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Home My WebLink AboutAGENDA REPORT 2001 1107 CC REG ITEM 09A ITEM - C21 ' of f 1-'l -Zoo t MOORPARK CITY COUNCILACT'i}�.:�nn��-non AGENDA REPORT -� BY: t, . To: The Honorable City Council From: John Libiez, Planning Manager Deborah S. Traffenstedt, Acting Director of Community Development �57— Date: October 31, 2001 (CC Meeting of 11/7/01) Subject: Continued Consideration of Final Environmental Impact Report (SCH-1994081075) , General Plan Amendment No. 99- 01, Zone Change No. 99-01, Residential Planned Development No. 99-02 and Vesting Tentative Tract Map No. 5187, to Develop 250 Single-family Homes on a Portion of a 350-acre Site, Located on the West Side of Walnut Canyon Road, Approximately 3, 500 feet North of Casey Road. Applicant: West Pointe Homes. (Continued with Public Hearing Open from City Council Meeting of October 17, 2001) BACKGROUND On October 3 , 2001 , the City Council opened the Public Hearing on the General Plan Amendment , Zone Change, Residential Planned Development and Vesting Tentative Tract Map, as noted above, for the proposed single-family residential project known as West Pointe at North Ranch (Assessors Parcel Numbers 500-260-025, 045, 075, 085 and 095; 500-270-90, 140, 155 and 165) . Located on the west side of Walnut Canyon Road (SR-23) , approximately 3, 500 feet north of Casey Road, this project proposes 250 single-family dwellings on a 350- acre site comprised of level to steeply, sloping land. The City Council on October 3, 2001, received the applicant ' s presentation, and brief public testimony and directed questions to staff before continuing the item to October 17, 2001 . On October 17, 2001, after receiving the applicant' s response to many of City Council' s questions and concerns (outlined in the attached October 17 meeting staff report) , the item was continued to November 7, 2001 . \\MOR PRI_SERV\City Share\Community Development\Everyone\City Council Agenda Reports\cc-110701 stf rpt.Westpointe homes continuation.d1.102501.doc The Honorable City Council Continued Consideration of Final Environmental Impact Report (SCH- 1994081075) , GPA No. 99-01, ZC No. 99-01, RPD No. 99-02 and VTT Map No. 5187, October 31, 2001 Page 2 DISCUSSION At this time, the applicant is willing to address any additional questions that the City Council may have. Staff has not provided the Council with the final approval documents (the environmental certification decision resolution including the significant impact findings and mitigation monitoring program, the project approval resolution including conditions of approval, and the zone change ordinance) . The preference would be to provide such documents when Council deliberations are completed for the Final Environmental Impact Report and project . Staff met with the applicant and the environmental consultant on October 26 to determine the final corrections to the Final Environmental Impact Report (EIR) and project graphics that are necessary to demonstrate proposed and/or required mitigation. Any changes to the EIR/mitigation measures will be provided to the Council with the final approval documents. Staff would suggest that the City Council focus on issues that require decision or further clarification, utilizing the materials previously provided to the Council . The staff report for the October 17, 2001, meeting is attached for information purposes . Also attached is a letter from Bing Yen & Associates (the City' s geotechnical consultant) , which addresses earthquake fault related questions and finds that the project is geotechnically feasible . Following City Council discussion of any outstanding issues of concern, the public hearing should be continued open to December 5 or other date as determined by the City Council, and staff should be directed to prepare the final resolutions, conditions of approval, and ordinance for consideration at the continued public hearing. STAFF RECOMMENDATIONS 1 . Accept public testimony and discuss any outstanding issues . 2 . Continue this item, Public Hearing open to December 5, 2001 , or to a date as determined by the City Council . Attachments : 1 . City Council October 17 , 2001 staff report 2 . Bing Yen & Associates Letter dated March 17, 2000 S:\Community Development\Everyone\City Council Agenda Reports\cc-110701 stf rpt.Westpointe homes continuation.d1.102501.doc MOORPARK CITY COUNCIL AGENDA REPORT To: The Honorable City Council From: Wayne Loftus, Director of Community Development Date: October 8, 2001 (CC Meeting of 10/17/01) Subject: Continued Consideration of Final Environmental Impact Report (SCH-1994081075) , General Plan Amendment No. 99- 01, Zone Change No. 99-01, Residential Planned Development No. 99-02 and Vesting Tentative Tract Map No. 5187, to Develop 250 Single-family Homes on a Portion of a 350-acre Site, Located on the West Side of Walnut Canyon Road, Approximately 3, 500 feet North of Casey Road. Assessors Parcel Numbers 500-260-025, 045, 075, 085 and 095; 500-270-90, 140, 155 and 165 . Applicant: West Pointe Homes. (continued from City Council meeting of October 3, 2001) BACKGROUND On October 3 , 2001, the City Council opened the Public Hearing on the General Plan Amendment, Zone Change, Residential Planned Development and Vesting Tentative Tract Map, as noted above, for the proposed single-family residential project known as West Pointe at North Ranch, Moorpark, CA. Located on the west side of Walnut Canyon Road (SR-23) approximately 3500 feet north of Casey Road, this project proposes 250 single-family dwellings on a 350-acre site comprised of level to steeply, sloping land. The City Council on October 3 , 2001, received the applicant ' s presentation, and brief public testimony and directed questions to staff before continuing the item to October 17, 2001 . DISCUSSION The City Council asked numerous questions on October 3, 2001, requesting a response as soon as possible, concerning the following: S:\Community Development\Everyone\City Council Agenda Reports\cc-101701 stf rpt.Westpointe homes continuation.fl.100901.doc ATTACHMENT 1 The Honorable City Council Continued Consideration of Final Environmental Impact Report (SCH- 1994081075) , GPA No. 99-01, ZC No. 99-01, RPD No. 99-02 and VTT Map No. 5187, October 17, 2001 Page 2 • Clarification of various statements relating to density, zoning and amount of open space. • Provision of an exhibit illustrating a line of site visibility of the proposed water tanks . • Provision of a concept layout of the proposed affordable housing project required as a Condition of Approval of this project . • Clarification of applicability of the Subdivision Map Act findings, relating to project fronting on or containing a public waterway, river, stream, etc . • Clarification of trails as multi-use not multi-purpose. • Clarification of name of responsible ground water management agency (Fox Canyon Ground Water Management Agency) . • Evaluate the concept landscape plan for inclusion of additional California Native Plants and remove non-native species . • Include exhibits in the Screen-Check Final Environmental Impact Report for the thrust fault and landslide area, and identify any no build zone. • Staff/Applicant to contact Ventura County Flood Control District (VCFCD) to determine detention basin landscaping and fencing standards appropriate to enhance the proposed residential project and the community. Also, determine the opportunity for recreational use of the proposed detention basin. • Incorporate a wading pool into the recreation facility plan. • Status of streams through property - blue line? Continuance of this item to October 17, 2001, was intended to give applicant and staff time to respond to the above issues and to help frame an outline for project review by the City Council . Staff has provided an outline below which may be helpful to Council in reviewing the environmental document and the project entitlement documents . Because of the length and complexity of the Environmental Impact Report (EIR) for this project, Council may find it convenient to refer to the Summary of Environmental s:\Community Development\Everyone\City Council Agenda Reports\cc-101701 stf rpt.Westpointe homes continuation.f1.100901.doc � 4� �o4 The Honorable City Council Continued Consideration of Final Environmental Impact Report (SCH- 1994081075) , GPA No. 99-01, ZC No. 99-01, RPD No. 99-02 and VTT Map No . 5187, October 17, 2001 Page 3 Impacts, Mitigation Measures, Cumulative Effects and Alternatives, beginning on Page 1 of Chapter 2 . Also, reference is made to Chapter 20 - Mitigation Monitoring Program. Following review of the environmental issues and response to any questions that may result, review of the entitlement documents would be appropriate. Project Environmental Document and Entitlement Outline: 1 . Review Environmental Impacts Summary and Mitigation Monitoring Plan. • All identified impacts have been mitigated to less than significant, including biology and botanical resources . • One (1) area of significant unmitigable adverse impact has been identified concerning the 200+ acres of Open Space which can be mitigated through designation as permanent Open Space with dedication to a public agency for management and conservation purposes . If dedicated to a public agency, findings of overriding circumstance are not required. 2 . Grading and Infrastructure • Hillside Management Ordinance consistency; east/west prominent ridgeline preserved. • Site contour graded; maximum cut of ninety (901 ) feet . • Water tank site selected and graded to minimize views of tanks . • Emergency access provided by a second access from Walnut Canyon Road and two (2) access points on the north boundary via adjacent private streets . • Primary access from "A" Street, a public street via three (3) gated entrances to two (2) neighborhood areas . • All lots connected to public sewer and water. • Homeowners Association or Maintenance District to maintain drainage facilities including National Pollution Discharge Elimination Standards (NPDES) . • Bus turnout and shelter on "A" Street . S:\Community Development\Everyone\City Council Agenda Reports\cc-101701 stf rpt.Westpointe homes continuation.f1.100901.doc ^I��TCV The Honorable City Council Continued Consideration of Final Environmental Impact Report (SCH- 1994081075) , GPA No. 99-01, ZC No. 99-01, RPD No. 99-02 and VTT Map No. 5187, October 17, 2001 Page 4 • Multi-functional trail connecting on-site staging area to trail connections in Tract 4928 (Toll Brothers) and Tract 5045 (Specific Plan No. 2 - Morrison- Fountainwood) . • Dedication of land and construction of County Flood Control Detention Basins adjacent to Walnut Canyon Road. • Improvements to Walnut Canyon Road (SR-23) along frontage and as part of the Walnut Canyon Corridor Improvement Plan. 3 . Review Entitlement Documents describing the proposed project . • Overall Concept ➢ Density Transfer - 250 dwellings on 150 acres . ➢ Community Open Space dedication of 200+ acres . ➢ Clustered Design ➢ Gated Neighborhoods - two (2) neighborhoods - three (3) gates . ➢ Private Streets - thirty-eight (38) to forty (40) foot travelway. ➢ One public street connecting Walnut Canyon Road to future North Hills Parkway and Hitch Ranch (Specific Plan No. 1) - sixty (60) feet right-of- way, forty (401 ) foot travelway. ➢ Private recreation amenities and Open Space - Recreation building with pool , tennis and multi- purpose courts, 4-acre linear park, trails, two (2) tot lots with equipment; wading pool suggested for recreation facility. • Land Use and Circulation Concept ➢ Single-family, detached dwellings - thirty-five (35%) percent single-story; twenty (20%) percent minimum of all garages to be swing-in entrance . ➢ Lot size average of 13 , 000 to 14 , 000 square feet; minimum pad size of seventy (701 ) feet wide and 110 feet deep. ➢ Cul-de-sac and loop streets . S:\Community Development\Everyone\City council Agenda Reports\cc-101701 stf rpt.westpointe homes continuation.fl.100901.doc The Honorable City Council Continued Consideration of Final Environmental Impact Report (SCH- 1994081075) , GPA No. 99-01, ZC No. 99-01, RPD No. 99-02 and VTT Map No. 5187, October 17, 2001 Page 5 ➢ Public and private Open Space . ➢ Six (6) architectural styles . The applicant of this project has worked hard to respond to the criteria outlined by the Zoning Ordinance and various policy documents, as well as to comments offered by City staff . As a result, the proposed project utilizes only approximately one-third (1/3) of the total land area for the proposed residential units with the balance in public or private Open Space. A density transfer or clustering is utilized to preserve significant topographic features including a prominent east/west ridgeline and reduced grading. Density has been increased from sixty-six (66) units previously approved, to 250 dwelling units, which is an overall density of 1 . 6 dwellings per acre (based on 150 acres) which is within the Medium Low (2 dwelling units/acre) residential land use category of the General Plan. If density is calculated on the entire site of 350 acres, utilizing the concept of a density transfer to the development envelope and retaining 200+ acres of land as dedicated public Open Space, the density is . 71 dwelling units per acre which is a Low Density (1 dwelling unit/acre) residential land use category. This project, in addition to achieving a public street connection between Walnut Canyon Road, the future Hitch Ranch Specific Plan (SP No. 1) , and the future North Hills Parkway will also improve its frontage on Walnut Canyon Road (SR-23) . Improvements will include additional paving to achieve twelve (121 ) foot travel lanes and eight (81 ) foot shoulders in each direction, curb and gutter and a twelve (121 ) foot center turn acceleration and deceleration lane. Additionally, this project will contribute to the improvements outlined in the Walnut Canyon Corridor Plan with other participants including Toll Brothers, Sun Cal and Morrison- Fountainwood. This plan will provide necessary improvements to Walnut Canyon Road from Casey Road to the northerly City boundary where their installation would not otherwise be the obligation of adjacent future development . Attached to this report are exhibits which illustrate the initial concept proposed for improvement of Walnut Canyon Road to which the above-named projects have verbally committed. West Pointe and Toll Brothers have agreed to participation as a condition of various project approvals or modifications. Agreement by Sun Cal to project S:\Community Development\Everyone\City Council Agenda Report s\cc-101701 stf rpt.Westpointe homes continuation.f1.100901.doc The Honorable City Council Continued Consideration of Final Environmental Impact Report (SCH- 1994081075) , GPA No. 99-01, ZC No. 99-01, RPD No. 99-02 and VTT Map No. 5187, October 17, 2001 Page 6 conditions, referencing these improvements, has occurred at the Planning Commission. Acceptance of written conditions by Morrison- Fountainwood or their successor, Pardee Construction Company, will be required through approval of the pending Residential Planned Development (RPD) for Specific Plan No. 2 . STAFF RECOMMENDATIONS 1 . Accept public testimony; discuss and consider all comments; 2 . Continue this item, Public Hearing open to November 7, 2001 . S:\Community Development\Everyone\City council Agenda Reports\cc-101701 stf rpt.westpointe homes continuation.f1.100901.doc at '2001 16:05 8055295416 _ CAA B&S PAGE 01 PAGE 82 i7i•O KING YEN & A!;SO CIIAT�ES,,9 p Georecrvbcar 6 EM*o^��"=_' - March 17,2000 0 BYA Project No.49.17690.0004 c�op� Mr.Dirk Lovett CITY OF MOORPARK 18 High Street Moorpark,California 93021 SUBJECT: Enl;ineering Geology and Geotechnical Engineering Retie« 3f Tentative Tract 5197, Wcstpointc Hvmcs, Walnut Canyon Road,Moorpark,CA. p,EFERENCES: l) Geolabs-Westlake Village, lnc., "Geotechnical 1:f•5p0nses to Review Letter Dated September 15, 1999, renrative Tract -,,'87. 6f alnut Carryon Road, City of Moorpark-, California,"dated Novamb-sr 22, 1999. 2) Geolabs-Westlake Village, Inc., "Supplemental Gec•rrchnical Rtport and Fault Assessment, Tentative Tract 5187, 330 ocr:s, Walnut Canyon Road. City of Moorpark California"dated May 2E, 1999. 3) Geolabs-Westlake Village, inc.. "Supplemental 110-motion fron Roy J Shlemon ct Assoc., Inc., Tentative Tract 518? 350 acres, Walnut Canyon Road. Clry of Moorpark, California"dated my 20, 1999. Dear Mr Lovett. At the City's request,we have reviewed the above referenced documents from engine-!ring geological and geotechnical engineering pt!rspectives. Reference 1 was prepared in response to 3YA's review of the project dated September 15, 1999. Based on our review of the available informaii.)n, the geotcchn. consultant has demonstrued that the project is geotechnically feasibir-The tentative ma ma herefor be approved7- The geotechnical consultant has indicated that additional -subsurface investigation, laboratory testing, and analyses will be conducted to address design issues in preperztion of a 40-scale grading plan review report. The comments presented below arc primarily design/conttruction related and should be addressed in prep.tration of the 40-state(or other appropriate scale)geotechnical report. COMMENTS: 1. The geotechnical consultant shall submit a written review of the 40-scale grading plans(or whatever scale the plans are prepared at). All geologic data, including contacts,trench and boring locations, as well as the recomrncnd!d location of canyon subdrains, buttress and stabilizar.c-n fill keyways, and other areas of landslide: removal and recornpaction with engineered fill shall be illustrated on the Plans. 2. Several folds were obse.ved in the fault trenches. The consultant noted that"other fold cores observed in our fault trenches are local features and are considered inconsequential to Ae overall geologic srrucncre. " Local flexuvs in bedding are not inconsequential to potential gross x surficial instability of proposed cut slopes cn the project site. It is these local variations in structure tliat could necessitate remedial grading measures (e.g., stabilization fills, buttress fills). Identification and delineation of local fold axes at 40-sc4lc is requested, as this will assist the evaluation of potential problem slopes- with respect to local geologic structure. -' Post-It'Fax Note 7671 Date 1 r s0. 23 10 P000eroaa Dave.suite t,Camantro.CA 92 Te From/ A ruDatdJUy e►ArG c Co./Dept. co Phone M Phone+► Fax• Fax• ATTACHMEi T L "IAL— V4 au J-�oJ Ju 7u Ay1AR 1,L0 r-"k3r- rd.3 Mr. Dirk Lovett-Ciry of Moorpark BYA Project No.49 17690 0004 Proposed Residential Develop'new-Tract 5187 Page 2 March 17,2000 3 Like the neighboring T-act 4928 to the north and nortt:east, the proposed deve'.opment is located on the Moorpark Anticline, a geological fold structure that is believed to experience active folding in response to regional tectonic forces. Numerous minor faults, and a possible southwestern extension of the Norrhet-n frea Thrust(identified by Pacific Materials Laboratory on Specific Plan 2)which are related to the fold structure, are present on the project site. The Consultant has determined that the Northern area Thrust a td associated normal faults on this site may be considerec inactive or at worst case, potentially active. However, many of the minor faults (where displacetneats were larger than the depth of the trench Fnd therefore undetermined)are south of the"south verging anticline"aad are technically in the foorwall of the Northern Area Thrust. These faults therefore appear related to a broader fold structure. 'fhe consultant recommended mitigation for potential ground deformation on Tract 492E due to "uncertainties inherent in the evaluarion". On the basis of findings on both properties, the consultax should discuss the necessity for, and applicability of ground deformation mitigation on Tract 5 18 7. We do not consider this to be a tentative map feasibility issue because we arc aware that mitigative design measures using conventional grading tczhniques could be implemented if necessary. �. Shear strength values of C=500 psf and phi=25 degrees has been used for co:r,pacted fill in slope stability,buttress design, etc. If additional testing(as recommended at the grading plan stage)reveals different shear strength values for the fill, then the slope stability analyses and the size of the proposed buttresses.recommendations,etc.,shall be revised accordingly. S. The use of an estimated Expansion Index Range of El 51-90 is acceptable for pier ning purposes only. Expansion Index tests will be required, with a minimum of one test per lot. Distribution of tests should be planned based on individual lot configuration and take into consideration depth of cut and fill. 6 The Soil Profile S2 (S factor= 1.2)provided page 6 of Reference 2 is from the 1904 UBC,and should be updated to 1997 UBC'. 7. All foundation recommendations must be updated to conform to the 1997 UBC, not 1994, as referenced in the report. S. Reinforcement recommendations for conventional slabs are inadequate. if conventional footings and slab are to be used,the project geotechnical engineer should base reinforcement rr-commendstions on a rational design methcd such as used in UBC 1997, and conform to UBC 1997 minimum slab thickness and reinforcing,requirements Use of wire mesh should not be allowed 9. The project Seoteehnical engineer's recommendation of a 12-inch minimum depth of footing - embedment may not be adequate particularly given the deep fill slopes plastered for this project and the expansive nature of tits soil. The project engineer should revise the minimum embedment depth. 10 The recommended equivalent fluid pressure (EFP) for the retaining wall may n,x be adequate given the nature of the soils on site. Please check the EFP values for retaining walls. 11. The log of Boring B-7 describes a dip of 3ON-w at 20 feet, instead of 30SE as shown on the geology map. Also,test pit orien.ations as noted on the test pit logs do not conforin to orientations shown on the geologic map. For example TP•3 is noted on the log as NSOW but shown on the geologic map as NNE. Also, no trends %ere noted on the logs for TP-6 and TP-7. Please check and correct this discrepancy. eft `C, it/C11/z Uri I lb: C17 bCJ77L7741b LAA b&b PAGE 03 -- --- ._ _-- �O'Ju 5vA/:4MCR:LLG Pc-GE B4 Mr. Dirk Lovett-City of Moorpark RYA Project No,39 17690.0004 Proposed Residential'Develop neat-Tract 5197 Page 3 Much 17,2000 12. Following completion cf grading,the project geotechnical consultant will be regcimd to submit an as- graded compaction report. The report should includa the results of all density testing, as well as a map depicting the limit: of grading, locations of all density tests and in-grading�=,pansion index tests, removal area locations and bottom elevations, and geologic conditions exp,)sed during grading. Additionally,a separate geologic map indicating geologic conditions exposed daring grading shall be submitted. 13. Tbc geotechnical consu tent should provide recommendations for treatment of A-At trench backfill in areas where it will not be removed by grading. This review has been condu:tcd as part of the City of Moorpark planning and permit process. If you have any questions regarding this review,please contact our office. Sincerely, BrNG YEN&ASSOCIATI<S,1NC. Michael B.Phipps Banwari Bishnoi Engineering Geology Revic,yer Gcotechnical Engineering Reviewer CEG 1832, exp 7/31/00 Gb 148,exp. 12131/01