by the presence of the two proposed neighborhoods within the development; light levels could potentially interfere with current perception of the restful, dark, and silent qualities of the night; Addendum to Final EIR SCH 9406175 -31 00009 (2) ambient noise levels will be increased considerably over current conditions; this change will be related to all types of new noise sources including amplified music, outdoor evening recreation, the sounds of automobiles, trucks, and golf maintenance equipment, vehicle travel along the project collector streets and other sources of nuisance noise. While these noise sources will not exceed significance thresholds, the change in noise levels will be audible and will be perceived generally as nuisance noise by surrounding rural property owners; (3) the existing commanding views are present of the regional environment will not be modified significantly but the perception of the local environment from existing rural residential neighborhoods will be changed substantially; (4) the rural residential environment will be transformed to reflect a neighborhood rather than ranch aesthetic. The impacts of the proposed project related to transformation of the rural environment were determined to be potentially significant impacts in the Certified Final EIR. Immediately surrounding properties will experience some significant change in quality of life related to this transformation. However, the proposed landscaping program and entry treatment for the western neighborhood will actually be substantially improved over the preliminary design previously considered by the City Council. The effects of the modifications on aesthetics and the consistency of the design with the overall landscape treatment of surrounding properties will be enhanced by the proposed modifications. Cultural Resources An archival and field survey of the entire property was conducted to determine if the development of the project would impact cultural resources. The survey did not result in the identification of any cultural resources of historic or prehistoric attribution; therefore, cultural resource impacts were predicted to be insignificant in the Certified Final EIR. A Phase II archaeological field review was completed of the areas which have been included In the grading envelope for the project that were not previously surveyed. No cultural or archaeological sites were identified within the additional property that is proposed to be included in the grading envelope. However, the presence of small hard seed plant processing sites, hunting blinds, hunting, gathering or food storage sites and prehistoric shrines cannot be precluded given the level of survey work performed and the transect intervals employed in the survey. Therefore, while no impacts are anticipated based on Addendum to Final EIR SCH 9408175 -32 000094 the information presently available, buried or low density cultural deposits may be encountered during the initial vegetation clearance phase of the project. The proposed EQAP program for the project (summarized in Appendix 2) will provide a method for protecting and /or instituting data recovery if archaeological deposits are identified during grading. Agricultural Resources The agricultural potential of the soils within the Moorpark Country Club Estates property is not impressive; soils have been ranked as poor to unsuited for agricultural use by the Soil Conservation Service and the absence of historic records of agricultural use substantiate this finding. A small portion of the property is designated Farmland of Local Importance consistent with the very limited distribution of Garretson loam which is confined to the stream terraces above Gabbert Canyon Creek. Gabbert Canyon Creek is the primary drainage of a 2,500 acre drainage area and is subject to extensive periodic flooding which limits the cultivation potential of the area. For this reason, despite the classification of Locally Important Farmland, the significance of the very limited agriculturally capable soils is reduced. Because the property is not in agricultural production and therefore is not a part of the local agricultural economy State Department of Conservation farmland designations are not applicable. Further, the City has not identified the project site as part of its agricultural resources and has not applied the corresponding land uses classifications. Conflicts with agricultural land preservation will not occur if the project is approved. Therefore, based on all of these criteria, the Certified Final EIR concluded that the impacts of converting the proposed property to urban and recreational uses will not result in significant effects. Light and Glare related impacts associated with conversion of the property from open space to a developed condition will be mitigated fully through the imposition of lighting restrictions. The applicant has agreed to modify the Project Description to include such restrictions. The modifications requested, particularly in the western residential neighborhood, will introduce orchard plantings along the slopes of this neighborhood facing Grimes Canyon Road. This feature of the project will potentially be developed into a productive agricultural operation if it is extended to other perimeter portions of the development. Furthermore, Toll Brothers has redesigned the project to avoid impacts associated with potential conflicts with agricultural uses north of the Moorpark Country Club Estates boundary. The applicant has withdrawn a request to consider reducing the agricultural buffer along the northern perimeter of the project. Therefore, from the standpoint of agricultural resource impacts, the proposed modifications represent an improvement of the impacts of the project as originally conceived. Addendum to Final EIR SCH 9408175 -33 Appendix 1 Proposed Modifications (Summary Tables and Exhibits Prepared by the Applicant) 000096 Appendices to the Final Addendum SCH 9408175 -1 0 0 0 MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94 -1 RATIONAL STATEMENT Toll Brothers, Inc. proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. REQUEST I RATIONAL I ENVIRONMENT CONSEQUENCES 1) Revised Site Plan: 11) Revised Site Plan: A) "C" Street: Request: A) "C" Street: Realign "C" Street & i) Terminates into Grimes Canyon Road relocate the Grimes approximately 700' to the north of the Canyon Road intersection tentative tract map location. This new 700' north of where it was location also prevents a collector road approved. See Exhibit "A ", from bisecting the housing, thus creating Lot & Grading Exhibit. a more cohesive neighborhood. ii) Line of sight distances meet requirements iii) Overall, street is approximately 300 linear feet shorter between Walnut Canyon Road & Grimes Canyon Road. iv) Reduced intersections on "C" Street by one thus improving traffic flow. 3MOD2.DOC 1) Revised Site Plan: A) "C" Street: i) 55 acres of additional Biological Resources preserved over the tentative map. ii) Reduction in sediment transportation. iii) Noise impact to homes along "C" Street and Grimes Canyon Road has been reduced from 34 homes to 24 homes. iv) "C" Street is positioned to act as the fuel modification zone to the north, increasing fire safety for at least seven homes. v) The community design and urban form of the project are enhanced through gating of the west side residential and reduction of the number of lots that have their rear yards fronting "C" Street. Reduced from 12 lots to 7 lots. 001 MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94 -1 RATIONAL STATEMENT Toll Brothers, Inc. proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. REQUEST I RATIONAL I ENVIRONMENT CONSEQUENCES 1) Revised Site Plan: 1) Revised Site Plan: B) West side residential: B) West side residential: Request: Reconfigure the i) Allows for a gated community, which is street pattern, gate the consistent with the East Side residential neighborhood, raise pad approach. elevations and modify ii) Enhances privacy, safety and value for the grading footprint. See homeowner. Exhibit "A ", Lot & iii) Streets become private and shift Grading; Exhibit `B ", maintenance costs from the City to the Summary Westside; and homeowners association. iv) Provides for more cul -de -sacs, which Exhibit "D" Lot Elevation increases safety and value. Comparison. v) The over all housing cluster has been set back further from Grimes Canyon Road and the northeast property line. vi) The neighborhood cluster has moved to better integrate with the golf course. vii) The average pad elevation has been raised by 5.6ft over the Tentative Tract Map in order to balance the mass grading west of Gabbert Creek and avoid disturbing the creek which requires Federal & State permits. viii) The overall graded area has decreased by 55 acres over the entire Tentative Tract Map. viii) The revision has permitted the preservation of additional rare plant habitat_ 3MOD2.DOC 1) Revised Site Plan: B) West side residential: i) 55 acres of additional Biological Resources preserved over the tentative map. ii) Reduction in sediment transportation. iii) Noise impact to homes along "C" Street and Grimes Canyon Road has been reduced from 34 homes to 24 homes. iv) "C" Street is positioned to act as the fuel modification zone to the north, increasing fire safety for at least seven homes. v) The community design and urban form of the project are enhanced through gating of the west side residential and reduction of the number of lots that have their rear yards fronting "C" Street. Reduced from 12 lots to 7 lots. Q MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94-1 RATIONAL STATEMENT Toll Brothers, Inc_ proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. REQUEST 2) Community Private Recreation Facility: Request: Incorporate one facility into the West Side residential area which includes tennis, tot lot, restroom & community gathering facility and one facility in the East Side residential including half court basketball, tot lot & restroom. Shown on Illustration "R ", Conceptual Plan. RATIONAL 2) Community Private Recreation Facility: a.) This facility is typical of what is found in comparable communities. b.) Enhanced value to the homeowners. c.) The addition of this area will not effect the park fees collected to support public facilities. ENVIRONMENT CONSEQUENCES 2) Community Private Recreation Facility: No significant environmental consequences. MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94 -1 RATIONAL STATEMENT Toll Brothers, Inc. proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. 3MODIDOC REQUEST RATIONAL ENVIRONMENT CONSEQUENCES 3) Phasing Modification: 3) Phasing Modification: 3) Phasing Modification: Request: To allow for up a.) "C" street is constructed with the first a.) Lessens the air quality impact during construction in that to four phases of rough phase. Fully improved from Grimes less earth is being moved at one time. grading and up to seven Canyon Road east to the club house b.) Debris production and transportation is significantly development phases. See drive, and a half street section from the reduced, due to the reduced size of each earthwork phase. Phasing Plan, Sheet 2 of club house drive to Walnut Canyon c.) A large portion of the Biologic Resources on the site is Minor Mod. Road until such time as the east side temporally preserved, allowing for some re- vegetation of residential is started. the initial graded phases. Thus enabling some natural b.) The phasing addresses the practical, economic and marketing realities of the migration and transfer of biologic resources to the developed areas. development. d.) The community's aesthetics are respected in that the c.) Allows for more effective erosion and period, that the grading is visible will be minimized. storm water pollution control in that the whole project is not graded at one time. d.) The grading is now timed with market absorption for both the residential and golf course. e.) Large graded areas are not exposed for over seven years. 3MODIDOC t� MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94 -1 RATIONAL STATEMENT Toll Brothers, Inc. proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. 3MOD2.DOC REQUEST RATIONAL ENVIRONMENT CONSEQUENCES 4) Golf Course Design 4) Golf Course Design Change: 4) Golf course Design Change: Change: a.) Changes have been incorporated to a.) 55 acres of additional Biological Resources preserved over Request: Change the comply with Fish, Game, and Army the tentative map. elevation & location of Corp of Engineers requirements. b.) Reduction in sediment transportation. trees, greens & fairways. b.) Other changes have been required due to Both courses have been geology and soils constraints. redesigned with new plans. c.) Routing & elevation changes have also See Minor Mod. Map. been incorporated to balance the earthwork on site. d.) The final routing preserves more rare habitat. e.) Reduced 55 Acres of graded area over the tentative tract map.. f.) The routing modification was also influenced by professional design considerations. 3MOD2.DOC 0 0 MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94 -1 RATIONAL STATEMENT Toll Brothers, Inc. proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. 3MOD2.DOC REQUEST RATIONAL ENVIRONMENT CONSEQUENCES 5) Street Sections: 5) Street Sections: 5) Street Sections: Request: Clarification a) Resolves conflicts between the V.T.T.M., No significant environmental considerations. and /or modification of conditions, RPD, CUP and city standards. what street section is to be b) Introduces a meandering walk into the built for each condition "C" Street parkway on the south. within V.T.T.M. 4928. See c) Reduces the number of pedestrian exhibit F Street Section crossing of "C" Street. Comparison. d) Removes "stamped concrete" curb language & requirement. e) Allows for the opportunity to delete the slough wall by increasing the parkway area, thus creating a more visually attractive street scene. 3MOD2.DOC Q i� MINOR MODIFICATION #1 TO VESTING TENTATIVE TRACT 4928, RPD 94 -1, and CUP 94 -1 RATIONAL STATEMENT Toll Brothers, Inc. proposes to modify the tentative tract map to include providing a gated community on the west side of the development ( to be consistent with the east side) add a community private recreation facility for the homeowners and adjust the project phasing to be consistent with how we intend to develop the site. Lot quality, size and set backs do not change and are consistent with the Vesting Tentative Tract Map #4928. In addition to the residential change, the golf course routing and grades have been adjusted to balance the dirt on site. 3MOD2.DOC REQUEST RATIONAL ENVIRONMENT CONSEQUENCES 6) Insignificant Tentative 6) Insignificant Tentative Map Changes: 6) Insignificant Tentative Map Changes: Map Changes: Request: Staff has determined those minor changes No significant environmental considerations. Lot & Grading Exhibit to the proposed grading, lot location, and "A "; Summary — Eastside, lot orientation have resulted in very minor Exhibit "C "; and Lot net changes to the final design approved by Elevation Comparison the Council. (Average change of less than Eastside, Exhibit "E ", are 2.6 feet vertically on the eastside submitted to the Council residential). These changes are identified for information purposes. on Exhibits A, C & E 3MOD2.DOC Appendix 2 Environmental Quality Assurance Plan Appendices to the Final Addendum SCH 9408175 -2 000 1 C,: ENVIRONMENTAL QUALITY ASSURANCE PLAN FOR MOORPARK COUNTRY CLUB ESTATES This report summarizes the status of Environmental Quality Assurance Program for the Moorpark Country Club Estates. These reports must be submitted as part of condition compliance review and mitigation monitoring. The Environmental Quality Assurance Program (EQAP) Both the Conditions of Approval and Certified Final EIR for the Moorpark Country Club Estates require mitigation through an Environmental Quality Assurance Plan (EQAP). The EQAP monitoring program provides considerable flexibility in implementing environmentally - oriented conditions of approval and mitigation measures. The EQAP program for this project is responsible for integrating, coordinating, and implementing all mitigation measures relevant to the entitlements and sets forth a mechanism to assure compliance in response to field conditions. The EQAP provides a reporting structure, designates authority, secures compliance, and stops work if necessary. EQAP implementation relies on coordination between City Personnel (the City's consulting environmental analyst, Sagebrush Associates [Monitoring Coordinator], City Arborist, and Public Works staff) and specialists such as archaeologists or paleontologists, working together to protect California's significant cultural and natural resources. The Council will review and approve final annual EQAP reports to meet the need for mitigation measures through the phase -by -phase buildout of this project over the next decade. The legal basis for the creation of an EQAP program is outlined in Attachment 1 to this document. The EQAP is to be proactive in addressing monitoring and anticipate environmental problems. Corrective actions should be instituted before such problems materialize. Close cooperation and coordination of this project's concerned parties will resolve problems in a timely and cost effective manner. This program's objectives include: ➢ Familiarizing construction workers with the project's environmental requirements; ➢ Providing a chain -of- command for meeting permit conditions and resolving issues in the field; ➢ Ensuring conformance with the Conditions of Approval and Mitigation Measures, and follow - up until the activity complies with permit requirements; ➢ Providing the City with field monitoring expertise on an as- needed basis; Appendices to the Final Addendum SCH 9408175 -3 ➢ Investigating and responding to any citizen inquiry or complaint involving site development; ➢ Resolving issues in a timely manner to maintain critical construction schedules ➢ Keeping the project abreast of state, federal, and local permit requirements. The EQAP is a working document for use by agency personnel, construction crews, the on -site monitoring /compliance team, and the applicant/developer. A project's EQAP comprises: • an updated list of applicable Mitigation Measures relevant to the project; • a method for interpreting or revising adopted mitigation measures as needed basis in response to field conditions; • any legal /administrative requirements that must be met for permits before proceeding to the next phase of grading or construction; • an outline of the monitoring actions to ensure compliance with the project's Mitigation Measures and Conditions of Approval; • a definition of compliance with particular mitigation measures or conditions; • a timeline for the City Development Director how and when mitigation measures are being reviewed. The EQAP applies to four distinct phases a development project passes through: ➢ Pre - construction activities and site preparation (clear and grub) ➢ Grading (mass and precise grading) ➢ Construction (utilities, framing, finish) ➢ On -going operations (erosion control, maintenance of flood control facilities, etc.). The EQAP program protects the interests of the City, the developer, and the public that purchases and occupies the homes constructed within the project boundary. It ensures that the environment is respected and protected and that the design of the project protects the considerable investment made by the applicant. An EQAP program relies on a well defined procedure for responding to unexpected events related to environmental protection requirements. Appendices to the Final Addendum SCH 9408175 -4 ®� v THE EQAP PROGRAM for the MOORPARK COUNTRY CLUB ESTATES PROJECT Management and Communications The EQAP Program's management and reporting hierarchy is based on the existing City structure and available expertise. The overall responsible party for the EQAP is the City's Community Development Director. The general monitor for purposes of environmental compliance is the City's Environmental Coordinator. The City's Environmental Coordinator for the project (the City Contract Environmental Analyst supported by Sagebrush Associates) is responsible for ensuring that the planning and EIR condition review process is completed prior to initiation of any phase of grading or construction. The City Arborist is responsible for insuring compliance with all conditions related to landscaping, oak tree protection, and related matters. The City's EQAP Team and Arborist will report if any existing mitigation measures need interpretation, enhancement, or refinement. These adjunct staff reports will be forwarded weekly or monthly, depending on the intensity of on -site activity, to the City's Community Development Director. Annual reports, periodic progress reports, and management memoranda are directed to this responsible party. Consultations would be held with representatives of Moorpark Country Club Estates as needed to arrange for retaining necessary expertise to implement the EQAP; the project applicant has agreed to fund this mitigation and monitoring program. Responsibility and Authority Each member of the EQAP team has distinct duties and authority. The team responsible for implementation of the EQAP consists of City staff, consultants retained by the City at the developer's expense, and representatives of the Moorpark Country Club Estates project (primarily Toll Brothers since this firm is responsible for the overall grading and development of the project). The City's EQAP team members include: ➢ On -site Coordinator: The On -site coordinator role will be Sagebrush Associates on an as- needed basis. Sagebrush Associates is the City's field representative for the purposes of environmental compliance. The three functions performed as the on -site coordinator include: 1) liaison between the developer and senior City staff, other team members, and the construction crew; 2) management and reporting of field monitoring activities; and 3) authority to stop or redirect work when determined necessary (in consultation with the Community Development Director). This individual is responsible for ensuring that daily monitoring assignments are carried out, for completion and review of daily logs and any compliance reports, and for the prompt transmittal of information to the City and the developer. The on -site monitor is responsible for ensuring that appropriate expertise is on -site prior to initiation of the construction activities affecting a resource that requires the participation of a specialist (such as an archaeologist, botanist, etc.). 0®01'®` Appendices to the Final Addendum SCH 94 8175 -5 ➢ Specialized Environmental Monitor: This individual would be on -site only as needed, when the on -site coordinator or Community Development Director determines that the scope of construction activities warrants specialized input. Daily direction of specialized monitors is the responsibility of the on -site coordinator in consultation with the Community Development Director. Construction Crew Orientation The EQAP program requires that a field environmental issues orientation is provided as part of the pre - construction meeting for any phase of the project involving either mass or precise grading, clearing and grubbing, or vegetation removal. The intent of the briefing will be to acquaint the construction crews with the environmental sensitivities of the project site, to introduce the monitoring team to the construction team and construction specifications, and to outline the lines of authority. Emphasis is placed on the need to work together to resolve problems and arrive at solutions in the field. All field teams must understand that construction stoppage will be used if necessary. Compliance Criteria Compliance criteria are evaluated by the on -site coordinator in consultation with the Community Development Director. In addition, prior to the approval of any phase of grading, a Planning Staff review will be held to review pre - construction condition compliance at each stage in the construction process to ensure that all relevant conditions have been identified and complied with prior to issuance of permits. Follow -up field visits to ensure that conditions and mitigation measures are satisfied will be required during the first weeks of grading activity (depending on the scope of the program). More extensive periodic monitoring may occur depending on the environmental sensitivity of the construction area. Criteria for plan check compliance are managed directly by the Community Development Director during the review of plans prior to issuance of permits. The EQAP program includes the discretion to modify compliance criteria and re- assess conditions and mitigation measures on a case -by -case basis. Compliance criteria may include provisions for issuing a "stop work" order if significant environmental resources are being damaged. Condition violations and Arbitration Procedures Procedures for informing the developer of a condition violation involve a sequence of four related steps: o the on -site coordinator notifies the Community Development Director orally and in writing of a field situation that has resulted in violation of a condition or mitigation measure; o the Community Development Director contacts the developer and directs that the condition be respected (this may involve some redirection of effort during grading); Appendices to the Final Addendum SCH 9408175 -6 o the Community Development Director and construction manager or other developer designee meet with the on -site coordinator to discuss how best to remedy the violation; o the Community Development Director, developer, and on -site coordinator resolve the issue and determine what compensation, redirection of effort, mitigation, or condition modification is necessary to ensure compliance. This process may involve modifying conditions that are determined to be unduly or unnecessarily restrictive. The EQAP program has no specific system for handling disputes other than negotiating with the parties of interest until a satisfactory resolution is obtained. This process could include the involvement of the City Manager and action by the Planning Commission or City Council if necessary. Field Inspections Many of the mitigation measures included in the monitoring program for the project require follow -up field checks or on -going monitoring. In anticipation of the Final Map and the beginning of grading, the EQAP team is conducting monitoring on the property to maintain the status of this project as it proceeds. This work is performed by appropriate City staff and consulting specialists. The on -site monitor is responsible for recommending appropriate personnel to assist with condition compliance. Monitoring assignments are generally approved by the Community Development Director unless a routine procedure exists for verification of condition compliance. Phasing The EQAP is phased so that all mitigation measures that are addressed by staff only when they are applicable. The established phases of review for the Moorpark Country Club Estates Project include: ➢ Preconstruction (implemented through the Planning Staff Review) ➢ During Grading (implemented by the on -site coordinator in consultation with the Community Development Director) ➢ Construction (implemented by the City Building Inspectors in consultation with the Community Development Director) ➢ On -Going Operations (implemented by periodic review by Public Works, Engineering, and Planning) Inclusion of all Conditions of Approval The EQAP incorporates by reference all of the mitigation measures and conditions of approval (specifically 69, 70, 71, 77, and 97) applicable to the Moorpark Country Club Estates Project (not just the mitigation measures from the EIR). Copies of applicable conditions are included in these Adopted Appendices to the Final Addendum SCH 94081751-7 000109 Addendum to the Moorpark Country Club Estates Project Final EIR. The EQAP program permits the addition of new conditions, interpretation of existing conditions by staff (with Community Development Director approval), and the negotiation of new conditions if they are deemed necessary for environmental protection. Resource Mitigation Monitoring for the Moorpark Estates Project Fulfillment of conditions for the Moorpark Country Club Estates Project entails Mitigation Monitoring as part of an EQAP Compliance Program. Mitigation monitoring activities will be charged against the allocations for these conditions and establish an approved program for pre - grading biological data recovery, including seed and topsoil stockpiling for later use in revegetation activities. Preliminary monitoring of cultural and paleontological resources for the purpose of data recovery will be performed at the initial grading phase. These monitoring activities will be charged against funding allocations made by Toll Brothers, Inc. to implement their project according to conditions referenced in the Final EIR. A copy of the complete EQAP monitoring Plan, funding mechanism arrangements, consulting staff, and other information pertinent to the Plan are on file with the Community Development Department. In partnership with Owl Clan Consultants and RMW Paleo Associates, Sagebrush Associates is taking the lead in implementing the EQAP work program which will provide the City and Toll Brothers with the following services. Attachment 1 outlines the legal basis for this assignment of responsibilities and Attachment 2 outlines the qualifications of the participating monitors. In summary, the EQAP program will involve implementation of the following activities: • An efficient mechanism for oversight and integration of mitigation monitoring. • Findings that document project effects on, and mitigation efforts for, local Venturan coastal sagebrush communities, including the identification of sensitive areas on grading plans and detailed vegetation maps. • A scientifically grounded program that meets mitigation and monitoring requirements and complies with Venturan coastal sagebrush- related permit conditions. • Management advice concerning the ecological issues involved in restoring locally threatened, native vegetation communities, to be disseminated to relevant City departments and concerned state and federal agencies. • A broadly applicable conservation plan for Venturan coastal sagebrush communities and associated sensitive species. • Inventories of sensitive species and recommendations for the Moorpark General Plan to enhance survival of local fauna and associated habitats, to be disseminated to relevant City departments and regional agencies. 000110 Appendices to the Final Addendum SCH 9408175 -8 • Integration of revegetation efforts conducted by Newman Landscaping, Inc. with biological mitigation program. • Integrated monitoring of archaeological, paleontological, and biological data that keeps the City apprised of significant findings and options for mitigation. • An efficient and viable methodology for salvaging, cataloguing, and storing seeds and topsoil prior to grading which will, in the future, permit use of this natural vegetation in the restoration of native habitats within and around the golf course and residential neighborhoods. • A proper procedure for salvaging data (in accord with CEQA Guideline limitations) from any cultural or natural resource sites (such as archaeological deposits) that may be discovered during grading. • Completion of all required weekly, monthly and daily monitoring reports. • Preparation of all appropriate scientific reports on any types of environmental resources discovered during grading and construction. 00011:1. Appendices to the Final Addendum SCH 9408175 -9 ATTACHMENTI Referenced EQAP Conditions and Assignments Condition 69 states: Prior to issuance of building permits for golf course (and residential) construction, the Applicant/Developer shall fund a $60,000 Venturan Coastal Sage Scrub Community research program to be managed by the City. The purposes of this program shall be to accurately map the remaining distribution of this community, to study its soil requirements, plant ecology, and wildlife associations; to provide management advice on the community for agencies and private individuals; to raise funds for the purpose of acquiring lands where remnant stands of the community exist; and to provide guidance about restoration or propagation of the community. The research program shall include a study of the ecological issues related to the management of the community. Provision must be made for disseminating the results of the study. Research programs shall be performed only by qualified professional botanists, wildlife biologists, or other relevant researchers as determined by the Director of Community Development. Primary Monitor: Sagebrush Associates Backup Monitor: Owl Clan Consultants Condition 70 states: Prior to the issuance of building permits for the golf courses (and residential construction), the Applicant/Developer shall fund a $30,000 sensitive species research program to be managed by the City. The purposes of this program shall be to study how best to assist in providing adequate marginalized habitats in areas of urban encroachment for sensitive species that are predicted to occur within the Moorpark Country Club Estates property and surrounding area. The program shall include an updated inventory of sensitive species occurring in the Moorpark area. Recommendations shall be made to provide modifications to the Moorpark General Plan Open Space, Conservation, and Recreation Element to improve the accuracy of the existing inventory of native fauna. Management suggestions designed to permit at least the marginal survival of native wildlife shall be provided. The study shall also provide management advice on native fauna for agencies and private individuals. Provision must be made for disseminating the results of the study. Research programs shall be performed only by qualified professional botanists, wildlife biologists, or other relevant researchers as determined by the Director of Community Development. 0®0112 Appendices to the Final Addendum SCH 9408175 -10 Primary Monitor: Sagebrush Associates Backup Monitor: Owl Clan Consultants Condition 71 states: Native plants shall be used in the restoration of areas disturbed by the construction of the project. The City shall monitor the use of native plants through the review and approval of all project landscape plans. Primary Monitor: Sagebrush Associates Backup Monitor: Owl Clan Consultants Condition 76 states: A cultural resource monitoring program shall be instituted during the initial vegetation clearance for the project. The Applicant/Developer shall fund the cost for the City to hire an archaeologist to accomplish this monitoring as a component of the EQAP mitigation monitoring. The purpose of this monitoring program is to determine if any significant deposits not identified during the Phase I survey exist within the project boundary. The monitoring shall be limited to the initial vegetation clearance phase of the rough grading program. If cultural deposits meeting the significance criteria defined in CEQA Guidelines are encountered, limited data recovery shall be conducted. The costs of this data recovery shall be limited as defined in Appendices to CEQA Guidelines. Chumash representatives shall be actively involved in the monitoring and any subsequent phases of the project mitigation program. Participation shall include monitoring of archaeological investigations, construction monitoring, and data analysis. Primary Monitor: Owl Clan Consultants Backup Monitor: Sagebrush Associates Condition 77 states: Prior to issuance of a Rough Grading Permit, a Paleontological Mitigation Plan, outlining for procedures for paleontological data recovery, shall be prepared and submitted to the Director of Community Development for review and approval. The development and implementation of this Plan shall include consultations with the applicant/Developer's engineering geologist. The monitoring and data recovery work shall be performed by a qualified paleontologist. The Applicant/Developer shall fund the cost for the City to hire a qualified paleontologist to accomplish this monitoring as a component of the EQAP mitigation monitoring. The data recovery should include periodic inspections of Appendices to the Final Addendum SCH 9408175 -11 0001-113 excavations and, if necessary, fossil data recovery should be performed to recover exposed fossil materials. The costs of this data recovery shall be limited to the recovery of a reasonable sample of available material. The interpretation of reasonableness shall rest with the Director of Community Development. Primary Monitor: RMW Paleo Associates Backup Monitor: Sagebrush Associates Condition 97 states: The grading plan shall indicate the locations of all existing habitats and other sensitive areas required to be protected during grading of the proposed development. A note shall appear on the grading plan indicating all areas within the development where grading or stockpiling is prohibited. Primary Monitor: Sagebrush Associates Backup Monitor: Owl Clan Consultants 000114 Appendices to the Final Addendum SCH 9408175 -12 Attachment 2 Sagebrush Associates Qualifications Sagebrush Associates comprises a team of scientists with years of experience advising land management agencies in restoration efforts, conducting and monitoring ecological field experiments, and working with government and private entities negotiating the complex process of plant communities restoration. Dr. Eric Berlow received his Ph.D. in ecology from Oregon State University, Corvallis. Dr. Berlow's involvement in this process will primarily be advisory. He worked as a post - doctorate fellow at the University of California-Berkeley and received a three -year research grant from the National Science Foundation to conduct research in sagebrush communities in the eastern Sierra Nevada. He is currently a research associate with the White Mountain Research Station in Bishop, California. Dr. Berlow has more than 15 years experience designing, implementing, and analyzing data from ecological field experiments and restoration programs, the results of which have been in Science and Ecological Applications. Rachel Tierney has over 25 years experience working in the field of native plant restoration. Ms. Tierney was trained as a botanist and has worked extensively with the USFWS on projects requiring jurisdictional delineation and restoration plans under the 401 and 404 Army Corps of Engineers permit process. Ms. Tierney's work on this project will be oriented to ensuring that adequate seed stock is available for future revegetation activities. She will also serve as the principal plant ecologist for identifying rare and endangered plants on the property. Ken Bauer has a Master's degree in rangeland ecology from the University of California - Berkeley and is trained in Geographic Information Systems and ecological monitoring. Mr. Bauer lived and worked in Nepal for three years as a consultant to the World Wildlife Fund. A Fulbright scholar, Mr. Bauer would be the principal -in- charge of the monitoring and plant salvage program operations. ®®0115 Appendices to the Final Addendum SCH 9408175 -13 Appendix 3 Staff and EQAP Consultant Recommended Modifications to Approved Mitigation Measures Appendices to the Final Addendum SCH 9408175 -14 000116 EQAP and Staff Recommended Mitigation Measure Modifications Recommended CUP, Vesting Map and RPD Mitigation Measure Changes and Additions: CUP No. 94 -1 and Vesting Tentative Map No. 4928 Staff is recommending that Vesting Map Condition 68 regarding biological resources be modified as followed: Prior to rough grading permit approval, the project site plan shall be modified to clearly identify areas of dedicated open space within which native habitats shall be retained or restored. The applicant shall prepare a restoration plan which will result in two acres of habitat enhancement along the Gabbert Canyon drainage, the Grimes Canyon drainage, and Walnut Canyon. The restoration shall occur prior to occupancy approval for either golf course. The restoration effort shall emphasize riparian restoration rather than grassland restoration. To the extent feasible, consistent with proposed uses of Lot No. 217, all existing habitats, particularly native grassland habitats, situated within this Lot shall be retained. Any other proposed uses for Lot No. 217 shall require a Modification to Cup -94 -1. As required by the Multi -Use Trail Easement condition, the Final Vesting Map shall include an irrevocable offer of dedication for public purposes for Lot No. 217 to the City. Identical changes to the language in CUP 94 -1 Condition 51 shall be substituted for the original language in this mitigation measure. EQAP and contract environmental review staff recommend that the following additional condition changes and additions be required to support the previously recommended mitigation measures for the project: 2. The design of the private recreational facilities designed to serve the project shall minimize any spillover lighting effects onto adjacent residential lots. All lighting shall be appropriately shielded. Wall washes, landscaping, accent lighting and pedestrian safety lighting shall be emphasized in the design of the facility. Lighting in tennis court areas shall be directed away from adjacent residences and regulated by the HOA consistent with the intents of the residents in the development. All landscaping plans, elevations, and other design features shall be reviewed and approved by the Community Development Director prior to approval of building permits. The facility shall provide sufficient parking to meet applicable City of Moorpark parking requirements. Lighting in the parking area shall be minimized. The project shall be built consistent with approved plans and specifications. 3. A preliminary plan for the development of "C" Street as an interim half section roadway east of the proposed clubhouse entrance shall be developed by the applicant and submitted to the City for review and consideration. Interim slope planting landscaping shall be installed in any areas where the construction of the half - section roadway may result in significant slope exposure. The definition of significant slope exposure shall be interpreted by the Community Development Director in consultation with the City Engineer. All improvements at the intersection of "C' Street and Walnut Canyon Road shall be constructed in a manner consistent with approved design concepts referenced in the Certified Final EIR. Caitrans design standards shall apply to all work within the Caitrans right -of -way. Full section roadway improvements and landscaping may be required for "C" Street west of the Clubhouse entrance to Grimes Canyon Road. No Appendices to the Final Addendum SCH 9408175 -15 0 0 0 A 0 building permits for development of the western residential neighborhood shall be issued until properly designed street section improvement plans have been reviewed and approved by the City Community Development Director and City Engineer. 4. The revised street circulation design for the western neighborhood shall conform with the street section requirements of the approved modification. The design of these streets shall include landscaping, pedestrian amenities, adequate parking supplies, and fire safety clearances. All revised streets shall conform with Fire Department requirements for cul -de -sac streets, as applicable, unless a variance from these requirements is obtained from the Fire Department. The revised private street system entrance at °C" Street for the western residential neighborhood shall include landscape treatment, signage and proper entrance monumentation, adequate stacking distance, and design features permitting turn- around for cars refused entrance to the private street system. The applicant and successors of interests (residents comprising the HOA) shall be responsible for all maintenance of private streets in perpetuity. 5. The preliminary routing plan for the golf courses shall be reviewed and approved by the City Community Development Director and City Engineer prior to the issuance of building permits. Grading within the envelope for the development of the final routing shall be reviewed consistent with general principals of golf course grading. Minor modifications to grading by the golf course designers shall be permitted during the construction process to enable the designer to maximize field design principals typical of golf course construction. The Community Development Director shall have the authority to approve minor routing changes without further Planning Commission or City Council review. Commission and Council review shall be required if the number of golf greens or fairways is reduced from the projected 36 hole courses approved previously in concept. A final "as built" grading plan shall be developed by the golf course designers upon completion of the precise grading for the course. Reasonable flexibility shall be granted the designers in making minor modifications to the golf course plan during the rough and precise grading programs. Once constructed, a final as -built plan conforming to the field construction for each golf course shall be submitted to the Community Development Director prior to golf course use or occupancy. 6. A final trail alignment plan shall be developed prior to approval of grading plans for the development of the western golf course (Phase II of the grading program). This plan shall provide an integrated trail system that links the proposed Moorpark Country Club Estates project and the West Pointe Homes project (located immediately adjacent to the south). Alternatively, the applicant may develop and submit for review and approval to the City other plans for incorporating a trail system into the project as required by the original approval. Deletion of the trail system in the future, if such a system is deemed to be environmentally destructive or if the system cannot be installed without significant redesign of the golf course, shall be subject to City Council review and approval. Appendices to the Final Addendum SCH 9408175 -16 000118 Appendix 4 Technical Data Supporting the Addendum Determination Appendioes to the Final Addendum SCH 9408175 -17 000119 Sent Ry: The Planning Corp; FROM : R. TIERNEY 805 472 9666; Jan -10 -00 4 :52PM; Page 2 PHONE NO. : 805 957 2050 Jan. 03 2000 04:00PM P1 R'ACHEL- TIERNEY C o' 4S0- LTlNG January 3, 2000 Steve Craig The Plarining Corporation P.O.- Box 20250 . Santa 9arbara,*CA'93120 U* :.Toll'Brothers, Inc: TT No.'4928 ' Dear Steve, This letter describes the results of a biological .fizld survey of the proposed Mooipatic Country Club, located between Grimes canyon and. Walnut Cai n Read. 'in-th e City of Moor park : The; - J>ui-pose bl' he survey, conducted on Noveinber 4. and 5, 1999,. was to determine: °if recently pro.po5ed minor changes to the project. footprint would result in .additional significani impacts. to biological resources,compa ed with those identified in the protect 'LIR. 'Each area 'of proposed . expanded development was visited on foot An-aerial photograph and topographic maps, both at 1''= 200'• scale, were used to located sach•area wh re ail extension wa ' proposed. . It is important to note that most plantspecies would not be apparent during the time 'of yentr of the survey. Due to the timing of this visit; the resylts !'.the surveys conducted %r, tlie.EIR were used as an indication of the absence/presence of sensitive species within the I rmjeet'site. as well. as withki the..proposed extension areas. '�he.extrapolation was deemed justifiable because: 1). The cliaitges from the original' footprint were *' Ktnal; The proposed extensions. exceeded the cd�e of. the miginal footprint 6y-less.than 200'-feet; 2) The cornpositioa of the plant communities did not.change at any'of the newly proposed extensions; 3) All extension were located.'"ri the original.project boundary.. It is,my opinion that no additional significant impacts to. biological re, cQurces (cgrripared to • those idertt40 in Xhe project. OR). tiubuld result from disturbance -to the expanded .footprint; Vegetation within flit e;tpandod area.cgnsisted of communities as those found within the proposed. site. Vegetation consists of..Venturan sage scnnb consistently dominated by Arterriiria cirltftbrrrica, Baccharis.pi&Zaric',' Salvia leucophylla, non- native gr•assis). Two sensitive resources were encountered.. However; both were also noted, in the project 1 fR. -Native burnch grass (Nussellapulchru):occurred•in several extepsioii areas.. Native grasslands are considered sensitive by the California Depariment of Fish and t.raiiie because they have been fts! oH'IGe H )x • Sant.4' 9aitiara Tel 805.557. i 100 .. Fax 608.95.2050 000 12'0 - JAN 10 100 17:20 805 472 9666 PAGE.02 Sent 8•y: The Planning Corp; 805 472 9666; Jan -10 -00 4:52PM; Page 3 FROM : R. TIERNEY PFIOt� NO. : 805 957 2050 Jan, 03 2008 04:01PM P2 Moorpark Count), Club 01103100 replaced with nory native dominated grasslands - throughout mucb= of Califothia The secottii: resource is cactus scrub, a prickly -pear (Opunlia sp.) doininated sage scrub was also pieserrt. Cactus scrub has many of the same characteristics as Venturan sage scrub. However, aspects of this cotnmunity are requisite habitat components for two sensitive species. the desert woodrat (Neotoma lepida inlermedio) and coastal cacnms wren (Campylorhynchus brunneicapillus sandiegoense). The additional loss of native grasslands and cactus scrub associated with the extensions is not significantly dMerent: from those already identified. I also visited-two: proposed Native. Habitat Restoration Areas, located in the southwest corner of the site.. It is.,my undersuutding that a native bUnchgrass restoration program is planned for.these areas.... •l do not think this would he the optimal use cif your fiends for several reasons. The siies' are presently in no need of `.restoration ". They are intinIet native comminutes composed of typical sluub. species found in Venturan sage scrub. Bunchgrass is already part of the understory in some areas. 'I'p convert those sites to a grassland would rtsult in ground disturbance and would greatly incaease establishment of weedy vegetation. Any work 'ire these areas would constitute disturbance of ail. -equally important habitat. The creation or.copversion.ofa native grassland is,'in my opinion,'the most difficult restoration one can undertake. It .required an enormous, Long -term effort to .keep weeds at .bay during establishment of the slow growing perennial grasses. i have managed a nurimber.. f native grassland restoration projects, with varying success. The outcome is invariably dependent on the manpower available after plan64g. The preservation of existing native grasslands is far superior than creation Your suggestion of compiling a resource mar for the City is, in my mind, a better. direction to pursue .for the protection of important habitats-and species. Knowing what is present in the City limits will enable a truly knowledgeable. assessinent'.of cumulative imracts for long -term plapni�>g- 'Me protection of existing habitat is always, far superior to a piecemeal attempt at restoration. A . possible scope of work could include thorougb. research of. known and potentially occurring resources. {NDDI3,. local authorities, recent F,1Rs, .County utput), mapptr}g of wetlarid/riparaan -resources with ground truthing, mapping of known locations of rare species and habitats withih and surrounding;, the City, and as much field recordwissance.as possible. You may even solicit the aid of a college student, as this project would bean excellent thesis. - Please call if you need additional information. Sincerely, Rachel Tierney JAN 10 '00 17:20 805 472 9666 PAGE.03 .Sent 8y: The Planning Corp; 805 472 9666; Jan -10 -00 4:53PM; Page 4/7 FROM R. TIERNEY PHONE NO. 0305 957 2050. Jan- 03 2000 04:01PM P3 Moorpark Cuualy Club 01/0/00 REFERENCES California. Native Plant Society, 1994. Inventory of Rare and Endangered Vascular Planes of Califomia. }liclunan, J. 1993, The Jepson Manual; 1- ligher Plants of California. University of California Press Berkeley and Los Angeles. Holland; R., 1986, Prelimiruvy Description of the Terrestrial Natural Communities of California. Nongarne, Heritage Program, California Department of Fish and Game, Sacramento, California. JAN 10 100 17:20 .3 e05 472 9666 PAGE.04 Sent By: The Planning Corp; 805 472 9666; Jan -10 -00 4:53PM; NOU-22 -1999 i0:11 TOLL BROTHERS 818 880 8006 RV1\SAKER & ASSOCIATES I R v I N 9 PIJt10I7/G Ee►G,IAiEA2� SURVEYING GOVSRWQ:M RaL�1tIOM0 IRVINZ LAS VZrAS NO�li1b@r 18,1999 RIVCRslus sm brSpo City of Moorpark Attn: Wayne Loftus, Director of PfarmN Re: Moorpark grading Quanddes I N C Thee original amamt of raw voWme excavation required for the Tentative Trad Map was esbftd d by our offices to be: 411,000 cubic yards less than the current design. ORIGINAL TTM 9,455000 CUBIC YARDS MODIFIED DESIGN TTM 9,044,000 CUBIC YARDS REDUCTION IN EXCAVATION 411,000 CUBIC YARDS Leon utilb , RIMMO ROxsmmR TON Ii. MIGamwM aasDr �. 1azCN:iR ±qmcaL cov, c Ta=me NuOc: Irvine, Cali[ernia 92410-2021 (9191 583 -laIO pit rl49i S03 -0759 Fx vrv.aunsalter. cas Page 5/7 P.02 TOTLL P.02 00012.E JAN 10 '00 17:21 805 472 9666 PAGE.05 Sent By: The Planning Corp; 805 472 9666; Jan -10 -00 4:53PM; Page 6/7 NOV-22 -1999 i0:ii TOLL BROTHERS 81B 880 8006 P.03 G�7rEOLA1BS- WESTLAKE VILLAGE Foundcrtiorn csnci Soils Engineering, Geology Z_ �� 742 HarTip5hlrC MCI- Sulto C - %VQat)QYO vin=CY0. CA 91361 (B19)6Hv -256s - (505)105 -2707 Fc.z (805>J79 -2003 a qna or R 8 R Sarvlcgs COrDO[Q ilOfl November 19, 1999 W.O. 8647 Toll Brothers 2100 West Orangewood Avenue, Suite 180 Orange, California 92868 SUBJECT: Modifcation of Tentative Tract 4928, City of Moorpark, California Gentlemen; In accordance with your requcst we have prepared this letter -report regarding modifications proposed to the subject Tentative Tract. More specifically, we consider herein the nature of the planned changes, their interaction with known geotechnical conditions, and the feasibility (with respect to geotechnical elements) of safely constructing the project in light of the modifications. The principal modification is relocation of "C" Street in the westerly portion of the Tentative Tract. Shifting the road northward required changing some slope and pad locations, orientations, and height. Other changes within the project are of lesser magnitude and of lesser significance. These changes are not, from a geotechnical point of view, particularly significant. While they may represent a change in the scope of corrective grading that is needed, it is not a change in the type of measures to be employed (i.e. conventional grading techniques including buttress fills, stability fills, subdrains). Impacts on planned slope stabilization measures are minor. In consideration of the forgoing, and based upon our knowledge of the property, we 000124 JAN 10 '00 17:21 805 472 9666 PAGE.06 .Sent,By: The Planning Corp; NOV -22 -1999 10 :12 805 472 9666; Jan -10 -00 4:54PM; Page 7/7 TOLL BROTHERS 818 880 8006 P.04 Toll Brothers 2 November 19, 1999 W.O. 8647 are of the opinion that (1) modifications proposed for Tentative Tract 4928 will not compromise the geotechnical feasibility of the project nor adversely affect the stability of adjoining properties, and (2) implementation of proper engineering design and construction practices will result in a project that is safe for its intended use. In addition, we have been asked to comment on the trailway planned across the site. We have considered the stated alignment of the trailway, although details for its grading and construction have not been provided at this time. Using proper engineering design and construction, construction of the trailway is considered geotechnically feasible. This geotechnical report has been prepared in accordance with generally accepted engineering practices at this time and location. No other warranties as to the professional advice provided under the terms of our agreement and included in this report are expressed or implied. Thank you for this opportunity to be of service. Please do not hesitate to call if you any questions regarding this report. �j f RED eo jl jl�gf s, R.C.E.3 44 XC: (4) Addressee �dr Q2�YCCs,CNA 1 00012. i JAN 10 '00 17 :21 805 472 9666 PAGE.07 ITEM 10.B.: TOLL BROTHERS AGENDA REPORT EXHIBIT #5 11" X 17" MAP WITH ACETATE COVER PROVIDED SEPARATELY 000126 — we...�r.rar :.Mrt: RlD..II.m1Yr9.. _ +�ucmurpR.OQ9� - � +�aoawnnnwu \ /7 H ,.rte H 0. �ew�wc�unrta uWUO.xw �— W1 0H tL6VAII. ■ � Z n�wuLavGi m .nvir.ur � �� ww�o.cT ro�Y TOLL t pp t'o�u'ury y_ IT oftANGE* Av&T �!� Ems- ORANGE. CALR'OANU 9]DNAVEYUF BMYIPo RECREATION CENTER ,MOORPARK COUNTRY .CLUB ESTATES ■�L Mr+r 01Jp G1w•, bL �5 �v a � a ry � 11 tTj po 14 n c t ~ °z m COO 9 a i p�p 4� I PRELIMINARY LANDSCAPE PLAN 000128 -�, - I -- - AUTOMATED ENTRY WfPFI STACKING CLF FOR FIVE CARS STREET MEDIAN ---� 1CTURED SLOPE. it t STREET MEDIAN h V MEANDERING CONCRETE SIDEW ALK F rn I STREET RIGHT -OF -WAY xAlc i�ir NOR1N MI eamluas, WORMaAMD SIO• et51'DeAIiOfMODp AYf.`rt t. SU1L 1.0 OaANOf 1AL60MU 03W MOORPARK COUNTRY CLUB ESTATES 1. Newman TYPICAL GATED ENTRY De1i`D `'DDP' Inc. INDICATING VEHICLE STACKING DISTANCE I II I I I � I 0 �d LOT 67 ♦ � I •• omoM.0 AxumR I 'SOL LAYOUT OVERHEAD STRI:CSORE "MU PATIO AREA ♦ ♦ I o` ! H C 4 1 , " .•.' e�m 9P� i nlrRV '. I PWLAMI►ATIUCOMPLLX p'aSe' POOI. I I I AMNO E Y PROPOSED RMDENTUL ♦O(ITIpSM TODL cpLValerT AYD AM nlnwnormu LOT 65 155` .CAIY. 1'•10- WMRI ttion LULL BROT6AV.l\CORPORAItfI TI000'ESTIMI AYpll4_SUfiE 110 MOORPARK COUNTRY CLUB ESTATES WOWAIOp ORAL "fF L'AI.DOR \lA v1161 r ©7 L. N.wm[B *g= TYPICAL LOT PLAN o "I,R ` "N 1oc INDICATING AREA FOR POOL DEVELOPMENT /4 PUBLIC WORKS AGENCY county of ventu ra o«ecto Arthur E. Goulel Representing Ex- officio: Deputy Directors of Public WoA Ventura County Flood Control District Wtn. B. Brit Ventura County Waterworks Districts i Transportatioi No.1,16,11, and 19 ' Lake Sherwood Community Services District ! , . John En C. Crowlr, Fox Canyon Groundwater Management Agency ! " ' Water Resources b Eay Marti, Kay tVlarth AB939 Local Task Face t_ Solid Waste Managemen Recycling Market Development Zone Paul W. RuFrr Central Service' November 23 1999 Alex Sheyday Flood Contro Toll Brothers, Inc. 2100 W. Orangewood Ave., Suite 180 Orange, CA 92868 Attn: Craig C. Messi SUBJECT: MOORPARK COUNTRY CLUB ESTATES BOLLINGER DEVELOPMENT The project drawings provided are very preliminary. This makes it difficult to form specific final comments. Following are our comments, based on review of the preliminary project grading plans and the conditions of approval for residential planned development 94 -1 issued by the City of Moorpark April 17, 1996. 1) Development condition 137 requires dedication of right -of -way (ROW) per Ventura County Standard Plate B -7 B. The ROW shall be widened as necessary to construct the folluwing improvements: a) Dedicated 12 foot -wide southbound left turn b) 13 foot -wide northbound right turn lane c) 16 foot -wide through lane for the project entrance. A County encroachment permit is required for improvement within Grimes Canyon Road ROW. The following conditions are required for issuance of an encroachment permit: a) The applicant, using full project full build -out traffic volumes, shall conduct traffic sipial warrant analysis (in accordance with the CALTRANS Traffic Manual). If a signal is warranted, the permittee shall construct and install a traffic signal on Grimes Canyon Road. If a traffic signal is not warranted, the County will require construction of a 250 foot left turn merging lane for left turns from the project entrance onto Grimes Canyon Road. b) Construction of a separate 200 -foot minimum length of 12 foot -wide left turn lane for southbound Grimes Canyon Road, into the project entrance. 000:-.3 e800 South Victoria Avenue • Ventura, CA 93009 - 1600.805/654 -2018 - Fax: 805/65.1-3957 EXHIBIT 7 Craig C. Messi November 23, 1999 Page 2 c) A minimum of 760 feet of 12 foot -wide acceleration lane (North on Grimes Canyoii Road). d) A minimum of 435 feet of 12 foot -wide deceleration lane (South of the Project entrance on Grimes Canyon Road). The applicant will be required to improve road shoulder within the limits of the project to a minimum of 8 foot -wide paved width. 2) Development condition 138 requires acceptable turning radii, lane widths, shoulders, lane tapers and deceleration improvements to be constructed per detail shown on Exhibit C of the approved Vesting Tentative Map and as approved by the City Engineer. Any additional right of way necessary to implement the final approved design shall be acquired by the subdivider and dedicated to the County. The final design for road improvements on any portion of Grimes Canyon Road that will be maintained by the County must be acceptable to the County Director of Public Works. 3) Condition 63 requires improvements to Grimes Canyon Road and State Route 118. In addition to the improvements specified, the following items are required: a) The applicant, using full project full build -out traffic volumes, shall conduct traffic signal warrant analysis (in accordance with the CALTRANS Traffic Manual). If a signal is warranted, the permittee shall install a traffic signal at the intersection of Grimes Canyon Road and State Route 118. b) Subject to CALTRANS concurrence, i) The County will require installation of a separate 12 foot -wide, 200 -foot miiiiinum length, left turn lane for southbound Grimes Canyon Road. ii) A minimum of 960 feet of 12 foot -wide acceleration lane (west on State Route 118). iii) A minimum of 485 feet of 12 foot -wide deceleration lane (east on State Route 118). c) Subject to concurrence of the Union Pacific Railroad Company, the permittee will be required to improve the rail crossing on Grimes Canyon Road, including any modifications to the concrete crossing, railroad crossing arms or other rail safety devices. d) The final design of all road improvements on any portion of Grimes Canyon (toad, maintained by the County must be acceptable to the County Director of Public Works. 4) If Grimes Canyon Road is not annexed into the City of Moorpark, the portion of this road adjacent to the proposed development shall be improved to the County Standards (Plate B -7 of the County Road Standards). 5) There is a possible drainage problem (see the markups on plans). 'There is not adequate information on the improvement plan to assess the possible drainage problem thoroughly. 6) A roadside ditch may be required at the east side of the road. 000132 Craig C. Messi November 23, 1999 Page 3 7) A typical detail should be added to the improvement plan. The detail must show how to join the existing and new pavement (see the markups on the plan). 8) Grimes Canyon Road is a collector, rural road and per County Standards requires a 60 feet right -of -way. The existing ROW is 50 feet. 9) Length of transition from the improved section and the existing pavement (the 200 feet Taper shown on the plan) shall be in accordance with CALTRANS Highway Design Manual guidelines. 10) The plan should show road cross sections for the transition areas. 11) The slope next to Grimes Canyon Road shall be a maximum of 2:1 according to VCPWA Road Standard B- series plates. 12) Additional comments are marked on the plan in red. Should you have any questions or concerns, please contact me at (805) 654 -2077. Your M Deputy Director of Public Works Transportation Department WBB- NL -BE:aar Attachment c: Arthur E. Goulet, Director of Public Works Ken Gilbert, City of Moorpark Ron Sheppard, Permit Engineer Keith Turner, RMA/Planning F: \COMMOMTRMSPOR \WPWTN\LETTERS \Country Club Estates_mrkpIdoc 0001313 Toll `Brothers, 'Inc. guality Homes ByDesign0 December 23, 1999 Wayne Loftus, Director Community Development Department City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Re: Vesting Tentative Map No. 4928, Moorpark Country Club Estates County Encroachment Permit and Improvement Requirements Dear Mr. Loftus: We would like to request your assistance in resolving certain issues raised by the County of Ventura in connection with road improvements for the above - referenced project. Toll Bros., Inc., with the assistance of Hunsaker & Associates, is in the process of fulfilling conditions of approval of Vesting Tentative Map 4928 and other project entitlements, so that we may obtain a grading permit and proceed with street design and improvement plans for Grimes Canyon Road. To this end, we have met with Wm. Butch Britt and other staff at the County Transportation Department. In response to our inquiries, we received a letter dated November 23, 1999, from the County (copy enclosed). This letter paraphrases and expands on several of the project conditions imposed by the City, and also adds new requirements not previously addressed in the tentative map conditions, the residential planned development permit conditions, the development agreement or the environmental impact mitigation monitoring plan. We request the City, as the approving jurisdiction, to act as an intermediary and assist us in both (i) obtaining an encroachment permit from the County �: t; ose irrprov menllts required order t. C existing conditions cf approval, a.d (ii) - "!Ciding the County's attempts to add additional improvement requirements through the permit process. The following items described in the November 23' letter from the County represent expanded or additional requirements, beyond the conditions imposed by the City: 1. Paragraph 1) refers to VTM Condition # 137, and Paragraph 1) a) adds a requirement for a traffic signal analysis and either installation of a signal, if warranted, or a 250 L.F. merging lane for left turns from the project, if a signal is not warranted. Traffic impact analysis was part of the approval process for both the environmental impact report and the vesting tentative map. As a result of that analysis, and following a public hearing, the map was conditioned by the City to provide those improvements deemed appropriate for mitigation of this tract's traffic impacts. There is no basis for requiring a new study or improvements not included in the existing conditions. LaaAWles l 16739 v 2, 41'751 ^YY" RECEIVED New York Stock Exchange a Symbol TOL L, V L 2100 West Orangewood Avenue, Suite 180, Orange, CA 92868 ®� D E C 2 7 1999 Telephone (714) 935 -0700 cny of Moorpark Mr. Wayne Loftus County Development Department City of Moorpark December 23, 1999 Page 2 2. Paragraph 1)c) requires construction of a 760 L.F., 12 -foot wide acceleration lane. This is an entirely new requirement. Moreover, this additional proposed improvement will not fit within the County standard 60 foot right -of -way, and also would require acquisition of part of the adjoining property to the north to accommodate the length of the lane. 3. Paragraph 1)d) requires a 435 L.F. deceleration lane. The project currently is conditioned, instead, to provide a right turn lane, which is only about 200 L.F. in length. In any event, a deceleration lane seems inappropriate for this kind of road, which does not carry high -speed traffic. 4. Paragraph 2) paraphrases VTM Condition 138 and adds, as new text: "Any additional right of way necessary to implement the final approved design shall be acquired by the subdivider and dedicated to the County. The final design for road improvements on any portion of Grimes Canyon Road that will be maintained by the County must be acceptable to the County Director of Public Works." We have no quarrel with this requirement in general, except that V7M Condition 139 indicates that additional right -of -way may be dedicated to the City, rather than the County, presumably depending on location. 5. Paragraph 3)a) refers to RPD Condition 63, which specifically defines the extent of improvements required at the intersection of Highway 118 and Grimes Canyon Road. Nonetheless, the County seeks to impose further obligations "in addition to the improvements specified" by the City. Here again, the County seeks to compel a new traffic analysis, leading to a possible requirement for installation of anew traffic signal. This is subject to die same objd iions as the regkireefrent in Paragrapli-IjGj; disczizedi above. 6. Paragraph 3 )b)i) uses the term "left turn lane" in place of "left turn pocket," the phrase used by the RPD conditions. The nomenclature found in the RPD conditions was used to denote a turn lane of less- than - standard length. Our understanding was that the intent was to confine the left turn movement to the area within the Union Pacific Railroad crossing right -of -way and Highway 118. 7. Paragraph 3)b)ii) requires addition of an acceleration lane, westbound on Route 118. This is an entirely new condition. 8. Paragraph 3)b)iii) requires addition of a deceleration lane, eastbound on Route 118. Again, this is an entirely new condition. L.aaAngela 116739 v Z 41757.00002 000 13 �; Mr. Wayne Loftus County Development Department City of Moorpark December 23, 1999 Page 3 9. Paragraph 4 and Paragraph 11 are new requirements, not addressed in the City's conditions of approval. These are generally acceptable, provided that they apply only within the frontage of the project. 10. Paragraph 5 raises a drainage issue not previously identified. 1 ie scope of the issue cannot be determined from the County's letter. We are agreeable to addressing this issue, but only to the extent that it arises from conditions created by the project. We have reviewed the County's own ordinance governing issuance of highway encroachment permits, and have consulted with our attorney, and we do not see any basis for the County making these additional demands. In our recent discussions, you seemed to be in agreement with our view of the situation. Your assistance in bringing the County's requirements into conformance with the projects conditions of approval and the County's own encroachment permit process will be greatly appreciated. Sincerely, TOLL BROS. INC. C. Messi, Senior Project Manger CCM: Jk; iilv_ iv$ui G cc: Cary D. Lowe, Esq., Jenkens & Gilchrist Wm. Butch Britt, Deputy Director of Public Works, Ventura County LosAnples 116739 v 2.41757.00002 000136 hh H C� H t� H OD TRACT 4928 MOORPARK COUNTRY CLUB ESTATES PHASE PLAN COMPARISON PHASE NO. APPROVED 1 Bulk Grade site "C" Street Walnut - Grimes complete Construct west course (east graded) Construct reclaimed water reservoir Construct trail system Walnut Canyon Road widening Storm water basins 2 135 residential lots 1.5MG reservoir 3 127 residential lots M:\ JLibiez \M \TollPhaseTable2.2.00.dOc TOLL REQUEST Grade "C Street Construct full street improvements on "C" from Grimes Canyon to Club House drive; half street east to Walnut Canyon Road Construct Park /Trail staging area 95 Residential lots Construct storm water detention system Install west golf course STAFF RECOMMENDATION "C" Street full. improvement Grimes Canyon Road to Club House Drive; half street to include temporary pedestrian walkway east to Walnut Canyon road Park /Trail Staging area Western golf course (18 holes) Permanent club house and support facilities Multi- purpose trail- Construct storm water system 95 residential lots 1.5 MG reservoir (domestic) Reclaimed water reservoir Develop East golf course Reclaimed water reservoir 147 residential lots 4 5 X.; 0 TRACT 4928 MOORPARK COUNTRY CLUB ESTATES PHASE PLAN COMPARISON Practice range and facilities (club house as temporary) 1.5 MG water reservoir 25 residential lots Complete Phase three development 35 residential lots 146 residential lots Complete "C: Street from Club house Drive east to Walnut Canyon road (full improvements) 1.5 MG domestic reservoir 44 residential lots 75 residential lots 24 residential lots IDevelop east golf course 26 residential lots Construct storm water system Complete "C: Street from Club house Drive east to Walnut Canyon road (full improvements) Remaining 73 residential lots at applicant's discretion (Residential lots) (residential lots) (residential lots) ,aPa„ w lzl.'. . }r vAt1Ay. C9r9w, e]e,f (ewl w -rf�f t91111,E1e1 ORlae,f W Lprwr a..]?.oelN.00 wm•`cv era. ­13 pSIR • eh9e: YgYPARS G4PCe,N ,]e}I (WfNO, -•efl 2 vlclrlly YAP Serl, I MOORPARK COUNTRY CLUD ESTATES VESTING TENTATIVE TRACT NAP NO. 1916 CRY Of NOORPARK RECORDATION PNASINO NARCN 1996 BEING A SUBDIVISION OF LOTS 10. 11, 13, 14, 17, 18 AND PORTIONS 0- LOTS 3, 6, 7, 19, AND 23 OF VALETTE TRACT AS RECCROC D :N BC�K I i 'R A918 -I PACE 41 OF NSCELL NEOUS RECORDS, RECORDS OF TNL .ITY Cr uoKrarnr,,,_ t VENTURA COUNTY, CALIFORNIA I 2 vlclrlly YAP Serl, I MOORPARK COUNTRY CLUD ESTATES VESTING TENTATIVE TRACT NAP NO. 1916 CRY Of NOORPARK RECORDATION PNASINO NARCN 1996 BEING A SUBDIVISION OF LOTS 10. 11, 13, 14, 17, 18 AND PORTIONS 0- LOTS 3, 6, 7, 19, AND 23 OF VALETTE TRACT AS RECCROC D :N BC�K I i 'R A918 -I COUNCIL APPROVED PHASING NOTE: REFER TO LARGER SIZED EXHIBIT PROVIDED SEPARATELY PACE 41 OF NSCELL NEOUS RECORDS, RECORDS OF TNL .ITY Cr uoKrarnr,,,_ VENTURA COUNTY, CALIFORNIA NOttst I. Sw SNUb No. I - 3 for edau, en W 1l 1 Enl9n, 9e1/ ceun,, etnrl uctbn,, Inlrv,trvclun, pah ,Ile, e ",,p weemenle, elc. �•��" Nowan a THE IWLWO OROUP, INC. - .. OOLU.SCER Di'-_L 'uEN-, I•.0 2.Tmcl 4926 -1 1, ncer9 I flay. Trecl, 4926 -2 INroupN 351 ROLLING (S DRIVE 2620 TOwNSC`% NOAD SUITE 2DQ SU.^E 2C'' 4926 -8 m% ncorp InclvlAUeuy er oW P} e. ;uenRe THaSANO S. CA 91361 WESTt U E V.L:ACC, G 91-142 Ee;NN,dI w unll bury -oul. SHCE7 A CF 4 COUNCIL APPROVED PHASING NOTE: REFER TO LARGER SIZED EXHIBIT PROVIDED SEPARATELY CITY OF MOORPARK MEMORANDUM TO: Honorable City Council FROM; Wayne Loftus, Director of Community Developmentla Prepared by: John Libiez, Principal Planner /Advan DATE: January 31, 2000 (For meeting 2/2/2000) SUBJECT: AMENDMENT to Staff Report and Resolution Related to Minor Modification No. 1 to Vesting Tentative Tract 4928, Conditional Use Permit 94 -1, and Residential Planned Development No. 94 -1 Related to the Moorpark Country Club Estates (Toll Brothers, Inc.) SUMMARY This memorandum summarizes changes to the previously distributed agenda report dated January 24, 2000, resolution and exhibits that City Council should consider in reaching a final conclusion on Toll Brothers' request for minor modification to the Moorpark Country Club Estates project. These changes are a result of revisions and agreements concluded in a meeting between the applicant and Community Development Staff on January 31, 2000. DISCUSSION This memo summaries only those portions of the agenda report that have changed as a result of the meeting held on January 31, 2000. A revised Resolution has also been prepared and is attached and contains revisions to conditions to insure consistency between the revisions in this memo. ACCESS AND CIRCULATION Sidewalks on Private Streets: On stamp page 000017 of the agenda report staff commented on the provision of sidewalks along the street face of private streets within the project. Toll Brothers and staff concurred on 1/31/2000, that the private street design would incorporate concrete sidewalks within the private streetscape. This will be accomplished through the street and landscape plan reviews by staff and no longer needs City Council resolution. M:\ JLibiez\ M\ MISC\ 1. 31. 2000To11MinorModstfrprtamend .doc City Council Memo February 2, 2000 Toll Brothers Minor Modification Page 2 DESIGN CHANGES /AMENITIES The previous staff report discussed the configuration of the two golf courses. It should be noted that regardless of how the final design of each course is resolved through the design review process, Resolution 98 -1508, adopted by City Council on September 2, 1998, requires that two golf courses permitted by CUP -94 -1 be delivered for play not later than May 1, 2003 (commence date). Therefore, the arrangement, sequence and timing of amenities within the project must be scheduled to that eventual date and can be accomplished through applicant and staff actions consistent with the original approvals as modified by any approval action taken in response to this modification request. No revisions are necessary and no applicant requests have been made; this is a clarification only. PHASING AND IMPROVEMENTS The discussion on phasing and improvements on stamp pages 000020 - 000023 is amended by the following discussion related to the project. The diagrams included as Exhibit 5 to the original staff report contained a detail oriented schematic of the grading program for the project showing grading limits. However, the diagrams did not adequately nor simply address the grading phasing in relationship to existing approvals or development phasing (construction of infrastructure and homes). Staff and Toll Brothers have resolved the confusion and potential conflict between grading phases and development phases. Attached to this memorandum are simplified grading and development phase maps that the applicant and staff have agreed represents the true sequence for grading and construction. Briefly, grading will be in two phases, and within each grading phase two sub -areas of grading will occur. Three development phases will occur as compared with seven outlined in the agenda report. The matrix table previously provided has been revised to reflect current agreement and understanding of Toll Brothers and Staff as of January 31, 2000. On stamp page 000021 of the agenda report, staff expressed concern related to the substitution of a Homeowners Association (HOA) for an Assessment District to maintain improvements within the "C" Street corridor. Toll Brothers has now agreed that an Assessment District may be the more appropriate approach for soft -scape (landscape) maintenance and trail maintenance on "C" City Council Memo February 2, 2000 Toll Brothers Minor Modification Page 3 Street. This change occurred in part because of a change in the equestrian trail location to "C' Street as noted later in this memo. As now proposed, the westerly golf course, westerly residential neighborhood, the equestrian staging facility and private recreational areas would occur within Development Phase Number One (D -1). "C Street would be fully improved from the westerly tract boundary to the intersection at Club House Drive and would also include Walnut Canyon Road and the first 200 feet west from Walnut Canyon Road within the tract. Half street improvements would be provided from Club House Drive to 200 feet west of Walnut Canyon Road. Full improvement of "C" Street would occur in Development Phase Number Two (D -2). The easterly golf course would be developed in Development Phase Number Three (D -3). Postponement of full street improvements of "C" Street and development of the second golf course as Development Phase Number Three (golf course in play by May 1, 2003) is requested because of the pending redesign of the easterly golf course to incorporate more natural landscaping and to reduce grading. With regard to the multi - purpose trail, Toll Brothers would prefer to exercise the option of placing the trail within the "C" Street right -of -way. This was one of the options included within the original agenda report dated January 24, 2000. This option offers the benefit of easier construction, flatter terrain for users and an opportunity to place the improvements within a "C" Street Assessment District that could address landscape, lighting, and trail maintenance. This would also obviate the need to involve adjacent owners in the trail alignment, easement and construction /maintenance issue and liability. Toll Brothers would be able to complete design and construction of the trail consistent with approved grading and development phasing for the project. The final trail design would be approved based upon General Plan standards by the Director of Community Development. Currently, the landscaped parkway on the south side of "C" Street is proposed to be 18 feet in width and includes a concrete sidewalk. Staff would recommend that the parkway be increased in width to 30 feet (General Plan criteria requires a minimum twelve (12) foot trail cross section). The original equestrian easement required by the conditions of approval for Tract 4928 was twenty (20) feet. Additionally the concrete sidewalk could be deleted allowing the multi - purpose trail (pedestrian and equestrian; no bicycles) to City Council Memo February 2, 2000 Toll Brothers Minor Modification Page 4 meander within the 30 foot easement taking advantage of any topographic features and landscape concepts. Financial responsibility for the equestrian trail maintenance within SP -2, as assigned to Morrison - Fountainwood- Agoura, was based upon a factor of $2.30 per linear foot for a ten year period, as approved by City Council. Applying the same standard to Moorpark Country Club Estates a financial responsibility for a ten year period of approximately $218,500.00 [9500 linear feet X $2.30 X 10] would be required, unless that cost were provided by an assessment /maintenance district for "C" Street. Lacking the assessment /maintenance district, the responsibility for maintenance would fall to the City at the commencement of the eleventh year. Conditions within the attached Resolution address this item. STAFF RECOMMENDATION Consider the request for Minor Modification Number 1 to the Moorpark Country Club Estates project, subject to consideration of the staff memorandum dated January 31, 2000, the original agenda report dated January 24, 2000, and the revised Resolution 2000 , attached. Attachments: 1. Resolution 2000- (revised) 2. Revised Grading and Development Phasing Matrix and Maps RESOLUTION NO. 2000- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING MINOR MODIFICATION NO.1 TO VESTING TENTATIVE TRACT 4928, RESIDENTIAL PLANNED DEVELOPMENT NO. RPD -94 -1, AND CONDITIONAL USE PERMIT NO. CUP -94 -1, AND APPROVING ADDENDUM NO. 1 TO ENVIRONMENTAL IMPACT REPORT (SCH# 9408175) RELATED TO THE MOORPARK COUNTRY CLUB ESTATES DEVELOPMENT. WHEREAS, on October 6, 1999, Toll Brothers Development, Inc. applied for Minor Modification No. 1 to Vesting Tentative Tract 4928, Residential Planned Development No. RPD -94 -1, and Conditional Use Permit No. CUP -94 -1, related to the Moorpark Country Club Estates development; and WHEREAS, the Director of Community Development referred the matter to the City Council on February 2, 2000; and WHEREAS, at its meeting of February 2, 2000, the City Council considered the application filed by Toll Brothers Development requesting approval of Minor Modification No. 1 to the Country Club Estates project; and WHEREAS, at its meeting of February 2, 2000, the City Council after review and consideration of the information contained in the agenda report dated January 24, 2000, and the memorandum dated January 31, 2000, reached a decision on this matter; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES RESOLVE AS FOLLOWS: SECTION 1. Based upon the information and findings presented in the cited agenda report and memorandum, and accompanying documents, and public testimony, the City Council finds that: a. Addendum No. 2 to the project Environmental Impact Report (SCH # 9408175) adequately addresses the changes to the Moorpark Country Club Estates project analyzed by the original environmental impact report and that the information and analysis in support of Modification No. 1 of this project does not constitute S: \Community Development \Everyone \City Council Agenda Reports \TollMinorMOd1CC1192000RESO.doc EXHIBIT 1 RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 2 new information or impacts that require preparation of a new or amended EIR and hereby directs that Addendum No. 2 be attached to the Certified EIR as a portion of the environmental record for the project. b. The Minor Modifications are consistent with the intent and provisions of the City's General Plan and of the City Zoning Ordinance; C. The Minor Modifications are compatible with the character of existing and proposed development adjacent to the project; d. The Minor Modifications would not be obnoxious or harmful, or impair the utility of neighboring properties or uses and are consistent with the intent of the original project as conditioned and approved; e. The Minor Modifications would not be detrimental to the public interest, health, safety, convenience, or welfare; and f. The proposed project would not have a substantial adverse impact on surrounding properties. g. The Minor Modifications as approved herein are consistent with the Development Agreement as interpreted through City Council Resolution 98 -1508. SECTION 2. The City Council conditionally approves Minor Modification No. 1 to Vesting Tentative Tract 4928, Residential Planned Development No. RPD -94 -1, and Conditional Use Permit No. CUP -94 -1, related to the Country Club Estates development. SECTION 3. Approval of Minor Modification No. 1 to Vesting Tentative Tract 4928, Residential Planned Development No. RPD - 94-1, and Conditional Use Permit No. CUP -94 -1, related to the Country Club Estates development is hereby approved subject to the conditions contained herein: 1. Except as modified herein, all understandings and conditions of approval, and /or mitigation measures of Resolution No. 96-1197 (Approving GPA, VTM, RPD and CUP), Resolution No. 95-1167 (Certifying EIR), and 98- 1508 (Interpreting Intent of Development Agreement) RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 3 shall apply unless modified by this resolution. Additionally, the mitigation measures incorporated within Addendum No. 2 to the certified EIR related to this Minor Modification application shall apply. 2. Except as modified herein, all requirements of approval for Vesting Tentative Tract 4928, RPD 94 -1 and CUP 94 -1 contained within, or affixed, to Ordinances 214 and 215 shall apply to this project. 3. Except as modified by the project design changes which reduce impacts for the project as contained within Minor Modification No. 1, all mitigation measures and /or statements of overriding consideration adopted under City Council Resolution 95 -1167 certifying Environmental Impact Report No. SCH- 9408175 shall apply to the project as modified. 4. Pursuant to the Development Agreement, Vesting Tentative Tract Map 4928 is permitted to record in independent phase maps. Phasing shall be limited to not more than eight individual maps consistent with all applicable ordinances and the Subdivision Map Act. 5. Phase 1 of Vesting Tentative Map 4928 shall incorporate the construction of full width improvements for "C" Street between Grimes Canyon Road and Club House Drive, including landscaping and the multi - purpose trail, as required by any approved landscape plan. A lesser standard may be approved in the interim for the remaining segments of "C" Street from Club House Drive to within 200 feet of the easterly property line. Full improvement to "C" Street, including landscaping and the multi - purpose trail, shall be required prior to the completion of Development Phase Two as indicated on Exhibit 1, attached hereto. Applicant shall provide a trail maintenance surety in the amount of $21,850.00 for each successive year for a ten year period following completion of the full multipurpose trail improvements and the trail final acceptance for maintenance purposes by the City, unless such facilities shall be incorporated within the maintenance /assessment district for "C" Street. RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 4 6. Prior to issuance of the first Zoning Clearance for construction of the first dwelling unit in any approved phase, the applicant shall pay all applicable development fees for that phase. Outstanding case processing costs shall be paid prior to the issuance of the first Zoning Clearance. 7. Prior to the issuance of the first building permit for any phase, landscape plans for that phase shall be reviewed and approved by the City's' Landscape Architect and the Director of Community Development. Where Vesting Tentative Tract condition #47 is in conflict with the City slope and landscape guidelines, the City guidelines shall take precedent. 8. Prior to the issuance of a Zoning Clearance for the first building permit for the project, applicant shall prepare and shall obtain approval of a comprehensive fence and wall plan from the Director of Community Development. 9. Prior to the issuance of a Zoning Clearance for construction of either a model home complex, or the first building permit for the project, the applicant shall obtain approval of an architectural design program for the entire project. The architectural design program shall be consistent with the City Guideline and shall include: a. All exterior building materials and colors to be used upon the structures within the project. b. Plotting diagrams that depict the setbacks for individual lots such that no two adjacent lots shall share the same setback and such that front setbacks along streets shall vary by not less than five feet between adjacent lots. C. A siting plan that identifies the model, color variation and elevation for each lot shall be incorporated. 10. Prior to the issuance of a grading permit for Grading Phase 1B, the applicant shall prepare and submit for approval a master equestrian /multi - purpose trail design. The plan shall show the dedicated alignment, improvements and equestrian crossing /safety features where trail crossings occur with RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 5 public or private streets. Each trail segment shall be constructed for the full length of the development phase in which the trail is incorporated. The equestrian staging facilities shall be constructed and shall be connected to a dedicated and improved trail within Development Phase One. The design of the trail and surfacing and fencing, etc., shall be approved by the Director of Community Development. The trail shall be accommodated within an expanded parkway providing not less than 30 feet from the back edge of curb to the right -of -way line along the south side of "C" Street. 11. For all exterior lighting, a lighting and photo- metric plan including design details and specifications prepared by an Electrical Engineer registered in the, State of California, shall be submitted and approved by the Director of Community Development prior to approval of a Zone Clearance for construction of any buildings within a phase. The lighting plan shall meet all requirements of all Lighting Ordinance criteria in effect at the time of issuance of the building permit or Zoning Clearance. 12. The westerly golf course and club house facility shall be constructed within Development Phase One as shown on Exhibit 1, attached hereto and incorporated by reference. It is the intent of this condition that one complete eighteen (18) hole golf course with permanent ancillary support facilities be available to and the public at the earliest possible time in the project development, but not later than May 1, 2003. 13. The Minor Modifications granted herein shall not grant an extension for the initiation and compliance with permit requirements previously granted by the City Council, nor shall any additional extension of time for the Vesting Tentative Map, Residential Planned Development Permit or Conditional Use Permit be construed as being accrued by this approval action. 14. Private recreation areas identified by the Minor Modification shall be subject to review and approval of the Director of Community Development and the Director of Administrative Services. Recreation RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 6 equipment shall meet the standards required by the City for public park development. The Home Owners Association shall be responsible for the long term maintenance of the private facilities. The private recreation areas shall be installed prior to the issuance of the Zoning Clearance for building permit of the fiftieth (50th) dwelling unit in each development phase served. 15. Private residential streets within the gated neighborhoods shall be provided with a concrete pedestrian walkway not less than five feet in width on one side of the street. The design of the walkway shall be approved by the Director of Community Development and shall be placed within an easement at the front of the lot. 16. The design of the gated entry for each neighborhood shall be approved by the City Engineer and Director of Community Development. Plans for the entries shall include a turn - around /escape lane between the public right -of -way of "C" Street and the entry gate area. The design shall incorporate sufficient vehicle stacking area at the entry. 17. Provision shall be made for the continuous maintenance of the properties designated for golf course development until such time as all golf course facilities are complete and an operator or other legal entity assumes the financial responsibility for such maintenance. SECTION 4. The City Clerk shall certify to the adoption of this Resolution and shall cause a certified resolution to be filed in the book of original Resolutions. PASSED AND ADOPTED this 2nd day of February, 2000. Patrick Hunter, Mayor RESOLUTION 2000 - MINOR MODIFICATION NO.1 COUNTRY CLUB ESTATES PAGE 7 ATTEST: Deborah S. Traffenstedt, City Clerk ov: Moo 1. y c cola * tAO01A 87 49Z ,> VitViiSY PLO," Ro. �,sING PH EE VFI-OP vs;- 87 49Z ,> VitViiSY PLO," Ro. �,sING PH EE VFI-OP %i M H W H H IN TRACT 4928 MOORPARK COUNTRY CLUB ESTATES GRADING /DEVELOPMENT PHASING COMPARISON ORIGINAL PHASING GRADING PHASING DEVELOPMENT APPROVED TOLL REQUEST STAFF PHASING RECOMMENDATION Bulk Grade site Grade "C" "C' Street full Street improvement "C" Street Grimes Canyon Walnut- Construct full Road to Club Grimes complete street House Drive; half improvements on street to include Construct west "C" from Grimes temporary course Canyon to Club pedestrian (east graded) House drive; walkway east to half street Walnut Canyon Construct east to Walnut road 1 G -1A D -1 reclaimed water Canyon Road reservoir Park /Trail Construct Staging area Construct trail Park /Trail system staging area Western golf course (18 holes) Walnut Canyon Road widening Multi- purpose trail Storm water basins Construct storm water system 35 residential 95 Residential 95 residential lots lots lots 2 G -1A D -1 1.5MG reservoir Construct storm 1.5 MG reservoir water detention (domestic) system Reclaimed water reservoir 27 residential Install west Develop East golf lots golf course course 3 G -1B D -1 Reclaimed waterl 47 residential reservoir lots Practice range Construct storm and facilities water system (club house as temporary) Complete "C: Street from Club 1.5MG water house Drive east reservoir to Walnut Canyon road (full improvements) 4 G-1B D -1 25 residential lots Complete phase three development Remaining 73 residential lots at applicant's discretion 35 residential 46 residential Residential lots lots lots complete Street from 5 G-2A D -2 Club House Drive east to Walnut Canton Road (full Improvement 1.5 MG water reservoir 6 G -2A D -3 44 residential lots 75 residential lots Develop east golf course Residential lots 7 G -2B D-3 24 residential lots Residential lots 8 N/A N/A 26 residential lots Note: Column 1 represents the development This table reflects the understanding 31, 2000. phasing approved and agreement under the original between Toll Brothers approvals for and the City the project. as of January MOORPARK COUNTRY CLUB ESTATES CITY OF MOORPARK VICINTY WP GRADING PHASING T "B u Fm F -w y: PHASING PLAN TRACT NO. 4928 GRADING PHASING NTRY ATES CLUB EST M,OORPARK COU OV: MOOFIPARK 11 IW VICINITY —�Fl PHASING PLAN NO 411211 TRACT N W , 0- PHASING DeVel-OpMeNT